Opinion ID: 2490552
Heading Depth: 2
Heading Rank: 1

Heading: Whether the variance resulted in spot zoning.

Text: ¶ 15. The Harrisons argue that the variance constitutes spot zoning, as it is a dramatic departure from the current zoning ordinances and favors Memphis Stone to the exclusion of the surrounding property owners. Spot zoning is ordinarily used where a zoning ordinance is amended reclassifying one or more tracts or lots for a use prohibited by the original zoning ordinance and out of harmony therewith. Whether such an amendment will be held void depends upon the circumstances of each case. [24] But this definition is not applicable to a variance. However, the Court of Appeals relied on Drews v. City of Hattiesburg , where this Court found spot zoning after reviewing the grant of six variances to build a 60,000 square foot medical office in an area originally developed for residential housing. [25] In Drews, we ultimately held the petitioners failed to present any evidence to support the six variances, and that the City had attempted to bypass the safeguards provided by the rezoning process in that the need for a variance must be proven only by a preponderance of the evidence while the need for rezoning must be proven by clear and convincing evidence. [26] In other words, this Court found the proposed variances were not minor departures from the applicable zoning ordinances, and that these departures from use and area requirements could be obtained only through rezoning and not a variance request. [27] Therefore, we found the Board acted beyond its scope or power when it granted the variances. [28] ¶ 16. While this Court used the terminology spot zoning in the Drews opinion, we expressly used the term rezoning in the holding. [29] As noted in the learned treatise, Rathkopf's the Law of Zoning and Planning: The grant of a variance or special exception that has the same effect as a small parcel rezoning cannot be attacked as spot zoning. The distinction lies in the difference between the traditionally legislative process of amending a zoning ordinance and the administrative act of granting a variance or special exception. Neither of the latter two involve a zone change, but are permitted when certain conditions exist. [30] ¶ 17. Therefore, the proper question is not whether the variance is spot zoning but whether the Board acted within its scope and power under the applicable zoning ordinances. Connected with that determination is whether substantial evidence supports the Board's decision to grant the variance.