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RESIDENTAL FLOOR AREA RATIO 

It has been pointed out before that the Floor Area Ratio alone would not be a satisfactory control of residential bulk. Since it does not take density or open space into direct consideration, this control would not adequately prevent overcrowding and it would probably en-encourage [[encourage]] the construction of small apartments. To overcome this, the permitted rooms per lot area, the Open Space Ratio and the Floor Area Ratio are so arranged that the total effect of these controls favors neither small nor large apartments; small nor large rooms. 

In arriving at limits for the permitted floor areas in the various Residence Districts, the Planning Commission took into consideration the desirable standards for density and the economic feasibility of these standards. The maximum floor area permitted in each Residence District is determined by a series of factors including density, Open Space Ratio and height of building. The built-in bonus provisions explained earlier permit a range in Floor Area Ratios in Districts R5 through R9. The R10 District also has a bonus provision for plazas and arcades, which brings the maximum possible Floor Area Ratio in this District up to 12.00.

RESIDENTAL FLOOR AREA RATIOS

[[3 column table]]
| DISTRICT | TYPICAL HEIGHT (IN STORIES) | FLOOR AREA RATIO* |
| R1-R3 | 1 and 2 | .50 |
| R4 | 1 and 2 | .70 |
| R5 | 2 to 6 | 1.00 to 1.25 | 
| R6 | 3 to 10 | 2.00 to 2.40 | 
| R7 | 6 to 12 | 2.80 to 3.40 | 
| R8 | 8 to 16 | 4.80 to 6.00 | 
| R9 | 8 to 18 | 6.50 to 7.50 | 
| R10 | 14 and over | 10.00 to 12.00 | 

*The higher figures are permitted when a greater amount of open space is provided.

In some instances, in recognizing land costs and other economic factors, the Planning Commission adjusted the maximum Floor Area Ratios proposed by the consultant firm. However, it should be noted that a survey of residential construction since World War II indicated that only a small percentage of all dwelling units built in this post-war period exceeded the maximum Floor Area Ratio proposed by Voorhees Walker Smith and Smith. Further, a study of the densities at any given Floor Area Ratio level in existing housing showed extremely wide ranges. Buildings in the FAR 3.05 to 3.54 category, for example, ranged from 105 dwelling units per acre to 255 units-pointing up the wide variance in density which is possible despite FAR controls. 

Floor Area is the sum of the gross area of each building floor, excluding:

• Cellar Space

• Elevator or stair bulkheads and accessory water towers or cooling towers

• Uncovered steps

• Attic space with headroom less than 8 feet

• Floor space in balconies, terraces, breezeways and porches provided that their sides (perimeter) are not more than half enclosed 

• Space used for required parking which is located less than 23 feet above curb level. 

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