How is FAR calculated? | Reno Zoning Guide

Floor Area Ratio (FAR) is calculated by dividing the gross floor area of all buildings on a lot or parcel by the total lot area [Section 18.09.204(a)(5), p. 499].

To determine the numerator, "Gross Floor Area" (GFA) is defined as the total area of all floors of a building, measured to the outside surfaces of exterior walls. This includes halls, stairways, elevator shafts, on-grade, semi-subterranean, and subterranean garages, lofts, mezzanines, finished or habitable basements, and finished or habitable attics, unless a specific section of the Title provides an exemption [Section 18.09.303, p. 536]. Notably, for the purposes of calculating FAR, structured parking within a building is specifically excluded from the gross floor area [Section 18.09.204(a)(5), p. 499].

The denominator, "Lot Area," is measured as the amount of gross land area contained within the property lines of a lot or parcel. This measurement must exclude streets, primary public access easements, or other rights-of-way [Section 18.09.204(a)(1), p. 498].

For mixed-use projects, the FAR is calculated based on the entire development site, which includes all lots, parcels, and land area proposed for the development [Section 18.09.203(a)(2), p. 498]. In residential developments, the code specifies that density shall be used to calculate the floor area ratio [Section 18.09.204(a)(5), p. 499].

Sections Cited

Section 18.04.704(a), Calculation of Parking and Loading Requirements, p. 273
Section 18.09.203(a)(2), Density, p. 498
Section 18.09.204(a)(1), Lots and Site Area Requirements, p. 498
Section 18.09.204(a)(5), Floor Area Ratio (FAR), p. 499
Section 18.09.303, Definitions of Use Categories and Use Types (Gross Floor Area), p. 536

Sections Cited

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