Opinion ID: 1059103
Heading Depth: 1
Heading Rank: 1

Heading: the fairfax case

Text: Michael R. Bratti was the owner of a tract of land containing approximately 20,470 square feet, in the McLean area of Fairfax County. The property was zoned R-2, a residential classification permitting two dwelling units per acre, and was improved by a home in which Bratti had resided for eight years. The zoning ordinance required side yard setbacks of at least 15 feet from the property lines. Bratti's existing home fit well within the setbacks. Bratti filed an application with the BZA for four variances. He proposed to demolish his existing home and erect a much larger house on the site. The proposed structure would come within 13 feet of the northerly property line, rather than the 15 feet required by the ordinance, and would be further extended into the setback area by three exterior chimneys which would extend beyond the northerly wall of the house. The proposed house would be 71 feet wide and 76 feet from front to back. The proposed encroachment into the side yard setback would extend the entire 76 foot depth of the house. It was undisputed that Bratti's proposed house could be built upon the existing lot without any need for a variance by simply moving it two feet to the south, plus the additional distance required by the chimneys. Bratti explained to the Board, however, that he desired to have a side-load garage on the south side of his house and that a reduction of two feet of open space on the south side would make it inconvenient for vehicles to turn into the garage. The present house had a front-load garage which opened directly toward the street. When it was pointed out to Bratti that he could avoid this problem by reconfiguring his proposed house to contain a front-load garage, he responded that such a house would have less curb appeal than the design he proposed. If the house were built in its proposed location, but reduced in size by two feet to comply with the zoning ordinance, there would be a resulting loss of 152 square feet of living space. The topography of the lot was such that it rose 42 feet vertically throughout its 198-foot depth from the street to the rear property line. However, there were two relatively level areas shown on the plans for the proposed dwelling, one in front of the house and one in the rear. It was conceded that an additional 152 square feet of living space could have been constructed in either of these areas, but Bratti explained that he wanted to use the level area in front of the house as a play area for children and for additional parking, and that he was unwilling to encroach upon the level area in the rear because he desired to use it as a large outdoor courtyard which he said was the central idea in the house. The proposed dwelling had two stories. A third story could have been added as a matter of right, without variances. Bratti conceded that this could easily be done and would more than accommodate the 152 square feet lost by compliance with the zoning ordinance, but that it would be aesthetically undesirable, causing the house to appear to be a towering structure as seen from the street. Over the opposition of a number of neighbors, the BZA granted all four variances. The BZA made findings of fact, including the following: 3. The lot suffers from severe topographical conditions which the applicant has worked hard to accommodate .... 5. The requests are modest. This was followed by a conclusion of law: THAT the applicant has satisfied the Board that physical conditions as listed above exist which under a strict interpretation of the Zoning Ordinance would result in practical difficulty or unnecessary hardship that would deprive the user of all reasonable use of the land and/or buildings involved. The objecting neighbors petitioned the circuit court for certiorari. The Board of Supervisors of Fairfax County obtained leave of court to enter the case as an additional petitioner, opposing the variances. The court, after a hearing, affirmed the decision of the BZA and entered an order dismissing the petition for writ of certiorari. The objecting neighbors and the Board of Supervisors brought this appeal.