Board of Zoning Appeals

BZA Notice Final


The Board of Zoning Appeals (BZA) consists of five residents appointed by the Copley Township Board of Trustees to staggered five-year terms. The Copley Township Board of Trustees has appointed two alternates to sit on the Board of Zoning Appeals. The BZA generally meets the second Wednesday of each month when there is an application pending before the Board. The BZA meetings are held at 6 p.m. in the North Room of the Town Hall.

Public Hearings

The BZA holds Public Hearings on the following applications: 

  • Change in Non-Conforming Use
  • Conditionals
  • Extension of Non-Conforming use
  • Variances
  • Administrative Appeals

Types of Variance

There are two types of variances the board may grant, each requiring different considerations.


An Area Variance is the most common as it does not involve a change of use or use of land not permitted in the particular zoning district the property is located in. An Area Variance is normally granted on the basis of a practical difficulty. Common examples of an Area Variance include:

  • An oversize residential garage for the size of the lot
  • Privacy fence height in excess of allowed
  • Location of a garage, house, or a building closer to the lot line than normally permitted, and
  • Construction of a single-family dwelling on a prior recorded lot which is smaller than one currently required for new lot creation.

In applications for area variances, the practical difficulty is normally due to the size, shape, or topography of the property; the location of existing structures, or the desire to preserve a large tree or other desirable landscape feature.

The board, in the case of an Area Variance, is required to weigh the requested variance against the following criteria:

  • How substantial the variation is in relation to the requirement
  • The effect, if the variance is allowed, of the increased population density that is produced on available government facilities (fire, water, garbage, etc.)
  • Whether a substantial change will be produced in the character of the neighborhood or a substantial detriment to adjoining properties will be created
  • Whether the difficulty can be alleviated by some method, feasible for the applicant to pursue, other than by a variance
  • Whether in view of the manner in which the difficulty arose, and considering all of the above factors, the interests of justice will be served by allowing a variance.


The Use Variance is seldom granted. A Use Variance may be granted only when an applicant can demonstrate an unnecessary hardship so severe that it would require the use of the land not normally permitted to overcome the hardship. Examples of use variances include:

  • Permitting churches in non-residential zoning districts (U.S. Supreme Court rulings dictate such permits in most cases)
  • A cellular communications tower in a rural location or on an extremely small parcel that could not be used for any other purpose, and
  • Appropriate adaptive re-use of a school or church in a residential district.

In cases of a use variance, the proof of unnecessary hardship is placed on the applicant and the following must be demonstrated:

  1. The land in question cannot yield a reasonable return if used only for a purpose allowed in the zone, or as a legal nonconforming use within that zone.
    • The mere fact that the individual owner may suffer financial hardship or the fact that another permitted use may allow the sale of the property for a better price, or permit a larger profit, does not justify the granting of a variance.
    • A showing by dollars and cents proof is required for showing a lack of reasonable return.
    • A showing of present loss is not adequate in establishing a lack of reasonable return. The applicant must demonstrate that the return for each and permitted use under the Ordinance.
  2. The plight of the owner is due to unique circumstances and not to general conditions in the neighborhood.
    • A unique circumstance results from sources beyond the control of the individual, must not be shared by others in similar circumstances, and cannot be self-inflicted or financial.
    • Unique circumstances relate only to the property and exist when legal restrictions, the contour of the land, the shape of the lot, or other physical restrictions create unique circumstances not incurred by one’s neighbor.
  3. The use sought to be authorized by variance will not alter the essential character of the locality. Any use that would alter or disrupt a neighborhood or district, when such district is in accordance with a comprehensive plan and adopted in the Zoning Regulations, should not be permitted.


Commercial and Residential projects which require review outside of the requirements specified in the Zoning Resolution must go before the Board of Zoning Appeals. The Board of Zoning Appeals will review all applications related to the following:





An applicant must submit the necessary application and schedule a meeting with the Zoning Inspector to review the application prior to placement on a Board of Zoning Appeals agenda.

Please visit to access applications related to the Board of Zoning Appeals.

Regular Meetings

Regular meetings of the Board of Zoning Appeals are held on the second Wednesday of every month at 6:00 PM EST. Meetings are held at the Copley Township Town Hall in the North Room. Town Hall is located at 1540 S. Cleveland-Massillon Road, Copley, OH 44321.

Meeting Materials & Minutes

Agendas and related documents are available prior to the meeting. Minutes are presented in both draft and approved form online.

View Most Recent Agendas and Minutes

December 12, 2022 January 11, 2022
January 9, 2023 February 8, 2023
February 9, 2023 March 8, 2023
March 13, 2023 April 12, 2023
April 11, 2023 May 10, 2023
May 15, 2023 June 14, 2023
June 13, 2023 July 12, 2023
July 10, 2023 August 9, 2023
August 14, 2023 September 13, 2023
September 12, 2023 October 11, 2023
October 10, 2023 November 8, 2023
November 14, 2023 December 13, 2023
December 11, 2023 January 10, 2024


  • Neal Call
  • Naureen Dar
  • Russell Hose
  • Charles Myrick
  • Mike Pritchett


  • Kyle Nelson
  • Dave Neumeyer