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~ 6.03[1] ZONING 6-14 requirements, height limitations, lot-size requirements, density regulations and yard requirements.7o A use variance is much broader in scope as it permits a completely different use of the property from that authorized by the ordinance.70.1 For example, a use variance would permit: an industrial use in a commercial zone or a commercial use in a residential district; a multi-family dwelling in an area zoned for single-family dwelling units; and the extension of a non-conforming use. Occasionally, the distinction between an area and use variance may be less than clear. For example, a variance of parking requirements has been classified as both an area and use variance,71 as has a variance to permit the increase in the floor area of a building.72 Although the respective variances allow different types of changes, they have a common underlying purpose. In essence, a variance is intended to provide relief to property owners who, due to their unique circumstances, would face practical difficulties or unnecessary hardship from the application of the controlling zoning ordinance.73 In theory, however, variances are not meant to authorize wholesale departures from the intent of the local zoning ordinance.74 The theory is undercut by actual practice, where variances are granted frequently, often without regard for the objectives of the ordinance.75 70 For discussion and compilation of variance cases, see 3 Rathkopf, The Law of Zoning and Planning ch. 38 (4th ed. 1985). 70.1 Jayber, Inc. v. Municipal Council, 569 A.2d 304 (N.J. App. 1990) (use variance should be granted for congregate care senior citizen housing since it advanced the public welfare and did not have an adverse traffic or intensity impact on the surrounding community). 71 Area: Association for Preservation of 1700 Block of N St. v. Board of Zoning Adjustment, 384 A.2d 674 (D.C. App. 1978); Use: Murphy v. Kraemer, 16 Misc. 2d 374, 182 N.Y.S.2d 205 (1958). 72 Area: Pardfield Road Co. v. Bronxville, 1 N.Y.2d 841, 153 N.Y.S.2d 221, 135 N.E.2d 725 (1956); Use: Ennis v. Crowley, 12 App. Div. 2d 999, 211 N.Y.S.2d 500 (1961). 73 E.g., Township of W. Deer v. Bowman, 17 Pa. Commw. 579, 333 A.2d 792 (1975). 74 Strange v. Board of Zoning Appeals, 428 N.E.2d 1328 (Ind. App. 1981); Graziano v. Board of Adjustment, 323 N.W.2d 233 (Iowa 1982). 75 D. Hagman, Urban Planning and Land Development Control Law 196-206 (1971).