Arlington County CP-FBC: Columbia Pike Form Based Code District
The CP-FBC (Columbia Pike Form Based Code) overlay district in Arlington County, Virginia, is a special purpose zoning tool designed to transform Columbia Pike into a vital, transit-oriented main street through a lively mix of residential and commercial uses. It emphasizes physical form and design to create a pedestrian-friendly corridor, allowing for administrative approval of projects that increase total developed space by at least 50% while adhering to the specific design standards established in the County's Form Based Code [Section 11.1.1, Section 11.1.4].
Purpose and Applicability
The Arlington County Board established the CP-FBC district to implement the Columbia Pike Initiative Plan. The district focuses on three primary factors: density, diversity of uses, and design, with the greatest emphasis placed on physical form to define neighborhood character [Section 11.1.1].
Eligible Underlying Districts
Arlington County properties are eligible to develop under the CP-FBC requirements if they are located within the Columbia Pike Special Revitalization District and carry any of the following underlying zoning designations:
- Residential: S-3A, RA8-18, RA14-26, RA7-16, RA6-15.
- Commercial/Mixed Use: C-1, C-2, C-3, C-O, C-O-1.0 [Section 11.1.2].
Permitted and Special Exception Uses
Uses in the CP-FBC district are categorized as either permitted by-right (P) or requiring a special exception use permit (U). By-right uses may be approved administratively in Arlington County, provided the redevelopment project involves an increase in total developed space of at least 50% and conforms to the Form Based Code [Section 11.1.4.A.1].
| Use Category | Specific Use Type | Permission Level |
|---|---|---|
| Household Living | One-family detached, Multiple-family, Townhouses | P |
| Group Living | Assisted living, Group homes, Dormitories, Nursing homes | U |
| Public/Civic | Colleges and universities | U |
| Community Service | Community centers, Museums/Art galleries | P or U |
| Day Care | Child care centers, All other day care uses | U |
| Retail/Commercial | Artisan beverage, Restaurants, Offices, Financial services | P |
| Entertainment | Membership clubs, Lodges, Theaters, Auditoriums | P or U |
| Industrial | Sign making shops, Plumbing or sheet metal shops | P |
Note: Any site in the CP-FBC district with an area greater than 40,000 square feet requires a special exception use permit regardless of the proposed use [Section 11.1.4.A.1].
Use Limitations and Standards
Arlington County imposes specific operational requirements on several uses within the CP-FBC overlay to protect the character of the Columbia Pike corridor.
Commercial and Artisan Activities
- Artisan Beverage/Workshop: All production activities must be conducted entirely within a completely enclosed building. Arlington County prohibits any outdoor storage of production materials for these uses [Section 11.1.7.A].
- Retail Sales: For artisan beverage and workshop uses, a minimum of 5% of the floor area must be dedicated to retail sales or on-site consumption, unless the space lacks direct pedestrian access to the street [Section 12.5.31, Section 12.5.32].
- Laundering/Cleaning: Steam exhausts for any cleaning or laundering establishment must be fully contained within the building structure [Section 11.1.7.B].
Site-Specific Development Standards
Arlington County mandates the following standards for specialized facilities and equipment:
| Feature | Requirement |
|---|---|
| Drive-Throughs | Limited to two lanes; access is prohibited from Main Street frontage [Section 12.9.7]. |
| Indoor Recreation | Must be conducted in a completely enclosed building on the second level (above grade) or below [Section 12.5.19]. |
| Vehicle Sales/Rental | Indoor/outdoor display areas cannot exceed 300 linear feet along Main Street or Avenue frontage. Prohibited on "Neighborhood" and "Local" sites [Section 12.5.29]. |
| Shared Kitchens | Permitted by-right; must include at least 5% of floor area for retail, dining, or incubator education [Section 12.5.34]. |
Accessory Use Requirements
Accessory uses in the CP-FBC district must be clearly incidental and subordinate to the principal use and located on the same lot [Section 12.9.1].
| Accessory Use Type | Standards / Permissions |
|---|---|
| Commercial Vehicle Parking | Permitted (P) subject to weight and location limits [Section 11.1.6]. |
| Family Day Care Homes | Permitted (P) for up to 12 children; requires on-site escorting [Section 12.9.9]. |
| Outdoor Cafes | Permitted on private property (P) or via use permit (U) on public sidewalks [Section 12.9.15]. |
| Home Occupations | Permitted (P) provided they are subordinate to the dwelling use [Section 12.9.11]. |
| Swimming Pools (Private) | Permitted (P); lighting must be hooded to confine rays to the property [Section 12.9.17]. |
Sections Cited
- Article 11. Overlay and Form Based Code Districts
- Section 11.1. CP-FBC, Columbia Pike Form Based Code District
- Section 11.1.1. Purpose
- Section 11.1.2. Applicability
- Section 11.1.4. Uses
- Section 11.1.6. Accessory Use Table
- Section 11.1.7. Use Limitations
- Section 12.5.19. Recreation uses, indoor
- Section 12.5.29. Vehicle sales, rental and leasing facilities
- Section 12.5.31. Artisan beverage
- Section 12.5.32. Artisan workshop
- Section 12.5.34. Shared Commercial Kitchens
- Section 12.9.1. General Accessory Use Standards
- Section 12.9.7. Drive-through facilities
- Section 12.9.9. Family day care homes
- Section 12.9.11. Home occupation
- Section 12.9.15. Outdoor cafés
- Section 12.9.17. Swimming pools, private
- Section 15.4. Use Permits