Local zoning · Selma

Selma — Variances and Exceptions

Q: What can I build on an R-1 lot in Selma?

In Selma the R-1 single‑family districts (including R-1-4 , R-1-7 , R-1-9 , R-1-12 ) are intended for single‑family homes and related neighborhood uses; one ADU and one junior ADU are allowed consistent with the ADU standards. For full permitted uses and ADU dimensional rules, see § 11-2.2 and the ADU subsection.

Q: What is a minor deviation and when can the Director approve one?

A minor deviation is an administrative adjustment to dimensional or design standards (commonly capped at modest percentages — e.g., up to 10% for many items). The Director may approve deviations for uses already permitted in the zone provided the deviation is necessary for physical characteristics and consistent with the General Plan and zone intent. See § 11-6.9 .

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

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Last reviewed: July 2, 2026

Overview

This page summarizes how the City of Selma handles variances, minor deviations, and waivers/reductions to development standards under the Selma Zoning Ordinance (Title XI). It pulls the governing tests, decision authorities, and practical limits from the ordinance text so applicants and analysts know when a discretionary relief path exists and what findings the City requires. For related topics see Selma Zoning, Selma Development Standards, Selma Parking, Selma Design Review, Selma Overlay Districts, Selma ADUs, and the California Building Standards Code.

What the code controls (quick orientation)

Variances (relief from numeric development standards) are handled by the Planning Commission and are governed by § 11-6.10.
Minor Deviations (administrative, small adjustments up to specified percentages) are handled by the Community Development Director and are governed by § 11-6.9.
Waivers / Reductions in the density-bonus / incentive context (for housing projects) are covered under the density-bonus rules at § 11-4.10 (notably subsection I for waivers/reductions).
Application procedure cross‑references and time limits for permits are in § 11-6.2 and § 11-6.12.

Below is a Selma‑specific breakdown so you can see which relief tool fits which problem and what the code requires.

How relief types compare (decision-relevant table)

Relief type	What it changes	Decision authority	Key legal limits / findings	Code Reference
Variance	Deviation from development standards (setbacks, height, FAR, lot coverage, etc.), not land use	Planning Commission	Must show special circumstances (size, shape, topography, location) causing undue hardship; cannot change permitted uses, density, or be equivalent to a rezoning; approval conditioned to avoid special privileges	§ 11-6.10
Minor Deviation	Minor adjustments (explicitly limited amounts) to dimensional/design standards (setbacks, height, buildable area, parking)	Community Development Director	Limited to modest percentages (up to 10% for many standards); must be necessary due to physical characteristics and consistent with General Plan and zone intent	§ 11-6.9
Waiver / Reduction (Density Bonus context)	Waiver or reduction of any development standard that would physically preclude construction of a density‑bonus project	Community Development Director / standard density bonus review	City must approve unless there is a written finding of specific adverse impacts (per Gov. Code/State law) or conflict with State/Federal law; no limit on number of waivers but cannot be contrary to other density‑bonus limits	§ 11-4.10(I)
Minor variance (Director discretion for lot coverage, limited cases)	Small lot coverage exceedance (historical/careful circumstances)	Community Development Director	Example: five percent (5%) extra lot coverage discretionary allowance in certain multi‑family residential types (applies only to existing structures increasing coverage)	See Development Standards tables / footnotes; cross‑ref § 11-3.1 and table notes

District-by-district breakdown (what the variances/deviations mean in common Selma districts)

Below I list the districts that are explicitly visible in the retrieved ordinance text and what relief means in each. For other districts or parcel‑specific questions, Verify with the jurisdiction.

R-1 single‑family (including R-1-4, R-1-7, R-1-9, R-1-12)

Purpose: provide single‑family neighborhoods and allow limited neighborhood‑serving uses; ADUs and JADUs accommodated consistent with State law. § 11-2.2.
Typical permitted uses: single‑family dwellings, accessory dwelling units (ADUs), neighborhood services where listed. ADU standards (size, setbacks) are in the ADU subsection. § 11-2.2; ADU standards § 11-2 / ADU subsection.
Key dimensional standards (typical examples from the development standards tables): front yard usually 15 ft or 25% of lot depth (whichever is less); interior side yard 5 ft; rear yard single‑story 10 ft; multi‑story side yards increase — see § 11-3.1 (Development Standards) for the table of yard dimensions.
How variances/deviations apply: Variances may be requested to reduce setbacks or exceed height/coverage limits but must satisfy the variance findings § 11-6.10; minor deviations (e.g., ≤10%) may be processed administratively per § 11-6.9 for truly small adjustments.

R-2 / R-3 / R-3-A / R-4 multi‑family and higher‑density residential

Purpose: accommodate duplexes, small multi‑family, and higher‑density residential development; multi‑family objective design standards apply. § 11-2 and multi‑family standards § 11-2.3(E).
Typical permitted uses: multi‑family dwellings, supportive neighborhood uses; ADU conversion allowances in multi‑family structures are spelled out (e.g., converted spaces allowed, limits on count). § 11-2.3; ADU allowance cited in ADU subsection.
Key dimensional standards: minimum lot sizes, maximum lot coverage numbers, maximum heights (examples in the tables; e.g., lot coverage caps of 55% or 65% with limited director discretion noted). See § 11-3.1 and the R‑zone tables.
How variances/deviations apply: Minor variances (e.g., small lot coverage increases, up to specific percentages) may be available administratively in constrained cases (see footnote on lot coverage and Director discretion); larger relief requires a variance with findings § 11-6.10.

Commercial (C) and Industrial (M) — including M-1, M-2

Purpose: commercial and industrial uses intended to concentrate non‑residential activity (various C and M zone chapters). See multiple zone tables in Chapter 2.
Typical permitted uses: retail, offices, industrial/manufacturing in M zones (M-1, M-2 referenced explicitly for billboard allowances). Billboards are limited to M-1 and M-2 and within specified distances of Highway 99.
Key dimensional standards: industrial/commercial have separate height, setback, and lot coverage standards listed in the development standards tables; specific sign heights and billboard spacing are codified in the sign chapter and may require variances for size/height deviations (see sign rules).
How variances/deviations apply: Variances cannot change the use entitlement (no variance for uses), but may be used to exceed numeric limits (height, sign area) if the variance findings can be met § 11-6.10; certain sign and billboard exceptions also route through site‑specific review and may require conditional or site plan review.

Practical guidance: when to use each path

If your problem is a small numeric shortfall (e.g., an extra 6% lot coverage, or a 6% setback encroachment) and it is within the ordinance's stated “minor” thresholds, pursue a Minor Deviation (administrative, faster) under § 11-6.9.
If the relief sought will exceed minor thresholds, or involves multiple standards, or risks being perceived as an effective rezoning (e.g., changes density or use), prepare a full Variance application and the Planning Commission case under § 11-6.10.
For housing projects using density bonus incentives, use the waiver/reduction path in § 11-4.10; the ordinance instructs the City to approve waivers unless there is substantial evidence of specific adverse impacts (and State law also constrains review).

Checklist — what an applicant must include

Completed application form per § 11-6.2 (procedural filing) — provide full project description and requested deviations.
Written narrative demonstrating the findings for the selected relief: variance findings under § 11-6.10.F, or minor deviation findings under § 11-6.9.E.
Site plans showing existing and proposed conditions, dimension callouts for the specific standard(s) requested to be modified (setbacks, height, coverage).
Evidence of special circumstances (topography, lot shape, existing improvements) when claiming a variance. § 11-6.10.F requires this showing.
Public notice materials as required; all variances require the public notice process per § 11-6.10.E and the public notice rules in the permit chapter.
For density‑bonus related waivers, documentation showing the waiver is necessary to construct the requested bonus units and any findings needed under § 11-4.10(I) and relevant state law.
Any supporting technical studies (parking, traffic, structural) if the modification affects those elements — show compliance with Development Standards § 11-3.1 where relevant.

Risks & Ambiguities

Issue	Why it matters	What to verify
Variance cannot change use or be a de facto rezoning	A variance may not alter permitted uses, density, or create a privilege equivalent to rezoning; denial risk if it does	Confirm relief is only for development standards (setbacks, height, coverage), not use/density. See § 11-6.10.B
Minor Deviation percentage caps	Minor deviations are intentionally limited (e.g., up to 10% for some standards)	Confirm the specific cap applicable to the standard you request and whether cumulative deviations are allowed. See § 11-6.9.B–E
Density‑bonus waivers vs. State law	State law (Government Code and density‑bonus statutes) limits local discretion; the ordinance follows those rules but requires written findings for adverse impacts	Provide evidence the waiver is necessary and check state statutory tests referenced in § 11-4.10(I); verify interplay with Government Code citations in that subsection.
Director discretion / “minor variance” footnotes	Some development standards include director discretion footnotes (e.g., small lot coverage exceptions) — these are narrow and apply to specific zones or conditions	Identify exact table footnote and confirm whether your property meets the footnote trigger; see development standards tables and § 11-3.1 footnotes.
Time limits and permit vesting	Discretionary permits have time limits; approvals can expire if not acted on	Check § 11-6.12 for the 12‑month voiding rule and extension procedures. Verify whether conditions impose a different deadline.
Parcel‑specific district boundary questions	Misreading the zone boundary can make your application wrong at filing	If the zoning boundary is uncertain, the Director determines the boundary and that decision can be appealed — see § 11-1.5/11-1.6. Verify the zoning map.

Plain-English Summary

A Selma variance lets you ask the Planning Commission to bend a numeric rule (like a setback or height) when a unique site condition causes a practical hardship; small tweaks can be handled faster by the Director as a minor deviation, and housing projects can request waivers under the density‑bonus rules — but you cannot use a variance to change what the land is allowed to be used for. § 11-6.10, § 11-6.9, and § 11-4.10(I) are the controlling provisions.

Information Gaps

The exact cross‑reference number for the sign‑variance text was visible in the sign chapter content but an explicit section number for “Sign Variance” was not clearly extracted in the retrieved snippets. Verify the sign chapter section number directly in the ordinance if you need sign‑specific relief. (Sign text appears in the sign chapter content).
Full, exhaustive lists of every Selma zoning district (beyond the R‑ and sample C/M zones shown) were not located in the extracted snippets; for parcel‑specific relief, Verify with the City’s Zoning Map and the full Chapter 2 text.

Source References

Selma Zoning Ordinance — Variances (Title XI, Variances chapter): § 11-6.10.
Selma Zoning Ordinance — Minor Deviations: § 11-6.9.
Selma Zoning Ordinance — Permit processing, application completeness, time limits: § 11-6.2 and § 11-6.12.
Selma Zoning Ordinance — Density bonus / waivers & reductions: § 11-4.10 (subsection I).
Selma Development Standards (yards, heights, lot coverage): § 11-3.1 and development standards tables (R‑zone tables).
Selma ADU standards and multi‑family ADU provisions: ADU subsection (development standards and types allowed).
Selma Zoning overview and chapters (Chapter 2 zoning districts): § 11-2.1—11-2.3.
For the California Building Standards, see the California Building Standards Code link: California Building Standards Code. (/us/california/building-codes)
Selma internal menu pages referenced in text: Selma Zoning (/us/california/selma/zoning), Selma Development Standards (/us/california/selma/development-standards), Selma Parking (/us/california/selma/parking), Selma Design Review (/us/california/selma/design-review), Selma Overlay Districts (/us/california/selma/overlay-districts), Selma ADUs (/us/california/selma/adu). (Referenced above inline.)

Sources

Retrieved passages

Selma Zoning Code (chapter is) High relevance
Selma Zoning Code (Section 11-6.2.) High relevance
Selma Zoning Code (Section 11-4-9.6) High relevance
Selma Zoning Code (Chapter to) High relevance
Selma Zoning Code (Section 65589.5) High relevance
Selma Zoning Code (Section 65589.5) Medium relevance
Selma Zoning Code (Chapter 11-3.2) Medium relevance
Selma Zoning Code (Section be) Medium relevance
Selma Zoning Code (Section 11-3.1) High relevance
Selma Zoning Code (Chapter is) High relevance
CBC § 11 (Section 11-3-1) Medium relevance
CBC § 11 (Section 11-3-1) Medium relevance

Cited sections

Official Selma code library

Frequently asked questions

What can I build on an R-1 lot in Selma?

In Selma the R-1 single‑family districts (including R-1-4, R-1-7, R-1-9, R-1-12) are intended for single‑family homes and related neighborhood uses; one ADU and one junior ADU are allowed consistent with the ADU standards. For full permitted uses and ADU dimensional rules, see § 11-2.2 and the ADU subsection.

What findings does the Planning Commission require to grant a variance in Selma?

Before granting a variance the Planning Commission must find (1) special circumstances of the property (size, shape, topography, location) cause deprivation of privileges enjoyed by similar properties; (2) the variance won’t be materially detrimental to public welfare or nearby properties; and (3) strict application would cause practical difficulties or unnecessary hardships (not solely economic). See § 11-6.10.F.

What is a minor deviation and when can the Director approve one?

A minor deviation is an administrative adjustment to dimensional or design standards (commonly capped at modest percentages — e.g., up to 10% for many items). The Director may approve deviations for uses already permitted in the zone provided the deviation is necessary for physical characteristics and consistent with the General Plan and zone intent. See § 11-6.9.

Can I get a variance to change the permitted use or increase density?

No. Variances may be granted only with respect to development standards; they are not available to change the use regulations, density limits, FAR, or to accomplish what would be functionally a rezoning. See § 11-6.10.B.

What special rules apply if I need a waiver for a density‑bonus housing project?

Under the density‑bonus provisions an applicant may request waivers or reductions of development standards if those standards would physically prevent construction of the requested bonus units. The City must approve unless a written finding based on substantial evidence shows a specific adverse impact (per the ordinance and applicable state law). See § 11-4.10(I).

How long does a variance/permit remain valid in Selma?

Discretionary, ministerial, and administrative land use permits under the permitting chapter generally become void 12 months after they become effective unless construction has commenced or an extension is granted; review § 11-6.12 for extensions and timing.

Can I get a small lot coverage increase administratively?

Some development tables include a director discretion footnote permitting a small lot‑coverage increase (an example is a 5% minor variance to lot coverage for certain multi‑family types, limited to existing structures increasing coverage). Confirm the table footnote in the Development Standards and procedure in § 11-3.1 and § 11-6.9.

If the zoning map is ambiguous who decides the district boundary?

The Director determines district boundary uncertainty; that determination may be appealed to the Planning Commission under the appeals rules. Verify parcel zoning before filing. See the general district provisions and appeals procedures. § 11-1.5 / 11-7.8 (map boundary and appeals references).

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