ARLINGTON COUNTY, VIRGINIA

ARLINGTON COUNTY, VIRGINIA County Board Agenda Item Meeting of April 18, 2015 DATE: April 9, 2015 SUBJECT: ZOA-15-02 Zoning Ordinance amendments to Article 12 to extend the duration of allowed short term indoor and outdoor events and activities to up to 180 days for the initial year and, for signs for such activities for up to 30 days prior to the event; to allow the Zoning Administrator to renew such uses when a site plan amendment has been filed, and to allow short term accessory outdoor cafes with no limitation on number of consecutive days; and to Articles 3, 7, 8, 9, 11, 12, 18 and Appendices A and B, to clarify dry-cleaning uses consistent with practice; and to correct errors introduced through the comprehensive reformat of the Ordinance adopted May 18, 2013, including an omission of lot coverage for the R-10T and R15-30T districts and an incorrect minimum lot area per dwelling unit in the RA-H district. C. M. RECOMMENDATION: Adopt the attached ordinance to amend, reenact and recodify the Arlington County Zoning Ordinance to extend the duration of allowed short term indoor and outdoor events and activities to up to 180 days for the initial year, and for signs for such uses for up to 30 days prior to the event; to allow the Zoning Administrator to renew such activities when a site plan amendment has been filed, and to allow short term accessory outdoor cafes with no limitation on number of consecutive days; and to clarify dry-cleaning uses consistent with practice; and to correct errors introduced through the comprehensive reformat of the Ordinance adopted May 18, 2013, including an omission of lot coverage for the R-10T and R15-30T districts and an incorrect minimum lot area per dwelling unit in the RA-H district. ISSUES: These are proposed amendments to the Zoning Ordinance to revise the short term indoor and outdoor events and activities provisions; to clarify dry-cleaning uses consistent with practice; and to correct errors introduced through the comprehensive reformat of the Ordinance adopted May 18, 2013, including an omission of lot coverage for the R-10T and R15-30T districts and an incorrect minimum lot area per dwelling unit in the RA-H district. The County s Business Improvement Districts and Partnerships continue to request a longer duration for short County Manager: ##### County Attorney: ***** Staff: Deborah Albert, DCPHD, Planning Division 36.

term indoor and outdoor events and activities, and the Planning Commission voted to recommend that the County Board adopt the longer duration (one year) advertised, as opposed to the 180 days proposed by staff. Discussion is included in the Planning Commission section at the end of this report. SUMMARY: On February 21, 2015, the County Board adopted the final phase of a comprehensive update to the Arlington County Zoning Ordinance. The purpose of the update, adopted in four phases over four years, was to make the Zoning Ordinance easier to use, understand and administer. When the County Board adopted the proposed amendments, it also advertised amendments to the short term indoor and outdoor events and activities provisions to allow for a longer duration for these short term uses. The proposed amendment would allow short term indoor and outdoor events and activities approved by the Zoning Administrator for up to 180 days per year for the first year for all uses allowed in the subject zoning district and for up to one year for community service uses, followed by 90 days per year for any use allowed in the zoning district; allow short term accessory outdoor cafes for up to 90 days per year with no limitation on number of consecutive days; allow certain signs for these uses for up to 30 days prior to and during the event; and allow the Zoning Administrator to renew short term indoor and outdoor events and activities when a site plan amendment has been filed to allow the use. Additionally, the significant reorganization and classification of uses introduced minor errors, which staff recommends correcting. This proposed amendment clarifies dry-cleaning uses in all zoning districts; adds coverage provisions in the R-10T and R15-30T districts that were inadvertently omitted from the reformat to the Ordinance adopted in the second phase of the project, in 2013; and corrects the minimum lot area per dwelling unit in the RA-H district. BACKGROUND: On February 21, 2015, the County Board adopted the final phase of a comprehensive update to the Arlington County Zoning Ordinance. The purpose of the update, adopted in four phases, was to make the Zoning Ordinance easier to use, understand and administer. The update revised sign regulations, reformatted and reorganized the Ordinance, codified administrative practices, introduced a use classification system, and updated use tables, use standards and definitions. The County Board advertised changes to the short term indoor and outdoor events and activities provisions upon adoption. Additionally, the significant reorganization and classification of uses introduced minor errors to the Ordinance, which are also addressed in this staff report. DISCUSSION: The reformatted Zoning Ordinance became effective on July 1, 2013, and the final phase of amendments will become effective on April 6, 2015. At the public hearing for the final phase of amendments, a speaker identified a concern that the representation of dry-cleaners in the use tables was not consistent with practice. Additionally, staff has identified an error of omission of lot coverage for one-family dwellings in the R-10T and R15-30T districts, and an incorrect minimum lot area per dwelling unit in the RA-H district, resulting from the 2013 reformat. These topics are discussed further below. Short term indoor and outdoor events and activities. At the February 21, 2015 County Board meeting, the County Board advertised four changes to the adopted short term indoor and outdoor - 2 -

events and activities provisions that are scheduled to become effective on April 6, 2015. Each of the changes is discussed below followed by staff s recommendations and discussion. Advertised: Allow the Zoning Administrator to approve short term indoor and outdoor events and activities for any use for a duration of up to one year, followed by up to 90 days per year per building, building space or property. Staff proposes that short term events and activities in the community service use category continue to be allowed for up to one year followed by 90 days per year per property; and that all other uses be allowed for up to 180 days per building, building space or property for the initial year, followed by 90 days per year per property in subsequent years (except outdoor cafes, which would continue to be allowed only 90 days per year per property). The process to allow short term uses has opened a broader discussion of the desire for more flexibility for uses in site plan projects, similar to the discussions surrounding the recent development of an updated retail plan for the County. Staff continues to believe that giving the Zoning Administrator the authority to override County Board-approved site plans is not the appropriate way to provide such flexibility. It is not the Zoning Ordinance that restricts uses in site plan buildings where most short term events are taking place; rather, use allowances and restrictions are incorporated into site plan conditions following extensive community discussion for special exception projects. Therefore, it is through those site plans that changes should be made and it is the County Board who should exercise that authority, not the Zoning Administrator. Such changes to site plans may occur on a case-by-case basis through site plan amendment applications, or could potentially be implemented more broadly should future plans and policies lead to a changing paradigm. Alternatively, the short term events and activities provisions in the Zoning Ordinance, adopted on February 21, 2015, were intended to allow special events and other short term uses that often utilize vacant properties on a short term basis, throughout the County. These short term uses include both events sponsored by BIDs and Partnerships to activate commercial corridors, as well as uses property managers may use to fill space on a short term basis. Examples of short term uses that can be approved by the Zoning Administrator under these provisions include art galleries, business incubators, vehicle storage lots, craft fairs, fashion shows, parking lots, popup retail, property leasing centers, seasonal tax preparation offices, and any other use allowed in the subject zoning district. The Zoning Administrator has approved short term events or activities in the past, through her authority to approve administrative changes to County Board-approved site plans, and has required an administrative change for each event, which requires an application and a fee. The adopted provisions allow her to approve short term events without requiring an administrative change. The new short term use provisions are consistent with that authority to approve administrative changes. That authority is found in 15.5.3.C, shown below, and allows the Zoning Administrator to approve only changes consistent with the spirit of the Zoning Ordinance, the intent of the County Board in is approval of the site plan, and the general purpose of the Comprehensive Plan: - 3 -

15.5.3.C: Any minor modification of the approved site plan which complies with the spirit of this zoning ordinance, the intent of the County Board in its approval of the site plan, and the general purpose of the Comprehensive Plan for the development of the area. Administrative changes may be approved by the zoning administrator. A change in use of limited duration is consistent with the intent of any use restrictions approved by the County Board in a site plan, whereas any longer term change in use is required by the Zoning Ordinance to be approved by major or minor site plan amendment, as codified in 15.5.3.A and B. Finally, while staff understands that there is interest in a zoning tool to address vacancy issues during times of economic distress, this issue has not been studied. Such a zoning tool, which might be used in combination with other measures and implementation of other policies, would likely be different than a tool designed to allow short term events and activities. Therefore, staff continues to propose that short term events and activities be limited to a relatively short time frame so as to encourage special events that temporarily enliven vacant spaces, while not encouraging these spaces to be leased for uses not consistent with adopted site plans, or the intended special events for which these provisions were developed. Based on feedback that some special events or activities may be longer than 90 days, staff proposes to allow most uses for up to 180 days for the initial year, and community service uses for up to one year; all followed by 90 days for year after the expiration of the initial period. Advertised: Allow the Zoning Administrator to renew a short term event or activity if a site plan amendment has been filed to allow that use, until the County Board acts on the proposed site plan amendment. Staff recommends this provision be adopted. Staff continues to recommend that only the County Board should be able to approve a long term change in use for a site plan property. This provision is consistent with that intent, while allowing for continuity of the event for an additional short duration until a site plan amendment can be heard by the County Board. It is expected that, under this provision, if an applicant wishes to make a short term event into a longer term use, beyond the allowed short term time period, an application for a site plan amendment would be filed prior to the expiration of the event, and would typically be heard by the County Board after approximately 90 days. Advertised: Allow short term outdoor cafes for up to a total of 90 days per year per property, with no limitation on the number of consecutive days. Staff recommends this provision be adopted. While staff had previously proposed that short term accessory outdoor cafes be allowed for just one consecutive day, staff concludes that the general standards included in the short term use provisions allow for a certificate of occupancy to be denied if there are problems resulting from a short term accessory outdoor café (or other use), therefore a 90 day period is appropriate. Advertised: Allow signs that do not require permits for up to 30 days prior to, and during a short term event or activity. Staff recommends this provision be adopted. - 4 -

The one week duration for signs prior to the event currently allowed for short term events and activities was based on a time frame staff had understood was typical for such events, however, staff concludes that one month prior to the event is a reasonable time frame for the types of signs allowed under this provision. R-10T and R15-30T districts. The 1950 Zoning Ordinance regulated one-family dwellings in the R-10T district as they were regulated in the R-5 district, and in the R15-30T district as they were regulated in the R-5 district (See 1950 Ordinance, updated March 1, 2007 provisions in Section 7.A.1 and 10A.A.1, respectively). Lot coverage requirements for the R-10T and R15-30T districts were inadvertently omitted from the one-family dwelling maximum coverage and cap table in 3.2.5.A as part of the 2013 reformat of the Zoning Ordinance. The proposed amendment would insert R-10T and R15-30T districts into the R-5 and R-10 columns of that table, respectively, consistent with the 1950 Ordinance provisions. RA-H districts. The 1950 Zoning Ordinance regulated by-right multi-family dwellings as regulated in RA7-16 districts, which allows multi-family with a minimum lot area of 1,800 square feet per dwelling unit. The 2013 reformat incorrectly showed 1,200 square feet per dwelling unit in RA-H districts. This error is proposed to be corrected. Dry-cleaning uses. Staff has reviewed the treatment of dry-cleaners in the recently adopted Ordinance and concludes that some changes are warranted in order to reflect practice. The following table compares the terminology previously used in the Ordinance, with the updated terminology adopted on February 21, 2015. There were several uses in the 1950 Zoning Ordinance that referenced laundry, dry cleaning, laundromats and carpet cleaning. The recently adopted amendment articulated these uses as four separate uses: 1) dry-cleaning drop-off stations, 2) Laundromats, 3) dry-cleaning plants and 4) carpet cleaning plants. However, upon further investigation, under longstanding practice, dry-cleaning drop-off has not been separated from on-site dry-cleaning, and these uses have been regulated in the same way as laundromats. Carpet cleaning, was correctly interpreted as a separate use, however, carpet dyeing is allowed only in the industrial districts (not the commercial/mixed-use districts), and this distinction was inadvertently dropped from the February 21, 2015 amendment. Therefore, the proposed amendment will: Consolidate three of the recently adopted terms and associated use standards (drycleaning drop-off station; laundromat; dry-cleaning plant) back into a single term (dry cleaners, laundry and laundromat) in the personal service retail category; Maintain carpet and rug cleaning as a separate term in the light industrial service category; Create a use standard for carpet and rug cleaning to address the dyeing use allowed in industrial districts, but not allowed in other zoning districts where the use is allowed; Update terminology throughout the Ordinance, consistent with the above bullets. The following table summarizes the old terms (July 19, 2014 Ordinance), new terms (Amendments adopted February 21, 2015) and proposed terms (for consideration on April 18, 2015), and associated use standards. - 5 -

Old Term (7/19/2015) COMMERCIAL USE TABLE Cleaning or laundry None establishment Clothes cleaning or None laundry establishment, including launderette selfservice type establishment Dry cleaners laundry and Laundromat Carpet and rug cleaning establishments, excluding dyeing INDUSTRIAL (M) USE TABLE Cleaning or laundry None establishment Dry cleaners laundry and Laundromat, provided that the equipment employed shall use synthetic, nonflammable solvent and have an aggregate maximum rated capacity of not more than 40 pounds and that not more than one truck or vehicle is employed for pickup and delivery. No cleaning establishment shall serve any other retail branches Laundry, cleaning and dyeing works, and carpet and rug cleaning Use Standard (7/19/2014) New Term (2/21/2015) Dry-cleaning drop-off station Laundromat Dry-cleaning drop-off station Laundromat 12.5.6* Dry-cleaning drop-off station Laundromat Dry-cleaning plant - 6 - New Use Category (2/21/2015) Light industrial service 12.6.2** Carpet cleaning plant Light industrial service None (embedded in use table) Dry cleaning drop-off station Laundromat Dry-cleaning drop-off station Laundromat Dry cleaning plant Light Industrial service New Use Standard (2/21/2015) 12.5.6 + 12.5.13 ++ None None None None None 12.6.2** Carpet cleaning plant 12.6.4** (same as 12.6.2) FORM BASED CODE USE TABLES (INCLUDING APPENDICES A AND B) Cleaning or laundry establishment None Dry-cleaning drop-off station Laundromat Carpet and rug cleaning establishments, excluding dyeing None Carpet cleaning plant Light industrial service *12.5.6 Dry cleaning drop-off stations. The equipment employed shall have an aggregate maximum rated capacity of not more than 40 pounds and no more than one truck or vehicle shall be employed for pickup and delivery. + 12.5.6. Dry cleaners, laundry and laundromats. The equipment employed shall use synthetic, nonflammable solvent and have an aggregate maximum rated capacity of not more than 40 pounds and that not more than one truck or vehicle is employed for pickup and delivery. No cleaning establishment shall serve any other retail branches. ++ 12.5.13 Laundromats. The equipment employed shall have an aggregate maximum rated capacity of not more than 40 pounds and not more than one truck or vehicle shall be employed for pickup and delivery. **12.6.2/12.6.4 Indoor-only uses. Such uses, when in the CM district, shall be conducted wholly within a completely enclosed building, except for on-site parking of delivery vehicles which are incidental thereto. None None Proposed Term and Use Standard Dry-cleaning, laundry and laundromat 12.5.6 (revised) Carpet and rug cleaning 12.6.2 (new) Dry-cleaning, laundry and laundromat 12.5.6 (revised) Dry-cleaning, laundry and laundromat 12.5.6 (revised) Carpet and rug cleaning 12.6.2 (new)

Planning Commission. The Planning Commission heard the proposed amendments on April 8, 2015, where it voted unanimously (7-0) to recommend that the County Board adopt the amendment as proposed by staff, with the exception of the duration of short term indoor and outdoor events and activities for uses other than community service uses, where the Planning Commission voted to recommend the advertised duration of one year for all uses. This change to the staff recommendation was supported in an amendment to the main motion after extensive discussion, where the Planning Commission voted (4-3) to recommend the advertised duration. as opposed to the 180 days for uses other than community service uses recommended by staff. Commission members voting in support of the longer time frame cited concerns about vacancy rates, and suggested that the shorter time frame for pop-up uses creates a barrier to entry for innovation. Those supporting the shorter time frame agreed with staff that the shorter time frame was consistent with the Zoning Administrator s authority and that the County Board should retain the authority to change use on a longer term basis. The Planning Commission recommendation would replace 12.10.5.C in the attached resolution, with the following, as advertised (see also, Attachment A for a restructured version of this paragraph, for clarity, that matches restructuring of the advertised amendments in the staff recommendation): C. Frequency and length of events 1. Short term events and activities in any individual building or on any individual property shall be allowed as follows for a total of one year, provided, however, that where a site plan amendment has been filed for a change in use that would permit the short term use for the subject property, the Zoning Administrator may renew the short term use until such site plan amendment is acted upon by the County Board: 2. Community service uses, as provided in 12.2.4.B shall be allowed for a total of 360 days. After a period of 360 days, the building or property shall be eligible for short term uses as provided in 12.10.5.C.2 below. 3. All other allowed short term uses (including community service uses aafter the expiration of the one year 360 days period provided in 12.10.5.C.1 above), short term events and activities shall be allowed for a total of 90 days per year per property. Staff continues to recommend that uses other than community service uses be limited to an initial period of 180 days in order to maintain the County Board s authority to make changes to adopted site plans and for consistency with the limited authority the Zoning Ordinance provides to the Zoning Administrator to approve minor changes to site plans. Staff will continue to explore solutions to the broader issues related to use that were raised during this process. This exploration, over the next six months, will consider site plan conditions, procedural changes and other tools that may be identified, as well as potential additional Zoning Ordinance amendments. Implementation and review of the adopted short term indoor and outdoor activities provisions, as well as upcoming community discussions of the draft update to the Retail Action Plan, will help identify outstanding issues and further inform this study. - 7 -

CONCLUSION: Staff recommends that the County Board adopt the attached ordinance to amend, reenact, and recodify the Arlington County Zoning Ordinance, Articles 3, 7, 8, 9 11, 12, 18 and Appendices A and B, to revise the short term indoor and outdoor events and activities provisions; to clarify dry-cleaning uses consistent with practice; and to correct errors introduced through the comprehensive reformat of the Ordinance adopted May 18, 2013, including an omission of lot coverage for the R-10T and R15-30T districts and an incorrect minimum lot area per dwelling unit in the RA-H district. - 8 -

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e it ordained that the Arlington County Zoning Ordinance, Articles 3, 7, 8, 9, 11, 12, 18 and Appendices A and B, is hereby amended, reenacted and recodified as set forth below in order to extend the duration of use for short term indoor and outdoor events and activities and signs for such activities, and to allow the zoning administrator to renew such activities where a site plan amendment has been filed; and to clarify dry-cleaning uses consistent with practice; and to correct errors introduced through the comprehensive reformat of the Ordinance adopted May 18, 2013, including an omission of lot coverage for the R-10T and R15-30T districts and an incorrect minimum lot area per dwelling unit in the RA-H district, as shown below; in order to reduce or prevent congestion in the streets; to facilitate the creation of a convenient, attractive and harmonious community; and for other reasons required by the public necessity, convenience and general welfare, and good zoning practice. In the proposed amendment, text proposed to be added is shown with underline and text proposed to be removed is shown with strikethrough. Footnotes are informational only, and are not intended to be included in the adopted text. The Arlington County Zoning Ordinance is amended, reenacted, and recodified as set forth below. 1 2 3 [Short term indoor and outdoor events and activities.] Article 12. Use Standards - 9 -

4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 12.10. Short Term Use Standards 12.10.5. Indoor and outdoor events and activities in vacant buildings or properties In order to promote activity and vibrancy in the County s mixed-use and commercial areas, indoor and outdoor short term events or activities in vacant buildings, vacant floors or portions thereof, or vacant ground floor spaces in buildings, or on outdoor spaces (which may or may not be vacant), may be allowed in C and M districts, and outdoor events and activities may additionally be allowed in P districts, as follows: A. Applicability 1. The buildings or building space used for indoor events shall be approved for retail, service and commercial use(s) as provided in 12.2.5 or industrial use(s) as provided in 12.2.6; 2. For any use consistent with all provisions of the subject zoning district and all relevant site plan or use permit conditions for the subject property, provisions of this 12.10.5 shall not apply. B. Uses Notwithstanding use type limitations in use permit or site plan conditions: 1. Allowed indoor uses shall be those allowed in the subject zoning district, and shall include indoor markets at which groups of individual sellers offer new or used goods for sale; 2. Allowed outdoor events and activities shall include: (a) Art galleries, carnivals, circuses, festivals, fairs, dog or horse shows, outdoor retail sales events that are not associated with an established retail business on the premises, and seasonal stands for the sale of Christmas trees, pumpkins, flowers, fireworks, fruits and vegetables and the like, not associated with an established retail business on the premises, and other uses, which in the judgment of the Zoning Administrator, are of the same general character; (b) Outdoor cafes, as provided in 12.9.14, associated with a use with an approved Certificate of Occupancy for a restaurant located within 2,000 feet of the short term use, shall be allowed for up to a total of 90 days per year as provided in 12.10.5.C.2 below, provided that no such days shall be consecutive to one another. 1 1 Moved to C, below, and edited as shown. - 10

39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 67 68 69 70 71 72 73 74 75 76 3. Signs shall not be allowed as short term uses, except as provided in 12.01.5.D below. C. Frequency and length of events Short term indoor and outdoor events and activities in any individual building or on any individual property shall be allowed as follows: 1. Outdoor cafes, as provided in 12.10.5.B.2(b) above, shall be allowed for up to a total of 90 days per year per property (where property refers to the property on which the outdoor café is located). 2 2. All other allowed uses shall be allowed as follows, provided, however, that where a site plan amendment has been filed for a change in use that would permit the short term use for the subject property, the Zoning Administrator may renew the short term use until such site plan amendment is acted upon by the County Board: (a) Community service uses, as provided in 12.2.4.B shall be initially allowed for a total of one year 360 days., and all other uses shall initially be allowed for a total of 180 days. (b) After the initial duration a period of 360 days, the building or property shall be eligible for short term uses as provided in 12.10.5.C.21(b) below provided in 12.10.5.C.2(a) above, all uses shall be allowed for up to 90 days per year per building, building space or property. (c) All other allowed short term uses (including community service uses after the expiration of the 360 days period provided in 12.10.5.C.1(a) above)shall be allowed for a total of 90 days per year per property. D. Signs 1. Subject to 13.7, all signs for which no permit is required shall be allowed for indoor and outdoor events, for up to one week 30 days prior to the public opening of the event and during the time period for which the certificate of occupancy is issued, notwithstanding comprehensive sign plan provisions for the subject property. 2. All other signs that meet all applicable provisions of Article 13 and are consistent with any comprehensive sign plan for the property shall be allowed, subject to 15.8. E. Additional provisions for outdoor events Outdoor events shall be subject to the following additional standards: 1. Temporary buildings or structures allowed for outdoor events shall include tents, shipping containers, and other similar temporary structures, subject to bulk, coverage and placement provisions in 3.2, and subject to all by-right height limitations in the subject zoning district. 2 Moved from B above, and edited as shown. - 11

77 78 79 80 81 82 83 84 85 86 87 88 89 90 91 2. All outdoor spaces subject to the permit for short term use shall be restored to prior conditions or to conditions otherwise required by the site plan or use permit controlling the subject property, upon conclusion of the approved time period for short term use. [Technical Updates] Article 3. Density and Dimensional Standards 3.2. BULK, COVERAGE AND PLACEMENT REQUIREMENTS 3.2.5. Coverage A. One-family dwellings On any one-family dwelling lot in an R district (R district to include R-20, R-10, R-8, R-6, and R-5), and in R2-7, RA, C, and M districts, the following shall apply: Categories MAXIMUM COVERAGE AND CAP R-5, R-6, R2-7, R15-30T RA, C, M R-8 R-10, R-10T Maximum lot coverage (%) 45 40 35 32 25 Maximum lot coverage of one-family dwelling with porch of at least 60 square feet (exclusive of any wrap-around or side 48 43 38 35 28 portion) on the front elevation (%) Maximum lot coverage with detached garage in the rear yard (%) 50 45 40 37 30 Maximum lot coverage with detached garage in the rear yard and porch of at least 60 square feet (exclusive of any wrap 53 48 43 40 33 around or side portion) on the front elevation (%) Maximum main building footprint coverage (%) 34 30 25 25 16 Maximum main building footprint coverage with front porch (%) 37 33 28 28 19 Maximum main building footprint (sf.) 2,380 2,520 2,800 3,500 4,480 Maximum main building footprint with front porch (sf.) 2,590 2,772 3,136 3,920 5,320 R-20 92 93 94 95 96 97 98 Article 7. Commercial/Mixed-Use (C) Districts 7.1. Commercial/Mixed Use (C) Districts Use Tables 7.1.2. Commercial/mixed use (C) districts principal use table - 12

COMMERCIAL/MIXED USE (C) DISTRICTS PRINCIPAL USE TABLE Specific Use Types RA4.8 R-C RA-H RA-H-3.2 C-1-R C-1 MU-VS C-1-O C-O-1.0 C-O-1.5 C-O-2.5 C-O C-O-A C-O ROSSLYN C-O CRYSTAL CITY C-2 C-TH * C-3 C-R Use Standards KEY: C = requires use permit and site plan approval; P = allowed by-right; U = requires use permit approval; S = requires site plan approval; Blank cell = not permitted Retail, Service and Commercial Use Categories (See 11.2.5) Retail, Personal Service (See 12.2.5.G.2(b)) Dry-cleaning, laundry and laundromat drop-off stations S S S P P P S S S S P S S P P P P 12.5.6 Laundromats S S S P P P S S S S P S S P P P P 12.5.13 99 100 101 102 Industrial Use Categories (See 12.2.6) Light Industrial Service (See 12.2.6.A) Carpet and rug cleaning plants U U U U 12.6.2 7.4. RA-H, Hotel District 103 104 105 106 7.4.3. Density and dimensional standards A. By-right Development allowed by-right in the RA-H district shall comply with the following standards, except as otherwise expressly allowed or stated. Type of Standard Multiplefamily All other uses Site area, minimum (sq. ft.) 7,500 100,000 Lot, minimum (sq. ft.) Lot area 7,500 100,000 Lot area per dwelling unit 1,200 1,800 -- Lot width, minimum average (feet) Lot width 75 200 Lot width per dwelling unit -- -- Height Maximum (feet) 35 95 Maximum (stories) 3½ 10 Floor area, minimum (sq. ft.) Floor area per dwelling unit -- -- - 13

Multiplefamily All other Type of Standard uses Lot coverage, Maximum (percent) -- 50 107 108 109 110 111 112 113 114 115 116 117 118 119 120 121 122 123 124 Article 8. Industrial (M) Districts 8.1. Industrial (M) Districts Use Tables Use Category Retail, Personal Service (See 12.2.5.G.2(b)) 8.1.2. Industrial (M) districts principal use table Specific Use Types INDUSTRIAL (M) DISTRICTS PRINCIPAL USE TABLE CM M-1 M-2 Use Standards Dry-cleaning, laundry and laundromat drop-off stations P P P 12.5.6 Laundromats P P P 12.5.13 Industrial Use Categories Light Industrial Service (See 12.2.6.A) Carpet and rug cleaning and dying works plants P P P 12.6.2 12.6.4 Dry cleaning plants P P P 12.6.2 Article 9. Special Planning Area Regulations 9.3. Fort Myer Heights North Special District 9.3.4. Neighborhood-serving retail and other service uses Neighborhood-serving retail and other service uses, such as a medical or dental office, neighborhood delicatessen, dry-cleaning, laundry and laundromat drop-off station, neighborhood-scale library branch or small café and other uses as permitted and regulated in the C-1-R district may be approved along Clarendon Boulevard, Fairfax Drive and at other primary intersections and/or locations that experience significant pedestrian traffic should the - 14

125 126 127 128 129 130 131 132 133 134 County Board find they will not adversely impact the neighborhood and will be otherwise appropriate. Article 11. Overlay and Form Based Code Districts 11.1. CP-FBC, Columbia Pike Form Based Code District 11.1.4. Columbia Pike Form Based Code district principal use table COLUMBIA PIKE FORM BASED CODE DISTRICT PRINCIPAL USE Retail, Personal Service (See 12.2.5.G.2(b)) Use Specific Use Types Standards Dry-cleaning, laundry and laundromat drop-off station P 12.5.6 Laundromat P 12.5.13 CP-FBC 135 136 137 138 139 Article 12. Use Standards 12.2. Use Categories 140 141 142 143 144 145 146 147 148 149 150 12.2.5. Retail, service and commercial use categories G. Retail 1. Characteristics Companies or individuals involved in the sale, lease, or rental of new or used products, or providing personal or repair services to the general public. 2. Examples (b) Personal service Examples of personal service retail include animal care facilities, veterinary clinics, animal hospitals; animal grooming; athletic or health clubs; branch banks; - 15

151 152 153 154 155 156 157 158 159 160 161 162 163 164 165 166 167 168 169 170 171 172 173 174 175 176 177 178 179 180 181 182 183 184 185 186 187 188 189 190 191 bike shops; body art studios; business services; dance, art, fitness/wellness, gymnastic or music studios or classes; doggie day care; dry-cleaning, laundry and laundromat; drop-off stations; hair, nail, tanning, day spa and personal care services; laundromats; mortuaries and funeral homes; music conservatory or music instruction; pawnshops; photocopy, blueprint and quick-sign services; photographic studios; psychics and mediums; private postal services; security services; taxidermists; urgent care or emergency medical offices; and technical equipment and support services. 4. Uses not included - 16 Adult entertainment; large-scale catering (see Light Industrial Service); laundry and dry-carpet cleaning plants (see Light Industrial Service); lumber yards and other building material sales that sell primarily to contractors and do not have a retail orientation (see Wholesale Trade); office or clinic, medical and dental (see Office); repair and service of motor vehicles, motorcycles, recreational vehicles, boats, and light and medium trucks (see Vehicle Sales and Service); restaurants (see Food and Drinking Establishments); sale or rental of machinery, equipment, heavy trucks, building supplies and lumber, special trade tools, welding supplies, machine parts, electrical supplies, janitorial supplies, restaurant equipment and store fixtures (see Wholesale Trade). 12.5. Commercial/Mixed Use Standards 12.5.6. Dry-cleaning, laundry and laundromats drop-off stations The equipment employed shall have an aggregate maximum rated capacity of not more than 40 pounds and no more than one truck or vehicle shall be employed for pickup and delivery. Dry-cleaning, laundry and laundromats may be permitted provided that equipment employed shall use synthetic, nonflammable solvent and have an aggregate maximum rated capacity of not more than 40 pounds and that not more than one truck or vehicle is employed for pickup and delivery. No cleaning establishment shall serve any other retail branches. 12.5.13. Laundromats The equipment employed shall have an aggregate maximum rated capacity of not more than 40 pounds and not more than one truck or vehicle shall be employed for pickup and delivery. [NOTE: subsequent paragraphs will be renumbered and references throughout the Ordinance will be updated accordingly]

192 193 12.6. Industrial Use Standards 194 195 196 197 198 199 200 201 202 203 204 205 206 207 208 209 210 211 212 213 214 215 216 217 218 219 220 221 222 223 224 225 12.6.2. Dry-cleaning plants carpet and rug cleaning Dry-cleaning plants may be permitted provided that equipment employed shall use synthetic, nonflammable solvent and have an aggregate maximum rated capacity of not more than 40 pounds and that not more than one truck or vehicle is employed for pickup and delivery. No cleaning establishment shall serve any other retail branches. Carpet and rug cleaning uses shall additionally allow dyeing, only in M districts. Article 18. Definitions Large-format retail establishment. A building for which one certificate of occupancy is to be sought or issued and that either occupies 50,000 square feet or more on any one level or provides 200 or more parking spaces dedicated to one principal land use; including any building used for the sale of any combination of food, merchandise, and/or personal and business services (personal and business services include banks, dry-cleaning, laundry and laundromats drop-off stations, ticket agencies, hair salons, shoe repair, watch repair, photo copying, fitness centers, and other uses that are similar in character, as determined by the zoning administrator) for use or consumption by a purchaser. A large-format retail sales establishment shall not be deemed to include vehicle sales, rental, or leasing facilities or vehicle service establishment. Appendix A: Columbia Pike Special Revitalization District Form Based Code III. The Regulating Plans B. Rules for the Regulating Plan and New Development Plans 5. RETAIL Use Category Specific Use Types Permitted (P) or Use Permit (U) Primary Retail Primary (1) or Secondary (2) Use Standards Retail, Service and Commercial Use Categories Retail, Personal- Service (see Dry cleaning, laundry and P 2 12.5.6-17

226 227 228 229 230 231 232 233 234 235 236 237 238 239 240 241 12.2.5.F.2(b)) Light Industrial Service (see 12.2.6.A) APPENDIX B laundromat Industrial Use Categories Carpet and rug cleaning (excluding dying) U 2 12.6.2 Part 9. Building Use Standards 901. Building Use Table The following uses are permitted in the Columbia Pike Neighborhoods Special Revitalization District as specified further in the Building Envelope Standards. When specific Use Standards are referenced below, they may be found in the Arlington County Zoning Ordinance. USE CATEGORY SPECIFIC USE TYPES GROUND STORY COMMERCE Retail, personal Dry cleaning, laundry and laundromat, drop off service stations (see 12.2.5.F.2(b)) Light industrial (see 12.2.6.A) PERMITTED (P) or USE PERMIT (U) USE STANDARD P 12.5.6 Laundromats P 12.5.13 Carpet and rug cleaning plants U 12.6.2-18

ATTACHMENT A The following restructures the text in the Planning Commission recommendation for clarity, but does not change the substance of the recommendation. These edits simply move the outdoor café duration regulations into the frequency and length of events paragraph C from the uses paragraph B in order to provide all duration provisions in one place. Structural changes from the Planning Commission recommendation are shown with double-underline and doublestrikethrough. C. Frequency and length of events 1. Outdoor cafes, as provided in 12.10.5.B.2(b) above, shall be allowed for up to a total of 90 days per year per property (where property refers to the property on which the outdoor café is located). 2. All other allowed sshort term indoor and outdoor events and activities uses in any individual building or on any individual property shall be allowed as follows for each building, building space or property, as follows for a total of one year, provided, however, that where a site plan amendment has been filed for a change in use that would permit the short term use for the subject property, the Zoning Administrator may renew the short term use until such site plan amendment is acted upon by the County Board: (a) All other short term indoor and outdoor events and activities uses shall initially be allowed for a total of one year; (b) After the initial duration provided in 12.10.5.C.2(a) above, all other short term indoor and outdoor events and activities uses shall be allowed for up to 90 days per year. 3. Community service uses, as provided in 12.2.4.B shall be allowed for a total of 360 days. After a period of 360 days, the building or property shall be eligible for short term uses as provided in 12.10.5.C.2 below. 4. All other allowed short term uses (including community service uses aafter the expiration of the one year 360 days period provided in 12.10.5.C.1 above), short term events and activities shall be allowed for a total of 90 days per year per property. - 19 -