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Post-Adoption Form Based Code Administration: Columbia Pike Initiative

The document summarizes lessons learned from implementing a form-based code (FBC) in Arlington County's Columbia Pike Revitalization District. Key points include: expedited development approvals through the FBC led to increased density and scale of projects; community expectations were higher than anticipated; and interagency coordination and reconciling the FBC with existing standards posed challenges. Over time, the FBC approval process and code provisions were refined based on these lessons.

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16 views

Post-Adoption Form Based Code Administration: Columbia Pike Initiative

The document summarizes lessons learned from implementing a form-based code (FBC) in Arlington County's Columbia Pike Revitalization District. Key points include: expedited development approvals through the FBC led to increased density and scale of projects; community expectations were higher than anticipated; and interagency coordination and reconciling the FBC with existing standards posed challenges. Over time, the FBC approval process and code provisions were refined based on these lessons.

Uploaded by

Planning Docs
Copyright
© Attribution Non-Commercial (BY-NC)
Available Formats
Download as PDF, TXT or read online on Scribd
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Post-Adoption Form Based Code

Administration

Columbia Pike Initiative


Arlington, Virginia
Arlington County, VA
42 Million SF of Office Space
25% Federal

Columbia Pike
Corridor
Educational Attainment

Percentage 25 yrs old or greater w/


college degree:

 Montgomery County: 54.5%

 Arlington County: 60.2%

( 2000 Census)
Columbia Pike Revitalization District
Form Based Code

Optional Zoning category


 Prescriptive vis-à-vis siting, massing
 No density limits, but height limits
Expedited Approvals
 No affordable housing requirement
 No utility undergrounding contribution
 No public art contribution
 No density bonus
 Limited modifications
Acceptable Modifications

Historic Preservation

Topography

Location of Streets & Alleys

Trees / Streetscape details

Signage
Review Process (Proposed)

Informal Staff Consultation Period, then

 30-Day Administrative (Staff) Review - Sites


less than 40,000 Sq. Ft.

 55-Day Use Permit Review - Sites greater than


40,000 Sq. Ft.
One community meeting
Planning Commission review
County Board approval
The “Usual” Development Review
Process
FBC (The Good)

Charrette – big success

Spurred developer interest

Architects “get it”

Staff / citizens agree on “the vision”


FBC (The Bad)

Developers seek maximization

Construction constraints
 Allow either 2-4 stories, or
 Greater than 8 stories

FBC written in stone (except…)


FBC (The Ugly)
FBC Lessons Learned
Take your time
 6-month process charrette to adoption

Survey needed
 Property lines, utilities, etc.

 Reconcile Regulating Plan

 Site-specific adjustments needed

Work w/ County Attorney


FBC Lessons Learned
Funding
 ~$250,000 original contract

 >$350,000 since

Street space design


 How wide is too wide?

 Who builds/pays? When?

 Transitions
Approved Projects
Project Units Retail / Commercial Approval Type

Columbia 267 42,000 sf FBC


Station/
Halstead
Petros/ 235 7,500 sf FBC
Columbia
Village
Safeway/ Sierra 188 34,000 sf FBC
Park

Adams/ 299 97,000 sf (including Site Plan


Penrose Square Giant)
Arlington Hardware Site

Issues:
• Historic Preservation Bonus
• Location of 11th Street
Columbia Station
Columbia Station

Bank

11th Street Alignment Existing Substation


Columbia Pike Safeway
Safeway (Sienna Park)

WDG Architects
Capstone Site
Issues:
•11th Street
•Density
•Alley
•Corners
Capstone
Capstone
Capstone

3-6 Stories

2-3 Stories
Capstone
Capstone
Petros Site
Columbia Village Project
Storm & Sanitary Sewer Relocation
Storm & Sanitary Sewer Relocation
Roadway Location
Roadway Location
Roadway Location - VDOT
Adams Square
Town Center Illustrative

Adams Square
“The Vision”
Penrose Square

Issues:
•Grocery store > 50,000 SF
•Cleveland Street
•Parking / loading
Penrose Square Site

<<<Alley>>>>
Penrose Square
FBC Lessons Learned

Staff / Interagency Coordination


 Existing standards & practices
 Building / Fire Code

VDOT design standards


FBC Lessons Learned

Community Expectations
 Street space implementation

 Interpreting the Code


Façade design “60 foot rule”
Mezzanines
Corners – “50 foot rule”

 Increased Scrutiny
FBC (Citizen) Advisory Group
Staff accountability
Review Process (Revised)

Informal Staff Consultation Period


Community Review (by Advisory Group), then

 30-Day Administrative (Staff) Review - Sites less than


40,000 Sq. Ft.

 55-Day Use Permit Review - Sites greater than 40,000


Sq. Ft.
One community meeting
Planning Commission review
County Board approval
Interdepartmental Review Survey Tool
FBC Timeline

2/03 – FBC Adopted (partially)


2/04 – Street Space Plan (FBC fully adopted)
6/04 – Columbia Station approved (w/ amendment)
7/05 – Petros Project approved
9/05 – Clear Height / OCLA
12/05 – Historic Preservation
2/06 – Podiums / Clarifications
6/06 – Side Street RBLs
10/06 – Penrose Sq. & Safeway approved
For More Info:

www.arlingtonva.us

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