Local zoning · Grand Terrace

Grand Terrace — Variances and Exceptions

Q: What public notice will neighbors get about my variance?

Public hearing notice follows local rules in § 18.03.070 , which sets mailing radii and newspaper ad requirements based on project lot size (e.g., 500 ft radius for sites less than 5 acres). The Planning Commission hearing required by § 18.86.040 uses that notice process.

Q: How do general exceptions (Chapter 18.73) differ from variances?

General exceptions in Chapter 18.73 are ordinance‑level rules that carve out standard exceptions (for example, rules about accessory structures or lots of record), whereas a variance is a discretionary, parcel‑specific deviation decided after public hearing. For examples see § 18.73.040–.050 and Chapter 18.73 generally.

Q: Are there district‑specific rules I should check before applying for a variance?

Yes — first confirm your property’s zone under § 18.09.020 and then review the applicable development standards in Table 18.10.040 / § 18.10.040 (setbacks, minimum lot area, height, coverage). Many variance requests are simply appeals to those numeric standards, and the Commission will look to the table and its footnotes when evaluating your application.

Variances and Exceptions under the Grand Terrace 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 Grand Terrace handles variances and exceptions to Title 18 (Zoning). It summarizes the procedural steps, the legal findings the Planning Commission must make, how variances interact with district standards, and which exceptions exist in the Code. All requirements below are grounded in the Grand Terrace Municipal Code; citations show the controlling § and the Grand Terrace code excerpt returned by the file search. Verify with the jurisdiction for parcel-specific interpretations. Relevant internal links: the city zoning overview is at Grand Terrace zoning & planning overview.

Key takeaways (short)

A variance is discretionary relief from Title 18 that the Planning Commission grants only after public hearing and strict findings; see § 18.86.050.
Applications must include the specified site plans, mailing list, and fees in § 18.86.030; public notice rules come from § 18.03.070.
General exceptions (e.g., accessory structure rules, building sites of record) live in Chapter 18.73.

How the Code treats Variances (process + findings)

Purpose and authority: The Planning Commission may grant a variance when conditions warrant deviation from Title 18; see § 18.86.010.
Application contents and submittal: The application must be submitted to the Planning Department and include the complete package listed at § 18.86.030 (application form, detailed site plan, 300‑ft radius owner list, floor plans, fees).
Public hearing and notice: Variance requests are heard by the Planning Commission with notice per California Government Code and local rules in § 18.03.070 (map radii and newspaper ad requirements). § 18.86.040 requires a public hearing before decision.
Required findings to approve: The Commission may approve only if it finds all items listed in § 18.86.050 — special circumstance of the parcel, deprivation of privileges enjoyed by similarly zoned properties, no special privileges to the applicant, no authorization of an otherwise prohibited use, consistency with the adopted General Plan, and inclusion of conditions to secure the findings. These findings are conjunctive. § 18.86.050
Appeal and post‑decision: Planning Commission decisions may be appealed to the City Council within ten calendar days (§ 18.86.060). After the appeal period or final decision, a building permit may be filed; the approved plans and conditions must be attached as required by § 18.86.070.

Practical guidance: Expect the Commission to require conditions that tie the variance to the specific parcel and to deny requests framed as requests to change permitted uses (the code forbids using a variance to allow a use not otherwise permitted — see § 18.86.050.D).

How the Code treats Exceptions (general exemptions / tweaks)

Chapter 18.73 contains general regulations and listed exceptions (e.g., accessory structure attachment rules, building sites of record, public improvement dedication requirements). Read § 18.73.010–.050 for the scope and examples of exceptions. Chapter 18.73 is the place most “exceptions” (not variances) are codified.

Examples from Chapter 18.73:

Building sites of record: lots of record before Feb 11, 1982 may be used as building sites even if smaller than district minimums (§ 18.73.050).
Accessory structures attached to main building must be structurally integral and meet the main building rules (§ 18.73.040).

District‑by‑district breakdown (what variances/ exceptions affect in each district)

The Code establishes specific districts; the list is in § 18.09.020. For each zoning district below I summarize purpose, common permitted uses, key dimensional standards, and where the district applies.

Note: district purposes and allowed uses reference the district definitions in § 18.10.020 and the site development standards in Table 18.10.040 (the site standards table). When I cite height, setbacks, lot sizes, I cite Table 18.10.040 / § 18.10.040. Bold identifies district names and numeric standards.

Reference for district list: § 18.09.020.
Reference for residential district purposes and definitions: § 18.10.020.
Reference for site development standards table: § 18.10.040 / Table 18.10.040.

RH — Hillside Residential District

Purpose: Very low density single‑family residential on constrained slopes; max 1 du/acre. § 18.10.020.A.
Typical uses: large‑lot single family, limited accessory uses. See residential uses table § 18.10.030.
Key standards (Table 18.10.040): minimum lot 20,000 sq ft, front yard 25 ft, rear 35 ft, height 35 ft (see table). § 18.10.040.

R1-20 — Very Low Density Single Family Residential

Purpose: Low intensity neighborhood single‑family; min lot 20,000 sq ft, density up to 2 du/acre. § 18.10.020.B.
Typical uses: single family homes, accessory buildings. Use table § 18.10.030.
Standards: Table 18.10.040: min lot area 20,000 sf, front yard 25 ft, rear 35 ft (exceptions for slopes noted in table footnotes). § 18.10.040.

R1-10 — Low Density Single Family Residential

Purpose: Single family, larger lots than R1‑7.2; min lot 10,000 sq ft; density up to 4 du/acre. § 18.10.020.C.
Standards: see Table 18.10.040 for setbacks and coverage. § 18.10.040.

R1-7.2 — Single Family Residential

Purpose: Standard single family lots with 7,200 sf minimum; density up to 5 du/acre. § 18.10.020.D.
Standards: Table 18.10.040. § 18.10.040.

R2, R3, R3-20, R3-24, R3-S (multi‑family/residential)

Purpose and density ranges: R2 (Low‑medium multiple family), R3 (Medium density), R3-20 (up to 20 du/ac), R3-24 (20–24 du/ac overlay option), R3‑S (senior housing specific plan). See § 18.10.020.F–I and overlay chapter 18.48 for R3‑24.
Uses: duplexes, small multifamily; accessory uses per Table 18.10.030. § 18.10.030.
Standards: Minimum lot areas, front/rear/side setbacks, and lot coverage are in Table 18.10.040. Footnotes in the table address slope exceptions and accessory structure heights. § 18.10.040.

BRSP, GSP, Gateway, Specific Plans (BRSP, GSP, The Gateway at Grand Terrace)

Purpose: Specific plans (Barton Road, Gateway, Forest City Dillon, Kruse) provide site‑specific development rules and may supersede Title 18 as adopted; see § 18.20.010–.050 and specific plan adoption notes. Projects inside a specific plan follow the specific plan’s standards unless an issue is not addressed, then Title 18 applies. § 18.20.010–.050.

AP, C2, CM, MR, M2 — Nonresidential districts

Purpose: professional office (AP), general business (C2), commercial/manufacturing (CM), restricted manufacturing (MR), industrial (M2). See district list § 18.09.020 and nonresidential uses table § 18.27.010 for permitted/conditional uses. § 18.09.020
Standards: nonresidential site standards and sign rules are in Chapters 18.27 and 18.80, and parking standards in Chapter 18.60. For sign sizing and placement see Table 18.80.150 series. § 18.27.010, § 18.80.150.

PUB — Public Facilities

Purpose and standards: rules for public uses, parking, site review, and signs reference Chapters 18.43 and 18.60. § 18.43.050–.080.

Overlay districts: FP (Floodplain), AG (Agricultural), R3‑24 overlay, and others

Purpose: overlays add special rules or alternate standards; e.g., FP is a floodplain overlay and contains its own constraints. Overlays are listed in § 18.09.020 and specific overlay chapters (example: 18.48 for R3‑24). § 18.09.020, § 18.48.010–.020.

Practical note: a variance that requests relief from a district’s numeric standard (setback, lot size, coverage, height) must still satisfy the findings in § 18.86.050; relief that would amount to permitting an otherwise prohibited use is not allowed.

(If you are evaluating an exact parcel: the official zoning map on file with the Planning Department controls — § 18.09.030. )

Decision‑relevant Standards & Quick reference table

Topic	What the Code says (short)	Code Reference
Variance required findings	All six findings in order (special circumstance, deprivation, no special privilege, not authorize prohibited use, GP consistency, conditions)	§ 18.86.050
Variance submittal items	Application form, site plan (25 bluelines), floor plans, 300‑ft radius map & mailing list, fee	§ 18.86.030
Public hearing notice (radius/ads)	Mailing radii & newspaper ad sizes per lot size table	§ 18.03.070
General exceptions (examples)	Attached accessory structures rules; lots of record pre‑1982; public improvements conditions	Chapter 18.73 (e.g., § 18.73.040–.050)
Residential district site standards	Minimum lot area, setbacks, heights, lot coverage by district in Table 18.10.040	§ 18.10.040 / Table 18.10.040
Nonresidential permitted uses	Uses listed in Table 18.27.010; “P” = permitted, “C” = conditional	§ 18.27.010 / Table 18.27.010

Checklist — what an applicant must satisfy for a variance in Grand Terrace

Demonstrate the special circumstance of the parcel (size, shape, topography, location or surroundings) per § 18.86.050.A.
Show strict application of the ordinance deprives the property of privileges enjoyed by others in identical zoning (§ 18.86.050.B).
Prepare required submittal packet: completed form, full site plan set (25 bluelines), floor plans, 300‑ft mailing list & affidavit, and application fee (§ 18.86.030).
Confirm the requested relief will not permit a use not allowed in the base zoning (§ 18.86.050.D).
Be ready for public hearing notice and the possibility of a 10‑day appeal to City Council (§ 18.03.070, § 18.86.060).
If approved, include conditions of approval on plans and attach them to building permit package (§ 18.86.070).

Risks & Ambiguities

Issue	Why it matters	What to verify
Grant would allow a new use	Code forbids variances that authorize a use not allowed in the district (§ 18.86.050.D) — risk of denial	Confirm the request is strictly numeric/design relief, not a use change (§ 18.86.050.D)
“Parcel special circumstance” is weak	Finding § 18.86.050.A–B requires convincing physical or locational facts; subjective evaluations risk denial	Provide topographic survey, photos, comparables; ask Planning staff for pre‑application feedback (§ 18.86.050)
Overlap with Specific Plan area	Specific Plan rules may supersede Title 18 (see § 18.20.010) — variance to Title 18 may be inappropriate	Check whether the parcel is inside a specific plan (BRSP, GSP, Gateway) and apply the specific plan standards first. § 18.20.010
Setbacks/calc differences	Table 18.10.040 footnotes (slopes, lot‑of‑record) contain exceptions; misreading them can produce incorrect requests	Verify exact district and consult Table 18.10.040 footnotes and § 18.73.050 (lots of record). § 18.10.040
Post‑approval permit expectations	Building permit submission must include signed plans and conditions; failure to attach conditions delays permits (§ 18.86.070)	Confirm with Building & Safety which plan sets / signatures / conditions are needed. § 18.86.070

Plain‑English summary

In Grand Terrace, a variance is a discretionary, case‑by‑case exception to numeric zoning rules that the Planning Commission can grant only after strict written findings and a public hearing; you cannot use a variance to legalize a use the zone prohibits. See the required findings in § 18.86.050 and the submittal checklist in § 18.86.030.

Source References

Grand Terrace Title 18 (Zoning) — Chapter 18.86, VARIANCES: § 18.86.010–.070 (purpose; application; submittal; hearing; findings; appeal; building permit). § 18.86.050 (required findings).
Grand Terrace Title 18 — Chapter 18.73, GENERAL REGULATIONS AND EXCEPTIONS (exceptions such as lots of record, attached accessory structures): § 18.73.010–.050.
Grand Terrace Title 18 — Districts established and map: § 18.09.020 (district list).
Grand Terrace Title 18 — Residential district purposes and use matrix: § 18.10.020, § 18.10.030; site development standards Table 18.10.040 / § 18.10.040.
Grand Terrace Title 18 — Specific Plan Districts discussion (Barton Road, Gateway, Forest City Dillon): § 18.20.010–.050.
Grand Terrace Title 18 — Nonresidential permitted uses: § 18.27.010 / Table 18.27.010.
Public hearing notice rules (mailing radius / ad): § 18.03.070.

Additional context (state codes and technical background mentioned where the local code refers to state law):

For building‑permit technical standards and floodplain variance criteria see the California Building Code / Appendix G (Title 24) — use the City's building department and the California Building Standards Code for technical permit thresholds. (Local code references building permits in § 18.86.070.)

Sources

Retrieved passages

Grand Terrace Zoning Code (§ 2) High relevance
CBC § 66321 (§ 66321) Medium relevance
Grand Terrace Zoning Code (§ 66332) Medium relevance
Grand Terrace Zoning Code (Chapter 18.73) Medium relevance
Grand Terrace Zoning Code (Section shall) Medium relevance
Grand Terrace Zoning Code (Chapter 18.63) Medium relevance
Grand Terrace Zoning Code (§ 2) Medium relevance
Grand Terrace Zoning Code (§ 5) Medium relevance
Grand Terrace Zoning Code (Section 65091) High relevance
CBC § G106 (SECTION G106) Medium relevance
CEC § 66314 (§ 66314) Medium relevance
CBC § 66321 (§ 66321) Medium relevance
Grand Terrace Zoning Code (§ 4) Medium relevance
Grand Terrace Zoning Code (Section 18.84.50) Medium relevance
Grand Terrace Zoning Code (Chapter 18.63) Medium relevance
Grand Terrace Zoning Code Medium relevance
Grand Terrace Zoning Code (§ 2) Medium relevance
Grand Terrace Zoning Code (§ 2) Medium relevance
Grand Terrace Zoning Code (Chapter 18.03) Medium relevance
Grand Terrace Zoning Code Medium relevance

Cited sections

Official Grand Terrace code library

Frequently asked questions

What are the required findings for a variance in Grand Terrace?

In Grand Terrace the Planning Commission may approve a variance only after making all the findings listed in § 18.86.050: (A) a special circumstance of the property; (B) strict application deprives the property of privileges enjoyed by similarly zoned neighbors; (C) granting will not create inconsistent special privileges; (D) it will not authorize a use not allowed by the zoning; (E) it is consistent with the General Plan; and (F) conditions necessary to secure the findings are included.

How do I apply for a variance and what must I submit?

Submit a completed variance application to the Planning Department with the items listed in § 18.86.030: completed form, detailed site plan (large set of bluelines), floor plans, a 300‑ft radius owner mailing list and affidavit, and the application fee. The Planning Director checks completeness and schedules a public hearing.

Will a variance let me build a use that isn’t allowed in my zone?

No. The Code explicitly bars variances that would “authorize a use or activity which is not otherwise expressly authorized by the district” — see § 18.86.050.D. A variance can only modify numeric or site standards, not change permitted uses.

What public notice will neighbors get about my variance?

Public hearing notice follows local rules in § 18.03.070, which sets mailing radii and newspaper ad requirements based on project lot size (e.g., 500 ft radius for sites less than 5 acres). The Planning Commission hearing required by § 18.86.040 uses that notice process.

If the Planning Commission denies my variance, can I appeal?

Yes — Planning Commission decisions may be appealed to the City Council within ten calendar days; see § 18.86.060 for the appeal filing and fee requirements and procedures.

How do general exceptions (Chapter 18.73) differ from variances?

General exceptions in Chapter 18.73 are ordinance‑level rules that carve out standard exceptions (for example, rules about accessory structures or lots of record), whereas a variance is a discretionary, parcel‑specific deviation decided after public hearing. For examples see § 18.73.040–.050 and Chapter 18.73 generally.

Are there district‑specific rules I should check before applying for a variance?

Yes — first confirm your property’s zone under § 18.09.020 and then review the applicable development standards in Table 18.10.040 / § 18.10.040 (setbacks, minimum lot area, height, coverage). Many variance requests are simply appeals to those numeric standards, and the Commission will look to the table and its footnotes when evaluating your application.

Can a Specific Plan area use different rules than Title 18?

Yes. Specific plans (e.g., Barton Road, Gateway) may supersede Title 18 for properties inside their boundaries; see § 18.20.010. If your parcel is in a specific plan the variance process may be different or governed by the specific plan text. Verify the zoning map and applicable specific plan.

If I get a variance, what do I submit to the Building Department?

After final action (and after appeals expire or City Council decision), you may submit for a building permit; plans must bear the Planning Director’s approval/signature and include any conditions of approval as required by § 18.86.070. Also coordinate with Building & Safety on Title 24 (see California Building Standards Code).

Do parking or sign rules affect variances?

Numeric standards in other chapters (parking — Chapter 18.60; signs — Chapter 18.80) are part of Title 18 and variances from those numeric standards are subject to the same variance process and findings. Review Chapter 18.60 for parking and the sign tables in Chapter 18.80 before requesting relief. For parking rules see Grand Terrace Parking and for site appearance/design review see Grand Terrace Design Review.

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