8.7.7(c)
|
Minimum
Requirement:
(i) for a
containing a
in either the where the is not phased or the first phase of
the , where the
is phased, the minimum that must be achieved prior to
use of this item is: 7.0; and
(ii) in all other cases the minimum
that
must be achieved prior to use of this item is: 8.0. |
8.7.7(d) |
Requirements:
An electric vehicle charging
station includes the following:
(i) 1.0 battery charging unit with
a minimum 220.0 Volt capacity or fast charging ability
for each ; and
(ii) signage indicating which are
equipped with charging stations. |
8.7.8 |
ADDITIONAL
BICYCLE PARKING STALLS
Additional
bicycle parking stalls is the provision of supplementary
and associated change
room facilities in addition to the minimum required
of the
. The additional
and associated
facilities provided may be integrated into the stalls
and facilities required by the with
no physical separation. |
8.7.8(a) |
The
maximum incentive for this item is
1.0. |
8.7.8(b) |
Incentive
calculation:
Where
a provides additional bicycle
parking stalls the Incentive Ratio is 1:7.5.
Method:
Incentive
(square metres)
= provided
for
and
change rooms (square metres) multiplied
by 7.5. |
8.7.8(c) |
Minimum
Requirement:
(i) for a
containing a
in either the where the is not phased or the first phase of
the , where the
is phased, the minimum
that
must be achieved prior to use of this item is: 7.0; and
(ii) in all other cases the minimum
that
must be achieved prior to use of this item is: 8.0. |
8.7.8(d) |
Requirements:
Additional
bicycle parking stalls include the following:
(i)
located either within
the or in a separate structure
on the site;
(ii) a change room located either
within the
or in a separate structure
on the site with a minimum area of that contains:
(I) 1.0
locker for every 4.0 ;
(II) 1.0
shower for every 4.0 ;
(III) 1.0
grooming station consisting of wash basin, mirror and
electrical outlet for
every 4.0 ;
(iii) an area of for
each locker and for each shower;
(iv) use only by the tenants of
the ; and
(v) a location together with the
minimum required . |
8.8 |
BICYCLE STATION
A bicycle station is a facility
which provides secure bicycle parking for public use either
on a long-term basis or on a short-term, on-demand basis.
It provides facilities to its users that include showers,
lockers, toilets and grooming stations and may also contain
space for retail and service activities.
A bicycle station does
not replace the required of the ,
but is instead intended for use by third parties outside
of the . The diagram in 8.8.5
illustrates a potential implementation of the requirements
of 8.8.4. |
8.8.1 |
The maximum incentive for this item is
2.0. |
8.8.2 |
Incentive
calculation:
Where
a provides a bicycle station
the Incentive Ratio is 1:7.5.
Method:
Incentive
(square metres)
= provided
for the bicycle station (square metres) multiplied by
7.5. |
8.8.3 |
Minimum
Requirement:
(a) for
a containing a in either the where the is not phased or the first phase of
the , where the is
phased, the minimum that must be achieved prior to
use of this item is: 7.0; and
(b) in
all other cases the minimum that must be achieved prior
to use of this item is: 8.0. |
8.8.4 |
Requirements:
A
bicycle station includes the following:
(a)
that are not required
located either
within the
or in a separate structure on the site;
(b) a change room located
either within the or
in a separate structure on the site containing a minimum
of the following facilities:
(i) 1.0 shower for every 10.0
greater than the minimum
requirement for the first 200.0 ; and
(ii) 1.0 grooming station consisting
of wash basin, mirror and electrical outlet for every
10.0
greater than the minimum
requirement for the first 200.0 bicycle parking stalls
– class 1; and
(iii) 1.0 toilet for every 25.0
greater than the minimum
requirement for the first 100.0 ; and
(iv) 1.0 locker for every 4.0 bicycle
;
(c) use by the public and
no reservation for the sole use of the tenants of the
;
(d) for
calculation purposes an area of 0.4 square metres for
each locker and for
each shower;
(e) a
bicycle repair space of at minimum by in dimension; and
(f) where retail and service
uses are contained within the Bicycle Station their floor
areas are included in the incentive ;
(g) where located in a parkade:
(i) is on the closest parkade level
to and physically separated from
the ;
(ii) no
access provided only by stairs;
(iii) bicycle
lanes in parkade ramps where these are shared with motor
vehicles. |
8.8.5
|
Diagram:
(not to scale)

|
8.9 |
TRANSIT ENHANCEMENTS
Transit
enhancements is the construction of structures either
as part of a
or as a separate structure that provide shelter from the
elements to transit service users and that provide an
amenity and design standard exceeding standard transit
facilities. |
8.9.1 |
The
maximum incentive for this item is
0.5. |
8.9.2 |
Incentive
calculation:
Where
a provides a transit shelter
the Incentive Rate is Incentive Rate 1.
Method:
Incentive
(square metres) = sum of construction cost of the public
transit shelter ($) divided by Incentive Rate 1 ($). |
8.9.3 |
Minimum
Requirement:
(a) for
a containing a in either the where the is not phased or the first phase of
the , where the is
phased, the minimum that must be achieved prior to
use of this item is: 7.0; and
(b) in
all other cases the minimum that must be achieved prior
to use of this item is: 8.0. |
8.9.4 |
Requirements:
A
transit enhancement includes the following:
(a) a
location on the
and adjacent to, and accessible from, a public sidewalk;
(b) construction
to a standard approved by the ;
(c) public access during transit
operating hours;
(d) climate controlled from October
to May; and
(e) exterior
walls that consist primarily of windows that are clear
glazed except where the walls abut a and
where they contain structural elements of the . |
8.10 |
ACTIVE
ARTS
SPACE
Active
arts space is publicly accessible, internal space that
provides accommodation for one of the various branches
of creative activity concerned with the production of
imaginative designs, sounds or ideas. Active arts space
is intended for activities that require public accessibility,
e.g. performances, exhibitions. |
8.10.1 |
The
maximum incentive for this item is
4.0. |
8.10.2 |
Incentive
calculation:
Where
a development
provides active arts space the Incentive Rate is Incentive
Rate 1.
Method:
Incentive
(square metres)
= cost of active arts space ($) plus the capitalized,
future operating costs* (not including taxes) divided
by Incentive Rate 1 ($).
*
Future operating costs are calculated by multiplying $3,324.68
m2 by the amount of active arts space provided
in square metres (this is the Net Present Value of operating
costs based on $20 per square foot, a 2% cost escalation,
a 6% discount rate, and a 25 year period) |
8.10.3 |
Minimum
Requirement:
(a) for
a containing a in either the where the is not phased or the first phase of
the , where the is
phased, the minimum that must be achieved prior to
use of this item is: 7.0; and
(b) in
all other cases the minimum that must be achieved prior
to use of this item is: 8.0. |
8.10.4 |
Requirements:
Active
arts space includes the following:
(a) a location:
(i) at
or at the level;
(ii) fronting on to, with direct
access to and visible from the public sidewalk,
level open space, or
on-site pedestrian areas;
(b) entranceways and lobbies
that are clear glazed where they abut a public sidewalk
at or
the ;
(c) public access through a public
access agreement for the hours of operation defined in
the +15 Policy;
(d) an
agreement establishing the conditions for a long-term
lease for the active arts space to be entered into by
or its designated representative
(“the tenant”) and the
owner, such lease to contain the following terms:
(i) a
minimum term of 25.0 years;
(ii) a
total rent of $11.0 per square metre per year, subject
to (d)(iv);
(iii) subject to (d)(iv) and (v)
the owner
will pay the normal operating
and capital costs attributable to the active arts space
including without limitation property taxes if applicable,
security, maintenance, repair, cleaning, property management
fees and related costs up to the amount per square metre
that would normally be charged to office tenants in the
building;
(iv) the tenant will be responsible
for all extraordinary operating and capital costs that
are attributable to the active arts space, such as additional
security costs associated with the use of the space or
special events, additional cleaning necessitated by events
in the space, and maintenance and repair of the tenant’s
fixtures and equipment. will
provide appropriate security to ensure that the tenant
pays its costs and does not permit any liens to be placed
on the property;
(v) upon
expiry of the lease, the owner may elect, at the owner’s
sole and absolute discretion, to renew the lease on the
same terms and conditions or to not renew the lease, in
which case the tenant will vacate the space upon lease
expiry;
(vi) if at any time during the term
of the lease the space remains unoccupied or unused for
12 consecutive months the owner has the option of terminating
the lease upon giving 30
days written notice, provided that the conditions of (d)(vii)
are met;
(vii) that in the event of termination
prior to the end of the 25-year term of the lease,
will
receive financial compensation for the space as calculated
as the lesser of Incentive Rate 2 or the fair market value
based on the of the amenity space as estimated
by an independent appraiser and, in addition, any portion
of the unused, capitalized operating costs which were
included in the original incentive calculation;
(viii) the
lease will define the nature of the uses or tenants that
are deemed eligible to occupy the space. Eligible activities
will include artist studios, exhibition space, performing
arts space and rehearsal spaces. |
8.11 |
CULTURAL
SUPPORT
SPACE
Cultural
support space is an internal space that provides accommodation
for one of the various branches of creative activity concerned
with the production of imaginative designs, sounds or
ideas. Cultural support space is intended for activities
that do not require public accessibility, e.g. administration,
rehearsal space, storage. |
8.11.1 |
The
maximum incentive for this item is 4.0. |
8.11.2 |
Incentive
calculation:
Where
a provides cultural support
space the Incentive Rate is Rate 1.
Method:
Incentive
(square metres)
= cost of cultural support space ($) plus the capitalized,
future operating costs* (not including taxes) divided
by Incentive Rate 1 ($).
*
Future operating costs are calculated by multiplying $3,324.68
m2 by the amount of cultural support space
provided in square metres (this is the Net Present Value
of operating costs based on $20 per square foot, a 2%
cost escalation, a 6% discount rate, and a 25 year period) |
8.11.3 |
Minimum
Requirement:
(a) for
a containing a in either the where the is not phased or the first phase of
the , where the is
phased, the minimum that must be achieved prior to
use of this item is: 7.0; and
(b) in
all other cases the minimum that must be achieved prior
to use of this item is: 8.0. |
8.11.4 |
Requirements:
A
cultural support space includes the following:
(a) access
to the tenant during the ’s
normal office hours unless otherwise agreed upon in the
lease agreement;
(b) a
location above
where the space is used for administration;
(c) an agreement establishing
the conditions for a long-term lease for the cultural
support space to be entered into by or its designated representative (“the
tenant”) and the
owner, such lease
to contain the following terms:
(i) a
minimum term of 25.0 years;
(ii) a
total rent of $11.0 per square metre per year, subject
to (c)(iv);
(iii) subject
to (c)(iv) and (v) the owner
will pay the normal operating
and capital costs
attributable to the cultural support space including without
limitation property taxes if applicable, security, maintenance,
repair, cleaning, property management fees and related
costs up to the amount per square metre that would normally
be charged to office tenants in the building;
(iv) the
tenant will be responsible for all extraordinary operating
and capital costs that are attributable to the cultural
support space, such
as additional security costs associated with the use of
the space, additional cleaning necessitated by use of
the space, and maintenance and repair of the tenant’s
fixtures and equipment. will
provide appropriate security to ensure that the tenant
pays its costs and does not permit any liens to be placed
on the property;
(v) upon
expiry of the lease, the owner may elect, at the owner’s
sole and absolute discretion, to renew the lease on the
same terms and conditions or to not renew the lease, in
which case the tenant will vacate the space upon lease
expiry;
(vi) if
at any time during the term of the lease the space remains
unoccupied or unused for 12 consecutive months the owner
has the option of terminating the lease upon giving
30
days written notice, provided that the conditions of (c)(vii)
are met;
(vii) that
in the event of termination prior to the end of the 25-year
term of the lease, will
receive financial compensation for the space as calculated
as the lesser of Incentive Rate 2 or the fair market value
based on the of
the amenity space as estimated by an independent appraiser
and, in addition, any portion of the unused, capitalized
operating costs which were included in the original incentive
calculation;
(viii) the
lease will define the nature of the uses or tenants that
are deemed eligible to occupy the space. Eligible activities
will include administration and
storage. |
8.12 |
COMMUNITY SUPPORT FACILITIES
Community
support facilities are spaces allocated to specific that have been determined by
to
support community activity and functionality. |
8.12.1 |
The
maximum incentive for this item is
2.0. |
8.12.2 |
Incentive
calculation:
Where
a provides community support
facilities the Incentive Ratio is 1:1.
Method:
Incentive
(square metres)
= provided
for the community support facility (square metres) multiplied
by 1.0. |
8.12.3 |
Minimum
Requirement:
(a) for
a containing a in either the where the is not phased or the first phase of
the , where the
is
phased, the minimum that must be achieved prior to
use of this item is: 7.0; and
(b) in
all other cases the minimum that
must be achieved prior to use of this item is: 8.0. |
8.12.4 |
Requirements:
Community
support facilities includes the following:
(a) provision
of space for one or more of the following :
(i) ;
(ii) ;
(iii) ;
(iv) ;
(v) ;
(vi) ;
(vii) ;
(viii) ;
(ix) ;
(x) ;
(xi) ;
(xii) ;
(xiii) ;
(xiv) ;
(xv) ;
(xvi) ;
(xvii) ;
(xviii)
;
(xix) ;
(xx) ;
(xxi) ;
and
(xxii) ;
(b) the
identification in floor plans of the proposed
of the space that is to be allocated to the community
support facility; and
(c) the
requirement for a upon change of . |
8.13 |
HERITAGE DENSITY TRANSFER
Heritage
density transfer is the transfer to a receiving
of that
could have been achieved on a source
were it not for
the constraints imposed
by the retention and preservation of a historic
and its designation as a Municipal Historic Resource. |
8.13.1 |
The
maximum incentive for this item is 5.0. |
8.13.2 |
Incentive
calculation:
Where
a provides a heritage
density transfer the additional is directly transferred in square
metres.
Method:
The
is
transferred as a square metre value to the receiving and the transfer is registered
as a caveat on the Certificate of Title of the source
(s). |
8.13.3 |
Minimum
Requirement:
(a) for a
containing a Hotel
in either the where the is not phased or the first phase of
the , where the is
phased, the minimum that must be achieved prior to
use of this item is: 7.0; and
(b) in
all other cases the minimum that must be achieved prior
to use of this item is: 8.0. |
8.13.4 |
Requirements:
A
heritage density transfer includes:
(a) a
transfer agreement that is registered on the Certificate
of Title of the (s)
from which the density has been transferred;
(b) a land use redesignation
of the from
which the density has been transferred to a Direct Control
District in which the allowable maximum remaining after the transfer is
regulated;
(c) a land use redesignation
of the
to a Direct Control District in which the allowable maximum
achieved
through the transfer is regulated;
(d) a maximum of 5.0 of
the receiving ,
calculated in square metres that has been achieved through
heritage density transfer;
(e) transfers
only to receiving
located within the Commercial Residential district;
(f) transfers only from
where legal protection
through designation as a Municipal Historic Resource has
been completed; and
(g) only a one-time transfer
from the from which the density has
been transferred to the receiving
with no further
transfer possibility.
|
8.14 |
HISTORIC
RESOURCE RETENTION
Historic
resource retention is incentive for the retention, restoration
and preservation of entire ,
or features of historic significance
on the of the . Although all efforts
should be undertaken to retain and preserve the entire
on site, where it is impractical
to do so the retention of individual features
that are of historic significance also provides for this
incentive density. |
8.14.1 |
The
maximum incentive for this item is
5.0. |
8.14.2 |
Incentive
calculation:
Where
a provides historic resource
retention:
(a) the
Incentive Rate for the retention of a
feature is Incentive Rate 2; and
(b) the Incentive Rate for
the retention of the entire historic is
Incentive Rate 3.
Method:
Incentive
(square metres)
= marginal extra cost of retention of the historic resource
($) divided by Incentive Rate 2 ($) in the case of the
retention of features
or Incentive Rate 3 in the case of the retention of the
entire .
Cost
of retention includes costs for repair, restoration and
improvement. |
8.14.3 |
Minimum
Requirement:
(a) for
a containing a in either the where the is not phased or the first phase of
the , where the is
phased, the minimum that must be achieved prior to
use of this item is: 7.0; and
(b) in
all other cases the minimum that must be achieved prior
to use of this item is: 8.0. |
8.14.4 |
Requirements:
Historic
resource retention includes:
(a) where
the is
listed on the Inventory of Evaluated Historic Resources;
(b) maintaining
the historic resource or feature
in its approved location on the
or within the where
it is incorporated into a new ;
(c) an
agreement between the and the developer establishing the
total cost of retention of the heritage resource prior
to approval; and
(d) designation of the historic
resource as a Municipal Historic Resource pursuant to
the Historical
Resources Act by a Bylaw approved by . |
8.15 |
DENSITY TRANSFER FOR SUNLIGHT
PRESERVATION
Density
transfer for sunlight preservation is the transfer of
that that could have
been achieved on a
were it not for a
constraint imposed by rules protecting specific public
spaces from being cast in shadow. The difference in density
between the source
achievable and
the potential assumed
for the had
it not been constrained by sunlight protection aspects
may be transferred to a receiving
to increase its . |
8.15.1 |
The
maximum incentive for this item is
2.0. |
8.15.2 |
Incentive
calculation:
Where
a provides a density transfer
for sunlight preservation the additional is directly transferred in square
metres.
Method:
The
is
transferred as a square metre value to the receiving and the transfer is registered
as a caveat on the Certificate of Title of the source
. |
8.15.3 |
Minimum
Requirement:
(a) for
a
containing a in either the where the is
not phased or the first phase of the , where the is phased, the minimum that
must be achieved prior to use of this item is: 7.0; and
(b) in
all other cases the minimum that must be achieved prior
to use of this item is: 8.0. |
8.15.4 |
Requirements:
A
transfer for sunlight preservation includes the following:
(a) a transfer agreement
that is registered on the Certificate of Title of the
(s) from which the density
has been transferred;
(b) a
land use redesignation of the
from which the density has been transferred to a Direct
Control District in which the allowable maximum
remaining
after the transfer is regulated;
(c) a
land use redesignation of the
to a Direct Control District in which the allowable maximum
achieved through
the transfer is regulated;
(d) a maximum of 2.0 of
the receiving ,
calculated in square metres, achieved through
transfer for sunlight preservation; and
(e) compliance with section 1311. |
8.16 |
DENSITY TRANSFER FOR ADAPTIVE
REUSE
Density
transfer for adaptive reuse is the transfer to a receiving
of that has been achieved
by the adaptive reuse of
or significant portions of
on a source
as defined in 8.17. |
8.16.1 |
The
maximum incentive for this item is 1.0. |
8.16.2 |
Incentive
calculation:
Where
a provides a density transfer
for adaptive reuse the additional is directly transferred in square
metres.
Method:
The
is
transferred as a square metre value to the receiving
and
the transfer is registered as a caveat on the Certificate
of Title of the source (s). |
8.16.3 |
Minimum
Requirement:
(a) for
a
containing a in either the where the is not phased or the first phase of
the , where the is
phased, the minimum that must be achieved prior
to use of this item is: 7.0; and
(b) in
all other cases the minimum that must be achieved prior
to use of this item is: 8.0. |
8.16.4 |
Requirements:
A
density
transfer for the adaptive reuse includes:
(a) a
transfer agreement that is registered on the Certificate
of Title of the (s)
from
which the density has been transferred;
(b) a
land use redesignation of the from
which the density has been transferred to a Direct Control
District in which the allowable maximum remaining after the transfer
is regulated;
(c) a
land use redesignation of the
to
a Direct Control District in which the allowable maximum
achieved
through the transfer is regulated;
(d) a
maximum of 1.0 of the receiving ,
calculated in square metres that has been achieved through
density transfer for
the adaptive reuse of ;
(e) transfers
only to receiving
designated with the CR20-C20/R20 district; and
(f) transfers
only from source
that have redeveloped in accordance with the requirements
of item 8.17. |
8.17 |
ADAPTIVE REUSE
Adaptive
reuse is the retention and reuse of an existing
or significant portions of the ’s
structure on the
. |
8.17.1 |
The
maximum incentive for this item is
2.0. |
8.17.2 |
Incentive
calculation:
Where
a
provides the requirements
of 8.17.4 the Incentive Ratio is 1:2.0.
Method:
Incentive
(square metres)
= of
the retained
(square metres) multiplied by 2.0. |
8.17.3 |
Minimum
Requirement:
(a) for a
containing a
in either the where the is
not phased or the first phase of the ,
where the is phased, the minimum
that
must be achieved prior to use of this item is: 7.0; and
(b) in all other cases the minimum
that
must be achieved prior to use of this item is: 8.0. |
8.17.4 |
Requirements:
Adaptive
reuse includes the following:
(a) the
redevelopment of an existing ;
(b) the
retention of 75.0 per cent of the of the and
(c) proper removal of recyclable
materials prior to demolition. |
8.18 |
DESIGN
FOR UNIVERSAL ACCESSIBILITY
Design
for universal accessibility is the design of a
to meet enhanced accessibility
standards that exceed any minimum
standards as established in this Bylaw. |
8.18.1 |
The
maximum incentive for this item is
1.0 |
8.18.2 |
Incentive
calculation:
Where
a
provides a
designed for enhanced accessibility the Incentive Ratio
is 1:1.5.
Method:
Incentive
(square
metres) = of
designed in accordance with
enhanced accessibility standards (square metres) multiplied
by 1.5. |
8.18.3 |
Minimum
Requirement:
(a) for
a
containing a
in
either the where the is not phased or the first phase of
the , where the is phased, the
minimum
that must be achieved
prior to use of this item is: 7.0; and
(b) in all other cases the minimum
that must be achieved prior to use of this item is: 8.0. |
8.18.4 |
Requirements:
A
design for universal accessibility includes the following:
(a) a smooth, unobstructed floor
space of a minimum dimension of 1800.00 millimetres length
and 1800.00 millimetres width in each kitchen, bathroom
and hallway to enable the turning of a wheelchair
or mobility device;
(b) hallways with a width greater
than 1.0 metres and no changes in floor level;
(c) a
bedroom, kitchen and a bathroom on the same floor as the
entrance to the ;
(d) a step-free entrance
to the ; and
(e) an
accessible , with a minimum width
of 4.0 metres, associated with each
designed in accordance
with these requirements. |
8.19 |
DWELLING UNIT MIX
Dwelling
unit mix is the construction of
containing 3 or more bedrooms. |
8.19.1 |
The
maximum incentive for this item is
2.0. |
8.19.2 |
Incentive
calculation:
Where
a provides
containing 3.0 or more
rooms designed as bedrooms the Incentive Ratio is 1:2.0.
Method:
Incentive
(square metres)
= of
containing 3.0 or more
bedrooms (square metres) multiplied by 2.0. |
8.19.3 |
Minimum
Requirement:
(a) for
a
containing a
in
either the where the is not phased or the first phase of
the , where the is phased, the
minimum
that must be achieved
prior to use of this item is: 7.0; and
(b) in all other cases the minimum
that must be achieved prior to use of this item is: 8.0. |
8.19.4 |
Requirements:
A
with a dwelling unit
mix includes the following:
(a) the
provision of
comprised of 3.0 or more bedrooms;
(b) two bedrooms with 1.0 or more
windows in each;
(c) a natural source of light in
each bedroom;
(d) a minimum of
9.0 square metres for each bedroom;
(e) a
separate living area separate from each bedroom in each
; and
(f) a minimum of
100.0 square metres for each . |
8.20 |
INNOVATIVE
PUBLIC AMENITY
An
innovative public amenity is a
feature that has not been considered under any of the
other incentive items in this table, but which is determined
by to provide
a benefit to the public. |
8.20.1 |
The
maximum incentive for this item is
1.0. |
8.20.2 |
Incentive
calculation:
Where
a development provides an innovative amenity the Incentive
Rate is Incentive Rate 1.
Method:
Incentive
(square metres)
= cost of amenity ($) divided by Incentive Rate 1 ($). |
8.20.3 |
Minimum
Requirement:
(a) for
a
containing a
in
either the where the is not phased or the first phase of
the , where the is phased, the
minimum
that must be achieved
prior to use of this item is: 7.0; and
(b) in all other cases the minimum
that must be achieved prior to use of this item is: 8.0. |
8.20.4 |
Requirements:
An
innovative public amenity includes the following:
(a) a benefit to the community
in which the density is being accommodated;
(b) no items or amenities that
are achievable or required through other means, including
the other incentive amenity items in this table;
(c) no
standard features of a ;
(d) an
amount of additional commensurate with the cost of the
amenity item provided;
(e) where
located at the level, front on to, be visible
from and have direct access to ; and
(f) the
sole discretion of the to determine whether the proposed
amenity feature is considered an innovative public amenity. |
8.21 |
EXCEPTIONAL DESIGN
Exceptional
design is such that it incorporates architectural and
urban design features and/or technologies that are deemed
by the to
significantly enhance through visual and functional impacts
the character of the urban environment. |
8.21.1 |
The
maximum incentive for this item is
1.0. |
8.21.2 |
Incentive
calculation:
Where
a has been determined
by the to provide
the requirements of 8.21.4, the additional is 1.0. |
8.21.3 |
Minimum
Floor Area Ratio
Requirement:
(a) for
a
containing a in either the where the is not phased or the first phase of
the , where the is
phased, the minimum that must be achieved prior
to use of this item is: 7.0; and
(b) in
all other cases the minimum that must be achieved prior
to use of this item is: 8.0. |
8.21.4 |
Requirements:
Exceptional
design includes two or more of the following:
(a) massing,
orientation and façade design not commonly implemented
in the CR20-C20/R20 District and that contributes to a
memorable skyline and urban environment;
(b) envelope
designs employing materials or technology that have a
positive effect on the public realm and are not commonly
implemented in the CR20-C20/R20 District;
(c) a
floor plan that is not typical of
in the CR20-C20/R20 District;
(d) improvements to the pedestrian
environment in terms of sunlight penetration;
(e) a
positive contribution through architecture, urban design
and to the vibrancy and activity
of the pedestrian environment and the
interfaces with the public realm at . |
8.22 |
INDOOR
PUBLIC HOTEL SPACE
Indoor
public hotel space is publicly accessible indoor space
that can be used by guests, conference attendees and
the general public without having to be guests of the
or
customers of a
within the . Restaurant, lounge, café,
retail and conference
areas, when located at
and at the level in the –
and one above for conference facilities
– and open to the public are considered to be indoor public
space. |
8.22.1 |
The
maximum incentive for this item is for
this item 8.0. |
8.22.2 |
Incentive
Calculation:
Where
a
provides:
(a) indoor
public hotel space that is conference facility space the
Incentive Ratio is: 1:18; and
(b) for
all other indoor hotel public spaces the Incentive Ratio
is 1:10.
Method:
Incentive
(square metres)
= of
the amenity space provided (square metres) multiplied
by 10.0 or 18.0 for conference facilities. |
8.22.4 |
The
minimum that must be achieved
prior to use of this item is 7.0 |
8.22.5 |
Requirements:
An
indoor public hotel space includes the following:
(a) a design as a distinct space
within the that
does not contain a guest reception area or administration
offices;
(b) where
the space is not a conference facility, public accessibility
through a public access agreement during normal operating
hours; and
(c) where
conference facilities area located at the level, a location with
direct access to ; and
(d) where
the meets
the exceptional design criteria of item 8.21. |
8.23 |
+15 SKYWALK SYSTEM BRIDGE
The
is the
construction of a bridge in accordance with the +15 Policy. The diagram in 8.23.5
illustrates a potential implementation of the requirements
of 8.23.4. |
8.23.1 |
The
maximum incentive for this item is
1.0 for
each and a
maximum of 2.0 in
total. |
8.23.2 |
Incentive
calculation:
Where
a provides a :
(a) where more than 50.0 per cent
of the floor area of the bridge is below a glazed roof,
the floor area is calculated at a ratio of 1:22.5; and
(b) in all other cases the Incentive
Ratio is 1:20.
Method:
Incentive
(square metres)
= of the bridge provided
(square metres) multiplied by 20.0 or 22.5. |
8.23.3 |
The
minimum
that must be achieved prior to use of this item is
11.0. |
8.23.4 |
Requirements:
A
includes
the following:
(a) a
location within the boundaries of the as identified in the +15 Policy
and Centre City Plan and in locations approved by the
;
(b) a design in accordance with
the +15 Policy;
(c) an environmentally controlled
space; and
(d) construction
simultaneously with the
and completion with the . |
8.23.5 |
Diagram:
(not to scale)

|
8.24 |
+15
SKYWALK
SYSTEM
FEATURE ACCESS
A
feature
access is either an escalator or stair that creates a
focal point within a .
Its main function is to emphasize through visibility and
direct access the entrance to the and
allow efficient pedestrian movement between
and the level.
The diagram in 8.24.5 illustrates a potential implementation of the
requirements of 8.24.4. |
8.24.1 |
The
maximum incentive for this item is
1.0. |
8.24.2 |
Incentive
calculation:
Where
a
provides a feature access the Incentive
Ratio is 1:30.
Method:
Incentive
(square metres)
= footprint floor area of the escalator or stair provided
(square metres) multiplied by 30.0. |
8.24.3 |
The
minimum that must be achieved
prior to use of this item is 11.0. |
8.24.4 |
Requirements:
A
feature access includes the
following:
(a) a design in accordance with
the +15 Policy;
(b) providing
access between
and the level
in both directions;
(c) minimum tread widths of:
(i)
for
an escalator; or
(ii) for a stair;
(d) a
location directly
visible
and accessible from the
public sidewalk;
(e) signage;
and
(f) accessibility
to the public in accordance with the +15 Policy. |
8.24.5 |
Diagram:
(not to scale)

|
8.25 |
ACTIVE +15 SKYWALK SYSTEM WALKWAY
A
has
enhanced design elements compared to the standard requirements
of the +15 Policy. It is a positive contribution to the
through
visible retail spaces and views of the city. The diagram
in 8.25.5 illustrates a potential implementation of the
requirements of 8.25.4. |
8.25.1 |
The
maximum incentive for this item is
1.0. |
8.25.2 |
Incentive
calculation:
Where
a provides an active
the Incentive Ratio
is 1:4.
Method:
Incentive
(square metres)
= of the active
provided (square metres)
multiplied by 4.0. |
8.25.3 |
The
minimum that must be achieved
prior to use of this item is 11.0. |
8.25.4 |
Requirements:
An
active includes
the following:
(a) a design in accordance with
the +15 Policy;
(b) either
of the following along a minimum of 60.0 per cent of the
(excluding elevator
cores and sections containing structural elements of the
):
(i) glazing
with unobscured glass providing a view to the ;
(ii) unobstructed
views to external windows glazed with unobscured glass
providing views to the adjacent ,
or
(iii) unobstructed
views to active retail or commercial uses; and
(c) a minimum of 50.0 per
cent of the interior wall of the
that is clear
glazed with the exception of sections containing structural
elements of the . |
8.25.5 |
Diagram: (no
to scale)

|
8.26 |
CONTRIBUTION
TO AFFORDABLE HOUSING FUND
Contribution
to Affordable Housing Fund is a financial contribution
to a civic fund to be used to support off-site development
of affordable or non-market housing. |
8.26.1 |
The
maximum incentive for this item is
2.0. |
8.26.2 |
Incentive
calculation:
Where
a provides
a contribution to a civic fund for affordable housing
or non-market housing the Incentive Rate is Incentive
Rate 3.
Method:
Incentive
(square
metres) = contribution amount ($) divided by Incentive
Rate 3 ($). |
8.26.3 |
The
minimum that must be achieved
prior to use of this item is 11.0. |
8.26.4 |
Requirements:
A
Contribution to the Affordable Housing Fund includes:
(a) a financial contribution to
a civic fund; and
(b) achievement of an additional
8.0 through
public amenity items 8.0 to 8.25, of which 1.0
must
be a contribution to the at Incentive
Rate 2 in accordance with item 8.1. |
8.27 |
CONTRIBUTION TO CENTRAL BUSINESS
DISTRICT IMPROVEMENT FUND RATE 3
Financial
contributions to a dedicated fund to be used to support
off-site public realm improvements in the CR20-C20/R20
District. Off site public realm improvements include,
but are not limited to, improvements to public sidewalks,
squares and parks and the acquisition of land for public
squares and parks. |
8.27.1 |
The
maximum incentive for this item is
4.0. |
8.27.2 |
Incentive
calculation:
Where
a provides a contribution
to the
Rate 3 the Incentive
Rate is Incentive Rate 3.
Method:
Incentive
(square metres)
= contribution amount ($) divided by Incentive Rate 3
($). |
8.27.3 |
The
minimum that must be achieved prior
to use of this item is 11.0. |
8.27.4 |
Requirements:
A
contribution to the
Rate 3 includes the
following:
(a) achievement of an additional
8.0 through
public amenity items 8.0 to 8.26, of which 1.0
must
be a contribution to the
at Incentive Rate
2 in accordance with item 8.1. |
8.28 |
CONTRIBUTION TO CENTRAL BUSINESS
DISTRICT IMPROVEMENT FUND RATE 4
Financial
contributions to a dedicated fund to be used to support
off-site public realm improvements in the central business
district. Off site public realm improvements include,
but are not limited to, improvements to public sidewalks,
squares and parks and the acquisition of land for public
squares and parks. |
8.28.1 |
The
maximum incentive for this item is
3.0. |
8.28.2 |
Incentive
calculation:
Where
a provides a contribution
to the
Rate 4 the Incentive
Rate is Incentive Rate 4.
Method:
Incentive
(square metres)
= contribution amount ($) divided by the Incentive Rate
4 ($) |
8.28.3 |
The
minimum that must be achieved prior
to use of this item is 15.0.
|
8.28.4 |
Requirements:
A contribution to the
rate 4 includes the
following:
(a) achievement of an additional
12.0 through
public amenity items 8.0 to 8.26, of which 1.0
must
be a contribution to the
at Incentive Rate
2 in accordance with item 8.1. |