Zoning, Variances & Nonconforming Use

Zoning is the police power applied to land: use districts (residential, commercial, industrial), density, setbacks, and height limits — with no compensation owed. A VARIANCE is permission to deviate because strict compliance causes unique hardship (an odd lot that can't meet setbacks). A CONDITIONAL/SPECIAL USE permit allows a compatible exception, like a church in a residential zone. A NONCONFORMING use predates the zoning change and may continue ('grandfathered') but typically can't be expanded or rebuilt after major destruction. Spot zoning that favors one parcel arbitrarily is illegal. If regulation goes so far it destroys all value, it becomes a 'taking' requiring compensation.