Floor Area Ratio and Zoning
Floor area ratio (FAR) is a zoning regulation that controls building density by limiting total floor area relative to lot size. Each Florida zoning district establishes a maximum FAR that shapes development potential and property value.
FAR in the Zoning Framework
- Established in local comprehensive plans and zoning codes
- Works with setbacks, height limits, and lot coverage requirements
- Varies by zoning district (residential, commercial, mixed-use)
- Changed only through rezoning or comprehensive plan amendment
Increasing FAR
- Rezoning: Change to a higher-intensity district
- Comprehensive plan amendment: Increase density allowance
- PUD approval: Negotiate FAR within a planned development
- Bonus programs: Affordable housing, green building, public amenities
- Variance: For unique hardship conditions (difficult to obtain)
Exceeding FAR
Buildings exceeding FAR face permit denial, code enforcement, fines, and potential demolition orders. Legally built structures that exceed current FAR are legal nonconforming and can continue but face expansion restrictions.
Related Terms
- Encumbrance — Zoning as a use restriction
- Equity — FAR affects development value
- Contract — Development agreements specifying FAR
Barnes Walker Land Use
Barnes Walker's attorneys handle rezoning, comprehensive plan amendments, and FAR-related development approvals in Florida. Request a legal inquiry for assistance.
Florida Law Reference
Fla. Stat. Ch. 163, Part II (Community Planning Act)
Requires local governments to adopt comprehensive plans and land development regulations governing zoning, density, and permitted land uses.
Reviewed by the attorneys at Barnes Walker, Goethe, Shea & Robinson, PLLC