APPENDIX Six: FLOOR PLATE LIMITATIONS AND BUILDING SEPARATION
appendix
6
FLOOR PLATE LIMITATIONS AND BUILDING SEPARATION
The visual impact of increased building height and scale can be offset by
limitations on floor plate sizes for taller buildings. Constraints on floor plate
size for the upper levels of buildings help to avoid bulky taller buildings and
contribute to a more graceful skyline. Floor plate size limits are not applied to
the lower base level of tall buildings in order to allow for greater design flexibility
and to encourage continuous street wall conditions at the pedestrian level.
Height
Floor Plate Limitations
Portion of building less than 20 m
•N
o residential or commercial floor
plate size restrictions
Portion of building between 20 m
to 30 m
•R
esidential floors should not exceed
930 m2 (10,010 ft2) gross area
•C
ommercial floors should not
exceed 1,500 m2 (16,146 ft2)
gross area
Portion of building greater than 30 m
•R
esidential floors should not exceed
650 m2 (7,000 ft2) gross area
•C
ommercial floors shall not exceed
1,000 m2 (10,764 ft2) gross area
Schematic examples of floor plate size restrictions applied on commercial
and residential building forms
City of Victoria | Downtown Core Area Plan | appendix
45A
APPENDIX Six: FLOOR PLATE LIMITATIONS AND BUILDING SEPARATION
RESIDENTIAL BUILDING SEPARATION GUIDELINES
Minimum separation distances between the faces of tall multi-residential and mixed-use buildings enhances privacy, open up views between buildings, and permit access
to sunlight and views of the sky. The following guidelines are based on the principle of increasing building separation in relation to increased building height.
Building Element
Height Above
Grade (Metres)
Minimum Clearance
to Side Property Line
(Metres)
Minimum Clearance
to Rear Property Line
(Metres)
Exterior Wall
0–30
3
3
Notes
– Does not apply to the building base level within the front half of a parcel to
encourage continuous street walls and accommodate residential uses along
adjacent streets
– Where feasible, additional clearances for windows are encouraged to
enhance livability for residential uses
Balconies
30–72
6
6
45–72
10
10
0–30
3.5
3.5
30–45
5.5
5.5
45–72
5.5
5.5
45–72
9.5
9.5
– Applies if subject property is greater than 45 m in height and is located
directly adjacent to an existing building that is greater than 45 m in height
–A
pplies if subject property is greater than 45 m in height and is located
directly adjacent to another building that is greater than 45 m in height
Additional Notes:
–A
ll separation distances described above do not include architectural
features such as cornices, parapets, guards, handrails, fin walls, slab edges,
window brows, or sunscreens
–B
uilding separation distances are to be doubled where two or more buildings
are located on the same parcel
–R
esidential building separation distances apply only to residential dwellings
that are contained in a mixed-use building.
46A
City of Victoria | Downtown Core Area Plan | appendix
APPENDIX Six: FLOOR PLATE LIMITATIONS AND BUILDING SEPARATION
COMMERCIAL BUILDING SEPARATION GUIDELINES
Building Element
Height Above
Grade (Metres)
Minimum Clearance
to Side Property Line
(Metres)
Minimum Clearance
to Rear Property Line
(Metres)
Exterior Wall
0–15
0
0
0–20
Notes
– Building base height varies depending on street wall design policies
described in this Plan (See Section 6: Urban Design)
– A minimum 3 m clearance to side and rear property lines is required where
residential uses are located within the rear half of the parcel
– Where feasible, additional clearances for windows are encouraged to
enhance livability for residential uses and to enhance sunlight access for
commercial uses
– Building base levels may abut side-yard properties so as to create
continuous street walls in association with bases on adjacent parcels
Balconies
20–30
3
3
30–45
6
6
45–72
6
6
45–72
9
10
– Applies if subject property is greater than 45 m in height and is located
directly adjacent to an existing building that is greater than 45 m in height.
– Clearance for balconies is measured from outermost face of the balcony.
0–30
3.5
3.5
30-45
5.5
5.5
45-72
5.5
5.5
45-72
9.5
9.5
–A
pplies if subject property is greater than 45 m in height and is located
directly adjacent to another building that is greater than 45 m in height.
Additional Notes:
– All separation distances described above do not include architectural
features such as cornices, parapets, guards, handrails, fin walls, slab edges,
window brows, or sunscreens
– Building separation distances are to be doubled where two or more buildings
are located on the same parcel
– Commercial building separation distances apply only to commercial uses that
are in a mixed-use building.
City of Victoria | Downtown Core Area Plan | appendix
47A