CPN-FBC: Columbia Pike Neighborhoods Form Based Code District Guide
The CPN-FBC is an optional, incentive-based zoning tool in Arlington County designed to revitalize the Columbia Pike corridor by allowing additional density and development benefits in exchange for affordable housing and sustainable design. This district prioritizes physical form and urban design over strict use separation to create a transit-oriented, pedestrian-friendly environment that preserves the historic character and tree canopy of Arlington County neighborhoods.
Purpose of the CPN-FBC District
The primary intent of the Columbia Pike Neighborhoods Form Based Code (CPN-FBC) is to implement the goals of the Columbia Pike Neighborhoods Area Plan. According to the Arlington County Zoning Ordinance, the specific purposes of the CPN-FBC include:
- Community and Housing: Fostering a healthy, diverse community with a high quality of life while promoting the creation and preservation of affordable housing and expanded housing options [§11.2.1.A].
- Neighborhood Stabilization: Stabilizing and strengthening residential neighborhoods and mixed-use commercial centers [§11.2.1.A].
- Infrastructure and Environment: Creating a pedestrian-friendly and multi-modal corridor, preserving neighborhood character, historic buildings, and the tree canopy, and incorporating sustainable building design [§11.2.1.A].
- Design Focus: Implementing the vision of the Columbia Pike Neighborhoods Area Plan by focusing on density, diversity of uses, and especially physical form, which is considered vital for defining neighborhood character [§11.2.1.B].
General Character and Applicability
The CPN-FBC functions as a special purpose district in Arlington County [§1.7.2]. It is an "optional" zoning tool, meaning property owners within the designated Special Revitalization District may choose to retain their existing zoning rights or opt into the CPN-FBC to access additional density and benefits [§11.2.2.B].
To be eligible for the CPN-FBC, a property must be located within the Columbia Pike Neighborhoods Special Revitalization District as designated on the General Land Use Plan and have one of the following underlying zoning designations:
CPN-FBC Eligibility Table
| Underlying Zoning Category | General District Type |
|---|---|
| R-5, R-6 | Residential (One-Family) |
| R2-7 | Residential (Two-Family and Townhouse) |
| R15-30T | Residential (Townhouse) |
| RA6-15, RA7-16, RA8-18, RA14-26 | Residential Apartment (Multi-Family) |
| C-1 | Commercial (Local Commercial) |
| C-O | Commercial (Mixed Use) |
[Reference: §11.2.2.A]
Permitted Land Uses
Once an application for development under the CPN-FBC is filed and approved by Arlington County, the property is governed by the regulations set forth in Appendix B of the Zoning Ordinance [§11.2.2.A].
General use categories facilitated by the CPN-FBC include:
Residential Uses
The district is intended to stabilize residential neighborhoods while expanding housing options through various multi-family and townhouse configurations [§11.2.1.A].
Commercial and Mixed-Use
For properties previously zoned as C-1 (Local Commercial), the CPN-FBC allows for specific types of commercial activity organized by floor level:
- Ground Story Commerce
- Upper Story Commerce
- Combined Upper Story and Ground Story Commerce
[Reference: §7.7.2.B]
Development Requirements and Incentives
Arlington County requires developers who seek the additional density available under the CPN-FBC to provide specific features and amenities. These may include:
- Design Elements: Adherence to strict physical form standards to ensure compatibility with the surrounding Arlington County neighborhood [§11.2.2.B].
- Affordable Housing: Projects must contribute to the preservation or creation of affordable housing units [§11.2.1.A].
- Sustainability: Development must incorporate sustainable building practices [§11.2.1.A].
Sections Cited
- §1.7.2 Overlay and Special Purpose Districts
- §7.7.2.B Local Commercial District Uses
- §11.2 CPN-FBC, Columbia Pike Neighborhoods Form Based Code District
- §11.2.1 Purpose
- §11.2.2 Applicability