Arlington County CPN-FBC District Placement and Setback Standards
Placement and setback requirements for the CPN-FBC: Columbia Pike Neighborhoods Form Based Code district in Arlington County are primarily governed by the physical form and design standards found in Appendix B of the Zoning Ordinance. In this district, traditional numerical setbacks are replaced by "Build-to lines" and specific form-based regulations intended to define neighborhood character and prioritize pedestrian-oriented development [§11.2.1.B, §11.2.3]. For property owners who do not elect to use the Form Based Code, the development retains the standard setback and yard requirements of the underlying zoning district, such as R-5 or R-6 [§11.2.2.B].
Governing Regulatory Framework for CPN-FBC
The CPN-FBC: Columbia Pike Neighborhoods Form Based Code is an optional zoning tool in Arlington County. Because it is a Form Based Code (FBC), building placement is dictated by the desired physical outcome of the streetscape rather than simple minimum distances from property lines.
| Regulatory Aspect | CPN-FBC Requirement | Standard Ordinance Equivalent |
|---|---|---|
| Primary Authority | Appendix B (Neighborhoods Form Based Code) | Article 3 (Density and Dimensional Standards) |
| Placement Method | Build-to Lines (defining the block face) | Setbacks (minimum distance from lines) |
| Primary Focus | Physical Form and Neighborhood Character | Bulk, Coverage, and Placement |
| Applicability | Optional (Owner must file application) | Mandatory (Underlying District) |
Build-to Lines and Placement
In the CPN-FBC district of Arlington County, building placement is typically established through a Build-to line. As defined by the Arlington County Zoning Ordinance, a build-to line is established along a street frontage, extending the full width of the lot, to define the block face and establish exactly where the building must be placed [§3.1.2].
For properties within the CPN-FBC district that have not been redeveloped using the Form Based Code, all use limitations and dimensional standards of the underlying zoning district apply [§11.2.2.A].
Underlying District Standards (Default Requirements)
Properties eligible for the CPN-FBC district in Arlington County include those originally zoned R-5, R-6, R2-7, R15-30T, RA14-26, RA8-18, RA7-16, RA6-15, C-1, or C-O [§11.2.2.A]. If the owner does not utilize the optional CPN-FBC standards in Appendix B, the following default setbacks generally apply to the residential structures:
| Placement Type | Default Underlying Residential Requirement | Ordinance Section |
|---|---|---|
| Front Setback | The larger of 50 feet from the street centerline or 25 feet from the street right-of-way line. | [§3.2.6.A.1(d)] |
| Side Yard | 10 feet (standard), with an additional foot for every 2 1/2 feet of building height above 25 feet. | [§3.2.6.A.2(e)] |
| Rear Yard | 25 feet (standard) for interior lots. | [§3.2.6.A.2(e)] |
Specific Use and Design Requirements
The Arlington County Board uses the CPN-FBC district to implement the Columbia Pike Neighborhoods Area Plan. Key objectives that influence building placement and setbacks include:
- Preserving neighborhood character and historic buildings [§11.2.1.A.5].
- Creating a pedestrian-friendly and multi-modal corridor [§11.2.1.A.4].
- Enhancing urban design and architecture through strict physical form requirements [§11.2.1.A.6].
Sections Cited
- §3.1.2 Build-to line
- §3.2.6.A Setbacks (required yards)
- §11.2 CPN-FBC, Columbia Pike Neighborhoods Form Based Code District
- §11.2.1 Purpose
- §11.2.2 Applicability
- §11.2.3 Form Based Code
- §18.2 General Terms Defined (Build-to line)