Local zoning · Dixon

Dixon — Variances and Exceptions

Q: What is the difference between a Variance and a Modification in Dixon?

A Variance is discretionary relief granted by the Planning Commission for dimensional or performance standards that cannot be achieved otherwise and requires public notice and hearing; its rules and findings are in § 18.28.010–.070 . A Modification is an administrative, Director‑level relief for limited dimensional deviations (generally up to 20% ) and does not require a hearing; see Chapter 18.26 for applicability and findings .

Q: Who decides Variance applications and is there a public hearing?

The Planning Commission is the review authority for Variances and all Variance applications require public notice and a Commission hearing under the common procedures in § 18.21 ; see § 18.28.030–.040 .

Q: If I only need a small setback change (e.g., less than 20%), what should I file?

Check whether the requested change qualifies as a Modification (administrative) under Chapter 18.26 ; Modifications can grant limited relief (typically not more than 20% ) and avoid a public hearing if the findings are met. If your request exceeds Modification thresholds, you will need a Variance .

Q: Does Dixon have special rules for ADUs and can I get a Variance for ADU setbacks?

Accessory Dwelling Units have their own standards under § 18.19.040 (local ADU rules) and state ADU law also constrains local rules. Variance relief might be used for local development standards affecting an ADU, but certain ADU protections under state law may limit what a local variance can require; check § 18.19.040 and consult the City’s ADU rules and state ADU law (see Dixon ADUs and California ADU law). Verify with the Community Development Director for parcel‑specific guidance .

Variances and Exceptions under the Dixon local zoning and planning code, with the controlling citations.

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Last reviewed: July 2, 2026

Overview

This page explains how the City of Dixon handles variances and exceptions to its zoning rules in the local Zoning Code (Title 18). The City provides a formal Variance process when strict application of dimensional or performance standards would deprive a property of privileges enjoyed by similar properties, and it also provides lesser administrative relief tools (Modifications, Reasonable Accommodation, Measure B exceptions). Key rules and mandatory findings are in § 18.28.010–.070; procedural cross‑references to application forms and notice are in § 18.21.020 and related common procedures .

Note: this page covers only what Dixon’s Zoning Code (Title 18) says about variances/exceptions. For building-code requirements see the California Building Standards Code; for other topics (e.g., permits, housing law) see the linked pages below.

First mentions of related topics are linked in-text: Dixon Zoning, setbacks/development standards, parking, design review, overlays, ADUs, and the California Building Standards Code.

How Dixon’s Variance/Exception system is organized (short)

Variances are a discretionary Planning Commission decision for relief from dimensional and performance standards, not to allow uses that are not allowed by the Code (§ 18.28.020, § 18.28.030) .
Applications follow the City’s common procedures (application forms, notice, hearing) in § 18.21.020 and § 18.21 procedural rules; the Variance-specific application requirements and findings are in § 18.28.040–.050 .
There are administrative alternatives for limited relief: Modifications (up to 20% deviation for many dimensional standards) under Chapter 18.26 and Reasonable Accommodation (disability‑related adjustments) under Chapter 18.27 .

District‑by‑district breakdown (where Variances commonly apply)

Below are the main Dixon base zoning districts that applicants most often seek variances in. For each district I (1) state the district name in bold, (2) short purpose/typical uses, (3) key dimensional/development standards a variance would commonly address, (4) where that district generally applies in town (planning context). All numeric standards are taken from the City’s Development Standards tables referenced below.

The local development standards tables are found in Table 18.04.030: Development Standards – Residential Districts, Table 18.05.030: Development Standards – Commercial & Mixed‑Use Districts, and Table 18.06.030: Development Standards – Industrial Districts; see the cited sections for the full tables .

RL (labeled RL — Residential Low)

Purpose / typical uses: single‑family detached homes and limited accessory uses; implements low‑density residential General Plan designations. See the residential district development table § 18.04.030 .
Key standards frequently at issue: front setback: 20 ft, side setbacks: 12 ft on one side / 5 ft on the other (with narrow‑lot exceptions), max height: 30 ft, max lot coverage: 45% (table values in § 18.04.030) . Variances usually request setback, height, or lot coverage relief.
Where it applies: older and newer single‑family neighborhoods; check the City zoning map (Dixon Zoning) to confirm parcel designation.

RM (labeled RM — Residential Medium)

Purpose / typical uses: medium‑density multi‑family (apartments, duplexes) and accessory units; see § 18.04.030 for permitted densities and standards .
Key standards: front setback: 20 ft, max height: 38 ft, max lot coverage: 60%, minimum lot sizes/widths (see § 18.04.030) . Variances often concern setbacks, building location, or open space standards.

DMX (Downtown Mixed‑Use) and CMX (Corridor Mixed‑Use) — DMX, CMX

Purpose / typical uses: ground‑floor commercial with residential above or mixed‑use infill; specific build‑to / frontage requirements in design section § 18.11.040 (DMX/CMX design/building location rules) .
Key standards: maximum height: DMX 50 ft / CMX 40 ft (with conditional allowances), minimum setbacks: often 0–10 ft to encourage pedestrian orientation; build‑to line rules in § 18.11.040 can be the focus of Modifications or Variances depending on the requested relief .
Where it applies: downtown core corridors and identified mixed‑use parcels. Design standards may trigger design review for appearance and siting; see the Design Review page.

CN / CR / CS (Neighborhood/Regional/Community Commercial) — CN, CR, CS

Purpose / typical uses: varying scales of retail, services, and some office uses; see Table 18.05.020 and Table 18.05.030 for permitted uses and dimensional standards § 18.05.020–.030 .
Key standards: front setbacks commonly 10–20 ft, height commonly 30–40 ft, and parking/location requirements; Variances may request parking reductions, setback reductions, or height exceptions (but note parking relief is evaluated carefully; see § 18.05 and the Parking rules) .

IL / IG (Industrial) — IL, IG

Purpose / typical uses: light and general industrial uses; development standards in Table 18.06.030 (setbacks, FAR, heights) govern industrial parcels and therefore are the common Variance targets for setbacks and buffering next to residential zones .
Key standards: maximum height often 40 ft (higher in IG away from R districts); interior side and rear setbacks can be large where adjacent to R districts (up to 50 ft); those adjacent setback requirements are a frequent ground for relief requests.

PF / PR (Public & Park) — PF, PR

Purpose: public and semi‑public uses (schools, government, parks); dimensional standards are generally subject to the "most restrictive surrounding district" rule in § 18.07.030; Variances are rare but handled following the same Variance chapter procedures .

-PD Overlay (Planned Development Overlay) — see -PD Overlay

Purpose / how it changes relief: a -PD Overlay is a site‑specific approach where the City approves modified standards; a PD is processed as an amendment and must meet the specific PD findings in § 18.32.040–.050. A PD may be used instead of a Variance when a broader, project‑level exception is requested (and PD approvals must be approved by City Council) . For overlay rules see Dixon Overlay Districts.

Key decision‑relevant table (most requested Variance items)

Topic	Typical relief requested	Where to look in the Code (Code Reference)
Residential front/side/rear setbacks (e.g., reduce 20 ft front setback)	setback reduction for house additions or accessory buildings	Table 18.04.030 / § 18.04.030
Maximum height (e.g., above 30 ft in RL; above 40–50 ft in commercial)	height exceptions for roofline/second story	Tables 18.04.030 / 18.05.030 / § 18.02.030.C
Lot coverage or FAR (e.g., exceed 45% coverage in RL; FAR in industrial)	relief to allow larger footprint or additional accessory structure	Table 18.04.030 / § 18.02.030.G
Parking reductions or alternative layouts	reduce required parking stalls or change layout	Parking rules and exceptions (see § 18.05 tables and Dixon Parking)
Setback/encroachment for telecommunications or similar facilities	telecommunication exceptions and specific findings	§ 18.19.150 (telecom exceptions)
Minor dimensional relief (up to 20%)	use the administrative Modification process instead of Variance	Chapter 18.26 / § 18.26.010–.050

What the Variance rules actually require (process + findings)

Purpose: Variances exist to avoid depriving a property owner of privileges enjoyed by similar properties because of unique site conditions (§ 18.28.010) .
Applicability: Variances can only modify dimensional and performance standards (setbacks, height, coverage, parking, etc.); they cannot be used to permit a use that the Code disallows on the parcel (§ 18.28.020) .
Review authority and hearing: The Planning Commission is the review authority for Variances; all Variance applications require public notice and a hearing under the City’s common procedures (§ 18.28.030, § 18.28.040) .
Required findings to approve a Variance (all must be made): see § 18.28.050. In summary the Commission must find that:
- (A) the property has unique or extraordinary circumstances not generally applicable to nearby properties;
- (B) the Variance is necessary to prevent a physical hardship not caused by the applicant or predecessor;
- (C) the Variance will not be injurious to nearby properties or the public health, safety or welfare; and
- (D) the Variance is consistent with the general purposes of the Code, any specific plans, and the General Plan (§ 18.28.050) .
Conditions, appeals, and expiration: The Commission may impose conditions to ensure conformance with the General Plan and mitigate impacts (§ 18.28.060), decisions are appealable per § 18.21.120, and approvals are subject to expiration, extension, revision or revocation rules in § 18.28.070 and § 18.21.110 .

Important cross‑references: applicants must use the City’s prescribed application forms and pay fees at filing (§ 18.21.020), and Variance applications must include evidence addressing the required findings (§ 18.28.040) .

Alternatives to a Variance

Modification (administrative) — a faster, Director‑level relief for limited deviations (no more than 20% for many dimensional standards); Modifications do not require a public hearing and have their own findings in § 18.26.050; if the requested change exceeds the Modification thresholds, a Variance or PD is needed .
Reasonable Accommodation — administrative process for disability‑related adjustments to make housing accessible (Chapter 18.27, with its own findings and 30‑day written decision timeline) .
-PD Overlay / Planned Development — when a project requires site‑specific standards across a development, a PD Overlay (processed as an amendment) may be the appropriate vehicle; PDs must meet the PD findings in § 18.32.040–.050 and are City Council approvals .

Checklist (what an applicant must provide)

Completed Variance application form and processing fees (file per § 18.21.020)
Site plan, elevations, and project drawings showing the standard(s) to be varied and the proposed dimensions (show measured setbacks, heights, coverage) — see § 18.02.030 for measurement rules and the development standards tables § 18.04.030 / § 18.05.030 for the baseline standards
Written statement and evidence addressing each required finding in § 18.28.050 (uniqueness, hardship not self‑created, no adverse impacts, consistency with Code/General Plan)
Any technical reports needed to show impacts (e.g., traffic/parking studies if requesting parking relief—see Dixon Parking), landscape and screening plans if conditions may be required, and CEQA information if applicable
List of property owners within the noticing radius and any other noticing materials required under Chapter 18.21 (public notice and hearing procedures)

Verify site‑specific rules (e.g., historic district overlay or Specific Plan) before filing; overlays and specific plans can change which standards apply (see Dixon Overlay Districts) .

Risks & Ambiguities

Issue	Why it matters	What to verify
Variance cannot authorize a disallowed use	Variances may alter dimensional/performance standards but may not permit a use that the zone prohibits; doing so will lead to denial or referral to a different entitlement (rezone, PD) § 18.28.020	Confirm the parcel’s allowed uses in the applicable land‑use table (e.g., Tables in § 18.05.020 / 18.06.020 / 18.04.030) and whether a use permit or rezone is required
Applicant‑caused hardship (self‑inflicted)	The Commission must find hardship is not of the applicant’s or predecessor’s making (§ 18.28.050.B); common pitfall is asking after subdividing or changing site to create the alleged hardship	Document the historical property configuration; be prepared to show the physical condition pre‑dates the applicant or was not created by their actions
Overlap with Modifications	Some requests (small percentage deviations) should be filed as a Modification (administrative) not a Variance; filing the wrong application may delay processing (§ 18.26.010–.050)	Confirm whether the requested relief is within the 20% cap or specifically allowed as a Modification; if so, the Director may act without a public hearing
Measure B / residential allocation exceptions	Measure B (and its implementing chapter 18.14) contains special exceptions to residential growth limits; these are separate from Variances and handled by the Council § 18.14.010–.050	If the project involves residential allotments or exceptions to Measure B, verify whether a separate Council action or resolution is required
Historic or specific‑plan overlays	Overlays or Specific Plans may add mandatory standards or require consistency findings that make Variance relief harder to obtain (or inapplicable) § 18.10.030; § 18.32	Check overlay status and specific plan requirements on the parcel; if in a historic district consult the historic preservation provisions (Dixon Historic Preservation)

Plain‑English summary

In Dixon, a Variance is the Planning Commission’s discretionary permission to bend yard, height, coverage, parking or other dimensional rules when a parcel has unique physical circumstances and the requested change won’t hurt neighbors or the General Plan — the controlling rules and required findings are in § 18.28.010–.070. For small, routine dimensional adjustments use the administrative Modification process (Chapter 18.26), and for disability‑related changes use Reasonable Accommodation (Chapter 18.27) .

Source References

Dixon Zoning Code — Chapter: Variances, § 18.28.010–.070 (purpose, applicability, review authority, procedures, required findings, conditions, appeals) .
Dixon Zoning Code — Variance procedures and required application content, § 18.28.040–.050 and cross‑references to common procedures § 18.21.020 (application forms/fees) and § 18.21 (notice/hearing/appeals) .
Dixon Zoning Code — Modifications (administrative relief up to 20%), Chapter 18.26 / § 18.26.010–.050 .
Dixon Zoning Code — Reasonable Accommodation (disability‑related relief), Chapter 18.27 / § 18.27.050–.070 .
Dixon Zoning Code — Development Standards: Residential Table 18.04.030 / § 18.04.030 (RL, RM standards) .
Dixon Zoning Code — Development Standards: Commercial/Mixed‑Use Table 18.05.030 / § 18.05.030 (DMX, CMX, CN, CR, CS) and Land Use Tables Table 18.05.020 .
Dixon Zoning Code — Industrial standards Table 18.06.030 / § 18.06.030 (IL, IG) .
Dixon Zoning Code — PD Overlay and PD Plan required findings, § 18.32.040–.050 (use instead of a Variance for project‑level custom standards) .
Dixon Zoning Code — Measure B residential growth exceptions and implementation chapter § 18.14.010 et seq. (exceptions that are separate from Variance process) .
Dixon Development Standards (setbacks, lot coverage, height measurement rules) § 18.02.030 and related figures (used to measure setbacks/height/FAR) .
Dixon Parking standards and land‑use tables referenced where parking reductions would be sought (see Dixon Parking and Tables in § 18.05 for parking rules) .

Internal pages referenced above (first mention inline links in the text): Dixon Zoning; Dixon Development Standards; Dixon Parking; Dixon Design Review; Dixon Overlay Districts; Dixon ADUs; California Building Standards Code.

Sources

Retrieved passages

Dixon Zoning Code High relevance
Dixon Zoning Code (Section 18.21.020) High relevance
CFC § 194 (Section and) High relevance
Dixon Zoning Code (Section 18.21.120) Medium relevance
Dixon Zoning Code (Chapter 18.14Measure) Medium relevance
Dixon Zoning Code (Section 18.27.050) Medium relevance
Dixon Zoning Code (Section 18.21.120) Medium relevance
Dixon Zoning Code (chapter may) Medium relevance
Dixon Zoning Code (§18.02.030.C) Medium relevance
Dixon Zoning Code (§18.04.040.B) Medium relevance
Dixon Zoning Code (§18.02.030.F) Medium relevance
CBC § 18.11.110 (section of) Medium relevance
Dixon Zoning Code (§18.19.070) Medium relevance
CFC § 66314 (§ 66314) Medium relevance
CBC § 66314 (§ 66314) Medium relevance
Dixon Zoning Code Medium relevance

Cited sections

Official Dixon code library

Frequently asked questions

What is the difference between a Variance and a Modification in Dixon?

A Variance is discretionary relief granted by the Planning Commission for dimensional or performance standards that cannot be achieved otherwise and requires public notice and hearing; its rules and findings are in § 18.28.010–.070. A Modification is an administrative, Director‑level relief for limited dimensional deviations (generally up to 20%) and does not require a hearing; see Chapter 18.26 for applicability and findings .

What findings must I prove to get a Variance in Dixon?

The Planning Commission must make all of these findings: (A) unique, exceptional circumstances apply to the property; (B) the Variance prevents a physical hardship not caused by the applicant or predecessor; (C) approval will not injure nearby property or public welfare; and (D) approval is consistent with the Code, any applicable specific plan, and the General Plan — see § 18.28.050 .

Can a Variance allow a use that is not permitted in my zone?

No. Variances may vary dimensional and performance standards but may not be used to permit a use that the Code otherwise disallows for the site; that limit is explicit in § 18.28.020 .

Who decides Variance applications and is there a public hearing?

The Planning Commission is the review authority for Variances and all Variance applications require public notice and a Commission hearing under the common procedures in § 18.21; see § 18.28.030–.040 .

If I only need a small setback change (e.g., less than 20%), what should I file?

Check whether the requested change qualifies as a Modification (administrative) under Chapter 18.26; Modifications can grant limited relief (typically not more than 20%) and avoid a public hearing if the findings are met. If your request exceeds Modification thresholds, you will need a Variance .

Does Dixon have special rules for ADUs and can I get a Variance for ADU setbacks?

Accessory Dwelling Units have their own standards under § 18.19.040 (local ADU rules) and state ADU law also constrains local rules. Variance relief might be used for local development standards affecting an ADU, but certain ADU protections under state law may limit what a local variance can require; check § 18.19.040 and consult the City’s ADU rules and state ADU law (see Dixon ADUs and California ADU law). Verify with the Community Development Director for parcel‑specific guidance .

Can the City revoke a previously‑granted Variance?

Yes. Variance approvals are subject to expiration, extension, revision, and revocation. Revocation can occur if conditions are violated, the approval was obtained by fraud, or other causes listed in § 18.21.110 and § 18.28.070; appeal rights apply per § 18.21.120 .

What if my parcel is inside a Specific Plan or overlay district?

Specific Plans and overlays can change applicable standards and make different findings or procedures applicable; PD Overlays have their own findings and City Council approval process (§ 18.32.040–.050) and may be the proper vehicle if project‑level custom standards are needed. Always verify overlay status before filing (§ 18.10.030) .

Do I need to show environmental review (CEQA) for a Variance?

CEQA applicability depends on the project’s potential environmental impacts. The review authority may require CEQA compliance and may condition or require mitigation under § 18.28.060 when approving a Variance. If environmental review is triggered, the City will identify the required documents; verify with the Planning Division .

How long does the Variance approval last and can it be extended?

Variances are effective per the dates and expiration rules established by Chapter 18.21; extensions or revisions follow § 18.21.090 and Variance approvals can be extended or revised only as provided in Chapter 18.21. If conditions are not met or timeframes exceeded, permits can expire and would require reapplication . ---

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