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 |
| Clarendon Revitalization District Maximum Height Limit Map | June 2021 | In Progress |
| Columbia Pike Form Based Code – Ground Story Uses | Q4 2021 | In Progress |
| Multifamily Reinvestment Study | Q1 2022 | In Progress |
| Missing Middle Housing Study | Q2 2022 | In Progress |
| Affordable Housing Building Height | April 2021 | Complete |
| Columbia Pike Form Based Code – TDR Multiplier | March 2021 | Complete |
| Outdoor Cafés in Additional Commercial/Mixed-Use Districts | December 2020 | Complete |
| Columbia Pike Form Based Code – Western Subarea Regulating Plan | November 2020 | Complete |
| Columbia Pike Neighborhoods Form Based Code – Revisions to Area Median Income (AMI) Requirements for For Sale Affordable Units | October 2020 | Indefinitely Deferred |
Studies in Progress
- Clarendon Revitalization District Maximum Height Limit Map
This amendment is to revise the maximum height limit map in the Clarendon Revitalization District as specified in §9.2.5, Map 1 to reflect changes in building height and form for a proposed amendment to Site Plan #438 (Clarendon West). The proposed changes will lower the overall height of the building and provide more gradual height transitions with the surrounding neighborhood. The height transition zone on the maximum height limit map where the tapering requirement applies will be replaced with the stepped heights as proposed in the site plan amendment.
Staff Contact
Kevin Lam
703-228-6982Schedule
- May 11, 2021: Planning Commission’s Zoning Committee (ZOCO) Meeting
- May 15/18, 2021: County Board review of Request to Advertise (RTA) (staff report)
- June 7/9, 2021: Planning Commission Hearing (staff report)
- June 12/15, 2021: County Board Hearing
- Columbia Pike Form Based Code - Ground Story Uses
Staff is evaluating amendments to the Form Based Code (FBC) Ground Story Use Table to enhance and sustain commercial market performance by permitting a wider range of commercial ground story uses. The study was initiated from the County Board’s feedback to the 2019 Columbia Pike Commercial Retail Study, and will result in land use recommendations that are consistent with the FBC’s intent of achieving a high level of pedestrian activity adjacent to the public sidewalk, interesting design, and transparency into the building.
Staff is collecting an initial round of public feedback on the study’s goals and scope through June 15th, 2021. Click here to share your feedback on the prospect of enhancing and sustaining Columbia Pike’s ground story uses.
Staff Contact
Ebony Dumas
703-228-0035Study Resources
Schedule
- February 17, 2021: Form Based Code Advisory Working Group (FBC AWG)
- Summer 2021: Form Based Code Advisory Working Group (FBC AWG)
- Summer 2021: Planning Commission’s Zoning Committee
- Fall 2021: County Board review of Request to Advertise (RTA) (staff report)
- Fall 2021: Planning Commission Hearing (staff report)
- Fall 2021: County Board Hearing (staff report)
- Multifamily Reinvestment Study (MRS)
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
703-228-0035Study Resources
Schedule
Click here to view form.
TBD - 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
703-228-3524Study Resources
Schedule
Click here to view form.
Currently, staff is presenting a draft scope of work for review and comment to several commissions and advisory boards. View schedule. - 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.
More information on the project page here.
Staff Contact
Akeria Brown
703-228-7958Schedule
- June 14, 2017: Form Based Code Advisory Working Group
- February 5, 2020: Form Based Code Advisory Working Group
- February 26, 2020: NAIOP (Northern Virginia Chapter)
- March 3, 2020: Planning Commission’s Zoning Committee (ZOCO) Meeting
- March 7, 2020: Presentation to the Columbia Pike Presidents Group
- June 13, 2020: County Board review of Request to Advertise (RTA) (staff report)
- July 6, 2020: Planning Commission Hearing (staff report)
- July 9, 2020: Housing Commission (informational item for review)
- October 8, 2020: Housing Commission (action item for consideration/recommendation)
- October 17, 2020: County Board Hearing
Completed Studies
- Completed 2021 - Affordable Housing Building Height Study
This zoning study’s purpose is to enable more flexible development standards for multifamily residential projects that provide significant contributions to Arlington’s supply of low- or moderate-income housing. The study’s scope is focused on the RA14-26, RA8-18, and RA6-15 zoning districts.
The study’s objectives are to provide the County Board with broader authority to approve site plan applications with increased building height above the existing maximum height standards for development projects that provide 100% of the dwelling units as low- or moderate-income housing. The County Board could use this authority when it finds that the proposal is appropriate for the area and complies with County plans and policies. Staff has included, within the scope of the study, an option for the County Board to utilize this authority for projects with a lesser percentage of affordable dwellings upon determining that the overall project would be in conformance with the County’s Affordable Housing Master Plan; an element of the Comprehensive Plan.
This study represents an initial phase of the broader Multifamily Reinvestment Study, which includes work focused on incorporating additional standards for new development within Arlington’s 12 Housing Conservation District areas. The Multifamily Reinvestment Study is anticipated to be completed in FY22. This effort is part of the larger Housing Arlington initiative, which among other purposes, seeks to preserve existing market-rate affordable housing and create opportunities for new committed affordable housing when redevelopment occurs.
Staff Contact
Nick Rogers
703-228-3525Study Resources
Schedule:
- January 14, 2021: Housing Commission (informational item for review)
- January 19, 2021: Planning Commission’s Zoning Committee Meeting
- March 20, 2021: County Board review of Request to Advertise (RTA) (staff report)
- April 5/7, 2021: Planning Commission Hearing (staff report)
- April 8, 2021: Housing Commission (action item for consideration/recommendation)
- April 17, 2021: County Board Hearing (staff report)
- Completed 2021 - Columbia Pike Form Based Code - TDR Multiplier
This amendment to the Columbia Pike Neighborhoods Form Based Code (N-FBC) reinstated Transfer of Development Rights (TDR) provisions which had expired via sunset clause in 2020. The provisions enable a density bonus at receiving sites for N-FBC development projects of three times the amount of dwelling units which are preserved as Committed Affordable Units (CAFs) at the sending site. The density bonus can be used on other receiving sites outside of the Columbia Pike corridor for two times the amount of dwelling units which are preserved as CAFs.
Staff Contact
Melissa Danowski
703-228-7931Schedule:
- December 17, 2020: Form Based Code Advisory Working Group
- January 14, 2021: Housing Commission (informational item for review)
- January 19, 2021: Planning Commission’s Zoning Committee Meeting
- February 20, 2021: County Board review of Request to Advertise (RTA) (staff report)
- March 8, 2021: Planning Commission Hearing (staff report)
- March 11, 2021: Housing Commission (action item for consideration/recommendation)
- March Xx, 2021: County Board Hearing (staff report)
- Completed 2020 - 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
703-228-0493Schedule
- July 24, 2019: Form Based Code Advisory Working Group
- October 15, 2019: Planning Commission’s Zoning Committee (ZOCO) Meeting
- November 16, 2019: County Board review of Request to Advertise (RTA) (staff report)
- November 2, 2020: Planning Commission Hearing (staff report)
- November 14, 2020: County Board Hearing (staff report)
- Completed 2020 - 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
703-228-3525Schedule
- August/September 2020: Research and analysis; mapping
- October 16th – November 2nd, 2020: Online feedback opportunity
- October/November 2020: Community engagement; outreach to business community and civic associations
- November 14, 2020: County Board review of Request to Advertise (RTA) (staff report)
- December 1, 2020: Planning Commission Hearing (staff report)
- December 12, 2020: County Board Hearing (staff report)
- Completed 2020 – 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
703-228-3524Study Resources
- PowerPoint Overview of Staff Analysis/Recommendations
- Zoning Committee (ZOCO) Memo – March 18, 2020
- Staff Feedback on Planning Commission Comments – April 24, 2020
Schedule
- May 14, 2020: Contractors & Permit Expeditors Monthly Meeting
- May 16, 2020: County Board review of Request to Advertise (RTA) Report
- June 1, 2020: Planning Commission Hearing
- June 13, 2020: County Board Hearing
- 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
703-228-3525Schedule
- June 14, 2017: Form Based Code Advisory Working Group
- February 5, 2020: Form Based Code Advisory Working Group
- February 26, 2020: NAIOP (Northern Virginia Chapter)
- March 3, 2020: Planning Commission’s Zoning Committee (ZOCO) Meeting
- March 7, 2020: Presentation to the Columbia Pike Presidents Group
- June 13, 2020: County Board review of Request to Advertise (RTA) (staff report)
- July 6, 2020: Planning Commission Hearing (staff report)
- July 9, 2020: Housing Commission (action item for consideration/recommendation)
- July 21, 2020: County Board Adoption (staff report)