DC2 (E) Hotel Macdonald C170c Schedule E

Macdonald Centre: Summary of Excess (Unused) Floor Area

 

Gross Permitted Commercial Floor Area With Bonus:

   127,224 m2

Less Proposed Commercial Floor Area in Development (DC2)

-  111,045 m2

Unused or Excess Commercial Floor Area:

=   16,179 m2

 

 

Gross Permitted Residential Floor Area With "Negative" *Bonus

   33,892 m2

Less New Hotel Addition (DC2)

-   6,046 m2

Unused or Excess Residential Floor Area

=  27,846 m2

 

 

Total Unused or Excess Floor Area

   16,179 m2

(Commercial and Residential)

+  27,846 m2

 

=  44,025 m2

 

 

* See Explanation of "Negative" Bonus on Residential Floor Area Calculation Page.

 

Macdonald Centre: Heritage Conservation Bonus Calculations
(Commercial Area Only)

 

 

DC1 Ground Area

=

  2,275

m2 x 8.0

FAR =

 18,200 m2

DC2 Ground Area

=

11,353

m2 x 8.0

FAR =

 90,824 m2

Gross Site Ground Area

=

13,628

m2 x 8.0

FAR =

109,024 m2

 

 

Gross Permitted Floor Area With Bonus:

 

DC2 Floor Area

90,824 m2

Bonus (Twice Unused Floor Area)

36,400 m2

No Existing Commercial Building

        0

Total

127,224 m2

 

Developer Proposes to Build:

 

Office Tower I

72,434 m2

Office Tower II

38,611 m2

(Residential Not Included in this Calculation)

        0

Total

111,045 m2

 

Unbuilt Floor Area

   127,224 m2

 

 - 111,045 m2

 

=   16,179 m2

 

 

Note:  The 125% ceiling on use of the bonus is not reached: 109,024 m2 x 125% = 136,280 m2

 

The Gross Permitted Commercial Floor Area With Bonus is only 127,224 m2 vs. 136,280 m2.

 

 

Macdonald Centre: Heritage Conservation Bonus Calculations
(Residential Floor Area Only)

 

 

DC1 Ground Area

=

  2,275

m2 x 4.0

FAR =

   9,100 m2

DC2 Ground Area

=

11,353

m2 x 4.0

FAR =

 45,412 m2

Gross Site Ground Area

=

13,628

m2 x 4.0

FAR =

 54,512 m2

 

 

Gross Permitted Floor Area With ”r;Negative” Bonus:

 

DC2 Floor Area

     45,412 m2

”r;Negative” Bonus

 -   11,520 m2

Total

=   33,892 m2

 

Developer Proposes to Build:

 

Existing Hotel (DC1)

     14,860 m2

New Hotel Only (DC2)

 -    6,046 m2

 

=   20,906 m2

 

Unbuilt Floor Area

     33,892 m2

New Hotel (DC2)

 -    6,046 m2

Total

=   27,846 m2

 

 

Note: There is no "positive" or additive bonus for residential floor area because the existing Macdonald Hotel is over-density: 4.9 far vs. 4.0 permitted. This over-density must be doubled and subtracted from the DC2 area as a "Negative" Bonus.

 

Macdonald Centre: Heritage Conservation Bonus Calculation
(Commercial and Residential)

 

 

DC1 Ground Area

=

  2,275

m2 x 12.0

FAR =

  27,300 m2

DC2 Ground Area

=

11,353

m2 x 12.0

FAR =

 136,236 m2

Gross Site Ground Area

=

13,628

m2 x 12.0

FAR =

 163,536 m2

 

 

Gross Permitted Floor Area With Bonus:

 

DC2 Floor Area

    136,236 m2

Bonus (Twice Unused Floor Area)

      24,880 m2

Existing Building (DC1)

      14,860 m2

Total

=  175,976 m2

 

 

Developer Proposes to Build:

 

Existing Hotel

     14,860 m2

New Hotel

       6,046 m2

Office Tower I

      72,434 m2

Office Tower II

      38,611 m2

Total

=  131,951 m2

 

 

Unbuilt Floor Area

     175,976 m2

 

 -   131,951 m2

 

=     44,025 m2

 

Note: The 125% ceiling on use of the bonus is not reached: 163,536 m2 X 125% = 204,420 m2

 

The Gross Permitted Floor Area with Bonus is only 175,976 m2 which is under the 204,420 m2 ceiling.