Sample report
One record, two documents.
A real UNDA Development report for a side setback case in McLean. The exhibit is neutral and cited: the builder or owner attaches it to their application, and the county reads it. The site brief stays with them, with an AI summary of what the record means for the job.
1 · The exhibitFor the builder or owner to attach to their application. Neutral and cited, because the county reads it.
UNDADEVELOPMENT
Precedent exhibit
1022 Shipman Ln., McLean
Fairfax County Board of Zoning Appeals
Exhibit · comparable decisions
Side setback decisions within one mile of 1022 Shipman Ln., McLean
Every Board of Zoning Appeals decision on a side setback for an addition, house, garage or deck within one mile of the site.
RequestSide addition at 7.1 ft
ZoningR-2
LotAbout 30,234 sq. ft.
DistrictDranesville
21comparable decisions within one mile, 1995–2026
19approved, including one in part
1denied (a deck at 5.0 ft, 2001); one other outcome
8.0 ftmedian approved distance from the side lot line
Comparable decisions
Nearest first. Vote shown where the Board's minutes have been read.
| Miles | Decided | Case | Address | Structure | Side setback | Outcome | Source |
|---|---|---|---|---|---|---|---|
| 0.06 | Jan 2007 | SP-2006-DR-067 | 1109 Shipman Ln | House | 11.2 ft | Approved 6–0 | Minutes 9 Jan 2007, pp. 9–10 |
| 0.15 | Sep 1998 | VC-98-D-077 | 1103 Sharon Ct | Addition | 7.0 ft | Approved | Board record |
| 0.28 | Jun 2020 | SP-2019-DR-120 | 6899 Churchill Rd | Deck | 8.0 ft | Approved | Board record |
| 0.40 | Dec 1997 | VC-97-D-095 | 7006 Elizabeth Dr | Addition | 4.6 ft | Approved | Board record |
| 0.53 | Jun 1996 | VC-96-D-030 | 1217 Earnestine St | Addition | 7.0 ft | Approved | Board record |
| 0.53 | Feb 2025 | SP-2024-DR-00104 | 6724 Churchill Rd | House | 8.1 ft | Approved in part 6–0 | Minutes 5 Feb 2025, pp. 33–34 |
| 0.53 | Mar 2026 | SPA-2024-DR-00104 | 6724 Churchill Rd | House | 8.1 ft | Approved 5–0 | Minutes 25 Mar 2026, pp. 3–5 |
| 0.54 | Nov 2001 | VC-01-D-117 | 1219 Earnestine St | Deck | 8.0 ft | Approved | Board record |
| 0.57 | Jul 2003 | SP-2003-DR-016 | 6619 Melrose Dr | Addition | 10.0 ft | Approved 7–0 | Minutes 15 Jul 2003, pp. 614–615 |
| 0.59 | Aug 2026 | SP-2026-DR-00080 | 916 Mackall Ave | Deck | 11.1 ft | Other | Board record |
| 0.64 | Jan 2002 | VC-01-D-188 | 1212 Raymond Ave | Addition | 7.2 ft | Approved | Board record |
| 0.66 | Oct 1995 | VC-95-D-097 | 1210 Raymond Ave | Garage or carport | 3.7 ft | Approved | Board record |
| 0.73 | Feb 2001 | VC-00-D-141 | 1105 Waverly Way | Deck | 5.0 ft | Denied | Board record |
| 0.75 | Oct 2012 | SP-2012-DR-042 | 6603 Baymeadow Ct | Addition | 25.8 ft | Approved 6–0 | Minutes 17 Oct 2012, pp. 233–234 |
| 0.76 | Apr 2007 | SP-2007-DR-009 | 6912 Arbor Ln | Addition | 10.5 ft | Approved 5–0 | Minutes 10 Apr 2007, pp. 100–101 |
| 0.76 | Jul 2001 | VC-01-D-080 | 6916 Arbor Ln | Addition | 15.6 ft | Approved | Board record |
| 0.80 | Feb 2008 | SP-2007-DR-149 | 7029 Old Dominion Dr | Addition | 7.7 ft | Approved 6–0 | Minutes 26 Feb 2008, pp. 623–624 |
| 0.89 | Jan 2004 | SP-2003-DR-031 | 1168 Chain Bridge Rd | House | 8.2 ft | Approved 7–0 | Minutes 6 Jan 2004, pp. 304–305 |
| 0.93 | May 1999 | SP-99-D-025 | 1424 Ingleside Ave | Deck | 11.0 ft | Approved | Board record |
| 0.97 | May 2016 | SP-2015-DR-119 | 1408 Pathfinder Ln | Addition | 6.0 ft | Approved | Board record |
| 0.98 | Apr 2001 | VC-01-D-019 | 1411 Pathfinder Ln | Garage or carport | 4.2 ft | Approved | Board record |
Six of the 19 approvals were closer to the side lot line than 7.1 ft. "Board record" means the case and its outcome are in the county's Board of Zoning Appeals record, but UNDA does not yet hold its resolution text.
Prepared by UNDA Development for the applicant, from the public record of the Fairfax County Board of Zoning Appeals (decisions Jul 1995 – Oct 2026; minutes read for Jul 1995–2013 and 2023–26). Distances from the site are straight-line. Setback distances are as recorded by the Board. Addresses are from the public record; names of property owners and applicants are not shown. This exhibit sets out past decisions. It is not a prediction of any decision. Sample exhibit.
UNDADEVELOPMENT
Precedent exhibit
1022 Shipman Ln., McLean
Fairfax County Board of Zoning Appeals
Exhibit · what the Board said
The Board's reasons and conditions in comparable cases
From the Board's resolutions, where its minutes have been read.
Comparable decisions with the Board's resolution
One-line summaries, written by UNDA with AI from each resolution. Check the minutes cited.
SP-2006-DR-0671109 Shipman Ln
Approved keeping a house built too close to both side lot lines and the rear, plus a second-story addition, 6–0.Minutes 9 Jan 2007, pp. 9–10
SP-2024-DR-001046724 Churchill Rd
Approved the original 1970 house staying 8.1 ft from the side line, but refused both front-setback requests.Minutes 5 Feb 2025, pp. 33–34
SPA-2024-DR-001046724 Churchill Rd
Approved an amended permit for additions 20.7 ft and 23.5 ft from two front lot lines on a corner lot, 5–0.Minutes 25 Mar 2026, pp. 3–5
SP-2003-DR-0166619 Melrose Dr
Approved keeping a screened-in porch addition 10.0 ft from the side lot line because of an error in building location.Minutes 15 Jul 2003, pp. 614–615
SP-2012-DR-0426603 Baymeadow Ct
Approved reduced side yards for a two-story addition and deck, 6–0.Minutes 17 Oct 2012, pp. 233–234
SP-2007-DR-0096912 Arbor Ln
Approved a yard reduction allowing additions 11.0 ft and 10.5 ft from the side lot line on an R-1 lot.Minutes 10 Apr 2007, pp. 100–101
SP-2007-DR-1497029 Old Dominion Dr
Approved a garage addition with second-story living space 7.7 ft from the side lot line, 6–0.Minutes 26 Feb 2008, pp. 623–624
SP-2003-DR-0311168 Chain Bridge Rd
Approved keeping a roofed deck and dwelling built too close to the side lot line, due to a prior owner's error.Minutes 6 Jan 2004, pp. 304–305
Conditions attached to approvals like this
Share of 74 approved side setback requests for additions, county-wide, 2023–26, whose resolution carries each condition
Method and sources
Comparable decisions are Board of Zoning Appeals cases that asked to reduce a side yard for an addition, house, garage or deck, located within one mile of the site by straight-line distance. Approved includes approved in part.
Sources are the Board's published minutes and resolutions, Fairfax County, cited by meeting date and page. The county's case record supplies cases decided in years whose minutes UNDA has not yet read.
Conditions are matched by their wording in each resolution, so one resolution can count under several headings. Median resolution: 6 conditions (range 4–21).
Prepared by UNDA Development for the applicant, from the public record of the Fairfax County Board of Zoning Appeals (decisions Jul 1995 – Oct 2026; minutes read for Jul 1995–2013 and 2023–26). Distances from the site are straight-line. Setback distances are as recorded by the Board. Addresses are from the public record; names of property owners and applicants are not shown. This exhibit sets out past decisions. It is not a prediction of any decision. Sample exhibit.
2 · The site briefFor the builder or owner only: what the record means for pricing and timing, with an AI summary.
UNDADEVELOPMENT
Site brief
1022 Shipman Ln., McLean
Fairfax County, Virginia
McLean · Fairfax County · Side setback reduction
Within a mile of this site, the Board of Zoning Appeals approved 26 of 29 side setback requests. The typical approval sat 8 ft from the line.
For a side addition 7.1 ft from the line. This sample uses a real case; the postscript on page 2 says how it was decided.
Side setback requests by district
Every side setback request the Board decided, Jul 1995 – Oct 2026
| District | Cases | Approved | Denied | Withdrawn | Share approved | Median approved | |
|---|---|---|---|---|---|---|---|
| Dranesville | 213 | 193 | 7 | 7 | 90.6% | 7.9 ft | |
| Mount Vernon | 249 | 227 | 10 | 5 | 91.2% | 7.0 ft | |
| Mason | 237 | 214 | 12 | 5 | 90.3% | 8.0 ft | |
| Franconia | 206 | 188 | 6 | 9 | 91.3% | 6.6 ft | |
| Providence | 193 | 168 | 18 | 4 | 87.0% | 7.6 ft | |
| Braddock | 160 | 144 | 8 | 2 | 90.0% | 6.7 ft | |
| Sully | 135 | 130 | 3 | 2 | 96.3% | 9.8 ft | |
| Springfield | 97 | 83 | 3 | 6 | 85.6% | 6.7 ft | |
| Hunter Mill | 60 | 57 | 2 | 1 | 95.0% | 8.8 ft |
Where the cases are
Board of Zoning Appeals cases around the site
Side setback, approvedSide setback, deniedOther Board casesParcels with building permits
Close-up: within half a mile
Setback and yard cases the Board decided before this one
| Decided | Address | Request | Distance | Outcome |
|---|---|---|---|---|
| Mar 2023 | 6817 Churchill Rd | Other yard relief | – | Withdrawn |
| Jul 2021 | 6791 Father John Ct | Fence or wall | – | Approved |
| Jun 2020 | 6899 Churchill Rd | Deck, asking before building | 8.0 ft side | Approved |
| Mar 2017 | 6885 Melrose Dr | Shed | – | Approved |
| Sep 2016 | 6885 Melrose Dr | Fence or wall | – | Withdrawn |
| Jan 2007 | 1109 Shipman Ln | Dwelling, built too close | 11.2 ft side | Approved |
| Sep 1998 | 1103 Sharon Ct | Addition, built too close | 7.0 ft side | Approved |
| Dec 1997 | 7006 Elizabeth Dr | Addition | 4.6 ft side | Approved |
| Aug 1996 | 1044 Douglass Dr | Addition | 29.0 ft | Approved |
Nine setback and yard cases within half a mile since 1996: seven approved, two withdrawn, none denied. The nearest is on the same street, about 100 yards away.
Three things that stood out
Same street: 1109 Shipman Ln., about 100 yards away, was allowed to keep a dwelling 11.2 ft from the side line in 2007.
Closer still: within half a mile, the Board approved an addition 4.6 ft from the side line at 7006 Elizabeth Dr. in 1997.
Across the county: 811 of 879 side setback requests for additions were approved, at a median of 7.9 ft from the line.
Source: Fairfax County Board of Zoning Appeals decisions, Jul 1995 – Oct 2026 (the Board's minutes are read for Jul 1995–2013 and 2023–26), and Fairfax County building permits, 2006–2026. Side setback requests are those to reduce a side yard; 30 with no district recorded are left out of the district table. Approved includes approved in part. Distances are from the Board's record. Addresses are from the public record; UNDA does not publish the names of property owners or applicants. Permit follow-through matches each approval to building permits issued on the same lot by location. Precedent, not prediction. Source: UNDA Development
UNDADEVELOPMENT
Site brief
1022 Shipman Ln., McLean
Fairfax County, Virginia
Site brief · what it means for this job
Approvals near this lot, and what came with them.
For a side addition 7.1 ft from the line on an R-2 lot of about 30,234 sq. ft.
Summary · written by AI from the records in this brief
A side addition 7.1 ft from the line would sit slightly closer than the typical approval nearby. Of 21 comparable additions, houses, garages and decks within a mile, the Board approved 19, six of them closer to the line than 7.1 ft, at a median of 8.0 ft. On comparable R-2 lots of 20,000–40,000 sq. ft. across the county, all 24 side addition requests were approved, at a median of 9.3 ft. Recent approvals carried about six standard conditions: build to the approved plat and elevations, record the conditions before a building permit, and start within 30 or 36 months. Afterwards, three in four comparable additions had a building permit on the lot within two years, typically about three months after approval. The record shows no denial of a side addition within a mile. It cannot show how the Board would decide a request it has not heard.Like-for-like lots
Side setback requests for additions on R-2 lots of 20,000–40,000 sq. ft., county-wide
24 of 24approved, 1996–2024
9.3 ftmedian approved distance; 2 at 7.1 ft or closer
What was built nearby
Side setbacks recorded on building permits for R-2 lots within one mile, 2022–26
15.6 ftmedian recorded side setback, 40 permits
3recorded under 15 ft; 1 at 8 ft or closer
What to price for
Share of 74 recent approvals of side additions (2023–26) whose resolution carried each condition
After approval
Approved side additions, 2019 – mid-2025, matched to building permits on the same lot
104 of 138had an addition or alteration permit within two years
95 daysmedian from approval to that permit being issued
16 daysmedian permit processing, additions, Dranesville (8,088 permits)
30–36 monthsthe usual window to start work after approval
Postscript: what the Board decided. This sample uses a real case. On 16 Sep 2026 the Board approved SP-2025-DR-00143, a side mudroom and carport addition 7.1 ft from the side lot line and an open deck 11.2 ft from it, 6–0, with 6 conditions. Minutes of 16 Sep 2026, pp. 5–7.
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This sample comes in two parts:
- A neutral exhibit, for the builder or owner to attach to their application
- This site brief, with an AI summary, for the builder or owner
- In the live product, Pro's AI analyst answers questions about the same record
Source: Fairfax County Board of Zoning Appeals decisions, Jul 1995 – Oct 2026 (the Board's minutes are read for Jul 1995–2013 and 2023–26), and Fairfax County building permits, 2006–2026. Side setback requests are those to reduce a side yard; 30 with no district recorded are left out of the district table. Approved includes approved in part. Distances are from the Board's record. Addresses are from the public record; UNDA does not publish the names of property owners or applicants. Permit follow-through matches each approval to building permits issued on the same lot by location. Precedent, not prediction. Source: UNDA Development