Floor Area Ratio is commonly referred to in the industry as FAR. It is defined as the arithmetic relationship of the total area of a building to the area of the land upon which it is erected. In simple mathematical equation, FAR = total building area / land area.
For example, if a four-story building is proposed to be constructed on a 100-meter by 50-meter lot, occupying the total land area, the FAR is equal to 4. First, the lot area is computed at 5,000 square meters (sqm) by multiplying 100 meters by 50 meters. Since the number of floors of the building is four, the total building area would be 20,000 sqm. Using the basic formula for FAR, 20,000 sqm divided by 5,000 sqm yields 4. If we increase the number of floors to ten, it simply means that the FAR will also change to 10. Therefore, the higher the FAR, the more intense and aggressive the development is.
FAR is also sometimes called floor space ratio, floor space index, site ratio, or plot ratio. In the Philippines, FAR is more commonly used.
The importance of FAR is observed in the land use plans and programs of a local government unit (LGU). It is the LGU, through its relevant offices, that assigns permissible FARs within certain zones of its jurisdiction. During the process of designing a Comprehensive Land Use Plan (CLUP) and zoning ordinances, the LGU assigns varying FARs in identified zones, depending on their purpose. For example, one is to find a higher FAR in the commercial districts as compared to low-density residential zones. The purposes for the variances in FAR may include consideration of current pedestrian and vehicular traffic, intentional economic development of a locality, adaptation in global standards as regards planning, disaster preparedness, and cultural and tourism concerns. The enforcement of FAR is a legitimate exercise of the police power of the state to ensure that no high-rise structure is erected in a low-density residential zone. It may also help in decongesting city centers by restricting the height of buildings when excessive human activity is observed therein. Existing road widths and parking spaces are considered to maintain a healthy balance between developments and circulation.
High FARs are also observed in territories where land is scarce, like Singapore and Hong Kong. There, it is commonplace to see commercial and residential towers since plots are limited. These diminutive horizontal dimensions could have otherwise limited the now prominent economic dominance of these regions.
FAR allows architects and other designers a certain degree of flexibility in conceptualizing their development plans. However, it provides a specific restriction as well. An application for construction may be rejected if it is determined by building officials that a violation of the prescribed FAR is present. In short, building designs must always remain within the bounds of the FAR.
In terms of marketing real estate, FAR is significant in understanding the concentration of development within a certain zone of a city or town. With regard to real estate appraisal and consultancy, FAR permits the professional to estimate the value of a property more correctly. It gives the investor a tool in visualizing a proposed real estate project.
Understanding FAR means deciphering the logic of a locality and its economic consequences.
#titullo
For example, if a four-story building is proposed to be constructed on a 100-meter by 50-meter lot, occupying the total land area, the FAR is equal to 4. First, the lot area is computed at 5,000 square meters (sqm) by multiplying 100 meters by 50 meters. Since the number of floors of the building is four, the total building area would be 20,000 sqm. Using the basic formula for FAR, 20,000 sqm divided by 5,000 sqm yields 4. If we increase the number of floors to ten, it simply means that the FAR will also change to 10. Therefore, the higher the FAR, the more intense and aggressive the development is.
FAR is also sometimes called floor space ratio, floor space index, site ratio, or plot ratio. In the Philippines, FAR is more commonly used.
The importance of FAR is observed in the land use plans and programs of a local government unit (LGU). It is the LGU, through its relevant offices, that assigns permissible FARs within certain zones of its jurisdiction. During the process of designing a Comprehensive Land Use Plan (CLUP) and zoning ordinances, the LGU assigns varying FARs in identified zones, depending on their purpose. For example, one is to find a higher FAR in the commercial districts as compared to low-density residential zones. The purposes for the variances in FAR may include consideration of current pedestrian and vehicular traffic, intentional economic development of a locality, adaptation in global standards as regards planning, disaster preparedness, and cultural and tourism concerns. The enforcement of FAR is a legitimate exercise of the police power of the state to ensure that no high-rise structure is erected in a low-density residential zone. It may also help in decongesting city centers by restricting the height of buildings when excessive human activity is observed therein. Existing road widths and parking spaces are considered to maintain a healthy balance between developments and circulation.
High FARs are also observed in territories where land is scarce, like Singapore and Hong Kong. There, it is commonplace to see commercial and residential towers since plots are limited. These diminutive horizontal dimensions could have otherwise limited the now prominent economic dominance of these regions.
FAR allows architects and other designers a certain degree of flexibility in conceptualizing their development plans. However, it provides a specific restriction as well. An application for construction may be rejected if it is determined by building officials that a violation of the prescribed FAR is present. In short, building designs must always remain within the bounds of the FAR.
In terms of marketing real estate, FAR is significant in understanding the concentration of development within a certain zone of a city or town. With regard to real estate appraisal and consultancy, FAR permits the professional to estimate the value of a property more correctly. It gives the investor a tool in visualizing a proposed real estate project.
Understanding FAR means deciphering the logic of a locality and its economic consequences.
#titullo