Requirements for the CPN-FBC: Columbia Pike Neighborhoods Form Based Code District
The CPN-FBC is an optional special purpose overlay district in Arlington County that provides property owners with additional density and development benefits in exchange for providing affordable housing, historic preservation, and sustainable building design. It is applicable to specific residential and commercial zones (R, RA, C-1, and C-O) within the Columbia Pike Neighborhoods Special Revitalization District and requires all development to adhere to the form-based regulations detailed in Appendix B of the Arlington County Zoning Ordinance.
Purpose of the CPN-FBC District
Arlington County established the Columbia Pike Neighborhoods Form Based Code (CPN-FBC) to implement the specific goals of the Columbia Pike Neighborhoods Area Plan. The primary requirements of projects within the CPN-FBC district include [§11.2.1.A]:
- Affordable Housing: Promoting the creation and preservation of affordable housing options to ensure a diverse community.
- Residential Stabilization: Strengthening and stabilizing existing residential neighborhoods and mixed-use commercial centers.
- Multi-modal Connectivity: Creating a pedestrian-friendly environment and a multi-modal transit corridor.
- Preservation: Protecting the neighborhood character, existing tree canopy, and historic buildings.
- Sustainability: Incorporating sustainable building designs and architectural excellence.
Applicability and Eligibility
The CPN-FBC overlay is not available to all properties in the municipality. Only sites with specific underlying base zoning that are located within the geographically defined Columbia Pike Neighborhoods Special Revitalization District are eligible to utilize these regulations [§11.2.2.A].
| Feature | CPN-FBC Standard / Requirement |
|---|---|
| District Classification | Special Purpose District / Overlay District |
| Eligible Base Districts | R-5, R-6, R2-7, R15-30T, RA6-15, RA7-16, RA8-18, RA14-26, C-1, and C-O |
| Geographic Restriction | Must be within the Columbia Pike Neighborhoods Special Revitalization District |
| Regulatory Authority | Appendix B of the Arlington County Zoning Ordinance |
| Application Type | Optional; owners may choose to follow base zoning or CPN-FBC |
General Requirements and Governance
The CPN-FBC district functions as an alternative regulatory framework. Property owners in Arlington County have the right to develop under their original base zoning, or they may "opt-in" to the CPN-FBC to access higher density permissions [§11.2.2.B].
Optional Adoption
Property owners in Arlington County who do not wish to use the Form Based Code may retain their existing zoning rights. However, if an owner elects to use the CPN-FBC, they must file a specific application for development under the code. By choosing this option, the owner becomes subject to the requirements for providing additional features, design elements, uses, and amenities (such as affordable housing) as specified in the code in exchange for the bonus density [§11.2.2.B].
Form and Design Standards
All development occurring under the CPN-FBC must be governed by the requirements of the "Neighborhoods Form Based Code" as adopted by the Arlington County Board and found in Appendix B of the Arlington County Zoning Ordinance [§11.2.3]. These standards emphasize physical form and design to define neighborhood character over traditional use-based separation [§11.2.1.B].
Use Regulations for C-1 Properties
Arlington County provides specific use requirements for properties zoned C-1 (Local Commercial) within the CPN-FBC area that have not yet been redeveloped according to the Form Based Code. These properties are permitted to have uses as established in the "Neighborhoods Form Based Code Building Use Table," specifically those listed in the following tables of the code [§7.7.2.B]:
- Part 901 Ground Story Commerce.
- Upper Story Commerce.
- Upper Story and Ground Story Commerce.
Sections Cited
- §1.7.2 Zoning Districts Established: Overlay and Special Purpose Districts
- §7.7.2.B Local Commercial District: Columbia Pike Neighborhoods Special Revitalization District
- §11.2.1 CPN-FBC: Purpose
- §11.2.2 CPN-FBC: Applicability
- §11.2.3 CPN-FBC: Form Based Code