Where a proposed use or dimension does not comply with the zoning ordinance, the routes are generally a variance, a special or conditional use permit, or a rezoning — and they are not interchangeable.
A use variance permits a use the district does not allow, and the standard is typically the hardest: often that the property cannot yield a reasonable return in any permitted use, that the hardship is unique to the parcel rather than general to the area, that it was not self-created, and that the essential character of the neighbourhood will not be altered.
An area or dimensional variance — setbacks, height, lot coverage — usually faces a more forgiving practical-difficulty standard.
A special or conditional use permit is not a variance at all. The use is already contemplated by the ordinance subject to conditions, so the question is compliance with stated criteria rather than hardship.
Build the record. Zoning appeals are generally decided on the record made before the board, with review limited to whether the decision was supported by competent evidence and was not arbitrary. Evidence not presented to the board is usually unavailable later. That means the expert reports, the traffic and drainage analysis and the neighbour testimony all have to be put in at the hearing.
Deadlines to appeal a board decision are short — frequently a matter of weeks — and jurisdictional.