All districts
Variances are decided by the City's Hearing Officer, not a multi-member Board of Adjustment. The Hearing Officer must find that strict application of the Development Code creates a practical difficulty or unnecessary hardship prohibiting an otherwise-allowed use of the land; that special circumstances tied to the property (size, shape, topography, location, or surroundings) deprive it of privileges enjoyed by similarly classified property; and that those special circumstances are not self-imposed (Sec. 8.12.2.B). The Hearing Officer must also find the conditions in A.R.S. Section 9-462.06.G.2 and H.2 are met. A variance not utilized within two years becomes void, with no extensions (Sec. 8.12.2.A). Variances cannot authorize a use not otherwise permitted in the district. Smaller relief (up to 15 percent from lot size, setback, or numerical development standards) may instead qualify for a Minor Modification approved administratively by the Zoning Administrator under Sec. 8.13, which cannot increase density, change permitted uses, or reduce height buffers near residential areas within 100 feet.