Setback impact tester

At 3.0 m side setbacks this lot carries 54,450 sf and 61 units; every extra metre per side removes roughly 857 sf of plate.

By Zonelor Data DeskUpdated 2026-08-16Editorial policyReport an error

Lot area (sf)

Frontage (ft)

Depth 165 ft

FSR

Max height (m)

Coverage (%)

Front setback (m)

Side setback (m)

Rear setback (m)

Front setback

m	GFA	Units
0.0	54,450 sf	61
1.5	54,450 sf	61
3.0	54,450 sf	61
4.5	54,450 sf	61
6.0	54,450 sf	61
7.5	54,450 sf	61

Side (each) setback

m	GFA	Units
0.0	54,450 sf	61
1.5	54,450 sf	61
3.0	54,450 sf	61
4.5	54,450 sf	61
6.0	54,450 sf	61
7.5	54,450 sf	61

Rear setback

m	GFA	Units
0.0	54,450 sf	61
1.5	54,450 sf	61
3.0	54,450 sf	61
4.5	54,450 sf	61
6.0	54,450 sf	61
7.5	54,450 sf	61

Zonelor — buildable envelope summary

Prepared 2026-08-23

Verdict

Density 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.

Inputs

Lot area	21,780 sf
Frontage / depth	132 ft / 165 ft
FSR	2.5
Max height	22.0 m
Floor-to-floor	3.2 m
Setbacks (front / side / rear)	4.5 / 3 / 6 m
Site coverage	55%
Parking ratio	0.7 stalls/unit @ 350 sf
Average unit size	750 sf
Efficiency	85%

Outputs

Footprint after setbacks	14,663 sf
Footprint at max coverage	11,979 sf
Buildable footprint	11,979 sf
Storeys permitted by height	6
FSR-constrained GFA	54,450 sf
Height-constrained GFA	71,874 sf
Buildable GFA	54,450 sf
Binding constraint	fsr
GFA forgone to the binding rule	17,424 sf
Implied storeys	5
Estimated units	61
Required stalls	43
Parking area	15,050 sf (28% of GFA)

Source

User-supplied inputs. No bylaw figures were pre-filled by Zonelor.

Indicative feasibility arithmetic, not planning advice. Confirm every figure against the governing bylaw and a qualified planner before you rely on it.

02Carry it forward

03Questions

Frequently asked

Why do side setbacks hurt more than front setbacks?

A side setback is deducted twice — once from each side — off the frontage, which is usually the shorter dimension. On a narrow lot each metre of side setback removes a much larger share of the plate than the same metre at the rear.

Does a smaller footprint always mean less GFA?

Only when height binds. If density binds, shrinking the plate just pushes the same permitted GFA into more storeys — until the plate gets small enough that the height limit takes over. The tester shows exactly where that crossover sits.

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