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Zoning Studies

 

The Zoning Ordinance contains the land-use regulations for all land in the County. From time to time the Zoning Ordinance is amended to ensure that land use and development regulations meet the needs and goals of the community. Amendments begin with a zoning study, which examines various standards and regulations (ex: zoning districts, uses, setback, etc.).

Study Name Tentative Completion Date Status
Two-Family Dwellings in RA Districts September 2020 In Progress
Columbia Pike Neighborhoods Form Based Code – Revisions to Area Median Income (AMI) Requirements for For Sale Affordable Units October 2020 In Progress
Outdoor Cafés in Additional Commercial/Mixed-Use Districts November 2020 In Progress
Columbia Pike Form Based Code – Western Subarea Regulating Plan Q4 2020 Pending
Housing Conservation District Q1 2021 In Progress
Missing Middle Housing Study Q2 2022 Pre-Planning
Columbia Pike Neighborhoods Form Based Code – AHIF Cash Contribution for Commercial Uses Complete Complete
Assisted Living and Elder Care Facilities (C-3 District only) Complete Complete
Assisted Living and Elder Care Facilities Complete Complete
Bonus Height/Density Provisions Complete Complete
Relocatable Classrooms Administrative Review Complete Complete
Detached Accessory Dwellings Complete Complete
Parking Modifications in R-C District Complete Complete
Maximum Height for Large Media Screens Complete Complete
Parking Modifications for Social Service Institutions Complete Complete
Child Care Initiative (Phase I) Complete Complete

Studies in Progress

  • Two-Family Dwellings in RA Districts

    Staff will recommend amendments to Article 16 (Nonconformities) which would enable expansions and additions to two‑family dwellings which are legally nonconforming in RA districts. Many of the approximately 400 two‑family dwellings located on lots zoned RA14-26, RA8-18, RA7‑16, or RA6-15 exhibit site conditions which do not conform to current ACZO standards. These standards include some combination of minimum lot size, lot width, lot area, and front/side/rear yard setbacks, as well as maximum building height.

    The study’s objectives are to 1) enable modernizations and updates to existing two-family dwellings which would not exacerbate existing nonconformities, and 2) remove regulatory inflexibility for continued maintenance and preservation of the County’s existing two-family housing stock in these districts.

    Staff Contact
    Kellie Brown
    703-228-3524

    Study Resources

    Schedule

    • This field is for validation purposes and should be left unchanged.

  • Columbia Pike Neighborhoods Form Based Code - Revisions to Area Median Income (AMI) Requirements for For Sale Affordable Units

    Following on the work to incorporate cash contribution standards for nonresidential portions of N-FBC projects, staff has developed recommendations in alignment with the AHMP goals for incentivizing the production of home ownership units affordable to residents earning between 80-120% of the area median income (AMI).

    Staff recommends amending the N-FBC to incorporate equally tiered affordability levels for purchasers of affordable home ownership units at up to 80% of AMI and up to 100% of AMI. Currently, maximum income levels for qualifying home purchasers is capped at 60% AMI. This change would conform to the AHMP goals, better align with the overall cost of homeownership within the County and region, and expand the pool of eligible, qualified buyers seeking to purchase an affordable home in the County. Existing affordability requirements, which maintain the maximum income ceiling of 60% AMI, would remain unchanged for rental projects.

    Staff Contact
    Akeria Brown
    703-228-7958

    Schedule

    • This field is for validation purposes and should be left unchanged.
  • Outdoor Cafés in Additional Commercial/Mixed-Use Districts

    The Zoning Ordinance permits outdoor cafes as an accessory use to an already approved restaurant in 15 of Arlington’s 19 different zoning districts which allow commercial and mixed use development. Of the four districts which prohibit outdoor cafes, staff has identified the R-C district as a likely candidate for amendment to allow outdoor cafes given the prevalence of this district’s use in and near Metrorail station areas. Staff will also review the other three districts (C-1-O, C-1-R, and RA-H), and recommend whether these districts should also be amended to allow outdoor cafes.

    The study’s scope will focus on the accessory use table specified in §7.1.3. Since the Zoning Ordinance currently has comprehensive regulations in place to regulate the operation of outdoor cafes, staff does not intend to evaluate changes to the use standards for outdoor cafes specified in §12.9.15.

    Staff Contact
    Nick Rogers
    703-228-3525

    Schedule

    • This field is for validation purposes and should be left unchanged.
  • Columbia Pike Form Based Code – Western Subarea Regulating Plan

    This amendment would reconfigure and reclassify the planned future streets depicted on the Neighborhoods Form Based Code Regulating Plan to facilitate the redevelopment of Greenbrier Apartments. The proposed change was authorized for advertisement by the County Board in December 2019. Pending adoption of the amendment would occur concurrent with final review/approval of the associated redevelopment’s form based code application.

    Staff Contact
    Matt Mattauszek
    703-228-0493

    Schedule

    • This field is for validation purposes and should be left unchanged.
  • Housing Conservation District (HCD)

    Building on recommendations from the HCD Policy Framework and supplemented by additional economic and form-based modeling, staff will develop zoning standards to incentivize HCD property owners to complete context-appropriate renovation, addition, infill, and redevelopment projects not currently possible in exchange for dedicated affordable housing units. Staff will explore administrative and use permit review processes to facilitate the creation of new affordable housing, tailoring the review process to account for the scale of proposed changes and potential impacts to historic buildings.

    Staff will evaluate opportunities to integrate townhouse development into HCD development projects and reassess the provisions of ZOA-2017-06 to determine whether the reclassification of townhouse development as a special exception site plan use in RA14-26, RA8-18, and RA6-15 zoning districts within HCD boundaries should be continued, repealed, or modified moving forward. Staff will also analyze the ramifications of the bonus density ZOA approved in November 2019 and any influence the new regulations would have on the viability of the HCD conceptual framework.

    Staff Contact
    Nick Rogers
    703-228-0035

    Study Resources

    Schedule
    TBD

    • This field is for validation purposes and should be left unchanged.

  • Missing Middle Housing Study

    Staff will explore how missing middle homes could help address Arlington’s limited housing supply and inadequate housing choices. Barriers to building missing middle housing impede the County’s ability to increase its overall supply of housing and provide more choices at a broader range of price points.

    In addition to establishing a shared definition for the term ‘missing middle’, the three-phase study aims to 1) determine how new housing types can help address the shortage of housing supply in Arlington​; 2) locate where new housing types could be compatible with existing neighborhoods; and 3) identify what strategies could be employed to mitigate any negative impacts.

    Staff Contact
    Kellie Brown
    703-228-3524

    Study Resources

    Schedule
    Currently, staff is presenting a draft scope of work for review and comment to several commissions and advisory boards. View schedule.

    • This field is for validation purposes and should be left unchanged.

Completed Studies

  • Completed 2020: Columbia Pike Neighborhoods Form Based Code – AHIF Cash Contribution for Commercial Uses

    The Affordable Housing Master Plan (AHMP) recommends incentivizing the production of homeownership units affordable to households earning between 80% and 120% of area median income (AMI). To implement this policy in part, this amendment would require a cash contribution in limited instances when the proposed development includes non-residential uses.

    This amendment would incorporate an Affordable Housing Investment Fund (AHIF) contribution requirement for the commercial portion of a project developed under the Columbia Pike Neighborhoods Form Based Code (N-FBC). The contribution’s calculation would be identical to the “base ordinance” requirement for site plan projects specified in §15.5.8.C.4 of the Arlington County Zoning Ordinance.

    Currently, the N-FBC does not require an AHIF contribution for the commercial portion of a project, whereas the Commercial Centers Form Based Code requires affordability contributions for both residential and nonresidential square footage. This amendment would not change the existing affordable housing requirements for the residential portion of N-FBC projects.

    Staff Contact
    Nick Rogers
    703-228-3525

    Schedule

    • This field is for validation purposes and should be left unchanged.
  • Completed 2019 – Assisted Living and Elder Care Facilities

    Staff is conducting a zoning study to expand the potential locations in the County for licensed assisted living and elder care facilities, and to clarify the zoning and development standards for these types of uses. This study was prompted by inquiries to the Zoning Administrator for clarification on the zoning and land use regulations governing the development and operation of licensed residential care facilities.  Currently, licensed assisted living and elder care facilities are limited to the S-D Special Development District, and require both County Board approval of a special exception site plan and use permit.  This limitation on potential sites and development standards has become a barrier to licensed residential care facilities seeking to locate in Arlington.  The study aims to expand the available housing options for aging residents, while allowing development that is appropriate and compatible with the County’s existing neighborhoods.

    The study has been organized into two phases. The first phase, scheduled for completion in September 2019, would permit assisted living facilities and nursing homes in five zoning districts. The second phase, scheduled for completion in December 2019, would permit all elder care uses, which includes independent living and continuing care retirement communities, in a total of 18 zoning districts. Staff will follow up with a third phase in January 2020 to permit all elder care uses in the C-3 district within the Clarendon Revitalization District as shown on the General Land Use Plan (GLUP).

    Staff Contacts
    Planning
    Nick Rogers
    703-228-3525

    Zoning
    Cliff Hogan
    703-228-4821

    Study Resources

    Schedule

    Initial Phase:

    Full Study:

  • Completed 2019 – Bonus Height/Density Provisions

    Staff is conducting a zoning study to update and clarify bonus provisions for special exception site plan development to, among other purposes, implement Comprehensive Plan elements such as the Affordable Housing Master Plan.

    This study has been listed on the Planning Division work plan for several years and was prioritized with the launch of Housing Arlington in 2019. Bonus density and height is a tool used under the incentive zoning provisions in the Zoning Ordinance and has been approved by the County Board to facilitate the achievement of certain community improvements. Bonus density and height allows for increased density and height above the level indicated on the General Land Use Plan (GLUP) and zoning districts approved by the Board when certain findings are made about the proposed development. The bonus density caps for affordable housing have graduated over time and are currently limited to a 25% increase for residential development, a 0.25 FAR increase for office development, and a 10% increase for hotel development. The maximum combined bonus for affordable housing and community facilities is 25%. Bonus height requests, of up to three stories for community facilities and up to six stories for affordable housing are currently permitted. Bonuses have also been approved for sustainable design, open space and other site-specific purposes. This study is evaluating alternatives to adjust the bonus caps and clarify use of other provisions to help better achieve County goals and priorities.

    Staff Contact
    Nick Rogers
    703-228-3525

    Study Resources

    • Sept. 17, 2019: ZOCO Memo and Presentation

    Anticipated Schedule

  • Completed 2019 – Relocatable Classrooms Administrative Review

    Staff is conducting a zoning study to explore opportunities for Arlington Public Schools (APS) to utilize an administrative review process to add relocatable classrooms to schools.

    This study is in response to a 2018 request by the County Board for staff to determine if there was a more time and cost-efficient method to process requests from APS to add relocatable classrooms. The current practice of planning staff is to amend a school use permit to add a relocatable(s) to increase the number of students the school can accommodate (design capacity). This can generate several applications each year as APS’s enrollment accommodation needs change from year to year, especially in years where they are in the process of developing long term solutions (construction or expansion of schools) to the increasing student population throughout Arlington.

    Staff Contact
    Nick Rogers
    703-228-3525

    Schedule

  • Completed 2019 – Detached Accessory Dwellings

    Staff is conducting a zoning study focused on establishing standards to permit new detached accessory dwellings.

    In Nov. 2017, the County Board adopted a Zoning Ordinance amendment that revised the standards for accessory dwellings to increase flexibility and reduce the complexity in developing and establishing an accessory dwelling. The amendment established standards that permit the creation of accessory dwellings within an existing detached accessory building, but it did not establish standards for the development of a new accessory dwelling within a new detached accessory building. The Board directed the County Manager to conduct further study of potential setback options for new detached accessory dwellings.

    This zoning study examines setback options for new detached accessory dwellings and potential changes to give homeowners more flexibility when converting an existing accessory building into an accessory dwelling.

    Staff Contacts
    Nick Rogers
    703-228-3525

    Schedule

  • Completed 2019 – Parking Modifications in R-C District

    Staff is conducting a zoning study focused on providing the County Board additional flexibility to consider and approve modifications to minimum parking ratio standards for site plan applications for multi-family residential uses within the R-C, Multiple-family Dwelling and Commercial District.

    Currently, the R-C district standards contain a limiting provision that prevents the County Board from approving modifications to the minimum parking ratio standard below one parking space per dwelling unit. The Board directed the County Manger and staff to conduct a study on this issue when it adopted residential parking guidelines that were developed from the efforts of the Residential Parking Working Group.

    This study will examine potential changes to the R-C district standards that would extend the applicability of these parking guidelines to the R-C district and provide additional flexibility to the County Board.

    Staff Contact
    Nick Rogers
    703-228-3525

    Schedule

  • Completed 2019 – Maximum Height for Large Media Screens

    In 2018, the developers for Ballston Quarter requested County Board approval for the installation of a large media screen overlooking the recessed plaza accessible from Wilson Boulevard. After measuring the distance from the top of the sign to the plaza’s finished grade elevation, the developers calculated the large media screen’s sign height to be approximately 49 feet. This sign height exceeded the 40-foot maximum height prescribed by the Zoning Ordinance for large media screens. The Board deferred consideration of the developer’s request to allow for an evaluation of the height regulations for large media screens.

    At the County Manager’s direction, staff is preparing a text amendment to allow increased height for large media screens at urban regional shopping centers. The amendment would preserve the existing regulations for large media screens, which include a prohibition on commercial messaging and restrictions on how close they can be installed to residential neighborhoods. If the text amendment is adopted by the County Board, large media screens could be installed at a height of 55 feet at an urban regional shopping center along outer facades with high levels of retail, entertainment, and food establishments that meet minimum standards for window area and openings.

    Staff Contact
    Nick Rogers
    703-228-3525

    Schedule

    • Feb. 28, 2019: Zoning Committee (ZOCO) Review of Draft Text
    • March 16, 2019: County Board Request to Advertise
    • April 8, 2019: Planning Commission meeting (final consideration and recommendation)
    • April 23, 2019: County Board meeting (final consideration and action)

  • Completed 2019 – Parking Modifications for Social Service Institutions

    During the review of a recently filed use permit amendment request to permit a minor expansion of an existing alcohol and drug rehabilitation facility, staff compared the operations of this facility and its parking needs with the Zoning Ordinance’s minimum requirement for parking. Such uses must provide one off-street parking space for every four beds, plus one space for every two employees and one space for each doctor assigned to the staff. Since the facility does not permit residents in treatment to have personal vehicles, the facility would not generate the level of parking demand contemplated by the current parking requirement.

    This parking requirement has not been evaluated in recent years, and was first incorporated into the Zoning Ordinance prior to the establishment of Metro service in Arlington when personal vehicles were the dominant mode of travel for residents and staff. In addition, the Zoning Ordinance does not permit the County Board to approve modifications of the parking requirement as part of its use permit review for these uses.

    The County Manager’s Office has requested and prioritized the development of a zoning ordinance amendment that can account for differing parking needs for social service institutions, which are uses that provide treatment of psychiatric, alcohol, or drug problems, and transient housing or shelters related to social service programs.

    Staff Contact
    Planning
    Nick Rogers
    703-228-3525

    Schedule

    • March 12, 2019: Zoning Committee (ZOCO) Review of Draft Text
    • March 16, 2019: County Board Request to Advertise
    • April 8, 2019: Planning Commission meeting (final consideration and recommendation)
    • April 23, 2019: County Board meeting (final consideration and action)

  • Completed 2019 – Child Care Initiative (Phase I)

    Staff is conducting a zoning study focused on reducing and eliminating land use barriers to opening, expanding, and operating child care programs in Arlington. This study is associated with the Arlington Child Care Initiative (CCI) – an effort begun in 2017 to develop an inclusive, integrated child care system that effectively serves all Arlington County families and prioritizes the needs of the County’s most vulnerable populations. This initiative spans multiple County departments and community partners, whose work will aim to increase and enhance the accessibility, availability, and quality of child care in Arlington through the implementation of the Child Care Initiative Action Plan.

    The CCI Action Plan is scheduled for implementation in three phases. Phase 1, which includes several short-term action steps seeking to reduce child care barriers, is currently underway and is expected to be completed in early 2019. This phase includes amendments to the Zoning Ordinance as well as County Code Chapters 52 and 59, which contain provisions governing the licensing and regulation of family day care homes, child care centers, and similar uses. Phase 1 includes, among other efforts, additional action steps such as creating a how-to guide to assist those seeking to open a child care program, developing financial assistance plans, and conducting surveys to providers.

    Staff Contact
    Nick Rogers
    703-228-3525

    Study Resources

    Schedule

    • December 11, 2018: ZOCO Briefing on CCI and Land Use Barriers
    • January 2019: ZOCO Review of Draft Text
    • February 2019: County Board Request to Advertise
    • March 4, 2019: Planning Commission meeting (final consideration and recommendation)
    • March 16, 2019: County Board meeting (final consideration and action)