When planning a home project, one of the most common hurdles homeowners face is zoning compliance. You may envision adding a new room, expanding your footprint, or building closer to the property line—only to find that your plans fall outside the city’s zoning rules.
That’s where a variance comes in. A variance is essentially permission from your local zoning board to build in a way that does not strictly conform to existing regulations. Understanding when and why you need a variance is essential, because the process can be time-consuming, costly, and dependent on factors like setbacks, lot coverage, and even your neighbors’ input.
- Setbacks: Setbacks are defined per neighborhood in your city/town, within your lot there will be a distance from the front, back, and sides that become your building envelope. You will need a variance if your lot is an “Existing Non-conforming Lot” and any part of your home is over the setback line. Typically, if you are doing a project outside the setback it won’t need an issue, but anything within the setbacks definitely pushes you into needing a variance.
- Lot Coverage: Each district in every city/town will have an “Allowed Lot Coverage”. This is so that there is some green space available for you and your neighbors to enjoy. There are some neighborhoods that make it impossible to avoid variance and dense living is simply the norm, but the city still gets an opportunity to review it.
- Neighbors: When living in a neighborhood that is dense, having a good relationship with your neighbors is key. I always ask my clients to connect with neighbors prior to me starting to work on the architectural design project to make sure there are no issues. If you sense that the neighborhood would be against your project, see what you can do to mitigate their fighting your project. If you feel that their argument is unfounded, then I say go ahead and proceed but be ready for a fight. Typically, the boards reviewing the project do listen to neighbors as long as they have valid arguments.
- Cost: There is about a $4000 expense associated with the process of getting a variance. Between hiring the civil engineer, lawyer, and designer to draw. Typically, these are documents that are not actually required by the builder for bidding and building purposes. So, make sure that the variance is worth all your time, energy, and expense before applying.
Securing a variance is rarely a simple box to check. It’s a process that requires careful planning, clear documentation, and a realistic understanding of costs and community impact. By familiarizing yourself with setbacks, lot coverage limits, and the importance of neighbor support, you’ll be better positioned to determine whether pursuing a variance is worth the effort.
Always weigh the investment of time and money against the value of your project, and don’t hesitate to seek professional guidance when needed. With the right preparation, navigating the variance process can help turn a zoning obstacle into a project that truly works for your home and lifestyle.