Joe DownsCEO & Co-Founder, Belrose Storage Group. Founder, Storage Moguls.

Variance vs prohibited when to walk away fast

9 Apr 2026 · 1 min

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0:34

In this brief instructional segment, the speaker outlines how to handle land‑use decisions when a variance may be required versus when a use is outright prohibited. They advise adding 60–180 days to project timelines and budgeting for the variance process, noting that a variance indicates the intended use is non‑standard and will trigger a public hearing with likely neighbor opposition—making it the highest‑risk, longest‑duration, and least predictable path, so it should be avoided if alternatives exist. Conversely, if the use is prohibited, the speaker stresses that the parcel is unsuitable and recommends moving on to a different site.

Chapters

A hearing is probably required here. So add 60 to 180 days to your timeline, and then you make sure you budget for that process. If you hear variance required, this means the use isn't standard for the zone and you're asking for an exception. Now a public hearing is required and neighbor opposition is very possible. This is the highest risk, the longest timeline, and the least predictable. So avoid it when you have other options. And then prohibited, full stop, wrong parcel, move on, find a different site.