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1 31111 u IN ROOM= i!j_FOOX__-. Inco) . sin (continued from page 7) • . Corner lot setback regulations. While the city examined these situations involving bigfoot garages requiring a double front yard. regulations' it was determined that (big toe) and accessory structures. • Lot area definitions that exclude a lower FAR will not necessarily After a number of large bigfoot land area of private road result in smaller homes. This is P i garages were constructed within the easements, because many of the lots within the city, the planning commission city of Northville contain sufficient • Private road/ rivate examined regulations pertaining to P driveway. size in excess of 10,000 sq. ft. A FAR • regulations. accessor y structures—specifically Y . three-car garages—in areas where the The city of Northville _ predominate use involved one or also examined issues o two car garage. 'involving the use of space,above detached Lot coverage studies 'and regulations garage areas for habitable were reviewed, as well,as height living areas and the # limitations for accessory structures. examination of daylight The use of the upper floor of a plane ordinances such as garage for occupiable or habitable adopted within the city „. space was also examined.I. of Elgin, Illinois and Palo New zoning regulations include the Alto, California.. following: Daylight plane Definitions for occupiable space establishes restrictions and habitable space above on an imaginary line restriction of 35% would.allow a buildings or garage areas. referred to as the daylight plane.. . 50 home to be built as large as 3, The,line begins at a point in the air ;Q Special garage height and mass sq. ft.,and resulting in a home' restrictions. directly above the property line and much larger than neighboring angles inwards towards the top of properties. Grosse Pointe Woods the house. In summary, the The,rising property values within •city of Northville, The name daylight plane is derived the Grosse Pointes have also led to decided not to implement FAR from the amount of sunlight that teardown and bigfoot problems.in restrictions or daylight plane can pass the house and penetrate these communities: restrictions but:rather to onto neighboring homes. In other concentrate on setbacks,'lot The city of Grosse Pointe-Woods words, daylight plane restrictions coverage, height regulations and reports approximately five to six are intended to restrict the size of historic district guidelines. teardowns or infill projects per year. the.shadow that a house casts on its A special problem.in Grosse Pointe . neighbors.The city of.Northville City of Plymouth Woods has been the new examined these regulations but The city of Plymouth has witnessed construction of two-story bigfoot determined that with sufficient side yard setback (8 ft.) and height restrictions (21h story) that daylight plane restrictions.were not applicable to the city of Northville. The city of Northville also examined floor area ratios. The floor area ratio (FAR) limits the square footage of a-home in proportion to the total square footage of the lot. For example,:if.the-city has a.50% FAR, a home built.on 5,000.sq..ft. could. have a maximum of 2,500 sq., ft. of floor space.