Development of the MAFR Concept

Many California cities manage neighborhood character and the bulk and size of homes with floor area ratio (FAR), which is a popular concept in Morro Bay.  However, many of those cities do not have very small lots, so their ordinances often specify a maximum FAR of 45% or 50% for all lots, regardless of size.   We decided to base our ordinance on the concept behind Capitola’s.  That city, too, has many small lots, and their approach gives some advantage to small lot owners by giving a higher FAR value.

Lots less than 2,650 sf  58%
Lots 2,651 to 3,250 sf      57%
Lots 3,251 to 3,500 sf      56%
Lots 3,501 to 3,750 sf      55%
Lots 3,751 to 4,000 sf      54%
Lots 4,001 to 4,250 sf      53%
Lots 4,251 to 4,500 sf      52%
Lots 4,501 to 4,750 sf      51%
Lots 4,751 to 5,000 sf       50%
Lots 5,001 to 6,000 sf      49%
Lots more than 6,000 sf 48%

So long as the square footage included the garage, we felt the Capitola ordinance might be a good fit for Morro Bay.  However there are some things we do NOT like about their ordinance:
•    Complexity – many different FAR values according to lot size
•    Inherent unfairness in that, if a lot size is one s.f. over the maximum value for a range, a lower FAR is applied.

With these concerns in mind, we developed one formula, based on the FAR concept, to apply to all lots, regardless of size:

1300 s.f. + 0.30 X (Lot size [in s.f.] - 2000 s.f.)

The ability to build a home of livable size on a small lot is a concern that has been expressed by some builders and lot owners.  This concern must be balanced with concerns of the majority, including neighborhood scale, solar access, privacy, and preservation of view corridors.

We believe that additional square footage can be allowed if certain design features are used to mitigate the impacts on the neighborhood and the neighbors.  We developed a bonus program to allow more square footage.   

Bonus points are awarded for specific building design elements, and a given number of bonus points is required.  If the requirement is met, the following formula is be used to determine maximum allowable floor area.

1600 s.f. + 0.40 X (Lot size [in s.f.] - 2000 s.f.)

The following table and graph compare the allowable square footage obtained using the Capitola ordinance, basic MAFR, and bonus MAFR.  We believe that our ordinance better addresses the issues facing small lot owners, while providing protections desired by the majority of citizens who want to preserve neighborhood character and scale, solar access, privacy, and view corridors.  The approach also encourages good design, without the need for a design review board or design guidelines.

Lot Size       Capitola    Basic MAFR    Bonus MAFR

2,400 s.f.      1,392 s.f.        1420 s.f.            1760 s.f.
4,000 s.f.       2100 s.f         1900 s.f.            2400 s.f.
5,000 s.f.       2500 s.f.        2200 s.f.            2800 s.f.
6,000 s.f.       2940 s.f.        2500 s.f.            3200 s.f.
10,000 s.f.     4800 s.f.        3700s.f.             4800 s.f.

Effectiveness of Bonus Design Feature Options

. 

The following table identifies the primary benefits of various design features used in determining bonus eligibility:

	Citizen Concerns Addressed by Design Features
	Appearance of bulk and scale	Solar access	Privacy	View corridors
Additional side setbacks	√	√	√	√
Upper story side setbacks that extend the full length of the side elevation	√	√	√	√
Upper story side setbacks extending less than the full length of the side elevation	√**	√**	√**	√**
Upper story front setbacks	√	√
Front garage setbacks	√
Pitched roof	√	√		√
Second story constructed within pitched roof structure	√	*	*	*
Detached garage at rear of property	√
Offset side windows			√
*Depends on orientation of house on lot and, if dormers are used, and size and placement of dormers **Degree of benefit depends on placement

In the proposed ordinance, the features with the highest benefit have been given higher point values. 

Because of their optimal effectiveness in addressing citizen concerns, at least one design element implementing side setbacks or upper story side setbacks must be selected to qualify for the bonus.  Any of the other features may be chosen, as needed, to obtain the required bonus point total.