What is Floor-Area-Ratio (FAR)?

The floor area ratio (FAR) is an important measure in city planning. It helps us understand how much a building's floor space compares to the size of the land it sits on. When the FAR is higher, it means there's more building space on the land, suggesting denser development. City planners use FAR to decide how densely buildings can be constructed in different areas to manage city growth effectively.

Understanding FAR Calculation

When calculating FAR, we're figuring out how much of a building's floor space relates to the overall size of the lot it occupies. This ratio helps planners gauge the density of construction on a particular plot of land. To find FAR, we divide the total floor area of the building by the total area of the lot it's built on. FAR considers all the floor space in a building, not just its footprint. We exclude areas like basements, parking lots, and stairwells from this calculation.

Considerations in FAR Application

While FAR helps us understand urban density, it's essential to consider its application carefully. Different cities have varying capacities for safe development, known as the "safe load factor." This factor limits construction to prevent overloading infrastructure. Also, FAR regulations may differ across sectors like residential, commercial, and industrial areas. Local governments set these regulations to ensure sustainable urban growth.

Implications of FAR in Development

For developers, FAR is a critical factor in project planning. A low FAR may discourage construction, while a high FAR encourages denser development. Developers seek higher FAR allowances to maximize land use and increase project viability. However, increased FAR can also impact neighboring properties, affecting their views and property values. Thus, while FAR aids in urban planning, its implications on aesthetics and property values require careful consideration.

As a homeowner, it is important to know the maximum size of a building possible to build on your property.

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FAR in San Francisco

Floor Area Ratio (FAR) serves as a critical metric in urban planning, providing a numerical representation of the relationship between the total floor area of buildings on a site and the area of the site itself. In simpler terms, it helps gauge how much floor space is used compared to the overall land area. FAR is calculated by dividing the total floor area of all buildings on a site by the site area, typically resulting in a decimal value. For instance, if the combined floor area of all buildings is 20,000 square feet, and the site covers 10,000 square feet, the FAR would be 2.0.

Certain areas are not included when calculating FAR:

Basements. Usable basements or cellars that are not more than 4 feet above the ground level don’t count towards the FAR.

Residential Parking. Parking spaces that are completely below ground or underneath living spaces, with a vertical distance of 4 feet or less between the floor and the ground, are not included in the FAR.

Nonresidential Parking. Parking areas for nonresidential buildings don’t count in the FAR calculation.

Ground Floor Nonresidential Uses in Specific Zones. In certain areas, active public spaces on the ground floor, like shops or restaurants, may be excluded from the FAR calculation if they are accessible to the public or new mixed-use developments east of 101 and in certain zoning districts like T4C, T4M, and T5C, may be exempted as well.

FAR in Los Angeles

In Los Angeles, they calculate FAR differently. Instead of using the whole lot area, which is known as the "gross" lot size, they use the "net" lot size. This means they subtract any required setbacks from the total lot size.

Variations in Floor Area Ratio Methods

Certain things like garages, attics, and sheds might count towards FAR in some places. Some cities use both FAR by gross lot size and a lot coverage ratio to figure out FAR.

Revised FAR for Larger Zones

The City Planning Commission is looking into changing FAR rules, especially for larger lots in zones like the "RA" Suburban Zone. They think a base FAR of 1:1 is good for most single-family homes. They found that the FAR limits work well for smaller zones but allow larger buildings in larger zones because setbacks don’t increase proportionally with lot size.

For bigger single-family zones like RE20 and RE40, mainly in Hillside Areas, they’ll address this in a future Hillside Mansionization ordinance. There’s concern about the RA zone in the San Fernando Valley, and they’re suggesting a base FAR of 0.75:1 for this area. This would adjust development potential based on the number of stories and include allowances for garage space.

The goal is to prevent overly large homes while allowing for slightly bigger ones than in the past, based on recent home construction permits.

FAR in San Diego

When figuring out the Floor Area Ratio (FAR) in San Diego, you need to look at the gross area. This means the total area of all floors in a building, including living spaces, stairwells, shafts, and parking structures above ground. All these parts help determine the building's size and density compared to its surroundings.

Conclusion:

Floor Area Ratio (FAR) is an essential concept in city planning that helps determine how much building space can be developed on a piece of land. By looking at FAR in cities like San Francisco, Los Angeles, and San Diego, we see its impact on shaping neighborhoods and managing urban growth. Understanding how FAR is calculated and its influence on city development highlights its role in promoting balanced and sustainable growth. As cities grow and change, FAR serves as a key tool for creating communities that are both functional and enjoyable to live in.

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