CP-FBC: Columbia Pike Form Based Code Overlay Regulations
The CP-FBC (Columbia Pike Form Based Code District) in Arlington County allows properties within specific residential, commercial, and public districts to opt into a form-based regulatory framework, provided that any proposed redevelopment involves an increase in total developed space of at least 50 percent. Once a property owner elects to use this optional tool, the CP-FBC standards override the underlying base zoning district's regulations regarding building form, height, and permitted uses, while properties not redeveloped under the code remain governed by their original base district rules [§11.1.2, §11.1.4].
Applicability and Redevelopment Thresholds
The Arlington County Zoning Ordinance establishes the CP-FBC as an optional zoning tool for properties located within the Columbia Pike Special Revitalization District. To be eligible for these modified standards, a property must be in one of the following base districts:
- Public/Special Districts: S-3A
- Residential Apartment Districts: RA8-18, RA14-26, RA7-16, RA6-15
- Commercial/Mixed-Use Districts: C-1, C-2, C-3, C-O, C-O-1.0 [§11.1.2]
The modification of standards is triggered by redevelopment. For a project to qualify for administrative approval under CP-FBC, the redevelopment must involve an increase in the total developed space of at least 50 percent. Furthermore, any site greater than 40,000 square feet in area requires a special exception use permit rather than administrative approval [§11.1.4].
Modification of Permitted Uses
Redevelopment under the CP-FBC significantly alters the allowable uses compared to the base districts. The following table highlights the primary use classifications within the CP-FBC district:
CP-FBC Principal Use Table
| Use Category | Specific Use Type | Permitted (P) / Use Permit (U) |
|---|---|---|
| Household Living | One-family detached, Multiple-family, Townhouses | P |
| Group Living | Assisted living, Group homes, Dormitories, Nursing homes | U |
| Public/Civic | Community centers, Libraries, Museums, Recreation centers | P or U |
| Day Care | Child care centers, All other day care | U |
| Retail/Commercial | Artisan beverage, Restaurants, Shared commercial kitchen | P |
| Retail/Commercial | Membership clubs, Theaters, Open-air markets | P or U |
| Office | Professional offices, Medical clinics, Financial services | P |
| Vehicle Services | Vehicle sales/rental, Vehicle service establishment | P or U |
[Source: §11.1.5]
Specific Use and Site Standard Modifications
Arlington County applies specific use standards to the CP-FBC that may differ from general requirements found in base districts.
Drive-Through and Service Facilities
CP-FBC modifications place strict limits on car-oriented features to prioritize the pedestrian environment of the Columbia Pike corridor:
- Drive-through facilities: These are limited to a maximum of two lanes. Crucially, drive-through access is prohibited from any "Main Street" frontage [§12.9.7].
- Vehicle Service Establishments: In Arlington County's CP-FBC, gasoline pumps must be erected at least 10 feet behind the building restriction line [§12.5.28.A].
- Vehicle Sales/Rental: In the CP-FBC district, display areas are restricted to a maximum of 300 linear feet along Main Street or Avenue frontages. These uses are explicitly prohibited on Neighborhood and Local Sites within the overlay [§12.5.29.A.2].
Commercial and Industrial Standards
- Artisan beverage/workshop: All production activities must be conducted entirely within a completely enclosed building. Outdoor storage of production materials is prohibited. Off-site distribution is allowed, provided all loading occurs on-site [§12.5.31, §12.5.32].
- Indoor Recreation: Within the CP-FBC district, these uses must be conducted entirely within a completely enclosed building on the second level (above grade) or below [§12.5.19].
Signage Standards in CP-FBC
The CP-FBC modifies signage requirements to align with its architectural goals. While many standards refer to Article 13's general provisions for commercial districts, CP-FBC includes specific limitations:
- Blade Signs: These may be applied to fabric or flexible materials if firmly affixed. They generally require a permit and are limited to a maximum projection of 42 inches [§13.6.4, §13.7.4].
- Aggregate Sign Area: The total allowed sign area is determined by the specific criteria in the Form Based Code (found in Appendix A of the Zoning Ordinance) rather than the standard formulas of the base districts [§13.19.1.A].
Sections Cited
- Section 11.1: CP-FBC, Columbia Pike Form Based Code District
- Section 11.1.2: Applicability
- Section 11.1.4: Uses
- Section 11.1.5: Columbia Pike Form Based Code district principal use table
- Section 12.5.19: Recreation uses, indoor
- Section 12.5.28: Vehicle service establishments
- Section 12.5.29: Vehicle sales, rental and leasing facilities
- Section 12.5.31: Artisan beverage
- Section 12.5.32: Artisan workshop
- Section 12.9.7: Drive-through facilities
- Section 13.6.4: Blade signs
- Section 13.7.4: Blade signs
- Section 13.19.1: Measurements (Aggregate sign area)