Citrus Heights — Variances and Exceptions

Last reviewed: July 1, 2026

Overview

Variances and exceptions in Citrus Heights are governed by the City Zoning Code (Title 106, the local "Title 17 Zoning" replacement), primarily the Variance / Minor Variance procedures and related exception authorities. The code lets the Planning Commission (or the Director for Minor Variances) relax numeric development standards where strict application would deny privileges enjoyed by neighboring properties, but it forbids variances that would change permitted uses, increase residential density, or waive other core prohibitions. Key procedural limits, findings, and a prescribed Minor Variance table are in § 106.62.060 and related sections of the Zoning Code.

This page focuses strictly on what the Citrus Heights Zoning Code says about Variances, Minor Variances, and discrete Exceptions (e.g., sign exceptions, undergrounding modifications), and where those rules intersect with district standards (see district breakdown). For project elements such as parking, setbacks, design review, overlays, ADUs, and building‑code compliance, the Zoning Code directs you to the applicable chapters linked below — those links are used in the body where the code references those topics.

• Parking is covered in the Zoning Code chapter on parking and loading, and parking Variances follow special findings. See Citrus Heights Parking.
• Development standards and setbacks are in Chapter 106.30; Variance findings explicitly require consistency with those standards. See Citrus Heights Development Standards.
• Design Review is often required in specific districts and is a separate permit that may run in parallel with a Variance. See Citrus Heights Design Review.
• Overlay rules and Special Planning Areas (e.g., Greenback Woods, Verner Ave SPA) impose additional standards that may affect a Variance application. See Citrus Heights Overlay Districts.
• ADU-specific waivers and state law interactions are referenced in the local code (and state ADU law); see Citrus Heights ADUs and California ADU law.
• The local code references implementation details that still must comply with the California Building Standards Code (Title 24). See California Building Standards Code.

How Citrus Heights treats Variances and Exceptions (code essentials)

Purpose and scope

• A Variance is allowed only where “special circumstances applicable to the property (location, shape, size, surroundings, topography, or other physical conditions)” make strict application of the standards deny the owner privileges enjoyed by others in the same vicinity and zoning district — this statement of purpose is in § 106.62.060(A).
• A Variance may not be used to: (1) allow a use not permitted in the zone; (2) increase maximum residential density; (3) waive a specific prohibition; (4) waive the one‑lot‑per‑subdivision‑map public‑street‑access rule; or (5) waive procedural requirements — see § 106.62.060(B).

Review authority and Minor Variance

• The Planning Commission is the decision maker for full Variances. The Director may grant Minor Variances for specified numeric relaxations up to stated maximums; the Director may also refer a Minor Variance to the Commission. See § 106.62.060(C).
• The code includes a table of the numeric limits that can be handled through a Minor Variance (maximum reductions/increases) — for example, up to 30% reduction in required parking spaces, up to 40% reduction in front and side setbacks (subject to minimum setback floors), 30% increase in lot coverage, and 30% increase in maximum height as specified — see § 106.62.060(C).

Findings required to grant a Variance

• The review authority can approve a Variance or Minor Variance only after first making the required findings in § 106.62.060(F), which include:
  • (General) existence of special circumstances; necessity to preserve/enjoy substantial property rights comparable to neighbors; and consistency with the General Plan / specific plan / development agreement.
  • (Parking) For off‑site or in‑lieu parking Variances (nonresidential projects), the authority must instead make the Government‑Code‑mandated parking variance findings that the variance incentivizes the development and facilitates transit access (this mirrors Government Code § 65906.5) — see § 106.62.060(F)(2).

Conditions, notice, appeals, and post‑approval

• The authority must impose conditions to avoid granting privileges inconsistent with other nearby properties and may impose reasonable conditions addressing buffers, landscaping, off‑site improvements, maintenance, hours, etc. See § 106.62.060(G).
• Variance applications follow the filing and public‑hearing notice rules in Chapter 106.60 and Chapter 106.76; public hearing by the Commission is required for Variances; Minor Variances are decided by the Director with a mailed notice and optional hearing if requested. See § 106.62.060(D–E).
• Appeals of Commission decisions (and limits on who may appeal) are governed by Chapter 106.72 — e.g., appeals of Variance decisions must generally be filed within 10 calendar days and by persons who participated at the hearing, per § 106.72.030.
• Post‑approval procedures, implementation time limits, extensions, and revocation follow Chapter 106.64 and related administration rules referenced in the Variance section. See § 106.62.060(H).

Other local “exceptions” authorities called out in the Code

• Sign exceptions: The review authority can grant exceptions to sign regulations (height, area, location, etc.) when the exception serves a special purpose and creates a sense of place; see § 106.62.080.
• Director modifications/waivers elsewhere: The Director may grant modifications or complete waivers in other chapters (for example, undergrounding of utilities may be waived by the Director after considering voltage and project size) — see § 106.30.120.
• Reasonable accommodation (for disabilities): The local reasonable‑accommodation procedure is separate and may be used without obtaining a Variance when it is to accommodate persons with disabilities; see § 106.66.020(D).

Minor Variance decision table (most decision‑relevant numeric limits)

District‑by‑district notes (how Variances interact with selected Citrus Heights districts)

Note: the city code contains many zoning district definitions and Special Planning Areas (SPAs). Below are district summaries only where the local Zoning Code text specifically connects the district or SPA to development standards, design review, or variance considerations in the retrieved materials. Always verify the parcel’s zone on the official Zoning Map (Sec. 106.20.020) and check the district’s Table 2‑1 schedule of uses before applying for relief.

RD‑15 (Residential — RD‑15)

• Purpose & where it applies: the RD‑15 district and the Citrus Heights Community SPA rely on RD‑15 standards for allowable land uses and design objectives (single‑family and two‑family emphasis; environmental and creek/open‑space protections). See § 106.50.090 and references to RD‑15.
• Typical permitted uses: single‑family and two‑family dwellings as primary allowed uses; a limited set of other uses require Use or Minor Use Permit per Table 2‑2 (Article 2). See § 106.50.090(C) and Table 2‑2.
• Key dimensional/standards notes: RD‑15 projects must comply with Article 3 (Site Planning and Project Design Standards) and Article 4 (Standards for Specific Land Uses); the review authority may modify standards to preserve open space, reduce grading, or avoid floodplain encroachment (these are the very site‑specific reasons Variances/adjustments are used). See § 106.50.090(F).
• Variance interaction: Variances for RD‑15 follow the general Variance findings in § 106.62.060; because RD‑15 repeatedly references design review, applicants should expect Variance review to consider design guidelines and SPA objectives.

RD‑2 (Residential — RD‑2, e.g., Verner Ave SPA)

• Purpose & where it applies: Verner Avenue SPA references the RD‑2 district standards and adds SPA‑specific objectives; SPA text allows up to 40 ft building heights in the SPA when authorized (i.e., SPA may set different maxima than the underlying district). See § 106.50.150(D–E).
• Typical permitted uses: uses consistent with RD‑2 in Table 2‑2; many new projects in SPAs still require Design Review. See § 106.50.150(C–D).
• Variance interaction: SPA special standards (e.g., higher allowed heights or special setbacks) mean the Variance findings must be read against the SPA objectives as well as the General Plan; the Variance must be consistent with applicable specific plan or SPA text per § 106.62.060(F)(1)(c).

BP, GC, LC, SC, AC, CR, MP (Commercial / Industrial districts)

• Purpose & where it applies: these commercial/industrial districts appear in the land‑use table (Table 2‑1 / Table 2‑2) and in SPA cross‑references; use permissions and permit types are spelled out in those district tables. See Article 2 and the land‑use table in the Code (Table 2‑1 / Table 2‑2).
• Typical permitted uses: retail, professional, office, regional commercial, campus or industrial uses as indicated in the city’s Table 2‑1; certain uses require Use Permit or Minor Use Permit. See Table 2‑1.
• Key dimensional/standards notes: nonresidential projects must meet Chapter 106.30 standards (site planning, parking, landscaping), including parking counts in Chapter 106.36; off‑site or in‑lieu parking Variances require the special Government Code findings in § 106.62.060(F)(2).
• Variance interaction: sign exceptions (see § 106.62.080) and Minor Variance numeric caps are commonly relevant for commercial properties; the code authorizes sign exceptions when they create a special place‑making purpose.

(Other districts such as RD‑20, RD‑1–RD‑7, MP, BP, etc. are established in Article 2 and appear in SPA text; consult Table 2‑1 / the Zoning Map for parcel‑specific zoning and the district development standards in Article 3. For confirmation of any numeric setbacks or lot standards by district, verify the specific district section in Article 2 and/or Article 3.)

Checklist — what an applicant must provide (per the Zoning Code)

• A complete Variance or Minor Variance application filed under Chapter 106.60 (Permit Application Filing and Processing) — see § 106.62.060(D).
• Site plan, elevation drawings, and dimensioned setback/height/calc sheets demonstrating the exact numeric relief requested and the standard from which relief is sought (e.g., front setback reduction from X ft to Y ft). (The Code requires applicants to provide the evidence supporting the findings.) § 106.62.060(D–F).
• Written narrative demonstrating the required findings: special circumstances, necessity to preserve substantial property rights, and consistency with General Plan / specific plan (and, for parking variances, the Government Code parking findings where applicable). § 106.62.060(F).
• Evidence of neighborhood context (photos, adjacent lot development, comparable setbacks) supporting the claim that other nearby owners enjoy the privileges claimed. § 106.62.060(A, F).
• If requesting a Minor Variance, show that relief fits within the numeric caps in the Minor Variance table (e.g., ≤40% front setback reduction with min 15 ft remaining). § 106.62.060(C).
• Any required CEQA documentation if the project is not categorically exempt (the Zoning Code refers to CEQA procedures for discretionary permits). See Chapter references and § 106.10.020 authority.
• Payment of applicable filing and appeal fees and acknowledgement of public hearing process (notice periods per Chapter 106.76). § 106.62.060(E) and Chapter 106.76.

Risks & Ambiguities

Plain‑English summary

Citrus Heights will grant a Variance only when a property has real, physical conditions (shape, topography, size, or surroundings) that make the rules unfair compared with neighboring lots; small numeric adjustments can be approved administratively (Minor Variance) up to stated percentage limits, but anything that changes the allowed use or increases density must be handled through other channels — the decision relies on specific findings and usually a public hearing. See § 106.62.060 for the full standards.

Information Gaps

• Exact per‑district numeric setback, lot‑coverage, and height tables for every base zone (full Article 2 district tables) were not included in the retrieved excerpts; verify the district’s numeric tables in Article 2 (Table 2‑1 / Table 2‑2) for parcel‑specific numbers. Not found in retrieved materials.
• Exact application fee amounts, submittal checklist form, and processing target timelines (days) are managed in Chapter 106.60 and the Department’s fee schedule; the fee schedule and forms were not included in the excerpts. Not found in retrieved materials.
• Any recent local amendments or administrative policies (e.g., a City Director’s practice for Minor Variance referrals) beyond the ordinance text are not in the retrieved materials. Verify with the Community Development Department. Not found in retrieved materials.

Source References

• Citrus Heights Zoning Code (Title 106 — Zoning): Variance and Minor Variance provisions consolidated in § 106.62.060 (Purpose, applicability, Director vs Commission, Minor Variance numeric table, findings, notice/hearing and conditions)
• Variance findings and conditions; post‑approval, appeals references (Chapters 106.64, 106.72, 106.76) — see § 106.62.060(F–H) and § 106.72.030 for appeals timing.
• Sign Exceptions: § 106.62.080 (exception to sign regulations authority, purpose and examples).
• SPA and district cross‑references (RD‑15, Verner Ave SPA, Greenback Woods SPA): Sections 106.50.090, 106.50.150, 106.50.100 respectively (show how SPA rules supplement zone standards and that design review is often required).
• Standards for all development and special design/parking/landscaping requirements: Chapter 106.30 (Site Planning and Project Design Standards) and Chapter 106.36 (Parking/Loading) as referenced in the Variance and district text.
• Reasonable Accommodation (disability) exception: Chapter 106.66 and § 106.66.020(D) noting that an accommodation can be granted without pursuing a Variance.
• Source/host note: the local code text used here is drawn from the Citrus Heights Zoning Code file provided (source: library.municode.com copy incorporated into the uploaded file).

Retrieved passages

• Citrus Heights Zoning Code (Section shall) High relevance show source text
• Citrus Heights Zoning Code (Section allows) High relevance show source text
• Citrus Heights Zoning Code (Section 16A.52) High relevance show source text
• Citrus Heights Zoning Code (§ 65864) High relevance show source text
• Citrus Heights Zoning Code High relevance show source text
• Citrus Heights Zoning Code (Chapter 106.72) High relevance show source text
• Citrus Heights Zoning Code (§ 1) High relevance show source text
• CBC § G106 (SECTION G106) High relevance show source text
• Citrus Heights Zoning Code (Section 106.30.060) Medium relevance show source text
• Citrus Heights Zoning Code (§ 65101) Medium relevance show source text
• Citrus Heights Zoning Code (§ 1596.78) Medium relevance show source text
• Citrus Heights Zoning Code (§ 65000) Medium relevance show source text
• Citrus Heights Zoning Code (Article 2) Medium relevance show source text
• Citrus Heights Zoning Code (Section applies) Medium relevance show source text
• Citrus Heights Zoning Code (Title 17) Medium relevance show source text

Cited sections

• Citrus Heights Zoning Code (Title 106 — Zoning): Variance and Minor Variance provisions consolidated in **§ 106.62.060** (Purpose, applicability, Director vs Commission, Minor Variance numeric table, findings, notice/hearing and conditions) (Title 106)
• Variance findings and conditions; post‑approval, appeals references (Chapters 106.64, 106.72, 106.76) — see **§ 106.62.060(F–H)** and **§ 106.72.030** for appeals timing. (§ 106.62.060)
• Sign Exceptions: **§ 106.62.080** (exception to sign regulations authority, purpose and examples). (§ 106.62.080)
• SPA and district cross‑references (RD‑15, Verner Ave SPA, Greenback Woods SPA): Sections **106.50.090**, **106.50.150**, **106.50.100** respectively (show how SPA rules supplement zone standards and that design review is often required).
• Standards for all development and special design/parking/landscaping requirements: Chapter **106.30** (Site Planning and Project Design Standards) and Chapter **106.36** (Parking/Loading) as referenced in the Variance and district text.
• Reasonable Accommodation (disability) exception: **Chapter 106.66** and **§ 106.66.020(D)** noting that an accommodation can be granted without pursuing a Variance. (Chapter 106.66)
• Source/host note: the local code text used here is drawn from the Citrus Heights Zoning Code file provided (source: library.municode.com copy incorporated into the uploaded file).
• CitrusHeights_ZoningCode.md
• 2025 California ADU handbook.md
• 2025 California Building Code.md

• Official Citrus Heights code library