The FH: Flex Hybrid District in the City of Arlington
The FH: Flex Hybrid district in the City of Arlington is a specialized zoning classification intended for clean business operations such as research and development, e-commerce, and small-scale manufacturing. The district permits a maximum residential density of 36 dwelling units per acre and requires high-quality "Class A" architectural standards to ensure compatibility with adjacent retail and office developments. A defining characteristic of the FH: Flex Hybrid district is the strict prohibition of outside storage to protect the aesthetic and environmental integrity of the City of Arlington’s business corridors [Section 2.3.14].
Purpose and Intent
The City of Arlington established the FH: Flex Hybrid district to accommodate modern, low-impact business uses that do not generate the noise, odors, or heavy traffic typically associated with traditional industrial zones. The City of Arlington intends for building interiors in this district to be highly adaptable, allowing for easy conversion between office, showroom, and small-scale production spaces as market demands shift [Section 2.3.14].
Key objectives for the FH: Flex Hybrid district include:
- Supporting the growth of e-commerce and scientific technology sectors.
- Enforcing architectural standards reflective of high-end ("Class A") office and retail environments.
- Promoting environmental stewardship through unifying landscape elements [Section 2.3.14].
Permitted Land Uses
The City of Arlington UDC allows a variety of residential, commercial, and industrial uses within the FH: Flex Hybrid district, though many are subject to supplemental standards to maintain the district's clean character.
Residential and Mixed-Use
- Multi-family Dwellings: Permitted, subject to supplemental standards [Table 3.1-2].
- Live/Work Dwellings: Permitted, subject to supplemental standards [Table 3.1-2].
- Mixed-Use Development: Permitted, subject to supplemental standards [Table 3.1-2].
Commercial and Personal Services
- Office Uses: Professional, business, and medical offices are generally permitted [Table 3.1-2].
- Financial Institutions: Banks and financial services are permitted; however, alternative financial institutions require a Specific Use Permit (SUP) [Table 3.1-2].
- Lodging: Luxury, Upper Upscale, and Upscale hotels are permitted with supplemental standards [Table 3.1-2].
- Animal Services: Veterinary clinics and commercial kennels are permitted with specific restrictions on outdoor runs and noise [Section 3.2.3.A].
Industrial and Service Uses
- Small-Scale Manufacturing and Assembly: Permitted by right, provided operations are contained wholly within a structure [Section 12.3.4.B.5].
- Custom and Craft Work: Permitted, but external dust collection systems are prohibited [Section 3.2.4.B.1].
- Flex, Office, or Commerce: A primary use type for this district that must follow specific "flex space" design requirements [Section 3.2.4.A.2].
- Food Processing: Permitted, but limited to no more than 5,000 square feet of gross floor area per tenant [Section 3.2.4.A.3].
Technical and Dimensional Standards
The City of Arlington regulates the physical development of the FH: Flex Hybrid district through the following density and setback requirements:
| Standard | Requirement |
|---|---|
| Maximum Residential Density | 36 dwelling units per acre |
| Minimum Lot Area | N/A |
| Freeway or Frontage Road Setback | 20 feet |
| All Other Street Setbacks | 10 feet |
| Interior Side and/or Rear Setback | 0 feet |
| Setback Adjacent to Single-Family | 25 feet |
| Building Height (General) | N/A (See Special Height Limitations) |
| Maximum Lot Coverage | N/A |
Special Height and Setback Limitations
While general height is not capped by a specific number in the district summary table, the City of Arlington applies "Special Height Limitations" for non-residential buildings. A building’s height may not exceed 45 feet within the first 75 feet of a shared property line with an existing single-family residential use. Beyond that, the height may increase at a ratio of one foot of height for every one foot of additional distance from the residential property line [Section 4.1.6.E]. Additionally, a 30-foot setback is required for any development located adjacent to a residential use or vacant property zoned for residential [Section 3.2.4.A.2.e].
General Character and Design Requirements
The City of Arlington mandates specific architectural and operational features for the FH: Flex Hybrid district to ensure it functions as a high-quality "hybrid" zone.
Architectural Standards
Buildings in the FH: Flex Hybrid district must feature primary unit entrances that are treated as signature architectural elements, utilizing features like pediments, columns, or porticos [Section 3.2.4.A.2]. The City of Arlington prefers masonry materials for front facades and requires that at least 25 percent of all walls facing a public street contain windows or doorways [Section 3.2.4.A.2].
Operational Restrictions
- Outside Storage: No outside storage of materials or equipment is permitted in the FH: Flex Hybrid district [Section 3.2.4.A.2.f].
- Loading and Service Bays: These areas are prohibited from facing a public street and must be located at the side or rear of the development. If they face a residential district, they must be screened to a "Level 3" standard [Section 3.2.4.A.2.c, Section 5.3.1.H].
- Parking Placement: No more than one double-loaded parking aisle is permitted in the front of a development facing the public right-of-way [Section 3.2.4.A.2.d].
Sections Cited
- Section 2.3.14: Flex Hybrid | FH
- Table 3.1-2: Allowed Uses – Non-residential and Mixed-Use Districts
- Section 3.2.3.A: Animal-Related Services
- Section 3.2.4.A.2: Flex, Office or Commerce
- Section 3.2.4.A.3: Food Processing
- Section 3.2.4.B.1: Custom and Craft Work
- Section 4.1.6.E: Special Height Limitations in Non-Residential Zoning Districts
- Section 5.3.1.H: Special Screening Requirements in Certain Zoning Districts
- Section 12.3.4.B.5: Manufacturing and Assembly, Small-Scale