FAQs • Falls Church, VA • CivicEngage

Why do substandard lots exist in the city?: Substandard lots in the city were created by recordation of a deed or subdivision prior to February 14, 1944, when the city's first Zoning Ordinance was adopted. In many cases in the 1930s and 1940s, an individual would purchase 2 adjacent lots and then construct a single house straddling the 2 adjacent lots. Subsequent amendments to the zoning ordinance rendered these individual lots substandard.

In recent years, the increased demand for housing has resulted in numerous older homes, which were built on more than 1 substandard lot, to be torn down and 2 homes built on the remaining smaller substandard lots. The smaller, substandard lots developed in the R-1A and R-1B zones exceed the density levels of 4 and 6 units per acre specified in the city's Comprehensive Plan. This has resulted in some single family neighborhoods being developed with a greater density than called for in the Comprehensive Plan.

The city's Zoning Ordinance should implement and preserve the residential densities as outlined in the city's Comprehensive Plan, and also shown on the Future Land Use Map. The proposed change to the Zoning Ordinance with regard to the development of substandard lots will close a loophole that conflicts with the intent and densities of the Comprehensive Plan and, therefore, is appropriate for consideration.

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Zoning

1. How can I find out what Zoning District a Falls Church property is in?: Contact the Zoning Division at 703-248-5080 (TTY 711) and provide the address, or visit the Real Property Information site and type in the address.

2. What uses are allowed in each Zoning District?: Chapter 48, beginning with section 235 of the City Code specify the uses permitted in each Zoning District. These uses may be "by right", or may require a Special Use Permit granted by the Board of Zoning Appeals.

3. What is a substandard lot? What is a split lot?: A substandard lot is a residential lot which does not meet the lot size requirements for the district in which it is located as set forth in the City Code.

Split lots are 2 or more substandard lots that have been collected under 1 address or parcel identification and are subsequently parted out separately and each used for a single family house.

4. What are the lot standards for single family homes?: There are 2 zones for single family dwellings in the city. In the R-1A zone, a single family lot must be at least 11,250 square feet with a minimum width of 75 feet. In the R-1B zone, a single family lot must be at least 7,500 square feet with a minimum width of 60 feet. Individual lots that do not meet these dimensional standards are considered to be "substandard lots."

5. Why do substandard lots exist in the city?: Substandard lots in the city were created by recordation of a deed or subdivision prior to February 14, 1944, when the city's first Zoning Ordinance was adopted. In many cases in the 1930s and 1940s, an individual would purchase 2 adjacent lots and then construct a single house straddling the 2 adjacent lots. Subsequent amendments to the zoning ordinance rendered these individual lots substandard.

In recent years, the increased demand for housing has resulted in numerous older homes, which were built on more than 1 substandard lot, to be torn down and 2 homes built on the remaining smaller substandard lots. The smaller, substandard lots developed in the R-1A and R-1B zones exceed the density levels of 4 and 6 units per acre specified in the city's Comprehensive Plan. This has resulted in some single family neighborhoods being developed with a greater density than called for in the Comprehensive Plan.

The city's Zoning Ordinance should implement and preserve the residential densities as outlined in the city's Comprehensive Plan, and also shown on the Future Land Use Map. The proposed change to the Zoning Ordinance with regard to the development of substandard lots will close a loophole that conflicts with the intent and densities of the Comprehensive Plan and, therefore, is appropriate for consideration.

6. How many substandard lots will be affected by the proposed Zoning Ordinance amendment?: GIS analysis by city staff shows approximately 483 substandard lots are intersected by 234 houses in the R-1A and R-1B zones.

7. Why is an amendment to the Zoning Ordinance needed right now?: In recent years there has been a community concern about the redevelopment of substandard lots. Of particular concern has been the demolition of one older home straddling 2 substandard lots; the sale and recordation of those individual lots into different ownership; and the redevelopment of the property into 2 new narrower homes on the underlying lots.

8. What is the timeline of how the proposed Zoning Ordinance amendment was developed?: Visit the agenda center for a timeline of the major meetings, memos, and proposals used in the development of the amendment.

The proposed timeline is as follows (dates are subject to change):

June 10, 2013 - First Reading by City Council (see documents and video in previous section)
July 15, 2013 - Planning Commission Public Hearing; public notice will be posted in the Falls Church News-Press and letters will be mailed to property owners identified by the City as being potentially impacted by this zoning text change
July 22, 2013 - Second Reading by City Council; expected Adoption by Council
August 1, 2013 - Effective date of Ordinance; owners who want to vest their rights to redevelop have one additional year until August 1, 2014 to meet the 3 criteria listed in the ordinance (exact language coming soon; please check back here)

10. What is the proposed amendment language?: Note: This language is as of June 19, 2013, as approved at the City Council's first reading.

The city provides several documents for homeowners to determine if they could be affected by the Zoning Ordinance amendment:

12. I received a postcard telling me my substandard lot is affected. What was this?: The postcard was sent by a private party, and although it read "Official Notice," it was not an official notice sent by the city. The proposed Zoning Ordinance amendment does not affect all substandard lots. The proposed amendment, if enacted, will only affect the redevelopment of substandard lots where an existing house straddles or touches multiple substandard lots. See the above section for maps and a list of addresses that could potentially be affected.

13. What is the Planning Commission's stance on this issue?: The Planning Commission has recommended that the City Council consider and enact the proposed Zoning Ordinance amendment. Read the memo dated May 2013 from the Planning Commission to the City Council.

14. How can I give input on this issue?: The City Council welcomes public comment via email, by mail
City Council, c/o City Clerk
300 Park Ave.
Suite 303 E.
Falls Church, VA 22046

Or at any regular meeting (2nd and 4th Mondays of the month at 7:30 p.m. in Council Chambers
City Hall
300 Park Ave.
Falls Church, VA 22046