smart growth for elysian valley, 1st edition: f.a.r
DESCRIPTION
Elysian Valley, also known as Frogtown, is undergoing some major changes as Developers buy up property along the LA River. To make sure new developments preserve the scale of our neighborhood, we need our city officials and representatives to Limit the Floor Area Ratio (F.A.R.) to 0.75. Let us explain…TRANSCRIPT
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Smart Growth for Elysian Valley1st Edition: Floor Area Ratio (F.A.R.)
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Smart Growth for Elysian Valley
Elysian Valley, also known as Frogtown, is undergoing some major changes. Developers are buying up property along the LA River.
As residents and business owners in Elysian Valley, we’d like to make sure new developments preserve the scale of our neighborhood.
To accomplish this, we need our city officials and representatives to Limit the Floor Area Ratio (F.A.R.) to 0.75.
Let us explain…
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What is F.A.R.?
Floor Area Ratio, also known as F.A.R., establishes the relationship between the size of a property and the amount of development permitted for that property,
and is expressed as a percentage or a ratio.
This means that a new building’s size is limited by the size of its property. The lower the F.A.R., the smaller the building.
For example, if the property size is 10,000 SF with an F.A.R. of 1, then the total building size can be up to 10,000 SF total.
If the F.A.R. is 3, then the building size can be up to 30,000 SF total.
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1-Story100% Lot Coverage
1.0 F.A.R.
2-Story50% Lot Coverage
1.0 F.A.R.
4-Story25% Lot Coverage
1.0 F.A.R.
This is how a 1.0 F.A.R. building looks when stacked
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F.A.R. in Elysian Valley
A majority of commercial river-adjacent properties in Elysian Valley are zoned [Q]CM-1VL*, a commercial manufacturing zone that allows for residential development.
Under current zoning codes, modified by Q Conditions, the river-adjacentcommercial properties in Elysian Valley are allowed a 1.5 F.A.R.
Q Conditions are often placed on a property to guarantee lower building heights and/or ensure open space requirements.
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What different F.A.R.’s look like on the same lot type
0.5 F.A.R.Average in Context
45’ max. building height
Key:
1.0 F.A.R.45’ max. building height
1.5 F.A.R.Currently allowed
45’ max. building height
2.0 F.A.R.Currently allowed,
for developments with affordable housing bonus60’ max. building height
Area required for parking, open space and setbacks
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Currently Allowed1.5 F.A.R.
45’ max. building height
What different F.A.R.’s look like on the same lot type:
Area required for parking, open space and setbacks
Our Recommendation0.75 F.A.R.
45’ max. building height
Key:
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A 1.5 F.A.R. would look like this.
This is not smart development.
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Ongoing developments with a low FAR in Frogtown
0.72 FAR2902 KnoxLot Area: 10,398 SFBuilding Area: 7,500 SF
0.6 FAR2029 BlakeLot Area: 7,952 SFBuilding Area: 4,770 SF
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1.04 FAR2943 North GlenedenLot Area: 71,907 SFBuilding Area: 75,078 SF
Ongoing developments with a low FAR in Frogtown
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0.28 FAR2960 MarshLot Area: 73,400 SFBuilding Area: 20,205 SF
Ongoing developments with a low FAR in Frogtown
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Glossary of Terms
Zoning Code:
Regulations specifying lot size, height, usage, placement, and density of a structure. Local governments administer zoning codes to designate and specify property uses
(e.g., residential, commercial, industrial).
F.A.R. (Floor to Area Ratio):
F.A.R. establishes a relationship between a property and the amount of development permitted for that property, and is expressed as a percentage or a ratio.
Q Condition (Qualified Classification or Condition):
Q Conditions provide modified limits to the general zoning terms for by-right development and prevent specific undesirable impacts and uses.
Q Conditions are often placed on a property, for instance, to guarantee lower building heights and/or ensure open space requirements.
Q Conditions are used to prevent irreparable harm to environmentally sensitive locations.
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Glossary of Terms
Zoning Code [Q]CM-1VL:
[Q] Q-Condition
CMCommercial Manufacturing Zone,
with limited multi-dwelling, residential uses.
1VLHeight not to exceed 3 stories or 45 feet.
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Thank you.
RAC Design Build
3048 North Coolidge AvenueLos Angeles, CA 90039
(323) 663-9898