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CITY OF VANCOUVER
BRITISH COLUMBIA
ZONING AND DEVELOPMENT FEE
BY-LAW NO. 5585
This By-law is printed under and
by authority of the Council of
the City of Vancouver
(Consolidated for convenience only
to December 10, 2024)
BY-LAW NO. 5585
A By-law to impose fees with respect
to applications for Development Permits and
for amendments to the Zoning & Development By-law
[Consolidated for convenience only,
amended to include By-law No. 14191,
effective January 1, 2025]
THE COUNCIL OF THE CITY OF VANCOUVER, in open meeting assembled, enacts as
follows:
1.
This by-law may be cited as the "Zoning & Development Fee By-law".
2.
Every person applying to the Director of Planning for a Development Permit shall pay to
the City at the time the application is filed the appropriate fee as set forth in Schedule 1 hereof,
and no application is valid without such payment.
3.
Every person applying to the City Council for an amendment to the Zoning &
Development By-law under sections 1, 2, 3(a), 3(b), 3(c), 3(d), 4, 5(a), 5(b), 6,7, 8 (a), 8(b), 8(c),
9 (a), 9(b) or 10 of Schedule 2 hereof shall pay to the City at the time such application is filed
with the Director of Planning the appropriate fee as set forth in Schedule 2 hereof, and no
application is valid without such payment.
4.
Every person applying to the City for an amendment to the Zoning and Development By-
law under section 3(e) or 9(c) of Schedule 2 of this by-law shall pay to the City, at the time such
application is filed with the Director of Planning, 50% of the appropriate fee as set forth in
Schedule of this by-law, and no application is valid without such payment. The 50% balance
owing under section 3(e) of Schedule 2 is due 30 days after Council considers whether to refer
the rezoning application to a public hearing. The 50% balance owing under section 9(c) of
Schedule 2 is due one year after the work commences under section 9(c).
5.
No fee paid to the City pursuant to Section 2 of this by-law shall be refunded after the
application for the development permit has been approved or refused, provided that, where the
application has been withdrawn, the Director of Finance may refund to the applicant such part of
the fee as is recommended by the Director of Planning or the Director of Permits & Licenses or
such other person as either of them may authorize.
6.
No fee paid to the City pursuant to section 3 of this by-law and under sections 1, 2, 3(a),
3(b), 3(c), 3(d), 4, 5(a), 5(b), 6,7, 8 (a), 8(b), 8(c), 9 (a), 9(b) or 10 of Schedule 2 hereof shall be
refunded after the application for the amendment has been considered by the Director of
Planning, but where the application has been withdrawn before being considered by the Director
of Planning, the Director of Finance may refund to the applicant such part of the fee as is
recommended by the Director of Planning.
7.
No fee paid to the City, pursuant to section 4 of this by-law and under sections 3(e) and
9(c) of Schedule 2 hereof, at the time the application for the amendment is filed with the Director
of Planning, but where the application has been withdrawn before being considered by the
Director of Planning, the Director of Finance may refund to the applicant such part of the fee as
is recommended by the Director of Planning.
8.
No fees paid to the City pursuant to section 4 of this by-law and under sections 3(e) and
9(c) of Schedule 2 hereof shall be refunded after Council approval in principle of the draft
by-law, as presented or as amended following a public hearing.
9.
Where an application to amend the Zoning and Development By-law is made by the
Director of Planning at the direction of City Council, no fee pursuant to this By-law shall be
payable.
10.
By-law No. 4188 is repealed.
11.
This by-law shall come into force and take effect on November 1, 1982.
DONE AND PASSED in open Council this 19th day of October, 1982.
Signed M. Harcourt
Mayor
Signed R. Henry
City Clerk
Schedule 1
Development Permits
Current Fees
Single Detached House, Single Detached House with Secondary Suite,
Duplex, Duplex with Secondary Suite, and Laneway House
1.
For a single detached house, single detached house with secondary
suite, duplex, or duplex with secondary suite, and its accessory building
or accessory use to an existing single detached house or duplex or
single detached house or duplex with secondary suite, where such an
addition, alteration, change of use, accessory building or accessory use
is equal to or greater than 60 m² in gross floor area:
(a)
where the permit would be issued as an outright approval or as a
conditional approval pursuant to section 5.2.3 of the Zoning and
Development By-law
$2,970.00
(b)
where the permit would be issued as a conditional approval,
except as provided for in Sections 1(a), 1(c) and 1C
$4,280.00
(c)
where the permit would be issued as a conditional approval after
proceeding to a review by a Council-appointed advisory design
panel
$6,890.00
1A.
Except as provided for in Section 1B, for an addition, alteration,
relaxation, change of use, accessory building or accessory use to an
existing single detached house or duplex or single detached house or
duplex with secondary suite where such addition, alteration, change of
use, accessory building or accessory use is less than 60 m² in gross
floor area:
(a)
where the permit would be issued as an outright approval, or
where a relaxation of the required yards, building depth or
maximum building height is required and where the relaxation
of a required rear yard would be less than 60% of what is
required by the applicable District Schedule, or where the
permit would be issued as a conditional approval pursuant to
section 5.2.3 of the Zoning and Development By-law
$751.00
(b)
in all other cases
$1,470.00
1B.
For conversion of a single detached house to a single detached house
with secondary suite
$1,030.00
1C.
For a permit for a laneway house:
(a)
where the laneway house is one-storey and there is no
relaxation of siting or maximum height required
$1,650.00
(b)
in all other cases
$2,520.00
Multiple Dwellings and Freehold Rowhouses
2.
For a multiple dwelling or freehold rowhouse, or for an addition to an
existing multiple dwelling or freehold rowhouse:
(a)
where the permit would be issued as an outright approval or as a
conditional approval pursuant to section 5.2.3 of the Zoning and
Development By-law:
Each 100 m² of gross floor area or part up to 500 m²
$1,650.00
For each additional 100 m² of gross floor area or part
$819.00
Maximum fee
$66,300.00
(b)
where the permit would be issued as a conditional approval,
except as provided in Section 2(a):
Each 100 m² of gross floor area or part up to 500 m²
$2,720.00
For each additional 100 m² of gross floor area or part
$1,810.00
Maximum fee
$350,800.00
Other Uses (Other Than Single Detached Houses, Duplexes or Multiple
Dwellings)
3.
For a new principal building or use, or for an addition to an existing
building or use, being in all cases other than a single detached house
or duplex and a multiple dwelling:
(a)
where the permit would be issued as an outright approval or as a
conditional approval pursuant to section 5.2.3 of the Zoning and
Development By-law:
Each 100 m² of gross floor area or part up to 500 m²
$1,120.00
For each additional 100 m² of gross floor area or part
$540.00
Maximum fee
$55,100.00
(b)
where the permit would be issued as a conditional approval
except as provided in Section 3(a):
Each 100 m² of gross floor area or part up to 500 m²
$2,420.00
For each additional 100 m² of gross floor area or part
$1,500.00
Maximum fee
$350,800.00
Alterations, Changes of Use (Other Than Single Detached Houses or
Duplexes)
4.
For an accessory building or accessory use to a principal building or
principal use already existing, or for an alteration, relaxation, or change
of use to an existing building, being in all cases other than a single
detached house or duplex:
(a)
where the permit would be issued as an outright approval or as a
conditional approval pursuant to section 5.2.3 of the Zoning and
Development By-law:
Each 100 m² of gross floor area or part thereof
$968.00
Maximum fee
$7,750.00
(b)
where the permit would be issued as a conditional approval,
except as provided in Section 4(a):
Each 100 m² of gross floor area or part thereof
$1,400.00
Maximum fee
$10,030.00
(c)
where the change of use does not require a comprehensive
development review or minor amendment
$491.00
Outdoor Uses
5.
For a parking area, storage yard, nursery, or other development which,
in the opinion of the Director of Planning, is similar:
(a)
where the permit would be issued as an outright approval or as a
conditional approval pursuant to section 5.2.3 of the Zoning and
Development By-law:
Each 200 m² of site area or part up to 1 000 m²
$751.00
Each additional 200 m² of site area or part
$256.00
(b)
where the permit would be issued as a conditional approval,
except as provided in Section 5(a):
Each 200 m² of site area or part up to 1 000 m²
$1,030.00
Each additional 200 m² of site area or part
$491.00
5A.
For a Farmers' Market
$909.00
Developments Requiring Development Permit Board Approval
6.
For an application which proceeds to the Development Permit Board:
(a)
instead of the fees referred to in sections 1 to 4:
Each 100 m² of gross floor area or part up to 15 000 m²
$2,140.00
Each additional 100 m² of gross floor area or part over 15 000 m²
$410.00
(b)
instead of the fees referred to in section 5:
Each 200 m² of site area or part up to 1 000 m²
$1,350.00
Each additional 200 m² of site or part
$655.00
Child Day Care Facility, Cultural Facility or Social Service Centre
7.
For a child daycare facility, cultural facility or social service centre, where
the applicant is an incorporated non-profit society
$956.00
Demolitions
8.
For the demolition of residential rental accommodation, a building
listed on the Heritage Register or a residential building located in the
R1-1 or FSD District
$523.00
Preliminary Applications
9.
For an application in preliminary form only
25% of the fee
that would,
except for this
provision,
apply (with a
minimum fee
of $1,090.00)
NOTE: This fee will be deducted from the fee for an application in
complete form which follows approval of a preliminary application.
Revisions
10. For the second revision and every subsequent revision of drawings
which are required because of non-compliance with the Zoning and
Development By-law, or because there is insufficient information to
satisfactorily process the permit, or because the applicant wishes to
alter the use or form of development and where less than 15% of the
gross floor area or building exterior is altered or less than 15% of the
gross floor area is changed in use:
where the permit is to be issued under:
(a)
sections 1 and 7 of this schedule
$491.00
(b)
all other sections of this schedule
10% of the fee
that would,
except for this
provision, apply
(with a minimum
fee of $899.00)
Minor Amendments
11.
For each minor amendment to a permit where less than 15% of the
gross floor area or building exterior is altered or less than 15% of
the gross floor area is changed in use and:
(a)
where the original permit was issued under Sections 1 and 7
of this schedule
$491.00
(b)
where the original permit was issued under any other section
of this schedule or where the exterior alterations are to a
commercial building which has no development permit
authorizing its construction and where the alterations are to
not more than one storey
25% of the fee
that would,
except for this
provision, apply
(with a minimum
fee of $491.00)
Extensions And Renewals
12. For an extension of the period of validity of a development permit
application or a development permit, or for a renewal of a
development permit which has become void
$1,030.00
13. For the renewal of a development permit issued with specified time
limitations where the conditions of approval have not changed:
(a)
for a community care facility or all uses where the applicant is
a duly incorporated non-profit society
$456.00
(b)
For all other uses
$1,150.00
NOTE: Where an application is made for the retention of
identical uses on more than one site controlled by the same
applicant, providing the renewals are required annually and are
filed simultaneously, the applications may be combined and
considered as one for the purpose of calculating the fee.
Board of Variance Appeals
14. For a permit which has been approved as the result of a successful
appeal to the Board of Variance after refusal by the Director of
Planning or the Development Permit Board
No Charge
Application Following Refusal
15. Where an application has been refused and, within 30 days of such
refusal, the applicant reapplies with an application which seeks to
rectify the reasons for refusal and where the application is, in the
opinion of the Director of Planning, not materially different from the
original application in terms of layout and design.
50% of original
application fee
Changes to Form of Development in CD-1 District
16. For a development permit application in a CD-1 district where a
change to the form of development requires Council approval and
where such change is not accompanied by an amendment to, or
adoption of, a CD-1 By-law
$7,610.00
plus the
development
application fees
that would,
except for this
provision, apply
Maintenance of Heritage Buildings
17. For a permit for the maintenance or minor repair of a building,
structure, use or site designated under the Heritage By-law or
located in an HA District or in a heritage conservation area
$94.30
Awnings
18. For an awning where the permit will be issued combined with
a building permit or a sign permit
$327.00
Higher Building Application Fee
19. Despite any other provision in this schedule 1 to the contrary,
for an application, unless fee was collected under Schedule 2
during Rezoning
$76,400.00
Application for Development Advice
20. For service of staff providing comments on an enquiry
regarding a proposed development prior to the
submission of a development permit application regarding:
Multiple Dwellings and Freehold Rowhouses
5% of the fees
referred to in
Section 2(b)
Other Uses (Other Than Single Detached Houses, Duplexes or
Multiple Dwellings)
5% of the fees
referred to in
Section 3(b)
Developments Requiring Development Permit Board Approval
5% of the fees
referred to in
Section 6(a)
Schedule 2
Zoning By-law Amendments
Change Zoning District (Except to CD-1)
1.
For an amendment to the Zoning District Plan to redesignate from
one zoning district to any other zoning district except a new
Comprehensive Development District:
Up to 2,000 m² site area
$61,460.00
For each additional 100 m² of site area or part thereof
$553.00
Maximum fee
$245,900.00
Text Amendments (Except CD-1)
2.
For an amendment to the text of the Zoning and Development
By-law
$47,000.00
Map 2 -Broadway Area
3.
For an amendment to the Zoning District Plan to redesignate from a
zoning district to a new Comprehensive Development District,
- or -
For an amendment, in terms of permitted uses and regulations, to an
existing Comprehensive Development District By-Law:
(a)
Within the downtown area shown on Map 1 or the Broadway
area shown on Map 2, where the site area is smaller than
8,000 m²:
Up to 2,000 m² site area
$216,600.00
For each additional 100 m² of site area or part thereof
$1,520.00
Maximum fee
$328,900.00
(b)
Within the downtown area shown on Map 1 or the Broadway
area shown on Map 2, where the site area is 8,000 m2 or
greater but smaller than 40 000 m² or where the proposed floor
area is greater than 45,000 m2:
For the first 8,000 m² of site area
$275,300.00
For each additional 100 m² of site area or part thereof
$1,970.00
Maximum fee
$2,349,400.00
(c)
Outside the downtown area shown on Map 1 or the Broadway
area shown on Map 2, where the site area is smaller than
8,000 m²:
For the first 2,000 m² of site area
$90,400.00
For each additional 100 m² of site area or part thereof
$1,520.00
Maximum fee
$328,900.00
(d)
Outside the downtown area shown on Map 1 or the Broadway
area shown on Map 2, where the site area is 8 000 m² or
greater but smaller than 40 000 m² or where the proposed floor
area is greater than 45,000 m2:
For the first 8,000 m² of site area
$275,300.00
For each additional 100 m² of site area or part thereof
$1,970.00
Maximum fee
$2,349,400.00
(e)
Where the site area is 40,000 m² or greater:
For the first 40,000 m²
$2,349,400.00
For each additional 100 m² of site area or part thereof
$2,990.00
Maximum fee
$7,830,800.00
Reduced Fees for Large Sites with Limited Changes
4.
Despite sections 3(e) and 5 of this Schedule 2, for a site area of
40,000 m² or more, if the complexity or scope of an amendment is, in the
opinion of the Director of Planning, significantly less than that of the first
phase by reason of the existence of a land use policy statement or official
development plan approved by Council, then the fee is to be:
For the first 40,000 m² of site area
$783,200.00
For each additional 100 m² of site area or part thereof
$784.00
Reduced Fees for Large Sites with Limited Minor Changes
5.
Notwithstanding sections 3(e) and 4 of this Schedule 2, for a site area
of 40,000 m2 or more, provided that:
(a)
the combined total floor area, of proposed new uses and
expanded retail uses, is limited to 20% or less of the total floor
area, or
(b)
the use of at least 80% of the total floor area remains
consistent with the existing zoning schedule and its restrictions
on use and density.
For the first 40,000 m² of site area
$156,700.00
For each additional 100 m² of site area or part thereof
$392.00
Amend CD-1 (One Section Only)
6.
Notwithstanding sections 3, 4 and 6 of this schedule:
For an amendment to an existing CD-1 By-law where no more than
one section required amendment
$35,800.00
Higher Building Application Fee
7.
Despite any other provision in this Schedule 2 to the contrary, the
additional fee for an application for a rezoning for a building that is
considered under the Higher Buildings Policy amended on July 11,
2018
$76,400.00
Application for Rezoning Advice
8.
Despite any other provision in this Schedule 2 to the contrary, the
additional fee for an application for a rezoning for reviewing drawings
and providing comments prior to an application made under Sections 1,
3, 4, 5 or 6.
(a)
Within the downtown area shown on Map 1 or the Broadway
area shown on Map 2:
Up to 2,000 m² site area
$20,270.00
For each additional 100 m² of site area or part thereof
$362.00
Maximum fee
$36,150.00
(b)
Outside the downtown area shown on Map 1 or the Broadway
area shown on Map 2:
Up to 2,000 m² site area
$15,510.00
For each additional 100 m² of site area or part thereof
$362.00
Maximum fee
$27,100.00
(c)
Additional fee for an application for a rezoning application to
review drawings and provide comments prior to an application
made under sections 1, 3, 4, 5 or 6 for an incorporated
non-profit society or to a governmental agency providing
social housing or community services
10% of the
regular fee
Application Requiring Policy, Planning and Consultation Work
9.
Despite any other provision in this schedule 2 to the contrary, the
additional fee for an application for a rezoning for providing additional
planning, policy development, site analysis and public consultation in
conjunction with an application made under Section 1, 3, 4, 5 or 6. If
the complexity or scope of a proposed rezoning, in the opinion of the
Director of Planning, requires planning work including public
consultation to determine a preferred option for rezoning, the
additional fee is as follows:
(a)
Where the site area is less than 8 000 m²
For the first 2,000 m² of site area
$102,840.00
For each additional 100 m² of site area or part thereof
$1,030.00
Maximum fee
$247,050.00
(b)
Where the site area is 8,000 m² or greater but smaller than
40,000 m²
For the first 8,000 m² of site area
$247,050.00
For each additional 100 m² of site area or part thereof
$2,060.00
Maximum fee
$1,440,760.00
(c)
Where the site area is greater than 40,000 m²
For the first 40,000 m² of site area
$1,440,760.00
For each additional 100 m² of site area or part thereof
$2,060.00
Maximum fee
$12,350,270.00
Except that if the scope of the planning work required to determine a
preferred option for rezoning does not warrant the fees above, the
Director of Planning must reduce the fees calculated under 9 (b) and
(c) by 50%.
Application Requiring an Issues Report
10. Despite any other provision in this Schedule 2 to the contrary, the
additional fee for an application for a rezoning for bringing forward a
rezoning issues report. For sites where, in the opinion of the Director of
Planning, Council direction is needed prior to processing a rezoning
application made under Sections 1, 3, 4, 5 or 6, the additional fee is:
$31,700.00