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Originally Posted by Student
Can you explain this concept further?
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Gladly - and again I'm just assuming this is the reason you see similar properties with both a low and high rise component (Azure, nine15 Midtown, Modera, etc.) - Midtown wasn't really intended for heavy density beyond the 20-30 story towers we see being built today. A standalone taller tower would require a very large lot, a change in the zoning code, or a variance which is often a costly and lengthy process.
The floor area ratio (FAR) is defined as "the relationship between the total amount of usable floor area that a building has, or has been permitted to have and the total area of the lot on which the building stands. The ratio is determined by dividing the total or gross floor area of the building by the gross area of the lot. A higher ratio is more likely to indicate a dense or urban construction. Local governments use FAR for zoning codes."
Most of midtown is classified as SPI-16. This zone tops out at a 5.0 F.A.R. This can be increased to up to a 10.2 F.A.R. with special bonuses that incentive good urban design (i.e. including retail, burying parking, green design, including a public park, etc.). An example: My 3 acre (130680 sq ft) lot allows me to build a 653,400+ square foot building at 5.0 F.A.R. while a smaller 1 acre (43,560 sq ft) lot tops out at 217,800 max square feet. If I spread my building's square footage out over a larger lot, obviously my F.A.R goes down and I can achieve a taller building.
If you google 'floor area ratios' you can find some nice diagrams that graphically explain the concept:
https://www.planning.org/pas/reports/report111.htm
The downtown CBD has much higher F.A.R.'s as it should.