What is a use variance and how hard is it to get in Troy, Michigan?

A use variance lets a property be used in a way its district does not allow, and it is deliberately hard to get. Troy requires a showing of unnecessary hardship, a higher bar than the practical difficulties standard for dimensional variances (Section 15.04.F).

What makes it harder:

• Two-thirds vote of the Zoning Board of Appeals, rather than a simple majority (Section 15.03.B)
• Reasonable return finding. You must show the property cannot yield a reasonable return as zoned (Section 15.04.F)
• Uniqueness finding. The hardship must be unique to the property, not shared across the neighborhood (Section 15.04.F)
• Mandatory pre-hearing conference before the application is heard (Section 15.05.B)

Use variances are the exception, not a workaround for rezoning. If the goal is a different category of use entirely, a rezoning request may be the more honest path. Discuss options with the Planning Department at 248-524-3364.