Opinion ID: 1059103
Heading Depth: 1
Heading Rank: 2

Heading: the pulaski case

Text: Jack D. Nunley and Diana M. Nunley owned a corner lot in the Town of Pulaski that contained .6248 acre. The lot was bounded by public streets on three sides. A street 40 feet wide ran along the front of the property and the intersection of that street with a street approximately 30 feet wide formed the southeastern corner of the lot. The 30-foot street ran northward from the intersection, forming the eastern boundary of the lot, and then curved to the west to form the lot's northern boundary. The curvature was gradual, having a radius of 34.53 feet. This curve formed the northeasterly corner of the lot. The property was zoned R-1, a residential classification which contained a special provision relating to corner lots: The side yard on the side facing the side street shall be at least 15 feet from both main and accessory structures. Town of Pulaski, Va., Zoning Ordinance, art. IV § 2.6.2 (2002). The Nunleys petitioned the BZA for a variance from the required 15-foot set back to zero feet, in order to construct a garage at the northeast corner of the lot, the northeast corner of which would be placed tangent to the curving property line. There was no existing garage on the property, and the Nunleys explained that placing a garage in this location would provide the easiest access to the street. The topography of the lot was difficult, the curve along the 30-foot street lying at a considerable elevation above the floor level of the existing house. The garage could be constructed closer to the house without the need for a variance, but this would require construction of a ramp that would add considerably to the expense of the project. Also, the Nunleys explained, there was a stone retaining wall, five feet in height, behind the house that would be weakened or destroyed if the garage were to be built closer to the house. Neighbors objected, pointing out to the BZA that the construction of the garage so close to the corner would create a blind area that would be dangerous for traffic coming around the curve on the 30-foot street. They also complained that it would be an eyesore and would destroy existing vegetation. The BZA had some difficulty with the question whether the Nunleys' request involved a hardship as required by law. The BZA held four meetings to discuss the question and obtained an opinion from the town attorney. The BZA eventually granted the Nunleys a modified variance, permitting an accessory structure no closer than five feet from the northern projected boundary and no closer than 15 feet from the eastern projected boundary of the property. The modified variance also provided that construction should not alter or destroy the aesthetic looks of existing vegetation bordering the northern projected boundary of the property. Virginia C. MacNeal, a neighbor who had objected to the variance before the BZA, filed a petition for certiorari in the circuit court. The court, in a letter opinion, affirmed the decision of the BZA and denied the petition for certiorari. Virginia C. MacNeal brought this appeal.