3.191-4

   a
4.1.The maximum number of Dwellings within all land subject to this Special Area Zone is 3000. 
4.2.The maximum Height is 75.0 m. 
4.3.The minimum Ground Floor Height for non-Residential Uses is 4.0 m. 
4.4.The maximum Floor Area Ratio is 8.0 per Block. 
4.5.Despite the definition of Floor Area Ratio, Floor Area associated
with Residential Uses is excluded from the calculation of the maximum Floor
Area Ratio where a minimum of 10% of all Dwellings:		 
 
4.5.1.comply with the inclusive design requirements of Section 5.50 of the Zoning Bylaw;
4.5.2.have a Floor Area greater than 100 m2, a minimum of 3 bedrooms, are located below the 10th Storey of the building, and have:
 
4.5.2.1.access to an outdoor Common Amenity Area designed for children of at least 50.0 m2; and
4.5.2.2.dedicated and enhanced bulk storage within the Dwelling or within the building; or
 
4.6.The maximum Floor Area Ratio is increased by 1.0 where a minimum of 30% ofall Supportive Housing Sleeping Units comply with the inclusive design requirements of Section 5.50 of the Zoning Bylaw. 
4.7.The minimum Setback abutting a Street is 1.0 m, unless 1 or more of the following applies: 
 
4.7.1.The minimum Setback for Ground Floor non-Residential Uses where Abutting a Street with a sidewalk width 4.7 m or greater, measured from the Lot line to the curb is 0.0 m.
4.7.2.The minimum Setback for portions of development with Residential Uses on the Ground Floor Abutting a Street, where a Treed Boulevard is present is 3.0 m.
4.7.3.The minimum Setback for portions of development greater than 16.0 m in Height is 4.5 m.
4.7.4.Despite Section 4.7.3 of this Zone, up to 1/3 of a Tower Facade facing an Abutting Street may extend to ground level.
 
4.8.Despite Sections 4.7 and 4.9 of this Zone, outdoor display areas and Public
Space may be located in a Setback Abutting a Street.		 
4.9.The maximum Setback for Ground Floor non-Residential Uses abutting a Street
is 3.0 m, unless 1 or more of the following applies:		 
 
4.9.1.there is no maximum Setback for portions of development above the Ground Floor.
4.9.2.there is no maximum Setback to accommodate open spaces, parks, plazas, locations of art, seating areas, and other amenities at ground level that are complementary to the adjacent streetscape.
 
4.10.The minimum Setback abutting an Alley is 0.0 m, except the minimum Setback for portions of development greater than 16.0 m in Height is 3.0 m. 
4.11.The maximum Tower Floor Plate for portions of Towers greater than 23.0 m in Height is 850 m2. 
4.12.Despite Section 4.11 of this Zone, the maximum Tower Floor Plate for portions of the Tower greater than 23.0 m in Height is increased to 1,100 m2 where: 
 
4.12.1.located in Block A;
4.12.2.the maximum Height is 60.0 m; and
4.12.3.where the maximum Façade length for portions of the building above 23.0 m in Height and adjacent to 28 Avenue NW is 30.0 m.
 
4.13.The minimum separation between Towers, for portions of Towers greater than 23.0 m in Height is 25.0 m. 
4.14.A Public or Common Amenity Area must be provided between a Tower and a Street where a Podium is not provided. 
4.15.Towers must mitigate microclimatic impacts based on a Wind Impact Assessment and Sun Shadow Impact Study, where applicable, in compliance with Section 7.140 of the Zoning Bylaw. 
4.16.The Development Planner may consider a variance to Sections 4.7.4, 4.11, 4.12, 4.13, and 4.14 of this Zone taking into consideration factors such as: 
 
4.16.1.the orientation and placement of the Tower and associated visual, sun, shadow, and microclimatic impacts on Amenity Areas, Pathways, and Abutting residential or mixed use developments;
4.16.2.the context of the Site in relation to the location and Height of buildings on Abutting Sites; and
4.16.3.recommendations and mitigation measures specified in any required technical studies or applicable urban design guidelines.