40 Years of Smart Growth Arlington County’s Experience with Planning and Zoning A presentation to the Lee Highway President’s Breakfast April 6, 2013 By Robert J. Duffy, AICP, Planning Director Photo Credit: Arlington County Staff.

Setting the Stage The Bull’s Eye Concentrate high and mid-density redevelopment around transit stations (highly targeted) and taper down to existing neighborhoods Encourage a mix of uses and services in station areas Create high quality pedestrian environments and enhanced open space Preserve and reinvest in established residential neighborhoods Image Source: Arlington County Department of Community Planning, Housing & Development. Found in the RB ‘72 Land Use Alternatives.

Rosslyn-Ballston Corridor General Land Use Plan How We Did It The General Land Use Plan (GLUP) Rosslyn-Ballston Corridor General Land Use Plan Photo Credit: Arlington County Department of Community Planning, Housing & Development. Image from 2011 GLUP map.

How We Did It Sector Plans Adopted a corridor-wide GLUP based on agreed-to development goals Then focused on developing sector plans to create distinctive “urban villages” Overall vision for each station area Desired public improvements Location for retail Urban design standards Public infrastructure needs Open space, streetscape standards Each focused on an area of approximately 1/4 mile to ½ mile from the metro station Source: Arlington County Department of Community Planning, Housing & Development.

A Revitalization Plan and the Neighborhoods Area Plan Columbia Pike Initiative A Revitalization Plan and the Neighborhoods Area Plan

Phase 1: Focus on Commercial Centers 2/22/2019 2:19 PM Phase 1: Focus on Commercial Centers Street Space Task Force Columbia Pike Initiative (CPI) Form Based Code (FBC) Lack of development activity CPI Update 1990’s 2002 2003 2004 2005 6 © 2007 Microsoft Corporation. All rights reserved. Microsoft, Windows, Windows Vista and other product names are or may be registered trademarks and/or trademarks in the U.S. and/or other countries. The information herein is for informational purposes only and represents the current view of Microsoft Corporation as of the date of this presentation. Because Microsoft must respond to changing market conditions, it should not be interpreted to be a commitment on the part of Microsoft, and Microsoft cannot guarantee the accuracy of any information provided after the date of this presentation. MICROSOFT MAKES NO WARRANTIES, EXPRESS, IMPLIED OR STATUTORY, AS TO THE INFORMATION IN THIS PRESENTATION.

Phase 2: Focus on Multi-family Areas 2/22/2019 2:19 PM Phase 2: Focus on Multi-family Areas Revisions to Original FBC (Aff Hsg; Green Stds) Launch Neighborhoods FBC Process Adopt Neighborhoods FBC & Other Implementation Tools Neighborhoods Area Plan adopted 7/2012 12/2012 10/2013 2013-2014 7 © 2007 Microsoft Corporation. All rights reserved. Microsoft, Windows, Windows Vista and other product names are or may be registered trademarks and/or trademarks in the U.S. and/or other countries. The information herein is for informational purposes only and represents the current view of Microsoft Corporation as of the date of this presentation. Because Microsoft must respond to changing market conditions, it should not be interpreted to be a commitment on the part of Microsoft, and Microsoft cannot guarantee the accuracy of any information provided after the date of this presentation. MICROSOFT MAKES NO WARRANTIES, EXPRESS, IMPLIED OR STATUTORY, AS TO THE INFORMATION IN THIS PRESENTATION.

How We Did It Site Plan Site Plan is Approved IF: It complies with the standards of the zoning ordinance, Is in compliance with the mix required by the GLUP Provides the features called for in the sector plan for the area - including public improvements Matches the FORM identified in the Sector Plan Increased density in return for Building the development we want Where we want it And building significant amount of the required and desired public improvements LEED & Affordable Housing Photo Credit: Arlington County Department of Community Planning, Housing & Development.

How We Did It Site Plan Site Plan allows flexibility but is tied to the GLUP and the adopted sector Plans in terms of uses, density, height and design Property owner always maintains underlying by-right zoning until they implement approved site plan By-right development is at a much lower density with a more limited array of uses allowed The site plan allows significantly higher density & height than underlying zoning By-right Site Plan 1.5 F.A.R. 3.8 – 10 F.A.R. 35-45 ft (height) 100-300 ft (height) 4 Parking spaces 2 Parking spaces per per 1,000 SF per 1,000 SF

Site Plans and Community Benefits Site Plans are a form of Special Exception A Special Exception is a well founded planning/zoning tool Special exceptions recognize that certain uses and densities might be appropriate but also have the potential for creating impacts on surrounding uses above and beyond that allowed by-right In such cases the County is permitted to impose conditions designed to mitigate those impacts

Site Plans and Community Benefits The Arlington County Zoning Ordinance allows Site Plans in certain districts The State Code enables Special Exceptions and “incentive zoning” Arlington’s Site Plan is structured as incentive zoning

Site Plans and Community Benefits Site Plan is a key tool for implementing the County’s Plans Each district that allows a Site Plan establishes a base by-right density Additional density is allowed subject to the approval of a Site Plan Each district establishes some individual criteria under which a Site Plan can be considered including criteria for density levels, height and other typical zoning provisions. Each District also establishes the ability and parameters for modifications as well as establishes any maximums.

Planning Process Comprehensive Site Plan Plan, GLUP and Implements Sector Plans Site Plan Implements

Bonus Site Plan 3.8 FAR By-right .60 FAR Basic Structure Bonus Site Plan 3.8 FAR By-right .60 FAR

By right Site Plan Structure Standard Site Plan Density Standard Site Plan Conditions Streets, sidewalks, streetscape, utility upgrades along frontage Undergrounding Features shown in Sector Plan

Bonus By right Site Plan Structure Standard Site Plan Density Affordable Housing LEED Community Facilities Other Desired Features

2/22/2019 Lessons Learned Transit investments can be used as a catalyst to reshape communities Multimodal transportation strategies can result in substantial benefits – allowing continued growth with less reliance on autos Establish the vision, design supportive public policies/plans and tools and be patient Build community consensus WE CAN’T DEVELOP A MARKET BUT GOVERNMENTS KEY ROLE IS TO SET THE VISION THAT ENCOURAGES DEVELOPERS TO INVEST WHILE A PLAN WON’T GUARANTEE TOD, WITHOUT PLANNING TOD WON’T HAPPEN- SET THE FRAMEWORK - SET THE EXPECTATIONS TO CREATE AN EXCELLENT PLACE BEFORE THE TRANSIT IN ARLINGTON WE WERE LUCKY – THE COMBINATION OF A STRONG MARKET,OUR INVESTMENT IN A METRO SYSTEM THAT WAS PLACED UNDERGROUND, AND OUR WILLINGNESS TO GRANT SIGNFICIANT LEVELS OF DEVELOPMENT – RESULTED IN SIGNIFICANT DEVELOPMENT Photo Credit: Arlington County Department of Community Planning, Housing & Development.

2/22/2019 Lessons Learned Ensure that transit is integrated with development – not secondary An attractive and functional pedestrian environment is important Develop public-private partnerships to continue consensus building and assist in the implementation Integrity of plan – be consistent Do the detailed planning at the sector area to avoid the battles at development review time STUDIES HAVE SHOWN THAT 80% OF THOSE WHO LIVE WITHIN ¼ MILE OF A TRANSIT STATION WILL WALK BEYOND ¾ MILE THE % DIMINISHES QUICKLY ALSO WALKERS ARE DRAWN BY A PLEASANT WALKING EXPERIENCE – GOOD SIDEWALKS, RETAIL, PEDESTRIAN CROSSINGS, NO BLANK GARAGES/WALLS

Contact Information Robert J. Duffy, AICP Planning Director Department of Community Planning and Development 703-228-3797 bduffy@arlingtonva.us www.arlingtonva.us

Zoning Map

General Land Use Plan Map

Historic District Map

Civic Associations Map

Development Since 2000

Neighborhood Conservation Plans