CP-FBC: Columbia Pike Form Based Code District in Arlington County
The CP-FBC: Columbia Pike Form Based Code district in Arlington County focuses on creating a transit-oriented, mixed-use environment through a physical-form-based regulatory approach. Permitted uses are generally allowed by-right provided the redevelopment increases the total developed space by at least 50% and adheres to the specific architectural requirements of the Arlington County Form Based Code. On development sites exceeding 40,000 square feet, uses that are normally permitted by-right instead require a special exception use permit.
Purpose of the CP-FBC District
The primary intent of the CP-FBC district is to implement the goals of the Columbia Pike Initiative Plan. Arlington County established this district to foster a "vital main street" for adjacent neighborhoods by encouraging a lively mix of land uses. Key objectives of the CP-FBC include:
- Mixed-Use Environment: Promoting a blend of ground-level shopfronts and sidewalk cafes with upper-story residential and office spaces [§11.1.1.A].
- Transit and Pedestrian Orientation: Creating a development pattern that supports walking, bicycling, and transit use, based on density and diversity of uses [§11.1.1.B].
- Emphasis on Physical Form: Prioritizing the design and physical appearance of buildings to define and enhance neighborhood character, rather than focusing solely on the separation of uses [§11.1.1.C].
General Character
The CP-FBC district is characterized by an urban, walkable corridor. Development in this district is governed by the requirements found in the Arlington County Form Based Code (Appendix A of the Zoning Ordinance) [§11.1.3].
The character is defined by its "Main Street" feel, featuring canopy shade trees and continuous building frontages. Unlike traditional zoning, which emphasizes what happens inside a building, the CP-FBC prioritizes the building's relationship to the street and the public realm [§11.1.1.C].
Permitted Land Uses
In the CP-FBC district, land uses are classified as permitted by-right (P), requiring a use permit (U), or not permitted (blank).
Principal Use Table for CP-FBC
The following table outlines the status of various principal uses within the CP-FBC district in Arlington County [§11.1.5]:
| Use Category | Specific Use Type | CP-FBC Status |
|---|---|---|
| Residential | One-family detached, Multi-family, Townhouses | P |
| Group Living | Assisted living, Group homes, Dormitories, Nursing homes | U |
| Public/Civic | Colleges and universities | U |
| Community Service | Community centers, Libraries, Recreation centers | P / U |
| Governmental | Fire and police stations | P |
| Hospital | Hospitals | P / U |
| Religious | Churches, mosques, synagogues, and temples | P |
| Education | Schools (Elementary, Middle, High) | U |
| Commercial | Artisan beverage, Restaurants, Retail sales, Office | P |
| Commercial | Kiosks, Open-air markets | U |
| Automotive | Vehicle sales, rental, or leasing; Vehicle service | P / U |
Accessory and Temporary Uses
The Arlington County CP-FBC district also allows for specific accessory uses that support the primary functions of the site [§11.1.6]:
| Accessory Use Type | CP-FBC Status | Technical Standard |
|---|---|---|
| Commercial Vehicle Parking | P | Subject to §12.9.4 |
| Crematoriums | U | Subject to §12.9.6 |
| Drive-through facilities | U | Max 2 lanes; no Main St. access [§12.9.7] |
| Outdoor café (Private Property) | P | Subject to §12.9.15 |
| Outdoor café (Public Sidewalk) | U | Subject to §12.9.15 |
| Family day care homes | P | Subject to §12.9.9 |
Specific Use and Limitation Standards
Arlington County imposes additional standards on specific uses within the CP-FBC district to maintain the desired corridor character:
- Artisan Beverage and Workshop: These uses are limited to a maximum gross floor area of 20,000 square feet. All production activities must be conducted entirely within a completely enclosed building. For artisan beverage uses, at least 5% of the floor area must be dedicated to retail sales or on-site consumption unless there is no direct pedestrian access to the street [§12.5.31, §12.5.32].
- Drive-Through Facilities: In the CP-FBC, these facilities are restricted to no more than two lanes, and access is prohibited from any Main Street frontage [§12.9.7.A].
- Steam Exhausts: For cleaning and laundering establishments, all steam exhausts must be fully contained within the building structure [§11.1.7.B].
- Manufacturing Limitations: Except for artisan-scale production, no manufacturing or processing is allowed unless it is clearly incidental to a retail business on the same premises [§11.1.7.A].
Sections Cited
- §11.1.1 Purpose (CP-FBC)
- §11.1.2 Applicability (CP-FBC)
- §11.1.3 Form Based Code
- §11.1.4 Uses (CP-FBC)
- §11.1.5 Principal Use Table (CP-FBC)
- §11.1.6 Accessory Use Table (CP-FBC)
- §11.1.7 Use Limitations (CP-FBC)
- §12.5.31 Artisan beverage
- §12.5.32 Artisan workshop
- §12.9.7 Drive-through facilities
- §12.9.15 Outdoor cafés