What do you think of this project?

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Rezoning application (being handled by Stantec) for this site from DC2.1065 to UW. They also want to amend the UW zone to remove the 500 dwellings per hectare cap. So that's a huge change for this project. Site is ~0.35 ha, UW zone has a max height of 50 m and FAR of 6. The current UW 500 dwellings/ha cap would limit anything built to ~175 dwellings.
 
JMGonk said:
Rezoning application (being handled by Stantec) for this site from DC2.1065 to UW. They also want to amend the UW zone to remove the 500 dwellings per hectare cap. So that's a huge change for this project. Site is ~0.35 ha, UW zone has a max height of 50 m and FAR of 6. The current UW 500 dwellings/ha cap would limit anything built to ~175 dwellings.
Click to expand...

What is FAR? Of 6?

So if they want to remove the 500 dwellings/ha cap it means they are looking to build something more dense than 175 units and it would be a max 16 storeys based on max height of 50m - correct?
 
TAS said:
What is FAR? Of 6?

So if they want to remove the 500 dwellings/ha cap it means they are looking to build something more dense than 175 units and it would be a max 16 storeys based on max height of 50m - correct?
Click to expand...
Floor area ratio. Here’s an example:

547C2387-2469-428F-B614-47FC490DF829.jpeg
 
TAS said:
What is FAR? Of 6?

So if they want to remove the 500 dwellings/ha cap it means they are looking to build something more dense than 175 units and it would be a max 16 storeys based on max height of 50m - correct?
Click to expand...

FAR is Floor Area Ratio. It is the maximum amount of total floor area (not including things like mechanical rooms and underground parking) that a building can have relative to the size of the site. In this example, a 0.35 ha site with a FAR of 6.0 can have a building with 2.1 ha of total floor area. If the building footprint was the entire site, it would mean it could have six storeys. If the building footprint was half of the site, it could have - ignoring any other zoning restrictions - twelve storeys (0.35 ha / 2 * 12 = 2.1 ha). If the footprint was one fifth of the site, how tall - again, ignoring any other restrictions - could it be? Each storey would be 0.35 ha / 5 = 0.07 ha, and 2.1 ha / 0.07 ha = 30, so thirty storeys. What would the max footprint of a sixteen storey building be? 2.1 ha / 16 = 0.13125 ha, which is 37.5% of the site. (I should point out that in all these examples I am assuming the building is a right prism of some sort, ie. each storey has the same floor area, and not some kind of pyramid or combination of shapes like a smaller box on top of a larger podium.)

FAR caps the - for lack of a better word - intensity of usage of the site, whatever that usage may be.

As for the dwellings cap, yes it does indicate a desire to build something with a higher density of dwellings. It would not change the max height or FAR. So they want to build more than 175 dwellings on the site. With 2.1 ha (21000 m²) of total floor area, disregarding space that would be taken up by the lobby and hallways, 175 dwellings would average out to 120 m² (~1290 square feet).

Edit: I should point out that the site immediately south of this one, which is almost the exact same size, has an application to build 170 dwellings. It is also UW zoned.
 
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