Comments on: Change FAR the worse

By: September 28 roundup

September 28 roundup — Mon, 28 Sep 2009 04:08:35 +0000

[...] How ill-considered FAR (floor area requirement) zoning regulations can uglify new houses [Fountain] [...]

By: Riverside Dog Walker

Riverside Dog Walker — Fri, 18 Sep 2009 19:31:45 +0000

The first house takes up its entire lot (it seems; haven’t seen the back) and is surrounded by trees. It will be so dark, particularly in the back of the house, that FAR or no FAR, it would be pretty depressing.

By: Accolay

Accolay — Fri, 18 Sep 2009 18:16:51 +0000

The bigger offenses for the second home, I think, are the siding, the cheap blinds, and the equally as cheap landscaping.

By: Michael W Finkbeiner

Michael W Finkbeiner — Fri, 18 Sep 2009 16:40:53 +0000

We do have an above grade volume limit.

150,000 cu. ft.

The problem with grade plane/height relationships is the regs only consider land within 10 feet of the interior spaces (even if it’s under decks and porches.)

Therefore, the grade relationship to the street or the neighbors is ignored. View St in Byram is an example, where houses built on high rock outcrops tower over the “streetscape,” which is ignored by the regulations.

Many communities find a way to factor in the curb elevation. Rye, for one, puts more emphasis on the front facade. In Greenwich, all perimeter 10 ft out counts the same.

But as Helsa noted, with enough land and setbacks, you can design a grade plane solution, to solve an FAR or Story-count problem. Our former Zoning Enforcement staff was helpful in showing you exactly how to design a moat around the house. I swear I have seen fill over the 1st floor window sills, just to make a builder’s finished house comply with regs.

By: christopherfountain

christopherfountain — Fri, 18 Sep 2009 16:09:58 +0000

You’d have to ask Franklin Bloomer because I have no idea why they set him off so.

By: Cos Cobber

Cos Cobber — Fri, 18 Sep 2009 16:03:45 +0000

I think we should have an above grade volume limit. That would make far more sense.

By: Stranger

Stranger — Fri, 18 Sep 2009 15:55:19 +0000

What is so wrong with attics?

By: Helsa Poppin

Helsa Poppin — Fri, 18 Sep 2009 15:51:11 +0000

I second Anonymous. Sometimes I see a house and I think “Nice, but . . . ” and I start wondering if I can put in a study over the attached garage or if I extend the house to expand the kitchen, can I add both a bedroom and an attic playroom over the extension, or will I be limited to two floors? When, if ever does basement space count?

Is the answer to all of these questions, you can do whatever you want as long as you have enough land?

By: Michael W Finkbeiner

Michael W Finkbeiner — Fri, 18 Sep 2009 15:50:04 +0000

There are far (that’s a pun) more insidious design issues, linked to grade plane. The overall height is measured from grade plane (who can understand and measure that concept – only a land surveyor) to roof ridge. And if grade plane to main floor exceeds three feet, you just got a first story down in the basement.

So your nice zoning compliant 2.5 story house just became three stories. Except your attic is now counted as your fourth floor. So you’ve got countable FAR on all four levels.

Have fun getting your next building permit!

In the meantime, your nice porches and nice colonial height off the ground are gone. Mushrooms is a good description of what the new houses will look like.

If your porch has an alcove area with walls on three sides, well, guess what, that now counts as indoor space too.

By: Anonymous

Anonymous — Fri, 18 Sep 2009 15:41:42 +0000

CF,
Can you give the uneducated masses a briefing on the history of FAR, what the basic outline of the rules are, and whether there is any movement afoot to change or eliminate it?
Thanks!