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How to Calculate FAR ratios AKA Floor Area Ratio for the City of Atlanta

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January 8, 2008

The Floor Area Ratio (FAR) is the ratio of the total floor area of buildings on a certain parcel to the size of the land of that location, or the limit imposed on such a ratio.

The Floor Area Ratio is the total building square footage (building area) divided by the site size square footage (site area).

As a formula: Floor Area Ratio = (Total covered area on all floors of all buildings on a certain plot)/(Area of the parcel, or square feet of the parcel)

Thus, an FAR of 2.0 would indicate that the total floor area of a building could be up to two times the gross area of the parcel on which it is constructed.

Here is an example:

Lets take a site in the red hot Buckhead area and see how FAR ratios work out in a typical redevelopment play.

Take the 1970’s Slaton Manor condo in Buckhead. 

The site currently has 151+/- units, is 8 stories and sits on 5.13 acres.

In order to calculate a FAR ratio in the City limits of Atlanta you need to know five main things:

  1. What is the site acreage (click here to find out site acreage)
  2. What is the current zoning and what does that zoning allow in terms of maximum FAR
  3. How many feet of frontage the site has on public streets
  4. How wide are those streets. (click here to find out street size)

In the case of Slaton Manor you have a 5.13 acre site with frontage on two streets.  City of Atlanta lets you add in the acreage to the center line of the street times the frontage or half the feet of the right away.  To clarify in this case it is a 50 foot right a way divided in half times the two frontages (479 ft and 469ft) for a total of 948 feet times 25 feet for a total additional square feet of 23,700 give or take. 

You then add this to the square feet of the site (5.13) times the square feet in an acre (43560) and you come up with 223,463 + 23,700= 247,163 total square feet.  You then take this number and multiply times the FAR ration allowed in the zoning code.  In this case the zoning is RG-5 which has a 3.2 FAR.  So that is 3.2 times 247,163 = 790,920 total allowable square feet that can be built on the site.

You would then need to factor in the buildings core loss factor to estimate the usable square footage you could build.  Most people will tell you in Atlanta that you should take .82 of the gross square feet to come to this number. So in this case the final square footage would be somewhere in the 648,000 range.  In my experience looking at what other developers have built this number varies greatly.

Not so simple of an example but I hope this gives you a rough idea of how to calculate FAR in the City of Atlanta.

Here is a zoning/FAR cheat sheet and development Proforma I use:

Here is another Great Site that explains FAR Ratios:

The illustration above shows a Floor Area Ratio (FAR) of 1.0. This simply means that, if the area of the plot is 100 square meters, then 100 square meters of gross floor area has been built on the plot. The illustration above shows a 4-story building covering 1/4 of the site, giving a FAR of 1.0. Four floors of 25 square meters each are built on a site of 100 square meters.

| by Giles Stevens

How to Calculate FAR ratios AKA Floor Area Ratio for the City of Atlanta

|

The Floor Area Ratio (FAR) is the ratio of the total floor area of buildings on a certain parcel to the size of the land of that location, or the limit imposed on such a ratio.

The Floor Area Ratio is the total building square footage (building area) divided by the site size square footage (site area).

As a formula: Floor Area Ratio = (Total covered area on all floors of all buildings on a certain plot)/(Area of the parcel, or square feet of the parcel)

Thus, an FAR of 2.0 would indicate that the total floor area of a building could be up to two times the gross area of the parcel on which it is constructed.

Here is an example:

Lets take a site in the red hot Buckhead area and see how FAR ratios work out in a typical redevelopment play.

Take the 1970’s Slaton Manor condo in Buckhead. 

The site currently has 151+/- units, is 8 stories and sits on 5.13 acres.

In order to calculate a FAR ratio in the City limits of Atlanta you need to know five main things:

  1. What is the site acreage (click here to find out site acreage)
  2. What is the current zoning and what does that zoning allow in terms of maximum FAR
  3. How many feet of frontage the site has on public streets
  4. How wide are those streets. (click here to find out street size)

In the case of Slaton Manor you have a 5.13 acre site with frontage on two streets.  City of Atlanta lets you add in the acreage to the center line of the street times the frontage or half the feet of the right away.  To clarify in this case it is a 50 foot right a way divided in half times the two frontages (479 ft and 469ft) for a total of 948 feet times 25 feet for a total additional square feet of 23,700 give or take. 

You then add this to the square feet of the site (5.13) times the square feet in an acre (43560) and you come up with 223,463 + 23,700= 247,163 total square feet.  You then take this number and multiply times the FAR ration allowed in the zoning code.  In this case the zoning is RG-5 which has a 3.2 FAR.  So that is 3.2 times 247,163 = 790,920 total allowable square feet that can be built on the site.

You would then need to factor in the buildings core loss factor to estimate the usable square footage you could build.  Most people will tell you in Atlanta that you should take .82 of the gross square feet to come to this number. So in this case the final square footage would be somewhere in the 648,000 range.  In my experience looking at what other developers have built this number varies greatly.

Not so simple of an example but I hope this gives you a rough idea of how to calculate FAR in the City of Atlanta.

Here is a zoning/FAR cheat sheet and development Proforma I use:

Here is another Great Site that explains FAR Ratios:

The illustration above shows a Floor Area Ratio (FAR) of 1.0. This simply means that, if the area of the plot is 100 square meters, then 100 square meters of gross floor area has been built on the plot. The illustration above shows a 4-story building covering 1/4 of the site, giving a FAR of 1.0. Four floors of 25 square meters each are built on a site of 100 square meters.

| by Giles Stevens

One Response to “How to Calculate FAR ratios AKA Floor Area Ratio for the City of Atlanta”

  1. Jim Says:

    Thanks for the Info! Great Article,

    Jim C

Leave a Reply

 


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