All districts
The Zoning Board of Appeals has nine regular members and no alternates, appointed by the City Commission (§ 770-121). For meeting dates, check the city's posted meeting schedule.
- Dimensional (nonuse) variances: decided under the practical difficulties standard by majority vote. The findings include unique circumstances, that no lesser relaxation would suffice, and that the difficulty is not self-created; relief must be the minimum necessary (§ 770-124B(3); § 770-124E(2)).
- Use variances: decided under the stricter unnecessary hardship standard, by a two-thirds vote (§ 770-124B(1); § 770-124E(1)).
- Administrative appeals: file within 30 days of the Zoning Administrator's decision (§ 770-124C; § 770-125B). A ZBA decision may be appealed to circuit court within 21 days (§ 770-125L). ZBA orders stay valid for one year (§ 770-125K).
- Site plans: the Planning Commission approves them, but one- and two-family dwellings and their accessory storage buildings are exempt (§ 770-12A(2)). Minor modifications under 500 square feet or 10 percent of floor area are reviewed administratively by the Zoning Administrator (§ 770-12D).
- Special land uses go to the Planning Commission, a body the ordinance text also calls the Plan Commission in places (§ 770-11). The ZBA cannot hear special land use or PUD appeals unless the Planning Commission authorizes it (§ 770-124E).
- Sign variances go to the Planning Commission (§ 607-16). Fence waivers go to the ZBA (§ 323-5D).