PART 11: CENTRE CITY DISTRICTS

Division 7: Rules Governing Centre City Bonus Overlays

General

1195    (1)              The floor area ratio of the CC-MH, CC-MHX, CC-X and CC-COR land use districts may be increased from the maximum floor area ratio listed in the district in accordance with the bonus provisions of this Division.

(2)              For districts other than those listed in 1195(1), including Direct Control Districts approved prior to passage of this Part, the density maximums of that district will continue to apply and those districts are not eligible for the bonus densities set out in this Division.

Bonus Area Boundaries

1196    Bonus densities set out in this Division apply only to the bonus areas indicated on Map 9.

Map 9: Bonus Area Boundaries

 

 

Bonus Area A

1197    The maximum floor area ratio with bonuses for Bonus Area A is 7.0.

Back to Top

Bonus Area B

1198    (1)              Only developments containing units totaling a minimum gross floor area equal to a floor area ratio of 2.0 are eligible for bonusing under this Division.

(2)              Subject to subsection (1), the maximum floor area ratio with bonuses for Bonus Area B is 9.0 for developments containing units when the bonusable floor area ratio is provided as units.

Bonus Area C

1199    The maximum floor area ratio with bonuses for Bonus Area C is:

(a)        8.0; or

(b)        8.0, plus the total gross floor area of units, up to a maximum floor area ratio of 9.0.

Bonus Area D

1200    The maximum floor area ratio with bonuses for Bonus Area D is:

(a)        8.0; or

(b)        8.0, plus the gross floor area of units and the gross floor area of Hotel guest rooms, up to a maximum floor area ratio of 12.0.

Bonus Area E

1201    The maximum floor area ratio with bonuses for Bonus Area E is 4.0.

Heritage Density Transfer Increase

1202    The maximum floor area ratio with bonuses for Bonus Area A, B, C, D, or E may be increased by an additional 10 per cent when:

(a)        the additional 10 per cent floor area ratio is gained through a heritage density transfer from a site other than the development site, as defined for the purposes of this Division in section 1212; and

(b)        the additional floor area gained is equal to or less than the amount being transferred from the heritage site.

Back to Top

Bonus Earning Items

1203    Any of the following items, or combination thereof, may be used to earn a density bonus:

(a)        provision of indoor community amenity space within the development, as defined for the purposes of this Division in section 1213;

(b)        provision of publicly accessible private open space within the site, as defined for the purposes of this Division in section 1214;

(c)        provision of affordable housing units within the development, as defined for the purposes of this Division in section 1215;

(d)        Municipal Historic Resource designation by bylaw, registered covenant or equivalent agreement pursuant to the provisions set out in the Alberta Historical Resources Act, and restoration, on the development site;

(e)        incorporation of sustainable building features into the development, as outlined in section 1208;

(f)        contribution to the Beltline Community Investment Reserve Fund, as established by Council;

(g)        heritage density transfer from a site other than the development site designated by bylaw as a Municipal Historic Resource; or

(h)        density transfer from a parcel of land transferred to the City for park purposes.

Sustainable Building Feature Limitation

1204    After December 31, 2011, bonus earning item 1203 (e), sustainable building features, shall cease to be a bonus earning item.

Density Transfer Limitation

1205    (1)              There is no provision for density transfer from one parcel to another other than those bonus earning items listed in subsection 1203 (g) and (h).

(2)              Bonus earning items listed in subsection 1203 (g) and (h), heritage density transfer and park dedication transfer, may be from source sites located outside the bonus area boundaries set out in section 1196 and shall be located within the community in accordance with the purpose statements of the CC-MH, CC-MHX, CC-X and CC-COR districts as specified in section 1122(e), 1132 (e), 1162(e) and 1179(f).

Bonus Floor Area Calculation (Method 1)

1206    For the bonus earning items listed in subsection 1203 (a), (b) and (d), the allowable bonus floor area in square metres is equal to the total construction or restoration cost of the bonus earning item, divided by the average land value per square metre of buildable floor area multiplied by 0.75, such that:

Allowable bonus floor area = total construction cost/(average land value X 0.75).

Back to Top

Bonus Floor Area Calculation (Method 2)

1207    For the bonus earning item listed in subsection 1203 (c) the allowable bonus floor area in square metres is equal to the total construction cost of the affordable housing units, divided by the average land value per square metre of buildable floor area multiplied by 0.75, plus the gross floor area of the affordable housing units such that:

            Allowable bonus floor area = (total construction cost/(average land value X 0.75)) + gross floor area of affordable housing units.

Bonus Floor Area Calculation (Method 3)

1208    For the bonus earning item listed in subsection 1203 (e), the allowable bonus floor area in square metres is equal to a maximum floor area ratio of 1.0, where a floor area ratio of 1.0 is equal to 10 points, with points earned and pro-rated as follows:

(a)        1 point for every 15 per cent of total roof area, that is not eligible to be counted towards minimum landscaped area requirements, installed with a vegetated green roof, up to a maximum of 5 points;

(b)        4 points for housing diversity where a minimum of 10 per cent of all Dwelling Units are comprised of either multi-storey units at grade or 3 bedroom units above grade;

(c)        4 points for a mixed use building where one use is residential and the sum of all non-residential uses occupy at least 25 per cent of the gross floor area of the building and in determining such, a Live Work Unit is considered an non-residential use for the purposes of this calculation;

(d)        1 point for use of a renewable energy source that accounts for a minimum of 5 per cent of total annual energy use;

(e)        1 point for use of a renewable energy source that accounts for a minimum of 10 per cent of total annual energy use;

(f)        1 point for the reuse of a minimum of 75 per cent of an existing building shell or structure or both;

(g)        1 point for eliminating the use of potable water for irrigation of landscaping; and

(h)        1 point for a reduced development footprint to preserve or enhance existing natural or cultural site features that would not already be gained under a building setback or landscaped area requirement.

Bonus Floor Area Calculation (Method 4)

1209    For the bonus earning item listed in subsection 1203 (f), the allowable bonus floor area in square metres is equal to the contribution, divided by the average land value per square metre of buildable floor area, such that:

Allowable bonus floor area = contribution/average land value.

Bonus Floor Area Calculation (Method 5)

1210    For the bonus earning item listed in subsection 1203 (g), the heritage density transfer floor area in square metres is equal to the unconstructed gross floor area of a parcel, plus any floor area earned through restoration costs under the bonus earning item listed in subsection 1203 (d) and as calculated in section 1206, as a result of designation of a parcel by bylaw as a Municipal Historic Resource. Unconstructed gross floor area is equal to the maximum allowable floor area ratio for that parcel and district, including applicable bonuses, multiplied by the parcel size and, subtracting the gross floor area of the Municipal Historic Resource, such that:

            Transferable bonus floor area = maximum allowable gross floor area – Municipal Historic Resource gross floor area.

Bonus Floor Area Calculation (Method 6)

1211    For the bonus earning item listed in subsection 1203 (h), the transferable bonus floor area in square metres is equal to the maximum floor area ratio of the district, not including bonus provisions, multiplied by 2.5, such that:

Transferable bonus floor area = base density X 2.5.

Back to Top

Heritage Density Transfer

1212    For the purposes of this Division, heritage density transfer is defined as the transfer of floor area from a parcel designated by bylaw as a Municipal Historic Resource pursuant to the provisions set out in the Alberta Historical Resources Act (the source parcel) and transferred to a parcel other than the development parcel (the receiving parcel).

Indoor Community Amenity Space

1213    For the purposes of this Division, indoor community amenity space is defined as floor area provided for community purposes, including, but not limited to, offices, meeting rooms, assembly spaces, recreation facilities, educational facilities, cultural facilities, daycares and other social services, within the development, in perpetuity to the City, and in a form acceptable to the Approving Authority.

Publicly Accessible Private Open Space

1214    For the purposes of this Division, publicly accessible private open space is defined as outdoor open space located on the development parcel that is made available to the public through a registered public access easement agreement acceptable to the Approving Authority, and is in a location, form, configuration and constructed in a manner acceptable to the Approving Authority.

Affordable Housing Units

1215    For the purposes of this Division, affordable housing units are defined as non-market housing units provided within the development owned and operated by the City or a bona fide non-market housing provider recognized by Council.

Average Land Value

1216    For the purposes of this Division, average land value per square metre of buildable floor area for the area, or areas, is the value so approved by Council and as amended from time to time.

Back to Top

 

NEXT PART