A variance from the strict application of the requirements of this title may be requested as provided by this section. For the purposes of this title, a variance is a land use permit.
(1) Limitations On the Use of a Variance. A variance shall not be used to:
(A) Reduce the minimum parcel size required for a new land division by Chapters 23.04 or 23.08 of this title below the range of parcel sizes specified by Part I of the land use element for the land use category in which the subject site is located; or
(B) Authorize land uses other than those normally identified as allowable in a particular land use category by Coastal Table 0, Part I of the land use element, planning area standards of the land use element, Chapter 22.08 or other chapter of this title, pursuant to Government Code Section 65906.
(2) Application. A written application for variance shall be filed with the planning department on the form provided, accompanied by all graphic information required for plot plans by Section 23.02.030(2), and any additional information necessary to explain the request. Acceptance of the application is subject to Section 23.01.033(1), and 23.02.022.
(3) Notice and Hearing. After acceptance of a variance application and completion of a staff report, the planning commission will conduct a public hearing on the variance request. The notice and scheduling of the hearing shall be pursuant to Section 23.01.060.
(4) Action On a Variance. The planning commission shall approve, approve subject to conditions, or disapprove a variance as set forth in this subsection. Such decision may be appealed to the board of supervisors as set forth in Section 23.01.042.
(A) Findings. Approval or conditional approval may be granted only when the planning commission first determines that the variance satisfies the criteria set forth in Government Code Section 65906 by finding that:
(i) The variance authorized does not constitute a grant of special privileges inconsistent with the limitations upon other properties in the vicinity and land use category in which such property is situated; and
(ii) There are special circumstances applicable to the property, related only to size, shape, topography, location, or surroundings, and because of these circumstances, the strict application of this title would deprive the property of privileges enjoyed by other property in the vicinity that is in the same land use category; and
(iii) The variance does not authorize a use that is not otherwise authorized in the land use category; and
(iv) The variance is consistent with the provisions of the local coastal program; and
(v) The granting of such application does not, under the circumstances and conditions applied in the particular case, adversely affect public health or safety, is not materially detrimental to the public welfare, nor injurious to nearby property or improvements.
(B) Conditions of Approval. In approving an application for variance, such conditions shall be adopted as are deemed necessary to enable making the findings set forth in subsection (4)(A) of this section.
(C) Notice of Final Action. Where the variance request is appealable to the coastal commission pursuant to Section 23.01.043, a notice of final action on the variance shall be provided as set forth in Section 23.02.036(1).
(5) Effective Date of Variance. Except where otherwise provided by Section 23.01.043(3) for projects that may be appealed to the coastal commission, an approved variance shall become effective for the purposes of construction permit issuance or establishment of a nonstructural use, on the fifteenth day after the act of planning commission approval; unless an appeal to the board of supervisors is filed as set forth in Section 23.01.042.
(6) Time Limits and Extensions. An approved variance is subject to the time limits, extension criteria and other provisions of Sections 23.02.040 through 23.02.052 of this title. (Ord. 2881 § 6, 1999; Ord. 2715 § 11, 1995; Ord. 2344 § 1 (Exh. A) (part), 1988)