1. 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.

2. 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.

3. 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.

4. 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.

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

6. 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.

7. 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 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.

8. 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.

9. 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 – 10 F.A.R.
35-45 ft (height) ft (height)
4 Parking spaces 2 Parking spaces per
per 1,000 SF per 1,000 SF

10. 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

11. 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

12. 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.

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

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

15. 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

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

17. 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.

18. 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

19. Contact Information
Robert J. Duffy, AICP
Planning Director
Department of Community Planning and Development

20. Zoning Map

21. General Land Use Plan Map

22. Historic District Map

23. Civic Associations Map

24. Development Since 2000

25. Neighborhood Conservation Plans