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By Bob Young
(Part two of several)
R-3 and R-4 Zoning
Most of NBCA is zoned R-3. (R-3 examples: Arden Way, Emma Lane, Pinecrest Road.) R-3 means 18,000 sq. ft. minimum lot size, 10-foot setbacks on each side, 20 foot rear yard set back and 50 foot front yard set back---setback meaning that the house can not be constructed within those areas, though a driveway or surface patio can. Minimum street frontage (lot width) is 100 feet. Building height is limited to 35 feet creatively defined as being measured from grade to mid-height of the roof.
We have a small amount of R-4. (R-4 examples: Midvale Road, Meadowbrook Dr.) The main difference in R-4 vs. R-3 is a reduction in minimum lot size to 9,000 sq. ft., side yard setback reduced to seven feet, rear yard setback reduced to 15 feet, front yard reduced to 35 feet, and street frontage reduced to 70 feet. The height limit stays the same at 35 feet.
With this background, it is important to understand that development may take place with or without a zoning change and with or without a variance.
Zoning Variances
The main differences between R-3 and R-4 zoning have been listed above. Variances are requests to bend these rules, sometimes with justification. Variances can be wolves in sheep's clothing or can be reasonable accommodations for people trying to improve their property. A variance to reduce the side yard setback to five feet from the required R-3 distance of ten feet, say to enlarge a kitchen, may seem innocent enough, but would change the effective zoning with respect to the side yard setback from R-3 to
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