Pre-planning and feasibility
The buildable envelope, in one screen.
A 20,000 sf lot at 2.5 FSR carries 50,000 sf of permitted density — until an 18 m height limit caps it at 39,000. Zonelor shows you which rule binds before you spend a dollar on diligence.
The bylaw text is the citation, not the product. No login, no email wall, ever.
Buildable envelope calculator
Density bindsDensity binds before height: FSR caps you at 54,450 sf, reachable in 5 of the 6 permitted storeys, so 17,424 sf of height envelope sits unused.
Buildable GFA
54,450 sf
5 storeys on plate
Footprint
11,979 sf
coverage governs
Units
61
@ 750 sf net
Parking
43 stalls
15,050 sf consumed
| Lot area × FSR21,780 × 2.5 | 54,450 sf |
|---|---|
| Footprint after setbacks(132 − 2×3m) × (165 − 5m − 6m) | 14,663 sf |
| Footprint at max coverage21,780 × 55% | 11,979 sf |
| Height-constrained GFA11,979 sf × 6 storeys | 71,874 sf |
| FSR-constrained GFAlot area × FSR | 54,450 sf |
| Buildable GFAlesser of the two | 54,450 sf |
| Net saleable54,450 sf × 85% | 46,283 sf |
| Unit count46,283 ÷ 750 sf | 61 |
| Required stalls61 × 0.7 | 43 |
| Parking area43 × 350 sf | 15,050 sf (28% of GFA) |
Verify before you rely — this is indicative feasibility arithmetic on the numbers above, not a planning opinion. Overlays, heritage designations, site-specific exceptions, bonusing and approvals all move the answer. Confirm every figure with the municipality and a qualified planner before you transact.
Density sensitivity
| FSR | Buildable GFA | Units | Binds |
|---|---|---|---|
| 1.50 | 32,670 sf | 37 | fsr |
| 2.00 | 43,560 sf | 49 | fsr |
| 2.50 | 54,450 sf | 61 | fsr |
| 3.00 | 65,340 sf | 74 | fsr |
| 3.50 | 71,874 sf | 81 | height |
No bylaw figures are pre-filled here: every number above is yours. Zonelor only pre-fills a zone when a reviewed row with a source URL and an observation date exists.
02Secondary tools
Push on one variable at a time
Setback impact tester
Move each setback a metre at a time and watch footprint, GFA and units move with it.
OpenParking burden calculator
Stalls, dollars, and the gross area those stalls take out of your saleable building.
OpenCompare markets
Permitted FSR and height across curated Canadian markets, side by side.
Open03Curated markets
Zoning profiles we stand behind
134 Canadian markets, every province and territory. A city or zone page is only published once its figures carry a source URL and an observation date; everything else stays unindexed — but the calculator works everywhere, with your own inputs.
- TorontoON
- OttawaON
- HamiltonON
- MississaugaON
- BramptonON
- LondonON
- Kitchener–WaterlooON
- MontréalQC
- Québec CityQC
- VancouverBC
- SurreyBC
- CalgaryAB
- EdmontonAB
- WinnipegMB
- HalifaxNS
04Carry it forward
05Questions
Frequently asked
What does Zonelor do?
It answers the first question in any development: what can physically be built on this lot. You supply the site and the bylaw figures, and the calculator returns buildable GFA, footprint, storeys, unit count, parking load and the constraint that binds first — as a printable one-page summary.
Do I need an account?
No. There is no login, no email wall and no gated download anywhere on this site. Your inputs live in the URL, so a shared link carries your numbers with it.
Are the zoning figures reliable?
Only figures a human has reviewed and promoted are ever displayed, each with a source URL and the date it was observed. Anything machine-extracted stays in a candidate table and is never rendered as fact.
Not advice — Zonelor is a data publisher. Figures are indicative benchmarks for comparison, not professional advice, and must be confirmed with a qualified professional before you rely on them. About Zonelor