Campbell — Variances and Exceptions

Last reviewed: July 1, 2026

Overview

This page explains how the City of Campbell’s Zoning Code (Title 21) treats Variances and other site-specific exceptions (historic-resource exceptions, floodplain deviations, chapter-specific waivers, and reasonable accommodations). It summarizes who decides, what findings are required, the application basics, post‑decision modification/revocation rules, and how the rules interact with district standards (where the Code itself refers to them). All requirements below are grounded in the Campbell Zoning Code; see the cited sections for the full legal text.

How Campbell defines and uses Variances and Exceptions

• Variances are discretionary departures from development standards (setbacks, lot coverage, FAR, height, etc.) intended to prevent practical difficulties or unnecessary physical hardships from strict application of the Code. A variance may never be used to permit a use that is not allowed in the property’s zoning district. See § 21.48.010.

• The Planning Commission is the primary decision‑maker for Variances (with City Council as the appeal body) and may grant variances to any development standard but not to allow a prohibited use. See § 21.48.020.

• Applicants must provide complete, dimensioned site plans and the evidence necessary to support the required findings; the Community Development Director investigates and schedules a public hearing once an application is complete. See § 21.48.030.

• To approve a Variance the Planning Commission must make all five findings listed in the Code; those findings focus on hardship/practical difficulty, parity with other properties, exceptional property circumstances, absence of special privilege, and no detriment to public health/safety/welfare. See § 21.48.040.

• The Planning Commission (or Council on appeal) may condition approval, set time limits, and require on‑ or off‑site improvements as necessary to secure the findings. See § 21.48.050.

• Post‑decision procedures (appeals, expiration, revocation, modification) apply as listed in Article 5 and Chapter 21.56; a variance can be revoked or modified where original findings no longer can be made, where there was misrepresentation, or where conditions of approval were violated. See § 21.48.070 and § 21.68.050.

• The Code also includes other, topic‑specific flexibility tools that are not “variances” but perform similar functions:

  • Historic Zoning Exceptions (to protect historic character; limited, minimum departures and specific findings). See § 21.33.
  • Floodplain Deviations / Appeals (special findings and City Council as appeal board). See § 21.22.060.
  • Chapter‑level Waiver/Adjustment (example: inclusionary housing waiver/adjustment limited by constitutional constraints). See § 21.24.090.
  • Reasonable Accommodations for persons with disabilities are handled under a separate, expedited procedure (30‑day decision by Community Development Director unless more info is needed). See Chapter 21.50.

District-by-district notes (what the Variance/Exception rules mean in each zone)

Below are Campbell zoning districts explicitly referenced in the Zoning Code text and how variances/exceptions typically interact with each. The Code uses Article 2 (Zoning Districts / Table 2‑1) to list permitted uses and the specific dimensional standards for each district; in most variance decisions Planning will measure requested departures against the standards for the subject zoning district identified in Article 2 and related tables. When the numeric standard is not quoted below, the specific district table/figure must be consulted. Article and chapter citations are provided.

• R-1 (Single‑Family Residential)

  • Purpose / where it applies: The Code identifies R‑1 as the single‑family residential zone used for most detached homes; the single‑family definition and references to single‑family rules appear in multiple chapters (e.g., accessory dwelling units and housing development rules). See §§ 21.01.020, 21.23.030, 21.25.040.
  • Typical permitted uses: single‑family dwellings; accessory dwelling units are regulated in Chapter 21.23.
  • Key dimensional standards: the Code references Table 2‑3 (General Development Standards — R‑1) and Table 1‑1 for setbacks used in housing developments; specific numeric values are in those tables (see Code).
  • Variance implications: Variances in R‑1 follow Chapter 21.48; note special exceptions for lawfully existing nonconforming structures that fail setbacks (e.g., limited first‑floor enlargements allowed under criteria in § 21.58.??) — see the exceptions subsection for nonconformities.

• GC (General Commercial) and NC (Neighborhood Commercial)

  • Purpose / typical uses: commercial retail, services, and offices; NC is smaller‑scale neighborhood retail while GC is broader commercial. Landscaping minima and frontage landscaping are spelled out per district. See § 21.26.020 (A–C).
  • Key dimensional standards: landscaping minimums (e.g., PO/NC/PF minimum 12% of net site area; GC minimum 10%) — landscaping is one example of a district‑specific standard that can be the subject of a variance or other administrative adjustment. See § 21.26.020.
  • Variance implications: Variances may be used to modify setback, lot coverage, or landscaping requirements for a commercial project, but not to allow uses that are prohibited in the district. See § 21.48.020.

• PO (Professional Office), PF (Public Facilities), OS (Open Space)

  • Purpose: PO (office), PF (public institutions/facilities), OS (parks/open space). PF and OS appear in the special purpose table (Table 2‑12b) and have development standards tied to most‑restrictive abutting district rules. See § 21.12.050.
  • Variance implications: The Planning Commission has explicit authority to adjust FAR, setbacks, and height under the special purpose district rules where circumstances warrant an adjustment—again, by variance/adjustment consistent with Chapter 21.48. See § 21.12.050.

• P‑D (Planned Development) and Form‑Based / MFDDS areas

  • Purpose: P‑D and new form‑based zones are used where project or neighborhood plans set different standards. The Code states that in P‑D the district’s standards correspond to the General Plan designation in Table 2‑1. The Multi‑Family Development and Design Standards (MFDDS) and Form‑Based Zone Map apply to certain housing projects. See §§ 21.12.050, 21.07.030, 21.07.020.
  • Variance implications: Variances still apply via Chapter 21.48, but many P‑D/form‑based standards are intentionally discretionary or administrative; check the MFDDS/FBZM and Table 2‑1 for precise numeric standards. See § 21.07.030.

Notes about district numeric standards: The Zoning Code organizes the numeric standards in tables (Table 2‑1, Table 2‑3, Table 3‑1, etc.). The variance rules reference “development standards of this Zoning Code” — meaning the specific numeric limits must be read from those tables when preparing a variance application. If a numeric value is not visible in the retrieved excerpts above, confirm the exact table entry with the Community Development Department or the full online Code. Verify with the jurisdiction.

Quick reference table — Decision‑relevant rules and code citations

Practical guidance for applicants (plain‑English, actionable)

• Start with the district standards table that applies to your parcel (Table 2‑1, Table 2‑3, or the MFDDS/FBZM) and identify exactly which numeric standard you need to change; the variance findings are about the standard itself, not about introducing a new use. See § 21.48.020–.040.
• Prepare dimensioned drawings and a findings memo that addresses each of the five required findings point‑by‑point — the Code explicitly puts the evidentiary burden on the applicant. See § 21.48.030(C).
• If your property is a historic resource or within a historic district, consider whether a zoning exception under Chapter 21.33 is a better fit than a general variance; the Code limits exceptions to minimal departures and requires historic‑integrity findings. See § 21.33.
• For floodplain or FEMA‑mapped properties, use the floodplain deviation process (different findings and appeal body). See § 21.22.060.
• For projects where Chapter‑level waivers (for example, inclusionary housing adjustments) might apply, file the waiver request with the initial application and provide substantial evidence; the City only grants those waivers to the minimum extent required by constitutional limits. See § 21.24.090.
• Remember that any approval can be conditioned, time‑limited, modified or revoked if conditions change or are violated — so get conditions in writing and track compliance. See § 21.48.050 and § 21.68.050.
• Work early with staff: the Community Development Director conducts the initial investigation and completeness review before a hearing is scheduled. Contact them to confirm submission checklists (site plans, notice requirements, fees). See § 21.48.030(D–E).

While the Zoning Code governs land‑use variances, you will still need to confirm technical building work with the building department and state code (California Building Standards Code/Title 24). For site planning details that commonly interact with variances, consult Campbell’s pages on parking, design review, development standards, overlays, ADUs, and historic preservation: Campbell Parking, Campbell Design Review, Campbell Development Standards, Campbell Overlay Districts, Campbell ADUs, Campbell Historic Preservation. The City’s Code sections referenced above control the land‑use decisions. (Links to those topics are embedded above.)

Checklist (what an applicant must supply / satisfy before hearing)

• Completed Variance application filed with Community Development (follow Chapter 21.38 filing rules). See § 21.48.030(A).
• Detailed, fully dimensioned site plans and any materials listed in the Community Development Department handout for Variance applications. See § 21.48.030(B).
• Written findings memo addressing all five required variance findings with substantial evidence. See § 21.48.030(C) and § 21.48.040(B).
• Payment of applicable fees (per Chapter 21.38). See § 21.48.030(A).
• Compliance checklist for any overlapping chapters that may apply (historic resource, floodplain, ADU rules, landscaping and parking standards). See Chapter 21.33 for historic exceptions, Chapter 21.22 for flood rules, Chapter 21.23 for ADUs, Chapter 21.26 for landscaping and Chapter 21.28 for parking.
• Public hearing notice requirements satisfied (consistent with Chapter 21.64). See § 21.48.030(E).

Risks & Ambiguities

Plain‑English Summary

If a strict application of Campbell’s zoning rules would create a practical problem for your parcel (e.g., odd lot shape or topography), you can apply for a variance — the Planning Commission can grant one only after finding hardship and that the change won’t give a special privilege or harm neighbors. Variances change development standards (setbacks, height, coverage), not the list of allowed uses; historic resources, floodplain sites, inclusionary housing rules, and disability accommodations each have their own special procedures. See §§ 21.48.010–.050, 21.33, 21.22.060, and 21.24.090.

Source References

• Campbell Zoning Code (Title 21) — Variances (Chapter 21.48): § 21.48.010–.070.
• Campbell Zoning Code — Conditions/time limits and notification: § 21.48.050; § 21.48.060.
• Campbell Zoning Code — Variance revocation/modification: § 21.68.050.
• Campbell Zoning Code — Historic Preservation / Zoning Exceptions: Chapter 21.33.
• Campbell Zoning Code — Flood Damage Prevention / Variance procedure: § 21.22.060.
• Campbell Zoning Code — Waiver/Adjustment (inclusionary housing example): § 21.24.090.
• Campbell Zoning Code — Reasonable Accommodations: Chapter 21.50.
• Campbell Zoning Code — Landscaping and district‑level standards examples: § 21.26.020.
• Campbell Zoning Code — Title and applicability (Title 21): § 21.01.010–.030.

(For full legal text, consult the City’s Title 21 Zoning Code publication / Municode print export on file with the Community Development Department. The citations above point directly to the controlling Code sections in the retrieved materials.)

Retrieved passages

• Campbell Zoning Code (chapter may) High relevance show source text
• Campbell Zoning Code (Chapter 21.64) High relevance show source text
• Campbell Zoning Code (§ 1) High relevance show source text
• Campbell Zoning Code (§ 1) High relevance show source text
• Campbell Zoning Code (§ 1) High relevance show source text
• CFC § 3 (§ 3) Medium relevance show source text
• Campbell Zoning Code (Section 21.22.050.) Medium relevance show source text
• CFC § 21.18.050 (Section 21.18.050) Medium relevance show source text
• CFC § 1 (Chapter 21.42) Medium relevance show source text
• Campbell Zoning Code (§ 1) Medium relevance show source text
• Campbell Zoning Code (chapter is) Medium relevance show source text
• CBC § 1 (Title 24) Medium relevance show source text

Cited sections

• Campbell Zoning Code (Title 21) — Variances (Chapter 21.48): **§ 21.48.010–.070**. (Title 21)
• Campbell Zoning Code — Conditions/time limits and notification: **§ 21.48.050; § 21.48.060**. (§ 21.48.050)
• Campbell Zoning Code — Variance revocation/modification: **§ 21.68.050**. (§ 21.68.050)
• Campbell Zoning Code — Historic Preservation / Zoning Exceptions: **Chapter 21.33**. (Chapter 21.33)
• Campbell Zoning Code — Flood Damage Prevention / Variance procedure: **§ 21.22.060**. (§ 21.22.060)
• Campbell Zoning Code — Waiver/Adjustment (inclusionary housing example): **§ 21.24.090**. (§ 21.24.090)
• Campbell Zoning Code — Reasonable Accommodations: **Chapter 21.50**. (Chapter 21.50)
• Campbell Zoning Code — Landscaping and district‑level standards examples: **§ 21.26.020**. (§ 21.26.020)
• Campbell Zoning Code — Title and applicability (Title 21): **§ 21.01.010–.030**. (Title and)
• Campbell_ZoningCode.md

• Official Campbell code library