SETBACK VARIANCE REQUEST

APPLICATION OVERVIEW

Type of Setback Variance Requested:

☐ Front Yard Setback
☐ Rear Yard Setback
☐ Side Yard Setback (Interior)
☐ Side Yard Setback (Street Side/Corner)
☐ Multiple Setbacks (specify below)
☐ Accessory Structure Setback
☐ Building Separation Requirement
☐ Other: _______________________________________________

SECTION 1: APPLICANT INFORMATION

Applicant Name: _______________________________________________

Mailing Address: _______________________________________________

City/State/ZIP: _______________________________________________

Phone Number: _______________________________________________

Email Address: _______________________________________________

Relationship to Property:
☐ Owner
☐ Contract Purchaser
☐ Lessee (with Owner Authorization)
☐ Authorized Agent
☐ Builder/Developer

SECTION 2: PROPERTY OWNER INFORMATION

Property Owner Name: _______________________________________________

Entity Type (if applicable): _______________________________________________

Mailing Address: _______________________________________________

City/State/ZIP: _______________________________________________

Phone Number: _______________________________________________

Email Address: _______________________________________________

SECTION 3: PROPERTY INFORMATION

Property Identification

Property Address: _______________________________________________

Tax Parcel Number: _______________________________________________

Legal Description:
_______________________________________________
_______________________________________________
☐ Full legal description attached

Lot Dimensions

Lot Area: _______________ ☐ sq. ft. ☐ acres

Lot Width (at front building line): _______________ feet

Lot Depth: _______________ feet

Lot Shape:
☐ Regular (rectangular)
☐ Irregular
☐ Corner lot
☐ Flag lot
☐ Through lot
☐ Other: _______________________________________________

Zoning Information

Zoning District: _______________________________________________

Overlay District(s): _______________________________________________

Future Land Use Designation: _______________________________________________

Existing Conditions

Current Use of Property:
☐ Vacant
☐ Single-Family Residential
☐ Multi-Family Residential
☐ Commercial
☐ Industrial
☐ Mixed Use
☐ Other: _______________________________________________

Existing Structures on Property:

SECTION 4: SETBACK VARIANCE DETAILS

Required vs. Proposed Setbacks

Applicable Code Section(s)

Zoning Code Section Requiring Setback: _______________________________________________

Specific Setback Requirement Language:
_______________________________________________
_______________________________________________

Purpose of Variance Request

The setback variance is needed for:

☐ New principal structure
☐ Addition to existing structure
☐ New accessory structure (garage, shed, ADU)
☐ Deck/patio/porch
☐ Swimming pool
☐ Driveway/parking area
☐ Fence/wall
☐ Legalization of existing encroachment
☐ Other: _______________________________________________

SECTION 5: PROJECT DESCRIPTION

Proposed Construction/Improvement

Detailed Description of Proposed Work:
_______________________________________________
_______________________________________________
_______________________________________________
_______________________________________________

Building/Structure Specifications:

• Type of Structure: _______________________________________________
• Proposed Footprint: _______________ sq. ft.
• Proposed Gross Floor Area: _______________ sq. ft.
• Number of Stories: _______________
• Maximum Height: _______________ feet
• Materials: _______________________________________________

Encroachment Details

Describe the specific encroachment into the required setback:
_______________________________________________
_______________________________________________

Portion of structure within setback area:
- Length along property line: _______________ feet
- Depth of encroachment: _______________ feet
- Area within setback: _______________ sq. ft.

SECTION 6: HARDSHIP JUSTIFICATION

Unique Property Characteristics

Describe the special circumstances, exceptional conditions, or unique physical characteristics of this property that do not apply to other properties in the same zoning district:

☐ Irregular lot shape
☐ Unusual lot size
☐ Topographic conditions (slopes, grade changes)
☐ Location of existing structures
☐ Easements limiting buildable area
☐ Natural features (rock outcroppings, trees, water)
☐ Pre-existing nonconforming setbacks
☐ Other: _______________________________________________

Detailed Explanation:
_______________________________________________
_______________________________________________
_______________________________________________
_______________________________________________
_______________________________________________

Practical Difficulty

Explain how strict compliance with the setback requirement creates practical difficulties or unnecessary hardship:
_______________________________________________
_______________________________________________
_______________________________________________
_______________________________________________

Minimum Variance Necessary

Explain why the variance requested is the minimum necessary to provide relief:
_______________________________________________
_______________________________________________
_______________________________________________

Self-Created Hardship

Explain how the hardship was not created by the property owner:
_______________________________________________
_______________________________________________
_______________________________________________

SECTION 7: REQUIRED FINDINGS

Address each finding required for variance approval:

Finding 1: Special Circumstances

There are special circumstances or conditions applying to the property that are unique and do not apply generally to properties in the same zone:

_______________________________________________
_______________________________________________
_______________________________________________

Finding 2: Deprivation of Property Rights

Because of the special circumstances, the strict application of the zoning regulations would deprive the property of privileges enjoyed by other property owners in the vicinity and zone:

_______________________________________________
_______________________________________________
_______________________________________________

Finding 3: No Special Privilege

The granting of the variance would not constitute a special privilege that would not be available to other properties in the same zone:

_______________________________________________
_______________________________________________
_______________________________________________

Finding 4: Consistency with General Plan

The variance would not be materially detrimental to the public welfare or injurious to property in the vicinity, and is consistent with the general plan:

_______________________________________________
_______________________________________________
_______________________________________________

Finding 5: Spirit and Intent of Ordinance

The variance is consistent with the spirit and intent of the zoning ordinance:

_______________________________________________
_______________________________________________
_______________________________________________

SECTION 8: NEIGHBORHOOD COMPATIBILITY

Adjacent Properties

Compatibility Analysis

Describe how the proposed setback variance is compatible with surrounding properties:
_______________________________________________
_______________________________________________
_______________________________________________

Are there other properties in the immediate area with similar setbacks?
☐ Yes - describe: _______________________________________________
☐ No
☐ Unknown

Neighbor Notification

Have you discussed this request with adjacent property owners?
☐ Yes - summary of responses: _______________________________________________
☐ No

Letters of support/opposition attached:
☐ Support letters: _____ (number)
☐ Opposition letters: _____ (number)
☐ None

SECTION 9: IMPACT ASSESSMENT

Light and Air

Will the reduced setback affect light and air to adjacent properties?
☐ No impact
☐ Minimal impact - explain: _______________________________________________
☐ Some impact - mitigation proposed: _______________________________________________

Privacy

Will the reduced setback affect privacy of adjacent properties?
☐ No impact
☐ Minimal impact - explain: _______________________________________________
☐ Some impact - mitigation proposed: _______________________________________________

Views

Will the reduced setback affect views from adjacent properties?
☐ No impact
☐ Minimal impact - explain: _______________________________________________
☐ Some impact - mitigation proposed: _______________________________________________

Other Impacts

Describe any other potential impacts and mitigation measures:
_______________________________________________
_______________________________________________

SECTION 10: STATE-SPECIFIC VARIATIONS

California

• Government Code §§ 65906-65909 govern variance procedures
• Must find strict compliance causes undue hardship
• CEQA review may be required
• Housing Accountability Act may limit denials for housing projects
• ADU-specific setback reductions under Government Code § 65852.2

New York

• Town Law § 267-b, Village Law § 7-712-b, General City Law § 81
• Area variance standards (five statutory factors)
• Balancing test: benefit to applicant vs. detriment to community
• Self-created hardship considered but not determinative
• Strict requirement for use variances (different from area variances)

Texas

• Local Government Code Chapter 211
• Board of Adjustment has exclusive jurisdiction
• Four-fifths (4/5) supermajority typically required
• Property rights considerations important
• Limited judicial review of Board decisions

Florida

• Florida Statutes Chapters 125, 163, 166
• Quasi-judicial hearing procedures apply
• Substantial competent evidence standard
• Standing requirements under Florida law
• Local ordinances govern specific procedures

SECTION 11: REQUIRED ATTACHMENTS

Required for All Applications

☐ Application fee ($______________)
☐ Property deed or ownership documentation
☐ Owner authorization letter (if applicant is not owner)
☐ Survey prepared by licensed surveyor showing:
☐ Property boundaries with bearings and distances
☐ Location of all existing structures with setback dimensions
☐ Location of proposed structures with setback dimensions
☐ Easements
☐ Topographic contours (if relevant)
☐ Site plan (to scale) showing:
☐ Proposed construction
☐ Required setback lines
☐ Proposed setback lines
☐ Dimensions of encroachment
☐ Adjacent property owner list within _____ feet
☐ Photographs of subject property and adjacent properties

Additional Exhibits

☐ Floor plans (if applicable)
☐ Building elevations
☐ Landscape plan
☐ Shadow study (if height/light impacts relevant)
☐ Letters from neighbors
☐ Title report
☐ Other: _______________________________________________

SECTION 12: PROPOSED CONDITIONS

Applicant proposes the following conditions to mitigate potential impacts:

1. _______________________________________________
2. _______________________________________________
3. _______________________________________________
4. _______________________________________________
5. _______________________________________________

SECTION 13: CERTIFICATIONS

Applicant Certification

I hereby certify that:

☐ All information contained in this application is true and accurate to the best of my knowledge

☐ I have read and understand the applicable zoning ordinance provisions regarding setback requirements and variances

☐ I understand that approval of this variance runs with the land

☐ I authorize staff and board members to enter the property for inspection purposes

☐ I understand that the decision may be appealed

☐ I agree to comply with all conditions of approval if the variance is granted

☐ I understand that this variance, if granted, applies only to the specific project described

Property Owner Consent (if applicant is not owner)

I, the undersigned property owner, consent to the filing of this setback variance application:

Owner Signature: ___________________________ Date: _______________

Printed Name: ___________________________

SECTION 14: SIGNATURES

Applicant Signature: ___________________________ Date: _______________

Printed Name: ___________________________

FOR OFFICIAL USE ONLY

Application Number: _______________________________________________

Date Received: _______________________________________________

Received By: _______________________________________________

Fee Paid: ☐ Yes ☐ No Amount: $_______________

Receipt Number: _______________________________________________

Completeness Review

Application Status:
☐ Complete
☐ Incomplete - deficiencies:
_______________________________________________

Date Deemed Complete: _______________________________________________

Staff Analysis

Zoning Verification:
- Zoning District: _______________________________________________
- Required Setback: _______________________________________________
- Proposed Setback: _______________________________________________
- Variance Amount: _______________________________________________

Code Section: _______________________________________________

Staff Reviewer: _______________________________________________

Site Visit Date: _______________________________________________

Staff Recommendation

☐ Approval
☐ Approval with Conditions
☐ Denial

Recommended Conditions:
_______________________________________________
_______________________________________________

Basis for Recommendation:
_______________________________________________
_______________________________________________

Public Notice

☐ Published on: _______________________________________________
☐ Mailed on: _______________________________________________
☐ Posted on property: _______________________________________________

Hearing Information

Hearing Body: _______________________________________________

Hearing Date: _______________________________________________

Hearing Location: _______________________________________________

Decision

☐ Approved
☐ Approved with Conditions
☐ Denied
☐ Continued to: _______________________________________________
☐ Withdrawn

Vote: _____ in favor _____ opposed _____ abstaining

Conditions of Approval:
_______________________________________________
_______________________________________________
_______________________________________________

Resolution/Order Number: _______________________________________________

Date of Decision: _______________________________________________

Appeal Deadline: _______________________________________________

Variance Expiration

Variance Expires if not Exercised by: _______________________________________________

Extension Granted: ☐ Yes ☐ No New Expiration: _______________