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1. What is a variance and when will I need one?

A variance is a relaxation of the Code by the Board of Zoning Appeals, usually at the request of a property owner. Variances are requested when the applicant feels that a strict application of the Code creates an undue hardship. A request for variance must include a statement clearly defining how the Code causes this undue hardship. Variances are generally not granted for structures, uses, or conditions viewed as accessory to the property. For example, requesting permission to construct a garage that is taller than the Code allows will typically not be granted. The variance process, by design, places the burden on the applicant, and not all variances are granted. The variance hearing is public and property owners in the area will be given the chance to speak in favor of or opposition to the application.

2. How do I obtain a variance?

Certain construction, buildings, and additions to structures are not allowed except by a variance to the Code. A Variance Application is filed with the Zoning Division, a fee is paid, and the matter is then scheduled for a public hearing before the Board of Zoning Appeals (BZA).

3. How do I obtain a Special Use Permit?

Some uses require approval by the Board of Zoning Appeals (BZA). A Special Use application is filed with the Zoning Division, a fee is paid, and the matter is then scheduled for a public hearing before the BZA.

4. What are the required yard setbacks?

In general, certain areas of a property cannot contain a structure. Setbacks are established based on the Zoning District, location, use and the size of the lot. Yard Setback Requirements.

5. What percentage of a property can be occupied by structures and impervious surfaces?

Single-family and 2 family residential properties are limited to a maximum building coverage of 25% and impervious coverage of 35%. In general, driveways, walks and uncovered decks do not count toward building coverage. Lot Coverage Requirements.

6. How tall can my house, garage, or commercial building be?

Residential structures in the City of Falls Church are limited to 35 feet or 2.5 stories. The height of a building (in feet) means the vertical distance measured from the average grade of the building footprint to the highest point of the coping of a flat roof, or the deck line of a mansard roof, or the mean height level between eaves and ridge for gable, hip, and gambrel roofs. Average grade shall be determined using the finished grade level or the natural grade level, whichever is lower. Garages and auxiliary structures are limited to 12 feet in height measured to the midpoint of the gable for non-historic properties and 1.5 stories and 20 feet in height for historic properties.

Commercial structures are limited to 4 stories and 55 feet in Zoning Districts B-1 and B-3, and are limited to 7 stories and 75 feet in Zoning District B-2.

Commercial structures are allowed more stories and greater height by approval of a Special Exception application. For details on the Special Exception process, please contact the Planning Division at 703-248-5040 (TTY 711). Building Height Examples.

7. Are there any special requirements for installing outside air conditioning units or other similar equipment?

Yes. In general, outside equipment must be installed no closer than 3 feet to an adjoining property, and cannot be in yards that abut a street. Each piece of equipment must be screened from the view of pedestrians by use of shrubbery or fencing. Installation will require a Building Permit and review by the Zoning Administrator. Utility Installation Guidelines.

8. What restrictions are there for improvements to properties located in the floodplain?

In general, new construction that will impede flood waters or increase impervious surfaces on a property in the flood plain will not be approved or will require certain mitigating measures. Floodplain Impacts on Property.

9. How do I know if my property is in the floodplain?

The Engineering and Construction Division can tell you whether your property is in the designated floodplain. You can reach the division at 703-248-5080 (TTY 711).

10. What rules apply to putting up a shed on my property?

Sheds, like garages, are considered Auxiliary Structures. Sheds must be located in a side or rear yard no closer than 3 feet from the property line, and cannot be taller than 12 feet. Sheds must also be kept at least 10 feet from the house. Sheds that are 200 square feet or greater in area require a Building Permit. Sheds less than 200 square feet in area do not require a building permit, but do require a application for a waiver. If electrical service is installed, an Electrical Permit is required. The application for a waiver, as well as Building and Electrical Permit applications, are available at the Department of Development Services Office, they can be reached at 703-248-5080 (TTY 711).

11. What rules apply to putting up a fence, wall, or hedge on my property?

In a front yard, there is a height restriction of 4 feet, and in a side or rear yard the maximum height is 7 feet. Corner lots actually have 2 front yards and 2 side yards, so bear that in mind when calculating the allowable height. Corner lots must also consider visibility of traffic and pedestrians. While a fence does not require a permit, it does require application for a waiver so the city can review the proposed installation. The application for a waiver is available at the Department of Development Services Office, they can be reached at 703-248-5080 (TTY 711).

12. What rules are there regarding visibility obstructions on corner lots?

In general, yards near intersections must be kept clear of vision obstructions between 3.5 feet and 10 feet above ground. This applies to hedges, walls, and fences that may pose a hazardous vision obstruction for vehicles and pedestrians. The distance from the curb varies depending on the intersection. Determining Visibility for Corner Lots.