CPN-FBC: Columbia Pike Neighborhoods Form Based Code Use and Eligibility Guide
The CPN-FBC (Columbia Pike Neighborhoods Form Based Code) is a special purpose zoning district in Arlington County that serves as an optional development tool for specific residential and commercial properties along the Columbia Pike corridor. Use permissions for the CPN-FBC are strictly regulated based on the vertical location within a building (story level) through the "Building Use Table" found in Appendix B, which classifies allowed activities into Ground Story Commerce, Upper Story Commerce, or flexible combinations of both [§11.2.2, §7.7.2.B].
Overview of the CPN-FBC Designation
The Columbia Pike Neighborhoods Form Based Code is intended to implement the goals of the Columbia Pike Neighborhoods Area Plan. In Arlington County, this district focuses on fostering a healthy, diverse community, stabilizing residential neighborhoods, and promoting the preservation of affordable housing and tree canopy [§11.2.1].
The CPN-FBC is an optional zoning tool. Arlington County property owners within the designated Special Revitalization District may choose to retain their existing zoning rights or select the CPN-FBC through a formal application to access additional density and development benefits [§11.2.2.B].
Eligibility for CPN-FBC Transition
Properties in Arlington County are eligible for the CPN-FBC designation only if they are currently zoned within specific residential or commercial districts and are located entirely within the Columbia Pike Neighborhoods Special Revitalization District [§11.2.2.A].
Eligible Underlying Zoning Districts
The following table identifies the Arlington County districts that may transition to the CPN-FBC:
| Category | Qualifying Arlington County Districts |
|---|---|
| Residential (R) Districts | R-6, R-5, R2-7, R15-30T |
| Multiple-Family (RA) Districts | RA14-26, RA8-18, RA7-16, RA6-15 |
| Commercial (C) Districts | C-1, C-O |
Allowed Use Classifications
Arlington County specifies that once a property is developed under the CPN-FBC, use permissions are governed by Appendix B of the Zoning Ordinance. The code organizes these uses into three primary functional tables based on building placement [§7.7.2.B, §11.2.2.A].
Ground Story Commerce
These uses are typically required or permitted at the street level to promote pedestrian activity and a vibrant "main street" character. They generally include retail, personal service, and restaurant-oriented establishments [§11.2.1, §7.7.2.B].
Upper Story Commerce
These uses are reserved for the floors above the ground level. In the CPN-FBC, this often includes residential units or professional office spaces that do not require high-visibility street frontage [§7.7.2.B].
Upper Story and Ground Story Commerce
This flexible classification allows specific uses to occupy any level of the building, providing adaptability for mixed-use developments within the CPN-FBC [§7.7.2.B].
Prohibited and Restricted Uses
While the CPN-FBC is a flexible, form-based designation, Arlington County explicitly prohibits or restricts certain development types within its boundaries.
Exclusion of Expanded Housing Option (EHO) Development
Properties located entirely or partially within the CPN-FBC (as part of a planning district identified on the General Land Use Plan Map) are strictly ineligible for "Expanded Housing Option" (EHO) developments, such as duplexes or small multi-family units that would otherwise be allowed in standard residential districts [§10.4.2.A].
Uses Not Listed
Any use not specifically identified in the Neighborhoods Form Based Code (Appendix B) Building Use Table is considered prohibited. However, the Zoning Administrator has the authority to make a "similar use interpretation" if a proposed use matches the characteristics of an allowed category [§12.2.2.A].
Non-Redeveloped Properties
Properties within the Columbia Pike Neighborhoods Special Revitalization District that have not been redeveloped using the CPN-FBC must continue to adhere to the use limitations of their underlying original zoning district [§11.1.4.A.1].
Sections Cited
- §7.7.2.B – Columbia Pike Neighborhoods Special Revitalization District
- §10.4.2.A – Expanded Housing Option Development Applicability
- §11.2.1 – CPN-FBC Purpose
- §11.2.2 – CPN-FBC Applicability
- §11.2.3 – CPN-FBC Form Based Code Adoption
- §12.2.1 – Use Categories General
- §12.2.2 – Similar Use Interpretations