St. Catharines Bylaw: Calculate Site Density & FAR
St. Catharines, Ontario property owners and planners must apply municipal zoning rules and the city Official Plan when calculating site density and the floor area ratio (FAR). This guide walks through definitions, the numeric calculation, how to read zoning schedules, common permit pathways, and enforcement steps under City bylaws and planning processes. It is aimed at designers, developers, and residents who need to confirm allowable building size or unit counts before an application or purchase.
Basic Definitions and When to Use Them
Density usually means dwelling units per hectare or units per net site area; FAR (floor area ratio) is the ratio of total building floor area to lot area. Find the controlling definitions and any site-specific exceptions in the City of St. Catharines zoning by-law and the Official Plan. [1]
How to calculate FAR and density
Follow these steps on paper or in a spreadsheet to calculate allowable and proposed FAR and density.
- Determine the lot area to use: include or exclude easements, public rights-of-way, or environmental setbacks per zoning definitions.
- Find the zoning district in the zoning by-law and read the maximum FAR and any density limits for that zone. [1]
- Measure or take the proposed building gross floor area (all storeys as defined by the by-law).
- Calculate FAR = total gross floor area ÷ lot area. Compare to the maximum FAR from the by-law.
- To get density in units/ha, divide proposed dwelling units by lot area in hectares (or use units per net residential hectare if specified).
- Check for density exemptions or bonus provisions in the Official Plan or zoning exceptions that may change allowable units or FAR.
Common adjustments and exclusions
- Basement, mezzanine, parking levels: confirm whether each is included in gross floor area per the by-law.
- Accessory buildings and covered parking: the by-law may exclude or include these; check definitions.
- Floor area credits for amenities or affordable housing: check Official Plan bonus provisions or site plan agreements.
Applications & Development Pathways
Common municipal applications related to FAR and density include site plan control, zoning-bylaw amendment (rezoning), minor variance, and subdivision or condominium applications. Forms, submission requirements, and review timelines are published by the Planning and Building department. [2]
When each application applies
- Site Plan Control: when built form, design, parking, and internal servicing must be reviewed for compliance with zoning.
- Rezoning (Zoning By-law Amendment): when the proposed FAR or density exceeds the zone maximum.
- Minor Variance (Committee of Adjustment): for small departures from numeric standards, if eligible.
Penalties & Enforcement
Enforcement of zoning and by-law contraventions is handled by the City of St. Catharines By-law Enforcement and Planning/Building departments. Inspections and complaint intake are managed through the City’s enforcement pages and complaint forms. [3]
- Fines: specific fine amounts for zoning or building contraventions are not specified on the cited page; the municipal by-law and Provincial Offences Act processes apply. Not specified on the cited page.
- Escalation: first, repeat, and continuing offence procedures and ranges are not specified on the cited page.
- Non-monetary orders: the City may issue orders to stop work, require remediation, or pursue court action under applicable bylaws.
- Enforcer and complaint pathway: By-law Enforcement and Planning intake handle complaints and inspections; see the official contact page. [3]
- Appeals and reviews: appeal routes vary by instrument (e.g., Committee of Adjustment, Ontario Land Tribunal for zoning/by-law matters); time limits and exact procedures are set in the enabling statutes and notices and are not specified on the cited municipal pages.
Applications & Forms
The City publishes application forms for site plan control, zoning amendments, minor variances, and building permits on its Planning and Building pages; if a specific form or fee is not listed on those pages, it is not specified on the cited page. [2]
FAQ
- How do I find the FAR for my property?
- Locate your property in the zoning by-law schedules and check the zone provisions for maximum FAR; use lot area and proposed gross floor area to calculate FAR. [1]
- Can I build above the maximum FAR?
- Only by obtaining a zoning amendment or approved variance where the municipality permits; procedures are outlined in Planning application guides. [2]
- Who enforces FAR and density limits?
- By-law Enforcement and Planning/Building staff enforce compliance and investigate complaints; penalties and exact fines are referenced in municipal enforcement documents. [3]
How-To
- Gather the legal lot area from your survey or the municipal property summary.
- Measure or sum the gross floor area proposed for each storey according to the zoning by-law definition.
- Compute FAR = total gross floor area ÷ lot area; record the result to two decimal places.
- Find the zoning maximum FAR and compare; if proposed FAR > maximum, determine which application (rezoning or variance) is required.
- Prepare and submit the required application and fees to Planning along with drawings and the zoning justification. [2]
- If you receive an enforcement notice, contact By-law Enforcement promptly and follow appeal instructions within the notice timelines. [3]
Key Takeaways
- Always confirm definitions in the City zoning by-law before measuring FAR or density.
- Exceeding municipal limits requires rezoning or a variance; plan early and consult Planning staff.
- Use official City contacts for enforcement, forms, and pre-application advice to avoid delays.
Help and Support / Resources
- Zoning By-law and schedules - City of St. Catharines
- Planning and Building services - City of St. Catharines
- By-law Enforcement - City of St. Catharines