ARLINGTON COUNTY, VIRGINIA

Transcription

1 ARLINGTON CONTY, VIRGINIA County Board Agenda Item Meeting of December 12, 2015 DATE: November 19, 2015 SBJECT: FBC-20 and N-FBC-5 Amendments to the Arlington County Zoning Ordinance as follows: A. Article 11.1 C-FBC Columbia ike Form Based Code Districts (Appendix A) to amend allowable uses in ground stories of mixed-use buildings; and B. Article 11.2 CN-FBC Columbia ike Neighborhoods Form Based Code Districts (Appendix B) to amend regulations associated with civic uses and civic buildings. C. M. RECOMMENDATION: Adopt the attached ordinance to amend, reenact and recodify the Arlington County Zoning Ordinance as follows: Article 11.1, C-FBC Columbia ike Form Based Code Districts (Appendix A) to amend allowable uses in ground stories of mixed-use buildings; and to Article 11.2, CN-FBC Columbia ike Neighborhoods Form Based Code Districts (Appendix B) to amend regulations associated with civic uses and civic buildings. ISSES: These are Zoning Ordinance amendments to the Columbia ike commercial centers Form Based Code to change regulations related to allowable uses in ground stories of mixed-use buildings and to the Columbia ike Neighborhoods Form Based Code to change regulations associated with civic uses and civic buildings. No issues have been identified. SMMARY: Staff proposes to amend the Columbia ike Special Revitalization District Form Based Code (FBC) and the Columbia ike Neighborhoods Special Revitalization District Form Based Code (N-FBC) including allowable ground-story uses within mixed-use buildings and regulations associated with civic buildings. These amendments provide consistency between both Form Based Codes and with the recently adopted Arlington County Retail lan, and address technical adjustments in each FBC. County Manager: County Attorney: Staff: Matt Mattauszek, CHD-lanning 1 LA-7146

2 The proposed changes to the allowable ground story uses establish clear criteria intended to accurately implement the vision for Columbia ike and allow civic uses, in addition to the retail uses already allowed, to occupy the ground story space of mixed-use projects. The proposed changes would also allow exemptions from N-FBC Architectural and Building Envelope standards for only those civic buildings that are publicly-owned and complete a public review process. This update would ensure consistency within both Form Based Codes. Staff reviewed the proposed amendments with the Form Based Code Advisory Working Group and the Zoning Committee of the lanning Commission. The proposed amendments are in keeping with the intent of the Columbia ike Initiative lan and the Columbia ike Neighborhoods Area lan. BACKGROND: In 2002, the Columbia ike Initiative, A Revitalization lan was adopted by the County Board. A major recommendation of this plan was to develop a new administrative review process to evaluate redevelopment proposals on Columbia ike, which was implemented through the Columbia ike Special Revitalization District Form Based Code (FBC). In February 2003, the County adopted the FBC which applies to a special revitalization district on the General Land se lan (GL) encompassing four development nodes along the ike corridor (also referred to as the commercial centers FBC ). The FBC provides an optional regulatory framework for property owners to follow for redevelopment that is consistent with the walkable and transit-supported main street-type envisioned by the Columbia ike Initiative lan. In July 2012, the County adopted the Columbia ike Neighborhoods Area lan, and then, in November 2013, the Columbia ike Neighborhoods Special Revitalization District Form Based Code (N- FBC), to establish the vision and the primary implementation tool for the multi-family areas surrounding the commercial centers. The Neighborhoods Area lan promotes high quality redevelopment of property with goals for attaining a mixed-income community and preservation of affordable housing. From time to time, staff has initiated amendments to the Form Based Codes in response to community concerns and input from advisory boards and commissions in order to clarify the intent of the Code, while facilitating redevelopment of Columbia ike in accordance with the overarching vision for the revitalization of the corridor. DISCSSION: Staff proposes amendments to the commercial centers Form Based Code (FBC) related to ground-story uses in mixed-use buildings and to the Neighborhoods Form Based Code (N-FBC) related to civic uses and civic buildings. Ground-story uses in mixed-use buildings (Commercial FBC): The purpose of this amendment is to refine and expand the list of allowable uses that are permitted on the ground story of mixed-use buildings. In response to a FBC redevelopment proposal for the Arlington resbyterian Church in 2014, staff initially explored amending the existing Form Based Code (FBC) retail table to incorporate civic uses such as schools, churches, daycare providers, and community centers, which are not included in the list of allowable ground story uses. Staff s analysis was subsequently expanded to also include an evaluation of the retail uses currently permitted in the FBC to assess how well the uses implement the vision set forth in the FBC and the Columbia ike Initiative plans. In the commercial Form Based Code, redevelopment proposals along Main Street frontages are required to build mixed-use development with ground floor retail. roposals on Avenue FBC-21/N-FBC-5 Amendments 2 LA-7146

3 frontages may include ground floor retail, but it is not required. The retail table was first introduced when the FBC was adopted in 2003, to provide guidance on appropriate uses that could occupy the ground story of mixed-use buildings. The list of uses in the retail table was based on the C-2 (Service Commercial) zoning district and the specific uses that existed along Columbia ike. However, the adopted retail table was narrowed to include only those uses that complemented the Columbia ike Initiative s vision of a walkable main street with a high quality public realm and active pedestrian experience. The adopted retail table was also separated into two distinct lists, identified as: rimary Retail ses: ses that provide entertainment or leisure activities, promote high walk-in customer counts, or are shopping destinations; and Secondary Retail ses: ses that provide personal or business services. While these descriptions for each retail list were provided in the FBC, specific regulations to distinguish between the two lists were not included. As a result, uses identified in both lists are permitted in the same manner in all ground story locations of mixed-use projects. The original intent of the FBC, as indicated by two separate lists, was to regulate uses that provide a high level of pedestrian activity, design and transparency differently from those that do not in order to achieve the vision for Columbia ike. The proposed amendment would implement this vision through 1) an updated intent statement for retail; 2) specific revisions to the retail table including clear instructions on how to use the table; 3) new locational restrictions for some uses that require use permit approval to occupy space along a principal arterial street; and 4) limited design flexibility for storefront design for some uses. Related Initiatives: During the course of staff s analysis, several updates related to retail in Arlington County occurred. First, in February of 2015, the County Board adopted an update to the Zoning Ordinance which introduced a new use classification system that became effective in April of this year. The changes were applied to the Form Based Code by reorganizing how allowable uses were presented in the retail table, but did not make any substantive changes to the specific uses allowed, nor did it remove the reference to primary and secondary designations. Secondly, the County Board adopted the Arlington County Retail lan ( Retail lan ) in July 2015 which provided an update to the comprehensive vision for retail throughout the County. While the Retail lan did not include any new policy recommendations for Columbia ike, it reflected consistency with the adopted Regulating lans found in each Form Based Code that indicate where retail is required and permitted. The Retail lan also noted that regulations found in each FBC would supersede the Retail lan s guidance due to the prescriptive nature of the FBC zoning tool. In addition to the Columbia ike retail maps, the Retail lan also incorporated a new term, retail equivalents, which captures uses that provide similar visual interest and active street life within a storefront to traditional retail uses. This new approach in how retail-like uses are considered influenced staff s assessment of the retail vision and intent expressed in the CI lans and FBC and is reflected in the proposed amendment to the FBC. Changes to Existing se List: Staff considers Columbia ike and other principal arterial frontages as the location where the most activating ground-story retail uses should be located, which are those uses currently listed in the rimary retail list. rincipal arterials, as defined by FBC-21/N-FBC-5 Amendments 3 LA-7146

4 the Master Transportation lan, are those streets that primarily provide for through travel rather than solely for access to adjacent properties. In an effort to better implement this vision, staff proposes that less activating uses should be limited along Columbia ike and other principal arterial frontages such as Walter Reed Drive, Glebe Road, George Mason Drive, and Four Mile Run Drive. These less activating uses include self-service storage facilities, private colleges, medical or dental offices, and uses found in the light industrial service category, some of which are currently permitted by-right while others only through use permit. nder the proposed amendment, when any of these less activating uses are proposed along a principal arterial frontage, they can be considered subject to approval of a use permit by the County Board, if it can be demonstrated that the use and design meets the retail vision. The use could be approved if the County Board finds that the proposed use achieves a high level of pedestrian activity adjacent to the public sidewalk, provides interesting design and offers transparency into the building. Staff proposes to update the intent statement for retail as well as specific revisions to the retail table, including notations for those uses that can continue to be located on principal arterial streets but now require use permit approval, to implement this proposal. As a result, the FBC would no longer refer to a primary or secondary retail list, but rather rely on a specific vision for ground-floor retail with additional standards that apply when certain retail uses are located along principal arterials. New Civic ses: Although the existing list of allowable uses is quite extensive, the commercial centers FBC currently excludes civic uses from the ground floor of mixed-use buildings. Civic uses, such as schools, churches, daycare providers, and community centers, are only permitted when they are proposed as part of a Civic Building which is defined in the FBC as a building housing civic uses on sites specifically designated on the Regulating lan. Staff proposes that civic uses could be a compatible ground story use with other uses such as upper-story residential and office. Furthermore, civic uses are already currently allowed to occupy ground floors of rban Mixed se and rban Residential sites within the Neighborhoods FBC. These frontage types typically occur along Columbia ike or secondary streets in close proximity to Columbia ike, a characteristic shared with commercial FBC sites where retail is required or permitted. Buildings on or near Columbia ike are more dense and have larger footprints than the townhomes or detached dwellings located further into the residential neighborhoods, providing a suitable scale to accommodate ground story civic uses. Additionally, projects in these locations are expected to generate higher pedestrian volumes due to transit access within a short walking distance, and close proximity to other retail establishments. Therefore, staff proposes to amend the existing retail table to allow civic uses, such as schools, churches, daycare providers, and community centers, on the ground story of mixed-use buildings. This would also be consistent with guidance in the recently adopted Retail lan that provides for retail equivalents to occupy ground story spaces. Staff proposes to implement this change by expanding the ground story use table to include a ublic, Civic and Institutional se category, as defined in the Zoning Ordinance use classification system, as well as specific use types associated with this category. With the exception of religious institutions, ground story civic uses would be permitted subject to use permit approval. In addition, less activating civic uses such as colleges/universities and day care uses would be limited along rincipal Arterials whereby, should they be proposed along a principal arterial frontage, they could be considered through use permit by the County Board if it FBC-21/N-FBC-5 Amendments 4 LA-7146

5 can be demonstrated that the use and design meets the retail vision. Like other less activating ground story uses, these uses could be approved if the County Board finds that the proposed use achieves a high level of pedestrian activity adjacent to the public sidewalk, provides interesting design and offers transparency into the building. Recognizing certain design and privacy needs, staff also proposes that ground story civic uses be eligible for limited design relief from window transparency and entry door spacing requirements as part of the use permit approval. In these instances, the County Board would need to find that the proposed modifications would not diminish the vision for Columbia ike and that the storefront design can be reasonably retrofitted to meet standard FBC requirements when the subject use is discontinued. Vehicular arking Ratios for New Civic ses: In addition to amending the existing retail table, staff evaluated existing parking ratios for their applicability to the proposed civic uses. While the commercial FBC includes specific parking ratios for residential and hotel uses, all other nonresidential uses are grouped into a single category where one parking space is required per each 1,000 square feet of Gross Floor Area (GFA). Since the Code s adoption in 2003, this approach has proven to be valuable, as it allows staff and the development community to predict how many spaces will be required to serve the proposed ground floor retail space, regardless of which use ultimately occupied the ground floor space. Similar to redevelopment in other parts of the County, being able to accommodate the necessary parking spaces during the early preliminary review stages is critical as it verifies compliance with the FBC during a period in the development process when specific retail tenants are typically not yet identified. Furthermore, the single ratio for all other uses has proven to be effective in adopted projects, as further discussed below. The FBC s non-residential parking ratio of 1 space per 1,000 GFA is generally lower than many of the by-right requirements in the Zoning Ordinance for the same uses listed in the retail table. This approach to managing the parking supply along Columbia ike has several justifications: The adopted vision in the Columbia ike Initiative plans expressed a goal of transforming an auto-oriented, suburban commercial strip back into a more vibrant, pedestrian-friendly Main Street destination. One of the key implementation strategies for achieving that goal was to provide an adequate amount of parking, but an amount that still encouraged residents to rely on enhanced transit alternatives along this corridor. Columbia ike continues to be the busiest bus corridor in the Commonwealth of Virginia, in part because redevelopment projects approved under the FBC have not over-supplied parking. arking accounts for a significant portion of development costs in all projects. The commercial FBC s primary purpose was to incentivize redevelopment along a corridor which for decades lacked any redevelopment or reinvestment. In addition to lower review fees and a streamlined review process, the lower parking ratio provides for additional cost savings that helps offset the inability of developers to reach higher densities similar to those in the Metro corridors throughout the County. As additional protection for local residents, Arlington County offers a permit parking program to residential neighborhoods adjacent to major corridors and traffic generators. Several of the neighborhoods along the Columbia ike corridor have successfully implemented this program which ensures enforcement of any spill-over effects from the Revitalization District. FBC-21/N-FBC-5 Amendments 5 LA-7146

6 The FBC parking ratios represent minimum parking standards and do not preclude development proposals from providing additional parking up to the allowed maximum established for reserved spaces in each use category. The FBC does not include a maximum limit on shared parking spaces. Considering the rationale behind the existing non-residential parking ratio, and recognizing that decisions on potential tenants are generally not made until redevelopment proposals have already been approved, staff proposes that civic uses share the same parking ratio as retail uses. These recommendations were developed in consultation with DES staff and will achieve the following benefits: Meet the intent of the CI lans by providing adequate parking while encouraging use of transit alternatives Continues to provide a predictable outcome and effectiveness during staff s preliminary review of FBC projects Eliminates potential conflict of civic uses being required to provide additional parking beyond what was originally approved by the overall development Ensures civic uses are encouraged to locate within ground stories of mixed-use buildings by extending the same requirements that currently apply to retail uses. Bicycle arking Ratios for New Civic ses: Staff also evaluated existing bicycle parking ratios to determine their applicability to the proposed new civic uses. The existing commercial FBC includes specific bicycle parking ratios as outlined in Figure 1 below. Figure 1: Existing Bicycle arking Ratios (commercial FBC) se Tenant/Employee Visitor/Customer Office 1/7,500 GFA 1/20,000 GFA Residential 1/3 units 1/50 units Retail 1/25,000 GFA 1/5,000 GFA Hotel 1/10 guest rooms 1/50 guest rooms In an effort to provide an adequate amount of bicycle parking which also meets the Master Transportation lan goals as well as those outlined in the Columbia ike Initiative, staff proposes the following bicycle ratios for new civic uses: Figure 2: roposed Bicycle arking Ratios for Civic ses se Employee Customer/Visitor/Student High School and Colleges 1 per 10 employees 1 per 10 students Middle School 1 per 10 employees 1 per 15 students Elementary School 1 per 10 employees 1 per 20 students FBC-21/N-FBC-5 Amendments 6 LA-7146

7 se Employee Customer/Visitor/Student Governmental Facilities, Hospitals, and Daycare ses 1 per 25,000 GFA 1 per 10,000 GFA All Other Civic ses 1 per 25,000 GFA 1 per 5,000 GFA While many of the proposed civic uses share the same bicycle parking ratios as otherwise required for retail uses, schools and colleges include a higher ratio that is based on employees and students, rather than on Gross Floor Area (GFA). roposed bicycle parking ratios are consistent with those recently approved in school projects in Arlington County. Governmental facilities, hospitals and daycare uses generally have a lower demand for visitation and therefore a lower requirement for customers and visitors is proposed. The proposed bicycle parking ratios have been developed in consultation with DES staff. Civic Buildings (Neighborhoods FBC): When the FBC was adopted, it established specific form regulations for redevelopment that would occur along Columbia ike, which was primarily expected to be applied to mixed-use projects with office, retail, and/or residential uses. The FBC also specifically defined Civic ses and designated several sites as Civic Buildings. Civic Buildings, as defined in the N-FBC, are buildings that house civic uses and are on sites designated for those uses on the Regulating lan. Neither FBC was intended to specifically regulate the form and design of these types of buildings in recognition that Civic Buildings are traditionally expected to be iconic buildings in the community. Therefore, construction of new Civic Buildings warrant special features or designs which may require flexibility and modification of FBC regulations. The Code is used, however, to provide guidance for these buildings to implement the vision expressed for the Columbia ike corridor. The commercial centers FBC originally permitted relief for publicly-owned Civic Buildings from meeting the Building Envelope Standards. The FBC was amended in 2007 to broaden that flexibility in order to specifically allow the County Board to modify all elements of the FBC as part of a publicly-owned Civic Building, if the proposal would be reviewed through a public review process, rather than proceed through the typical FBC review. However, during that time, there was no discussion of applying the original definition and new regulation to privatelyowned Civic Buildings with civic uses. The Neighborhoods FBC, adopted in 2013, also exempts designated Civic Buildings from meeting the Building Envelope Standards and Architectural Standards, however, that relief is not specifically limited to publicly-owned civic buildings, as intended. Since the Neighborhoods FBC includes a regulation which does not distinguish between public and private ownership for Civic Buildings, staff proposes to amend this regulation consistent with the above approach of limiting flexibility to only publicly-owned Civic Buildings. This would make for consistency between the two Codes. FBC-21/N-FBC-5 Amendments 7 LA-7146

8 Community rocess: Form Based Code Advisory Working Group (FBC AWG): The proposed amendments were discussed with the AWG during several meetings in 2014 and most recently on June 10, July 15, and September 17, FBC AWG members expressed general support for the proposed amendments. A consistent theme during all FBC AWG discussions focused on the challenge of meeting the intended retail vision for Columbia ike while addressing community concerns about opportunities for businesses to locate on Columbia ike or remain there without leading to a high amount of vacant space. The proposed amendments address these issues by refining the intent of retail in the commercial FBC as well as providing clear expectations for all allowable uses on the ground-floors of mixed-use buildings. FBC AWG members provided feedback to staff on the proposed set of uses that would require additional review and be approved by the County Board in order to achieve the vision for Columbia ike. As proposed, the County Board would evaluate whether the proposed uses meet the criteria provided in Article 15.4 (general use permit regulations) of the Zoning Ordinance as well as the proposed regulations to the FBC retail section. No issues were identified with the proposed updates to the vehicle and bicycle parking ratios or technical correction to the civic building language in the Neighborhoods FBC. Zoning Committee of the lanning Commission (ZOCO): The proposed amendments were discussed with ZOCO on September 29, ZOCO members expressed general support for the proposed amendments and provided additional perspective on the ground-story use table and locational restrictions introduced by staff. ZOCO members raised concerns about the early draft of the use table and made suggestions in order to improve clarity. Additionally, staff was asked to clearly identify criteria that would be used in evaluating use permit requests for less activating uses that could be proposed along principal arterials. No concerns were raised regarding the list of civic uses proposed to be added to the ground floor use table and there were no objections raised to the proposed vehicle and bicycle parking ratios. With regards to the civic building proposal, ZOCO members asked staff to define the standard public review process for civic buildings. Staff indicated an update is being prepared to the Administrative Regulations where a public review process would be outlined for FBC Civic Buildings. Since the last FBC AWG and ZOCO meetings took place, staff has continued to refine the proposed amendments which now include additional elements for consideration. These elements address consistency between both Codes related to civic uses and their eligibility for design relief and the addition of a new vehicle sales, rental or leasing facilities in the ground use table for the Commercial FBC. Transportation Commission: The Transportation Commission will consider these proposed amendmetns at its Monday, November 23, 2015 meeting. lanning Commission: The lanning Commission will consider these proposed amendments at its Monday, November 30, 2015 meeting. FBC-21/N-FBC-5 Amendments 8 LA-7146

9 CONCLSION: The proposed amendments are in keeping with the vision for the Columbia ike corridor as expressed in the Columbia ike Initiative, A Revitalization lan adopted in 2002, the Columbia ike Initiative, A Revitalization lan pdate 2005, and the Neighborhoods Area lan adopted in Therefore, staff recommends that the County Board adopt the attached ordinance to amend, reenact and recodify the Arlington County Zoning Ordinance, Article 11.1 C-FBC, Columbia ike Form Based Code Districts (Appendix A) and Article 11.2 C-NFBC, Columbia ike Neighborhoods Form Based Code Districts (Appendix B). FBC-21/N-FBC-5 Amendments 9 LA-7146

10 FBC-21 and N-FBC-5 AN ORDINANCE TO AMEND, REENACT AND RECODIFY THE ARLINGTON CONTY ZONING ORDINANCE AS FOLLOWS: ARTICLE 11.1 C-FBC COLMBIA IKE FORM BASED CODE DISTRICTS (AENDIX A) TO AMEND ALLOWABLE SES ERMITTED IN GROND STORIES OF MIXED-SE BILDINGS AND ARTICLE 11.2 CN-FBC COLMBIA IKE NEIGHBORHOODS FORM BASED CODE DISTRICTS (AENDIX B) TO AMEND REGLATIONS ASSOCIATED WITH CIVIC SES AND CIVIC BILDINGS; AND IN ORDER TO FACILITATE THE CREATION OF A CONVENIENT, ATTRACTIVE AND HARMONIOS COMMNITY; TO ENCORAGE ECONOMIC DEVELOMENT; AND FOR OTHER REASONS REQIRED BY THE BLIC NECESSITY, CONVENIENCE AND GENERAL WELFARE, AND GOOD ZONING RACTICE. Be it ordained that the Arlington County Zoning Ordinance provisions in Article 11.1 and Article 11.2 are hereby amended, reenacted and recodified as follows: Article 11.1 C-FBC Columbia ike Form Based Code Districts (Appendix A) to amend allowable uses permitted in ground stories of mixed-use buildings and Article 11.2 CN-FBC Columbia ike Neighborhoods Form Based Code Districts (Appendix B) to amend regulations associated with civic uses and civic buildings; and in order to facilitate the creation of a convenient, attractive, and harmonious community; to encourage economic development; and for other reasons required by the public necessity, convenience and general welfare, and good zoning practice. Zoning text proposed to be added is denoted with underline. Zoning text proposed to be removed is shown with strikethrough. FBC-21/N-FBC-5 Amendments 10 LA-7146

11 [In addition to the amendments shown below, throughout the Form Based Code, ACZO will be added as a modifier before all references to the Arlington County Zoning Ordinance.] roposed text changes to the Commercial FBC: art II: Definitions Civic se BLIC, CIVIC AND INSTITTIONAL SES Community uses including: meeting halls; libraries; schools; police and fire stations; post offices (retail operations only, no primary distribution facilities); places of worship; museums; cultural, visual and performing art centers; transit centers; government functions open to the public; and, other uses as determined by the Zoning Administrator. Those uses as provided in ACZO art III: The Regulating lans: B. Rules for the Regulating lan and New Development lans 4. arking C. All other sites not expressly covered by Section III.B.4.B. 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 arking. There are no maximum limits on Shared arking. 2. For all other uses except hotel uses, a minimum of one space per 1,000 square feet of non residential GFA shall be provided as Shared arking; there are no set maximum limits on Shared arking. 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 arking. Any limitations on the Shared arking (time limits or hours of the day) shall be subject to approval by the Zoning Administrator which shall be given upon a finding 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. For hotel uses, a minimum of.5 space per hotel guest room shall be provided as Reserved arking; there are no set maximum limits on Shared arking. In addition, any

12 hotel that includes 7,500 square feet or more of conference room or banquet facility GFA, shall provide additional parking at a rate of 1 space per 1,000 square feet of all conference room/banquet facility GFA. 4. A maximum of one space per 1,000 square feet of non residential GFA (excluding hotel uses), two spaces per residential dwelling unit, and a maximum of.7 space per hotel guest room may be made available for Reserved arking, not counting the additional parking required by subsection 3, above, for hotels that include 7,500 square feet or more of conference rooms or banquet facilities. 5. Reserved arking above the maximum may be provided upon payment to the County. The County Manager shall establish the amount of payment annually based on the approximate cost to build structured parking. E. Bicycle arking 1. For office 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, or portion thereof. 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, or portion thereof. 3. For retail uses, the developer must shall provide 1 employee bicycle parking space per 25,000 square feet of GFA and 1 visitor/customer bicycle parking space per 5,000 square feet of GFA for the first 50, 000 square feet of retail GFA; and 1 additional visitor/customer space per each additional 12,5000 square feet of retail GFA, or portion thereof. 4. For hotel uses, the developer shall provide 1 employee bicycle parking space per 10 guest rooms, or portion thereof, and 1 visitor space per 50 guest rooms, or portion thereof. 1. Bicycle arking shall be provided for all uses in accordance with the following standards, provided, where application of the requirements would result in a fractional space, any such fraction shall be counted as one space: se Tenant/Employee Customer/Visitor/Student Office 1 per 7,500 GFA 1 per 20,000 GFA Residential 1 per 3 units 1 per 50 units Hotel 1 per 10 guest rooms 1 per 5,000 GFA High School and Colleges 1 per 10 employees 1 per 10 students

13 se Tenant/Employee Customer/Visitor/Student Middle School 1 per 10 employees 1 per 15 students Elementary School 1 per 10 employees 1 per 20 students Governmental Facilities, Hospitals, and Daycare ses 1 per 25,000 GFA 1 per 10,000 GFA All Other Civic ses 1 per 25,000 GFA 1 per 5,000 GFA 77 Retail ses 1 per 25,000 GFA 1 per 5,000 GFA (first 50,000 GFA); 1 per each additional 12,5000 GFA 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 lan 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 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). The 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 fire egress. 3. On street bicycle parking spaces (as defined in Section V.B Minimum Standards) may be counted toward the minimum customer/visitor bicycle parking requirement. 5. Retail Ground Story ses A. General rinciples and Intent Generally, rretail, service and commercial, or BLIC, CIVIC AND INSTITTIONAL SES are is required on the GROND STORY of MAIN STREET SITES BILDINGS and, required to a lesser degree on the GROND STORY of LOCAL SITES STREET BILDINGS, and are allowed on the GROND STORY of Avenue Buildings. The intent of the requirement for uses on the GROND STORY, combined with storefront design requirements, is to achieve a high level of pedestrian activity adjacent to the public sidewalk, interesting design, and transparency into the building. The inclusion of retail enlivens the Street and creates a purpose for being there. B. Allowable GROND STORY ses GROND STORY uses allowed along Columbia ike, include uses in the retail, service and commercial, BLIC, CIVIC AND INSTITTIONAL, industrial and accessory use categories, as provided in Table 3.1. nless otherwise noted, retail is an inclusive phrase that encompasses consumer comparison goods (general merchandise, apparel, furnishings and other types of similar merchandise commonly referred to as GAFO categories in the retail industry convenience

14 goods, food/delis, gifts, drugstore items, personal care, cards/stationary), personal business services, professional offices, restaurants, grocery stores, and hotel, theatre, and other uses that provide visual interest and create active street life. Other uses that can similarly provide visual interest and create an active street life may be allowed, if in which in the judgement of the Zoning Administrator, they are of the same general character as those listed in Table 3.1 and will not be detrimental to the Columbia ike Special Revitalization ddistrict in which it is to be located, may be allowed. rimary Retail ses: Generally, uses that provide entertainment or leisure activities, promote high walk in customer counts, or are shopping destinations. Secondary Retail ses: Generally, uses that provide personal or business services. C. GROND STORY se Table 1. se Categories and Specific se Types All of the use categories listed in the first column of the table below are described in ACZO The second column lists the specific use types included within the respective use categories. 2. ermitted or se ermit a. A indicates that a use is permitted by right and may be approved administratively, provided that redevelopment conforms to the Form Based Code as adopted by the County Board (see ACZO ). b. A indicates a special exception use that may be established subject to obtaining a use permit as provided in ACZO 15.4, use permits, for each such use, and provided that the property has been redeveloped pursuant to the Form Based Code. The Zoning Administrator may require a use permit for such use, whether the use is located in a building approved administratively or whether located in a building controlled by a use permit. c. A blank cell (one without a or ) in the use table indicates that a use is not allowed in the respective district. ses not specifically listed may be allowed pursuant to the similar use determination procedure of ACZO Restricted on rincipal Arterials per III.B.5.D a. A Yes indicates that a use is subject to additional limitations when located on a rincipal Arterial, as provided in III.B.5.D below. b. A blank cell indicates that no additional limitations apply regardless of where the use is located. 4. ACZO se Standards Where applicable, the ACZO se Standards column references specific use standards listed in ACZO 12, which always apply to the listed use

15 TABLE 3.1: FORM BASED CODE GROND STORY SE TABLE se Category Specific se Types ermitted () or se ermit () rimar y (1) or Secon dary (2) Restricted on rincipal Arterials per III.B.5.D ACZO se Standards rimary Retail Key: = allowed by right; = requires use permit approval; Blank cell = not permitted Retail, Service and Commercial se Categories Entertainment Food & Drinking Establishments (see A) Recreation (see B) Office (see C) Retail, Sales (see F.2(a)) Theatres 1 All other entertainment uses 1 Restaurant, general Restaurant, limited Catering establishment, small on rincipal 2 Yes scale Arterials Food delivery service 2 Yes Miniature golf courses 2 All other indoor recreation uses 1 Audio visual production studio 2 College operated as a commercial 1 Yes enterprise Financial services Office or clinic, medical or dental Offices, business and professional All other office uses on rincipal Arterials Drugstore 1 Grocery store 1 All other retail sales uses 2 Yes

16 se Category Retail, ersonal Service (see F.2(b)) Specific se Types ermitted () or se ermit () rimar y (1) or Secon dary (2) Restricted on rincipal Arterials per III.B.5.D ACZO se Standards rimary Retail Key: = allowed by right; = requires use permit approval; Blank cell = not permitted Animal care facilities, veterinary clinics, on rincipal 2 Yes animal hospitals Arterials Retail, Repair (see F.2(c)) Mortuary or funeral home awnshop 2 All other personal service retail uses All retail repair uses 2 Self service storage Self service 1 Yes facilities storage uses All other self service (see G) storage uses Vehicle service establishment Vehicle Sales Vehicle sales, rental, and Service Yes or leasing facilities (see H) Other other vehicle sales and service uses ublic,civic and Institutional se Categories BLIC, CIVIC AND INSITTIONAL uses below are eligible for certain design relief as provided in VI.E.2.c, as part of the use permit approval for such use. For those uses otherwise allowed by right (), such design relief may also be approved subject to use permit approval for such use. Colleges (see A) Colleges/niversities (public; not forprofit) Community Centers Community Libraries Service (see Museums and Art B) Galleries or Studios Recreation Centers Religious Churches, mosques, Yes

17 se Category Specific se Types ermitted () or se ermit () rimar y (1) or Secon dary (2) Restricted on rincipal Arterials per III.B.5.D ACZO se Standards rimary Retail Key: = allowed by right; = requires use permit approval; Blank cell = not permitted Institutions synagogues and (see H) temples Governmental Fire and police Facilities (see stations D) Hospital Hospitals Schools (see Schools, Elementary, I) Middle, or High Day Care (see C) All day care uses Yes Industrial se Categories Carpet and rug cleaning (excluding 2 Yes dying) Light Industrial Service (see A) Medical or dental laboratories Sign painting shop rinting, lithographing, or publishing on rincipal Arterials on rincipal Arterials on rincipal Arterials 2 Yes 2 Yes Yes pholstery shop 2 Yes All other light industrial uses 2 Accessory ses Live entertainment Drive through facilities (restaurants only) D. GROND STORY use limitations for rincipal Arterials ses that include a Restricted (Yes) designation in Table 3.1 that are proposed along rincipal Arterials designated in the Arlington County Master Transportation lan (Columbia

18 ike, S. Walter Reed Drive, S. Glebe Road, S. George Mason Drive, and S. Four Mile Run Drive) shall be allowed only subject to use permit approval, as follows: 1. Where a use requiring a use permit () is proposed along a rincipal Arterial, in addition to provisions in ACZO 15.4, the use shall be allowed only where the County Board finds that the proposed use achieves a high level of pedestrian activity adjacent to the public sidewalk, interesting design, and transparency into the building. 2. Where a use otherwise permitted by right () is proposed along a rincipal Arterial, such use will require a use permit and will be subject to the findings of III.B.5.D.1 above. Such uses are indicated in Table 3.1 with the designation on rincipal Arterials in the ermitted or se ermit column. art IV: Building Envelope Standards B. Building Envelope Standards: Main Street Sites 4. se Specifications Ground Story 1. The GROND STORY shall house retail uses as provided in Table 3.1, defined in Section III.B.5 Ground Story RETAIL as well as lobby and access for upper STORY uses. 2. There shall be functioning entry door(s) along the STREET façade at intervals not greater than 60 feet within any site. rovided, however, the County Board may modify the interval between functioning entry doors for civic uses identified in Table 3.1, subject to approval of a use permit as provided in ACZO 15.4, where it finds that the proposed modifications can be retrofitted to meet standard requirements when the subject use is discontinued and are otherwise consistent with the intent of the Form Based Code. pper Stories Retail uses identified in Table 3.1 are not permitted on the upper Stories, (except those of less than 900 square feet, restaurants of any size, and/or second Stories as an extension continuation of the Ground StoryGROND STORY use and that have with direct Columbia ike frontage). SECOND STORY restaurants do not violate this rule. Otherwise, pper STORIES shall house residential, office, or hotel uses, or some combination thereof. Business and professional offices including medical, legal, insurance, philanthropic, real estate, banking, and other offices which in the judgement of the Zoning Administrator with a recommendation from the Administrative Review Team are of the same general character as those listed above may be located on all floors of Main Street sites

19 C. Building Envelope Standards: Avenue Sites 4. se Specifications Ground Story A GROND STORY GROND FLOOR may include residential uses and have small professional office, building lobby, or building manager s/maintenance offices (each less than 1,000 square feet). [uses identified in Table 3.1 are permitted on a GROND STORY GROND FLOOR where the underlying zoning is zoned commercial C or where properties are zoned C FBC ]. art VI: Architectural Standards E. Windows and Doors 2. Standards for Windows and Doors a. Materials: The following materials are permitted. b. Configurations and Techniques: The following configurations and techniques are permitted. c. Shopfront (Ground Floor) Windows and Doors: (1) Single panels of glass not larger than 6 feet in height by 4 feet wide. (2) GROND FLOOR Ground Floor windows shall not be made opaque by window treatments (excepting operable sunscreen devices within the conditioned space) and shall allow a minimum 60 percent of surface view into the building for a depth of at least 20 feet. rovided, however, the County Board may modify this requirement for public, civic and institutional uses identified in Table 3.1, subject to use permit approval as provided in ACZO 15.4, where it finds that the proposed modifications can be retrofitted to meet standard requirements when the subject use is discontinued and are otherwise consistent with the intent of the Form Based Code. (3) Shopfronts may extend up to 24 inches beyond the façade (RBL) into the Street

20 roposed text changes to the Neighborhoods FBC: Columbia ike Neighborhoods Special Revitalization District Form Based Code (Arlington County Zoning Ordinance Appendix B) art 4: Building Envelope Standards Section 402: General Standards B. Façade Composition 1. The average length of the COMLETE AND DISCRETE VERTICAL FACADE COMOSITIONS along a FAÇADE on a BLOCK FACE shall be no more than 100 feet for rban Mixed se and rban Residential frontages, and 120 feet for Townhouse/Small Apartment frontages. DEVELOMENT ROJECTS with STREET SACE frontage of less than 120 feet on a BLOCK FACE are exempted from the COMLETE AND DISCRETE VERTICAL FACADE COMOSITION requirement for that BLOCK FACE. rovided, however, that the COMLETE AND DISCRETE VERTICAL FACADE COMOSITIONS maximum length requirements above do not apply to buildings within ADJACENT TO CONSERVATION AREAS. 2. The average distance between STREET SACE entry doors shall be no greater than 60 feet for each FACADE. rovided, however, that each COMLETE AND DISCRETE VERTICAL FACADE COMOSITION shall include at least one functioning entry door from the STREET SACE. a. The County Board may modify the interval between STREET SACE entry doors specified in 402.B.2 above, for certain uses located on the GROND STORY. Such uses are identified by a reference to the Form Based Code in the ACZO and FBC use standards columnn of the Building se Table provided in Section 901, and subject to approval of a use permit, as provided in ACZO Such modifications may only be allowed where, in addition to meeting the requirements of ACZO 15.4, the County Board finds that the proposed modifications can be retrofitted to meet standard requirements when the subject use is discontinued and are otherwise consistent with the intent of the Form Based Code

21 K. Civic Standards ublicly owned Civic Buildings are exempt from art 6. Architectural Standards and this art 4 except for 402. D. Neighborhood Manners and all other regulations applicable to lots in an R district or in an RA district occupied by a one family detached dwelling. art 6. General Architectural Standards 605. Shopfronts A. Requirements & Configurations 1. The bottom of all SHOFRONT window glass shall be between 1 and 3 feet above the adjacent fronting CLEAR SIDEWALK and shall run from the sill to a minimum of 8 feet above the adjacent fronting CLEAR SIDEWALK. BILDING WALL MATERIAL permitted by Section 603 above shall be used below the SHOFRONT window glass. 2. SHOFRONT window glass shall be clear, with light transmission of at least 90 percent (modified as necessary to meet applicable building and energy code requirements). However, SHOFRONT glass that is located above 8 feet the adjacent fronting CLEAR SIDEWALK or no lower than the top of any door along the SHOFRONT may be tinted or stained. 3. A minimum of 80 percent of the window surface shall allow a view into the building interior for a depth of at least 15 feet such that window signs or other opaque window glass treatments or applications are minimized. However, operable shading devices within the conditioned space are permitted. rovided, however: a. The County Board may modify the requirement specified in 605.A.3. above, for certain uses located on the GROND STORY. Such uses are identified by a reference to the Form Based Code in the ACZO and FBC use standards column of Building se Table provided in Section 901, and subject to approval of a use permit, as provided in ACZO Such modifications may only be allowed where, in addition to meeting the requirements of ACZO 15.4, the County Board finds that the proposed modifications can be retrofitted to meet standard requirements when the subject use is discontinued and are otherwise consistent with the intent of the Form Based Code. 4. SHOFRONT doors shall contain at least 60 percent transparent glass. Solid (completely opaque) doors are prohibited. 5. SHOFRONTS shall be differentiated from the FACADE above by an EXRESSION LINE

22 art 9. Building se Table 901. Building se Table The following uses are permitted in the Columbia ike Neighborhoods Special Revitalization District, subject to the explanations set forth below, and as specified further in the Building Envelope Standards. When specific se Standards are referenced below, they may be found in the Arlington County Zoning Ordinance. A. se Categories and Specific se Types All of the use categories listed in the first column of the table below are described in ACZO The second column lists the specific use types included within the respective use categories. B. ermitted or se ermit 1. A indicates that a use is permitted by right and may be approved administratively, provided that redevelopment conforms to the Neighborhoods Form Based Code as adopted by the County Board (see ACZO 11.2). 2. A indicates a special exception use that may be established subject to obtaining a use permit as provided in ACZO 15.4, use permits, for each such use, and provided that the property has been redeveloped pursuant to the Neighborhoods Form Based Code. The Zoning Administrator may require a use permit for such use, whether the use is located in a building approved administratively or whether located in a building controlled by a use permit. 3. A blank cell (one without a or ) in the use table indicates that a use is not allowed in the respective location. ses not specifically listed may be allowed pursuant to the similar use determination procedure of ACZO C. ACZO and N FBC se Standards Where applicable, the ACZO and N FBC se Standards column references specific use standards listed in either ACZO 12 or in the specified section of this Neighborhoods Form Based Code, which always apply to the listed use. SE CATEGORY SECIFIC SE TYES ERMITTED () or SE ERMIT () ACZO ( ) AND N FBC (SECTION) SE STANDARDS