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The building density parameters guide architectural design by determining
the scale of the built form and the intensity of activities in different areas
of the territory. The approach to determining density is flexible and gives
boroughs the necessary latitude to efficiently carry out day-to-day management
of projects.
The parameters for each area to be built or transformed reflect
the character sought by the Plan. In established areas, the parameters correspond
to the general character of the existing built environment, which the Plan
seeks to maintain.
Map
3.1.2 shows
the building density for the entire City in a 17-colour scheme that reflects
the various density parameters. The 27 map excerpts included in Part II of
the Plan come with a description of the parameters that apply to each area.
These parameters describe the existing or desired general character of an area,
based on one or more of the following :
- The number of aboveground storeys (excluding
mezzanines);
- The type of configuration: detached, semi-detached or
row;
- The building site coverage ratio;
- The floor area ratio (F.A.R.), especially in areas to be built or transformed.
The principles by which the different building density parameters will be
applied are as follows:
- The precise boundaries of the areas presented on the
Building Density Map presented in Part II of the Master Plan must be
interpreted in light of streets and alleys, as well as the cadastral limits
applicable at the moment of the Plan’s adoption;
- The different construction density zones and their
associated regulations are specified in the zoning by-laws as a function of
the typology of the built form and the characteristics of their surroundings.
These are formulated with particular attention to the homogenous built form of
street segments or a group of blocks, or even the predominant character of
certain major axes;
- The zoning by-law defines height limits by number of
storeys, meters or both, according to the vocation and character of the area;
- The zoning by-law may define a minimum height in
meters equivalent to the height prescribed in storeys where the land use is
“Employment Area,” “Mixed-Use Area,” “Large Institutional Facility,” or
“Convent, Monastery or Place of Worship”;
- The permissible construction density is expressed in
terms of floor area ratio (F.A.R.), the ratio between the total floor area of
a building and the total surface area of its lot;
- The following elements are excluded when calculating the building density
of a new project :
- Space used for mechanical systems and underground storage;
- Floor space
used for underground parking lots;
- Floor space used by street-level
retail businesses that are directly accessible from Sainte-Catherine between
Atwater and Papineau avenues;
- Floor space used by features intended to
increase user comfort in an already-constructed building (analyzed on a case-by-case
basis);
- A cultural facility, under certain conditions, in Ville-Marie Borough.
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