Special Planning Areas : Planning Division : Arlington, Virginia

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Special Planning Areas

Where special conditions or circumstances exist, the County Board may initiate special planning processes for designated areas, as described below.

Major Planning Corridors
Other Planning Areas

Major Planning Corridors

Arlington County has three Major Planning Corridors: 1) the Rosslyn-Ballston Metro Corridor which includes five Metro Station Areas; 2) the Jefferson Davis Metro Corridor which includes three Metro Station Areas and a future streetcar line and 3) the Columbia Pike Corridor which also includes a future streetcar line.

Rosslyn-Ballston Metro Corridor

The Rosslyn-Ballston Metro Corridor (R-B Corridor) is one of Arlington's two Metrorail transit corridors targeted for high-density development. The R-B Corridor, approximately three quarters of a mile wide and three miles long, is located along Wilson Boulevard between the Potomac River and North Glebe Road. Five Orange Line stations, which opened between 1976 and 1979, are in this corridor: Rosslyn, Courthouse, Clarendon, Virginia Square/George Mason University and Ballston/Marymount University. The R-B Corridor is also well served by major thoroughfares including Washington Boulevard, Glebe Road, Arlington Boulevard, Lee Highway, and the Custis Parkway (I-66).

Planning for the R-B Corridor involved a twelve year intensive effort by citizens, staff and County officials. During this period, several policy planning studies were adopted, including RB 72, Alternative Land Use Patterns; Arlington Growth Patterns (1974); A Long Range County Improvement Program (1975); and Rosslyn Ballston Corridor: Recommended General Land Use Plan (1977). Between 1977 and 1984, sector plans were adopted for Rosslyn (1977), Ballston (1980), Court House (1981), Virginia Square (1983) and Clarendon (1984).

In 1989, the County Board initiated a mid-course review of the R-B Corridor to evaluate the quality of development that had been achieved and determine how well the County was shaping the character of the Corridor and the individual Metro Stations. At the time of the review, the Corridor was just over fifty percent complete in terms of projected new development. This planning effort generated design recommendations that were followed by the adoption of sector plan addenda for Clarendon (1990), Rosslyn (1992), and Courthouse (1993). In addition, the County Board adopted the East Clarendon: Special Coordinated Mixed-Use District Plan (1994) and the North Quincy Street Plan (1995), which also addressed recommendations made during the mid-course review process. The sector plans with the addenda provide detailed recommendations and policy guidelines for land use and zoning, urban design, transportation, utilities, parks and community facilities. Sector plan land use recommendations are incorporated into the General Land Use Plan.

In 2000, in order to reevaluate land use and urban design goals and objectives in several station areas along the R-B Corridor, the County Board initiated a review and update of the Virginia Square, Clarendon, and Rosslyn Sector Plans. After a community-wide planning process in the Virginia Square area in 2001 and 2002, the County Board adopted the 2002 Virginia Square Sector Plan. The County Board adopted a new Clarendon Sector Plan in 2006. A Rosslyn Sector Plan Addendum is anticipated in 2012.

In May, 2001, the County Board adopted the Proposed Retail Street Maps and Urban Design Principles and Guidelines in the R-B Corridor Retail Action Plan. These elements help guide decisions on appropriate locations for retail uses and help guide design and function of retail development in the Corridor. In March, 2003, the County Board adopted the Rosslyn to Courthouse Urban Design Study. The study defines redevelopment and reinvestment parameters and urban design guidelines for sites generally located between the Rosslyn and Courthouse Metro Station Areas. In September 2008, the County Board adopted the Fort Myer Heights North Plan.

Throughout the R B Corridor, the General Land Use Plan concentrates the highest density uses within walking distance of Metro stations; tapers densities, heights and uses down to the existing single family residential neighborhoods; and provides for a mix of office, hotel, retail and residential development. Each station area serves a unique function: Rosslyn is a first class office and business center, Courthouse is Arlington County's government center and Clarendon is planned as an "urban village." The Virginia Square/GMU Station Area contains a concentration of residential, cultural and educational facilities, while Ballston/Marymount University is developing as Arlington's “new downtown." These five station areas complement one another and constitute an urban corridor of increasing importance to the greater Arlington community. Special planning areas within each station area are described in detail below.

Rosslyn

Rosslyn Coordinated Redevelopment District

On May 11, 1996 the County Board established the "Rosslyn Coordinated Redevelopment District." The purpose of this district is to encourage the physical and economic development of the Rosslyn area to maximize Rosslyn's potential, over the next 25 years, to become a competitive first class urban center which exemplifies superior architecture and excellent urban design practice. This is envisioned to be achieved through the development of high quality mixed-use development at the core of Rosslyn including enhanced residential and hotel resources, and office buildings that are home to regional and national headquarters of major private/public corporations and institutions.

Through the site plan special exception process, the "Rosslyn Coordinated Redevelopment District" allows, on sites designated "High" Office-Apartment-Hotel on the General Land Use Plan, a density of up to 3.8 floor area ratio (F.A.R.) for office/commercial uses and up to 4.8 F.A.R. for hotel and residential uses. On sites designated "High" Residential the maximum density permitted is 4.8 F.A.R. for residential and 3.8 F.A.R. for hotel uses. This district also permits the rezoning of sites, located within its boundaries, to "C-O-Rosslyn," Rosslyn Commercial Office Building, Retail, Hotel and Multiple-Family Dwelling Districts. However, the uses permitted on a particular site shall be limited to the uses permitted under the General Land Use Plan.

The "C-O-Rosslyn" zoning district allows the County Board to approve additional building height and density when the County Board determines that the development proposal offers important community benefits identified in approved plans for the area and meets other special exception criteria of the Zoning Ordinance.

Within the "Rosslyn Coordinated Redevelopment District," additional density and heights may be granted by the County Board, through the site plan process, for the provision of important community benefits and the development of a site in a manner consistent with the goals, objectives and design guidelines included in the Rosslyn Station Area Plan Addendum, adopted by the County Board in January, 1992, and other plans and policies adopted by the County Board for the area, which may include among others:

The development of a mixed-use project with a significant residential component;
The provision or enhancement of retail, restaurant and entertainment facilities in the center of Rosslyn;
The provision or enhancement of the pedestrian, vehicular and mass transit circulation system;
The provision of open space or other public facilities and/or amenities;
The creation of a "Central Place" and the "Esplanade" as envisioned in the
Rosslyn Station Area Sector Plan Addendum; or
The provision of other community benefits.

Radnor Heights East Special District

In December, 1999, the County Board established the "Radnor Heights East Special District". The purpose of this district is to recognize that the Radnor Heights East area is a distinct neighborhood where special planning and development policies are justified by its unique location on the main axis of the National Mall and its proximity to nationally significant federal monumental areas including the Iwo Jima Memorial and parkland, the Arlington National Cemetery and Fort Myer. The goals for this district are:

This area should be developed with a variety of housing types with high quality architecture;
Siting of new buildings should try to minimize, to the extent possible, the obstruction of views;
Building heights should be limited to 60 feet, exclusive of penthouses;
New development should preserve, to the extent possible, existing trees and/or plant new trees and additional landscaping to minimize the potential impact of new development onto the existing parkland;
Site plan development should improve pedestrian access through the neighborhood through the provision of adequate sidewalks and walkways connecting the neighborhood and the federal monumental areas.

Fort Myer Heights North Special District

Fort Myer Heights North is a smaller scale, medium density residential community, separate and distinct from the adjacent core Metro Station Areas of Rosslyn and Courthouse. The purpose of this special district is to promote a strategic balance of preservation and redevelopment in order to achieve the community’s goals of preserving:

Affordable housing;
Historic buildings;
Open space;
Mature trees; and
Neighborhood scale.

The vision for Fort Myer Heights North emphasizes the preservation of its historic core, characterized by garden style apartments that are among the first multifamily buildings in Arlington County, while allowing a strategic blend of conservation and redevelopment along the southern edge of the district in order to achieve the other identified community goals through the special exception site plan process.

In order to preserve the character of the neighborhood and its historic core along 16th Street North, a combination of regulations and incentives will be provided in the Conservation Area within the Fort Myer Heights North Special District. In this area, no additional density or height over what is allowed by-right will be permitted. In an effort to discourage additional by-right development that will further compromise the fabric of the neighborhood, incentives will be offered to promote the preservation of
historic buildings, open space and existing affordable housing in the Conservation Area. Property owners of identified historic buildings located within the Conservation Area will be encouraged to preserve their buildings and the open space surrounding these buildings through the transfer of development rights. The Plan also encourages the transfer of development rights for affordable housing purposes. The regulations and incentives outlined for the Conservation Area will complement one another to help ensure that the scale and character of the neighborhood core are maintained and that both the preservation of historic buildings, with their surrounding open space and mature trees, and the preservation of existing affordable housing are encouraged.

When development of a site within the Revitalization Area of the Fort Myer Heights North Special District includes an application for site plan approval, the County Board may approve up to 3.24 F.A.R. if the development proposal substantially furthers the
intent of the goals and objectives of the Fort Myer Heights North Plan. Site plan projects will be expected to meet the goals in the Fort Myer Heights North Plan, including the provision of affordable housing, the preservation of historic buildings, the provision of open space and contributions to the tree canopy. Additional density obtained from the Conservation Area may be used in a site plan redevelopment project if the building height and site design recommendations outlined in this Plan are addressed.

Special Affordable Housing Protection District

On November 17, 1990, the County Board adopted the “Special Affordable Housing Protection District” (SAHPD) to promote retention of affordable housing within the two Metro Corridors, where the General Land Use Plan usually allows development at higher densities than allowed “by right” under current zoning.

The overall goal of the SAHPD is to provide opportunities for housing affordable to persons with low-and moderate-incomes in areas where such housing has traditionally been available. The intent of this District is to ensure that existing low- and moderate-income apartment units remain or are replaced where development density shown on the General Land Use Plan is 3.24 F.A.R. or more, and is higher than allowed by-right under zoning applicable to properties considered for the SAHPD designation at the time of request for rezoning or site plan. In instances where redevelopment of these sites is proposed, the higher densities shown on the Plan are intended to be achieved through on-site preservation or replacement of existing affordable low- and moderate-income housing units either on the site or a similar location off the site as part of the redevelopment proposal.

The following sites have been designated by the County Board as a SAHPD in the Rosslyn area: Twin Oaks on May 24, 2000; WRIT Rosslyn Center on July 20, 2002; Rosslyn Ridge on July 10, 2004; and Rosslyn Commons, on June 17, 2008.

Courthouse

Fort Myer Heights North Special District (see Rosslyn)

Coordinated Preservation and Development District

A "Coordinated Preservation and Development District" was adopted for the Colonial Village garden apartment complex on April 23, 1977. The purpose of the district was to preserve a substantial portion of the apartment complex, while allowing unused density and vacant land to be consolidated for new development adjacent to the Courthouse Metro Station.

In December 1979, the County Board approved a Phased-Development Site Plan (PDSP) that preserved ninety percent of the 1,000 existing units and provided for the long-term retention of some units for moderate-income housing. Approximately 276 of the
original apartment units were designated an Historic District, recognizing Colonial Village's significance as the first FHA-funded apartment complex in the U.S. The plan also permits construction of three high-rise office buildings and over 600 new housing units.

Special Affordable Housing Protection District

The following sites have been designated by the County Board as a SAHPD in the Courthouse area: The Odyssey on November 20, 2001 and North Troy Street Residential on February 21, 2004 (for more details on the background of this district, please see the Special Affordable Housing Protection District under Rosslyn).

Clarendon

Special Coordinated Mixed-Use District

The "Special Coordinated Mixed-Use District" designation was established for larger sites where redevelopment may result in significant changes within a Metro Station Area. This district has been adopted for the former Sears department store site (now referred to as Market Common at Clarendon) in the East Clarendon area (July 1982) and the George Mason University/Virginia Square Shopping Center site (now referred to as FDIC) in Virginia Square (August 1982), and the East End area of Virginia Square (June 2003).

For Clarendon, the "Special Coordinated Mixed-Use District" designation required that a public planning process be initiated for these areas when property owners indicated a desire to pursue development. This planning process was intended to address the transition of new development to adjacent land uses, proposed development densities and heights, urban design issues, and neighborhood concerns. As a result, and following a constructive public process, the County Board adopted the East Clarendon Special Coordinated Mixed-Use District Plan (September 1994). The overall goal of this plan is to successfully link the Clarendon and the Courthouse Sector Plan Areas by achieving a unified visual image and creating attractive urban public and private spaces that will attract the maximum desirable use while being sensitive to the surrounding neighborhoods. The "Special Coordinated Mixed-Use District" designation on the General Land Use Plan requires that future development on the former Sears Site responds to the recommendations in the East Clarendon Plan, including height restrictions, urban design guidelines and location of open space.

In 1999, and with subsequent amendments, the County Board approved the Market Common at Clarendon site plan. This project, meeting the desired goals of the district, includes mixed-use commercial and residential development with a significant retail component. Development approved for this location includes tapered densities and heights to protect surrounding neighborhoods.

Clarendon Revitalization District

On July 7, 1990, the County Board adopted the "Clarendon Revitalization District" to clearly identify the County's intent to implement the adopted urban design plan in Clarendon. On February 25, 2006 and December 9, 2006, the County Board modified the “Clarendon Revitalization District” boundary.

The "Clarendon Revitalization District" boundaries include 13th Street North (between North Hartford and Washington Boulevard) and the commercial properties north of Wilson Boulevard (between North Highland Street and North Danville Street) to the north, North Kirkwood Road and 10th Street North (between Washington Boulevard and Wilson Boulevard) to the west, the commercial and low-medium residential properties south of 10th Street North (between Wilson Boulevard and Washington Boulevard to the south), and the commercial properties along the east side of North Fillmore to the east. The Clarendon Revitalization District designation on the GLUP indicates that future development in Clarendon should comply with the following policy goals and objectives listed below.

A cluster of office uses surrounding the Metro station and Clarendon Central Park with specific use limitations on certain areas;
All areas have a maximum height limit;
The preservation of entire buildings, building frontages, and building facades are specified to retain a mix of older, fine buildings amidst new construction;
The provision of well-designed sidewalks with activating facades;
The preservation of surrounding low-density residential areas with compatible development tapering up in density and height toward the Metro station entrance and along east-west arterial streets;
The expansion of existing open spaces to create a network of connected spaces in the core area and edges of Clarendon for the purposes of public gatherings and buffers to surrounding areas.

Virginia Square

Special Coordinated Mixed-Use District

The "Special Coordinated Mixed-Use District" designation was established for larger sites where redevelopment may result in significant changes within a Metro Station Area. This district has been adopted for the former Sears department store site (now referred to as Market Common at Clarendon) in the East Clarendon area (July 1982), the George Mason University/Virginia Square Shopping Center site (now referred as FDIC) in Virginia Square (August 1982), and the East End area of Virginia Square (June 2003). A description of the "Special Coordinated Mixed-Use District" for two locations in Virginia Square are described below:

George Mason University/FDIC

In 1982, the County Board designated the block bounded by Fairfax Drive, North Kirkwood Road, Washington Boulevard, and North Monroe Street as a "Special Coordinated Mixed-Use District." The area designated "High" Office-Apartment-Hotel within the district allows a base F.A.R. of 3.0 Office/Hotel; and up to a total of 4.3 F.A.R. in consideration of residential development, community services and cultural facilities (7/11/83). The area bordered by North Monroe Street, North Lincoln Street, Washington Boulevard, North Kirkwood Road, and Fairfax Drive and designated "Public" is intended to accommodate existing facilities and future expansion of the George Mason University Arlington campus (7/28/01). Through the 2002 Virginia Square Sector Plan, additional goals were adopted for this area:

To create an urban employment campus on the FDIC property and a premier urban educational campus on the GMU properties that physically relate to one another and to the entire Virginia Square station area; and
To provide spaces on each campus that the community can use and enjoy.

East End

In June, 2003, the County Board designated the area referred to as the East End, bordered by North Lincoln Street, Fairfax Drive, the Fairfax Drive/10th Street/Wilson Boulevard intersection, and Wilson Boulevard as a "Special Coordinated Mixed-Use District" based on recommendations from the 2002 Virginia Square Sector Plan. The overlay district designation is intended to convey the community's desire for coordinated redevelopment of this area that serves as the gateway between Virginia Square and Clarendon. The "Special Coordinated Mixed-Use District" designation on the General Land Use Plan requires that future development in the East End respond to the recommendations and urban design guidelines contained in the 2002 Virginia Square Sector Plan and specifies the following policy goals and objectives:

Concentrate residential uses west of North Kenmore Street and office and/or mixed-use development east of North Kenmore Street;
Allow density within the General Land Use Plan up to 3.24 F.A.R. east of North Kansas Street and up to 4.0 F.A.R. west of North Kansas Street within the prescribed building heights and ensure an affordable housing commitment in accordance with the requirements of the County’s affordable housing ordinance for density within the General Land Use Plan;
Allow additional density above the General Land Use Plan for both residential and commercial uses up to a maximum of 5.0 F.A.R. within the prescribed building heights in exchange for an affordable housing commitment in accordance with the provisions of the County’s affordable housing ordinance for density above the General Land Use Plan;
Allow for the construction of new or conservation of existing affordable dwelling units off-site in the area south of Wilson Boulevard and generally between North Monroe Street, North Pollard Street and 5th Street North where garden apartment dwelling units exist if the resulting additional density cannot fit within the prescribed building height limits or a developer chooses to build off-site;
Provide street-level retail uses along Fairfax Drive and Wilson Boulevard;
Provide well-designed sidewalks with activating facades around each block perimeter to encourage pedestrian circulation;
Provide interesting walkways and open spaces in the middle of each block for pedestrian and vehicular circulation;
Provide a focal point at the corner of 10th Street/Wilson Boulevard to highlight the gateway from Clarendon;
Provide public open spaces with public art;
Provide shared parking spaces and short-term, convenience-retail parking, available to the public, in new development projects, especially office projects; and
Taper building heights down pursuant to the sector plan.

Special Affordable Housing Protection District

The following sites have been designated by the County Board as a SAHPD in the Virginia Square area: Pollard Gardens/Clarendon Courts on November 17, 1990 and North Monroe Street Residential on October 18, 2003 (for more details on the background of this district, please see the Special Affordable Housing Protection District under Rosslyn).

Ballston

Coordinated Mixed-Use Development District

The "Coordinated Mixed-Use Development District" in the center of Ballston was approved by the County Board on December 2, 1978. The district is planned as the "downtown" center for Ballston. The goal is to create a balance between new residential development and employment opportunities.

Within the district, the General Land Use Plan provides for the development of substantial residential, office, hotel and retail facilities and open space. To stimulate and implement the desired mix of development, the County Board adopted, in May 1980, "C-O-A" zoning, with a special exception site plan process. "C-O-A" zoning encourages mixed-use development and property consolidation by setting maximum densities and heights based on site area and type of development.

North Quincy Street Coordinated Mixed-Use District

On February 4, 1995, the County Board established the "North Quincy Street Coordinated Mixed-Use District." Development of this area shall be consistent with the North Quincy Street concept plan and urban design guidelines adopted by the County Board on February 4, 1995. The area designated "Medium" Office-Apartment-Hotel allows a base density of 1.5 F.A.R. for office/commercial development, up to 72 apartment units per acre, or up to 110 hotel units per acre. A maximum density of up to 2.5 F.A.R. for office/commercial development, up to 115 apartment units per acre, or up to 180 hotel units per acre would be considered on sites located on the west block, taking into account the development of residential uses on the east block consistent with the concept plan and the "Medium" Residential designation; the implementation of other significant elements of the concept plan; the development of community, cultural, or public facilities; the provision of open space; and/or, the development of affordable/moderate income housing. Approval of additional density (up to the 2.5 F.A.R. limit) may be granted provided that appropriate legally binding mechanisms such as compatible rezoning of "C-2" and/or "C-M" properties on the east block, a consolidated site plan, site plan conditions and/or covenants recorded in the land records, are approved to ensure that the proposed development is implemented in accordance with the concept plan.

Special Affordable Housing Protection District

The following site has been designated by the County Board as a SAHPD in the Ballston area: Liberty Center on January 26, 2002 (for more details on the background of this district, please see the Special Affordable Housing Protection District under Rosslyn).

Jefferson Davis Metro Corridor

The Jefferson Davis Metro Corridor (JD Corridor) is one of Arlington's two Metrorail transit corridors targeted for high-density development. This major transportation corridor provides access to the Pentagon, National Airport and Washington, D.C. by way of several heavily traveled highways, Metro's Blue and Yellow lines and the CSX Railroad (previously the RF&P Railroad) and is an area currently planned for future surface transit enhancements by way of bus rapid transit, transitioning ultimately to streetcar.
Stable, single family residential areas include the Arlington Ridge and Aurora Highlands Neighborhood Conservation Areas. These cover a large portion of the land area in the corridor. Mixed-use development is concentrated along Jefferson Davis Highway and around the Crystal City and Pentagon City Metro Station Areas.

Until the early 1960's, much of the land along Jefferson Davis Highway was devoted to low intensity industrial use. The areas associated with the previous RF&P Railroad right of way and the Pentagon City Station Area were largely vacant. The corridor's location between National Airport and the Pentagon and its access to Washington, D.C. stimulated mixed-use office, retail, residential and hotel development beginning in the mid 1960s. Between 1968 and 1977, a series of plans and studies were developed in an effort to provide a unified long-range planning approach to redevelopment. These plans included the Jefferson Davis Corridor Policy Plan (1968), the Five Year Plan for the Jefferson Davis Corridor (1973), and the Jefferson Davis Corridor: Recommended General Land Use Plan (1977).

Since 1974, striping patterns had been placed on the General Land Use Plan for this corridor with the width of stripes indicating percentage of uses. The area east of Jefferson Davis Highway and north of the Airport Viaduct was designated for four sevenths "High" Residential and three-sevenths "High" Office-Apartment-Hotel development. South of the Airport Viaduct, the pattern indicateds five-sevenths "High" Residential and two sevenths "High" Office-Apartment-Hotel use. For the Pentagon City Coordinated Development District, a striped pattern of three-fourths "High-Medium" Residential and one fourth "Medium" Office Apartment Hotel use was adopted.

In 1980, the Crystal Park site plan was approved as a major addition to the Crystal City area. The land area for Crystal Park was created when the developer moved the RF&P Railroad tracks eastward. The striped land use pattern originally designated for Crystal Park indicated "Low" Office-Apartment-Hotel uses on two thirds of the site and "Medium" Residential uses on the remaining one third.

The development potential in the JD Corridor area changed dramatically when the Potomac Yard Phased-Development Site Plan (PDSP) was adopted by the County Board in 2000. Coordinated efforts were made to increase development capacity in the South Tract (generally bounded by the Airport Viaduct, George Washington Parkway, Crystal Drive, Jefferson Davis Highway, and Four Mile Run) and to create opportunities for open space and recreational uses in the North Tract (generally bounded by Old Jefferson Davis Highway [renamed Long Bridge Drive effective April 1, 2012], 10th Street South, and the waterfowl sanctuary). The striped land use pattern for Potomac Yard indicates “Low” Office-Apartment-Hotel uses on two-thirds of the site and “Medium” Residential uses on the remaining one-third. The site is divided into six land bay areas which will be developed in phases. Final Site Plans have been approved for all six land bays for a total of approximately 4.4 million square feet of office, retail, residential, and hotel development. It is anticipated that full build-out of the PDSP will take approximately 15 to 20 years. In 2004, the County Board established the “North Tract Special Planning District.” Its vision is to transform the area into a distinctive showplace of environmentally sound redevelopment, with a central expanse of attractive public green spaces and high-quality indoor and outdoor recreation facilities that are accessible to all Arlingtonians, conveniently linked with nearby urban corridors and the Potomac riverscape, and coupled with complementary private redevelopment.

In 2005, the Base Realignment and Closure Commission (BRAC) called for the relocation of 17,000 U.S. Department of Defense jobs and the vacation of the associated 4.2 million square feet of office space out of Arlington onto nearby military spaces. As the largest impact in Arlington would be in Crystal City, a formal planning process for the revitalization of Crystal City was initiated. As a result of this multi-year planning process, a comprehensive vision and goals for future growth in Crystal City were established and in 2010, the County Board adopted the Crystal City Sector Plan. At this time, the General Land Use Plan was amended to show the boundaries of the Crystal City Coordinated Redevelopment District, in which the form and scale of development envisioned in the Sector Plan would be permitted where Sector Plan goals are otherwise generally met.

The area east of Crystal Drive from 12th Street South to the Airport Viaduct that was previously a mix of “Medium” Residential and “Low” Office-Apartment-Hotel was changed to all “Low” Office-Apartment-Hotel. The area east of Jefferson Davis Highway and west of Crystal Drive previously striped “High” Residential and “High” Office-Apartment-Hotel was revised to all “High” Office-Apartment-Hotel. Lastly, the area bounded by Jefferson Davis Highway, South Eads Street, Army Navy Drive and a line level with the northeast corner of Eads Park that was previously a mix of “High” Residential and “Public” was amended to all “High” Office-Apartment-Hotel. West of Eads Street no changes were made to the GLUP designations, but the Metro Station Area boundary was expanded to include the properties between South Eads Street and South Fern Street that front the south side of 23rd Street South. Previously the striping on the General Land Use Plan indicated the preferred percentages of land uses. However, as of 2010, the adopted Sector Plan provides guidance on the desired use mix. Special planning areas within the Jefferson Davis Corridor are described in detail below.

Pentagon City

Coordinated Development District/Phased-Development Site Plan

The Pentagon City Tract, then a largely undeveloped area of 116 acres, was designated a "Coordinated Development District" by the County Board on February 9, 1974. The designation defined the development boundaries and ensured development in accordance with an overall plan. When adopted, the district left development options open pending completion of a multi-year planning study by the Pentagon City Policy Guidance Committee, a group of citizens and consultants that received support from the County Board and staff.

A Phased-Development Site Plan (PDSP) was adopted by the County Board in February 1976, and amended in December 1997 and July 2009, to provide for mixed-use development focused around the Pentagon City Metro Station. This includes over 1.5 million square feet of office/commercial space; 1,600 hotel rooms; 5,450 dwelling units including a nursing and retirement home; open space; and regional shopping facilities.

In July, 2008, the County Board adopted a PDSP for the Pentagon Centre parcel, the block bounded by South Hayes St.,15th St. South, South Fern St., and 12th St. South, that was excluded from the area designated as the Pentagon City “Coordinated Development District” in 1974. The PDSP for the Pentagon Centre block provided for mixed-use development and includes an additional 776,982 square of feet office, approximately 327,070 square feet of retail, approximately 600 dwelling units, and approximately 250 hotel rooms immediately above the Pentagon City Metro Station. This program of development, site design and layout will result in a mix of uses at increased density, a street grid, open space and other amenities that will establish form and structure for the future redevelopment of the Pentagon City area’s most significant parcel of land.

Crystal City

Crystal City Coordinated Redevelopment District

On September 25, 2010, the County Board established the "Crystal City Coordinated Redevelopment District." The purposes of this district are to encourage the physical redevelopment of Crystal City in a way that transforms the neighborhood into a vibrant mixed-use area with a greatly enhanced public realm, and to allow the area to thrive in a post-Base Realignment and Closure era. Many of Crystal City’s earliest buildings are approaching 40 to 50 years in age, and a time will soon come when their owners will need to choose between renovating and redeveloping these properties to stay competitive in the regional market. The guidance provided in the Crystal City Sector Plan clearly prefers gradual redevelopment, with the integration of new high-quality mixed-use development to foster the transformation of the neighborhood’s streets, sidewalks, and public open spaces.

Through the special exception process, site plan development in Crystal City typically may be allowed up to density levels consistent with those depicted on the General Land Use Plan. In many locations, the Sector Plan envisions a form and scale of development that could accomodate densities above and beyond the maximum planned densities associated with the office-apartment-hotel and residential designations on the General Land Use Plan. The establishment of the “Crystal City Coordinated Redevelopment District” communicates the General Land Use Plan’s vision for increased densities within the district, consistent with the general parameters in the Sector Plan. All properties within the boundaries of this district would be eligible for special regulations and incentives recommended in the Crystal City Sector Plan and would be subject to special design guidelines. Following adoption of the Sector Plan, future amendments to the Zoning Ordinance will provide an additional implementation tool allowing the physical build out of additional density within the “Crystal City Coordinated Redevelopment District”.

Vision:

With its close proximity to the Potomac River overlooking the nation’s monuments, Crystal City today offers an established office, hotel, residential, and retail mixed-use environment accessible via its extraordinary transportation network comprised of: rail and bus transit; streets and sidewalks; interior public walkways connecting to transit (and in targeted areas, lined with restaurants, local retailers, and neighborhood services); bicycle trails; regional connectors; and National Airport. In the future, as Crystal City grows along with the region it will be enhanced with improved surface transit service , initially with rubber-tire bus transitioning ultimately to streetcar, and a more functional and pedestrian-friendly urban street network lined with active retail and civic spaces. Crystal City’s future physical character will include enhanced upper-story uses that provide a Class A office environment and expand the array of residential offerings in the neighborhood. Crystal City’s “sense of place” will be strengthened by providing additional attractive and safe civic, cultural, retail, recreational, and community uses and by defining distinct neighborhoods through high-quality architecture, open spaces, streetscape designs, and public art. Residents, visitors, and workers alike will all benefit from Crystal City’s smart growth policies, improved land use and transportation connections, and enhanced quality of life.

Goals:

Create a high quality public realm (and open spaces) that strengthens the sense of place;
Provide a mix of uses by balancing office, residential, retail, cultural and civic uses among several defined neighborhood centers;
Relate architectural and urban design to the human scale;
Enhance multimodal access and connectivity;
Incorporate sustainable and green building principles into all urban and architectural design;
Preserve the integrity of the single-family neighborhoods to the west; and
Ensure Crystal City’s long-term economic sustainability.

North Tract Special Planning District

On April 27, 2004, the County Board established the “North Tract Special Planning District.” The purpose of this district is to ensure that the vision, goals and policies in the North Tract Area Plan Study, accepted February 21, 2004 by the County Board, as outlined below, are achieved. The vision and goals for the North Tract area will be achieved incrementally through a series of coordinated public and private initiatives. Recommendations in the North Tract Area Plan Study shall be considered as a guide to be interpreted in more detail through the implementation process and to allow flexibility for development to balance market needs along with County development and open space goals. The vision and goals for this district are:

Vision:

The North Tract area will be transformed into a distinctive showplace of environmentally sound redevelopment, with a central expanse of attractive public green spaces and high-quality indoor and outdoor recreation facilities that are accessible to all Arlingtonians, conveniently linked with nearby urban corridors and the Potomac riverscape, and coupled with complementary private redevelopment.

Goals:

To redevelop this longtime industrial area into a green urban oasis that will be a model of effective environmental reclamation and community-oriented
reuse.
To establish and maintain a great urban park with appealing spaces, facilities, and natural and manmade features in an integrated design that offers opportunities for sport, recreation and relaxation for people of diverse ages, interests and skills.
To provide convenient multi-modal access to and within the area, with emphasis on efficient mass transit and safe passageways for pedestrians and bicyclists.
To recognize the site’s location and exploit its potential as a gateway between Arlington and the nation’s capital, as a greenway near the historic Potomac shore, and as a gathering place for the community.
To forge creative partnerships with private entities, non-profit organizations, and other public agencies to complement direct County investments in the park and help to achieve, in cost-effective ways, the planned community facilities and the compatible, high-quality redevelopment of adjacent privately-owned sites.

Potomac Yard Phased-Development Site Plan

The Potomac Yard Phased-Development Site Plan (PDSP) was approved by the County Board in 2000. Coordinated efforts were made to increase development capacity in the South Tract (generally bounded by the Airport Viaduct, George Washington Parkway, Crystal Drive, Jefferson Davis Highway, and Four Mile Run) and to create opportunities for open space and recreational uses in the North Tract (generally bounded by Old Jefferson Highway [renamed Long Bridge Drive effective April 1, 2012], 6th Street South, and the waterfowl sanctuary). The striped land use pattern for Potomac Yard indicates "Low" Office-Apartment-Hotel uses on two-thirds of the site and "Medium" Residential uses on the remaining one-third. The site is divided into six land bay areas which will be developed in phases. Final Site Plans have been approved for all six land bays for a total of approximately 4.4 million square feet of office, retail, residential, and hotel development. It is anticipated that full build-out of the PDSP will take approximately 15 to 20 years.

Columbia Pike Corridor

To stem the tide of minimal investment and/or disinvestment in the Columbia Pike Corridor, the County Board, on April 7, 1990, adopted the Columbia Pike 2000: A Revitalization Plan. The plan gave special emphasis to the “Special Revitalization District“ which was designated by the County Board on November 15, 1986. The purpose of this plan was to convey a vision of what Columbia Pike can be and how that vision can be achieved. Building on the Columbia Pike 2000 Plan, the County Board, in January, 1998, announced the creation of the Columbia Pike Initiative. The goal of the Initiative was to build a safe, cleaner, more competitive and vibrant Columbia Pike community. Through the course of numerous meetings with the community in 2000 and 2001, a new long range vision and plan was adopted in March 2002 (Columbia Pike Initiative: A Revitalization Plan) that focused on economic development and commercial revitalization, land use and zoning, urban design, transportation, open space and recreational needs. This vision revisits and celebrates the more traditional “Main Street” environment. The end result being an improved, enhanced, and walkable “Main Street” for Arlington County through preservation, revitalization, and new development, where people can live, work, and play. The elements that can be expected to develop along the Pike include:

Mixed-use development districts (retail, office, residential, cultural);
Street frontage at a pedestrian scale with articulated ground-floor retail;
Buildings oriented to Columbia Pike;
Placement of buildings at the back of sidewalks;
Buildings built close together forming a continuous “street wall” characteristic of an urban environment;
Parking located underground or to the rear of buildings;
Appropriate transitions to residential neighborhoods;
Enhanced public and pedestrian transportation;
Enhanced streetscape.

Based on recommendations from this plan, in December 2002, the “Columbia Pike Special Revitalization District” was expanded. In February 2003, the “Columbia Pike Special Revitalization District Form Based Code” was adopted by the County Board. The process to develop the Form Based Code resulted in a refined concept and vision for the Corridor. The Form Based Code regulates land development, setting careful and clear controls on building form, with broad parameters on building use, to shape clear public space. The Form Based Code sets simple and clear graphic prescriptions and parameters for height, siting, and building elements.

At the time of the Form Based Code adoption, the County Board also established the Columbia Pike Street Space Planning Task Force to consider and develop recommendations for issues such as width, design and use of the street space along the entire length of Columbia Pike. In February 2004, the County Board accepted the Columbia Pike Street Space Planning Task Force Report. and subsequently adopted various Master Transportation Plan amendments recommended in the report which included street cross sections intended to remake the corridor into a Main Street geared to pedestrians, bicyclists and transit riders, as well as motorists.

In the fall of 2004, County staff began work on the Columbia Pike Initiative – A Revitalization Plan, Update 2005, which provided a refined and updated set of goals and implementation strategies. It represented the most current overall framework for the revitalization of Columbia Pike and reconciled the vision for the Pike expressed in earlier planning documents with the specific design recommendations articulated in the Form Based Code. In addition, it provided updates on policy and implementation initiatives recommended in the original plan.

In the spring of 2009, as a follow-up recommendation in the Columbia Pike Initiative – A Revitalization Plan, Update 2005, the second major phase of planning along the Pike to study the multi-family residential areas was initiated. This effort would seek to enhance the quality of life along the corridor by improving existing housing and expanding housing options as expressed through an update to the revitalization plan. The update would emphasize implementation tools and development strategies to achieve the vision for the residential areas including the preservation of affordable housing, promoting existing policies stated earlier for the commercial nodes such as creating walkable streets, and supporting the future streetcar. The streetcar line is planned for Columbia Pike and Crystal City, with both lines eventually converging in Pentagon City. This study will culminate into the
Columbia Pike Neighborhoods Plan and is anticipated for adoption in 2012.

Columbia Pike Special Revitalization District

On November 15, 1986, the County Board established a "Special Revitalization District" for the Columbia Pike commercial corridor. After a comprehensive public planning process in 2000-2002, the boundaries of the District were modified on December 17, 2002 to stimulate reinvestment in businesses and buildings in several planning areas along the Pike. The objectives of this district include:

Preserving neighborhood and destination retail elements of the Columbia Pike commercial corridor while encouraging and guiding needed modernization and redevelopment;
Stimulating investment to ensure Columbia Pike's continued existence as a neighborhood retail shopping area as well as a community resource that contributes to the economic base of Arlington County;
Enhancing the quality of life in existing apartment and single-family neighborhoods by improving community facilities and services;
Establishing a sense of place and a positive image that will make Columbia Pike a better place to live, work and shop;
Providing appropriate transitions between residential and commercial areas that strengthen the image and amenities of both areas;
Coordinating public and private resources to use available manpower and capital in the most efficient and effective manner possible.

Other Planning Areas

Outside of the Major Planning Corridors previously discussed, the County has five additional areas where the County Board has adopted specific land use policies and plans or other mechanisms to help guide future development.

Cherrydale

Lee Highway/Cherrydale Special Revitalization District

On April 1, 1995, the County Board established a "Special Revitalization District" for the Cherrydale commercial area along Lee Highway. The overall goal is to revitalize the commercial area's image and encourage the continuation of existing businesses in a
manner that is compatible with the overall character of the surrounding residential neighborhoods. The following revitalization goals were adopted by the County Board as part of the Lee Highway/Cherrydale Revitalization Plan, adopted on June 6, 1994:

To preserve the neighborhood retail character and vitality of the Lee Highway/Cherrydale commercial corridor by retaining existing businesses, and by implementing traffic improvements;
To establish a sense of place and positive image for the Lee Highway/Cherrydale area by preserving buildings which contribute significantly to the character of Cherrydale, by preserving existing landscaped medians and by providing a better streetscape which would bring about visual and functional cohesiveness between both sides of Lee Highway;
To preserve the integrity of residential neighborhoods by not allowing expansion of commercial uses into residential areas and by visually and functionally improving transitions between both uses;
To provide for a pleasant, safe and diverse pedestrian experience by visually and physically connecting activities throughout Cherrydale and facilitating pedestrian flow between the north and south sides of Lee Highway;
To provide for a safe and efficient flow of vehicular traffic to and from the Cherrydale commercial area on major thoroughfares that are well-designed and landscaped, and that promote safe pedestrian movement; and
To encourage and facilitate the use of public transportation by providing adequate, safe and attractive pedestrian facilities.

Shirlington

Shirlington Phased-Development Site Plan

On December 4, 1984, the County Board amended a Phased-Development Site Plan (PDSP) for the area near I-395 and Shirlington Road. This included the Shirlington shopping center, an older retail development. The revised plan, and subsequent amendments in 1997, 2000, 2001, and 2003, outlined a mixed-use destination center with office space, retail space, hotel, housing, and
additional land area. The PDSP includes an urban design manual and when fully built out will contain approximately 282,566 square feet of retail space, 585,111 square feet of office space, 150 hotel rooms, and 1,049 housing units.

East Falls Church

East Falls Church Neighborhood Center District

On April 16, 2011 the County Board adopted the East Falls Church Area Plan and designated this area as the “East Falls Church Neighborhood Center District”. The purpose of the district is to establish a cohesive center for the neighborhood with private development and public improvements occurring in furtherance of the Vision and Major Goals established in the East Falls Church Area Plan. Development within the district will be in conformance with the redevelopment and design goals of the East Falls Church Area Plan, which calls for mid-rise (generally 4-9 stories), mixed-use residential, office and/or hotel development with neighborhood-serving retail; inviting public spaces; enhanced streetscape to promote pedestrian activity and safety; and transportation improvements to mitigate traffic impacts.

Vision:

The vision for East Falls Church is to create an inviting, walkable Neighborhood Center that will serve as an economic and social hub where people can live, work and shop near transit and to preserve and protect the nearby existing single-family residential
areas. The neighborhood center will have a mixture of uses that will be within easy reach of people living and working nearby in the surrounding community.

New development located along Lee Highway and at the East Falls Church Metro Station will include public spaces and neighborhood-serving retail to provide opportunities for commercial and social interaction. Streetscapes in the area will
become more attractive and safe, promoting pedestrian activity, with the addition of trees, wider pedestrian zones, and where possible, on-street parking and bicycle facilities.

In the future, East Falls Church will be an area that retains its residential character, better balances automobile traffic with all alternate modes (transit, bicycle, pedestrian), and provides opportunities for transit-oriented development that enhance and
complement the surrounding community. Development within the Neighborhood Center is envisioned to occur within three nodes: the Transit Mixed-Use Area, the Neighborhood Transition Area, and the Gateway Mixed-Use Area.

Major Goals:

Preserve adjacent single-family neighborhoods;
Ensure that new buildings are compatible and transition appropriately to adjacent single-family neighborhoods;
Provide a balance among residential, office, retail and hotel uses within the new Neighborhood Center for East Falls Church;
Ensure that, with new development, the needs of low- to moderate-income families are met through a variety of measures, including the provision of on-site affordable units and a mix of housing options;
Incorporate sustainable and green building principles and quality architectural design in the development of new buildings and open spaces;
Mitigate potential traffic impacts and expand travel choice;
Enhance transit access and facilities to meet the future needs of East Falls Church;
Improve bicycle and pedestrian connections in and through the area.

Avalon at Arlington Ridge

Coordinated Multiple-Family Conservation and Development District

On October 10, 1992 the County Board established the "Coordinated Multiple-Family Conservation and Development District" (CMFCDD). The overall goal of the CMFCDD was to promote the preservation and/or development of housing affordable to persons with low and moderate incomes (as defined in the Housing Policy Plan). The intent of this district was to encourage the revitalization and/or redevelopment of multiple-family complexes by providing property owners with the opportunity to request modifications of regulations by site plan approval for properties zoned "RA8-18," "RA14-26," and/or "RA6-15," Apartment Dwelling Districts, and designated "Low-Medium" and/or "Medium" Residential on the General Land Use Plan.

In January 1999, Avalon at Arlington Ridge was designated as a CMFCDD. In 2001, the County Board approved Zoning Ordinance amendments for a variety of zoning districts, including the ones listed above, to facilitate the preservation and/or the development of affordable housing. These Zoning Ordinance amendments eliminated the need for any future CMFCDD designations on the General Land Use Plan.

Nauck

Nauck Village Center Special Revitalization District

On July 10, 2004, the County Board established the “Nauck Village Center Special Revitalization District” for the Nauck commercial area along Shirlington Road. The overall goal is to revitalize the commercial area and to encourage a balanced range of
housing, recreation, employment, community services, retail and entertainment opportunities to present and future Nauck neighborhood residents and businesses while also serving, on a more limited basis, a larger regional audience. The Nauck Village Center Action Plan, adopted July 10, 2004 by the County Board, shall be used as a guide for any future development in this area. Through a series of workshops and planning charrettes, residents of the Nauck community developed and approved the following ten Vision and Goal statements:

Create an entryway/gateway site at the Glebe Road/Shirlington Road intersection North;
Install traffic calming devices (nubs, speed tables) at northern entry gateway and on Shirlington Road just north of 24th Road South;
Create a neighborhood business center at the four corners location to include retail and service oriented commercial uses;
Ensure adequate parking;
Develop Shirlington Road south from the Town Square east side frontage of Shirlington Road as higher density housing, mixed-use, retail, commercial and housing (4-5 stories north of 25th Street South and 5-8 stories at the south end with setbacks above 6 or 7 floors to match heights on west side of street) and increasing density and heights eastwards towards I-395;
Create pedestrian-friendly, tree-lined streets throughout the study area with a boulevard and wide sidewalks south of Town Square. Block faces around Town Square are to include wide sidewalks, trees, and appropriate street furniture;
Develop Shirlington Road south from the Town Square west side of Shirlington Road as higher density housing with some ground level retail; building heights 4-5 stories in block of 25th Street South to 5-8 stories at south end (setbacks above 6th floor);
Create a Town Square and community focal point, by assembling for public use the land bounded by Shirlington Road, South Kenmore Street, 24th Road and 24th Street;
Explore possibilities for a public use facility at the Town Square;
Develop Shirlington Road north from the Town Square as low scale residential (2-4 stories) with limited neighborhood based retail or live/work.