Modification of Base District Standards by the Columbia Pike Neighborhoods Form Based Code (CPN-FBC)
The CPN-FBC: Columbia Pike Neighborhoods Form Based Code serves as an optional overlay in Arlington County that allows property owners in specific residential and commercial districts to bypass base standards in favor of increased density and height. To utilize these modifications, Arlington County property owners must commit to providing specific community benefits, including affordable housing and sustainable building designs, as outlined in the Neighborhoods Form Based Code [Section 11.2.2].
Purpose of the CPN-FBC Overlay
The Arlington County Board established the CPN-FBC to implement the Columbia Pike Neighborhoods Area Plan. The primary objective is to transition from traditional Euclidean zoning, which focuses strictly on use, to a form-based system that emphasizes physical design and neighborhood character [Section 11.2.1]. Key goals include:
- Stabilizing and strengthening residential neighborhoods and mixed-use centers.
- Promoting the creation and preservation of affordable housing.
- Creating a pedestrian-friendly, multi-modal corridor.
- Preserving historic buildings and the existing tree canopy [Section 11.2.1].
Applicability and Eligible Base Districts
The CPN-FBC overlay is not applied county-wide; it is restricted to properties located within the Columbia Pike Neighborhoods Special Revitalization District as designated on the Arlington County General Land Use Plan [Section 11.2.2].
| Eligible Base Zoning Districts | Use Category |
|---|---|
| R-5, R-6, R2-7, R15-30T | Residential Districts |
| RA14-26, RA8-18, RA7-16, RA6-15 | Multiple-Family Districts |
| C-1, C-O | Commercial Districts |
Mechanism for Modifying Base Standards
The CPN-FBC functions as an optional zoning tool. Property owners within the overlay area have two choices for development:
1. Retention of Base Zoning Rights
Owners may choose to develop their property under the "zoning rights under the existing zoning." In this scenario, the standard density, height, and use regulations for the base district (e.g., R-6 or RA8-18) remain in full effect [Section 11.2.2.B].
2. Adoption of Form Based Code Standards
If a property owner seeks to use the "additional density and benefits" available under the CPN-FBC, they must file a specific application to develop under the Code. Once approved, the base standards are modified as follows:
- Permitted Uses: All uses permitted in the base district are replaced by the uses permitted in Appendix B of the Arlington County Zoning Ordinance [Section 11.2.2.A].
- Building Form and Design: Development must adhere to specific design elements, features, and amenities required by the CPN-FBC rather than the standard bulk, coverage, and placement requirements of the base district [Section 11.2.2.B].
- Regulatory Authority: After development under the CPN-FBC, the property is subject to all regulations in Appendix B, which supersedes the base district standards [Section 11.2.2.A].
Specific Base District Modifications
The Arlington County Zoning Ordinance identifies specific ways individual base districts are altered by the CPN-FBC overlay:
Commercial and Multiple-Family Use Modifications
For several districts, the Arlington County Zoning Ordinance explicitly directs users to the CPN-FBC for modified use regulations.
| Base District | CPN-FBC Modification Detail |
|---|---|
| C-1 (Local Commercial) | Uses may be established as permitted in the Neighborhoods Form Based Code Building Use Table, specifically Part 901 Ground Story Commerce, Upper Story Commerce, and Upper Story and Ground Story Commerce tables [Section 7.7.2.B]. |
| RA Multiple-Family Districts | For properties in the RA14-26, RA8-18, RA7-16, and RA6-15 districts, uses may be as specified within the CPN-FBC and associated adopted plans [Section 6.2.2.B, Section 6.3.2.B, Section 6.4.2.B, Section 6.5.2.B]. |
| C-2 and C-O Districts | These districts are eligible for development in accordance with CPN-FBC requirements, which allow for a specific land use mix as determined by the overlay plan [Section 7.17.2.A, Section 11.2.2.A]. |
Affordable Housing and Bonus Density
One of the most significant modifications the CPN-FBC overlay provides to Arlington County base districts is the ability to exceed standard density limits. This is often tied to the "Elder Care Uses" or general residential development where maximum heights may be specified within the applicable adopted plans rather than the base district's height caps [Section 6.2.4.A.2, Section 11.2.1].
Sections Cited
- Section 1.7.2 Overlay and Special Purpose Districts
- Section 6.2.2 RA14-26, Multiple-family Dwelling District; Uses
- Section 6.3.2 RA8-18, Multiple-family Dwelling District; Uses
- Section 6.4.2 RA7-16, Multiple-family Dwelling District; Uses
- Section 6.5.2 RA6-15, Multiple-family Dwelling District; Uses
- Section 7.7.2 C-1, Local Commercial District; Uses
- Section 7.17.2 C-2, Service Commercial-Community Business District; Uses
- Section 11.2.1 CPN-FBC, Columbia Pike Neighborhoods Form Based Code District; Purpose
- Section 11.2.2 CPN-FBC, Columbia Pike Neighborhoods Form Based Code District; Applicability
- Section 11.2.3 CPN-FBC, Columbia Pike Neighborhoods Form Based Code District; Form Based Code