At ECCA, we often speak with residents and write in The Current about development. So, it’s worth pausing to define a few key terms and explain how the development process works.
We frequently refer to the Floor Area Ratio (FAR) when we talk about density. This handy graphic helps illustrate what FAR really means. For example, an eight-storey tower that leaves ¾ of the lot for amenities like green space, and a two-storey podium that covers the entire lot, could both have a FAR of 2—but they’re very different projects.
FAR is a measure of density. It’s calculated by dividing the building’s total floor area by the size of the lot.
The building blocks of the development process are:
1. Area Redevelopment Plan (ARP)
A tailored plan for a specific neighbourhood, developed in consultation with the City. While ARPs are living documents that may be updated over time, they’re not meant to be changed at the whim of individual developers. The ARP sets key elements like land use (residential, commercial, mixed-use) and FAR limits.
2. Land Use Amendment
These are zoning templates applied to parcels of land to guide future development. Even if two sites (like the former Market Lands and former YMCA site) are both designated as mixed-use, they might start with different base templates—like CR20 (Downtown Commercial/Residential) or CC-EMU (City Centre East Village Mixed Use). Templates vary depending on whether the focus is primarily residential or mixed-use.
3. Development Permit (DP)
This is where the actual design and build process begins. But by this stage, the ARP and Land Use decisions have already determined key factors like density and type of use. The DP puts those plans into action.
It’s the Community Association’s responsibility to look at the broader picture and work to ensure that, no matter what happens in terms of the market, changes in landowners, or changes in political priorities, the basic tone of the neighbourhood reflects the ARP.
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