A.   Computation Of Gross Floor Area: The gross floor area provisions of this ordinance were formalized to encourage harmony within the village's housing stock in terms of the size and bulk of buildings as perceived from adjoining properties.

Floor Area, Gross (For Determining Allowable Area In One- And Two-Family Residential Districts): Except as hereinafter provided, the sum of the gross horizontal areas of all floors of all stories and partial stories of a building, or such area devoted to a specific use, measured from the exterior face of exterior walls or from the center line of walls separating two (2) buildings or uses.

B.   Calculation Requirements: The following shall be included in gross floor area calculations:

   1. All gross square footage of each above grade floor of the principal structure.

   2. All gross square footage of attached or detached garages.   

   3. That portion of unfinished or finished garage or attics seven feet (7') or more in height. For purposes of this calculation garage ceiling heights are presumed to be eight feet six inches (8'6") high.

   4. Other accessory structures including sheds and gazebos.

   5. Basements if the bottom of the first floor joist is more than three feet six inches (3'6") above the existing grade adjoining the foundation areas.

   6. Those portions of house attics (finished or unfinished) that are seven feet (7') in height or more, even if the space is interrupted with crossties or has a truss design. Attic space shall be counted from a point nine feet (9') above the second floor line.

   7. Open wood decks if the floor level exceeds three feet six inches (3'6") above grade.

   8. Balconies, chimneys, bay windows, etc.

   9. Portions of a second floor that cantilever over open-walled first floor yards shall count as two (2) stories.

   10. Any roof overhang, not including gutters, that projects three feet (3') or more into one or more of the yards.

   11. All exterior area that is surrounded on eighty five percent (85%) or more of its perimeter by the wall of any structure.

   12. Elevator shafts and stairwell at each floor.

   13. Floor spaces and shafts, not including roof space, used for mechanical, electrical, and plumbing equipment.

   14. Penthouses; interior balconies and mezzanines.

   15. Atria and roofed porches.

   16. Any first floor space that has a floor to ceiling height of more than fourteen feet (14'), each fourteen feet (14') in height, and any fraction thereof in excess of fourteen feet (14') in height or a multiple thereof, shall be treated as a separate floor.

C.   Exclusions: Exclude the following:

   1. Those parts of attics or other floor areas less than seven feet (7') in height.

   2. Basements if the bottom of the floor joist above is less than three feet six inches (3'6") above the existing grade.

   3. Open wood decks if the floor level is less than three feet six inches (3'6") above grade.

   4. An open courtyard facing a public street.

   5. Sun or other decks with rails no higher than three feet six inches (3'6") on a first, second or third floor.

D.   Gross Floor Area Formula:

   1.   For lots of less than 9,000 square feet:

lot area x 0.3 x 1.5; and

{(lot area x 0.3) - 440} x 0.3; and

440* sq. ft. = allowed gross floor area

      *   applicable to garage space only

   2.   For lots greater than 9,000 square feet**

lot area x 0.3 x 1.2; and

{(lot area x 0.3) - 440} x 0.3; and

440* sq. ft. = allowed gross floor area

*   applicable to garage space only

**   regardless of this calculation, construction of 5,167 square feet of gross floor area shall be allowed.

E.   Sample Computation Of Gross Floor Area:

   1.   For lots of less than 9,000 square feet:

lot area x 0.3 x 1.5; and

{(lot area x 0.3) - 440} x 0.3; and

440* sq. ft. = allowed gross floor area

*   applicable to garage space only

For example in the case of a 7,000 sq. ft. lot:

7,000 x 0.3 x 1.5   =   3,150

(2,100 - 440) x 0.3   =   498

+ 440   =   440

4,088   allowable gross floor area

   2.   For lots greater than 9,000 square feet**

lot area x 0.3 x 1.2; and

{(lot area x 0.3) - 440} x 0.3; and

440* sq. ft. = allowed gross floor area

*   applicable to garage space only

**   regardless of this calculation, construction of 5,167 square feet of gross floor area shall be allowed

For example in the case of a 13,000 sq. ft. lot:

13,000 x 0.3 x 1.2   =   4,680

(3,600 - 440) x 0.3   =   1,038

+ 440   =   440

6,158   allowable gross floor area