Definition
Floor-Area Ratio (FAR) is a planning and zoning measure used to determine the allowable building size on a piece of land by calculating the ratio of a building’s total floor area to the size of the parcel of land it is built upon. FAR is regulatory tool used in growth management to control the density and impact of new developments on a community.
Examples
- Residential Development: If a FAR of 1.5 is specified for a residential area and the lot size is 10,000 square feet, the maximum allowable floor space for the building is 15,000 square feet.
- Commercial Zone: In a commercial zone with a FAR of 3.0 for a 20,000 square feet lot, a building can have up to 60,000 square feet of floor space.
- Mixed-Use: For mixed-use developments, FAR helps ensure balanced development, supporting infrastructure, and public services to avoid overcrowding.
Frequently Asked Questions (FAQs)
What is the primary purpose of imposing FAR restrictions?
The primary purpose is to control buildings’ height, bulk, and density, ensuring that land use aligns with the community’s vision for growth, impacting factors like infrastructure, transportation, and community aesthetics.
How is FAR calculation beneficial in urban planning?
FAR calculations help manage population density, provide guidelines for sustainable development, maintain open spaces, and ensure adequate light and air circulation through proportional building design.
Can exceptions to FAR limits be made?
Yes, exceptions, often called variances, may be granted through special approval processes if developers demonstrate specific benefits or necessities such as green building practices or affordable housing.
How does FAR affect real estate value?
Higher permissible FAR can increase the value of land by allowing for greater development potential, often leading to increased revenue opportunities for property developers.
How do different types of land use zones affect FAR?
Different zones (residential, commercial, industrial) have varying FAR limits to reflect the intended use and density appropriate for the region, supporting efficient land use and community development.
- Zoning: The regulatory framework for land use that considers FAR as a criterion for controlling development scale.
- Density: Refers to the number of people or residential units per unit of land area, often influenced by FAR.
- Setback: The distance a building must be set back from the property boundary, which, along with FAR, shapes a city’s spatial character.
- Urban Planning: The multidisciplinary practice that uses FAR among other tools to develop policies shaping the growth of urban areas.
Online References
Suggested Books for Further Studies
- “The Zoning Game: Municipal Practices and Policies” by Richard F. Babcock
- “Urban Land Use Planning” by Philip R. Berke, David R. Godschalk, and Edward J. Kaiser
- “The Death and Life of Great American Cities” by Jane Jacobs
- “Site Planning” by Kevin Lynch and Gary Hack
Fundamentals of Floor-Area Ratio: Real Estate Development Basics Quiz
### What does the Floor-Area Ratio (FAR) determine?
- [x] The allowable building size on a piece of land.
- [ ] The number of building floors.
- [ ] The height limit of buildings.
- [ ] The total tax on the property.
> **Explanation:** FAR determines the allowable size of buildings relative to the size of the land, impacting bulk and density.
### How would you describe a FAR of 2.0 for a property with 10,000 square feet of land?
- [ ] The building can have at most 2 floors each covering 5,000 square feet.
- [x] The total floor area of the building can't exceed 20,000 square feet.
- [ ] The building height can't exceed two stories.
- [ ] The property has strict height restrictions.
> **Explanation:** A FAR of 2.0 means the total floor area across all floors of the building cannot exceed twice the land area, totaling 20,000 square feet in this case.
### In which scenario might FAR variances be requested?
- [x] When developers propose green building practices.
- [ ] When there are no regulations in the zoning laws.
- [ ] For single-story buildings.
- [ ] For governmental buildings only.
> **Explanation:** Variances may be granted when developers demonstrate benefits like environmental sustainability, aligning with broader urban planning goals.
### What is a common impact of higher permissible FAR on land value?
- [x] It often increases land value.
- [ ] It usually decreases property desirability.
- [ ] It rarely affects the overall land value.
- [ ] It strictly lowers tax liabilities.
> **Explanation:** Higher permissible FAR typically allows for greater development potential and revenue opportunities, which can increase land value.
### In urban planning, what does a lower FAR imply?
- [ ] Higher population density.
- [x] Less intensive use of land.
- [ ] Increased land prices.
- [ ] Buildings can have more floors.
> **Explanation:** A lower FAR ratio typically means less intensive land use, helping maintain open spaces and lower development density.
### Setbacks are related to FAR in urban planning by:
- [ ] Limiting the height of buildings.
- [x] Dictating building distances from property boundaries.
- [ ] Determining total floor area.
- [ ] Establishing property ownership rules.
> **Explanation:** Setbacks require buildings to be set at specific distances from property lines, influencing how FAR is applied in practice.
### Zoning regulations that include FAR limits help manage which aspect of urban growth?
- [ ] Only building aesthetics.
- [x] Building height, bulk, and population density.
- [ ] Local government revenues.
- [ ] Construction quality standards.
> **Explanation:** Zoning regulations that include FAR limits help manage the physical scale of new developments and their impact on urban density and community infrastructure.
### How does FAR affect mixed-use developments?
- [x] Ensures balanced development.
- [ ] Imposes height restrictions.
- [ ] Increases single-use zoning.
- [ ] Limits the number of floors.
> **Explanation:** FAR ensures that mixed-use developments maintain a balance between different land uses and community benefits, allowing proper growth management.
### What entity typically grants exceptions to FAR limits?
- [ ] Real estate agencies.
- [ ] Developers.
- [x] Local planning authorities.
- [ ] Insurance companies.
> **Explanation:** Local planning authorities or similar regulatory bodies are responsible for reviewing and granting variances or exceptions to FAR limits based on specific conditions or proposals.
### Which of the following factors is most directly influenced by FAR?
- [ ] Property market trends.
- [x] Building density.
- [ ] Real estate taxes.
- [ ] Traffic light placement.
> **Explanation:** FAR directly influences the building density, shaping how much floor space can be constructed on a given site.
Thank you for exploring the depths of Floor-Area Ratio with our structured content and insightful quizzes. Continue expanding your knowledge for a stronger grasp on urban planning and development!
