The planning documents and processes described below are used to implement the General Land Use Plan and County goals.

Zoning Ordinance and Map

The Zoning Ordinance defines legal rights and constraints regarding land use.  The Ordinance regulates use; size and coverage of lots; height, bulk and siting of buildings; parking requirements; and density of development for each parcel of land.The Zoning Ordinance consists of a text and a map and classifies all land according to various districts.  Each district permits a certain type and level of development “by right.”  Beyond this, certain districts provide public review processes for special exception by site plan or use permit, that allow for greater flexibility in use, density and form of development.

A rezoning request must be filed with the Zoning Administrator, pursuant to Section 36 in the Zoning Ordinance, in advance of the County Board hearing to allow for proper legal advertising and administrative and public review.  Action on rezoning requests is generally taken at regularly scheduled public hearings of the County Board.  If a proposed rezoning is inconsistent with the General Land Use Plan designation on the site, the applicant is also required to request an amendment to the General Land Use Plan.

Special Exception Processes

Use Permit Process

The County’s Zoning Ordinance distinguishes between uses permitted “by right” and uses allowed by “special exception.”  The use permit is one form of special exception.   Land and building uses allowable by use permit are generally those which are necessary in some types of districts, but which may have undesirable impacts if proper safeguards are not imposed.  The use permit offers a process for considering and approving such uses, subject to special conditions particular to the character of the use.  These conditions assure that the use conforms with all requirements.

A public hearing before the County Board is required for all use permits and in some instances the Planning Commission.  The Planning Commission may also hold a public hearing if the Zoning Administrator determines that the proposed use has sufficient impact.  Every use permit application must be filed in writing with the Zoning Administrator, pursuant to Section 36 of the Zoning Ordinance to allow for proper administrative and public review of the project.

Site Plan Process

A number of zoning categories permit development by site plan, a form of special exception under the Zoning Ordinance.  The site plan review process provides for public review of such projects and permits the County Board to vary the uses, heights, setbacks, densities and regulations of a zoning district for a specific project to meet County goals, policies and plans, and to comport with good zoning practice generally.  This may include (but is not limited to): preservation or provision of public open space, preservation or provision of affordable housing, preservation of historic structures, provision of improved infrastructure, preservation or provision of public cultural resources, preservation or provision of community facilities, promotion of sustainable development goals and provision of quality design.  The majority of site plan review proposals are for hotel, residential, office, and mixed-use development in certain high-density zoning districts.  It is recognized that development at increased density levels has an increased impact on the community. Therefore, development at the higher end of the density range on the General Land Use Plan may not necessarily represent the vision for a specific location or may not be desirable under all circumstances. However, when the impacts of increased density are mitigated in a manner consistent with County goals, policies and plans, and good zoning practice, increased density may be permitted. Determination as to the appropriate mixtures of uses and densities shall be made on a case by case basis based on the General Land Use Plan designation, County goals, policies and plans for the area, characteristics of individual sites and the degree to which the impacts of a specific project have been sufficiently mitigated.

Every site plan application must be filed in writing with the Zoning Administrator, pursuant to Section 36 of the Zoning Ordinance and Administrative Regulation 4.1, to allow for proper administrative and public review of the project.  The review process is coordinated through the Site Plan Review Committee (SPRC), a committee of the Planning Commission.   The SPRC provides a forum in which the applicant, the community, and County staff can review, discuss, and comment on site plans and most major site plan amendments.  The SPRC advises the Planning Commission on the outstanding issues with regard to a specific plan and any conditions which it might determine to be necessary or appropriate to address those issues.  The Planning Commission holds a public hearing on the proposed site plan application and forwards a formal recommendation to the County Board.  The County Board takes final action on all site plans after a public hearing.  

For sites larger than 20 acres, the County Board may approve a Phased-Development Site Plan (PDSP), a general plan defining uses, densities, heights, parking, transportation facilities, utilities and community facilities.  The developer is required to submit a final site plan showing precise building locations and all other development details for public review and County Board approval prior to construction.

In addition to the Affordable Housing Goals and Targets (revised in March 2011) which establish a long-term vision and articulate ideal parameters for affordable housing,  the County Board (in December 2005) approved amendments to the County Zoning Ordinance that are used in the approval process of site plan projects to increase the supply of affordable housing and to streamline the process.

Historic Preservation Districts

Under Section 31A of  the Zoning Ordinance, the County Board may establish historic districts to identify and protect those sites, buildings, structures and areas that exemplify the heritage and character of Arlington County.  Historic districts are shown as an overlay on the zoning map; establishment of a district does not affect the existing zoning or General Land Use Plan designation.

Before an historic district is established, the Historical Affairs and Landmark Review Board (HALRB), a County Board-appointed Architectural Review Board, conducts studies to evaluate a property’s historical significance and determines whether the property meets two of the eleven historic designation criteria set forth in the Zoning Ordinance.  The Review Board will also create historic district design guidelines as part of its recommendation to the County Board.  If the Review Board recommends designation of an historic district, it will forward its recommendation to the County Board.  The County Board subsequently holds a public hearing in accordance with the standard rezoning request procedure and decides whether the property merits historic designation.

Subdivision Ordinance

The Subdivision Ordinance provides for the orderly subdivision of land for the purpose of sale, exchange or conveyance between property owners, and establishes procedures, fees and standards for the subdivision of land in Arlington County.  The Ordinance serves to coordinate streets within subdivisions and the conformance of streets with the County’s master and other transportation plans.  The Ordinance provides standards for public streets, sidewalks, bicycle trails, water mains, storm drainage facilities, sanitary sewers, and street lighting facilities to serve newly-subdivided properties.  The Ordinance is also used to establish property boundaries and minimize the creation of parcels or outlots that lack access or adequate public facilities.

Capital Improvement Program

The Capital Improvement Program (CIP) is the primary planning document for scheduling capital projects, including park and recreation facilities, transportation, community conservation, government facilities, utilities and schools.  The CIP, which is updated bi-annually, details the capital projects recommended for funding in each fiscal year.  Funding sources include the County’s pay-as-you-go capital budget and general obligation bonds.  Bond referenda must be approved by Arlington’s voters.  Following distribution of a proposed CIP, a series of public meetings and a public hearing are held between April and June of each fiscal year. The final CIP is adopted by the County Board.