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COLUMBIA PIKE – SPECIAL NEIGHBORHOODS REVITALIZATION DISTRICT FORM-BASED CODEARLINGTON COUNTY, VIRGINIA

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Columbia Pike – Special Neighborhoods Revitalization District Form-Based Code

How to Use this Code

I want to modify a building or develop a new building:

1. Determine if property in question is located within the “Special Neighborhoods Revitalization District” as shown on the General Land Use Plan (GLUP). If not, this Code is not applicable.

2. Determine whether your intended changes would trigger a level of code compliance by looking at Part 2. Administration on non-conformities.

3. Look at the adopted regulating plan shown for the appropriate subarea in Part 3. Regulating Plans. Find the property in question. Note the required building line and the parking setback line. Note the color of the fronting street-space—this determines the applicable building envelope standard (see the key located on the regulating plan). Note whether or not the property has been designated as a special circumstance (FBC Conservation Area or Bonus Height Area) for the purposes of this Code.

4. Find the appropriate building envelope standard in Part 4. Building Envelope Standards . (Note the General Standards in Section 402, which apply to all Neighborhood Revitalization District properties.) Th e building envelope standard will tell you the parameters for development on the site in terms of height, siting, elements, and use.

5. Additional regulations regarding streets and other public spaces surrounding the property are found in a. Part 5. Urban Space Standards: the general parameters and/or specifi cations for the street-space including

vehicular traffi c lane widths, curb radii, sidewalk and street tree planting area dimensions, on-street parking confi gurations, and public and private open space standards.

b. Part 6. Architectural Standards and XXX. Conservation Area Standards: materials, confi gurations and techniques for the architectural elements of the building. (If the property in question has been designated on the regulating plan as a Form-Based Code Conservation Area for the purposes of this Code, refer to both Part 6 and XXX.)

c. Part 7. Parking and Loading Standards .

6. See Part 2. Administration: Application & Review Process for information on the application and development review process.

I want to change the use/function in an existing building:

1. Find the property on the appropriate subarea regulating plan and determine the applicable building envelope standard.

2. Determine whether the use is allowed by looking at the Permitted Use Table in Part 8. Building Functions. If the use is listed with a cross-reference in the right-hand column, refer to those standards.

I have a use, building or site that is nonconforming:

1. Existing uses, buildings and sites that met the rules when they were constructed, but do not comply with this development code are considered nonconforming.

2. See Part 2. Administration for further details

I want to change the regulating plan regarding my property:See Part 2. Administration, Amendments to the Form-Based Code.

I want to subdivide my property:

1. Property can only be subdivided in accordance with the procedures in XXX of the Arlington County Code.

2. Any such subdivision shall also meet the standards of this Code.

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ContentsPART 1. GENERAL PROVISIONS ................................................ 1

101. Title 1102. Purposes 1103. Other Applicable Regulations 1104. Minimum Requirements 1105. Territorial Application 1106. Severability 2107. Components of the Code 2

PART 2. ADMINISTRATION: .......................................................................5Note: Th is text is being provided in a separate document. 5

PART 3. REGULATING PLANS ....................................................................7301. Rules for Regulating Plans 7302. Th e Regulating Plans 9

PART 4. BUILDING ENVELOPE STANDARDS ............................................19401. Purpose 19402. General Standards 19403. Urban Mixed-Use Frontage 25404. Urban Residential Frontage 29405. Townhouse/Small Apartment Frontage 33406. Detached Frontage 37

PART 5. URBAN SPACE STANDARDS ......................................................41501. Applicability 41502. Intent 41503. Street-Spaces 42504. Street-Space Standards 49505. Urban Public Space 53506. Other Open Space 56

PART 6. GENERAL ARCHITECTURAL STANDARDS ..................................57601. Intent 57602. Building Wall Materials 58603. Masonry Detailing 60604. Roofs 62605. Dormers 62606. Shopfronts 64607. Awnings 66608. Canopies 66609. Balconies 68610. Railings 68611. Porches 70612. Stoops 70613. Columns & Piers 72614. Doors 74615. Windows 74616. Accessibility 76

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617. Garden Walls & Fences 78618. Mechanical Equipment 78

PART 7. PARKING AND LOADING STANDARDS ....................................81701. Purpose 81702. General Standards 81703. Parking Incentives for Aff ordable Housing 83

PART 8. BUILDING FUNCTIONS ...............................................................85Note: Th is section is not provided in this Initial Draft. 85

PART 9. DEFINITIONS ...............................................................................87901. Defi ned Terms 87

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Part 1. General Provisions 101. Title Th is Code is known as the Columbia Pike – Special Neighborhoods Revitalization District Form-Based Code.

102. PurposesA. Th is Code is intended to meet the purpose and goals of the Columbia Pike

Neighborhoods Area Plan (CP-NAP) as described in Chapter 1 of that Plan.

B. Th e Code is an optional zoning tool and property owners retain their zoning privileges under the by-right zoning until they select the Form-Based Code. Th e Code shall be applied to all development and redevelopment in areas shown as “Special Neighborhoods Form Based District” on the General Land Use Plan (GLUP) in order to achieve the vision set forth in the Columbia Pike Neighborhoods Area Plan (CP-NAP) and to implement good zoning principles such as:

1. Th is text is being fi nalized.

C. Th e creation of transit- and pedestrian-oriented development, a revitalization goal for the Columbia Pike Corridor, is dependent on three factors: density, diversity of uses, and design. Th is Code places greatest emphasis on the third element (design, or physical form) because of its importance in defi ning neighborhood character.

103. Other Applicable RegulationsA. All development must comply with relevant Federal, State and County

regulations. Whenever any provision of this Code imposes a greater requirement or a higher standard than is required in any State or Federal statute or other County ordinance or regulation, the provisions of this Code shall govern unless preempted by State or Federal law.

B. Where apparent confl icts exist between the provisions of this Code and other existing ordinances, regulations, or permits, or by easements, covenants, or agreements the Zoning Administrator shall determine, based on which best meets the requirements of this Code and the intent of the CP-NAP, which provisions shall govern within the Special Neighborhoods Revitalization District.

104. Minimum RequirementsIn interpreting and applying the provisions of the Code, they are the minimum requirements for the promotion of the purposes of this Code.

105. Territorial Application Th e Code is in eff ect for that part of Arlington County, Virginia, designated as “Special Neighborhoods Revitalization District” on the General Land Use Plan (GLUP).

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106. SeverabilityShould any provision of this Code be decided by the courts to be unconstitutional or invalid, that decision shall not aff ect the validity of the Code other than the part decided to be unconstitutional or invalid.

107. Components of the Code Th e principal regulatory sections of this Code are described below.

A. AdministrationPart 2. Administration covers the application and review process for development plan approval.

B. The Regulating PlansA regulating plan is the application key for the Code. Found in Part 3, it delineates the street-space and other public spaces and provides specifi c information on the development parameters for each parcel. Th e regulating plan shows how each lot or development project relates to the street-space and the surrounding neighborhood. Th e regulating plan may identify additional regulations and/or special circumstances for specifi c locations.

C. The Building Envelope StandardsTh e primary purpose of the building envelope standards (bes), located in Part 4, is to shape the street-space—its specifi c physical and functional character—through placement and form standards on buildings as they frame the street-space or public realm. Th eir secondary purpose is to ensure that the buildings, from one to the next, form a functioning and consistent block structure. Th ese bes aim for the minimum level of regulation necessary to meet these goals. Th e applicable standard(s) for a development project is determined by the street frontage designated on the regulating plan.

D. The Urban-Space StandardsTh e purpose of Part 5. Urban-Space Standards is to ensure coherent street-space and to assist developers and owners with understanding the relationship between the public realm and their own development project or building. Th ese standards set the parameters for the placement of street trees, sidewalks, and other amenities or furnishings within the street-space as well as the basic confi gurations for urban public spaces. The Street Type Specifications set the typical configurations of the vehicular part of the street, including travel-lanes and on-street parking.

E. The Architectural and Conservation Area StandardsTh e purpose of the Architectural Standards, found in Part 6, is to achieve a coherent and high-quality building design that is complementary to the best traditions of Arlington County and Columbia Pike. Th e Architectural Standards govern a building’s exterior elements for all bes and set the parameters for allowable materials, confi gurations, and techniques. Materials and products that are ‘equivalent or better’ than those specifi ed are encouraged and may be submitted for approval to the Zoning Administrator, who is authorized to approve them when they meet the intent of these standards. Th e Conservation Area Standards found in XXX provide additional rules for properties designated as FBC Conservation Areas on the regulating plan.



F. Parking and Loading StandardsPart 7. Parking and Loading Standards establish the specifi c vehicular and bicycle parking ratios required throughout the Special Neighborhoods Revitalization District.

G. Building Function StandardsPart 8. Building Function Standards establish the uses allowed in the Special Neighborhoods Revitalization District. Uses permitted on ground stories and in upper stories are correlated with each building envelope standard.

H. Defi nitionsCertain terms in this Code are used in very specifi c ways, often excluding some of the meanings of common usage. Wherever a word is in small capitals format, consult Part 9. Defi nitions for its specifi c and limited meaning within this Code. Where there is an apparent contradiction between the defi nitions in this Code and those in the Arlington County Zoning Ordinance, this Code defi nition shall prevail.



Part 2. Administration:Application & Review Process

Note: This text is being provided in a separate document.



Part 3. Regulating Plans301. Rules for Regulating PlansA. Purpose

1. Th e Special Neighborhoods Revitalization District is divided into subareas, each of which is covered by an individual regulating plan.

2. Th e regulating plan makes the development standards place-specifi c, by designating the frontage types and delineating the public spaces. (Frontage types are further regulated in Part 4. Building Envelope Standards and public spaces are further regulated in Part 5. Urban Space Standards.) A regulating plan identifi es: the boundaries for the Special Neighborhood Revitalization District; new and existing streets; the required building line and parking setback line; and the street-type specifi cations throughout the plan area.

3. A regulating plan may identify additional regulations (and bonuses) for specifi c locations, as well as exceptions to the bes or other standards.

B. General Standards1. Development projects in the Special Neighborhoods Revitalization

District shall integrate the street-space design and land development indicated on the regulating plan.

2. Connectivity of the street grid throughout the Special Neighborhoods Revitalization District, specifi cally intersection alignments, is regulated by this Code. Street locations shown on the regulating plan have been pre-determined and shall be constructed as part of development projects in the locations shown, unless an alignment modifi cation is requested which would require the project application to be submitted for FBC Use Permit review. (See Part 2. Administration.) In some circumstances where steep topography exists and new streets are envisioned, the location shown on the regulating plan may be adjusted to address site constraints. (See Section D.1.b. below.) Reconfi gurations or adjustments to the street alignments may be allowed subject to the process and procedures enumerated in Part 2. Administration and the design standards in Section D. Streets, Blocks and Alleys (below).

3. At the time of development, the developer is required to build streets within the development project where new streets, or portions of streets, are shown on the regulating plan. In the event that further coordination with an adjacent developer/property owner is needed to complete a new street, or portion of a street, which requires the delay of street construction, the developer is required to post bond funding for the County agreed-upon construction cost estimate and to dedicate the street right-of-way until such time that the County can build the street.



C. Streets, Blocks and Alleys1. Streets

a. Where new streets (not in existence as of 2012) are shown on the regulating plan, the center line may be moved up to 50 feet in either direction in the fi nal development project plan, as long as: (i) the street connectivity is maintained (dead-end streets are not

permitted); (ii) no street intersection occurs within 100 feet of another street

intersection; and (iii) the block confi guration meets the standards defi ned in section

2. Blocks, below.b. Where new streets are shown on the regulating plan with a

hatched fi ll as an alternative street, in order to respond to signifi cant site constraints such as steep slopes, in addition to alignment adjustments pursuant to item a. above, the street-space may be constructed using a modifi ed Street Type Specifi cation that carries pedestrian and bicycle traffi c and not automobiles. Such a modifi cation is subject to administrative approval.

c. Where new streets are shown on the regulating plan with a solid fi ll, they are critical to the working of the Special Neighborhoods Revitalization District and shall be considered mandatory. If a street is not constructed at the time concurrent with the development project as set forth in Section B.3. above, the rbl and other regulating plan standards shall be respected.

d. Where a new street or a street stub-out is shown on the regulating plan, no other curb cut/intersecting street is permitted within 100 feet.

e. New streets shall be dedicated in fee to the County or dedicated for public use and access via a dedicated easement.

f. Additional streets may be added to the regulating plan by a property owner during review process to create a smaller block pattern; however, no streets may be deleted without being replaced.

g. Each bes site shall share at least one frontage line with a street-space.

2. Blocksa. No block face shall have a length greater than 350 feet without an

alley, common drive or access easement, or pedestrian pathway providing through-access to another street-space, alley or common drive, or lot building limit. Individual development projects with less than 100 feet of street-space frontage are exempt from the requirement to interrupt the block face; those development projects with over 200 feet of street frontage shall meet the requirement within their development projects, unless already satisfi ed within that block face.

b. Unless otherwise specifi ed on the regulating plan, no curb cut is permitted within 75 feet of another curb cut, intersection, or



driveway. Driveways on alleys or common drives are exempt from this requirement.

c. If a street location is adjusted according to the process established in Section C.1.a. above, the perimeter of the newly created blocks shall not exceed 1500 feet on average within any development project or Special Neighborhoods Revitalization District subarea. Blocks shall be measured at the external/rbl lines (or along public right-of-ways, other public, conservation and private lands where an rbl is not present). All development projects shall be considered to be part of a block for this purpose.

3. Alleysa. Alleys or common drives must provide access to the rear of all bes

sites, except where a bes site is on a perimeter common to non-developable or conservation lands or where a bes site has streets on three sides and the absence of an alley or common drive would not deprive an adjacent neighbor of rear access.

b. For new alleys (or common drives) or portions thereof, public access, public utility, and drainage shall be dedicated via an easement or in a form suitable to the County/County Manager.

c. Alleys may be incorporated into parking lots as standard drive aisles. Access from alleys to all adjacent properties shall be maintained. Access between adjacent parking lots across property lines is required.

d. Where an alley does not exist and is not feasible to construct the alley or a portion thereof at the time of redevelopment of any property, the applicant is required to dedicate the alley right-of-way to the County (for future construction) and maintain the area within the rear setback by, at a minimum:(i) Providing routine landscape maintenance to the area. (ii) Keeping the area clear of debris, stored materials, and stored or

parked vehicles.

D. Regulating Plan ChangesAny amendment or change to the regulating plan, beyond those specifi ed above, will be an amendment of this Code. See Part 2. Administration.

302. The Regulating PlansTh e following pages include small scale regulating plans for the Columbia Pike Special Neighborhoods Revitalization District. Regulating plans are available upon request from the County to indicate the place-specifi c details with more precision.



A. Regulating Plan Key

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B. Western Subarea Regulating Plan

Columbia Pike – Special Neighborhoods Revitalization District Form-Based Code1212


C. Central Subarea Regulating Plan


D. Eastern Subarea Regulating Plan


E. Foxcroft Subarea Regulating Plan


Th is page inten



Part 4. Building Envelope Standards401. PurposeA. Th e building envelope standards establish basic parameters governing

building form, including the buildable envelope (in three dimensions—height, width, and depth) and certain required or permitted functional elements, such as fenestration (windows and doors), stoops, balconies, front porches, and street walls. Th e bes establish both the boundaries within which things may be done and specifi c things that must be done.

B. Th e form and function controls on building frontages work together to frame the street-space while allowing the buildings greater latitude behind their façades. Th e bes aim for the minimum level of control necessary to meet this goal.

C. Th e applicable bes(s) for each street-space frontage is identifi ed on the regulating plan.

D. Th e bes establish the rules and regulations for development within the Special Neighborhoods Revitalization District, unless otherwise indicated on the regulating plan.

402. General Standards Th e following rules apply to all bes, unless expressly stated otherwise within an individual bes or otherwise designated on the regulating plan.

A. TransitionsWhen the bes designation shown on the regulating plan changes along a property’s required building line (rbl), that property owner has the option, for his property’s rbl only, of applying either bes for a maximum additional distance of 50 feet from the transition point shown on the regulating plan, in either direction along his rbl.

B. Façade CompositionUnless otherwise designated on the regulating plan:

1. For each block face, façades along the rbl shall present a complete and discrete vertical façade composition at an average street-space frontage length of no more than 75 feet for all frontage types. A longer façade composition may be presented, as long as smaller compositions appear within the same block face in order to achieve a 75-foot average.

2. Each complete and discrete vertical façade composition shall include a functioning street-space entry door. Individual infi ll development projects with street-space frontage of less than 100 feet on a block face are exempted from the overall façade composition requirement for that block face, but shall still include a functioning street-space entry.

3. Façade composition is the arrangement and proportion of facade materials and elements (windows, doors, columns, pilasters, bays). “Complete and discrete” distinguishes one part of the facade from



another to give the appearance of distinct facades. To achieve Item 1. (above) within a street-space frontage requires, at a minimum, three of the facade changes below:a. Diff erent fenestration proportions of at least 20 percent in height

or width or height:width ratio. (See illustration 402.B.3.a.)b. Diff erent façade bay compositions with a clearly diff erent ‘bay’

rhythm. (See illustration 402.B.3.b.)c. Change in wall material. (Color changes are insuffi cient). d. Change in total fenestration percentage (minimum diff erence 12

percent).

C. Building SizeTh e maximum footprint for a building other than parking structures built according to this Code is 15,000 gross square feet.

D. Neighborhood MannersFor any bes frontage except Detached and Townhouse/Small Apartment, the following rules apply:

1. Where a bes site has a common lot line with a single-family detached residential lot: a. Th ere shall be at least a 20 foot setback from the common lot line.

(See diagram 402.D.1.a.)b. Within 50 feet of the common lot line, and within 80 feet of any

rbl, any structure shall have a maximum height of 30 feet. Th is requirement supersedes the minimum story requirement. (See diagram 402.D.1.b.)

c. Farther than 80 feet from any rbl, there shall be an additional 30 foot setback (for a total of 50 feet) from the common lot line for all structures. (See diagram 402.D.1.c.)

2. Within the block interior space (more than 80 feet from any rbl and less than 80 feet from any common lot line) the maximum height shall be 4 stories. Th is requirement supersedes any less restrictive height limit. (See diagram 402.D.2.)

3. Where a bes site has a common lot line with a single-family residential lot, a garden wall/street wall, 4 to 6 feet in height, shall be constructed within one (1) foot of the common lot line.

E. Height1. Th e height of all buildings is measured in stories, with an ultimate

building height limit in feet, measured vertically from the average elevation of the sidewalk directly in front of the building to the height of the top of the wall plate.

2. An attic story is not included in the height measurement.

3. Maximum story heights are only used to determine the ultimate building height. Th ey do not constrain the confi guration of individual stories.

402.D.1.a.

402.B.3.b. Illustrative intent

402.D.1.b.

20ft setback

Single-Family Detached Parcel

COMMON LOT LINE

RBL

NOStructures

RBL

20ft setback

w/in50ft

w/in

80ft

COMMON LOT LINE

MAX 30ftHeight

Single-Family Detached Parcel

402.B.3.a. Illustrative intent



4. If an individual story exceeds its designated maximum story height, the excess or diff erence shall be subtracted from the maximum story height of one or more other stories, so that no individual building height may exceed the bes-prescribed ultimate building height, unless otherwise designated on the regulating plan.

5. Any portion of a parking structure within 30 feet of another building constructed per any of the building envelope standards of this Code shall not exceed that building’s primary roof ridge or parapet height.

6. Mezzanines that have a fl oor area greater than 1/3rd of the fl oor area of the story within which they are located shall count as an additional full story in the story height count.

7. Th e prescribed minimum story clear height shall be met by at least 80 percent of the specifi ed story area.

F. Siting1. Th e building façade shall be built-to the rbl as prescribed in the bes.

2. Th e building façade shall be built-to the rbl within 30 feet of a block corner, unless otherwise specifi ed in the bes.

3. Th e ground story fi nished fl oor elevation requirements and use restrictions shall be measured within 30 feet of the/any rbl.

4. A street wall shall be required along any rbl frontage that is not otherwise occupied by a building.

5. Th e rbl, designated on regulating plan as an absolute line, incorporates an off set area (or depth) of 30 inches behind that line (into the buildable area) allowing for jogs, façade articulation (detail and composition), etc. unless otherwise designated herein. Th erefore, where the façade is placed within that 30-inch zone, it is considered to be “built-to” the rbl.

6. Buildings may only occupy the buildable area of the bes site as specifi ed in the individual bes.

7. No part of any building may be located outside of the buildable area except overhanging eaves, awnings, shopfronts, bay windows, stoops, steps, balconies, or handicapped ramps approved by the Zoning Administrator.

8. No part of any building may be located outside of any designated lot building limit except overhanging eaves.

9. Th ere is no required setback from alleys (or common drives) except as otherwise indicated in the bes. For locations indicated on the regulating plan for future alley construction, a minimum 13-foot wide linear space shall be maintained along the rear of each bes site for a future shared alley easement to serve development projects along either side.

10. Th ere are no side lot setbacks, except as specifi ed in Section D. Neighborhood Manners (above) or in the bes.

402.D.1.c.

RBL

20ft setback

EXISTING SINGLE-FAMILY DETACHED PARCEL

COMMON LOT LINE

w/in50ft

80ft MAX 30ft

Height

NOStructures

402.D.2.

ALL

EY

RBL

RBL

80ft

80ft setback

80ft

80ft setback

MAX 4Stories

OtherAdjacentParcels

COMMON LOT LINES



11. Th e parking setback line is 25 feet behind the rbl and extends, vertically from the fi rst fl oor level as a plane, unless otherwise indicated on the regulating plan or in the bes. Vehicle parking shall be located behind the parking setback line, except where parking is provided below grade, on-street, or as otherwise indicated on the regulating plan.

12. Corner lots and through lots shall satisfy the build-to requirements for all their rbl frontages, and the dooryard and/or front yard requirements for each designated bes.

G. Garage and Parking1. Curb cuts and driveways shall be located at least 75 feet away from

any block corner or parking garage entry on the same block face. Th ese requirements are not applicable along alleys or common drives.

2. No development project may create any new curb cuts on Columbia Pike, unless designated on the regulating plan.

H. Elements1. Fenestration is measured as a percentage of the façade for each story.

Fenestration shall be distributed such that no 30 foot section of a facade measured horizontally violates the individual bes percentage parameters.

2. No window may face or direct views toward a common lot line within 20 feet unless: a. Th at view is contained within the bes site (e.g. by a privacy fence

or garden wall), or b. Th e window sill is at least 6 feet above its fi nished fl oor level.

3. Neither balconies nor stoops may project within 5 feet of a common lot line.

4. Balconies shall be enclosed by balustrades (railings) and neither balconies nor stoops shall be otherwise enclosed, above a height of 42 inches from their fl oor, except with insect screening and/or columns/posts supporting a roof or connecting with a balcony above. Balconies may be a single fl oor platform or multiple platforms stacked at the upper story levels.

5. Attic stories are permitted within all bes frontages. On the rbl/facade side of the roof-pitch, attic stories may only have windows via dormers and/or windows in gable-ends. (block interior elevations are not restricted.)

6. No part of any building may project forward of the rbl except overhanging eaves, awnings, shopfronts, bay windows, stoops, steps, balconies, or handicapped ramps approved by the Zoning Administrator.



7. At least one functioning entry door shall be provided along each ground story façade at intervals not greater than 75 feet, unless otherwise specifi ed in the bes.

8. Privacy fences may be constructed along that portion of a common lot line behind the rbl and/or alley (or common drive) not otherwise occupied by a building.

9. On the rbl/facade side of the roof-pitch, attic stories may have windows only via dormers and/or in gable ends (block interior elevations are not restricted).

10. Bay windows shall have an interior clear width of between four and eight feet at the main wall. Bay windows shall project no more than 42 inches beyond the rbl and walls and windows of the bay shall be between 90 degrees (perpendicular) and 0 degrees (parallel) relative to the primary building wall from which they project.

I. Civic BuildingsWhen civic buildings are designated on the regulating plan, they are exempt from the bes provisions and Part 6. Architectural Standards except those that relate to single-family detached dwelling districts. Any rules relating to adjacent single-family detached districts shall continue to be in eff ect.

J. Urban Storefront FrontagesUrban Mixed-Use bes shall be applicable to frontages designated Urban Storefront on the regulating plan, except that their ground story confi guration shall be for retail—that of a shopfront. Some use diff erences may also apply. (See Part 2. Administration and Part 8. Building Function—these sections are still being fi nalized—for additional specifi c requirements).

K. Bonus HeightNote: Text/language still being fi nalized.

1. Where a property has been identifi ed on the regulating plan with a Bonus Area, it is eligible for additional height through bonus stories whereby the maximum story limit and ultimate building height identifi ed in the relevant bes may be exceeded in exchange for aff ordable housing or public open space. (See Part 2. Administration for details.)

2. When approved for bonus stories, that bonus story facade above the bes-prescribed maximum story limit shall be set back at least 5 (TBD) feet from the rbl.

3. Individual bonus stories have a maximum story height of 12 feet.

4. Where a property that is eligible for bonus stories shares a common lot line with a detached single family lot, no part of the building shall exceed the height of a 60 degree plane, measured from grade at the common lot line. (See diagram 402.K.4.)

402.K.4.

Single-FamilyDetached

Residential Lot

COMMONLOT LINE

Form DistrictProperty

60d above horizontal

notpermitted permitted

Bonus Height Setback Plane



403. Urban Mixed-Use Frontage

Note: Th ese photos and statements are provided as illustrations of intent and are advisory only. Th ey do not have the power of law. Refer to the standards on the following pages for the specifi c prescriptions and restrictions of the Urban Mixed-Use Building Envelope Standard.

Th is is the basic urban street-space frontage, once common in cities across the United States. Th e purpose of this frontage is to develop multi-story buildings at the back of the sidewalk with one or more entrances and windows across the facade. Several buildings could be lined up shoulder to shoulder, within a single block, or on smaller blocks, a single building might fi ll the block face. Th is frontage is located in the most urban portions of the Special Neighborhoods Revitalization District, almost exclusively limited to those locations that complete the street-space called for within the Columbia Pike Form Based Code applicable to the mixed-use centers of the Columbia Pike Special Revitalization District. It can accommodate a range of uses, including retail shopfronts. It is anticipated that there be signifi cant pedestrian traffi c along this frontage type.

ILLUSTRATIONS AND INTENT



SITING

Building Height 1. Each building shall be at least 3 stories high at the required

building line (rbl), but no more than 6 or 8 stories, as designated on the regulating plan, with an ultimate building height of 92 or 120 feet respectively, *except where designated for bonus height on the regulating plan.

2. Where designated as eligible for bonus height on the regulating plan, see Section 402.K. Bonus Height and Part 2. Administration.

Ground Story Height: Commerce Uses1. The finished floor elevation shall be:

a. no lower than the average fronting exterior sidewalk; b. no higher than an average finished floor elevation of 18

inches above the sidewalk. 2. The minimum clear height shall be 15 feet contiguous

to the rbl frontage for a minimum depth of 30 feet. The maximum height is 22 feet, measured from the sidewalk to the second story floor.

Ground Story Height: Residential Units1. The finished floor elevation shall be no less than 3 feet above

the average exterior sidewalk elevation along the rbl.2. The minimum clear height shall be 9 feet. The maximum

height is 22 feet, measured from the sidewalk to the second story floor.

3. Main entrances shall be at grade, with transitions to meet the minimum finished floor elevation within the building interior. See Section 616 for examples.

4. Support functions, such as lobbies, rental offices, and club rooms may be located at grade; however, excluding the lobby, no more than 50% of the rbl shall accommodate such uses.

Upper Story Height1. The maximum story height for upper stories is 14 feet.2. At least 80% of each upper story shall have a minimum

clear height of at least 9 feet.

Façade On each bes site the façade shall be built-to the required building line for at least 75% of the rbl length.

Buildable AreaA private open area equal to at least 15% of the total buildable area shall be preserved on every bes site. Up to 33% of the required private open area may be satisfi ed through the balconies of individual units. At least 67% of the private open area shall be in no more than two contiguous areas: 1. Where located at grade, such private open area may be

located anywhere behind the parking setback line, not including any required side or rear setbacks.

2. Where the private open area is provided above the ground story but below the building’s highest roof level, it may be located forward of the parking setback line (as per a raised courtyard configuration) and shall open onto no more than one street-space and be set back at least 30 feet from any block or building corner.

3. Where the private open area is located on the building’s highest roof level, it may be located anywhere on the roof (within the buildable area).

Garage and Parking Openings in any rbl for parking garage entries shall have a maximum clear height of not more than 16 feet and a clear width of not more than 22 feet.

HEIGHT

Urban Mixed-Use

Min 3 STORIESat RBL

Max 6 or 8* STORIES

First 4 STORIESMin at RBL

Max 22ft sidewalkto floor

RBL

Parking Setback Line

Street Walls req’don unbuilt RBLs5-12ft in Height

3ft Min above sidewalk18in Max

ATTIC STORY

Commerce Residential

ATTIC STORYwith DORMERto FACADE

Min 9ft Clear

RBL BES SITE or Property Lines

Building FACADEalong Min 75%

of RBL

PARKING SETBACK LINENo Parking forward of this line.

13ft Minsetback from Rear BES SITE Line.No setback with ALLEY.

15% MinPRIVATE

OPEN AREA

ALLEY or Rear BES SITE LineMin 9ft Clear

Min 9ft Clear

Min 9ft Clear

Min 9ft Clear

Min 9ft ClearMin 15ft Clear

Street Wall HeightA street wall not less than 5 feet in height or greater than 12 feet in height shall be required along any rbl frontage that is not otherwise occupied by a facade.



ELEMENTS USE

Fenestration 1. Blank lengths of wall exceeding 20 linear feet are prohibited on

all facades. 2. Ground story fenestration shall comprise between

33% and 70% of the ground story facade. Upper story fenestration shall comprise between 25% and 70% of the façade area per story.

Building Projections1. Ground story awnings shall project:

a. a minimum of 5 feet from the façadeb. a minimum of 4 feet from any street tree alignment

line. 2. Awnings that project over the street-space shall maintain a

clear height of at least 10 feet above the sidewalk. 3. Awnings may have supporting posts at their outer edge

provided that they: a. Have a minimum of 8 feet clear width between the façade

and the support posts or columns of the awnings, andb. Provide a continuous walking path at least 5 feet wide

running adjacent and parallel to the awning columns/posts.

Street WallsOne access gate no wider than 22 feet and one pedestrian entry gate no wider than 6 feet shall be permitted within any required street wall.

Ground Story Th e ground story may house only commerce or residential uses.

Upper Stories1. The upper stories may house only commerce or

residential uses. 2. *No restaurant or retail sales uses shall be allowed in upper

stories unless they are second story extensions equal to or less than the area of the ground story use.

3. No commerce use is permitted above a residential use.4. Additional habitable space is permitted within the roof where

the roof is configured as an attic story. Use of such space is limited to:a. extensions of the individual residential units immediately

below, or b. common areas accessible to all of the building occupants.

Where designated on the regulating plan as Urban Storefront, frontages shall use this Urban Mixed-Use bes, excepting that the ground story shall be confi gured as a shopfront and shall house retail uses, as specifi ed in Part 8, and in accordance with the following:

1. Within 8 feet of the block corner, the ground story facade may be chamfered to form a corner entry.

2. The ground story fenestration shall comprise between 50% and 90% of the facade.

3. Shopfronts shall be configured in accordance with Part 6.4. Shopfronts may encroach up to two (2) feet into the

dooryard.

Urban Storefront Specifi cations

Urban Mixed-Use

S

ATTIC STORY

Upper FACADE FENESTRATIONMax 70% Min 20%per STORY

BALCONIESPermitted

Max 8ft Deep

Ground Floor FACADE FENESTRATIONMax 70% Min 33%

Servicing shall be to the rear, off the ALLEY if present.

RBL


Residential or Support

Residentialor

Commerce

Residential orCommerce,No Retail*

RBL




404. Urban Residential Frontage

Note: Th ese photos and statements are provided as illustrations of intent and are advisory only. Th ey do not have the power of law. Refer to the standards on the following pages for the specifi c prescriptions and restrictions of the Urban Residential Building Envelope Standard.

Th is is a basic urban residential street frontage, once common in American cities. Th e primary form, although the use is primarily residential, is like that of the Urban Mixed-Use, a multi-story building with windows across the facade and one or more entrances along the street. It sits behind a planted dooryard. Th ere could be several buildings lined up shoulder to shoulder, fi lling out a block, or on smaller blocks, a single building might fi ll the block face. Th ese buildings may also be confi gured around a courtyard. Th e character of this frontage varies according to the location of the required building line. Th e buildings defi ne the street-space, but typically with a greener and more informal edge than that found in the Urban Mixed-Use Frontage. Th e Urban Residential Frontage also includes a signifi cant requirement for private open spaces, which can be achieved through a combination of balconies and spaces interior to the bes site. Th is is the most intensely urban of the residential frontages.




SITING


building line (rbl), but no more than 6 or 8 stories, as designated on the regulating plan, with an ultimate building height of 92 or 120 feet respectively, *except where designated for bonus height on the regulating plan.

2. Where designated as eligible for bonus height on the regulating plan, see Section 402.K. Bonus Height and Part 2. Administration.

Ground Story Height: 1. Residential Units

a. The finished floor elevation shall be no less than 3 feet above the average sidewalk elevation at the rbl.

b. The ground story shall have a clear height of at least 9 feet and a maximum sidewalk to second story floor height of 22 feet.

2. Main entrances shall be at grade, with transitions to meet the minimum finished floor elevation within the building interior. See Section 616 for examples.

3. Support functions, such as lobbies, rental offices, and club rooms may be located at grade; however, excluding the lobby, no more than 50% of the rbl shall accommodate such uses.

4. Urban Residential Retail Special Conditions, see next page.

Upper Story Height1. The maximum story height for upper stories is 14 feet.2. At least 80% of each upper story shall have an interior clear

height of at least 9 feet.


Façade On each bes site the façade shall be built-to the required building line for at least 75% (east of Glebe Road) and 60% (west of Glebe Road) of the rbl length.

Buildable AreaA private open area equal to at least 20% of the total buildable area shall be preserved on every bes site. Up to 33% of the required private open area may be satisfi ed through the balconies of individual units. At least 67% of the private open area shall be in no more than two contiguous areas: 1. Where located at grade, such private open area may be

located anywhere behind the parking setback line, not including any side or rear setbacks.

2. Where the private open area is provided above the ground story but below the building’s highest roof level, it may be located forward of the parking setback line (as per a raised courtyard configuration) and shall open onto not more than one street and be set back at least 30 feet from any block or building corner.

3. Where the private open area is located on the building’s highest roof level, it may be located anywhere on the roof (within the buildable area).

Garage and Parking Openings in any rbl for parking garage entries shall have a maximum clear height no greater than 16 feet and a clear width no greater than 22 feet.

HEIGHT

Urban Residential

Min 3 STORIESat RBL

Max 6 or 8*STORIES

Max 22ft sidewalkto floor

RBL


STREET WALLS req’don unbuilt RBLs4-8 ft in Height

3ft Min above sidewalk18in Max

ATTIC STORY

Support Residential


RBL Property or BES SITE Lines

Building FACADEalong Min 60/75%

of RBL


13ft Minsetback from rear BES SITE Line.No setback with ALLEY. 20% Min Contiguous

PRIVATEOPEN AREA

ALLEY or Rear BESSITE Line

Min 9ft Clear

Min 9ft Clear

Min 9ft Clear

Min 9ft Clear

Min 9ft Clear

Min 9ft Clear



ELEMENTS USE


all facades. 2. Ground story fenestration shall comprise between 33%

and 70% of the facade. 3. Upper story fenestration shall comprise between 25% and

70% of the façade area per story. Building Projections1. Awnings and covered entrances shall project:

a. a minimum of 5 feet from the façadeb. a minimum of 4 feet from any street tree alignment

line. 2. Awnings that project over the sidewalk portion of a street-

space shall maintain a clear height of at least 10 feet.


Ground Story Th e ground story shall only house residential uses (and their support functions) except in very limited situations, where *neighborhood-serving retail may be permitted. (See Urban Residential Retail Specifi cations below.)

Upper Stories1. The upper stories may only house residential uses (and their

support functions).2. Additional habitable space is permitted within the roof where

the roof is configured as an attic story. Use of such space is limited to:a. extensions of the individual residential units immediately

below, or b. common areas accessible to all of the building occupants.

Urban Residential

*Urban Residential Retail Specifi cations

Neighborhood-serving retail is an allowable use in the Urban Residential Frontage when it:

1. Meets all Urban Residential bes requirements2. Is configured as a shopfront3. Is located:

a. greater than 1/4 mile from a transit rail stop;b. at a block corner;c. in no larger increment than 1000 square feet; andd. at least 400 feet from another neighborhood retail use

4. Operates within limited hours

ATTIC STORY

Upper FACADE FENESTRATIONMax 70% Min 20%per STORY

BALCONIESPermitted

Max 8ft Deep

Ground Floor FACADE FENESTRATIONMax 70% Min 33%

Servicing shall be to the rear, and off the ALLEY, if present.

RBL


Residential or Support

Residential*

Residential

RBL




405. Townhouse/Small Apartment Frontage

ILLUSTRATIONS AND INTENTNote: Th ese photos and statements are provided as illustrations of intent and are advisory only. Th ey do not have the power of law. Refer to the standards on the following pages for the specifi c prescriptions and restrictions of the Townhouse/Small Apartment Building Envelope Standard.

Th e townhouse/small apartment frontage is of moderate intensity, often created by a series of smaller attached structures—confi gured as single-family residential or stacked fl ats. Th is building envelope standard has regular street-space entrances, as frequently as 18 feet. Th e character and intensity of this frontage varies depending on the street-space and the location of the required building line—the buildings may be placed up to the sidewalk with stoops, or further back with small dooryard gardens and/or front porches.

Similar in scale to the townhouse and row house, a small apartment is of limited size and can also be used to transition the urban form of the Columbia Pike Special Neighborhoods Revitalization District to adjacent single-family neighborhoods outside of the District. It is anticipated that the pedestrian activity along these frontages will vary considerably based on the time of day and day of the week.



HEIGHT SITING


building line (rbl), but no more than 3 stories with an ultimate building height of 50 feet, unless otherwise designated on the regulating plan.

2. A side wing or ancillary structure shall be no higher than 18 feet in height.

Ground Story Height1. The finished floor elevation shall be no less than 3 feet and no

more than 8 feet above the average exterior sidewalk elevation at the rbl.

2. At least 80% of the ground story shall have an interior clear height of at least 9 feet.

3. The maximum story height is 14 feet.4. Main entrances may be at grade, with transitions to meet the

minimum finished floor elevation within the building interior. See Section 616 for examples.

Upper Story Height1. The maximum story height for upper stories is 14 feet.2. At least 80% of each upper story shall have an interior clear


English BasementsWhere english basement units are permitted, the fi nished fl oor level of the english basement shall be no greater than 4 feet below the average elevation of the fronting sidewalk.


Façade1. On each bes site, the facade shall be built-to the rbl for at

least 65% of the rbl length; except2. Where fronting onto an ST 80/36 street-space, in which

case the facade shall be built-to:a. the rbl for at least 65% of the rbl length, orb. a line up to an additional 2 feet behind the rbl (only

permitted to accommodate front porch depth—see Elements on the next page for front porch requirements) with a width not less than 65% of the rbl.

Buildable Area1. The buildable area is as defined in the diagram above. 2. A private open area equal to at least 15% of the total

buildable area shall be preserved on every bes site. a. For bes sites deeper than 50 feet, up to 33% of the

required private open area may be satisfied through the balconies of individual units. The remaining required private open area shall be located at grade anywhere behind the parking setback line and shall not include any side or rear setback areas.

b. For all other bes sites, 100% of the required private open area may be satisfied above grade, via balconies or decks.

Garage and Parking1. Garage doors/entries are not permitted on any rbl/façade. 2. At-grade parking may be forward of the parking setback

line only when it is within a garage on a corner lot and the parking area’s frontage is less than 25 feet.

Frontage Widths1. The minimum width for new townhouses is 18 feet. 2. Although there are no individual bes site side setbacks,

no individual small apartment building or set of townhouses may exceed 120 feet of street-space frontage. A gap of 10 to 20 feet is required between each building.

Townhouse/Small Apartment

8 ft Max above sidewalk3 ft Min

BUILDABLE AREA within 14 ft

BUILDABLEAREA Min 2 STORIES

at RBL

Max 3 STORIES

Min 9ft Clear

RBL


SIDEWING or ancillary building18ft Max Height

ATTIC STORYATTIC STORYwith DORMERto FACADE

RBL


of RBL

2ft Min setback from Rear BES SITE Line/

ALLEY.

15% MinPRIVATE

OPEN AREA

ALLEY or Rear BES SITE Line

PRIVACY FENCE8ft Max Height

FRONT PORCH orSTOOPReq’d

BUILDABLE AREAwithin 60ft of RBL

BUILDABLEAREA Depth25ft

PARKING SETBACK LINENo parking forward of this line.

DOOR

YARD

CLEA

R W

ALKW

AY(se

e Stre

et Sp

ec.)

Property orBES SITE Lines

PARKING SETBACK LINE

Min 9ft Clear

Min 9ft Clear



ELEMENTS USE


all facades. 2. Fenestration shall comprise between 25% and 70% of the

facade. 3. Each townhouse and/or small apartment building shall

include a functioning street-space entry.

Building Projections1. Each townhouse or small apartment building may

include a stoop of not more than 5 feet deep and 6 feet wide (not including steps); except

2. Where fronting an ST 80/36 street-space, each small apartment building and/or townhouse shall include either: a. a stoop of not more than 5 feet deep and 6 feet wide (not

including steps), orb. a front porch, between 7 and 9 feet deep,

• that projects no more than 7 feet forward of the rbl, and• with a width not less than 65% of the rbl


All Stories1. Only residential uses are permitted. 2. Individual townhouses shall have no more than two

residential units, including an accessory unit.3. Additional habitable space is permitted within the roof where

the roof is configured as an attic story.

Accessory Units1. English basement accessory units are only permitted in

townhouses on ST 80/36 street-spaces.2. Only one accessory unit is permitted per townhouse. 3. On townhouse bes sites, accessory unit (maximum

650 square foot footprint) uses are permitted in the buildable area at the rear bes site or lot line.

Townhouse/Small Apartment

FACADE FENESTRATIONMax 70% Min 25%per STORY

BALCONIESPermitted

Max 7ftDeep Servicing shall be

to the rear, off the ALLEY if present.

Servicing shall be to the rear, off the

ALLEY.

RBL

FRONT PORCHor STOOPReq’d

FRONT PORCH SpecMin 65% of RBL width

Min 7ft Max 9ftDepth

STOOPMax 6ft Width

Max 5ftDepth

PRIVACY FENCEHeight 5 ft to 8ftpermitted

Residential

ResidentialAccessory UnitWorkshopParking


RBL


ATTIC STORY



406. Detached Frontage

Note: Th ese photos and statements are provided as illustrations of intent and are advisory only. Th ey do not have the power of law. Refer to the standards on the following pages for the specifi c prescriptions and restrictions of the Detached Building Envelope Standard.

Th e detached frontage is represented by the traditional single family house with small front and side yards along a tree-lined street. Structures are 2 to 3 stories in height with pitched roofs and front porches. Its use is limited to very few locations, primarily to accommodate infi ll development while protecting the character of existing single family neighborhoods.




HEIGHT SITING

Building Height 1. Each building shall be at least 15 feet at the required

building line (rbl), but no greater than 2 stories with an ultimate building height of 32 feet.

2. A sidewing or ancillary structure shall be no higher than 18 feet, measured to its eaves.

Ground Story Height1. The finished floor elevation shall be no less than 3 feet and no

more than 8 feet above the average exterior sidewalk elevation at the rbl.

2. At least 80% of the first story shall have an interior clear height of at least 9 feet.

3. The maximum story height is 12 feet.

Upper Story Height1. The maximum story height for the upper story is 12 feet.2. At least 80% of each upper story shall have an interior clear


Front Yard FenceAny front yard fence has a minimum height of 30 inches and a maximum height of 40 inches.

Façade 1. On each lot the facade shall be built parallel to the required

building line (rbl) for at least 60% of the building width. The front porch shall be built-to the rbl.

2. For corner lots the minimum 60% build-to shall include the frontage within 20 feet of the block corner.

Buildable Area1. The buildable area is as defined in the diagram above. 2. A contiguous private open area equal to at least 25% of the

total buildable area shall be preserved on every lot. Such contiguous area shall be located at grade, anywhere behind the parking setback line and not include any side or rear setbacks.

Lot Size and Setbacks1. All lots of record are buildable under this code.2. Newly subdivided lots shall have a minimum width at the rbl

of 32 feet, a maximum width of 55 feet, and a minimum depth of 85 feet.

3. The minimum side lot setback is 5 feet or as otherwise designated on the regulating plan.

Front Yard1. The front yard/dooryard shall not be paved excepting

walkways.2. Where through lots or corner lots exist, any front yard

standards shall be applied on both street-space frontages.

Garages, Parking and Alleys1. Garage doors shall not be located on the rbl/façade.2. Th ere is a 2 foot required setback from alleys.

Detached

Max width 14ft

Min 15 feetat RBL

Max 2 STORIES

RBL


SIDEWING or Ancillary Building18ft Max Height

8ft Max above sidewalk3ft Min

ATTIC STORY


RBL Property Lines


of RBL


14ft Minsetback from Rear Lot Line.2ft Min setback with ALLEY.

25% Min Contiguous

PRIVATEOPEN AREA

ALLEY or Rear Lot Line

PRIVACY FENCEpermitted

8ft Max Height

FRONT YARD FENCE30-40in

Minimum Side SetbackBUILDABLE AREA within 60ft of RBL BUILDABLE

AREA

BUILDABLE AREA Depth

30ft

Min 9ft Clear

Min 9ft Clear



ELEMENTS USE


all facades. 2. Fenestration shall comprise at least 25%, but not more than

70%, of all façades. 3. No window may face or direct views toward a common lot

line within 10 feet unless: a. that view is contained within the lot (e.g. by a privacy

fence/garden wall), or b. the window sill is at least 6 feet above the finished floor level.

Building Projections1. Each house shall include a front porch at the rbl, between

8 feet and 10 feet deep with a width not less than 1/2 of the facade width.

2. No part of any building except the front porch roof (overhanging eaves) and steps may encroach beyond the rbl into the dooryard.

Doors/EntriesAt least one functioning entry door shall be provided along the ground story façade of each house.

Street Walls and Fences 1. There is no street wall requirement.2. Any front yard fence shall be within one foot of the clear

walkway/dooryard line parallel to the rbl and along common lot lines to a point at least 10 feet behind the rbl.

3. A privacy fence may be constructed along a common lot line behind the facade.

Ground Story Th e ground story and any accessory unit shall only house residential uses.

Upper Stories1. The upper stories shall only house residential uses. 2. Additional habitable space is permitted within the roof where

the roof is configured as an attic story.

Accessory UsesParking and accessory unit (maximum 650 square feet) uses are permitted in the buildable area at the rear of the lot.

Detached

FACADE FENESTRATIONMax 70% Min 25%per STORY

BALCONIES Permitted

Max 8ft Deep

Servicing shall be to the rear, off the

ALLEY if present.

RBL

PARKINGSETBACKLINE

FRONT PORCH Required

FRONT PORCH Min 1/2 FACADE

widthMin 8ft Max 10ftDepth

FRONT YARD FENCE

permitted PRIVACY FENCE8ft Max Height

RBL


Residential

ResidentialAccessory UnitWorkshopParking



Part 5. Urban Space Standards501. Applicability A. Th e Urban Space Standards apply to new development as well as the

reconstruction of existing streets and other public (and publicly accessible) spaces.

B. Th e Urban Space Standards establish the rules and standards for the street-space and urban public spaces within the Columbia Pike Special Neighborhoods Revitalization District.

502. IntentA. Th e Columbia Pike Special Neighborhoods Revitalization District properties

are coded to be “perimeter blocks” with buildings placed at the street along the outer edges of their sites. Th e Urban Space Standards ensure the coherence and appropriateness of the street-space.

B. Although commonly thought of as just squares, greens or parks, the public realm is much more; it includes the complete street-space—the public domain between the building façades: the travel lanes between the curbs as well as the sidewalks; the plazas, mini-parks, and neighborhood parks within the Special Neighborhoods Revitalization District.

C. Th e Urban Space Standards:

1. establish an environment that encourages and facilitates pedestrian activity. “Walkable” streets that are comfortable, effi cient, safe, and interesting.

2. ensure the coherence of the street-space, serving to assist residents, building owners, and managers with understanding the relationship between the street-space and their own property.

3. contribute to ultimate sustainability. Native trees and plants contribute to privacy, the reduction of noise and air pollution, shade, maintenance of the natural habitat, conservation of water, and rainwater management.

D. Property frontages and façades are part of the public realm, literally forming the walls of the street-space and are therefore subject to more regulation than the other portions of the private property.

E. Th e private, interior portions of the bes sites (toward the alley, rear lot or bes site lines) are much less controlled to allow residents and operators to utilize these spaces as environments unseen by the public and allow residents to have private open space (semi-private for apartment and condominium dwellers) gardens and courtyards.



503. Street-SpacesA. Intent

1. Street-space is a community’s fi rst and foremost public space and should be just as carefully designed and planned as any park or public building. Th e character of the street-space—both its scale and its details—plays a critical role in determining the pedestrian quality of a given location.

2. Street-spaces must balance the needs of all forms of traffi c—auto, transit, bicycle and pedestrian—to maximize mobility and convenience for all residents and users. Th eir character will vary depending on their location: some streets will carry a large volume of traffi c and provide a more active and intense urban pedestrian experience while others will provide a less active and more intimately scaled street-space.

3. Th ese are streets—not “roads, highways, arterials, or collectors”—and must be developed as such to create people-oriented places balancing all transportation modes. Th e neighborhood street-spaces are designed primarily for walkability and pedestrian comfort, with automobile movement as a secondary focus. Th e specifi cation for Columbia Pike grants more to the free movement of vehicles, while maintaining good walkability.

B. Street Type Specifi cations1. Th e Street Type Specifi cations illustrate typical confi gurations for

street-spaces within the Special Neighborhoods Revitalization District. Th e plans and sections specify vehicular travel lane widths, curb radii, sidewalks, tree planting areas, and on-street parking confi gurations.

2. Th ese are the types and confi gurations permitted within the Special Neighborhoods Revitalization District. Th e numbers refer to dimensions within the street-space. Th e fi rst number is the literal street-space (the distance between façades across the street) and the second is the distance back-of-curb to back-of-curb—including travel lanes, any on-street parking, and curb and gutter. a. Columbia Pike ST 130/72b. ST 80-36c. ST 68-36d. ST 54-36e. Alley A-25f. Bike-Ped Path

3. Except the Columbia Pike ST 130/72, the above street-spaces are confi gured such that in-lane bicycle travel is encouraged and appropriate.

4. Dooryards and alleys are generally reserved for utility easements.



a. Columbia Pike ST 130/72

< 13’ >< 8 >< 8 >< 72’ curb-to-curb >< 8 >< 8 >< 13’ >

130 ft street-space

clearsidewalk

dooryard treelawn

clearsidewalk

dooryardtreelawn

Mid-Block



b. ST 80/36

< 10’ >< 6 >< 6 >< 36’ curb-to-curb >< 6 >< 6 >< 10’ >

80 ft street-space

clearsidewalk

dooryard treelawn

clearsidewalk

dooryardtreelawn

Mid-Block



c. ST 68/36

<4>< 6 >< 6 >< 36’ curb-to-curb >< 6 >< 6 ><4>

68 ft street-space

clearsidewalk

dooryard treelawn

clearsidewalk

dooryardtreelawn

Mid-Block



d. ST 54/36

<4>< 5 >< 7 >< 22’ curb-to-curb >< 7 >< 5 ><4>

54 ft street-space

sidewalk

dooryard

tree/park

dooryard

sidewalk

tree/park



e. Alley A -25

< 25’ Clear >



f. Bike-Ped Street-Space

insert Section – diagram still being fi nalized

49March 5, 2013INITIAL DRAFT 2

Columbia Pike Neighborhoods Area PlanForm-Based Code

504. Street-Space StandardsA. General Provisions

1. All plant material (including trees) shall pass any inspections required under State regulations.

2. All turf grass shall be solidly sodded at installation—not seeded, sprigged, or plugged. Vegetative groundcovers may be used in place of turf grass.

3. In addition to his property, the owner must maintain the following areas:a. The portion of the street-space between their rbl and the back of

the curb.b. The portion of the alley between the lot line and the edge of the

alley pavement.

4. Mechanical and electrical equipment including, but not limited to, air compressors, pumps, exterior water heaters, water softeners, private garbage cans (not including public sidewalk waste bins), and storage tanks may not be stored or located within any street-space. (Water pumps for public fountains or irrigation not visible are not included in this prohibition. Temporary placement of private garbage cans within the street-space may be allowed to accommodate scheduled pick-up.)

B. Street Trees1. Each street-space must have street trees planted along the street

tree alignment line (generally in the centerline of the tree lawn or not less than 3 feet from the back of the curb unless otherwise specified in the regulating plan or Section 503.B. Street Type Specifications) at an average spacing not greater than 30 feet on center (average calculated per block face). Where necessary, spacing allowances may be made to accommodate curb cuts and infrastructure elements; however, at no location may street tree spacing exceed 45 feet on center except where necessary for transit stops or stations. Required street tree planting area configurations are specified in the Street Type Specifications and below.

2. Required tree planting area minimum specifications are as follows:a. Street tree planting areas shall be at grade or not greater than six

inches in height above the sidewalk(i) Soil surface area shall not be less than 110 square feet per

isolated tree or 90 square feet per tree for connected (tree lawn) situations. (See illustrations 504.B.2.(i) and (ii) at right),

(ii) No dimension of the soil surface area may be less than 6 feet unless otherwise specified in this Code.

(iii) A pervious paving strip, maximum 12 inches wide, may be placed at the back of the curb for acess to on streeet parking. This is not measured against (ii) above.

504.B.2(ii) Isolated Tree Situation

Continuous Tree Lawn Individual Tree PlantingContinuous Soil Area

6’ min. trench 6’ min. trench

bridged slab, structural soil, pervious paving

6’ min.

6.5’

min

.

exposed soil, lawn, or ground cover

10’

11’

5’ min.

110 square feet minimum per tree


Continuous Tree Lawn Individual Tree PlantingContinuous Soil Area

6’ min. trench 6’ min. trench

bridged slab, structural soil, pervious paving

6’ min.

6.5’

min

.

exposed soil, lawn, or ground cover

10’

11’

5’ min.



504.B.2(i) Connected Situation



(iv) Th e Street-Space Types are confi gured for street tree trenches (connected soil areas). Th e above requirements may be met through the use of bridged slab, structural soil, or other techniques that clearly exceed these standards in the fostering of vital and long-lived street trees.

b. At planting, street trees shall be at least 3 .5 inches caliper, measured 4 feet above grade and at least ten feet in overall height. Species must be selected from the street tree list (see D. Tree Lists, below). Consult with the County’s urban forester for the designated tree species for a particular street-space.

c. Any unpaved ground area shall be planted with groundcover, fl owering vegetation, or climbing vines, not to exceed 12 inches in height. Street trees must be “limbed up” as they gain appropriate maturity so as to not interfere with pedestrian or truck travel (minimum 7 feet clear over the sidewalk and 14 feet over any travel lanes) and to maintain visibility.

C. Street Tree Specifi cations 1. Species in the Street Tree List are for placement as shown in Street Type

Specifi cations, or as specifi ed in the regulating plan for placement along a street tree alignment line. Th e use of alternate species may be permitted, but only if approved by the County’s urban forester.

2. Street trees are part of an overall street-space plan designed to provide both canopy and shade and to give special character and coherence to each street. Th e desired aesthetic must be achieved through the use of native and/or proven hardy adapted species. Th e list of appropriate street tree species may change over time and will be periodically amended by the County Urban Forester. Inclusion in this list shall be based on the following criteria:a. Structural – street trees shape and subdivide the street-space,

increasing pedestrian comfort and adding (literal) value to the street/community. “Canopy Shade Tree” species grow to heights in excess of 60 feet and have a broad canopy—enabling them to clear auto and pedestrian traffi c, form a ceiling-like enclosure, and open a clear view of the street-space at eye-level.

b. Tree Survivability – Proper planting techniques and confi gurations provide a healthy environment in which the street tree can thrive—this will ensure that the trees increase their value to the community as they grow.

c. Design – Species are planted consistently along a given street-space to provide a special form and character. Th is provide species diversity among streets at the same time it provides a specifi c street character by planting diff erent street-spaces with diff erent trees.



D. Street Tree List1. Th e following list contains all approved tree species for use in the Special

Neighborhoods Revitalization District. Th e list may include native and acceptable adapted species. Other species may be used for planting within a private lot. Th e list will be periodically amended by the County urban forester.

2. Invasive exotic species may not be used anywhere on private lots or other areas.

E. Street-Space Elements1. Streetlights shall be installed on both sides of the street-space,

aligned with the street trees, and unless otherwise designated on the regulating plan, per an approved development project application’s photometric analysis, per 2012 Traffi c and Street Lighting Specifi cations.

STREET TREE LIST(Large Canopy Trees – mature height 60 feet and above)

Species marked with an asterisk may be placed within larger soil area locations such as parks, dooryards, plazas, or in the Columbia Pike tree lawns.

Acer saccharum Sugar MapleBetula nigra River BirchCeltis occidentalis * Common Hackberry *Cercidiphyllum japonicum Katsura Tree

Ginkgo biloba Ginkgo (male only)Gleditsia triacanthos var. inermis Th ornless Honey LocustLiquidambar styracifl ua “Rotundiloba’ Seedless SweetgumNyssa Sylvatica Black TupeloOstrya virginiana Eastern HophornbeamPlatanus occidentalis ‘Bloodgood’ London Plane treeQuercus bicolor Swamp White OakQuercus coccinea Scarlet OakQuercus falcata Southern Red OakQuercus palustris Pin OakQuercus rubra Red OakQuercus shumardii Shumard OakQuercus velutina Black OakTilia Americana * American Linden*Tilia cordata ‘Greenspire’ Greenspire Littleleaf LindenTilia euchlora Crimean LindenTilia tomentosa Silver LindenUlmus americana “libertas” Liberty Elm



2. Streetlights shall be:a. On principal arterial streets - double-globed Carlyle luminaires on

16 foot polesb. On minor arterial streets - single-globed Carlyle luminaires on 14

foot poles c. On principal and minor local streets - single-globed Carlyle

luminaires on 12 foot poles

3. At the time of development, the developer is required to install streetlights and sidewalks, as illustrated in the Street Type Specifi cations, on the side of the street-space being developed.

4. Sidewalks not otherwise designated in the regulating plan or Street Type Specifi cations shall provide a minimum six foot clear walkway and be constructed to meet all County (and ADA) standards and specifi cations.

5. Street furniture is an element of the overall street-space design—not an afterthought. Street furnishings should be simple, functional, and durable.

F. On-Street Parking1. On-street parking spaces created as part of a development project

shall count towards parking requirements. (See Part 7. Parking and Loading.)

2. Th e parking space/tree planting pattern may be interrupted by existing or new driveways designated in the regulating plan, streets, and alleys, but spacing shall not exceed forty-fi ve (45) feet on center except where necessary for and transit stops or stations.

3. On-street parking spaces must be constructed in a manner that allows proper drainage (generally a “w” profi le, having a gutter pan between the travel and parking lanes).

4. On-street bicycle parking shall be provided located in alignment with the street trees. (Th e “U” rack is recommended as the standard rack.)

G. Pedestrian PathwayTh e area within a pedestrian pathway shall be a public access easement or public right of way. Th e easement width for these pathways must not be less than 20 feet with a paved walkway not less than ten feet wide providing an unobstructed view straight through its entire length, except where otherwise specifi ed on the regulating plan.

H. Bike-Ped Street-SpaceTh e area within a bike-ped street-space shall be a public access easement or public right-of-way. Th e easement width for these shall be as designated on the regulating plan by a required building line (rbl) or lot building limit lbl). If this is not designated, the width must not be less than 20 feet with a paved pathway not less than 12 feet.



505. Urban Public Space A. Public Space CategoriesTh e Special Neighborhoods Revitalization District regulating plans designate the location and type of required urban public spaces.

1. Urban Plazas2. Mini-Parks

3. Neighborhood Parks

Within the Special Neighborhoods Revitalization District the street frontages of urban public spaces shall be confi gured according to the Street Type Specifi cations. Th e rules governing the confi gurations and activities within the urban public spaces will vary with their designation.

B. Intent1. Th ese standards apply to those spaces that are designated on the

regulating plan whether publicly owned or publicly accessible through an access easement.

2. Urban plazas, mini-parks and neighborhood parks should be situated at prominent locations. Th eir green plants and trees provide a landscape and civic architecture that complement the surrounding private building architecture. Th ey will foster social interaction, community gathering and family recreation for all age groups, all within a comfortable walking distance.

3. Urban plazas and mini-parks are active pedestrian centers; neighborhood parks are spaces intended for less intensive foot traffi c. Surface treatment is regulated accordingly.

4. Pervious paving materials (to allow oxygen for tree roots and absorb stormwater run-off ) are encouraged, and the percentage of impervious paving material is limited. (See C.2. Materials and Confi gurations.)

C. General StandardsUrban public spaces must be designed, planted and maintained according to the following requirements:

1. Unless otherwise designated on the adopted 2013 Regulating Plan, urban public spaces shall have at least 60 percent of their perimeter fronting public rights-of-way. Th ey shall be surrounded by street trees. Th eir dimensions shall be no narrower than a 1:5 ratio and no width or breadth dimension shall be less than 20 feet.

2. A clear view through the urban public space (from two to seven feet in height) is required, both for safety and urban design purposes. Th e foliage of newly planted trees may intrude into this area until the tree has suffi cient growth to allow such a clear trunk height. a. Urban plazas and mini-parks shall not include active recreation

structures such as ball fi elds except as otherwise specifi ed in this section.

b. Activity areas within urban public spaces may be designated on the regulating plan.



3. Materials and Confi gurations a. Th e street frontages of urban public spaces within the Special

Neighborhoods Revitalization District shall be confi gured in accordance with Section. 504. Street Tree Specifi cations. Th ey will generally be of a diff erent species than the connecting streets.

b. Th e ground surface level elevation shall be between 0 and 24 inches above the top of the adjacent curb.

c. Th e maximum slope across any urban public space shall not exceed ten percent.

d. Trees within an urban public space may also be selected from the street tree list (see Section 504.D. Street Tree List).

e. Asphalt is prohibited within an urban public space.

D. PlazasPlazas are located in high density residential and mixed-use areas and generally close to the Columbia Pike Corridor.

1. Appropriate to their high (pedestrian) traffi c level, urban plazas shall incorporate a higher percentage of paved surface area. Surface treatment and materials (within the back-of-curb to back-of-curb area, excluding any civic use building, public art or monument footprint) shall be between 20 percent and 40 percent unpaved pervious surface (turf, groundcover, gravel, soil or mulch).

2. 50 to 80 percent of the urban plaza tract shall be left as open and unprogrammed area. The programmed areas may include the amenities from Table 1 found at the end of this section.

3. The developer shall select 1 general and 1 active amenity from Table 1 for the plaza design and consult with the County prior to submitting their development project application.

E. Mini-ParksMini-parks are located in medium to high density residential areas and generally a step away from the Columbia Pike Corridor.

1. Appropriate to their less intensive character, mini-parks should be designed with a lower percentage of paved surface area. Surface treatment and materials (within the area back-of-curb to back-of-curb area excluding any civic use building, public art or monument footprint) shall be a minimum 50 percent unpaved pervious surface area (such as turf, groundcover, gravel, soil or mulch).

2. 30 to 50 percent of the mini-parks tract shall be left as open and unprogrammed area. The programmed areas may include the amenities from Table 1 found at the end of this section.

3. The developer shall select 1 general and 1 active amenity from Table 1 for the mini-park design and consult with the County prior to submitting their development project application.



F. Neighborhood ParksNeighborhood parks, larger than the mini-parks are located in a high density residential area and away from the Columbia Pike Corridor.

1. Appropriate to their less intensive character, neighborhood parks should be designed with a lower percentage of paved surface area. Surface treatment and materials (within the area back-of-curb to back-of-curb area excluding any civic use building, public art or monument footprint) shall be a minimum 50 percent unpaved pervious surface area (such as turf, groundcover, gravel, soil or mulch).

2. 20 to 60 percent of the neighborhood park tract shall be left as open and unprogrammed area. The programmed areas may include the amenities from Table 1 found at the end of this section.

3. The developer shall select 1 general and 1 active amenity from Table 1 for the neighborhood park design and consult with the County prior to submitting their development project application.

4. Table 1: Urban Public Space Amenities

Urban Plaza

Mini-Park

Neighborhood Park

General Amenities (non-Active)

Specialty Garden x x xGame Tables x x xKiosk to display information x x xShade Structure x x xFood Truck/Farmers x x xDecorative Water Feature x x xCommunity Garden x xBBQ Grills xPicnic Shelter w/Tables x

Active Recreation Amenities

Interactive Water Feature x x xClimbable Statue/Boulder x x xBocce Ball Court x x xChildrens Playground x xHalf/Full Ball Court (ie tennis) x xCommunity Canine Area x

5. The space shall not be built upon and the developer shall dedicate the urban public space in fee to the County. The developer shall contribute to a public open space fund – at a rate of ___ that would be applied towards the associated design and construction fees. The County will design the open space to meet the Neighborhood Park standards as noted above.



506. Other Open SpaceA. Preserved Natural Areas Preserved natural areas are located throughout the Special Neighborhoods Revitalization District, including small and large areas designated due to steep slopes, watersheds, or other environmental reasons. Th ese areas are undeveloped and have limited accessibility. Preserving these areas will provide opportunities for urban wildlife observation, environmental education, and engaging in restoration activities.

1. As development occurs, these areas shall remain natural and conform to the County’s standards as defi ned in the Urban Forestry Master Plan and the Natural Resources Management Plan.

2. In coordination with the County Staff , the developer shall:a. remove invasive plant speciesb. where appropriate, design and construct nature trailsc. create an entryway with signage d. install trash receptacles at such entry points.

B. Private Open Area 1. At least 1 tree per 800 square feet of any at-grade required private open

area shall be planted in the rear bes site area and located no closer than fi ve feet to any common lot line. Urban Mixed-Use and Urban Residential frontages; and sites that are reusing existing structures with no ground level open area are exempt from this requirement.

2. Trees must be at least 3 ½ inches in diameter at 4 feet above grade and eight feet in overall height (at time of planting). Species must be selected from a list approved by the County’s Urban Forester. Trees listed on the Arlington County’s Invasive Species list are prohibited from private open areas.

57Columbia Pike - Special Neighborhoods Revitalization District

Form-Based CodeMarch 5, 2013INITIAL DRAFT

Part 6. General Architectural Standards601. Intent A. A primary goal of the General Architectural Standards is authenticity whereby

the intent of this Code and the standards herein are designed to encourage construction which is straightforward and functional. Building construction should draw its ornament and variety from the architectural traditions of Northern Virginia and the surrounding region.

B. Th ese standards shall apply to all new buildings and site components within the Columbia Pike Special Neighborhoods Revitalization District. (See map 601.B.)

C. Th e County will make every eff ort to implement these standards for each project and will discuss the design proposals for each application to assess compliance and appropriateness.

D. Architectural Standards should work hand-in-hand with Building Envelope Standards to deliver a high quality street space.

601.B. Columbia Pike Special Neighborhoods Revitalization District

Legend

Special Neighborhoods Revitalization District FBC Boundary

58 Columbia Pike - Special Neighborhoods Revitalization District Form-Based Code


602. Building Wall MaterialsA. GeneralBuilding walls should reflect and complement the traditional materials and techniques of Arlington County’s local architecture. They should express the construction techniques and structural constraints of traditional, long-lasting building materials. Simple configurations and solid craftsmanship are favored over complexity and ostentation in building form and the articulation of details.

1. When materials are combined on a facade horizontally, heavier materials shall always occur below lighter materials.

2. For all buildings three (3) stories or greater, an expression line shall delineate the division between the first and second story.

3. Brick shall be of a uniform color and texture, with a nominal four (4) inch depth. Brick may be painted.

4. EIFS (Exterior Insulation and Finishing System), Styrofoam, and all other foam-based products are prohibited on building exteriors.

5. Vinyl and aluminum siding are not permitted.

6. All siding shall incorporate vertical corner boards on outside building corners. Corner boards shall be a minimum of three (3) nominal inches in width and a minimum of one (1) inch thick.

7. All stucco surfaces shall have a smooth or sand finish, be hand-trowelled in texture, and painted. Sprayed on stucco finishes are prohibited.

B. Urban Mixed-use Buildings, Urban Residential Buildings & Small Apartment Buildings1. Permitted finished building wall materials for mixed-use buildings, apartment buildings & civic buildings include:

brick, stone, and cast stone.

C. Townhouses & Detached Single-Family Houses1. Permitted finished building wall materials for townhouses and detached single-family houses include: brick, stone,

cast stone, stucco, and horizontal lap siding (of wood or composition board, such as HardiPlank®). Composition board (such as HardiPlank®) may have a smooth or grained finish.



examples of appropriate masonry walls

examples of appropriate siding types for single-family (attached and detached) homes

examples of appropriate stucco walls

Illustrations and precedent images are for illustrative purposes only, with no regulatory effect. They are provided as examples, and shall not imply that every element in the image is permitted.



603. Masonry DetailingA. ApplicabilityThese masonry standards shall apply to the façades and building walls of all structures which are faced with brick, stone, or cast stone.

B. HeadersA header is the horizontal member (or assembly of members) visibly spanning the top of an opening.

1. All openings in masonry construction should be spanned by a header.

2. Permitted header forms shall be the lintel (see illustration 603.B.2.a.), arch, and jack arch (see illustration 603.B.2.b.). Headers may also be composed of more ornate moldings or pediments. The header shall visually appear able to carry the wall load above.

3. Headers may be comprised of a variety of materials. Permitted materials include: brick, stone, cast stone, wood, and metal. All headers on a building shall be of a matching style and material.

4. Headers shall be a minimum of four (4) inches in height and shall be slightly wider than the opening they span.

C. SillsA sill is the horizontal member (or assembly of members) at the base of a window or door opening.

1. All window and door openings in masonry construction shall have a sill at their base.

2. Sills shall be generally rectangular in form, and slope slightly away from the opening to shed water.

3. Sills may be comprised of a variety of materials. Permitted materials include: brick, stone, cast stone, and concrete. All sills on a building shall be of a matching style and material.

4. Sills shall be a minimum of two (2) inches in height and should project from the wall surface a minimum of one half (1/2) inch. Sills shall be slightly wider than the opening.

D. CapsA cap is the protective top layer of a masonry structure exposed to weather from above, such as a wall or parapet.

1. A cap shall protect the tops of all masonry structures exposed to the weather including: garden walls, stair treads, planter edges, parapets, and freestanding piers.

2. Caps shall be comprised of stone, cast stone, brick, concrete, or slate. The edges of caps may be rectangular, or may be more ornate.

3. Caps should project past the edge of the masonry structure below by a minimum of one half (1/2) inch.

603.B.2.a. Lintel 603.B.2.b Jack Arch Not Permitted Not Permitted




examples of appropriate door and window headers

examples of appropriate window sills

examples of appropriate masonry wall caps



604. Roofs A. Roof PitchesThe roofs of all buildings within the Special Neighborhoods Revitalization District, excluding parking structures and buildings along the frontage designated as Urban Mixed-Use, shall be pitched.

1. Roofs which cover the main body of a building shall have a slope of no less than 5:12 and no greater than 10:12. The lower slope of a gambrel roof may have a pitch of up to 24:12.

2. The roofs of porches, stoops, canopies, and balconies shall have a slope of no less than 2:12 and no greater than 6:12.

3. All roofs shall be symmetrically sloped, with the exception of shed roofs.

B. Roof Types1. Permitted roof types include: gable, hip, gambrel (only when the roof ridge runs parallel to the front facade), and

shed (on porches, stoops, canopies and balconies only).

2. Applied mansard roofs and flat roofs are not permitted.

3. The end walls of a gable or gambrel roof may extend up above the roof line to form a parapet. The top of parapet walls shall extend a minimum of one (1) foot above the adjacent roof and up to a maximum of three (3) feet.

C. Roofing Materials1. Permitted roofing materials include: metal standing seam (5V crimp or equivalent), metal shingle, slate, and

dimensional asphalt shingles.

D. Configurations1. Roof eaves shall overhang the walls below by at minimum of one (1) foot.

2. Roof eaves shall be enclosed with a soffit, which shall run perpendicular to the building wall face.

605. DormersA. Requirements & Configurations

1. Dormers shall be no wider than the width of the window opening plus the width of the two walls on each side. Each side wall may be up to a maximum of eight (8) inches wide. (See diagram 605.A.1.)

2. Windows within dormers shall match the style and proportions of other windows in the building.

3. Permitted dormer roof types include: gable, hip, arched, and shed.

4. If a gable or hip roof is used for a dormer, the pitch of the roof must match that of the roof on the main building.

5. All dormers along the front facade of a building shall be identically sized and detailed.

6. All dormers shall either align with window/door openings on the building wall below or align with the center of the space between the window/door openings below.

side walls each a maximum of 8 inches wide

605.A.1. Dormer




examples of appropriate roof types

examples of appropriate dormers



1’ min. - 3’ max.

8’ min.

required expression line

606.A.2.

sill

606. ShopfrontsA. Requirements & Configurations

1. The entrances to all shopfronts shall be covered, either by an awning, canopy, or by being inset into the main body of the building.

2. The top of all shopfront window sills shall be between one (1) and three (3) feet above the adjacent sidewalk. (See diagram 606.A.2.)

3. Shopfront windows shall extend up from the sill at least eight (8) feet above the adjacent sidewalk. (See diagram 606.A.2.)

4. Single panes of glass shall not be permitted larger than eight (8) feet in height by five (5) feet in width.

5. Shopfront windows may not be made opaque by window treatments (excepting operable sunscreen devices within the conditioned space).

6. Shopfronts shall have a cornice or expression line above, between the first and second story. (See diagram 606.A.2.)

7. Reflective and frosted glass is prohibited on shopfronts.

8. Shopfront doors shall contain at least sixty (60) percent transparent glass. Solid doors are prohibited.




examples of appropriate shopfronts



607. AwningsA. Requirements & Configurations

1. All awnings shall have a minimum depth of five (5) feet, as measured perpendicular from the face of the building.

2. All awnings shall have a minimum underside clearance of ten (10) feet.

3. The top of all awnings shall be mounted no more than one (1) foot above the opening below. Awnings shall shade glazing and shalll not be mounted so high that they shade the wall above a window opening. (See diagrams 607.A.3.a. and 607.A.3.b.)

4. Awnings may encroach within the right-of-way, with County approval, but shall not extend closer than two (2) feet to any curb line or tree planting strip.

5. Awnings shall be made of durable fabric and may be either fixed or retractable.

6. High-gloss, plasticized, shiny or reflective materials are not permitted.

7. Back-lit awnings are not permitted.

8. Awnings are not permitted above the first floor.

9. Quarter-cylinder awning configurations are not permitted.

608. CanopiesA. Requirements & Configurations

1. Canopies shall be mounted to the building wall and supported either from below by brackets or from above by cables or chains.

2. All canopies shall have a minimum depth of four (4) feet, as measured perpendicular from the face of the building.

3. All canopies shall have a minimum underside clearance of ten (10) feet.

4. Canopy framing shall be constructed of either metal or wood, with regularly spaced and appropriately sized visual means of support.

5. Canopies are not permitted above the first floor, except when they cover a balcony.

6. Permitted roofing materials for canopies include: metal standing seam (5V crimp or equivalent), slate, glass, and corrugated metal.

607.A.3.a Correct Awning Placement 607.A.3.b Incorrect Awning Placement



examples of appropriate awnings

examples of appropriate canopies




609. BalconiesA. Requirements & Configurations

1. Balconies shall protrude no more than four (4) feet from the building wall. Balconies may be inset either partially or wholly within the main body of the building

2. All balconies shall be visually supported from below by brackets, or adjacent side walls (if the balcony is set completely within the main body of the building).

3. Balconies shall have a minimum underside clearance of nine (9) feet.

4. Balconies are permitted to have roofs, but must remain open and unconditioned.

5. Balconies shall not encroach within the public right-of-way.

6. Materials, colors and architectural detailing of balconies shall match those of the rest of the building.

610. RailingsA. Requirements & Configurations

1. All railings shall be a minimum of three (3) feet in height, as measured vertically from the adjacent floor level.

2. Railings shall be constructed of wood or metal.

3. All railings shall be supported at the ends by columns, newel posts, or building walls.

4. All railings shall be comprised of a top and bottom rail, between which balusters and rungs are affixed. Balusters shall never be affixed directly to the floor.

5. Parapet walls may be used in place of railings.

6. The color and finish of all railings shall match the color and finish of other trim elements on the building.




examples of appropriate balconies

examples of appropriate railings



611. PorchesA. Requirements & ConfigurationsAll single-family homes (both attached and detached) shall have a porch or a stoop.

1. All porches shall have a minimum depth of seven (7) feet, as measured perpendicular from the face of the building to the outside of the supporting columns.

2. All porches shall be completely covered, either by a roof, or by being inset into the main body of the building.

3. All porches shall have a minimum underside clearance of eight (8) feet, as measured from the finished floor to the underside of the ceiling.

4. The finished porch floor height shall be at or no lower than eight (8) inches below the first interior finished floor level of the building to which it is attached.

5. Porches shall match the architectural style of the building, using similar details and materials.

6. Front and side porches may be screened; however, if screened, all architectural expression (columns, railings, etc.) shall occur on the outside of the screen facing a street or public space.

7. Porches may be multi-story.

8. Porches shall not extend into the public right-of-way.

612. StoopsA. Requirements & ConfigurationsAll single-family homes (both attached and detached) shall have a porch or a stoop.

1. The upper-most platform of all stoops shall have a minimum depth of two (2) feet and a maximum depth of five (5) feet, as measured perpendicular from the face of the building to the outside of platform edge. The upper-most platform of all stoops shall be no wider than six (6) feet, as measured parallel to the building face.

2. Stoop stairs may run either perpendicular or parallel to the building face.

3. All stoops shall be at least partially covered, either by a roof, projecting overhang, or by being inset into the main body of the building.

4. All stoops shall have a minimum underside clearance of eight (8) feet, as measured from the finished floor to the underside of the ceiling.

5. The finished stoop floor height shall be at or no lower than eight (8) inches below the first interior finished floor level of the building to which it is attached.

6. Stoops shall match the architectural language of the building, using similar details and materials.

7. Stoops shall not extend into the public right-of-way.




examples of appropriate porch configurations

examples of appropriate stoop configurations



613. Columns & PiersA. General Regulations for Columns

1. All columns shall be either round or square in section.

2. All columns shall be spaced at regular intervals, and shall create openings which are square or vertically proportioned. (See illustration 613.A.2.)

3. Columns shall be constructed of wood, metal, stone, cast stone, brick, or fiberglass.

4. Columns shall be a minimum of six (6) inches in width and depth.

5. Columns should always support a structural spanning element, such as a beam, arch, or entablature. (See illustration 613.A.2.)

6. Columns shall always be positioned so that the outside edge of the beam, arch, or entablature above aligns with the neck of the column. (See illustration 613.A.6.)

B. Columns which are Round in Section1. All columns which are round in section shall adhere to the proportions and configurations of one of the classical

orders, including: Greek Doric, Roman Doric, Tuscan, Ionic, Corinthian, or Composite. Specifications for the classical orders can be found in publications such as Architectural Graphic Standards, or in The American Vignola.

2. All columns which adhere to one of the classical orders shall also support an entablature which is detailed in a manner appropriate to the given order. Round columns may be fluted.

C. Columns which are Square in Section1. Columns which are square in section shall have a base and a capital, both of which may be very simple in character.

2. Square columns shall not be fluted. Square columns may be tapered.

D. Piers1. Piers may be square or rectangular in section.

2. Piers serve as supporting members for garden walls, porches, columns, stoops, or arches. As they serve as a type of point foundation, piers shall be constructed of brick, stone, cast stone, or masonry faced with stucco.

3. Piers shall be a minimum of eight (8) inches wide in the shortest dimension.

4. All piers shall be spaced at regular intervals, and shall create openings which are square or vertically proportioned. (See illustration 613.D.4.)

613.D.4. 613.A.2.




examples of appropriate columns

examples of appropriate piers

613.A.6.



614. DoorsA. Requirements & Configurations

1. All doorways shall be square or vertically proportioned.

2. Doors may not be flush with the wall plane, but shall be slightly recessed.

3. When an alley is present, garage doors must face towards the alley.

4. Garage doors visible from any street space shall be only a single bay in width each, up to a maximum of ten (10) feet in width per door. (See illustration 614.A.4.)

5. Permitted finish materials for doors include wood, metal and glass. Shopfront doors shall contain at least sixty (60) percent transparent glass.

615. WindowsA. Requirements & Configurations

1. All windows shall be vertically proportioned; the height of the window must be greater than its width. Window openings may be horizontally proportioned, but only if composed of vertically proportioned windows grouped together and each separated by a mullion, column, or wall section with a minimum width of six (6) inches (see illustration 615.A.1.). Horizontally proportioned transom windows are permitted if part of an overall vertical composition. Circular, octagonal, square (no more than ten (10) square feet in size), oval, and elliptical windows are permitted.

2. Permitted window types include: single-, double-, and triple-hung, casement, and transom. Fixed-glass windows may be used only within shopfronts or for small accent windows (no more than ten (10) square feet in size).

3. All windows (excluding shopfront windows) with panes of glass larger than ten (10) square feet in size shall be divided by muntins into multiple smaller panes. Single-, double-, and triple-hung, casement, and transom windows shall be divided by muntins such that each pane is of equal size and vertically proportioned.

4. All shutters shall be appropriately sized to cover the window opening, constructed of wood, and must be fully operable. “Shutter Dogs” shall be used to hold all shutters in place while open.

5. On all upper floors, a minimum of forty (40) percent of glazed window area per floor shall be operable and openable in order to allow for natural ventilation. Buildings that have more than one facade with windows shall distribute the operable windows amongst the facades so that cross-ventilation is possible.

6. All glass shall be clear and non-reflective.

7. Windows may not be flush with the wall plane, but shall be slightly recessed.

8. Permitted finish materials for windows include wood, metal and vinyl.

614.A.4. 615.A.1.




examples of appropriate doors

examples of appropriate windows



616. AccessibilityA. ApplicabilityIf an Urban Mixed-Use, Urban Residential, or Small Apartment Building is to be constructed with an elevated first finished floor for a portion or all of the ground story, per the Building Envelope Standards, the main entrance shall be flush (0-5”) with the adjacent sidewalk/fronting walkway elevation. The transition to a required finished floor elevation shall be made within the building interior, using either a ramp (as shown in illustration 616.B.5.), a elevator, or by a similar design as determined by the Zoning Administrator.

If a townhouse is constructed with an elevated finished floor, per the Building Envelope Standards, accessibility shall be achieved through one of the configurations outlined below in strategies 1, 2 and 3 of the Configurations section.

B. ConfigurationsMethods by which accessibility to residential units can be achieved while maintaining the elevated finished floor prescribed in this code (which is vital to privacy in urbanized areas) include the following.

1. On alley-served lots: The ground may be sloped or raised to provide a zero-step entrance at the rear, convenient to parking. This may be accomplished by grading the alley higher than the street, by sloping individual lots toward the alley. (See illustrations 616.B.1. and 616.B.2.)

2. Well-integrated ramps (set completely behind the building facade) may be provided at the side of the unit, leading to a side or rear porch. For apartment and townhouse configurations, side or rear ramps are encouraged to be shared between units. The entrance to the ramp at the sidewalk could be through a doorway, or integrated into the building design as an archway. (See illustration 616.B.3.)

3. In cases where accessibility cannot be met by rear grading or access ramps, one alternative is to provide an at-grade entrance at the front of the building with an exterior stair leading to the entrance of the unit above. (See illustration 616.B.4.)

4. An additional alternative is to provide an at-grade entrance at the front of the building with an interior ramp and/or elevator up to the first finished floor level. (See illustration 616.B.5.)

616.B.1.

frontalley

616.B.2.



616.B.3.

616.B.4. 616.B.5.

front

rear

exte

rior r

amp

exte

rior r

amp

exte

rior r

amp



617. Garden Walls & FencesA. General to Garden Walls & Fences

1. All walls and fences along RBLs shall be a maximum of four (4) feet in height.

2. All privacy fences which run along side and rear property lines shall be a maximum of seven (7) feet in height.

B. Specific to Garden Walls1. Garden walls shall be constructed of brick, stone, cast stone, or other masonry faced with stucco.

2. When both the building walls and the garden walls are faced with stucco, the finish and color shall be identical on both.

3. Garden walls may include panels of wood or metal between piers.

4. All garden walls and piers shall have a cap (see section 603.).

C. Specific to Fences1. Fences shall be constructed of wood (picket fences with corner posts) or metal.

2. Chain link fences are not permitted.

D. Gates1. Pedestrian and vehicular gates within walls and fences shall be a maximum of twenty (20) feet in width and no taller

than the adjacent wall or fence height.

2. Gates shall be constructed of wood or metal.

618. Mechanical EquipmentA. Requirements & Configurations

1. For the purposes of these standards, mechanical equipment shall include any heating, ventilation, and air conditioning (HVAC) or electrical machinery but also includes air compressors, hoods, mechanical pumps, exterior water heaters, water softeners, utility and telephone company transformers, meters or boxes, garbage cans, storage tanks, generators, electric vehicle (EV) chargers, geothermal wells, and similar elements.

2. If mechanical equipment is visible from an adjacent street or sidewalk, it shall be screened by a fence or garden wall.




examples of appropriate garden walls and fences

examples of appropriate mechanical equipment configurations hidden from the street space



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Part 7. Parking and Loading StandardsNote: Th ese standards are based on those from CP-FBC. Some additional revisions may be necessary to address specifi c issues related to the intent of the CP-NAP and the Special Neighborhoods Revitalization District.

701. PurposeA. Enable people to park once at a convenient location and to access a variety of

commercial enterprises in pedestrian-friendly environments by encouraging shared parking.

B. Reduce diff used, ineffi cient, single-purpose reserved parking.

C. Avoid adverse parking impacts on neighborhoods adjacent to the Special Neighborhoods Revitalization District.

D. Maximize on-street parking.

E. Increase visibility and accessibility of parking.

F. Provide fl exibility for redevelopment of small sites and for the preservation of historic buildings.

G. Promote early prototype projects using fl exible and creative incentives.

702. General StandardsA. Development projects under 20,000 square feet in land area have no

minimum parking requirements, except that on Townhouse/Small Apartment bes sites of less than 20,000 square feet in land area and with more than two dwelling units per small apartment building, parking shall be provided for each dwelling unit, as required below in Section B.

B. All other sites not expressly covered above in Section A. shall meet the following requirements:

1. A minimum of 1 and 1/8 parking spaces per residential dwelling unit, of which a minimum of 1/8 parking space per residential unit shall be provided as shared parking. Th ere are no maximum limits on shared parking.

2. A minimum of one space per 1,000 square feet of non-residential Gross Floor Area (GFA) shall be provided as shared parking; there are no set maximum limits on shared parking. New on-street parking spaces created in conjunction with the development, which did not previously exist, may be counted toward the minimum requirement for shared parking. Any limitations on the shared parking (time limits or hours of the day) shall be subject to approval by the Zoning Administrator which shall be given upon a fi nding that at least 12 hours of public parking are provided in any 24-hour period and that at least 8 of those hours are provided during either business or nighttime hours depending on whether the Zoning Administrator determines that the primary public use will be for commercial or residential uses.



3. A maximum of one space per 1,000 square feet of non-residential GFA or two spaces per residential dwelling unit may be made available for reserved parking.

4. Reserved parking above the maximum may be provided upon payment to the County. Th e County Manager shall establish the amount of payment annually based on the approximate cost to build structured parking.

C. Achieving parking requirements:

1. Parking requirements may be met either on-site or within the parking zone in which the development is located.

2. In lieu of minimum parking requirements, the County may accept a one-time payment per each space of shared parking. Th e County Manager shall establish the amount of payment annually based on the approximate cost to build structured parking.

3. Incentives from the Tax Increment Public Infrastructure Fund (TIPIF) may be used, in accordance with approved TIPIF policy, for eligible projects to meet shared parking requirements.

D. Bicycle Parking:

1. For offi ce uses, the developer shall provide 1 employee bicycle parking space per 7,500 square feet of GFA and 1 visitor/customer bicycle parking space per 20,000 square feet of GFA.

2. For residential uses, the developer shall provide 1 tenant bicycle parking space per 3 units and 1 visitor bicycle parking space per 50 units.

3. For retail uses, the developer must provide 1 employee bicycle parking space per 5,000 square feet of GFA and 1 visitor/customer bicycle parking space per 25,000 square feet of GFA.

4. For hotel uses, the developer shall provide 1 employee bicycle parking space per 10 guest rooms.

5. All tenant and employee bicycle parking facilities are to be highly visible to intended users and shall be protected from rain and snow within a structure, meeting Class 1 secure standards as contained in the Arlington County Master Transportation Plan’s Bicycle Element (July 2008) and as may be subsequently amended. Where tenant and employee bicycle parking cannot be accommodated within structured parking located on site, the design of the independent bicycle parking facility, also to be located on site, shall be screened from view of pedestrians along a Street and constructed using the same materials or materials appearing to be the same as those used on the primary building(s). Th e bicycle parking facilities shall not encroach on any area in the public right of way intended for use by pedestrians, nor shall they encroach on any required fi re egress.

6. On-street bicycle parking spaces (as defi ned in Part 5. Urban Space Standards, Section 504.F.) may be counted toward the minimum customer/visitor bicycle parking requirement.



7. Shared parking shall be designated by appropriate signage and markings as required by County policy.

703. Parking Incentives for Affordable HousingNote: Th is section is still being fi nalized.

85March 5, 2013 Columbia Pike Neighborhoods Area PlanForm-Based CodeINITIAL DRAFT

Part 8. Building FunctionsNote: This section is not provided in this Initial Draft.

86 Columbia Pike Neighborhoods Area PlanForm-Based Code



87February 6, 2013INITIAL DRAFT


Part 9. Defi nitions901. Defi ned TermsTh e following terms are defi ned for the purpose of the Columbia Pike Special Neighborhoods Revitalization District Form-Based Code. Terms not defi ned here may be defi ned elsewhere in the Arlington County Zoning Ordinance. In such case, the defi nition contained in the Zoning Ordinance shall be used. Certain terms in this Code are used in very specifi c ways, often excluding some of the meanings of common usage. Where there is an apparent confl ict or contradiction, the defi nition herein shall prevail.

Accessory Unit. A building or addition located at the rear of the buildable area or in an english basement, that is not the primary structure or principal dwelling unit on a bes site, and can be used as additional residential or home occupation space.

Activity Area. A small defi ned/designated location within an urban public space where active recreational equipment such as swings or jungle gyms may placed.

Administrative Review Team. Th e County staff that has been designated to review Form-Based Code applications. Th e team will consist of representatives from the Department of Community Planning, Housing & Development, including Planning and Historic Preservation; the Department of Environmental Services; and Arlington Economic Development. Th e Columbia Pike Coordinator shall play the lead role on the administrative review team. Additional staff resources from other departments and areas may also be involved as determined necessary by the County Manager or the administrative review team.

Alley/Alley Access Easement. Th e public right-of-way or easement for vehicles and pedestrians within a block that provides access to the rear or side of properties, vehicle parking (e.g., garages), utility meters, recycling containers, and garbage bins.

Attic Story. Habitable space situated within the structure of a pitched roof and above the uppermost story. Th ey are permitted for all bes sites and do not count against the maximum story limit or ultimate building height of their bes.

Awning. A cantilevered, projected or suspended cover over the sidewalk portion of the street-space, or a roof-like covering, usually of canvas, metal, or similar material and often adjustable, placed over the sidewalk, windows, or doors to provide protection from sun and rain. It is distinguished from a canopy because it is not permanent, nor a structural portion or architectural feature of the building and does not support substantial weight.

Balcony. An exterior platform attached to the upper fl oors of the building façade (forward of the required building line).

Bay Window. Generally, a U-shaped enclosure extending the interior space of the building outward from the facade/required building line (along its street-space side).

88 February 6, 2013INITIAL DRAFT


BES Site. One or more defi ned areas within a development project that are subject to the standards of an individual building envelope standard.

Bike-Ped Street-Space. Th e public access easement or public right-of-way whose width is designated on the regulating plan by a required building line (rbl) or lot building limit (lbl). A bike-ped street-space is detailed/built to accommodate bicycle and pedestrian traffi c but not the automobile (possibly excepting emergency vehicles). See Part 5. Urban Space Standards and the appropriate regulating plan.

Block. An increment of land comprised of lots, alleys, bes sites and tracts circumscribed and not traversed by streets (pedestrian pathways excepted). Blocks shall be measured at the required building line (rbl).

Block Corner. Th e outside corner of a block at the intersection of any two street-spaces (the rbls). Inside corners, where the resulting angle formed by the block face is less than 180 degrees (concave) are not considered block corners for the purposes of this Code.

Block Face. Th e required building line frontage between block corners.

Bracket. An architectural element and structural member which projects from a wall and may support weight.

Buildable Area. Th e area of the bes site that building(s) may occupy, which includes the area of the bes site behind the required building line as designated by the building envelope standard. Th e buildable area sets the limits of the building footprint now and in the future—any additions shall be within the specifi ed buildable area.

Building Corner. Th e outside corner of a building where the primary building mass is within an angle less than 180 degrees. Inside corners, where the exterior space of the building mass forms an angle of more than 180 degrees are not considered building corners for the purposes of this Code.

Building Envelope Standards (BES). Th e part of this Code that establishes basic parameters regulating building form, including the envelope (in three dimensions), placement and certain permitted/required building elements, such as shopfronts, balconies, and street walls. Th e building envelope standards establish both the boundaries within which things may be done and specifi c things that must be done. Th e applicable building envelope standards for a site is determined by its street frontage as per the regulating plan. Th is produces a coherent street-space and allows the building owner greater freedom behind the façade.

Building Face. See Façade.

Canopy. A bracketed or suspended cover over the sidewalk portion of the street-space, or a roof-like covering placed over the sidewalk, windows, or doors to provide protection from sun and rain. It is distinguished from an awning because it is a permanent, durable, structural portion of the building as opposed to a light covering of canvas, metal or other similar material

Cap. Th e protective top layer of a masonry wall exposed to weather from above, such as a garden wall or parapet.



Civic Buildings. Th ose buildings that house strictly civic uses or historically and urbanistically signifi cant structures designated on the regulating plan. Civic buildings and publicly-owned public art are not subject to the building envelope standard prescriptions of this Code.

Civic Use. See Use, Civic.

Clear Height. Within a structure, the habitable distance between the fl oor and ceiling. For entrances and other external building features, the unobstructed distance from the ground to the lowest element above.

Clear Walkway. An area within a street-space, this portion of the sidewalk shall remain clear of obstructions and allow public passage. Th e clear walkway width is specifi ed in the Street Type Specifi cations.

Commerce. See Use, Commerce.

Common Drive. Th e public right-of-way or easement for vehicles and pedestrians within a block that provides access to the rear or side of properties, vehicle parking (e.g., garages), utility meters, recycling containers, and garbage bins. Th e confi guration of a common drive designated on the regulating plan is not exact, and may be negotiated during the approval process, but a through-block connection must be provided. Common drives are generally treated the same as alleys in this Code.

Common Lot Lines. Lot lines shared by adjacent private lots.

Complete and Discrete Facade Composition. Th e facade articulation that breaks down the apparent scale of a large building into smaller apparent pieces. Th e goal/intent is ‘human scale’ for the street-space. Th e objective requirements of the complete and discrete facade composition section of the Code regulate and ensure that scalar break-down. “Complete and discrete” is much like the façade of a new building.

Corner Lot. A lot in which one side lot line is adjacent to a street or street-space. Special frontage standards, building placement, fencing and landscape requirements may apply.

Development Project. A property that is the subject of County approval for development.

Detached Building. Building form and functions resulting from/as determined by the Detached Frontage building envelope standard.

Dooryard. Th e area within the street-space between the façade of the building (generally the required building line) and the clear walkway area of the sidewalk. Stoops, balconies, bay windows, and, for appropriate commerce uses, shopfronts, temporary displays or café seating, and other encroachments as specifi ed by the Zoning Administrator may be placed within the dooryard area. Th e dooryard area is designated in the Street Type Specifi cations.

Dormers. Roofed ancillary structures with windows providing light and air to habitable space within the roof. Dormers are permitted and do not constitute a story (for height measurement purposes) so long as: they do not break the primary eave line, are individually less than 15 feet wide, and are collectively not more than 60 percent of their required building line façade length.



English Basement. A habitable fl oor level below the ground story that is partially above and below grade, with windows and a direct street-space entry. English basement units do not count against the story limit, but their elevation above grade is included in the ultimate building height measurement.

Equivalent or Better. A building material or construction technique that has been determined, by the Zoning Administrator, to be at least equal to, in appearance, durability, etc., or surpassing those expressly permitted herein.

Façade (Building Face). Th e building elevation facing the street-space or required building line. Building walls facing private interior courts, common lot lines, alleys, and common drives are not façades.

Façade Composition. Th e arrangement and proportion of materials and building elements (windows, doors, columns, pilasters, bays) on a given façade. Th e intent of the facade composition requirements is to create, maintain and protect the human-scale of the street-space.

Fenestration. Openings in the building wall, including windows and doors, allowing light and views between interior (private realm) and exterior (public realm). Fenestration is measured as glass area (including mullions and similar window frame elements with a dimension less than one inch) and/or as open area.

First Floor. See Ground Story.

Front Porch. Th e ground fl oor platform attached to the façade or required building line side of the main building. A front porch may have a single ground fl oor platform or two to three platforms stacked at the ground and upper story levels.

Front Yard. An open space required by certain building envelope standards extending across the entire frontage width of the bes site between the façade and the clear walkway area of the sidewalk. Th is area is contiguous with the street-space, and includes any front porch.

Front Yard Fence. Th e wood (picket), wrought iron fence, or masonry wall, located along and surrounding the front yard

Garage Entry. An opening (with curb cut) in the building façade and/or street wall where vehicles may enter into the block interior for general parking and business servicing. Garage entries (excluding those existing prior to 2013) shall meet the requirements of this Code.

Garden Wall. A masonry wall defi ning a property line or delineating a private area. (For height and gate specifi cations, see the building envelope standards.) A garden wall may serve as a front yard fence.

Ground Story. Th e fi rst habitable level of a building with its fi nished fl oor elevation at or above grade. Th e next story above the ground story is the second fl oor or story.

Header. A horizontal member (or assembly of members) visibly spanning the top of a wall opening, such as for a door or window.



Lot Building Limit (LBL). A line delineating the outer edge of the buildable area, generally to the rear of a lot away from the required building line. Where designated on the regulating plan, the lot building limit shall supersede the building envelope standard minimum setback.

Masonry. A building wall material which may consist of brick, stone, concrete block, or cast stone, and which is bound together by mortar.

Mezzanine. An intermediate level between the ground story and the second story. It is set back from the rbl at least 20 feet and may be in the form of a platform, podium, or wide balcony. A mezzanine is internally accessible from, and a continuation of, a ground story use.

Mini-Park. An urban public space as regulated by this Code. Th e term is generally used to describe a formally confi gured small public lawn or park that is primarily unpaved.

Neighborhood Park. An urban public space as regulated by this Code. Neighborhood parks are generally larger and have less paved surface area than mini-parks or urban plazas.

Open Area. See Private Open Area.

Parking Setback Line. A line or plane indicated on the regulating plan which extends vertically up from the ground story fl oor level (unless otherwise noted on the regulating plan or bes) and is generally parallel to the required building line. Th e parking setback line is a permissive minimum distance from the required building line and parking may be placed anywhere within the bes site behind this line, except where otherwise specifi ed in this Code.

Pedestrian Pathway. An interconnecting paved way providing pedestrian and bicycle passage through blocks running from a street-space to another street-space, an alley or an interior block parking area. Th e area within a pedestrian pathway shall be a public access easement or public right-of-way.

Plaza. See urban plaza.

Privacy Fence. An opaque fence made of wood or masonry (not chain link or any other type of rolled fence) along alleys, common drives, pedestrian pathways, and common lot lines. See the individual building envelope standards for height and placement specifi cations.

Private Open Area. An occupiable area within the buildable area, generally behind the parking setback line, accessible only to occupants of the particular building or site, and (primarily) open to the sky. Additional specifi cations for the private open area may be included in each building envelope standard. Private open area shall not be built-upon, used for trash/storage, or parked or driven upon (except for emergency access).

Regulating Plan. Th e implementing plan for the development of the Special Neighborhoods Revitalization District under this Code. Regulating plans designate the building envelope standards and street-space types and provide specifi c information for the disposition of each development project and bes site. Th e regulating plan also shows how each site relates to adjacent street-spaces, the overall district, and the surrounding neighborhoods.



Required Building Line (RBL). A line or plane indicated on the regulating plan, defi ning the street frontage which extends vertically and generally parallel to the street, at which the building shall be placed. Th e façade shall occur on the required building line. Th is is a requirement, not a permissive minimum. Th e minimum length and height of façade that is required at the rbl is shown on the appropriate building envelope standard.

Sidewing. Th e portion of a building extending along a common lot line toward the alley or rear of the bes site.

Small Apartment Building. An individual building form and function as determined by the Townhouse/Small Apartment building envelope standard. Small apartment buildings are multi-family residential dwelling buildings of a limited size and scale.

Stoop. An entry platform on the façade of a building. Stoops may be roofed, but they shall not be enclosed. (See the individual building envelope standards for specifi cations.)

Shopfront (Storefront). Th at portion of the ground story façade fenestration intended for marketing or merchandising of commerce uses and allowing visibility between the sidewalk and the interior space.

Sill. A horizontal member (or assembly of members) at the base of a window opening.

Story (Story Height). Th at space within a building and above grade that is situated between one fl oor level and the fl oor level next above, or if there is no fl oor above, the ceiling above. Story height parameters are as specifi ed by the appropriate building envelope standard.

Streetlight. A luminaire installed on both sides of the street-space, along the street tree alignment line or median centerline, unless otherwise designated in this code. Lighting standards for street-spaces, urban public spaces, alleys and common drives should be developed to meet the minimum standards of the Illumination Engineering Society of North America (IESNA), with the design criteria in the Special Neighborhoods Revitalization District giving equal weight to the lighting of the pedestrian areas and the automobile areas.

Street-Space. All space between fronting required building lines (streets, urban plazas, pedestrian pathways, mini-parks, neighborhood parks, sidewalks)—including any transit service operator passenger platform—but not garage entries, common drives or alleys.

Street-Space Frontage. Th at portion of the bes site or building that is coincident with the required building line as required by this Code.

Street Tree. A tree required per this code and listed in the Street Tree List located in Urban Space Standards that is of a proven hardy and drought tolerant species and large enough to form a canopy with suffi cient clear trunk to allow traffi c to pass under unimpeded.

Street Tree Alignment Line. A line along which street trees shall be planted and streetlights and other such infrastructure are to be placed. It is generally parallel with the street-space.



Street Wall. A masonry wall set which assists in the defi nition of the street-space in the absence of a building. See the building envelope standards for height and gate specifi cations.

Townhouse. An individual multi-story attached residential structure with a direct street-space entry and internal vertical circulation.

Tree Lawn. A continuous strip of soil area—typically covered with grass, other vegetation, bridging pavement, or sometimes porous pavers—located between the back of curb and the clear walkway, and used for planting street trees and confi gured to foster healthy street tree root systems. Tree lawn dimensions are specifi ed in Part 5.

Ultimate Building Height. Th e maximum height allowed for any building, excluding any attic story. Th is limit is calculated in feet and derived by multiplying the maximum number of allowable upper stories by the maximum story height of the upper stories and adding the maximum allowable height from the fronting sidewalk to the second story fl oor.

Urban Public Space. An open space designated on the regulating plan, accessible to all, including urban plazas, mini-parks, and neighborhoods parks.

Urban Plaza. An urban public space designated on the regulating plan. Th e term is generally used to describe spaces that have more paved surface area. Urban plazas do not include active recreation structures such as ball fi elds and courts. See the Urban Public Space Standards for the specifi c controls.

Urban Mixed-Use Building. Building form and functions resulting from/as determined by the Urban Mixed-Use building envelope standard as indicated on the regulating plan.

Urban Storefront Building. Building form and functions resulting from/as determined by the Urban Storefront Specifi cations of the Urban Mixed-Use building envelope standard as indicated on the regulating plan.

Use, Civic. For the purpose of this Code, civic uses include: meeting halls; libraries; schools; police and fi re stations; post offi ces (retail operations only, no primary distribution facilities); places of worship; museums; cultural, visual and performing art centers; transit centers; government functions open for the public; and, other similar community uses. Public ownership alone does not constitute civic use.

Use, Commerce. For the purpose of this Code, Commerce uses shall be considered to encompass all of the by-right uses included in Section 20 ‘CP-FBC”of the Arlington County Zoning Ordinance, and all of the civic uses defi ned above, except transit centers.

Use, Residential. Residential uses shall be considered to encompass all of the uses allowed by-right and with a special use permit in the residential zoning districts as defi ned in the Arlington County Zoning Ordinance, with the exception of hotels and motels.



Use, Retail. Includes the following:

Retail Service. Establishments providing services, as opposed to products, to the general public, including restaurants, fi nance, real estate and insurance, travel agencies, health and educational services, and galleries; as well as personal services as defi ned in the Arlington County Zoning Ordinance.

Retail Sales. Establishments wherein the primary use is the sale of merchandise for use or consumption by the immediate purchaser.

Where Clearly Visible from the Street-Space. Many requirements of this Code apply only where the subject is “clearly visible from the street-space.” (Note that the defi nition of street-space includes urban plazas, mini-parks, neighborhood parks, pedestrian pathways, and all public space except alleys, and common drives.) A building element more than 40 feet from a required building line or street-space is by defi nition not clearly visible from the street-space (such as elements facing a common lot line). Also, common or party walls are by defi nition not clearly visible from the street-space. Th is does not exempt vehicle parking lots or parking structures from any building envelope standard requirements.

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