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City of Vancouver
British Columbia
Zoning and
Development
By-law
No. 3575
This By-law is printed under and by authority
of the Council of the City of Vancouver
(Consolidated for convenience and effective October 21, 2025)
City of Vancouver
October 2025
Zoning and Development By-law
Page ii
Contents
Administrative Sections
Administrative Sections
Section 1: Administration
Section 2: Definitions
Section 3: Authorities
Section 4: Development Permits
Section 5: By-law Relaxations and Powers of
Discretion
Section 6: Amendments to the By-law
Section 7: General Prohibitions
Section 8: Building Lines
Section 9: Zoning Districts
Section 10: General Regulations
Section 11: Use-Specific Regulations
Section 12: Enforcement
Section 13: Penalties
Section 14: Repeal of Previous By-laws
Section 15: Effective Date of By-law
District Schedules
Limited Agriculture
RA-1 District Schedule
Residential Inclusive
R1-1 District Schedule
Residential
FM-1 District Schedule
R3 Districts Schedule
R4 District Schedule
R5 Districts Schedule
RM-1 District Schedule
RM-2 District Schedule
RM-3 District Schedule
RM-3A District Schedule
RM-4 District Schedule
RM-5, RM-5A, RM-5B, RM-5C and RM-5D Districts
Schedule
RM-6 District Schedule
RM-7 and RM-7A Districts Schedule
RM-8 and RM-8A Districts Schedule
RM-9A District Schedule
RM-9 and RM-9B Districts Schedule
RM-10 District Schedule
RM-11 District Schedule
RM-12 District Schedule
RT-1 District Schedule
RT-2 District Schedule
RT-3 District Schedule
RT-4 and RT-4A Districts Schedule
RT-5 District Schedule
RT-7 District Schedule
RT-8 District Schedule
RT-9 District Schedule
RT-10 District Schedule
RT-11 District Schedule
City of Vancouver
October 2025
Zoning and Development By-law
Page iii
Commercial
C-1 District Schedule
C-2 District Schedule
C-2B District Schedule
C-2C District Schedule
C-2C1 District Schedule
C-3A District Schedule
C-5, C-5A and C-6 Districts Schedule
C-7 and C-8 Districts Schedule
FC-1 District Schedule
FC-2 District Schedule
Industrial
I-1 District Schedule
I-1A District Schedule
I-1B District Schedule
I-1C District Schedule
I-2 District Schedule
I-3 District Schedule
I-4 District Schedule
IC-1 District Schedule
IC-2 District Schedule
IC-3 District Schedule
M-1 District Schedule
M-1A District Schedule
M-1B District Schedule
M-2 District Schedule
MC-1 and MC-2 Districts Schedule
Historic Area
HA-1 and HA-1A Districts Schedule
HA-2 District Schedule
HA-3 District Schedule
Comprehensive Development (CD districts)
CD-1 (Comprehensive Development) District Schedule
BC Place/ Expo District
Central Waterfront District
Downtown District
Downtown Eastside/Oppenheimer District
False Creek Comprehensive Development District
First Shaughnessy District (FSD)
Rental
RR-1 District Schedule
RR-2A, RR-2B and RR-2C Districts Schedule
RR-3A and RR-3B Districts Schedule
General Regulations
General schedules
Schedule C: Streets Requiring Landscaped Setbacks
Schedule D: Zoning District Plan
Schedule E: Building Lines
Schedule F: Affordable Housing and Amenity Share
Cost Schedule
Schedule G: Heritage Amenity Share Cost Schedule
Schedule H: Stipulated Rents at initial occupancy for
secured market rental housing
Schedule I: Development Permit Conditions
Regarding Amenities, Facilities and Utilities
City of Vancouver
October 2025
Zoning and Development By-law
Page iv
Schedule J: Affordable Housing Schedule
City of Vancouver
November 2022
Zoning and Development By-law
Page 1
Section 1
A by-law to regulate the use of land, and the density, floor area, form, placement and design of buildings in the City of
Vancouver, to divide the city into districts of such number, shape and area as necessary to carry out these regulations,
to provide for the granting or refusal of development permits including where necessary the imposition of conditions
relative to the granting of such permits.
The Mayor and Council of the City of Vancouver, in open meeting hereby enact as follows:
Section 1
Administration
1.1
Short Title
1.1.1
The name of this by-law, for citation, is the "Zoning and Development By-law".
1.2
Interpretation
1.2.1
The following form part of this by-law:
(a) schedules attached to this by-law; and
(b) maps included in this by-law.
1.2.2
In addition to any items specifically mentioned in the by-law, the following are included in this by-law for
convenient reference only and do not form part of this by-law:
(a) drawings or other visual representations that are labelled "diagram"; and
(b) any text in square brackets.
1.3
Severability
1.3.1
A decision by a court that any part of this by-law is illegal, void, or unenforceable severs that part from this
by-law and is not to affect the balance of this by-law.
City of Vancouver
October 2025
Zoning and Development By-law
Page 1
Section 2
Section 2
Definitions
In this by-law, unless the context otherwise requires, the term in the left column of the
table below has the meaning provided in the adjacent right column of the table below.
[Note: Individual land uses that fall within 1 of the 12 defined general land use
categories, which are in bold below, are indicated with the corresponding letter and
colour as follows:
A
Agricultural Uses
P
Parking Uses
C
Cultural and Recreational Uses
R
Retail Uses
D
Dwelling Uses
S
Service Uses
I
Institutional Uses
T
Transportation and Storage Uses
M
Manufacturing Uses
U
Utility and Communication Uses
O
Office Uses
W
Wholesale Uses
The letter and colour markers are for information purposes only and do not form part
of this by-law. Any individual land use that is included in a general land use category
and not separately defined will have the ordinary dictionary definition.]
[Note: The content in the right margin is for information purposes only and does not
form part of this by-law.]
Term
Definition
A
Accessory Building
A building:
(a) the use or intended use of which is ancillary to that of
the principal building situated on the same site, but
does not include an additional dwelling unit to a
City of Vancouver
October 2025
Zoning and Development By-law
Page 2
Section 2
Term
Definition
dwelling unit already existing; or
(b) that is ancillary to the principal use being made of the
site on which such accessory use is located.
Accessory Use
A use that is:
(a) ancillary to the principal building, or use of the
principal building, situated on the same site; or
(b) ancillary to the principal use being made of the site
upon which such accessory use is located.
Adult Magazine
Any pamphlet or magazine that:
(a) contains a visual image or representation of the
pubic, perineal or perianal areas, the buttocks, or the
female breast; or
(b) depicts sexual conduct or sadomasochistic
behaviour.
Adult Retail Store
The use of premises to display or retail either or both of
the following:
(a) a sex object;
(b) adult magazines using more than 3.0 linear metres of
shelving, being a maximum of 0.6 m in depth.
R
Affordable Housing
Share
A financial contribution in an amount per share as
specified in Schedule F: Affordable Housing and
Amenity Share Schedule of this by-law, that is paid in
exchange for a specified increase in the permitted floor
area of a development and that is to be used for the
provision of social housing.
Agricultural Uses
Any or all of the following land uses:
Greenhouse;
Nursery, Field Crop or Fruit Farm;
Stable;
Urban Farm - Class A;
Urban Farm - Class B.
A
City of Vancouver
October 2025
Zoning and Development By-law
Page 3
Section 2
Term
Definition
Aircraft Landing Place
The use of premises or an open area of water for the
taking off or landing of aircraft where any license or permit
issued pursuant to the provisions of the Aeronautics Act
is conditional upon obtaining the approval of the City,
or where the consent of the City is required prior to the
issuance of the license or permit.
T
Amenity Share
A financial contribution in an amount per share as
specified in Schedule F: Affordable Housing and
Amenity Share Schedule of this by-law, that is paid in
exchange for a specified increase in the permitted floor
area of a development, and that is to be used towards the
conservation or provision of an amenity as specified in the
applicable district schedule regulations.
Animal Clinic or
Shelter
The use of premises by a licensed veterinarian for the
medical treatment of animals, or the use of premises for
the keeping, rehabilitation or adoption of stray, abandoned
or wild animals.
S
Animal Services
The use of premises to provide grooming, walking,
training, boarding, or transportation services for dogs, cats
or other animals, but does not include an Animal Clinic or
Shelter.
S
Animal Products
Processing
The use of premises for the processing of hides, skins,
tankage, feathers, bristles, human hair or other crude,
inedible animal products, or for the tanning, curing, or
dressing of furs, hides or skins.
M
Apartment
A building containing 4 or more principal dwelling units,
all of which share at least 1 common entrance from
the exterior of the building and, for the purposes of this
by-law, a building that contains both Apartment and
Townhouse will be considered an Apartment unless
otherwise specified in a district schedule.
D
Arcade
The use of premises for 4 or more machines on which
games are played for amusement or entertainment and
for which a coin or token must be inserted or a fee is
charged for use.
C
Artist Studio
Where used without a qualifier, both an
Artist Studio - Class A and an Artist Studio - Class B.
C
City of Vancouver
October 2025
Zoning and Development By-law
Page 4
Section 2
Term
Definition
Artist Studio - Class A
The use of premises for the production of dance, live
music, creative writing, painting, drawings, pottery,
sculpture, video, or moving or still photography,
none of which involves amplified sound or 1 or
more of the materials or processes specified under
Artist Studio - Class B.
C
Artist Studio - Class B
The use of premises for the production of:
(a) performing arts including drama, dance and live
music involving electronically amplified sound;
(b) moving or still photography (excluding video)
involving on-site film processing; or
(c)
paintings, drawings, pottery, or sculpture involving
the use of fibreglass, epoxy and other toxic or
hazardous materials or 1 or more of the following
processes: welding, woodworking, spray painting,
silk screening or fired ceramics.
C
Arts and Culture
Event
An event of an artistic or cultural nature, including but
not limited to visual, performing, media, literary, craft or
interdisciplinary arts, which occurs not more than 6 days
per month.
C
Auction Hall
The use of premises for the sale of goods where the
purchasers are invited to make competitive bids for the
goods offered for sale.
S
Awning
A semi-rigid or retractable framed structure that:
(a) projects from a building face;
(b) generally provides weather and shade protection;
(c)
is covered in a flexible material; and
(d) is entirely supported by the building.
B
Balcony
A platform providing useable outdoor space that:
(a) projects from a building or is recessed into a building;
(b) is only accessed from within the building;
(c)
may be covered by a roof or floor above; and
(d) is not enclosed, except for a required guard, or
where it is recessed between adjacent walls.
Also see definition
for Enclosed
Balcony
City of Vancouver
October 2025
Zoning and Development By-law
Page 5
Section 2
Term
Definition
Barber Shop or
Beauty Salon
The use of premises for the styling, cutting or chemical
treatment of hair.
S
Base Surface
The hypothetical surface determined by joining the official
established building grades at all corners of the site,
except that if official established building grades cannot
be obtained through application to the City Engineer,
or if the Director of Planning determines that the official
established building grades are incompatible with grades
on adjoining sites, existing grades may be used to
determine the base surface.
Basement
A space between 2 floors, with the lower floor located less
than 1.2 m below finished grade and the floor surface
of the storey above located not more than 2.0 m above
finished grade.
Beauty and Wellness
Centre
The use of premises to improve beauty and wellness
through styling, cutting, or chemical treatment of hair and
through skin and body treatments, including pedicures,
manicures, facials, microdermabrasion, electrolysis,
waxing, laser, hydrotherapy, anti-aging, skin rejuvenation
therapy, aromatherapy, stone therapy massage and
relaxation massage, but does not include Fitness Centre.
S
Bed and Breakfast
Accommodation
The use of 1 or 2 bedrooms in a dwelling unit as
temporary accommodation where the room rate includes
breakfast provided on the premises, but does not include
Short Term Rental Accommodation.
S
Bingo Hall
The use of premises for the purpose of playing bingo
and where the operation is conducted and managed by,
and the proceeds are distributed to, 1 or more charitable
organizations, but does not include bingo where the
player is not playing the same game and responding to
the same caller as and with other players in the hall or
the use of player-oriented video lottery terminals or slot
machines.
C
Board of Variance
The Board of Variance appointed pursuant to the
provisions of section 572 of the Vancouver Charter (British
Columbia).
12m
12m
10m
Base surface
10m
10m
12m
12m
10m
Base surface
10m
10m
Diagram: Base
Surface
< 1.2m
< 2m
Basement
1st Storey
Finished grade
Diagram: Basement
City of Vancouver
October 2025
Zoning and Development By-law
Page 6
Section 2
Term
Definition
Body-Rub Parlour
The use of premises for the practice of manipulating,
touching or stimulating by any means of a person's body
or part thereof but does not include:
(a) medical, therapeutic or cosmetic massage treatment
given by a person duly licensed or registered under
any statute of the Province of British Columbia
governing such activities other than the Vancouver
Charter (British Columbia); or
(b) Health Enhancement Centre.
S
Booming Ground
The use of premises or an open area of water for the
collection, sorting, booming, rafting or storage of logs.
T
Brewing or Distilling
The use of premises for the brewing or distilling of
alcoholic beverages or beverage products with
alcoholic content exceeding 1% by volume, where the use
may involve the milling of grain, rice or malt.
M
Building Envelope
Professional
A member of the Architectural Institute of British Columbia
or the Association of Professional Engineers and
Geoscientists of British Columbia.
Building Height
The vertical distance between the highest point or points
of a building and the point on the base surface, as
determined by interpolation, that is directly beneath the
highest point or points of a building, unless otherwise
specified in a district schedule.
Building Width
The distance from a side exterior wall of a principal or
accessory building, measured in a straight line to a point
directly opposite on the exterior wall of the principal or
accessory building facing the opposite side yard.
Bulk Data Storage
The use of a wholly enclosed building for the storage of
information on operating data servers.
T
Bulk Fuel Depot
The use of premises to wholesale gasoline, fuel oil,
heating oil, petroleum, propane, kerosene, coal, coke, fuel
wood, natural gas or similar fuels.
W
C
Cabaret
The use of premises for dancing by customers and where
entertainment may be provided.
S
City of Vancouver
October 2025
Zoning and Development By-law
Page 7
Section 2
Term
Definition
Cannabis Store
The use of premises for the sale of cannabis, including
any products containing cannabis, for consumption off
premises, and includes a compassion club as defined in
the License By-law.
R
Canopy
A rigid, roof-like structure that:
(a) projects from a building face;
(b) generally provides weather and shade protection;
and
(c)
is entirely supported by the building.
Cardlock Fuel Station
The use of premises for the sale of motor fuels for
vehicles registered as commercial vehicles or the sale of
electricity for electric motor vehicles, where motor fuel is
dispensed by the customer who has been supplied with
a card, key or other device for the operation of the fuel
dispensing equipment and may include the retail sale of
electricity dispensed by the customer for the purpose of
charging motor vehicles.
W
Casino - Class 1
The use of premises for the purpose of playing or
operating games of chance or mixed chance and skill on
which money may be wagered and for which authority has
been given under the authority of the Gaming Control Act
(British Columbia), but does not include player-operated
video lottery terminals, slot machines, bingo halls,
pari-mutuel betting, non-player- operated video lottery
terminals, or Casino - Class 2.
C
Casino - Class 2
The use of premises for the purpose of playing or
operating games of chance or mixed chance and skill on
which money may be wagered and for which authority has
been given under the authority of the Gaming Control Act
(British Columbia), and may include player-operated video
lottery terminals or slot machines, but does not include
bingo halls, pari-mutuel betting and non-player-operated
video lottery terminals.
C
Catering
Establishment
The use of premises for the preparation of food for
consumption off premises but does not include a Retail
Store or Restaurant selling food directly to the public.
S
City of Vancouver
October 2025
Zoning and Development By-law
Page 8
Section 2
Term
Definition
Cellar
A space between 2 floors, with the lower floor located
1.2 m or more below finished grade.
Character House
An existing building that, in the opinion of the Director of
Planning, has sufficient heritage character to justify its
conservation.
Chemicals or
Chemical Products
Manufacturing - Class
A
The use of premises for the manufacturing of chemicals,
plastics, paints, fertilizers, synthetic rubber, synthetic
resins or related chemical products, but does not include
Linoleum or Coated Fabrics Manufacturing or Plastic
Products Manufacturing.
M
Chemicals or
Chemical Products
Manufacturing - Class
B
The use of premises for the manufacturing of cosmetics,
toilet preparations, pharmaceuticals, medicines,
disinfectants, deodorants, soaps, cleaning compounds,
polishes, inks, adhesives, household tints or dyes, or
similar products, but does not include Chemicals or
Chemical Products Manufacturing - Class A.
M
Child Day Care
Facility
The use of premises to provide care, supervision,
social or educational training to children as defined by
the Community Care and Assisted Living Act (British
Columbia) and the Child Care Licensing Regulation made
pursuant to that Act, including but not limited to group day
care, preschool, special needs day care, out of school
care, emergency care, child minding or overnight care,
but does not include the provision of licensed care in
premises where up to 8 children are cared for.
I
Church
The use of premises for religious worship, including a
mosque, synagogue, temple, chapel or religious meeting
room.
I
City Building Inspector
The City official appointed as such by Council or the
Chief Building Official appointed as such by Council
and includes the authorized representatives of the City
Building Inspector.
Clothing
Manufacturing
The use of premises for the manufacturing of clothing
or garments, including leather clothing, but does not
include Plastic Products Manufacturing, Rubber Products
Manufacturing, or Shoes or Boots Manufacturing.
M
≥1.2m
Cellar
Finished grade
1st Storey
Diagram: Cellar
City of Vancouver
October 2025
Zoning and Development By-law
Page 9
Section 2
Term
Definition
Club
The use of premises by a non-profit society, association
or corporation organized solely for the promotion of some
common object and that is operated for club members and
their guests only, but does not include Church, Hospital,
Social Service Centre, Community Care or Assisted
Living Facility and Group Residence, or premises used for
residential or administrative purposes
C
Community Care
or Assisted Living
Facility
Where used without a qualifier, both a Community Care or
Assisted Living Facility - Class A and a Community Care
or Assisted Living Facility - Class B.
I
Community Care
or Assisted Living
Facility - Class A
The use of premises operated as a licensed community
care facility or registered assisted living facility in
compliance with the Community Care and Assisted Living
Act (British Columbia) to provide residential care to 6 or
fewer persons not related by blood or marriage to the
licensee or, if the licensee is a corporation, to any director,
officer or member of the corporation.
I
Community Care
or Assisted Living
Facility - Class B
The use of premises operated as a licensed community
care facility or registered assisted living facility in
compliance with the Community Care and Assisted Living
Act (British Columbia) to provide residential care to 7 or
more persons not related by blood or marriage to the
licensee or, if the licensee is a corporation, to any director,
officer or member of the corporation.
I
Comprehensive
Development
A development containing any number of buildings or
uses or a combination of sites planned or developed in an
integrated fashion and requiring special regulations with
the approval of Council.
Corner Site
A site located at the intersection or junction of 2 or more
streets.
Courtyard
Configuration
2 or more multiple dwelling buildings on a site where there
is at least 1 rear building.
City of Vancouver
October 2025
Zoning and Development By-law
Page 10
Section 2
Term
Definition
Creative Products
Manufacturing
The use of premises for the development, prototyping,
testing and ancillary marketing of products to be produced
in a physical form, although the product does not have
to be produced on the premises, which can involve a
customized design process, and includes clothing design,
furniture design, industrial product design and similar
uses, but does not include General Office.
M
City of Vancouver
October 2025
Zoning and Development By-law
Page 11
Section 2
Term
Definition
Cultural and
Recreational Uses
Any or all of the following land uses:
Arcade;
Artist Studio;
Artist Studio - Class A;
Artist Studio - Class B;
Arts and Culture Event;
Billiard Hall;
Bingo Hall;
Bowling Alley;
Casino - Class 1;
Casino - Class 2;
Club;
Community Centre or Neighbourhood House;
Fitness Centre;
Fitness Centre - Class 1;
Fitness Centre - Class 2;
Golf Course or Driving Range;
Hall;
Library;
Marina;
Museum or Archives;
Park or Playground;
Plaza;
Riding Ring;
Rink [Curling, Ice, Roller];
Stadium or Arena;
Swimming Pool;
Theatre;
Zoo or Botanical Garden.
C
D
City of Vancouver
October 2025
Zoning and Development By-law
Page 12
Section 2
Term
Definition
Deck
A platform providing useable outdoor space that:
(a) projects from a building and is generally supported
on posts;
(b) is accessed from within the building, and may also
be accessed from grade;
(c)
generally has a surface height, at any point, greater
than 600 mm above grade; and
(d) is not enclosed, except for a required guard.
Decorative Roof
An architecturally designed roof element that enhances
the overall appearance of the building and screens and
integrates mechanical equipment without adding to the
floor area otherwise permitted.
Detoxification Centre
The use of premises for drug or alcohol detoxification or
rehabilitation.
I
Development Permit
Board
The Development Permit Board of the City established
under the provisions of the Development Permit Board
and Advisory Panel By-law.
Digital Entertainment
and Information
Communication
Technology
The use, design or development of technology to process
digital information, or deliver a broad range of digital
products and services, or both, including business
applications, data security, data storage, management
and processing, entertainment and gaming, interactive
educational, communications, e-commerce, social media,
software and mobile applications, and may include the
use of information technology and telecommunications
infrastructure, for hosting, storing and processing digital
media, information and applications.
Director of Planning
The City official appointed as such by Council and
includes the authorized representatives of the Director of
Planning.
Director of Licenses
and Inspections
The City official appointed as such by Council and
includes the authorized representatives of the Director of
Licenses and Inspections.
Double Fronting Site
A site abutting 2 parallel or approximately parallel streets.
City of Vancouver
October 2025
Zoning and Development By-law
Page 13
Section 2
Term
Definition
Drive-Through
Service
The use of premises where customers order and receive
services, food or other goods in their motor vehicles via
1 or more designated drive-through lanes, but does not
include uses which involve the fuelling, service, repair or
washing of vehicles.
S
Duplex
A building containing only 2 principal dwelling units, but
does not include a Multiple Conversion Dwelling.
D
Duplex with
Secondary Suite
A building containing 2 principal dwelling units, 1 of which
must contain and 1 of which may contain a Secondary
Suite, but does not include a Multiple Conversion
Dwelling.
D
Dwelling Unit
A self-contained housekeeping unit.
D
[formerly Two-
Family Dwelling]
[formerly Two-
Family Dwelling
with Secondary
Suite]
City of Vancouver
October 2025
Zoning and Development By-law
Page 14
Section 2
Term
Definition
Dwelling Uses
Any or all of the following land uses:
Apartment;
Duplex;
Duplex with Secondary Suite;
Dwelling Unit;
Freehold Rowhouse;
Infill;
Infill Duplex;
Infill Multiple Dwelling;
Infill Single Detached House;
Laneway House;
Lock-Off Unit;
Micro Dwelling;
Mixed-Use Residential Building;
Multiple Conversion Dwelling;
Multiple Dwelling;
Principal Dwelling Unit;
Principal Dwelling Unit with Lock-Off Unit;
Residential Unit associated with and forming an
integral part of an Artist Studio;
Rooming House;
Secondary Suite;
Seniors Supportive or Independent Living Housing;
Single Detached House;
Single Detached House with Secondary Suite;
Temporary Modular Housing;
Townhouse;
Triplex.
D
E
Electric Vehicle
Charging Equipment
Equipment necessary to deliver electric vehicle charging
on a site including all conductors, connectors, devices,
apparatus, and fittings.
City of Vancouver
October 2025
Zoning and Development By-law
Page 15
Section 2
Term
Definition
Electrical Products
or Appliances
Manufacturing
The use of premises for the manufacturing or
remanufacturing of small electrical appliances, both
electrical and non-electrical major household appliances,
lighting fixtures, table or floor lamps, radios, televisions,
small component electrical or electronic equipment,
electric wire or cable, or transmission cable, but does not
include Batteries Manufacturing and Motor Vehicle Parts
Manufacturing.
M
Enclosed Balcony
A platform enclosed on all sides to provide protection from
weather or noise that:
(a) projects from a building or is recessed into a building;
(b) is only accessed from within the building; and
(c)
is not conditioned by heat or air conditioning.
Entry, Porch and
Verandah
A platform located at an entrance to a building that:
(a) projects from the building or is recessed into the
building;
(b) is covered by a roof or floor above to provide
weather protection;
(c)
may be supported on posts;
(d) is at grade or has stairs from grade; and
(e) is open, other than with a required guard, on at least
1 side,
except for covered porches above the first storey.
Existing Grade
The elevation of the surface of the existing undisturbed
ground at any point on a site.
Exterior Side Yard
That portion of a corner site extending from the front yard
to the rear yard and lying between the side property line
adjacent to the flanking street and the closest side of the
principal building.
F
City of Vancouver
October 2025
Zoning and Development By-law
Page 16
Section 2
Term
Definition
Family
Either:
(a) 1 or more individuals all related to one another by
blood, marriage or adoption; or
(b) a maximum of 3 unrelated individuals living together
as a household, and
for the purposes of this definition, 2 people living together
in a common-law relationship are deemed to be in a
marriage relationship and each of the blood relatives of
the parties to a common-law relationship are considered
to be related to the partners and to the other blood
relatives thereof.
Farmers' Market
An open air or fully or partly covered market, for the sale
directly by producers or by their representatives who are
involved in production, of: local fresh, dried or frozen fruit
and vegetables; local dried or frozen meat and seafood;
local eggs; local dairy products; local plants; local
prepared foods; local ready-to-eat foods; local artisan
crafts; or local wine, cider, beer or spirits.
R
Financial Institution
The use of premises by banks, credit unions and trust
companies.
O
Finished Grade
The elevation of the surface of the ground at any point
on the site of a completed development between the
site boundaries and the buildings, and for the purpose
of determining a basement or cellar, finished grade
means the average elevation of the surface of the ground
adjoining a building at all exterior walls of a completed
development, as determined by the City Building
Inspector.
Fitness Centre
Where used without a qualifier, both a
Fitness Centre - Class 1 and a Fitness Centre - Class 2.
C
Fitness Centre - Class
1
The use of premises, which do not exceed 200 m2 of
gross floor area, for the development, on a 1-to-1 basis
or in a group session, of physical fitness including health
centres, gymnasia, racket and ball courts, reducing
salons, yoga, pilates, weight loss, dance, self-defence,
and sports.
C
City of Vancouver
October 2025
Zoning and Development By-law
Page 17
Section 2
Term
Definition
Fitness Centre - Class
2
The use of premises, which exceed 200 m2 of gross floor
area, for the development, on a 1-to-1 basis or in a group
session, of physical fitness including health centres,
gymnasia, racket and ball courts, reducing salons, yoga,
pilates, weight loss, dance, self-defence, and sports.
C
Floor Space Ratio
The figure obtained when the area of the floors of the
buildings on a site is divided by the area of the site.
Food or Beverage
Products
Manufacturing - Class
A
The use of premises for the manufacturing of animal feed
or the manufacturing of food or beverage products, but
does not include Bakery Products Manufacturing, Brewing
Or Distilling, or Dairy Products Manufacturing.
M
Food or Beverage
Products
Manufacturing - Class
B
The use of premises for the manufacturing of animal
feed or the manufacturing of food or beverage products,
where the use does not involve the milling of grain, rice
or malt, the refining of sugar, the canning of meat, fish or
poultry, the pickling of fruits or vegetables, the refining of
vegetable oil, the processing of fats, bones, hides, skins,
offal or animal products of a like nature, the use of fish, or
the use of live animals or live poultry, but does not include
Bakery Products Manufacturing, Brewing Or Distilling, or
Dairy Products Manufacturing.
M
Freehold Rowhouse
A principal dwelling unit, in a row of at least 3 side-by-
side principal dwelling units, that shares a party wall with
at least 1 of the adjoining principal dwelling units, and is
located on its own lot which abuts a street and a lane.
D
Front Yard
That part of the site lying between the ultimate front
property line and the front of the principal building,
extending across the full width of the site.
Furniture or Appliance
Store
The use of premises with a floor area greater than 500 m2
to retail household furniture, major household appliances,
or household furnishings such as carpets and draperies.
R
Furniture or Fixtures
Manufacturing
The use of premises for the manufacturing of furniture,
mattresses or related non-electrical fixtures such as
mirrors, curtain rods, cabinets, counters or lampshades,
but not stone, concrete or marble furniture.
M
G
50'
120'
60'
50'
120'
30'
50'
120'
1.0 FSR
(at 100%)*
1.0 FSR
(at 50%)*
1.0 FSR
(at 25%)*
Site area
Floor area
* Site area coverage %
Diagram: Floor
Space Ratio
City of Vancouver
October 2025
Zoning and Development By-law
Page 18
Section 2
Term
Definition
Gasoline Station - Full
Serve
The use of premises for the retail sale of motor fuels
and lubricants that are dispensed by an attendant for
the customer and where staff are available to provide
other services such as checking tire pressure and fluid
levels, cleaning windows and doing minor repairs and
may include the retail sale of electricity dispensed by the
customer or the attendant for the purpose of charging
motor vehicles.
R
Gasoline Station -
Split Island
The use of premises for the retail sale of motor fuels
and lubricants that are dispensed by the customer, and
which includes at least 1 pump island at which all types of
gasoline and diesel fuels sold by the station are dispensed
by an attendant for the customer at all times the station
is open for business, and where staff are available to
provide other services such as checking tire pressure and
fluid levels, cleaning windows and doing minor repairs
and may include the retail sale of electricity dispensed by
the customer or the attendant for the purpose of charging
motor vehicles.
R
General Office
The use of premises for any office use, including
Digital Entertainment and Information Communication
Technology, but does not include Financial Institution,
Health Care Office, Health Enhancement Centre or
Temporary Sales Office.
O
Grade
The elevation of the surface of the ground at any point on
a site.
Grocery or Drug Store
The use of premises to retail food or drugs, including
food and drugs manufactured on the premises as an
integral part of the retail operation, but does not include
Neighbourhood Grocery Store or specialty shops such as
bakeries, butchers, delicatessens, candy shops, and ice
cream parlours that limit sales to a particular type of food.
R
Grocery Store with
Liquor Store
A Grocery Store that has an area of at least 929 m2, with a
Liquor Store located within it.
R
Groundwater
Water occurring below the surface of the ground within
voids in a rock or soil matrix.
Also see
definitions for
Existing Grade,
Finished Grade and
Official Established
Building Grade.
City of Vancouver
October 2025
Zoning and Development By-law
Page 19
Section 2
Term
Definition
Groundwater
Management Plan
A written plan that sets out a comprehensive approach
to the planning, design, implementation and operation of
on-site groundwater management techniques to meet the
requirements imposed on the development.
Groundwater
Management System
A system or technique for preventing the discharge of
groundwater from a site into the City collection system.
Group Residence
The use of premises operated as a facility to provide
accommodation to 6 or more persons not related by blood
or marriage to the operator of the facility or, if the operator
is a corporation, to any director, officer or member of the
corporation, where:
(a) legislation other than the Community Care and
Assisted Living Act (British Columbia) requires such
persons to reside in the facility, but does not include
a facility in a hospital;
(b) the facility provides a rehabilitation program in which
all such persons, as a condition of residence, must
participate; or
(c)
the facility provides accommodation for fewer
than 30 days, and may provide personal services,
but does not include a Hotel, Rooming House or
boarding house.
I
H
Health Care Office
The use of premises by professions in which persons
exercise skill or judgement or provide service related to
the preservation or improvement of the physical, mental,
or emotional health of individuals, or the treatment or care
of individuals who are injured, sick, disabled or infirm,
including chiropractors, dentists, optometrists, physicians,
surgeons, dental hygienists, dental technicians, denturists,
dietitians, licensed practical nurses, massage therapists,
midwives, naturopathic physicians, nurses (registered),
nurse practitioners, occupational therapists, opticians,
physical therapists, psychologists, registered psychiatric
nurses, traditional Chinese medicine practitioners,
acupuncturists, and other health care and social service
practitioners including counsellors and herbalists,
O
City of Vancouver
October 2025
Zoning and Development By-law
Page 20
Section 2
Term
Definition
but does not include Beauty and Wellness Centre,
Detoxification Centre, Health Enhancement Centre,
Hospital, Laboratory, Social Service Centre, Community
Care or Assisted Living Facility, or Group Residence.
Health Enhancement
Centre
The use of premises to enhance health through
therapeutic touch techniques including shiatsu,
reflexology, bio kinesiology, hellework, polarity, reiki,
rolfing, and trager, but does not include Fitness Centre
and Beauty and Wellness Centre.
O
Hen
A domesticated female chicken that is at least 4 months
old.
Home-Based
Business
A business, trade, profession, or other occupation carried
on in a dwelling unit as an accessory use subordinate
to the principal residential use of the dwelling unit, but
does not include a business, trade, profession, or other
occupation carried on in a live-work unit or a residential
unit associated with and forming an integral part of an
artist studio.
Hotel
Premises providing temporary accommodation by way
of furnished residential units, but does not include Bed
and Breakfast Accommodation or Short Term Rental
Accommodation.
S
Housekeeping Unit
A sleeping unit containing facilities for cooking.
Hydrogeological
Study
A written review, certified by a professional engineer or
geoscientist, of the occurrence, distribution and effect of
groundwater on a proposed development site and may
include a groundwater management plan.
I
Impact Assessment
A written report that sets out any potential or realized
environmental impacts that may or will result from
infiltration or extraction of groundwater on the
development site.
City of Vancouver
October 2025
Zoning and Development By-law
Page 21
Section 2
Term
Definition
Impermeable
Materials
The projected area of the outside of the outermost walls
of all buildings, including carports, entries, porches and
verandahs, asphalt, concrete, brick, stone, permeable
pavers, and wood.
Infill
When used by itself without reference to any other
dwelling term, any or all of the following uses:
(a) Infill Single Detached House;
(b) Infill Duplex;
(c)
Infill Multiple Dwelling.
D
Infill Duplex
A building consisting of only 2 dwelling units on a site
already containing 1 or more existing buildings some or all
of which are retained.
D
Infill Multiple Dwelling
A building containing only 3 or more dwelling units on a
site already containing 1 or more existing buildings, some
or all of which are retained.
D
Infill Single Detached
House
A building consisting of 1 dwelling unit on a site already
containing 1 or more existing buildings, some or all of
which are retained, but does not include Laneway House.
D
Information
Communication
Technology
Manufacturing
The production of electrical, electronic or communications
equipment, including computer-enabled devices,
computer hardware, infrastructure, semiconductors, fibre
cables and telecommunications equipment.
M
[formerly Infill One-
Family Dwelling]
[formerly Infill Two-
Family Dwelling]
City of Vancouver
October 2025
Zoning and Development By-law
Page 22
Section 2
Term
Definition
Institutional Uses
Any or all of the following land uses:
Ambulance Station;
Child Day Care Facility;
Church;
Community Care or Assisted Living Facility;
Community Care or Assisted Living Facility - Class A;
Community Care or Assisted Living Facility - Class B;
Detoxification Centre;
Group Residence;
Hospital;
Public Authority Use;
School - Elementary or Secondary;
School - University or College;
Social Service Centre.
I
J
Jewellery
Manufacturing
The use of premises for the manufacturing of jewellery,
metal badges, silverware, or precious metal alloys or
products, the cutting or polishing of industrial diamonds,
plating with precious metals, lapidary work, or engraving
on metals except for printing purposes.
M
Junk Yard or Shop
The use of premises for the sale of scrap or waste
materials such as rubber, tires, metal, paper, sacks, wire,
ropes, rags, machinery, or motor vehicle parts, including
associated wrecking, dismantling, recycling or processing.
W
L
Laboratory
The use of premises not providing service directly to
the public for the provision of analytical, research, or
testing services, including biotechnologies and energy
and environmental technologies, but does not include
Photofinishing or Photography Laboratory.
S
Lane
A public thoroughfare or way not more than 10.1 m in
width that affords only a secondary means of access to a
site, at the side or rear.
City of Vancouver
October 2025
Zoning and Development By-law
Page 23
Section 2
Term
Definition
Laneway House
A detached dwelling unit constructed in the rear yard of
a site on which is situated a Single Detached House or
Single Detached House with Secondary Suite, but does
not include Infill Single Detached House.
D
Laundromat or
Dry Cleaning
Establishment
The use of premises with a maximum floor area of 300
m2 for the laundering or cleaning of clothing, draperies or
related small household goods.
S
Laundry or Cleaning
Plant
The use of premises for the laundering, cleaning or dying
of textiles, knit goods, draperies, clothing, garments, or
related goods, but does not include Laundromat or Dry
Cleaning Establishment.
S
Leather Products
Manufacturing
The use of premises for the manufacturing of luggage,
handbags or small leather goods, but does not include
Animal Products Processing, Clothing Manufacturing, or
Shoes or Boots Manufacturing.
M
Linoleum or Coated
Fabrics Manufacturing
The use of premises for the manufacturing of linoleum,
oil cloth, artificial leather, asphalt-felt-base floor covering,
pyroxylin or vinyl-coated fabrics or other similar coated
fabrics.
M
Liquor Store
The use of premises for the sale of beer, wine, spirits, or
other products that are intended for human consumption,
containing more than 1% alcohol by volume, for
consumption off premises.
R
City of Vancouver
October 2025
Zoning and Development By-law
Page 24
Section 2
Term
Definition
Live-Work Use
The use of premises for:
(a) a dwelling unit;
(b) General Office, Health Care Office, Barber Shop or
Beauty Salon, Photofinishing or Photography Studio,
or Artist Studio - Class A; or
(c)
any use referred to in section (b) in combination with
a dwelling unit,
but does not include:
(d) any dating service, entertainment service, exotic
dancer business, social escort business, or other
similar business, as determined by the Director
of Planning in consultation with the Chief License
Inspector; or
(e) any tattooing, piercing, branding, or other similar
service, as determined by the Director of Planning
in consultation with the Vancouver Coastal Health
Authority.
Lock-Off Unit
A smaller dwelling unit within a larger principal dwelling
unit, which must have separate external access and
shared internal access, and which can be locked off from
the larger dwelling unit, but does not include a Secondary
Suite.
D
Locked-In Lots
A lot or lots that, as a result of development of any
adjoining lots, is or are unlikely to be consolidated with an
adjoining lot to increase the site size.
Lumber and
Building Materials
Establishment
The use of premises to wholesale and retail merchandise
consisting primarily of lumber, plywood, millwork, and
related building materials.
W
M
Machinery or
Equipment
Manufacturing
The use of premises for the manufacturing of machinery
or equipment primarily intended for industrial or
commercial use, including business or office equipment
only secondarily intended for household use, but does not
include Electrical Products or Appliances Manufacturing,
Motor Vehicle Parts Manufacturing, or Transportation
Equipment Manufacturing.
M
City of Vancouver
October 2025
Zoning and Development By-law
Page 25
Section 2
Term
Definition
Manufacturing Uses
Any or all of the following land uses:
Animal Products Processing;
Bakery Products Manufacturing;
Batteries Manufacturing;
Brewing or Distilling;
Chemicals or Chemical Products Manufacturing -
Class A;
Chemicals or Chemical Products Manufacturing -
Class B;
Clothing Manufacturing;
Creative Products Manufacturing;
Dairy Products Manufacturing;
Electrical Products or Appliances Manufacturing;
Food or Beverage Products Manufacturing - Class A;
Food or Beverage Products Manufacturing - Class B;
Furniture or Fixtures Manufacturing;
Ice Manufacturing;
Information Communication Technology
Manufacturing;
Jewellery Manufacturing;
Leather Products Manufacturing;
Linoleum or Coated Fabrics Manufacturing;
Machinery or Equipment Manufacturing;
Metal Products Manufacturing - Class A;
Metal Products Manufacturing - Class B;
Miscellaneous Products Manufacturing - Class A;
Miscellaneous Products Manufacturing - Class B;
Motor Vehicle Parts Manufacturing;
Non-Metallic Mineral Products Manufacturing - Class
A;
Non-Metallic Mineral Products Manufacturing - Class
B;
Paper Manufacturing;
M
City of Vancouver
October 2025
Zoning and Development By-law
Page 26
Section 2
Term
Definition
Paper Products Manufacturing;
Petroleum Products or Coal Products Manufacturing;
Plastic Products Manufacturing;
Printing or Publishing;
Pulp Manufacturing;
Rubber Manufacturing;
Rubber Products Manufacturing;
Shoes or Boots Manufacturing;
Textiles or Knit Goods Manufacturing;
Tobacco Products Manufacturing;
Transportation Equipment Manufacturing;
Vegetable Oil Manufacturing;
Wood Products Manufacturing - Class A;
Wood Products Manufacturing - Class B.
Marina
The use of premises for the mooring of pleasure craft, but
does not include repairing or building boats.
M
Marine Terminal or
Berth
The use of premises for the mooring of boats, ships, float
planes, ferries and other water vessels, but not including
pleasure craft, for the land or water trans-shipment of
goods or transfer of passengers, for the operations
of a water taxi service, piloting service, boat rental or
charter service, or for related marine services including
stevedoring, salvaging, dredging or diving.
T
Mass Timber Building
A building where the majority of structural members are
made of wood with a minimum dimension of 96 mm.
Metal Products
Manufacturing - Class
A
The use of premises for the manufacturing of metal
ingots, shapes, pigs or powders from ore or scrap, for
the alloying, extruding, casting or rolling of metals, or for
the manufacturing of metal structural shapes or metal
castings, but does not include Jewellery Manufacturing.
M
City of Vancouver
October 2025
Zoning and Development By-law
Page 27
Section 2
Term
Definition
Metal Products
Manufacturing - Class
B
The use of premises for the manufacturing of boilers,
metal tanks, fabricated structural metal products,
non-electrical wire or wire products, hardware, tools,
cutlery, heating equipment or other fabricated metal
products, or for the machining, stamping, pressing,
coating, welding or smithing of metal or metal products,
but does not include Electrical Products or Appliances
Manufacturing, Machinery or Equipment Manufacturing,
Metal Products Manufacturing - Class A, Motor Vehicle
Parts Manufacturing, or Transportation Equipment
Manufacturing.
M
Mezzanine
An intermediate level between the floor and ceiling of any
room or storey, a portion of which may be enclosed, and
includes an interior balcony.
Micro Dwelling
A self-contained residential unit that measures no less
than 23.2 m2 and no more than 29.7 m2.
D
Mini-Storage
Warehouse
The use of a wholly enclosed building for the storage of
personal property in self-contained, self-storage units,
each of which units has separate and exclusive access
from either the exterior or interior of the building.
T
Miscellaneous
Products
Manufacturing - Class
A
The use of premises for the manufacturing of any product
not included in any other manufacturing uses included in
this Section 2.
M
Miscellaneous
Products
Manufacturing - Class
B
The use of premises for the manufacturing of toys, games,
bicycles, novelties, ornaments, decorations, brooms,
brushes, scientific or professional equipment, dentures
and dental supplies, eye glasses, contact lenses,
orthopaedic and other health care devices, clocks, signs,
displays, sporting goods, recreational equipment, musical
instruments, office or artists' supplies other than paper
products, marking devices, awnings, window shades,
blinds, umbrellas, notions, or wax products not involving
the manufacturing of wax.
M
City of Vancouver
October 2025
Zoning and Development By-law
Page 28
Section 2
Term
Definition
Mixed-Use
Residential Building
A building containing at least 1 principal dwelling unit and
at least 1 non-dwelling use.
D
Motor Vehicle Parts
Manufacturing
The use of premises for the manufacturing of parts
for motor vehicles, but does not include Batteries
Manufacturing, Rubber Manufacturing, or Rubber
Products Manufacturing.
M
Motor Vehicle Repair
Shop
The use of premises for the repairing of motor vehicles or
motor vehicle parts including tires, or for the painting or
repairing of motor vehicle bodies.
S
Motor Vehicle Wash
The use of premises for the washing of motor vehicles.
S
Multiple Conversion
Dwelling
An existing building converted to contain only 2 or more
residential units, but does not include a Community Care
or Assisted Living Facility or Group Residence.
D
Multiple Dwelling
Any or all of the following:
(a) Apartment;
(b) Townhouse;
(c)
Triplex.
D
Mural
A use of land constituting a work of art or graphic
depiction of any kind which is painted, inscribed, inlaid or
otherwise placed on, affixed to, or formed as an element
of the design of an exterior wall, roof, fence, or hoarding,
but does not include a sign as defined in the Sign By-law.
N
Neighbourhood
Grocery Store
The use of premises in a residential district for the primary
purpose of selling groceries and convenience goods,
and may include selling and serving prepared food and
beverages for consumption on or off the premises, but
does not include the sale of beer, wine, spirits, or other
products that are intended for human consumption,
containing more than 1% alcohol by volume.
R
Non-Metallic
Mineral Products
Manufacturing - Class
A
The use of premises for the manufacturing of cement,
clay, concrete, gypsum, glass, stone products, clay or
concrete bricks, tiles or blocks, or other non-metallic
mineral products.
M
[formerly
referred to as
"Dwelling units in
conjunction with
{a permitted use}"
and "{A permitted
use} in conjunction
with a multiple
dwelling]
City of Vancouver
October 2025
Zoning and Development By-law
Page 29
Section 2
Term
Definition
Non-Metallic
Mineral Products
Manufacturing - Class
B
The use of premises for the manufacturing of china,
crockery, porcelain products, stone or concrete furniture
or monuments, statuary, glass or glass products other
than within glassworks, or abrasives, but does not include
Non-Metallic Mineral Products Manufacturing - Class A.
M
Nursery, Field Crop or
Fruit Farm
The use of land for the growing of plants, shrubs, trees,
vegetables, field crops, berry or bush crops, or orchard
crops.
A
O
Office Uses
Any or all of the following land uses:
Financial Institution;
General Office;
Health Care Office;
Health Enhancement Centre;
Temporary Sales Office.
O
Official Established
Building Grade
The intended elevations of the street or lane along
the property line of the site related to City datum, as
established by the City Engineer.
P
Packaging Plant
The use of premises for the boxing, crating or related
packaging of goods or material brought specifically to the
premises for that purpose.
T
Paper Manufacturing
The use of premises for the manufacturing of paper.
M
Paper Products
Manufacturing
The use of premises for the manufacturing of paper
products, but does not include Paper Manufacturing, Pulp
Manufacturing, Petroleum Products or Coal Products
Manufacturing, or Printing or Publishing.
M
City of Vancouver
October 2025
Zoning and Development By-law
Page 30
Section 2
Term
Definition
Parking Area
An open area of land other than a street or lane, used or
intended to be used to provide space for the parking or
storage of motor vehicles, and includes parking spaces,
loading spaces, manoeuvring aisles and other areas
providing access to parking or loading spaces, but does
not include an area providing 4 or fewer spaces accessory
to a residential use and may include the retail sale of
electricity for the purpose of charging motor vehicles.
P
Parking Garage
A structure or a portion of a structure which is principally
used or intended to be used for the parking or storage of
motor vehicles, but does not include a structure providing
4 or fewer spaces accessory to a residential use and
may include the retail sale of electricity for the purpose of
charging motor vehicles.
P
Parking Uses
Any or all of the following land uses:
Parking Area;
Parking Garage.
P
Partial Storey
The uppermost level of a building where the floor area,
existing, proposed or as may be extended over open-
to-below space, and having a minimum ceiling height of
1.2 m, is limited to a specified proportion of the storey
immediately below.
Passive House
Building Certifier
A person internationally accredited by the Passive House
Institute in Darmstadt, Germany for the purpose of
certifying buildings as being designed in accordance with
its Passive House standards.
Patio
A platform providing useable outdoor space that:
(a) is not enclosed; and
(b) generally has a surface height, at any point, no
greater than 600 mm above finished grade.
Pawnshop
The use of premises for the retailing of goods and chattels
in pawn.
R
Partial
Storey
Partial Storey
≥1.2 m
Diagram: Partial
Storey
City of Vancouver
October 2025
Zoning and Development By-law
Page 31
Section 2
Term
Definition
Permeable Materials
Materials including gravel, river rock less than 5 cm in
size, wood chips, bark mulch, wood decking with spaced
boards and other materials which, in the opinion of the
Director of Planning, have fully permeable characteristics
when placed or installed on grade with no associated
layer of impermeable material, such as plastic sheeting,
that would impede the movement of water directly to the
soil below.
Petroleum Products
or Coal Products
Manufacturing
The use of premises for the manufacturing of petroleum
products, coal products, tar products or derivatives,
tarpaper or asphalt roofing or siding material, and for the
recycling or re-refining of oil.
M
Photofinishing
or Photography
Laboratory
The use of premises for photofinishing or photography but
does not include Photofinishing or Photography Studio.
S
Photofinishing or
Photography Studio
The use of premises with a maximum floor area of 300 m2
for photofinishing or portrait photography.
S
Plastic Products
Manufacturing
The use of premises for the manufacturing of plastic
products, including plastic clothing and footwear, but
does not include Chemicals or Chemical Products
Manufacturing - Class A.
M
Plaza
An open space for use by the public, generally provided
with amenities such as seating, drinking and ornamental
fountains, weather-proofing, art, trees, and landscaping,
which may support passive or active uses and may be
publicly owned, or privately owned with a secured right-of-
access for the public.
C
Porch
See definition for Entry, Porch and Verandah.
Principal Building
A building that contains the principal use being made of
the site, but does not include Accessory Building, Infill or
Laneway House.
Principal Dwelling
Unit with Lock-Off Unit
A larger principal dwelling unit, containing a smaller
dwelling unit that must have separate external access and
shared internal access, and that can be locked off from
the larger principal dwelling unit.
D
City of Vancouver
October 2025
Zoning and Development By-law
Page 32
Section 2
Term
Definition
Print Shop
The use of premises with a maximum floor area of 300 m2
for printing or lithographing.
S
Printing or Publishing
The use of premises for printing, lithographing or
silkscreen printing; for platemaking or engraving as allied
to the printing or publishing industries; for the publishing
and printing of newspapers, magazines, periodicals,
books, almanacs, maps, guidelines, pamphlets, flyers, or
similar matter; or for book binding and associated binding
operations as allied to the printing or publishing industries;
but does not include print shop.
M
Production or
Rehearsal Studio
The use of premises for the production of motion pictures,
videos, television or radio programs or sound recordings
or for the rehearsal of dance, music or drama, but does
not involve the presence of an audience and does not
include Artist Studio - Class A, Artist Studio - Class B, or
Theatre.
S
Public Bike Share
A use of premises that provides the general public with an
opportunity to rent bicycles through an automated system,
on a short-term basis for use within the city as part of a
network comprised of no fewer than 50 Public Bike Share
Stations located on separate sites on streets, and public
and private real property.
R
Public Bike Share
Station
A bicycle sharing facility where bicycles are stored and
from which the general public may rent and return bicycles
and other objects or equipment as part of a Public Bike
Share.
Pulp Manufacturing
The use of premises for the manufacturing of pulp,
woodfibre, fibreboard or paperboard.
M
R
Radiocommunication
Station
The use of premises for the transmitting or receiving
of radio, television, satellite, microwave or related
communications, but not when used for domestic
purposes.
U
City of Vancouver
October 2025
Zoning and Development By-law
Page 33
Section 2
Term
Definition
Railway Station or
Rail Yard
The use of premises as a depot or station for passengers
awaiting use of rail transport (non-commuter), for the
servicing, cleaning or live storage of railroad cars, engines
and other rolling stock, for the marshalling of trains, and
including related storage of goods pending transport.
T
Rear Building
An infill, a second principal building, or the rear building in
a courtyard configuration that is adjacent to the rear of the
site.
Rear Yard
That part of the site lying between the ultimate rear
property line and the rear of the principal building or rear
building, extending across the full width of the site.
Recycling Depot
The use of premises for the collection and sorting of
garbage, and the packaging of paper, newspapers,
clothing, cans, bottles and similar domestic or commercial
garbage, but does not include Animal Products
Processing, Junk Yard or Shop, or Waste Disposal
Facility.
U
City of Vancouver
October 2025
Zoning and Development By-law
Page 34
Section 2
Term
Definition
Rental Housing Unit
For the purposes of section 4.3.13 of this by-law, and for
the purposes of:
(a) section 2.2.5 of the RM-2 District Schedule;
(b) section 2.2.5 of RM-3 District Schedule;
(c)
section 2.2.3 of RM-3A District Schedule;
(d) section 2.2.2 of the RM-4 District Schedule;
(e) section 2.2.5 of the RM-5, RM-5A, RM-5B, RM-5C
and RM-5D Districts Schedule;
(f)
section 2.2.7 of the RM-6 District Schedule;
(g) section 2.2.2 of the FM-1 District Schedule;
(h) section 2.2.4 of the C-2 District Schedule;
(i)
section 2.2.4 of the C-2B District Schedule;
(j)
section 2.2.5 of the C-2C District Schedule;
(k)
section 2.2.5 of the C-2C1 District Schedule;
(l)
section 2.2.5 of the R3 Districts Schedule;
(m) section 2.2.6 of the R4 District Schedule; and
(n) section 2.2.6 of the R5 Districts Schedule,
a dwelling unit, housekeeping unit, or sleeping unit on a
site that a tenant rents, or has rented, for the purpose of
living accommodation, but does not include:
(o) a unit rented by a not for profit housing cooperative
to a member of the cooperative;
(p) a unit in a Community Care or Assisted Living Facility
or Group Residence;
(q) a unit in a Hotel;
(r)
units in an equity co-op where, at the time of
rezoning application, or at the time of development
permit application for projects that do not require
rezoning, the building was operated as an equity
co-op within the last 3 years; or
City of Vancouver
October 2025
Zoning and Development By-law
Page 35
Section 2
Term
Definition
(s)
units in a strata titled building where, at the time of
rezoning application, or at the time of development
permit application for projects that do not require
rezoning, the majority of the units were within the last
3 years individually owned and:
(i) for which a petition has been filed with the
Supreme Court of BC to dissolve the strata
corporation; or
(ii) for which all the strata lots within the corporation
are now under single ownership.
Repair Shop - Class A
The use of premises for the repairing of products or
goods not included in Motor Vehicle Repair Shop or
Repair Shop - Class B.
S
Repair Shop - Class B
The use of premises for the repairing of household goods,
including the repairing of jewellery, leather goods, sporting
goods, clothing, shoes, toys, bicycles, or other household
items capable of being carried to the premises by the
customer, or for the sharpening of blades, cutting of keys,
or re-upholstering or mending of household furniture.
S
Residential Rental
Accommodation
Any building or part thereof that:
(a) is being used; or
(b) having been used, has ceased to be used,
as habitable living accommodation on a landlord and
tenant basis, but does not include any building that has
been lawfully changed to any other use from such use
prior to October 26, 1989.
Residential Rental
Tenure
Any of the following:
(a) a tenancy governed by a tenancy agreement as
defined in the Residential Tenancy Act (British
Columbia) or, in the event that the Act is repealed
and not replaced, that contains the standard terms
set out in the Residential Tenancy Regulation B.C.
Reg. 477/2003;
City of Vancouver
October 2025
Zoning and Development By-law
Page 36
Section 2
Term
Definition
(b) a tenancy in which the landlord is the City
of Vancouver, the Metro Vancouver Housing
Corporation, the City of Vancouver Public Housing
Corporation, the B.C. Housing Management
Commission, a non-profit society or association
incorporated under the Societies Act (British
Columbia) whose objects include the provision of
affordable rental housing, or a partnership between
any 2 or more such entities;
(c)
an occupancy between a member and a non-
profit housing co-operative incorporated under the
Cooperative Association Act (British Columbia)
whose objects include the provision of affordable
rental housing.
Residential Storage
Space
Floor area within or accessory to a dwelling unit, used
to store personal items such as recreation equipment,
tires, barbecues, suitcases, miscellaneous household
articles, and similar items, but does not include floor area
for clothes closets, linen closets, or kitchen or bathroom
cupboards.
Residential Unit
A sleeping unit, housekeeping unit or dwelling unit.
Restaurant
Where used without a qualifier, both a
Restaurant - Class 1 and a Restaurant - Class 2.
S
Restaurant - Class 1
The use of premises for the primary purpose of selling
and serving prepared food to the public during all hours
of operation, where the premises include at least 17
indoor or outdoor seats for customers consuming food
purchased on the premises, and where live entertainment,
including the use of non-amplified or amplified musical
instruments and disc jockey mixing turntables, but
excluding patron participation such as karaoke, dancing
and open microphone performing, may be available.
S
City of Vancouver
October 2025
Zoning and Development By-law
Page 37
Section 2
Term
Definition
Restaurant - Class 2
The use of premises for the primary purpose of selling
and serving prepared food to the public during all hours
of operation, where the premises include at least 17
indoor or outdoor seats for customers consuming food
purchased on the premises, and where live entertainment,
including the use of non-amplified or amplified musical
instruments and disc jockey mixing turntables and
patron participation such as karaoke, dancing and open
microphone performing, may be available.
S
Restaurant - Drive-In
The use of premises for the sale of prepared food to
the public where parking is provided and customers are
encouraged to eat in their motor vehicles on the site, but
does not include drive-through service.
S
Retail
To offer to sell or rent, or to sell or rent, merchandise to
a consumer who buys or rents the merchandise as the
ultimate consumer or end user, being the last person in
the chain of distribution, for personal consumption or use
and not for further sale or rent.
Retail Store
The use of premises to retail merchandise, including
merchandise manufactured on the premises, if the total
floor area used for manufacturing does not exceed
300 m2, but which does not include any other retail
uses listed in this Section 2 or included in a lumber and
building materials establishment.
R
Retail Uses
Any or all of the following land uses:
Adult Retail Store;
Cannabis Store;
Farmers' Market;
Furniture or Appliance Store;
Gasoline Station - Full Serve;
Gasoline Station - Split Island;
Grocery or Drug Store;
Grocery Store with Liquor Store;
Liquor Store;
Neighbourhood Grocery Store;
R
City of Vancouver
October 2025
Zoning and Development By-law
Page 38
Section 2
Term
Definition
Pawnshop;
Public Bike Share;
Retail Store;
Secondhand Store;
Shared E-Scooter System;
Small-Scale Pharmacy;
Vehicle Dealer.
Riding Ring
The use of a building for practising equestrian skills.
C
Roof Deck
A platform providing useable outdoor space that:
(a) is located in such a way as to form a roof over an
existing or proposed floor below;
(b) is primarily accessed from within a building;
(c)
is not covered;
(d) is not enclosed, except for a required guard, or
where it is located next to a portion of the same
building or an adjacent building; and
(e) may include a garden or planted area.
Rooming House
A building containing 3 or more sleeping units, but does
not include a Multiple Conversion Dwelling.
D
Rubber Manufacturing
The use of premises for the manufacturing of rubber from
raw material or for the manufacturing of tires.
M
Rubber Products
Manufacturing
The use of premises for the manufacturing of rubber
products, including rubber clothing and footwear, or
for the retreading of tires, but does not include Rubber
Manufacturing.
M
S
School - Arts or
Self-Improvement
The use of premises for training or instruction other
than as included in any other use in this by-law,
including training or instruction in drama, music, art,
driving, cooking, sewing, language, or similar forms of
self-improvement.
S
City of Vancouver
October 2025
Zoning and Development By-law
Page 39
Section 2
Term
Definition
School - Business
The use of premises for training or instruction in
business skills, including secretarial, teller, bookkeeping,
key punching, computer programming, business
machine operating or general sales skills, but does
not include School - Elementary or Secondary, or
School - University or College.
S
School - Vocational or
Trade
The use of premises for training or instruction in
particular vocations or trades, including barbering,
beauty culture, hairdressing, broadcasting, charm
or modelling, salesmanship in a particular vocation,
driving (commercial transport), piloting (commercial
transport), woodworking, metalworking, construction or
other trade or technical occupations or vocations, but
does not include School - Elementary or Secondary, or
School - University or College.
S
Secondary Suite
A smaller dwelling unit within a larger Single Detached
House or Duplex, which must have separate external
access and may have shared internal access, but does
not include a Lock-Off Unit.
D
Secondhand Store
The use of more than 2.5 m2 of floor area in premises for
the retailing of:
(a) used electronic equipment, including audio or video
equipment or accessories, computers, printers or fax
machines; or
(b) 2 or more of the following types of used
merchandise: bicycles, sports equipment, luggage,
jewellery, cameras, musical equipment, or tools.
R
Secured Market
Rental Housing
A development or part of a development, used only as
market rental housing, which has a covenant or housing
agreement registered against title restricting its use to
market rental housing, for the longer of 60 years or the life
of the building, or for such other term as may be agreed
upon by the City and the owner.
City of Vancouver
October 2025
Zoning and Development By-law
Page 40
Section 2
Term
Definition
Seniors Supportive or
Independent Living
Housing
The use of a building for residential units designed to
accommodate seniors as they age including separate
common areas for dining and socializing, and the
provision of meals, housekeeping and personal care, but
does not include a Community Care or Assisted Living
Facility or Group Residence.
D
City of Vancouver
October 2025
Zoning and Development By-law
Page 41
Section 2
Term
Definition
Service Uses
Any or all of the following land uses:
Animal Clinic or Shelter;
Animal Services;
Auction Hall;
Barber Shop or Beauty Salon;
Beauty and Wellness Centre;
Bed and Breakfast Accommodation;
Body-Rub Parlour;
Cabaret;
Catering Establishment;
Drive-Through Service;
Funeral Home;
Hotel;
Laboratory;
Laundromat or Dry Cleaning Establishment;
Laundry or Cleaning Plant;
Motor Vehicle Repair Shop;
Motor Vehicle Wash;
Neighbourhood Public House;
Photofinishing or Photography Laboratory;
Photofinishing or Photography Studio;
Print Shop;
Production or Rehearsal Studio;
Repair Shop - Class A;
Repair Shop - Class B;
Restaurant;
Restaurant - Class 1;
Restaurant - Class 2;
Restaurant - Drive-In;
School - Arts or Self-Improvement;
School - Business;
School - Vocational or Trade;
S
City of Vancouver
October 2025
Zoning and Development By-law
Page 42
Section 2
Term
Definition
Short Term Rental Accommodation;
Sign Painting Shop;
Wedding Chapel;
Work Shop.
Sex Object
Any of the following:
(a) a replica of a penis, vagina, buttocks, anus, or
female breast;
(b) a device, machine or instrument intended for the
stimulation primarily of the penis, the vagina or the
anus by vibration or suction;
(c)
a pill, lotion or other medication intended to prolong
or enhance the erection of the penis or the desire
for sex, except when dispensed by or under the
direction of a pharmacist licensed by the College of
Pharmacists of British Columbia;
(d) a whip or implement intended for use in the
enactment of human bondage or sadomasochistic
activities when displayed in combination with or on
the same premises as any of the objects referred to
in sections (a), (b) or (c).
Shared E-Scooter
Station
An electric kick scooter sharing facility where electric
kick scooters are stored and from which the general
public may rent and return electric kick scooters and
other objects or equipment as part of a Shared E-Scooter
System.
Shared E-Scooter
System
A use of premises that provides the general public with
an opportunity to rent electric kick scooters through an
automated system, on a short-term basis for use within
the City as part of a network comprised of no fewer than
50 public Shared E-Scooter Stations located on separate
sites on streets, and public and private real property.
R
Shoes or Boots
Manufacturing
The use of premises for the manufacturing of shoes or
boots, including leather footwear, but does not include
Plastic Products Manufacturing or Rubber Products
Manufacturing.
M
City of Vancouver
October 2025
Zoning and Development By-law
Page 43
Section 2
Term
Definition
Short Term Rental
Accommodation
The use of a dwelling unit, or 1 or more bedrooms in a
dwelling unit, as temporary accommodation for any period
less than 90 consecutive days, but does not include Bed
and Breakfast Accommodation or Hotel.
S
Side Yard
The part of the site extending from the front yard to the
rear yard and lying between the ultimate side property line
and the closest side of the principal building.
Single Detached
House
A building containing only 1 principal dwelling unit.
D
Single Detached
House with
Secondary Suite
A building containing 2 dwelling units, 1 of which is a
principal dwelling unit and 1 of which is a Secondary
Suite.
D
Site
An area of land consisting of 1 or more adjoining parcels
or lots abutting on a street not being a lane, but does not
include a strata lot or a leasehold parcel created under
section 99(1)(k) of the Land Title Act (British Columbia).
Sleeping Unit
1 or more rooms equipped to be used for sleeping and
sitting purposes.
Small-Scale
Pharmacy
A Drug Store that has a total gross store area of less than
600 m2.
R
Social Housing
Rental housing:
(a) in which at least 30% of the dwelling units are
occupied by households with incomes below housing
income limits, as set out in the current "Housing
Income Limits" table published by the British
Columbia Housing Management Commission, or
equivalent publication;
(b) which is owned by a non-profit corporation, by a
non-profit co-operative association, or by or on
behalf of the City, the Province of British Columbia,
or Canada; and
[formerly One-
Family Dwelling]
[formerly One-
Family Dwelling
with Secondary
Suite]
Also see
definitions for
Corner Site and
Double Fronting
Site
3
2
1
Street
Street
Street
3
2
1
Site Configurations
Corner site
Double fronting site
Corner double fronting site
Lane
Lane
Diagram: Site
Configurations
City of Vancouver
October 2025
Zoning and Development By-law
Page 44
Section 2
Term
Definition
(c)
in respect of which the registered owner or ground
lessee of the freehold or leasehold title to the land on
which the housing is situated has granted to the City
a section 219 covenant, housing agreement, or other
security for the housing commitments required by
the City, registered against the freehold or leasehold
title, with such priority of registration as the City may
require,
except that in the HA-2 district; in the area of the
FC-1 district located north of National Avenue; in the area
of the M-1, I-2, RT-3 and RM-3A districts located north of
Venables Street, Malkin Avenue and Prior Street, south of
Hastings Street, east of Gore Avenue and west of Clark
Drive; in the Downtown Eastside Oppenheimer District;
and in the area of the Downtown District denoted as C2
on Map 1 of the Downtown Official Development Plan;
social housing means rental housing:
(d) in which at least one-third of the dwelling units
are occupied by persons eligible for either
Income Assistance or a combination of basic Old
Age Security pension and Guaranteed Income
Supplement and are rented at rates no higher than
the shelter component of Income Assistance;
(e) which is owned by a non-profit corporation, by a
non-profit co-operative association, or by or on
behalf of the City, the Province of British Columbia,
or Canada; and
(f)
in respect of which the registered owner or ground
lessee of the freehold or leasehold title to the land on
which the housing is situated has granted to the City
a section 219 covenant, housing agreement, or other
security for the housing commitments required by
the City, registered against the freehold or leasehold
title, with such priority of registration as the City may
require.
City of Vancouver
October 2025
Zoning and Development By-law
Page 45
Section 2
Term
Definition
Social Service Centre
The use of premises by a non-profit society:
(a) providing information, referral, counselling, advocacy
or health care services;
(b) dispensing aid in the nature of food or clothing; or
(c)
providing drop in or activity space,
but does not include premises used for residential
purposes or Detoxification Centre.
I
Stable
The use of premises for the keeping, breeding, raising,
training or boarding of horses, but does not include a
Riding Ring.
A
Storage Warehouse
The use of a wholly enclosed building, or portion
thereof, for the storage of goods, material, machinery,
or equipment, but not any storage that is ancillary to
a principal use of premises, but does not include cold
storage plant or grain elevator.
T
Storage Yard
The use of a partially enclosed building, or portion thereof,
or an open area of land for the storage of goods, material,
machinery or equipment, but not any storage that is
ancillary to a principal use of the premises.
T
Storey
The portion of a building that is situated between the
surface of any floor and the surface of the floor next above
it and, if there is no floor above it, that portion between the
surface of such floor and the ceiling surface above it, but
does not include a basement or cellar.
T
Taxicab or Limousine
Station
The use of premises as a base of operations for a taxicab,
limousine, charter bus, or other land-vehicle passenger
transport service, or for a pilot car service.
T
Temporary Modular
Housing
Demountable structures, not permanently affixed to land,
containing 3 or more residential units and accessory uses,
but does not include a Multiple Conversion Dwelling,
Community Care or Assisted Living Facility, or Group
Residence.
D
Also see definition
for Partial Storey
City of Vancouver
October 2025
Zoning and Development By-law
Page 46
Section 2
Term
Definition
Temporary Sales
Office
The use of a building in an R1 or RT district, for a period
not exceeding 3 years, for the sole purpose of marketing
and selling dwelling units associated with a residential
development.
O
Textiles or Knit Goods
Manufacturing
The use of premises for the manufacturing of textiles,
textile products or knit goods, including carpets, mats,
rugs, canvas products, cotton bags, jute bags, automobile
fabrics, draperies, silk fabrics, linen fabrics, thread,
cordage, twine, or similar products, but does not include
Clothing Manufacturing, or Linoleum or Coated Fabrics
Manufacturing.
M
Theatre
A facility for performing arts, motion pictures, other media
arts or presentations before a live audience, but does not
include Cabaret.
C
Townhouse
A building containing 4 or more principal dwelling units
where each unit has its own entrance from the exterior
of the building, unless otherwise specified in a district
schedule.
D
Transportation and
Storage Uses
Any or all of the following land uses:
Aircraft Landing Place;
Booming Ground;
Bulk Data Storage;
Cold Storage Plant;
Grain Elevator;
Marine Terminal or Berth;
Mini-Storage Warehouse;
Packaging Plant;
Railway Station or Rail Yard;
Stockyard;
Storage Warehouse;
Storage Yard;
Taxicab or Limousine Station;
Truck Terminal or Courier Depot;
Weighing or Inspection Station;
Works Yard.
T
City of Vancouver
October 2025
Zoning and Development By-law
Page 47
Section 2
Term
Definition
Transportation
Equipment
Manufacturing
The use of premises for the manufacturing of aircraft,
railroad rolling stock, ships, boats, truck or bus bodies,
truck trailers, snowmobiles or motor vehicles.
M
Triplex
A building containing 3 principal dwelling units, but does
not include a Multiple Conversion Dwelling.
D
Truck Terminal or
Courier Depot
The use of premises for the parking and servicing of
trailers, containers, trucks, and other motor vehicles
involved in commercial transport, cartage, moving,
delivery, or related goods movement.
T
U
Ultimate Property Line
The property line that results when an anticipated or
partially dedicated lane or street abuts a site, and that
becomes the property boundary for the purposes of
measuring required yards.
Urban Farm - Class A
The use of land, with or without a principal building, for the
cultivation of fruits or vegetables for sale.
A
Urban Farm - Class B
The use of land or premises for the cultivation of fruits
or vegetables for sale, and of which part or all of the use
may take place in a greenhouse or other structure, and
may include on-site sales.
A
Under-Utilized Lots
A lot or lots in the RT-5 district under developed to less
than 0.45 FSR on January 16, 2018, but excludes lots on
the Council approved Vancouver Heritage Register.
Unnecessary
Hardship
Hardship that results from unique physical circumstances
that are peculiar to the site and does not include mere
inconvenience, preference for a more lenient standard or
a more profitable use, or self-induced hardship resulting
from the actions of the owner or applicant.
Utility and
Communication
Uses
Any or all of the following land uses:
Public Utility;
Radiocommunication Station;
Recycling Depot;
Waste Disposal Facility.
U
City of Vancouver
October 2025
Zoning and Development By-law
Page 48
Section 2
Term
Definition
V
Vehicle Dealer
The use of premises to retail motor vehicles, boats or
recreational trailers.
R
Verandah
See definition for Entry, Porch and Verandah.
W
Waste Disposal
Facility
The use of premises for the treatment, reduction,
recycling, incineration or disposal of refuse, garbage,
sewage, or other waste material, but does not include
Animal Products Processing, Junk Yard or Shop, or
Recycling Depot.
U
Water Table
The level below which the ground is saturated with water
at a pressure of 1 atmosphere or greater.
Wedding Chapel
The use of premises for wedding ceremonies only.
S
Weighing or
Inspection Station
The use of premises for the weighing or inspection of
vehicles.
T
Wholesale
To offer to sell or rent, or to sell or rent, merchandise other
than at retail.
Wholesale Uses
Any or all of the following land uses:
Bulk Fuel Depot;
Cardlock Fuel Station;
Junk Yard or Shop;
Lumber and Building Materials Establishment;
Wholesaling - Class A;
Wholesaling - Class B.
W
Wholesaling - Class A
The use of premises to wholesale merchandise where the
operator of the premises keeps merchandise for sale or
rent on the premises and the floor area for storage space
exceeds the floor area for showroom or display space, but
does not include any other wholesale uses included in this
Section 2.
W
City of Vancouver
October 2025
Zoning and Development By-law
Page 49
Section 2
Term
Definition
Wholesaling - Class B
The use of premises to wholesale merchandise where the
operator of the premises keeps merchandise for sale or
rent on the premises and the floor area for showroom or
display space exceeds the floor area for storage space,
but does not include any other wholesale uses listed in
this Section 2 and an office for an import agent or broker,
manufacturer's agent or similar establishment.
W
Wood Products
Manufacturing - Class
A
The use of premises for the manufacturing of wood
products that involves the use or milling of logs, including
the operations of sawmills, planing mills, shingle mills,
veneer mills or plywood mills, but does not include Paper
Manufacturing or Pulp Manufacturing.
M
Wood Products
Manufacturing - Class
B
The use of premises for the manufacturing of wood
products that does not involve the use or milling of logs,
but does not include Furniture or Fixtures Manufacturing,
Paper Manufacturing, Pulp Manufacturing, or Wood
Products Manufacturing - Class A.
M
Work Shop
The use of wholly enclosed premises for the storing,
maintenance, and assembly of equipment and material
for audio, electrical, plumbing, construction, and related
trades.
S
Works Yard
The use of a partially enclosed building or a portion
thereof, or an open area of land, for the storing, repairing,
or cleaning of supplies, materials, equipment, or vehicles
of any business that conducts construction, installation,
cleaning, repair, or other industrial trade services off-site.
T
Y
Yard
See definitions for Exterior Side Yard, Front Yard, Rear
Yard and Side Yard.
Z
Street
Lane
F
S
R
S
F
R
S
Front Yard
Property Line
Site Yards
Side Yard
Rear Yard
Diagram: Yards
(Front, Rear, Side)
City of Vancouver
October 2025
Zoning and Development By-law
Page 50
Section 2
Term
Definition
Zero Emission
Building
A building that has been designed to meet:
(a) the Passive House or EnerPHit standard and
achieve certification by the Passive House Institute
of Darmstadt, Germany, as verified by a Passive
House building certifier;
(b) the Zero Energy standard and achieve certification
by the International Living Future Institute, as verified
by an ILFI Auditor; or
(c)
an equivalent standard and verification acceptable to
the Director of Planning.
City of Vancouver
January 2025
Zoning and Development By-law
Page 1
Section 3
Section 3
Authorities
3.1
Authorities
3.1.1
Except as otherwise provided in this by-law, the Director of Planning, the City Building Inspector and the
Director of Licenses and Inspections are authorized to:
(a) administer and enforce the provisions of this by-law; and
(b) ensure that all projects in respect of which a development permit is issued are carried out in
conformity with the terms of such development permit.
3.1.2
The Development Permit Board is authorized to carry out those functions delegated to the Development
Permit Board in this by-law.
3.1.3
The Director of Planning is authorized to keep copies of all development permit applications,
correspondence, permits and orders issued, inspections and documents connected with the administration
of this by-law.
3.1.4
The Director of Planning is authorized to provide plans and documents filed pursuant to the provisions of
this by-law for inspection, subject to the provisions of the Freedom of Information and Protection of Privacy
Act (British Columbia).
3.1.5
The Director of Planning may charge a fee as set out in the Miscellaneous Fees By-law, payable in
advance, for the inspection of records referred to in section 3.1.4.
3.1.6
The Director of Planning, the City Building Inspector or the Director of Licenses and Inspections may enter
any building, land or premises at any reasonable time for the purpose of administering or enforcing this
by-law.
3.1.7
Council delegates to the Director of Planning the authority to grant the approval of the form of development
referenced in subsection 565 (1) (f) (ii) (B) of the Vancouver Charter. Before granting the approval of any
form of development, the Director of Planning must consider the form of development conditions set out
in the "prior-to permit issuance" letter for the development as guidelines in accordance with subsection
565 1.2(a) of the Vancouver Charter. Any person wishing to carry out development within districts or zones
in which uniform regulations do not exist, must obtain the Director of Planning's approval of the form of
development under this by-law.
City of Vancouver
October 2025
Zoning and Development By-law
Page 1
Section 4
Section 4
Development Permits
4.1
Development Permit Applications
4.1.1
Every applicant for a development permit or an amendment to a development permit must submit to the
Director of Planning a written application on forms furnished for such purpose, and the Director of Planning
may require the correctness of the information supplied in that application to be verified by statutory
declaration.
4.1.2
Every application for a development permit or an amendment to a development permit must include:
(a) the legal description and location of the site, and the purpose of the proposed development, together
with such further or additional information as the Director of Planning may require; and
(b) no less than 3 sets of any plans or drawings or as many sets as may be required by the Director of
Planning, sufficient to identify the site and to describe fully the proposed development, which will,
other than 1 set, become the property of the City, except that the Director of Planning may:
(i)
accept the submission of an application without plans or drawings if in the Director of Planning's
opinion the development is of a minor nature,
(ii)
require additional information to identify development within the immediate surroundings, and
(iii) if the Director of Planning deems it necessary, require the applicant to provide a survey plan of
the site verified by a British Columbia Land Surveyor.
4.1.3
All plans or drawings submitted must be in metric or imperial measurements in a form satisfactory to the
Director of Planning, to a scale of not less than 1:100 metric or imperial or such lesser scale as the Director
of Planning may approve, and must be fully dimensioned, accurately figured, explicit and complete.
4.1.4
The Director of Planning may accept with any development permit application submitted in preliminary
form, plans or drawings that are not in compliance with sections 4.1.2(b) and 4.1.3, provided that such
plans or drawings are sufficient to identify the site and satisfactorily indicate preliminary development
information.
4.1.5
No development permit may be issued without the prior submission of plans or drawings in compliance
with the requirements of sections 4.1.2(b), 4.1.3 and 4.1.4.
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4.1.6
No development permit may be issued until plans or drawings have been submitted that show that the
proposed development or change of use is in compliance with the provisions of any by-law regulating the
provision of parking and loading within the City.
4.2
Development Permit Application Time Limits
4.2.1
Unless otherwise approved, refused or subject to limitations in time as may be imposed by the Director of
Planning or Development Permit Board, any development permit application will be void 12 months from
the date of application.
4.2.2
The Director of Planning may allow an extension or extensions of the time period specified in section 4.2.1
for additional periods, if warranted by the circumstances, but in no case may any extension or extensions
exceed 12 months in total.
4.2.3
If no development permit has been issued to the applicant within 30 days from the date on which the
applicant has furnished all the information and material required by the Director of Planning in accordance
with section 4.1 of this by-law, or such longer period as may be agreed by the applicant, then the
development permit must be deemed to have been refused, so as to enable the applicant to exercise their
right to appeal, provided always that if Council has withheld or has authorized its proper officer to withhold
the issuance of a development or building permit relative to the property in question under section 570 of
the Vancouver Charter (British Columbia), then the issue of a development permit will not be deemed to
have been refused for as long as the issuance of such development permit continues to be withheld.
4.3
Development Permit Approvals
4.3.1
In dealing with applications for development permits the Director of Planning or Development Permit
Board may, in every case and in accordance with the provisions of this by-law, grant such permits either
unconditionally or subject to conditions, including a limitation in time, or may refuse such applications.
4.3.2
In granting or refusing development permits, granting relaxations or imposing conditions, the Director of
Planning must consider the intent and purposes of this by-law.
4.3.3
The authority of the Director of Planning or the Development Permit Board to impose conditions on a
development includes the authority to require that the applicant, as a condition of a development permit:
(a) provide public amenities, facilities, or utilities;
(b) provide land or an interest in land for any public amenities, facilities, or utilities; and
(c)
retain and enhance any natural physical features of the parcel being developed.
4.3.4
In imposing a condition of development under section 4.3.3 above, the Director of Planning or the
Development Permit Board may only impose such conditions as are reasonably required to address the
direct impacts of the proposed development.
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4.3.5
The authority under section 4.3.3 above includes the authority to require that any public amenities, facilities
or utilities listed in Schedule I of this by-law, or land required for such purposes, be provided at no cost to
the City.
4.3.6
If a dedication of land is required under section 4.3.3(b), it will be deemed not to reduce the site area for
the purpose of calculating floor space ratio.
4.3.7
Despite any of the other provisions of this by-law, an application for a development permit may be refused
if the development in respect of which application is made:
(a) does not conform to an amendment to this by-law for which a formal application has been made prior
to the application for the development permit;
(b) refers to a site or a portion thereof required for any civic purpose, in which case the Director of
Planning must refer the application to Council for authority to negotiate with the applicant or to issue
the development permit;
(c)
would prejudice the future subdivision of the property;
(d) refers to a site where adequate drainage, sanitary facilities or water supply are not available;
(e) would, in the opinion of the City Engineer, adversely impact public safety;
(f)
would, in the opinion of the Director of Planning or Development Permit Board, adversely affect public
amenity, except that if matters of design are involved, the application may first be referred to the
Urban Design Panel for consideration and advice; or
(g) includes a conversion or demolition under the Single Room Accommodation By-law but Council has
not approved issuance of a conversion or demolition permit for such conversion or demolition.
4.3.8
In making a determination regarding the adequacy of drainage under section 4.3.7(d) of this by-law, the
Director of Planning or Development Permit Board may require any development permit applicant to
submit a hydrogeological study and an impact assessment, and may consider drainage to be inadequate
if the proposed development will result in any groundwater discharge from the site into the City collection
system.
4.3.9
In order to address the inadequacy of drainage the Director of Planning or Development Permit Board
may impose conditions on development requiring the applicant to develop the proposed site in accordance
with a groundwater management plan designed to prevent groundwater discharge into the City collection
system and limit or reduce environmental impacts, including stricter targets if the development is below the
water table.
4.3.10
In order to ensure compliance with a groundwater management plan, the Director of Planning or
Development Permit Board may refuse to issue the development permit until the property owner has
entered into a groundwater management agreement, to the satisfaction of the Director of Legal Services
and the City Engineer, to:
(a) construct a groundwater management system on the site that is designed and certified by a
professional engineer to prevent groundwater discharge from entering the City's collection system;
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(b) maintain the groundwater management system at the expense of the owner;
(c)
grant a statutory right of way and equitable charge to the City; and
(d) release and indemnify the City from all liability related to the installation, operation and maintenance
of the groundwater management system.
4.3.11
Where in this by-law a development permit application requires the consent of either the Director of
Planning or Development Permit Board, the Director of Planning may approve, approve subject to
conditions, or refuse any such development permit application unless, in the Director of Planning's opinion:
(a) the development would have a significant impact on the existing immediate environment;
(b) the development would create traffic implications that could affect the general environment;
(c)
the height or density of any proposed building would not be in keeping with the general building
heights or density in the immediate environment;
(d) there may be possible significant buildings of heritage value on the site or in the surrounding area that
may be adversely affected by the development;
(e) the design is not of an acceptable standard and may adversely affect public amenity, in which case
the Director of Planning may first request advice from the Urban Design Panel;
(f)
the development is such that special public amenities could be considered for additional density or
other special advantages;
(g) the proposed development could affect any public policy objectives, established or potential, including
future transit locations and open space needs; or
(h) the public response to the application is such that review by the Development Permit Board is
warranted,
in which case the Director of Planning must refer the development permit application to the Development
Permit Board who may approve, approve subject to conditions, or refuse such application.
4.3.12
The Director of Planning or Development Permit Board may refer any application for a development permit
to the Urban Design Panel for advice, and may notify such property owners and tenants the Director of
Planning or Development Permit Board deems necessary.
4.3.13
Despite anything to the contrary in this by-law, the Director of Planning or Development Permit Board must
not issue a development permit for:
(a) a multiple dwelling in the C-2, C-2B, C-2C1, R3-3, R4-1, R5-3, R5-4, RM-2, RM-3, RM-3A, RM-4,
RM-5, RM-5A, RM-5B, RM-5C, RM-5D, RM-6, or FM-1 districts;
(b) a multiple conversion dwelling with 3 or more dwelling units in the C-2, C-2B, C-2C, C-2C1, R3-3,
R4-1, R5-3, R5-4, RM-2, RM-3, RM-3A, RM-4, RM-5, RM-5A, RM-5B, RM-5C, RM-5D, or FM-1
districts;
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(c)
an infill multiple dwelling with 3 or more dwelling units in the RM-4, RM-5, RM-5A, RM-5B, RM-5C,
RM-5D, or FM-1 districts; or
(d) a mixed-use residential building containing 3 or more dwelling units in the C-2, C-2B, C-2C, C-2C1,
R3-3, R4-1, R5-3, or R5-4 districts,
unless the development permit is subject to conditions that comply with the requirements of the applicable
districts schedule or district schedule.
4.4
Development Permit Issuance
4.4.1
When an application for a development permit and the terms of the proposed development conform to this
by-law, the Director of Planning must issue a development permit and return 1 set of the approved plans
and drawings to the applicant, and the City may retain any remaining sets of plans or drawings as required
for its records.
4.4.2
The approval of plans or drawings and the issuing of a development permit and any inspection in
connection therewith made by the Director of Planning does not in any way relieve the applicant from full
responsibility for the carrying out of the development in accordance with this by-law.
4.4.3
The approval of any application and plans or drawings, or the issuing of a development permit, does not
prevent the Director of Planning from thereafter requiring the correction of errors or from prohibiting a
development from being carried out when it is in violation of this or any other by-law.
4.4.4
Save and except as provided in this by-law, it is unlawful for any person to erase, alter or modify any
development permit including the application therefor or any plans or drawings accompanying the same.
4.4.5
The issue of a development permit does not absolve the applicant from complying with all City by-laws.
4.4.6
In the event of a discrepancy between any written description and the plans or drawings, the written
description prevails.
4.4.7
The Director of Planning must, upon application being made therefor, issue a development permit in
accordance with any decision of the Board of Variance.
4.5
Development Permit Amendment
4.5.1
If, at any time, it is desired to alter in any manner or to deviate from the particulars of the application or
plans or drawings previously submitted for which a development permit has already been issued, a new
application must be made, but if an amendment is of a minor nature whereby a new application is deemed
to be unnecessary, the Director of Planning may waive this requirement and endorse any necessary
amendment to the application, plans or drawings and development permit accordingly.
4.6
Development Permit Time Limits
4.6.1
Any development permit issued will be void 12 months after the date of issue of the permit unless:
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(a) the development authorized thereunder has been commenced; or
(b) a building permit has been issued and is unexpired.
4.6.2
Any development permit issued will be void 24 months after the date it was issued unless the development
authorized thereunder has been completed in compliance with all conditions attached thereto.
4.6.3
The Director of Planning may allow an extension or extensions of the periods specified in sections 4.6.1
and 4.6.2 for additional periods if warranted by the circumstances.
4.6.4
The Director of Planning may renew on 1 occasion only, and for a period not exceeding 12 months, a
development permit that has become void, provided that at the time of such renewal the permit has not
been void for a period of more than 12 months.
4.6.5
The Director of Planning may, in the case of a public utility, grant a development permit valid to such date
as the Director of Planning may set but in no case for a period longer than 120 months after the date the
permit was issued.
4.6.6
Where a building has been destroyed or demolished, any development permit authorizing its use or form of
development will be deemed to be void and expired.
4.6.7
Where a building has been destroyed by fire, any conditional approval use of the building existing at the
time of its destruction or demolition will be issued a development permit authorizing its continuance in the
repaired or reconstructed building if:
(a) the use is configured in the same way as it lawfully existed immediately prior to the fire; and
(b) a development permit authorizing the repair and reconstruction of the building is issued within
90 days of the building's destruction or demolition.
4.6.8
The Director of Planning may renew a development permit issued with specified time limitations on more
than 1 occasion if the conditions of approval have not changed.
4.7
Building Permit Validity
4.7.1
Unless issued in accordance with sections 4.7.2 and 4.7.3, no building permit issued for any operation
with respect to which a development permit is required under this by-law will be valid unless and until a
development permit has been issued.
4.7.2
Despite section 4.7.1, the Director of Planning may recommend the issuance of a building permit to the
City Building Inspector, provided that:
(a) the Director of Planning has issued a "prior-to permit issuance" letter for the development;
(b) the Director of Planning, in consultation with the City Engineer and Director of Legal Services, is
satisfied that the applicant has made substantial progress in satisfying the conditions imposed under
section 4.7.2(a);
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(c)
the City Building Inspector, in consultation with the City Engineer, is satisfied that a building permit
may be issued, and the building permit:
(i)
application is submitted by a Certified Professional, and
(ii)
is limited only to excavation and shoring associated with the proposed development permit for
the same site; and
(d) the development must include 1 of the following uses:
(i)
cultural and recreational uses, limited to artist studio, community centre or neighbourhood
house, library, museum or archives, and park or playground,
(ii)
dwelling uses, developed as social housing or secured market rental housing,
(iii) institutional uses, or
(iv) any other use which the Director of Planning reasonably considers to be similar to the foregoing.
4.7.3
If the Director of Planning recommends that a building permit be issued pursuant to section 4.7.2, the City
Building Inspector may issue a building permit, and in addition to any authority granted to the City Building
Inspector under the Building By-law, may impose conditions on the building permit that require the owner
to:
(a) provide the City with a certified Letter of Credit for an amount equal to the estimated cost of backfilling
the excavation and shoring works to the satisfaction of the City Engineer; and
(b) register a covenant on the title of the site, pursuant to section 219 of the Land Title Act, that is
satisfactory to the Director of Legal Services.
4.8
Exemptions from Development Permit Requirements
4.8.1
A person who complies in all other respects with this by-law, the Parking By-law, other City by-laws, any
official development plan, and any development permit, to the extent any of them apply to that person's
site, need not obtain a development permit for the following development and uses:
(a) the maintenance or minor repair of any building, structure or use, other than a building, structure,
use or site designated under the Heritage By-law or located in an HA district, except that the Director
of Planning may exempt an applicant from the requirement to obtain a development permit in an
HA District where the Director of Planning is satisfied that the maintenance or minor repair does not
contravene this by-law or any applicable official development plan, or Council approved policies or
guidelines;
(b) the construction or use of an accessory building or an accessory use that is permitted as an outright
approval use in the applicable district schedule and is located on the same site as the principal
building or use;
(c)
the construction or placing of tool sheds, construction shacks, scaffolding or similar temporary
buildings required for a limited period of time, intended solely to serve a development or activity that
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is being carried out in compliance with this by-law, and is located on the same site or on an adjoining
parcel;
(d) the installation, inspection, repair or renewal of sewers, mains, pipes, cables, wires or other similar
apparatus required in connection with any lawful use of buildings or land;
(e) the construction and maintenance of that part of a public utility placed in or upon a public
thoroughfare or public utility easement;
(f)
the construction, widening, improvement, maintenance or repair of any highway, lane, street, bridge
or other public thoroughfare;
(g) the demolition of any building, except for a building:
(i)
used for residential rental accommodation,
(ii)
listed on the Vancouver Heritage Register, or
(iii) used for residential accommodation in the R1-1 or First Shaughnessy districts,
except that this section 4.8.1(g) does not apply to any building that is residential rental
accommodation subject to the provisions of section 10.14.3, subject to a demolition order, subject to
demolition as a condition of subdivision approval, or used for residential accommodation in the R1-1
or First Shaughnessy districts, not listed on the Vancouver Heritage Register, and for which a building
permit has been issued to demolish by deconstruction;
(h) the placing or maintenance of any fence or similar enclosure structure except those requiring the
permission of the Director of Planning or Development Permit Board;
(i)
the keeping of not more than 2 boarders or lodgers or the keeping of not more than 5 foster or
8 daycare children in each dwelling unit;
(j)
the keeping of animals or birds for domestic purposes, except as otherwise prohibited or regulated by
the Animal Control By-law;
(k)
the renting of no more than 1 off-street parking space accessory to a single detached house or a
duplex;
(l)
the provision of recreation rooms or extra bedrooms in the basement of a single detached house or
duplex;
(m) the engaging in a home-based business;
(n) the change in use from a lawfully existing use listed in Column A to a use listed opposite in Column B:
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Column A: From
Column B: To
(i)
Multiple conversion dwelling or rooming
house.
Single detached house.
(ii)
Multiple conversion dwelling.
Multiple conversion dwelling containing the
same or fewer units in total, except in the RT-4,
RT-4A, RT-5, RT-7, RT-8, RT-9, RT-10, RT-11,
RM-1, RM-7, RM-7A, RM-8, RM-8A, RM-9,
RM-9A, RM-9B, RM-10, RM-11, RM-12 or First
Shaughnessy districts.
(iii) Except as provided in section 4.8.1(n)(iv),
any use located in any district and listed
in the applicable district schedule as an
outright or conditional approval use, except
for live-work.
Any outright use listed in the same district
schedule.
(iv) Any use located in an industrial district and
listed in the applicable district schedule
as an outright or conditional approval use,
but not including a storage warehouse or
any use where the number of parking and
loading spaces has been relaxed.
Any outright use listed in the same district
schedule.
(v)
1 or more of the following outright or
conditional approval uses in a district:
general office, retail store, health care
office, barber shop or beauty salon, and
beauty and wellness centre;
Any of the other outright or conditional approval
uses in a district listed in column A, provided the
total floor space does not exceed 300m².
(o) the construction of antennae, including satellite dishes, provided:
(i)
they are located in the rear yard and are no higher than 1.9 m above the existing grade, or in
the case of satellite dishes, comply with the height regulations of the district in which they are
located and do not exceed 77 cm in diameter, and
(ii)
if they are located in an R district, they are used for domestic purposes;
(p) the installation of a mural on a hoarding where at least 50% of the hoarding is located on a street or
lane;
(q) the repair or alteration of any building, structure or use to rectify an unsafe condition if correction of
such unsafe condition has been ordered by the City Building Inspector;
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(r)
outside the projected area of the outermost walls of all principal or accessory buildings on the site,
the installation, repair, or replacement of impermeable materials permitted in any of the R1 district
schedules;
(s)
the installation and maintenance of a public bike share station as part of public bike share, provided
that the public bike share station:
(i)
does not include any enclosed structures,
(ii)
is automated,
(iii) does not interfere with any public works, facilities or amenities, and
(iv) is part of a network comprised of no fewer than 50 public bike share stations;
(t)
the installation and maintenance of a shared e-scooter station as part of a shared e-scooter system,
provided that the shared e-scooter station:
(i)
does not include any enclosed structures,
(ii)
is automated,
(iii) does not interfere with any public works, facilities or amenities, and
(iv) is part of a network comprised of no fewer than 50 shared e-scooter stations;
(u) an arts and culture event;
(v)
an urban farm - class A, provided that the planting area of the parcel does not exceed 325 m2;
(w) short term rental accommodation; and
(x)
the installation of electric vehicle charging equipment, pursuant to an electrical permit, provided the
equipment is located in an area where vehicle parking or vehicle servicing is available.
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Section 5
By-law Relaxations and Powers of Discretion
5.1
Relaxation of By-law Provisions
5.1.1
Except as otherwise specified in this by-law, in any case where enforcement of this by-law would result
in unnecessary hardship, the Director of Planning or Development Permit Board, in the exercise of their
jurisdiction, may relax the provisions of this by-law to the extent necessary to relieve such hardship, except
that before granting the relaxation, the Director of Planning or Development Permit Board must:
(a) consider whether the relaxation would result in any adverse impacts on adjacent properties; and
(b) have regard to the intent of this by-law, the regulations and policies of any official development plan,
and all applicable Council policies and guidelines.
5.1.2
Except as otherwise specified in this by-law, in any case where Council determines that the proposed
development would make a contribution to conserving a building or site designated by Council as protected
heritage property or a building or site on the Heritage Register, the Director of Planning or Development
Permit Board, in the exercise of their jurisdiction, may relax the provisions of this by-law, except that before
granting the relaxation, the Director of Planning or Development Permit Board must:
(a) consider any advice from the Vancouver Heritage Commission or any other body established by
Council for a similar purpose, defining the aspects of the building or site that give it heritage value and
advising on the proposed conservation work;
(b) notify such adjacent property owners and tenants as deemed necessary, consider the responses
received, and, if there is significant objection, refer the matter to Council for advice; and
(c)
consider the provisions of this by-law and all applicable Council policies and guidelines,
and any development permit issued must specify the heritage aspects of the building or site that merit the
relaxation authorized by this section.
5.1.3
Except as otherwise specified in this by-law, where the proposed development makes provision for
low-cost housing for persons receiving assistance and is not in the R1-1, RT-1, RT-4, RT-4A, RT-7,
RT-9, RT-10, or RT-11 districts or in any other district that permits single detached house but does not
permit multiple dwelling, the Director of Planning or Development Permit Board, in the exercise of their
jurisdiction, may relax the provisions of this by-law except that before granting the relaxation, the Director
of Planning or Development Permit Board must consider:
(a) all applicable Council policies and guidelines; and
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(b) the impact on the liveability of neighbouring residents,
and, for the purposes of this section, low-cost housing for persons receiving assistance means social
housing, except that 70% of the dwelling units must be occupied by persons eligible for either Income
Assistance or a combination of basic Old Age Security pension and Guaranteed Income Supplement and
must be rented at rates no higher than the shelter component of Income Assistance, and the remainder
of the dwelling units must be occupied by households with incomes below housing income limits, as set
out in the current 'Housing Income Limits' table published by the British Columbia Housing Management
Commission, or equivalent publication.
5.1.4
Except as otherwise specified in this by-law, the Director of Planning or Development Permit Board may
relax the provisions of this by-law for a building that provides for public space or activities containing only 1
or more of the following uses:
(a) ambulance station;
(b) community centre or neighbourhood house;
(c) library;
(d) a public authority use, limited to fire hall and police station;
(e) rink;
(f) school - elementary or secondary; or
(g) swimming pool,
if the Director of Planning or Development Permit Board considers all applicable Council policies and
guidelines and the impact on the liveability of neighbouring residents.
5.1.5
The authority of the Director of Planning or Development Permit Board to relax any provision of this by-law
under this section 5.1 includes the authority to impose conditions, including time limitations.
5.2
Powers of Discretion Related to Zoning Matters
5.2.1
The Director of Planning may vary the provisions of this by-law relating to any of the following:
(a) alterations or additions to an existing building that lacks minimum yards required by the applicable
district schedule, except that the Director of Planning may only vary yard requirements, and must
consider the impact on neighbouring properties;
(b) placement of more than 1 principal building on 1 site, or structural alterations or additions to 2 or more
principal buildings existing on the same site, located in a C, M, I or CD district;
(c)
placement of more than 1 principal building on 1 site, or structural alterations or additions to 2 or more
principal buildings existing on the same site, if such principal buildings consist of multiple dwellings
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located in any R district, except that the arrangement of such principal buildings must be satisfactory
to the Director of Planning;
(d) retention of more than 1 principal building on 1 site where an application for a development permit
has been made but the permit cannot be issued due to a requirement to consolidate or subdivide the
site;
(e) zero emission buildings that are not located in a CD district, except that the Director of Planning
may not increase the permitted floor area or density of units above the maximum permitted in the
applicable district schedule, and may only vary any other provisions after considering all applicable
Council policies and guidelines, and this section 5.2.1(e) does not apply to applications made after
October 31, 2030;
(f)
required setbacks to off-street parking areas where, in the opinion of the Director of Planning, the
landscaping provided or to be provided is adequate to warrant such decrease, except that in the
C-1 district or an R district, no decrease may be granted that has the effect of decreasing the front
yard to less than the required depth of an adjoining front yard; and
(g) the maximum projection of balconies into required yards, horizontal daylight control angles, and
limitations on building depth.
5.2.2
Despite anything to the contrary in this by-law, if
(a) the construction or alteration of, or addition to, a building is to include enhanced accessibility to and
from the building by way of ramps, lifts, or other like means for persons facing barriers to access
because they have a loss or reduction of functional ability or activity; and
(b) the Director of Planning considers all applicable Council guidelines and policies,
then the Director of Planning may vary the requirements in the applicable district schedule regarding yards,
setbacks, site coverage, impermeability, building depth, and side door entrance to the extent necessary to
allow such enhanced accessibility.
5.2.3
The Director of Planning may vary the provisions of this by-law regulating building placement if the
placement of a building will accommodate the retention of an existing tree that, in the opinion of the
Director of Planning, warrants retention, and the placement will not, in the opinion of the Director of
Planning, result in unduly adverse impacts on adjacent properties.
5.2.4
If an owner applies to replicate a multiple conversion dwelling or infill damaged by fire to the extent of 60%
or more of its value above its foundations, and the Director of Planning has previously given a bonus,
relaxation or variation under the RT-3, RT-4, RT-4A, RT-5, RT-7, RT-8, RT-9, RT-10, RT-11, RM-1, RM-7
and RM-7A, RM-8, RM-8A, RM-9 and RM-9B, RM-9A, RM-10, RM-11, RM-12, R3-1, R3-2, R3-3, R4-1,
R5-1, R5-2, R5-3, or R5-4 district schedules in respect of such use, and the proposed replication is in
accordance with the most recently issued development or building permits for that use, the Director of
Planning must vary the provisions of the applicable district schedule to the extent necessary to permit the
replication.
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5.2.5
The Director of Planning is authorized to determine whether or not a building is a character house and,
in making that determination, may consider the age and architectural form and style of the building, in
accordance with all applicable Council policies and guidelines.
5.2.6
Before exercising any power of discretion under this section 5.2, the Director of Planning must be satisfied
that any property owner likely to be adversely affected is notified, and such notification must be in a form
appropriate in the circumstances.
City of Vancouver
November 2022
Zoning and Development By-law
Page 1
Section 6
Section 6
Amendments to the By-law
6.1
Amendments to the By-law
6.1.1
No application for amendment to this by-law will be considered by Council where a similar application has,
within the preceding 12 months, either been withdrawn by the applicant after being referred to a Public
Hearing or has been refused.
6.1.2
Council may waive the provisions of section 6.1 in any case where it considers that due to extraordinary
circumstances it would be in the public interest for the application to be considered.
City of Vancouver
November 2022
Zoning and Development By-law
Page 1
Section 7
Section 7
General Prohibitions
7.1
General Prohibitions
7.1.1
No person may use or occupy any land or building in contravention of the provisions of this by-law.
7.1.2
No person may use or occupy any land or building in contravention of the conditions of a development
permit.
7.1.3
No person may use or occupy any land or building within a designated district except in compliance with
the regulations and provisions applicable to such district.
7.1.4
Except for the provisions of Section 4 of this by-law, no person may:
(a) undertake any development on land or in any building;
(b) use or occupy any land or building on or in which a development has taken place since
June 18, 1956; or
(c)
continue to use or occupy any land or building on or in which a development has taken place since
June 18, 1956,
unless a valid development permit has been issued therefor and has not expired.
7.1.5
Except as otherwise allowed by the Board of Variance, where there is a violation of the provisions of
section 7.1.1, section 7.1.2, section 7.1.3 or section 7.1.4 by any person, the owner of the land or building
will be deemed to be guilty of such violation and will incur the penalties provided in this by-law, provided
that nothing in this clause relieves from liability the person by whom the violation was in fact committed.
7.1.6
A person must not carry out any development or engage in any uses described in Section 4 in
contravention of this by-law, the Parking By-law, other City by-laws, any official development plan, or any
development permit, to the extent any of them apply to that person's site.
7.1.7
No person may fail to comply with the conditions of a development permit.
7.1.8
No person may fail to comply within the time prescribed with any order or direction given pursuant to
sections 12.1.1 and 12.1.2 of this by-law.
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November 2022
Zoning and Development By-law
Page 2
Section 7
7.1.9
A person who has not obtained a permit for the conversion or demolition of a designated room as required
by the Single Room Accommodation By-law does not have the right to issuance of a development permit in
connection with such conversion or demolition.
7.1.10
No person may refuse entry to the Director of Planning, the City Building Inspector or the Director of
Licenses and Inspections onto any building, land or premises for the purposes of administering or
enforcing this by-law.
City of Vancouver
November 2022
Zoning and Development By-law
Page 1
Section 8
Section 8
Building Lines
8.1
Building Lines
8.1.1
Building lines are hereby prescribed on sites adjoining streets and lanes set forth in Part I and Part II of
Schedule E: Building Lines of this by-law and are as described therein.
8.1.2
Building lines (for the purpose of preserving open space) are hereby prescribed in accordance with a
description or map, as the case may be, being Part III of Schedule E: Building Lines of this by-law.
8.1.3
No development may be carried out upon, over or under any part of a site:
(a) between any building line established by Part I and Part II of Schedule E: Building Lines and the
limit of the adjoining or projected street or lane;
(b) as described in Part III of Schedule E: Building Lines;
except any development described in sections 4.8.1(c), 4.8.1(d), 4.8.1(e), 4.8.1(f), 4.8.1(g) and 4.8.1(h) of
this by-law.
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July 2025
Zoning and Development By-law
Page 1
Section 10
Section 10
General Regulations
The regulations below apply to all zoning districts, unless otherwise specified. The index below is provided for
convenience only and does not form part of this by-law.
Index
Regulations
Section
Animals and Birds
10.29
Antennae
10.31
Boats, Vehicles, Equipment or Materials in
Residential and Commercial Districts
10.28
Building Height
10.1
Character House
10.11
Corner Site in Certain Districts
10.4
Daylight Access and Angle Controls
Exclusions
10.12
Demolition of Building
10.14
Development in Yards
10.13
Double Fronting Site
10.6
Fence
10.10
Floor Area Exclusions
10.9
Floor Area Exclusions for Exterior Wall
Thickness
10.15
Floor Area Exclusions for Kitchen Exhaust
Shafts
10.16
Floor Area Exclusions for Residential
Storage
10.37
Floor Area Exclusions for Roof-Top Access
Structures
10.36
Floor Area Exclusions for Sites in a
Designated Flood Plain in an R District
10.17
Regulations
Section
Floor Area Exclusions for Zero Emissions
Mechanical Equipment in Residential
Buildings of 3 Storeys or Less
10.18
Land not Abutting a Street
10.25
Landscape Setbacks in an M, I or CD-1
District
10.7
Living Accommodation Below Finished
Grade
10.20
Mass Timber Building
10.22
Mezzanine
10.35
Mural
10.30
Nuclear Weapons Prohibition
10.32
Number of Building on Site
10.34
Principal Pedestrian Access
10.21
Projections into Yards
10.8
Relocation of a Building
10.23
Shallow Site in an RT District, or the C-1
District
10.5
Site Coverage for Buildings
10.3
Site Frontage Determination
10.26
Site with Building Lines
10.24
Vehicles on a Site
10.27
Zero Emission Building
10.33
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Section 10
10.1
Building Height
10.1.1
The Director of Planning may permit the following items to exceed the maximum building height otherwise
permitted in this by-law if the Director of Planning considers the impact on building placement, massing,
views, overlook, shadowing and noise:
(a) architectural features, if no additional floor area is created;
(b) mechanical equipment, including elevator machine rooms, and any related screening materials that
the Director of Planning considers appropriate to reduce visual impacts;
(c)
chimneys;
(d) roof mounted energy technologies, zero-emission mechanical equipment, and access and
infrastructure required to maintain green roofs or urban agriculture;
(e) venting skylights and opening clerestory windows designed to reduce energy consumption or improve
natural light and ventilation;
(f)
roof-top access structures to private or common outdoor amenity space that do not exceed a height
of 3.6 m;
(g) common roof-top amenity structures, contiguous with common outdoor amenity spaces, that do not
exceed a height of 3.6 m;
(h) any required guards, if the Director of Planning considers the guard materials to be appropriate to
reduce visual impacts; and
(i)
items similar to any of the above.
10.1.2
For any building that exceeds 30.5 m in height, the Development Permit Board may permit a decorative
roof to exceed the maximum building height otherwise permitted in this by-law, if:
(a) the Development Permit Board is satisfied that the roof enhances the overall appearance of the
building and appropriately integrates mechanical appurtenances;
(b) the roof does not add to the floor area otherwise permitted; and
(c)
the Development Permit Board considers all applicable Council policies and guidelines.
10.1.3
For residential buildings of 3 storeys or less, an additional 0.15 m in height is permitted if the roof contains
at least 0.35 m of insulation.
10.2
[Reserved]
10.3
Site Coverage for Buildings
10.3.1
Site coverage for buildings is measured using the projected area of the outside of the outermost walls of all
buildings and includes carports, but excludes steps, eaves, balconies and decks.
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10.4
Corner Site in Certain Districts
10.4.1
Development on a corner site in an RA district, an RT district except RT-7 and RT-9, the C-1 district, or
as required in other districts, that has a site at its rear that fronts on the flanking street, with or without the
intervention of a lane, must provide:
(a) for the principal building, a setback from the flanking street of a distance at least half of the depth of
the required front yard of the site at its rear, but that setback need not exceed the greater of 3.7 m or
the minimum side yard of the applicable district schedule, or result in the reduction of the building
width on the corner site to less than 7.9 m provided that the minimum side yards of the applicable
district schedule are provided; and
(b) for any accessory building, a setback of 7.3 m from the flanking street or as otherwise approved by
the Director of Planning.
10.5
Shallow Site in an RT District, or the C-1 District
10.5.1
For development on a site that is less than 36.6 m deep in an RT district except RT-7 and RT-9, or the C-1
district:
(a) the front yard depth may be reduced to 20% of the average depth of the site, except that the front
yard depth must not be less than 5.5 m; and
(b) the rear yard depth may be reduced to 30% of the average depth of the site, except that the rear yard
depth must not be less than 8.2 m or, where the rear of a site abuts a lane, 8.2 m less the distance
between the rear property line and the ultimate centre line of the lane.
10.6
Double Fronting Site
10.6.1
The building placement and design of all buildings on a double fronting site located in any district, other
than an M or I district, requires the approval of the Director of Planning.
10.7
Landscape Setbacks in an M, I or CD-1 District
10.7.1
Development in an M, I or CD-1 district where the site abuts any portion of the streets, lanes or other areas
set forth in Schedule C to this by-law, is subject to the following:
(a) a setback must be provided and maintained at a depth as set forth in Schedule C;
(b) no building or structure of any kind, or area for manoeuvring aisles, parking, loading or any other like
purpose, is permitted within the setback area;
(c)
except as provided for elsewhere in this section 10.7, the setback area must be fully graded and
landscaped with trees, shrubs and lawn to the satisfaction of the Director of Planning; and
(d) the following may be permitted within the landscaped setback area by the Director of Planning:
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(i)
statuary, fountains and other objects of art,
(ii)
open ornamental fences if necessary for the protection and preservation of landscaping or
permitted objects of art, and
(iii) walks or driveways that, in the opinion of the Director of Planning, may be required to provide
direct access to any building or use on the site.
10.8
Projections into Yards
10.8.1
The following features are permitted in any required yard:
(a) steps, except that no steps are permitted in any side yard except an exterior side yard;
(b) eaves, gutters, sills and chimneys or other similar features as determined by the Director of Planning,
if they do not project more than 1.0 m into a required yard, measured horizontally, except that they
must not be less than 0.7 m from a side property line;
(c)
balconies on multiple dwellings, if:
(i)
they do not project more than 1.8 m into a required yard and are no less than 2.1 m from an
interior side property line, and
(ii)
the safety railing does not extend more than 1.07 m above the floor of the balcony,
except that in the R1-1, RT-7 and RT-9 districts, this section 10.8.1(c) only applies to multiple
dwellings that are zero emission buildings;
(d) canopies, if:
(i)
they are cantilevered,
(ii)
they do not project more than 1.2 m measured at right angles to the face of the building, and
(iii) they are not located less than 0.3 m, measured horizontally, from any window of a habitable
room where any part of such window is located below the level of the canopy;
(e) bay windows, if:
(i)
they do not project more than 0.54 m into a required yard,
(ii)
the bottom outside edge of the bay is at least 0.3 m above the floor level, and
(iii) the area contained within the bay window projection is not used for any purpose other than to
provide light and ventilation;
(f)
building projections, including shading devices, eaves, and overhangs, if:
(i)
they are, in the opinion of the Director of Planning, suitably designed and located in a position
that provides solar rejection,
(ii)
they are cantilevered, and
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(iii) they do not project more than 1.5 m measured at right angles to the face of the building;
(g) demountable green walls, if:
(i)
they do not project more than 254 mm into a required yard,
(ii)
they comply with Building By-law requirements, and
(iii) they are, in the opinion of the Director of Planning, suitably designed and located to contribute to
sustainable design performance; and
(h) any other features that, in the opinion of the Director of Planning, are similar to any of the features
listed above.
10.8.2
The following additional features may project into rear yards only:
(a) open fire escapes; and
(b) any other features that, in the opinion of the Director of Planning, are similar to any of the features
listed above.
10.8.3
Entries, porches and verandahs complying with the regulations in the applicable district schedule may
project up to 1.8 m into a required front yard.
10.9
Floor Area Exclusions
10.9.1
Floor area excluded from a computation of floor space ratio pursuant to this by-law must not be put to any
use other than that which justified the exclusion.
10.10 Fence
10.10.1
For the purposes of this section 10.10, the term "fence" includes arbors, archways, boundary fences,
gates, pergolas, screens, trellises, walls and similar structures.
10.10.2
Height must be measured from any point on the ground level of the site at the structure or fence line.
10.10.3
A fence or similar structure is permitted in a required yard or on the boundaries of a required yard if it does
not exceed 1.9 m in height.
10.10.4
Despite section 10.10.3, a fence or similar structure is permitted in a required front yard or on the
boundaries of a required front yard located in the C-1 district or any R district if it does not exceed 1.2 m in
height.
10.10.5
Where a fence is erected or placed above a common boundary retaining wall or within 1.0 m of a common
boundary retaining wall, the maximum permitted height will be reduced by half of the height of the retaining
wall.
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10.10.6
The Director of Planning may permit a fence or similar structure that does not comply with sections
10.10.3, 10.10.4, and 10.10.5, however, in the case of a variation of the height limitations of this section
10.10, the Director of Planning must first notify such property owners as the Director of Planning deems
necessary.
10.11 Character House
10.11.1
Where a character house is retained, the Director of Planning may vary the regulations in the applicable
district schedule, other than uses or floor space ratio, if the Director of Planning considers the intent of the
applicable district schedule and all applicable Council policies and guidelines.
10.11.2
Computation of floor area for a character house may exclude:
(a) existing covered porches that:
(i)
in the opinion of the Director of Planning, are original to the character house,
(ii)
face a street, and
(iii) are open or protected by guards that do not exceed the required minimum height;
(b) areas of undeveloped floors with a ceiling height or height to the underside of joists of less than
2.0 m located below the floors of covered porches complying with section 10.11.2(a);
(c)
floor areas under sloping roofs with a pitch of at least 7:12 if:
(i)
the vertical distance from the floor to any part of the ceiling is 2.3 m or less, and
(ii)
the ceiling attaches directly to the underside of the sloping roof rafter and follows its slope; and
(d) floors used for off-street parking, not exceeding 6.7 m in length, located in an infill building in
combination with a retained character house, to a maximum of 42 m2.
10.12 Daylight Access and Angle Controls Exclusions
10.12.1
The following features are excluded from daylight access and angle controls regulations:
(a) steps;
(b) eaves, gutters, sills and chimneys;
(c)
open balconies, if:
(i)
they do not project more than 1.8 m into the area controlled by daylight angles,
(ii)
the safety railing does not extend more than 1.07 m above the floor of the balcony, and
(iii) any privacy screens consist of clear or partially obscure glazing that allows for the passage of
daylight;
(d) canopies over entrances to buildings, subject to the same conditions as set out in section 10.8.1(d);
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(e) safety railings that do not exceed 1.07 m in height;
(f)
bay windows, if:
(i)
they do not project more than 0.54 m into the area controlled by daylight angle, and
(ii)
the bottom outside edge of the bay is at least 0.3 m above the floor level; and
(g) any other features, including vent shafts or mechanical equipment that, in the opinion of the Director
of Planning, are similar to any of the features listed above
10.13 Development in Yards
10.13.1
No building or development is permitted in any required yard, except as otherwise provided for by this
by-law or the Parking By-law.
10.13.2
No portion of required yard or required open space for any development may be provided from any yard or
open space already required for any other development.
10.13.3
No development is permitted beneath the normal finished grades of a required yard without the prior
approval of the Director of Planning who must consider:
(a) the impact on the amenity in the neighbourhood;
(b) the adjoining topography; and
(c)
the design treatment of the open portions of the site,
and must be satisfied that the proposed development is unlikely to adversely affect the possible widening
or future development of streets and lanes.
10.13.4
No accessory building may be located less than 6.0 m from the ultimate rear property line of any site that
adjoins, without the intervention of a lane, the front or side yards of a site in an R district, except that the
Director of Planning may approve a lesser distance if, in the Director of Planning's opinion, no unduly
adverse impact on adjoining sites is likely to be created.
10.14 Demolition of a Building
10.14.1
Except as exempted by the provisions of Section 4 of this by-law, no person may carry out any
construction, engineering or other operation in, on, over or under any land that will result in the demolition
of a building without first obtaining a development permit for the demolition from the Director of Planning.
10.14.2
Except as set out in section 10.14.3, where development necessitates the demolition of existing residential
rental accommodation, no development permit will be issued for the demolition unless and until a
development permit for the new development has been issued, and the development permit for the new
development will not be issued unless and until all building permits for the new development and a building
permit for the demolition are issuable.
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10.14.3
The following cases of residential rental accommodation are exempted from the provisions of section
10.14.2:
(a) where located in the RA-1 district, or any M or I district;
(b) where located in a building damaged or destroyed by fire to the extent of 60% or more of its value
above the foundations, as determined by the City Building Inspector;
(c)
where located above a commercial use and where the residential rental accommodation does not
predominate in terms of floor space;
(d) where located in a building deemed by the City Building Inspector to be beyond re-use or
rehabilitation for residential purposes;
(e) where located in a building deemed by the City Building Inspector to be appropriate for demolition
because of hazard to public health or safety;
(f)
where located in a multiple dwelling in which units are individually owned in accordance with the
Strata Property Act (British Columbia) and no fewer than 75% of them are owner-occupied;
(g) where located in a multiple dwelling consisting of a co-operative tenure established prior to legislation
permitting condominium ownership; and
(h) where located in a building deemed by Council to be appropriate for demolition because the premises
are a nuisance.
10.14.4
Except as set out in sections 10.14.6, 10.14.7 and 10.14.8, where development necessitates the
demolition of:
(a) a building listed on the Heritage Register; or
(b) a residential building located in the R1-1 or First Shaughnessy districts,
no development permit will be issued for the demolition unless the Director of Planning is satisfied that
all applicable Council policies and guidelines have been met, and until a development permit for the new
development has been issued, and the development permit for the new development will not be issued
unless and until all building permits for the new development and a building permit for the demolition are
issuable.
10.14.5
Except as provided in sections 10.14.6 and 10.14.7, where development necessitates demolition of a
building listed in the Heritage Register and located in the RM-5, RM-5A, RM-5B, RM-5C, RM-5D, RM-6 or
Downtown districts, a development permit will not be issued for the new development unless the applicant
has complied with the provisions of section 10.14.4, except that the Director of Planning may also require
that the applicant submit a calculation of density bonus to the City, to the satisfaction of the Director of
Planning, before a development permit may be issued.
10.14.6
A building deemed by the City Building Inspector to be appropriate for demolition because of hazards to
public health or safety is exempt from the provisions of sections 10.14.4 and 10.14.5.
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10.14.7
A building deemed by Council to be appropriate for demolition because the premises are a nuisance is
exempt from the provisions of sections 10.14.4 and 10.14.5.
10.14.8
A building that is a single detached house, single detached house with secondary suite, or duplex located
in the R1-1 or First Shaughnessy districts, which is not listed on the Heritage Register, and for which a
building permit has been issued to demolish by deconstruction, is exempt from the provisions of section
10.14.4.
10.15 Floor Area Exclusions for Exterior Wall Thickness
10.15.1
For residential buildings not exceeding 7 storeys in building height, computation of floor area must exclude
2% of the total area in buildings of 3 storeys or less if the majority of the exterior wall space contain at least
175 mm of thermal insulation in total thickness, or 1% of total area in buildings of 4 to 6 storeys where the
majority of exterior wall space contain at least 100 mm of thermal insulation in total thickness.
10.15.2
The Director of Planning may exclude an area equal to the area occupied by the insulation thickness that
exceeds the applicable thermal performance value for exterior walls in the Building By-law, as verified by a
building envelope professional, to a maximum exclusion of 330 mm of thickness for buildings of 6 storeys
or less, and a maximum exclusion of 179 mm of thickness for all other buildings.
10.15.3
Computation of floor area must exclude an area equal to the area occupied by a rain screen system in
a wall that exceeds 203 mm in thickness, as verified by a building envelope professional, to a maximum
exclusion of 152 mm of thickness, except that this exclusion does not apply to laneway houses or to single
detached houses or duplexes of 3 storeys or less with or without a secondary suite.
10.16 Floor Area Exclusions for Kitchen Exhaust Shafts
10.16.1
In buildings with commercial, retail or service use at grade, computation of floor area may exclude the area
occupied by interior commercial kitchen exhaust shafts, to a maximum exclusion of 3.7 m2 for each floor
above the commercial, retail or service use.
10.17 Floor Area Exclusions for Sites in a Designated Flood Plain in an R
District
10.17.1
The Director of Planning may exclude floors located at or below finished grade with a ceiling height that
does not exceed 1.5 m from the computation of floor area, in order to achieve flood construction levels on
sites located in a designated flood plain in an R district.
10.18 Floor Area Exclusions for Zero Emissions Mechanical Equipment in
Residential Buildings of 3 Storeys or Less
10.18.1
For residential buildings of 3 storeys or less, the Director of Planning may exclude up to 2.3 m2 per
dwelling unit from the computation of floor area to accommodate zero emissions mechanical equipment for
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heating or hot water, except where an application is made for any similar exclusion under the provisions of
a district schedule.
10.19 [Reserved]
10.20 Living Accommodation Below Finished Grade
10.20.1
In the case of multiple dwellings:
(a) living accommodation may be located below finished grade provided the floor is no more than
0.8 m below the finished grade of the adjoining ground, except that the Director of Planning may
increase this dimension to 1.2 m subject to applicable Council policies and guidelines; and
(b) where existing utility, recreational or storage areas are located below finished grade, a minimum of
20% of the floor area below finished grade must be retained for such uses, except that the Director
of Planning may allow a lesser amount if the Director of Planning is satisfied that adequate utility,
recreational and storage space is provided elsewhere in the building.
10.20.2
Storage rooms are excluded from the provisions of section 10.20.1.
10.20.3
In the case of a single detached house, single detached house with secondary suite, duplex, duplex with
secondary suite, or duplex with lock-off unit:
(a) a secondary suite, lock-off unit or bedroom may be located in a basement; and
(b) no portion of a living room, kitchen, dining room or bedroom may be located 1.2 m or more below the
finished grade of the adjoining ground.
10.20.4
In the case of a single detached house or a single detached house with secondary suite existing prior to
June 23, 2020, a secondary suite, lock-off unit or bedroom may be located in a cellar, if the cellar is no
more than 1.83 m below the average finished grade.
10.21 Principal Pedestrian Access
10.21.1
Except in the case of an approval pursuant to section 10.25, the principal pedestrian access to every
principal building and separate use must be directly from a street.
10.22 Mass Timber Building
10.22.1
For a mass timber building that is 7 storeys or more, the maximum building height is the maximum building
height set out in the applicable district schedule, plus an additional 10%, except that this section shall not
apply to a CD-1 district.
10.22.2
For a mass timber building that is 7 storeys or more, the Director of Planning may vary the yards,
setbacks, site coverage, building depth and external design regulations in the applicable district schedule,
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if the Director of Planning considers the intent of the district schedule and all applicable Council policies
and guidelines.
10.23 Relocation of a Building
10.23.1
Where an existing building is:
(a) relocated onto a different site; or
(b) located elsewhere within the same site,
it must conform with all the regulations of the district in which it is located.
10.24 Site with Building Lines
10.24.1
Where a building line has been established pursuant to section 8.1 of this by-law, the following
measurements and calculations will be made using the building line instead of the site boundaries:
(a) width or depth of a required yard;
(b) depth of required setbacks for pump islands and canopies in gasoline station - full serve and gasoline
station - split island; and
(c)
depth of a site for the purpose of yard reductions pursuant to section 10.5.
10.25 Land not Abutting a Street
10.25.1
Where an area of land does not abut a street and therefore is not defined as a site, development may be
permitted by the Director of Planning if, in the Director of Planning's opinion, the land is, or is likely to be,
satisfactorily provided with the public utilities and services necessary for the development.
10.26 Site Frontage Determination
10.26.1
The frontage of any site having more than 1 boundary on a street is:
(a) where street boundary lengths are equal, as determined by the Director of Planning;
(b) in the case of a corner site, the shortest boundary abutting on a street, or as otherwise determined by
the Director of Planning; and
(c)
where a site is composed of more than 1 lot, the shortest boundary abutting on a street, or as
otherwise determined by the Director of Planning.
10.27 Vehicles on a Site
10.27.1
Where a provision of the Parking By-law prescribes a maximum number of off-street parking spaces for a
site, no person may park or place, or permit to be parked or placed, a greater number of vehicles on that
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site than the maximum number of off-street parking spaces prescribed, except that this section 10.27 does
not apply to businesses licensed for the sale or rental of motor vehicles.
10.28 Boats, Vehicles, Equipment or Materials in Residential and Commercial
Districts
10.28.1
No boat, boat trailer, truck, bus or similar vehicle may be placed or parked on any site in an R district
except for the following:
(a) 1 truck with a registered gross vehicle weight not exceeding 4,550 kg;
(b) 1 boat not exceeding 4.9 m in length, together with its accessory boat trailer;
(c)
trucks temporarily involved in servicing the premises; or
(d) such boats or vehicles as may be approved by the Director of Planning, if the Director of Planning is
satisfied that they will not have an unduly detrimental impact on the site or adjacent properties.
10.28.2
No equipment or materials may be stored in an R or C district unless:
(a) otherwise permitted by section 11.8.5 of this by-law or as an accessory use pursuant to this by-law;
(b) temporarily required for the construction, repair, servicing or maintenance of the premises; or
(c)
approved by the Director of Planning, if the Director of Planning is satisfied that they will not have an
unduly detrimental impact on the site or adjacent properties.
10.29 Animals and Birds
10.29.1
Buildings or runs for the shelter or accommodation of animals or birds in any district except RA-1 must
be at least 9.1 m from any dwelling and 18.3 m from the front line of the site and, as accessory buildings,
must conform with all other applicable provisions of this by-law.
10.29.2
Despite section 10.29.1, a building or other enclosure for keeping 1 or more hens:
(a) must not exceed 9.2 m2 in floor area;
(b) must not exceed 2.0 m in building height;
(c)
must be at least 3.0 m from any door or window of any dwelling;
(d) must be located only in a rear yard or a side yard;
(e) may be anywhere in a rear yard;
(f)
must, on a corner flanking lot, be at least the greater of a distance equal to:
(i)
the existing setback of the principal building, and
(ii)
the required setback for a principal building under this by-law,
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from the property line adjacent to the flanking street;
(g) must be at grade level;
(h) must be at least 1.0 m from any property line; and
(i)
may be located only in the RA, R1, RT, RM, FM, and First Shaughnessy districts.
10.30 Mural
10.30.1
The Director of Planning may permit a mural in any district, if the Director of Planning considers all
applicable Council policies and guidelines and the submission of any advisory group, property owner or
tenant.
10.31 Antennae
10.31.1
Except as exempted by the provisions of section 4.8.1(o) of this by-law, no person may erect an antenna,
including a satellite dish, without first obtaining a development permit from the Director of Planning.
10.31.2
The Director of Planning may permit in any district, antennae including satellite dishes used for the
transmission or reception of radio, television, satellite, microwave or related communications together
with related masts, mechanical equipment and mechanical rooms, whether or not they are ancillary to the
principal use on the site, and may permit such antennae at a greater height than otherwise permitted by
this by-law if:
(a) the Director of Planning is satisfied the antennae will not have an unduly detrimental impact on the
site or adjacent properties, having particular regard to visual impact; and
(b) before granting approval the Director of Planning notifies such adjacent property owners or persons
the Director of Planning deems necessary.
10.32 Nuclear Weapons Prohibition
10.32.1
No person may use or occupy land and no development permit will be issued for the manufacture,
distribution or storage of a nuclear weapon or any component thereof.
10.33 Zero Emission Building
10.33.1
For a zero emission building with 1 to 8 dwelling units in an RA, R1 or RT district:
(a) the permitted building height is increased by 0.6 m;
(b) the permitted building depth is increased by 0.6 m;
(c)
the required rear yard is decreased by 0.6 m;
(d) the required building separation is decreased by 0.6 m;
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(e) the computation of floor area must exclude 19% of the permitted floor area except that this exclusion
is limited to a maximum of 88 m2 in an application for one or two principal dwelling units, and does not
apply if:
(i)
an exclusion is provided under section 10.15 or 10.33.3, or
(ii)
the application is made after October 31, 2030; and
(f)
if the Director of Planning first considers the intent of the applicable district schedule and all
applicable Council policies and guidelines, the Director of Planning may vary the external design
regulations in the applicable district schedule to accommodate building features designed to reduce
energy consumption.
10.33.2
For any building not included in section 10.33.1, the Director of Planning may vary any height, yard, or
building depth regulation by a maximum of 1.25 m to accommodate building features designed to reduce
energy consumption in a zero emission building, if the Director of Planning considers the intent of the
applicable district schedule and all applicable Council policies and guidelines.
10.33.3
The Director of Planning may exclude from the computation of floor area any floor area occupied by heat
recovery ventilators and connected shafts in a zero emission building that exceeds the floor area required
in order for these features to meet the requirements of the Building By-law, to a maximum exclusion of 2%
of permitted floor area.
10.33.4
For a zero emission building not included in section 10.33.1, the Director of Planning may exclude 10% of
the permitted floor area from the computation of the total floor area, if the Director of Planning considers
the intent of the applicable district schedule and all applicable Council policies and guidelines, except that
this exclusion does not apply if:
(a) the site is zoned CD-1; or
(b) an exclusion is provided under section 10.15 or 10.33.3; or
(c)
the application is made after October 31, 2030.
10.34 Number of Buildings on Site
10.34.1
No more than 1 principal building may be placed on any 1 site unless otherwise permitted in this by-law.
10.35 Mezzanine
10.35.1
A mezzanine is not counted as a storey if the mezzanine covers no more than 40% of the horizontal plane
separating the mezzanine from the floor space below.
10.35.2
Despite section 10.35.1, if a mezzanine larger than 40% is required to meet the floor area regulations for
uses on the ground floor in an I district, the Director of Planning may determine that the mezzanine is not
to be counted as a storey.
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10.36 Floor Area Exclusions for Roof-Top Access Structures
10.36.1
Despite the computation of floor area regulations in any district schedule, the computation of floor area
must exclude the area of roof-top access structures, including open or enclosed stairways or elevators, at
the roof level only, if they provide access to private or common outdoor amenity space.
10.37 Floor Area Exclusions for Residential Storage
10.37.1
Despite section 10.9, for renovations to existing buildings, any floor area excluded for residential storage
within a dwelling unit will continue to be excluded from the computation of floor area even if not used as
residential storage, if:
(a) it has been at least 2 years since initial occupancy of the dwelling unit; and
(b) no exterior walls are relocated.
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Section 11
Use-Specific Regulations
Whenever any of the following uses are permitted in any district pursuant to any provisions of this by-law, the following
additional regulations apply unless otherwise specified.
The index below is provided for convenience only and does not form part of this by-law.
Index
Regulations
Section
Adult Retail Store
11.8.10
Arts and Culture Event
11.2.2
Bed and Breakfast Accommodation
11.9.2
Bingo Hall
11.2.3
Body-Rub Parlour
11.9.3
Cannabis Store
11.8.6
Casino
11.2.3
Church
11.4.4
Community Care or Assisted Living Facility -
Class B
11.4.1
Dwelling Unit
11.3.1
Farmers' Market
11.8.1
Freehold Rowhouse
11.3.7
Gasoline Station - Full Serve
11.8.5
Gasoline Station - Split Island
11.8.5
Group Residence
11.4.1
Home-Based Business
11.13.1
Hospital
11.4.2
Housekeeping Unit
11.13.2
Laneway House
11.3.8
Liquor Store
11.8.7
Live-Work Use
11.13.4
Lock-Off Unit
11.3.3
Regulations
Section
Lounge
11.13.5
Marine Terminal or Berth
11.10.1
Micro Dwelling
11.3.2
Mini-Storage Warehouse
11.10.2
Neighbourhood Grocery Store
11.8.2
Pawnshop
11.8.8
Public Bike Share
11.8.4
Residential Unit associated with and forming
an integral part of an Artist Studio
11.3.5
Retailing Used Merchandise
11.8.9
Riding Ring
11.2.1
School - Elementary or Secondary
11.4.3
Secondary Suite
11.3.3
Secondhand Store
11.8.8
Seniors Supportive or Independent Living
Housing
11.3.6
Shared E-Scooter System
11.8.12
Short Term Rental Accommodation
11.9.1
Sleeping Unit
11.13.3
Small-Scale Pharmacy
11.8.3
Temporary Modular Housing
11.3.4
Temporary Sales Office
11.6.1
Urban Farm - Class A
11.1.1
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Regulations
Section
Urban Farm - Class B
11.1.2
Wedding Chapel
11.9.4
Wine on Shelf
11.8.11
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11.1
Agricultural Uses
11.1.1
Urban Farm - Class A
11.1.1.1
The planting area must not exceed 325 m2 on any single parcel unless the primary use of the parcel is
park or playground, or institutional, in which case the Director of Planning may permit an increase in
planting area to a maximum of 7,000 m2.
11.1.1.2
If 2 or more parcels are operated jointly as an urban farm - class A, the combined planting area for all
parcels must not exceed 7,000 m2.
11.1.1.3
No on-site processing of fruits and vegetables or manufacturing of food products is permitted.
11.1.1.4
No mechanical equipment may be used other than that designed for household use, including
lawnmowers, rototillers, garden hoses and pruners.
11.1.1.5
Herbicides and pesticides may not be used on the site.
11.1.1.6
No on-site sales are permitted, unless the primary use of the parcel is institutional.
11.1.1.7
No urban farm - class A operated on a single parcel may generate revenue exceeding $9,999 in any
calendar year, unless the primary use of the parcel is park or playground, or institutional.
11.1.1.8
If an urban farm - class A is operated, in whole or in part, by a person other than an owner or full-time
resident of the parcel, the planting area must be subject to a lease authorizing the operation of the farm.
11.1.1.9
No offensive noise, odour, light, smoke, or vibration or other objectionable impact may be produced.
11.1.1.10 No mechanical equipment may be stored outside.
11.1.1.11 Any development permit or waiver of a development permit for an urban farm - class A is time limited to 1
year.
11.1.2
Urban Farm - Class B
11.1.2.1
The planting area for a single parcel or the combined planting area for all parcels operated jointly as
an urban farm - class B, may not exceed 7,000 m2, unless relaxed by the Director of Planning due to
unnecessary hardship associated with the location, shape or size of the parcel or parcels.
11.1.2.2
If located within 30.0 m of a dwelling use, no mechanical equipment may be used other than that
designed for household use including lawnmowers, rototillers, garden hoses and pruners.
11.1.2.3
Herbicides and pesticides may not be used on the site.
11.1.2.4
No offensive noise, odour, light, smoke, or vibration or other objectionable impact may be produced.
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11.1.2.5
If an urban farm - class B is operated, in whole or in part, by a person other than an owner or full-time
resident of the parcel during the farm operation, the planting area must be subject to a lease authorizing
the operation of the farm.
11.1.2.6
Any development permit for an urban farm - class B is time limited to 1 year.
11.2
Cultural and Recreational Uses
11.2.1
Riding Ring
11.2.1.1
No riding ring may be used for the sale of horses or other animals, whether by auction or otherwise.
11.2.1.2
Before granting a development permit, the Director of Planning must have regard to the size, siting and
location of the proposed development, the type and hours of operation, whether operated privately or
open to the public with or without payment, generation of traffic, parking facilities and any impact upon
adjacent property and the amenity of the neighbourhood, and must notify such owners of adjoining
property as the Director of Planning deems necessary.
11.2.2
Arts and Culture Event
11.2.2.1
An arts and culture event is not permitted in a dwelling unit.
11.2.3
Casino and Bingo Halls
11.2.3.1
Wherever the words "commercial", "commercial uses", "social, recreational and cultural" and "cultural
and recreational uses" appear in this by-law or any other by-law passed pursuant to this by-law, such
permitted uses must not include a casino - class 1 or a bingo hall unless otherwise specifically permitted
by this by-law or any other by-law passed pursuant to this by-law.
11.2.3.2
No person may use or occupy land for the purpose of, and no development permit will be issued for, a
casino - class 2 except as expressly permitted under this by-law.
11.2.3.3
Casino - class 1, casino - class 2, and bingo halls are not permitted as home-based businesses.
11.3
Dwelling Uses
11.3.1
Dwelling Unit
11.3.1.1
Except when used for short term rental accommodation, no dwelling unit may be used or occupied by
more than 1 family, but it may be used to keep a maximum of 2 boarders or lodgers, or a maximum of 5
foster or 8 daycare children.
11.3.1.2
Subject to the provisions of section 11.3.1.7, the floor area of each:
(a) dwelling unit, except for a lock-off unit, must be at least 37 m2; and
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(b) lock-off unit must be at least 26 m2,
measured from the inside of all outer walls, except that if the Director of Planning is satisfied that the
design and location of the unit provides satisfactory living accommodation with regard to the type of
occupancy proposed, the Director of Planning may reduce the required floor area to a minimum of
29.7 m2 for dwelling units except lock-off units and 19 m2 for lock-off units.
11.3.1.3
The maximum floor area of a lock-off unit is 29.7 m2.
11.3.1.4
There must be at least 1 complete bathroom unit, comprising 1 water closet, 1 hand wash basin and 1
bathtub or shower, contained within each dwelling unit.
11.3.1.5
There must not be more than 1 kitchen contained within a dwelling unit.
11.3.1.6
All rooms of a dwelling unit must remain accessible from within that dwelling unit.
11.3.1.7
No person may use or permit to be used any dwelling unit for a period of less than 30 days unless
such unit forms part of a hotel, or is used for bed and breakfast accommodation or short term rental
accommodation.
11.3.1.8
The minimum requirements regarding floor area in section 11.3.1.2 do not apply to the conversion or
demolition of a room designated under the Single Room Accommodation By-law, if the conversion or
demolition adds bathroom and cooking facilities to the designated room.
11.3.1.9
The minimum requirements regarding floor area in section 11.3.1.2 do not apply to a dwelling unit
contained in temporary modular housing.
11.3.2
Micro Dwelling
11.3.2.1
A micro dwelling must be part of a development that has a covenant or housing agreement registered
against title restricting its use to secured market rental housing or social housing for the longer of 60
years or the life of the building.
11.3.2.2
The floor area of a micro dwelling must be at least 29.7 m2, except that the Director of Planning or the
Development Permit Board may decrease the permitted floor area of a micro dwelling to a minimum of
23.2 m2 if:
(a) the Director of Planning or the Development Permit Board considers all applicable Council policies
and guidelines; and
(b) the micro dwelling is part of a development that has a covenant or housing agreement registered
against title restricting its use to secured market rental housing or social housing for the longer of 60
years or the life of the building.
11.3.2.3
A micro dwelling is only permitted in:
(a) the area of the FC-1 district north of National Avenue;
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(b) the area of the RT-3 and RM-3A districts located north of Venables Street, Malkin Avenue and Prior
Street, south of Hastings Street, east of Gore Avenue and west of Clark Drive;
(c)
the HA-1 and HA-1A districts;
(d) the HA-2 district;
(e) the Downtown Eastside Oppenheimer district;
(f)
the area of the Downtown district denoted as C-2 on Map 1: Sub-Area 1 Main/Hastings of the
Downtown Official Development Plan;
(g) the FC-2 district; and
(h) the area of the IC-3 district north of East 2nd Avenue.
11.3.2.4
No more than 1 person may occupy a micro dwelling.
11.3.3
Lock-Off Unit and Secondary Suite
11.3.3.1
Lock-off units and secondary suites must include at least 1 complete bathroom unit, comprising 1 water
closet, 1 hand wash basin, and 1 bathtub or shower.
11.3.3.2
Lock-off units and secondary suites may not include more than 1 kitchen.
11.3.4
Temporary Modular Housing
11.3.4.1
Temporary modular housing must be used as social housing.
11.3.4.2
Before granting a development permit for temporary modular housing, the Director of Planning must:
(a) be satisfied that the landscaping and open space provision is appropriate for the size and nature of
the development;
(b) consider the impact on the liveability of neighbouring residents;
(c)
notify adjacent property owners and any others that Director of Planning deems necessary; and
(d) consider all applicable Council policies and guidelines.
11.3.4.3
A development permit for temporary modular housing must be limited in time to a maximum of 5 years,
unless otherwise extended in writing for up to an additional 5 years by the Director of Planning.
11.3.5
Residential Unit associated with and forming an integral part of an Artist Studio
11.3.5.1
Where an artist studio is combined with a residential unit, the studio may only be used by the individuals
residing in the residential unit associated with and forming an integral part of the artist studio, except for
employees or customers.
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11.3.5.2
The total minimum and maximum size of an artist studio when combined with a residential unit associated
with and forming an integral part of an artist studio is 47 m2 and 500 m2, respectively.
11.3.6
Seniors Supportive or Independent Living Housing
11.3.6.1
Before granting a development permit, the Director of Planning must:
(a) be satisfied that the landscaping and open space provision is appropriate for the size and nature of
the development;
(b) be satisfied the site is suitable for the proposed facility, and must consider:
(i) the overall character of the development within the neighbourhood context,
(ii) the impact of the provision and location of off-street parking and loading on the amenity of the
neighbourhood, and
(iii) the nature of the proposed facility in terms of service provided and the number of residents;
(c)
notify adjacent property owners and any others that the Director of Planning deems necessary; and
(d) consider all applicable Council policies and guidelines.
11.3.6.2
In addition to the requirements of section 11.3.6.1, before granting a development permit for the
conversion of an existing building to seniors supportive or independent living housing, the Director of
Planning must also be satisfied that the building is suitable for the conversion, and must consider:
(a) the size of the site and the building; and
(b) the proximity of adjacent buildings.
11.3.6.3
The Director of Planning may vary any of the requirements of the applicable district schedule, other
than permitted floor space ratio, in order to facilitate a seniors supportive or independent living housing
development, if the Director of Planning has regard to the considerations in sections 11.3.6.1 and
11.3.6.2.
11.3.6.4
All residential units must contain a 3-piece bathroom.
11.3.6.5
All seniors supportive or independent living housing must provide meal service and 24-hour on-site
emergency response assistance.
11.3.6.6
For the purposes of calculating floor space ratio, common areas, such as the communal dining room and
lounges, are included in floor area, except that any floor area for common space that exceeds 4 m2 per
unit, may be excluded to a maximum of 10% of permitted floor area.
11.3.7
Freehold Rowhouse
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11.3.7.1
Computation of floor area, floor space ratio, yards, site coverage, impermeability, number of buildings on
site and dwelling unit density must be based on the site width and area at the time of development, prior
to any subdivision into individual freehold rowhouse parcels.
11.3.7.2
For the purpose of fee simple subdivision, the minimum site width and frontage for each freehold
rowhouse parcel is 5.0 m.
11.3.8
Laneway House
11.3.8.1
A laneway house is only permitted in combination with a single detached house or single detached house
with secondary suite, and only on a site that provides vehicular access from the rear of the site.
11.3.8.2
The floor area for a laneway house must not exceed the lesser of:
(a) 0.25 multiplied by the site area; and
(b) 186 m2.
11.3.8.3
The minimum site width for a laneway house is 9.8 m, except that the Director of Planning may reduce
the minimum site width if:
(a) the site is at least 7.3 m in width; and
(b) the Director of Planning considers massing, overlook and impact on neighbourhood privacy and all
applicable Council policies and guidelines.
11.3.8.4
The building height for a laneway house must not exceed 8.5 m and 2 storeys.
11.3.8.5
Despite the maximum permitted site coverage in an applicable district schedule, for a site with a laneway
house, the maximum site coverage is 50% of the site area.
11.3.8.6
A laneway house must be at least:
(a) 4.9 m, measured across the width of the site, from the single detached house or single detached
house with secondary suite on the site;
(b) 0.9 m from the ultimate rear property line; and
(c)
1.2 m from each side property line, except that the Director of Planning may reduce this requirement
for sites less than 10.1 m in width.
11.3.8.7
Except for a laneway house with no separate bedrooms, a laneway house must include:
(a) 1 main habitable room that is not a bedroom, with a minimum size of 16.7 m2 and a minimum
dimension of 2.1 m measured between finished wall surfaces; and
(b) at least 1 bedroom with a minimum size of 8.4 m2 and a minimum dimension of 2.1 m measured
between finished wall surfaces.
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11.3.8.8
Computation of floor area for a laneway house must include:
(a) all floors, including earthen floor, measured to the extreme outer limits of the building;
(b) stairways, fire escapes, elevator shafts and other features that the Director of Planning considers
similar, measured by their gross cross-sectional areas and included in the measurements for each
floor at which they are located; and
(c)
where the distance from a floor to the floor above or, where there is no floor above, to the top of the
roof joists, exceeds 3.7 m, an amount equal to the area of the floor below the excess height.
11.3.8.9
Computation of floor area for a laneway house must exclude:
(a) floors or portions thereof that are used for off-street parking, provided that each parking space is
open on at least 2 sides and does not exceed 7.3 m in length;
(b) balconies and decks, and any other appurtenances that the Director of Planning considers similar to
the foregoing, provided that the total area of these exclusions does not exceed 8% of the permitted
floor area;
(c)
entries, porches and verandahs, if:
(i) they are open or protected by guard rails that do not exceed the required minimum height,
(ii) the total area of these exclusions, when combined with the balcony and deck exclusions under
section 11.3.8.9(b) above, does not exceed 13% of the permitted floor area, and
(iii) the ceiling height, excluding roof structure, of the total area being excluded does not exceed
3.1 m measured from the entry, porch or verandah floor;
(d) areas of floors existing, proposed or as may be extended over open-to-below space located directly
below sloping roof rafters or a sloping ceiling where the ceiling is directly attached to the underside
of sloping roof rafters, and where the roof joists have a minimum 7:12 pitch and the related ceiling
maintains the same pitch as the roof joists, if:
(i) the distance from the floor to any part of the roof rafters or ceiling is no higher than 2.3 m and no
lower than 1.2 m, both measured vertically, and
(ii) the excluded floor area does not exceed 10% of the permitted total floor area;
(e) areas of undeveloped floors that are located:
(i) above the highest storey or partial storey and to which there is no permanent means of access
other than a hatch, or
(ii) adjacent to a storey or partial storey with a ceiling height of less than 1.2 m; and
(f)
floors located at or below finished grade with a ceiling height of less than 1.2 m.
11.3.8.10 Decks and roof decks are not permitted above the uppermost level of a laneway house.
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11.4
Institutional Uses
11.4.1
Community Care or Assisted Living Facility - Class B or Group Residence
11.4.1.1
Before granting a development permit, the Director of Planning must:
(a) be satisfied that the landscaping and open space to be provided is appropriate for the size and
nature of the development;
(b) be satisfied that the site is suitable for the proposed community care or assisted living facility - class
B or group residence, and must consider:
(i) the overall character of the development within the neighbourhood context,
(ii) the impact of the provision and location of off-street parking and loading on the amenity of the
neighbourhood, and
(iii) the nature of the proposed community care or assisted living facility - class B or group residence
in terms of the service provided and the number of residents;
(c)
notify adjacent property owners and any others that the Director of Planning deems necessary; and
(d) consider all applicable Council policies and guidelines.
11.4.1.2
In addition to the requirements of section 11.4.1.1, before granting a development permit for the
conversion of an existing building to a community care or assisted living facility - class B or group
residence, the Director of Planning must also be satisfied that the building is suitable for the conversion,
and must consider:
(a) the size of the site and building; and
(b) the proximity of adjacent buildings.
11.4.2
Hospital
11.4.2.1
Before granting a development permit, the Director of Planning must:
(a) be satisfied that the landscaping and open space provision is appropriate for the size and nature of
the development;
(b) have due regard to the design of all buildings, to the location and provision of off-street parking and
loading, and to their impact on the amenity of the neighbourhood; and
(c)
notify adjacent property owners and any others that the Director of Planning deems necessary.
11.4.2.2
In the case of a specifically designed facility not being a conversion:
(a) the site area must be at least 3,700 m2 except as provided in section 11.4.2.2(b);
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(b) the Director of Planning may increase the building height permitted by the applicable district
schedule if the Director of Planning considers the impact of the additional height on the amenity of
the neighbourhood, and if an increase in height is permitted, the Director of Planning may require a
site area of larger than 3,700 m2; and
(c)
the floor space ratio must not exceed the maximum permitted for any residential use in the
applicable district schedule.
11.4.2.3
In the case of a hospital resulting from the conversion of an existing building, before granting a
development permit the Director of Planning must be satisfied that the building is suitable for the
conversion, having regard to the size of the site and building, open space on the site and the proximity of
adjacent buildings.
11.4.3
School - Elementary or Secondary
11.4.3.1
The site must have a minimum frontage of 20.1 m.
11.4.3.2
Yards must be provided in accordance with the applicable district schedule except that side yards must
have a minimum width of 6.0 m plus an additional 0.3 m for every 0.6 m by which the height of the
building exceeds 11.5 m.
11.4.4
Church
11.4.4.1
The site must have a minimum frontage of 20.1 m.
11.4.4.2
The Director of Planning may increase the building height permitted by the applicable district schedule
for a church, if the Director of Planning considers the impact of the additional height on the amenity of the
neighbourhood.
11.4.4.3
Yards must be provided in accordance with the applicable district schedule, except that interior side yards
must have a minimum width of 4.5 m plus an additional 0.3 m for every 0.6 m by which the height of the
building exceeds 10.7 m.
11.5
Manufacturing Uses
11.5.1
[reserved]
11.6
Office Uses
11.6.1
Temporary Sales Office
11.6.1.1
The site area must be at least 2,000 m2, except that the Director of Planning may permit a smaller site if
all parking required by the Parking By-law is provided on site.
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Section 11
11.6.1.2
The site must be within 100.0 m of the development project to which the temporary sales office relates.
11.6.1.3
The site must be located on an arterial or major street, which generally have 2 or more lanes of travel in
each direction and are usually designated as truck and bus routes.
11.6.1.4
The site must be more than 800.0 m from a commercial district, except that the Director of Planning
may permit a temporary sales office closer to a commercial district if the applicant can demonstrate that
suitable commercial vacancy opportunities are not available.
11.6.1.5
Before permitting a temporary sales office, the Director of Planning must consider the submission of any
advisory group, property owner or tenant and all applicable Council policies and guidelines.
11.6.1.6
The site must be fully restored to its original condition immediately following the expiration of the
development permit.
11.7
Parking Uses
11.7.1
[reserved]
11.8
Retail Uses
11.8.1
Farmers' Market
11.8.1.1
A farmers' market must be in:
(a) open air stalls or booths;
(b) stalls or booths partially or totally covered by tents or similar temporary structures; or
(c)
stalls or booths in a building approved for use as a farmers' market.
11.8.1.2
A farmers' market must have at least 11 stalls or booths, except that the Director of Planning may permit a
lesser number of stalls or booths, if the Director of Planning considers all applicable Council policies and
guidelines.
11.8.1.3
The site area of a farmers' market must not exceed 2,323 m2, except that the Director of Planning may
permit an increase in site area, if the Director of Planning considers all applicable Council policies and
guidelines.
11.8.1.4
A vendor at a farmers' market must only sell: local fresh, dried or frozen fruit and vegetables; local dried or
frozen meat and seafood; local eggs; local dairy products; local plants; local prepared foods; local ready-
to-eat foods; local artisan crafts; or local wine, cider, beer or spirits.
11.8.1.5
No more than 40% of the total number of stalls or booths in a farmers' market may be used for the sale of
local ready-to-eat foods and local artisan crafts.
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11.8.1.6
There must be no more than 3 vendors selling or providing samples of local wine, cider, beer or spirits at
a farmers' market.
11.8.2
Neighbourhood Grocery Store
11.8.2.1
Neighbourhood grocery stores are permitted in any R district except the FM-1 and RA-1 districts.
11.8.2.2
The maximum permitted frontage for a site is 15.3 m.
11.8.2.3
The maximum permitted floor area for all retail and storage space is 110 m2.
11.8.2.4
The maximum permitted number of indoor and outdoor seats is 16.
11.8.2.5
Live entertainment is not permitted.
11.8.2.6
Before granting a development permit, the Director of Planning must:
(a) notify surrounding property owners and residents; and
(b) consider:
(i) the design of any proposed building addition,
(ii) the proposed solid waste program for collecting, storing and disposal of garbage and recycling,
(iii) the proposed delivery, loading and goods movement program, and
(iv) the impact on adjacent property owners and residents of a proposed building addition or solid
waste program.
11.8.2.7
The Director of Planning may vary the provisions of this section 11.8.2 with regards to maximum frontage
and the applicable district schedules with regard to setbacks, floor space ratio or site coverage in order to
facilitate the rehabilitation of an existing neighbourhood grocery store.
11.8.3
Small-Scale Pharmacy
11.8.3.1
A small-scale pharmacy must include at least 25 m2 of publicly accessible space except that if the Director
of Planning considers all applicable Council policies and guidelines and potential impacts on the site and
the surrounding properties, the Director of Planning may decrease the amount of space required.
11.8.3.2
Any development permit for a small-scale pharmacy must be limited in time to 2 years.
11.8.3.3
Small-scale pharmacy is not permitted as a home-based business.
11.8.4
Public Bike Share
11.8.4.1
The Director of Planning may approve public bike share or a public bike share station, if the Director of
Planning considers:
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Section 11
(a) all applicable Council policies and guidelines; and
(b) the submission of any advisory group, property owner or tenant,
but no development permit approving the use will be required if the use complies with section 4.8.1(s) of
this by-law.
11.8.4.2
Floor area necessary for public bike share or a public bike share station must be excluded from the
calculation of floor space ratio on any site.
11.8.5
Gasoline Station - Full Serve and Gasoline Station - Split Island
11.8.5.1
Despite section 10.4 of this by-law and the front, side and rear yard regulations as set out in the C-1
District Schedule, in the case of a gasoline station - full serve or gasoline station - split island located in
the C-1 district:
(a) the minimum width of the side yard on a street that flanks a corner site is 4.5 m;
(b) a rear yard with a minimum depth of 4.5 m must be provided, except that where the rear property
line of the site adjoins a dedicated lane, the minimum depth of the rear yard may be decreased by
the width of that portion of the lane equal to the distance from the ultimate centre line of the lane to
the rear line of the site;
(c)
pump islands are permitted in the front yard if they are set back a minimum of 4.5 m from the front
property line; and
(d) canopies over the pump islands may be located to the satisfaction of the Director of Planning in the
front and side yards as long as all such canopies are set back at least 1.5 m from the front or side
property line of the site, as the case may be, and no canopy is longer than 33% of the length of the
street boundary of the yard in which it is located, to a maximum of 12.2 m.
11.8.5.2
Despite any other provisions of this by-law, no merchandise may be displayed outdoors on any gasoline
station - full serve or gasoline station - split island site except for the following:
(a) if located at a pump island, a small sample display of new tires, lubricating oils and automotive
accessories;
(b) if located adjacent to the principal building, tires and vending machines; and
(c)
if located within an accessory building approved by the Director of Planning, merchandise including
fireplace logs, garden equipment, garden furniture and similar items.
11.8.5.3
No truck, bus, utility or camper trailer, camper or similar vehicle may be stored or parked at any time,
other than the necessary waiting period for service, on a gasoline station - full serve or gasoline station -
split island site in a C district except for the following:
(a) in the C-1 district, trucks with a registered gross vehicle weight not exceeding 4,550 kg;
City of Vancouver
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Section 11
(b) in all other C districts, trucks and small buses with a registered gross vehicle weight not exceeding
6,825 kg;
(c)
5 utility trailers, if they do not exceed 1.5 m in width and 3.1 m in length and are located in the rear or
side yards;
(d) 1 service truck operated by the gasoline station - full serve or gasoline station - split island; and
(e) trucks or equipment temporarily required for the construction, repair, servicing or maintenance of the
premises.
11.8.5.4
Gasoline station - full serve or gasoline station - split island in all districts are subject to the following:
(a) except for points of access to and from the perimeter, every gasoline station - full serve or gasoline
station - split island site must be screened to the satisfaction of the Director of Planning along those
boundaries that adjoin or are across the lane from any R district or any dwelling use in a C, M or I
district; and
(b) the site of every gasoline station - full serve or gasoline station - split island must be properly
landscaped and maintained with lawns, shrubs, trees or other suitable landscaping of a type and
location to the satisfaction of the Director of Planning, such landscaping to constitute a minimum of
5% of the site subject to such minor variations as the Director of Planning may approve.
11.8.5.5
The total width of vehicular access to a gasoline station - full serve or gasoline station - split island from a
lane in a C, M or I district must not exceed an amount equal to 15% of the total length of the lane abutting
the site, except that the total width of vehicular access need not be less than 3.7 m.
11.8.6
Cannabis Store
11.8.6.1
Before granting a development permit for a cannabis store, the Director of Planning must:
(a) notify surrounding property owners and residents and consider their opinions;
(b) consider the liveability of neighbouring residents; and
(c)
consider all applicable Council policies and guidelines.
11.8.6.2
A cannabis store is not permitted:
(a) within 300.0 m of the nearest property line of a site on which another cannabis store is located;
(b) within 300.0 m of the nearest property line of a site containing a school - elementary or secondary, or
community centre or neighbourhood house;
(c)
within the area identified in Map 2: Area Where Cannabis Store is Not Permitted below, except for
sites with a property line on Hastings Street or Main Street;
(d) on any site with a property line on Granville Street between Robson Street and Pacific Boulevard;
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Section 11
(e) on any site other than a site located on a block where all or part of the street in that block has a
painted centre line;
(f)
in combination with any other use;
(g) in combination with an automated banking machine; or
(h) as a home-based business.
Map 2: Area Where Cannabis Store is Not Permitted
11.8.7
Liquor Store
11.8.7.1
Wherever the words "retail store", "retail or business establishment", "retailing", "convenience
commercial", or similar use descriptions that imply the sale of merchandise as a permitted use appear in
this by-law or in any by-law passed pursuant to this by-law, such permitted use must not include a liquor
store without the approval of the Director of Planning or the Development Permit Board, as the case may
be.
11.8.7.2
Wherever "commercial", "commercial uses", "retail", "retail uses", or "drive-through service" appear in this
by-law or in any by-law passed pursuant to this by-law, such permitted use must not include a liquor store
unless otherwise specifically provided by this by-law.
11.8.7.3
Liquor store is not permitted as a home-based business.
Clark Dr
Vernon Dr
Powell St
Franklin St
Glen Dr
Venables St
Raymur Ave
Raymur Ave
Union St
Campbell Ave
Malkin Ave
Hawks Ave
Prior St
Jackson Ave
Dunlevy Ave
Heatley Ave
East Hastings St
Princess Ave
Gore Ave
Union St
East Georgia St
Keefer St
East Pender St
East Cordova St
Powell St
Alexander St
Railway St
Main St
Columbia St
Carrall St
Taylor St
Keefer Pl
Abbott St
Beatty St
Cambie St
West Cordova St
Water St
Homer St
West Hastings St
West Pender St
Richards St
Dunsmuir St
Station St
Station St
National Ave
Milrossl Ave
Quebec St
LEGEND
Area where cannabis store is not permited
Prior St
Keefer St
Quebec St
0
280
560
840 m
140
N
City of Vancouver
April 2025
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Section 11
11.8.8
Pawnshop and Secondhand Store
11.8.8.1
Any development permit issued for a pawnshop or secondhand store will be limited in time to 1 year.
11.8.9
Retailing Used Merchandise
11.8.9.1
Any retail store is be permitted to use up to a maximum of 2.5 m2 of floor area of premises for the retailing
of:
(a) used electronic equipment, including, but not limited to, audio or video equipment or accessories,
computers or printers; or
(b) 2 or more of the following types of used merchandise: bicycles, sports equipment, luggage, jewellery,
cameras, musical equipment or tools,
if this floor area is clearly demarcated and readily visible and accessible to the public.
11.8.10 Adult Retail Store
11.8.10.1 Premises used as an adult retail store will not be issued a permit for an arcade and premises used as an
arcade will not be issued a permit for an adult retail store.
11.8.10.2 Adult retail stores must not exceed a maximum floor area of 278 m2 and a maximum premise frontage of
7.6 m.
11.8.10.3 Any development permit issued for an adult retail store will be limited in time to 3 years.
11.8.11 Wine on Shelf
11.8.11.1 Whenever Grocery Store with Liquor Store is permitted, instead of a Liquor Store within the Grocery Store
the use may include the sale of wine products including cider, mead and sake for off-site consumption,
with a wine-on-the-shelf model, as licensed by the Liquor and Cannabis Regulation Branch (LCRB).
11.8.11.2 Whenever Grocery Store is permitted, the use may include the sale of wine products including cider,
mead and sake for off-site consumption, with a wine-on-the-shelf model, as licensed by the Liquor and
Cannabis Regulation Branch (LCRB).
11.8.12 Shared E-Scooter System
11.8.12.1 The Director of Planning may approve a shared e-scooter system or a shared e-scooter station, if the
Director of Planning considers:
(a) all applicable Council policies and guidelines; and
(b) the submission of any advisory group, property owner or tenant,
but no development permit approving the use will be required if the use complies with section 4.8.1(t) of
this by-law.
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Section 11
11.8.12.2 Floor area necessary for shared e-scooter system or a shared e-scooter station must be excluded from
the calculation of floor space ratio on any site.
11.8.13 Tobacco and Electronic Cigarettes
11.8.13.1 Retail uses that include the sale of tobacco leaves or products produced from tobacco in any form or for
any use are not permitted as a home-based business.
11.8.13.2 Retail uses that include the sale of electronic cigarettes, electronic pipes, electronic hookahs, or similar
devices that can be used to deliver nicotine or other substances, and replaceable cartridges and refills
used with those devices are not permitted as a home-based business.
11.9
Service Uses
11.9.1
Short Term Rental Accommodation
11.9.1.1
In this section 11.9.1:
(a) "principal residence unit" means the dwelling where an individual lives, makes their home and
conducts their daily affairs, including, without limitation, paying bills and receiving mail, and is
generally the dwelling unit with the residential address used on documentation related to billing,
identification, taxation and insurance purposes, including, without limitation, income tax returns,
Medical Services Plan documentation, driver's licenses, personal identification, vehicle registration
and utility bills; and
(b) "booking" means a confirmed reservation of the dwelling unit, or of 1 or more bedrooms, as short
term rental accommodation.
11.9.1.2
Short term rental accommodation is only permitted in a lawful dwelling unit, secondary suite, laneway
house, or lock-off unit that is a principal residence unit.
11.9.1.3
Short term rental accommodation is not permitted in an accessory building or vehicle.
11.9.1.4
Short term rental accommodation is not permitted in a dwelling unit in combination with bed and breakfast
accommodation.
11.9.1.5
No more than 2 adults may occupy each bedroom used as short term rental accommodation.
11.9.1.6
Short term rental accommodation is only permitted in dwelling units that comply with all applicable
occupancy limits as set out in the Fire By-law.
11.9.1.7
No more than 1 booking may be permitted as short term rental accommodation in each dwelling unit at 1
time.
11.9.1.8
Short term rental accommodation is permitted in all CD-1 districts where dwelling uses are permitted.
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Section 11
11.9.1.9
Any development permit or exemption from a development permit for a short term rental accommodation
must be limited in time to 2 years.
11.9.2
Bed and Breakfast Accommodation
11.9.2.1
A maximum of 2 bedrooms accommodating a maximum of 4 bed and breakfast guests may be permitted
in a dwelling unit.
11.9.2.2
The provision of bed and breakfast accommodation must not be permitted coincidentally with the keeping
of boarders and lodgers.
11.9.2.3
The operator of the bed and breakfast accommodation must reside in the dwelling unit.
11.9.3
Body-Rub Parlour
11.9.3.1
Wherever "commercial", "commercial uses", or "service uses" appear in this by-law or in any by-law
passed pursuant to this by-law, such permitted use must not include a body-rub parlour unless otherwise
specifically permitted by this by-law.
11.9.4
Wedding Chapel
11.9.4.1
The floor area of a wedding chapel must not exceed 140 m2, except that the Director of Planning may
increase the floor area if the Director of Planning considers the siting and location of the proposed
development, the type and hours of operation, generation of traffic, parking facilities, and any impact on
adjacent property and the amenity of the neighbourhood, and will notify such owners of adjoining property
as the Director of Planning deems necessary.
11.10 Transportation and Storage Uses
11.10.1 Marine Terminal or Berth
11.10.1.1 A marine terminal or berth must not be used for the bulk storage and handling and trans-shipment of coal.
11.10.2 Mini-Storage Warehouse
11.10.2.1 Mini-storage warehouse is not permitted:
(a) on the first storey, or on any storey with its floor level within 2.0 m above finished grade, in any I or M
districts, except for entrances;
(b) in the following areas of the I-2 district:
(i) east of Ash Street, north of West Kent Avenue North, west of Manitoba Street, and south of
Southwest Marine Drive,
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Section 11
(ii) east of Slocan Street, north of Grandview Highway, west of Boundary Road, and south of East
Broadway and Lougheed Highway, and
(iii) east of Clark Drive, north of East 7th Avenue, west of McLean Drive, and south of East 6th
Avenue;
(c)
in the area of the I-1 district west of Columbia Street, south of West 5th Avenue, and south of East
5th Avenue; or
(d) in the area of the IC-1 district south of East 5th Avenue and north of East 6th Avenue.
11.11 Utility and Communication Uses
11.11.1 [reserved]
11.12 Wholesale Uses
11.12.1 [reserved]
11.13 Uncategorized
11.13.1 Home-Based Business
11.13.1.1 Home-based businesses may only be carried on by a person who resides in the dwelling unit.
11.13.1.2 No more than a total of 2 non-resident employees are permitted to work in the dwelling unit at any time,
regardless of the number of home-based businesses being carried on in the dwelling unit.
11.13.1.3 There must be nothing to indicate from the exterior of the dwelling unit or building that the dwelling unit
is being used for any purpose other than its dwelling use, except as may be permitted under the Sign
By-law.
11.13.1.4 Home-based businesses must be carried on wholly within a dwelling unit, except that products and
materials related to a home-based business may be stored in a building or accessory building.
11.13.1.5 Home-based businesses must not include any activity that impacts neighbouring dwelling units including
noise, odour, vibration, smoke, or light beyond that normally associated with a dwelling use.
11.13.1.6 Home-based businesses must occupy no more than 33.3% of the total gross floor area or 46 m2 of the
dwelling unit, whichever is lesser, regardless of the number of home-based businesses being carried on
in the dwelling unit.
11.13.1.7 No more than 3 customers are permitted in the dwelling unit at any time, regardless of the number of
home-based businesses being carried on in the dwelling unit, and customers are only permitted in the
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Section 11
dwelling unit by appointment between 8:00 a.m. and 8:00 p.m. on weekdays and between 10:00 a.m. and
8:00 p.m. on weekends and holidays.
11.13.2 Housekeeping Unit
11.13.2.1 No housekeeping unit may be used or occupied by more than 1 family.
11.13.2.2 Every housekeeping unit must have a floor area of at least 13.4 m2, or a floor area of at least 11.1 m2 if
the unit is occupied by only 1 person and adequate lounge facilities are provided on the premises.
11.13.2.3 There must be a separate and properly ventilated kitchen or kitchenette equipped with a sink and cooking
facilities provided within the housekeeping unit.
11.13.2.4 There must be at least 1 complete bathroom unit for every 3 housekeeping units, except that where the
housekeeping units have single occupancy the provisions of section 11.13.3.3 of this by-law apply.
11.13.2.5 No person may use or permit to be used any housekeeping unit for a period of less than 1 month unless
such unit forms part of a hotel.
11.13.3 Sleeping Unit
11.13.3.1 No sleeping unit may contain a sink or cooking facilities.
11.13.3.2 Every sleeping unit must include a main habitable room with a floor area of not less than 9.7 m2.
11.13.3.3 There must not be:
(a) less than 1 hand basin provided for every 3 sleeping units, and such basins may not be located in
public hallways;
(b) at least 1 water closet for every 10 sleeping units; and
(c)
at least 1 bathing unit for every 12 sleeping units.
11.13.3.4 No person may use or permit to be used any sleeping unit for a period of less than 1 month unless such
unit forms part of a hotel.
11.13.4 Live-Work Use
11.13.4.1 The floor area of a live-work unit must be at least 47 m2.
11.13.5 Lounge
11.13.5.1 Wherever "restaurant" appears in this by-law or in any by-law passed pursuant to this by-law, such
permitted use must not include a lounge as defined in the Liquor Control and Licensing Regulation under
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Section 11
the Liquor Control and Licensing Act (British Columbia) unless otherwise specifically provided by this
by-law.
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November 2022
Zoning and Development By-law
Page 1
Section 12
Section 12
Enforcement
12.1
Enforcement
12.1.1
The Director of Planning, the City Building Inspector or the Director of Licenses and Inspections may issue
in writing such notices or orders as may be necessary to inform the owner of a contravention of this by-law,
in the manner set out in this by-law.
12.1.2
The Director of Planning, the City Building Inspector or the Director of Licenses and Inspections may order:
(a) a person who contravenes this by-law, to comply with the by-law within a specified time;
(b) a person to allow the Director of Planning, the City Building Inspector or the Director of Licenses
and Inspections to enter any building, land or premises at any reasonable time for the purpose of
administering and enforcing this by-law;
(c)
work to stop on a building, land or premises or any part thereof, if such work is proceeding in
contravention of a provision of this by-law;
(d) the removal of any building, land or premises or part thereof that is in contravention of this by-law;
and
(e) the cessation of any use or occupancy in contravention of this by-law.
12.1.3
The Director of Planning, the City Building Inspector or the Director of Licenses and Inspections may order
a person to comply with any term or condition prescribed by:
(a) a development permit;
(b) the Board of Variance; or
(c)
the Development Permit Board.
12.1.4
A notice or order issued under this by-law will be sufficiently served:
(a) by mailing it by registered mail to the owner at the owner's address as it appears on the records of the
Assessment Authority of British Columbia;
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Section 12
(b) by sending it by electronic mail to the electronic mail address of the owner or a representative of the
owner; or
(c)
by delivery by hand to the owner or a representative of the owner.
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November 2022
Zoning and Development By-law
Page 1
Section 13
Section 13
Penalties
13.1
Penalties
13.1.1
Every person who violates any of the provisions of this by-law or who suffers or permits any act or thing
to be done in contravention or in violation of any of the provisions of this by-law, or who neglects to do
or refrains from doing anything required to be done by any of the provisions of this by-law, or who does
any act that violates any of the provisions of this by-law, or who fails to comply with any order, direction or
notice given under this by-law, is guilty of an offence against this by-law and liable to the penalties hereby
imposed, and each day that a violation is permitted to exist will constitute a separate offence.
13.1.2
Every person who commits an offence against this by-law is liable to a fine of not more than $10,000.00
and not less than $250.00 for each offence except for failing to comply with section 7.1.8 of this by-law in
which case the fine is to be not less than $500.00.
13.1.3
Every person who commits an offence of a continuing nature against this by-law is liable to a fine not less
than $250.00 and not more than $10,000.00 for each day such offence continues.
City of Vancouver
November 2022
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Page 1
Section 14
Section 14
Repeal of Previous By-laws
By-laws Nos. 41*, 61*, 19*, 727* and 931* of the former Municipality of Point Grey; By-laws Nos. 1714*, 1735*,
1741*, 1746*, 1769* and 1968* of the original City of Vancouver; By-laws Nos. 1339*, 1383*, 1612* and 1933* of the
former Municipality of South Vancouver; By-laws Nos. 2074*, 2105, 2173, 2215*, 2216, 2252*, 2285, 2299, 2323*,
2324, 2359, 2371, 2376, 2386, 2389, 2415, 2420*, 2421*, 2466, 2468, 2496*, 2497, 2512, 2516, 2703*, 2951*,
3039*, 3058*, 3059*, 3122*, 3142*, 3143*, 3164*, 3188*, 3189*, 3226*, 3236*, 3282*, 3410*, 3534* and 3567* of the
City of Vancouver are repealed but not so as to revive any provision not contained herein, and in any case where
development was carried out prior to the passing of this By-law in contravention of any zoning or street widening
By-law repealed hereby, then the provisions of this By-law respecting enforcement shall apply thereto as if such
development had been carried out after the operative date of this By-law and in contravention thereof.
*Building Line By-laws
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November 2022
Zoning and Development By-law
Page 1
Section 15
Section 15
Effective Date of By-law
This By-law shall come into force and take effect on and after June 18, 1956.
DONE AND PASSED in open Council this 17th day of May, 1956.
(Signed) F.J. Hume
Mayor
(Signed) R. Thompson
City Clerk (Seal)
(This By-law is printed under and by authority of the Council of the City of Vancouver.)
City of Vancouver
November 2024
Zoning and Development By-law
Page 1
RA-1
RA-1
District Schedule
1
INTENT AND OVERVIEW
1.1
Intent
The intent of this schedule is to maintain and encourage the semi-rural, equestrian and limited agricultural
nature of the area, and to permit single detached houses and, in specific circumstances, infill single
detached houses.
Without limitation, applicable Council policies and guidelines for consideration include the Southlands
RA-1 Guidelines.
1.2
Overview
The table below provides an overview of the outright and conditional approval uses in the RA-1 district,
categorized by the minimum site area required, where applicable. Applicable density, form and placement
regulations in section 3 of this schedule are cross-referenced in the third column.
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
9,100 m2
All uses in section 2.1 of this schedule
3.1
2
USE REGULATIONS
2.1
Outright and Conditional Approval Uses
All outright and conditional approval uses are subject to all other provisions of this by-law, including
Section 2, Section 10 and Section 11, and compliance with the regulations of this schedule including
section 2.2.
The uses identified in the table below as outright approval uses are permitted in this district and will be
issued a permit.
The uses identified in the table below as conditional approval uses may be approved in this district by the
Director of Planning, with or without conditions, if the Director of Planning considers:
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(a) the intent of this schedule and all applicable Council policies and guidelines; and
(b) the submission of any advisory group, property owner or tenant.
Uses are listed under their general land use category. Applicable use-specific regulations in section 2.2
of this schedule are cross-referenced in the third column. Cross-references to applicable use-specific
regulations are provided for information purposes only and do not form part of this by-law.
Use
Approval
Use-Specific
Regulations
Agricultural Uses
Greenhouse
Conditional
Nursery, Field Crop or Fruit Farm
Outright
Stable
Conditional
2.2.1, 2.2.2
Cultural and Recreational Uses
Golf Course or Driving Range
Conditional
Marina
Conditional
Park or Playground
Conditional
Riding Ring
Conditional
2.2.3
Dwelling Uses
Dwelling Unit, in combination with a Single Detached House
Conditional
2.2.4
Infill Single Detached House
Conditional
2.2.5
Seniors Supportive or Independent Living Housing
Conditional
Single Detached House
Outright
2.2.6
Single Detached House, not permitted as an outright approval use
Conditional
2.2.7
Institutional Uses
Community Care or Assisted Living Facility - Class A
Outright
2.2.8
Community Care or Assisted Living Facility - Class B
Conditional
Group Residence
Conditional
Public Authority Use, essential in this district
Conditional
Parking Uses
Parking Area, ancillary to a principal use on an adjacent site
Conditional
Retail Uses
Farmers' Market
Conditional
2.2.9
Public Bike Share
Conditional
Retail Store, in combination with Greenhouse, Nursery, Field Crop or
Fruit Farm, or Stable
Conditional
2.2.10, 2.2.11
Shared E-Scooter System
Conditional
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Use
Approval
Use-Specific
Regulations
Service Uses
Bed and Breakfast Accommodation
Conditional
Short Term Rental Accommodation
Conditional
Utility and Communication Uses
Public Utility
Conditional
uncategorized
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1
Outright
2.2.12
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1 and not permitted as an outright approval use
Conditional
Accessory Uses, customarily ancillary to any outright approval use
listed in this section 2.1
Outright
Accessory Uses, customarily ancillary to any conditional approval
use listed in this section 2.1
Conditional
Deposition or extraction of material which alters the configuration of
the land
Conditional
2.2
Use-Specific Regulations
2.2.1
An additional principal building may be permitted in combination with stable.
2.2.2
The stabling of horses is limited to a maximum of 1 horse for every 232 m2 of site area, excluding the site
area of dwelling uses and yard areas within 6.4 m of dwelling uses, community care facilities or group
residences, open swimming pools and tennis courts, parking spaces, manoeuvring aisles and driveways
accessory to dwelling uses.
2.2.3
In addition to riding ring, the Director of Planning may permit any use similar to riding ring.
2.2.4
A dwelling unit in combination with a single detached house may be permitted if:
(a) it is for the person whose occupation is a full-time caretaker on the subject site;
(b) the site area is at least 2,020 m2;
(c)
the size of the single detached house or site, or the nature of uses on the site, warrants the need for a
caretaker's unit;
(d) there is only 1 caretaker's dwelling unit on a site;
(e) on sites with a site area:
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(i)
at least 2,020 m2 but does not exceed 4,045 m2, the floor area of the caretaker's dwelling unit
does not exceed 70 m2, and
(ii)
that exceeds 4,045 m2, the floor area of the caretaker's dwelling unit does not exceed 140 m2;
and
(f)
a covenant is registered ensuring that the dwelling unit will be occupied and maintained as a
caretaker's quarters for a person whose occupation is a full-time caretaker on the subject site.
2.2.5
An infill single detached house may be permitted:
(a) if it is for a person whose occupation is a full-time caretaker on the subject site, and:
(i)
the site area is at least 2,020 m2,
(ii)
the size of the single detached house or site, or the nature of uses on the site, warrants the need
for a caretaker's unit,
(iii) there is only 1 caretaker's dwelling unit on the site,
(iv) on sites with a site area:
(A) at least 2,020 m2 but not exceeding 4,045 m2, the floor area of the caretaker's dwelling unit
does not exceed 70 m2, or
(B) that exceeds 4,045 m2, the floor area of the caretaker's dwelling unit does not exceed
140 m2,
(v)
a covenant is registered ensuring that the dwelling unit will be occupied and maintained as a
caretaker's quarters for a person whose occupation is a full-time caretaker on the subject site,
and
(vi) on sites less than 9,100 m2, the caretaker's unit is within 6.1 m of the single detached house; or
(b) if:
(i)
the site area is at least 9,100 m²,
(ii)
the maximum number of dwelling units on a site, including a dwelling unit for a caretaker, does
not exceed 2,
(iii) the floor area of the infill single detached house does not exceed 186 m², and
(iv) boarding facilities for at least 10 horses are maintained on the site and those facilities include the
provision of 1 stall for each horse and storage areas for feed, tack, bedding and manure.
2.2.6
Single detached house, not permitted as an outright approval use, may be permitted as an outright
approval use if the floor area does not exceed 280 m2.
2.2.7
Single detached house may be permitted as a conditional approval use if the floor area exceeds 280 m2.
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2.2.8
Community care or assisted living facility - class A is subject to the regulations, variations and relaxations
that apply to single detached house.
2.2.9
Farmers' market may be permitted if the Director of Planning considers the appropriateness of the use
with respect to compatibility with nearby sites, parking, traffic, noise, hours of operation, size of facility and
pedestrian amenity.
2.2.10
Retail store in combination with greenhouse or nursery, field crop or fruit farm may be permitted if:
(a) it is limited to the display and sale of plants, fertilizers, insecticides, herbicides, seeds, soils and small
garden tools; and
(b) the floor area, including covered outdoor storage areas and ancillary office areas, does not exceed
186 m2.
2.2.11
Retail store in combination with stable may be permitted if:
(a) it is limited to a tack shop serving the day-to-day equestrian needs of the local community;
(b) the retail floor area does not exceed 93 m2;
(c)
there are no outdoor displays or display windows; and
(d) it does not include the sale of feed or bedding products.
2.2.12
Accessory buildings customarily ancillary to any use listed in section 2.1 of this schedule are permitted as
an outright approval use if:
(a) no accessory building exceeds 3.7 m in height, measured to:
(i)
the highest point of a flat roof,
(ii)
the deck line of a mansard roof, or
(iii) the mean height between the eaves and the ridge of a gable, hip or gambrel roof,
provided that no portion of an accessory building exceeds 4.6 m in building height; and
(b) the total floor area of all accessory buildings, measured to the extreme outer limits of the building,
does not exceed 48 m2.
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3
DENSITY, FORM AND PLACEMENT REGULATIONS
This section contains density, form and placement regulations organized by use.
3.1
All Uses
All uses in this district are subject to the following regulations.
3.1.1
Density and Floor Area
3.1.1.1
The maximum floor space ratio and floor area is:
(a) the greater of 0.10 or 334 m2, but in no case to exceed 836 m2, for dwelling uses, community care
facility or group residence; and
(b) 0.12 for all other uses.
3.1.2
Building Form and Placement
Regulations
RA-1
3.1.2.1
Minimum site area
9,100 m²
3.1.2.2
Maximum building height
9.2 m and 3 storeys
3.1.2.3
Minimum front yard depth
7.3 m
3.1.2.4
Minimum side yard width
4.5 m
3.1.2.5
Minimum rear yard depth
4.5 m
3.1.2.6
Maximum site coverage for all buildings for:
(a) dwelling uses, community care facility or group residence
the greater of 8% of the site area or
242 m2
(b) all other uses
12% of the site area
3.1.2.7
Maximum building depth for all buildings used for dwelling uses,
community care facility or group residence
the lesser of 36.6 m or 65% of the site
depth
3.1.2.8
Maximum building width for all buildings used for dwelling uses,
community care facility or group residence
the lesser of 30.5 m or 75% of the site
width
Site Area
3.1.2.9
The Director of Planning may decrease the minimum site area if the lot was on record in the Land Title
Office prior to October 4, 1955.
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Building Height
3.1.2.10 Despite the maximum building height in
section 3.1.2.2 above, the third storey must
be a partial storey not exceeding 50% of the
storey immediately below.
3.1.2.11 Despite the maximum building height in
section 3.1.2.2 above, no portion of the
building may extend above an envelope
formed by a vertical line measuring 6.4 m in
height at the required side yard and then
extending inward and upward at an angle
of 135 degrees from the vertical to the line
where the planes intersect.
3.1.2.12 The Director of Planning may increase the
permitted building height to a maximum of
10.7 m if the Director of Planning considers:
(a) the intent of this schedule and all applicable Council policies and guidelines; and
(b) the submission of any advisory group, property owner or tenant.
Site Coverage
3.1.2.13 Despite the maximum site coverage in section 3.1.2.6(a) above, the maximum aggregate site coverage
for all dwelling uses and yard areas within 6.4 m of dwelling uses, community care facilities or group
residences, open swimming pools and tennis courts, parking spaces, manoeuvring aisles and driveways
accessory to dwelling uses, must not exceed:
(a) 30% of the site area for sites with a site area at least 9,070 m²;
(b) 40% of the site area for sites with a site area at least 4,045 m² but not exceeding 9,070 m²; and
(c)
50% of the site area for sites with a site area not exceeding 4,045 m².
135°
135°
Side yard width
Base surface
Side yard width
Property line
Building height envelope
Maximum building height
6.4 m
Diagram: Maximum building height envelope
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RA-1
4
GENERAL REGULATIONS
All uses in this district are subject to the following regulations.
4.1
Computation of Floor Area
4.1.1
Computation of floor area must include:
(a) all floors, including earthen floor, measured to the extreme outer limits of the building including
accessory buildings, which, for dwelling uses, community care facility and group residence, includes
garages, covered swimming pools and covered tennis courts; and
(b) stairways, fire escapes, elevator shafts, and other features that the Director of Planning considers
similar to the foregoing, measured by their gross cross-sectional areas and included in the
measurements for each floor at which they are located.
4.1.2
Computation of floor area must exclude:
(a) balconies and decks, and any other appurtenances that the Director of Planning considers similar to
the foregoing, provided that the total area of these exclusions does not exceed 8% of the permitted
floor area;
(b) patios and roof decks, if the Director of Planning considers the impact on privacy and overlook;
(c)
areas of undeveloped floors that are located:
(i)
above the highest storey or partial storey, and to which there is no permanent means of access
other than a hatch, or
(ii)
adjacent to a storey or partial storey with a ceiling height of less than 1.2 m;
(d) floors located at or below finished grade with a ceiling height of less than 1.2 m;
(e) entries, porches and verandahs, and covered porches above the first storey, if:
(i)
they face a street or a rear property line and entries, porches and verandahs are located at the
basement or first storey,
(ii)
the side facing the street or rear property line is open or protected by guards that do not exceed
the required minimum height,
(iii) the total area of these exclusions, when combined with the balcony and deck exclusions under
section 4.1.2(a) above, does not exceed 13% of the permitted floor area, and
(iv) the ceiling height, excluding roof structure, of the total area being excluded does not exceed
3.1 m measured from the entry, porch or verandah floor; and
(f)
unconditioned floor areas with a ceiling height or height to the underside of joists of less than 2.0 m,
located below the floors of entries, porches and verandahs complying with section 4.1.2(e) above, to
which there is no access from the interior of the building.
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4.2
Site Coverage: Measurement
4.2.1
Site coverage for dwelling uses, community care facility, or group residence includes accessory buildings
customarily ancillary to these uses, including but not limited to garages, covered swimming pools and
covered tennis courts.
4.3
Building Depth and Width: Measurement
4.3.1
Building depth and width for dwelling uses, community care facility or group residence includes accessory
buildings customarily ancillary to these uses, including but not limited to garages, covered swimming pools
and covered tennis courts.
4.3.2
The maximum building depth is measured as viewed from and projected upon the side property lines.
4.3.3
The maximum building width is measured as viewed from and projected upon the front property line.
5
RELAXATIONS
5.1
The Director of Planning may relax the front yard, side yard and rear yard regulations prescribed in this
schedule, where, due to conditions peculiar either to the site or to the proposed development, literal
enforcement would result in unnecessary hardship, provided that the Director of Planning considers
the intent of this schedule and all applicable Council policies and guidelines and the submission of any
advisory group, property owner or tenant.
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RT-1
RT-1
District Schedule
1
INTENT AND OVERVIEW
1.1
Intent
The intent of this schedule is primarily to permit side-by-side duplexes.
Without limitation, applicable Council policies and guidelines for consideration include the Multiple
Conversion Dwelling Guidelines (RT-1 and RT-2 Districts).
1.2
Overview
The table below provides an overview of the outright and conditional approval uses in the RT-1 district,
categorized by the minimum site area required, where applicable. Applicable density, form and placement
regulations in section 3 of this schedule are cross-referenced in the third column.
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
780 m²
Duplex
3.1
445 m²
Single Detached House or Single Detached House with
Secondary Suite
3.1
--
Other uses in section 2.1 of this schedule
3.1
2
USE REGULATIONS
2.1
Outright and Conditional Approval Uses
All outright and conditional approval uses are subject to all other provisions of this by-law, including
Section 2, Section 10 and Section 11, and compliance with the regulations of this schedule including
section 2.2.
The uses identified in the table below as outright approval uses are permitted in this district and will be
issued a permit.
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RT-1
The uses identified in the table below as conditional approval uses may be approved in this district by the
Director of Planning, with or without conditions, if the Director of Planning considers:
(a) the intent of this schedule and all applicable Council policies and guidelines; and
(b) the submission of any advisory group, property owner or tenant.
Uses are listed under their general land use category. Applicable use-specific regulations in section 2.2
of this schedule are cross-referenced in the third column. Cross-references to applicable use-specific
regulations are provided for information purposes only and do not form part of this by-law.
Use
Approval
Use-Specific
Regulations
Agricultural Uses
Urban Farm - Class A
Conditional
Cultural and Recreational Uses
Community Centre or Neighbourhood House
Conditional
Library, in combination with Community Centre
Conditional
Park or Playground
Conditional
Dwelling Uses
Duplex
Outright
2.2.1
Mixed-Use Residential Building
Conditional
2.2.2
Multiple Conversion Dwelling, containing 2 dwelling units
Outright
2.2.3
Multiple Conversion Dwelling, not permitted as an outright approval
use and resulting from the conversion of a building existing on the
site as of June 18, 1956
Conditional
2.2.4
Seniors Supportive or Independent Living Housing
Conditional
Single Detached House
Outright
Single Detached House with Secondary Suite
Conditional
Institutional Uses
Ambulance Station
Conditional
Child Day Care Facility
Conditional
Church
Conditional
Community Care or Assisted Living Facility - Class A
Outright
2.2.5
Community Care or Assisted Living Facility - Class B
Conditional
Group Residence
Conditional
Hospital
Conditional
Public Authority Use, essential in this district
Conditional
School - Elementary or Secondary
Conditional
Social Service Centre
Conditional
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Use
Approval
Use-Specific
Regulations
Office Uses
Temporary Sales Office
Conditional
Parking Uses
Parking Area, ancillary to a principal use on an adjacent site
Conditional
Retail Uses
Farmers' Market
Conditional
2.2.6
Neighbourhood Grocery Store
Conditional
Public Bike Share
Conditional
Shared E-Scooter System
Conditional
Service Uses
Bed and Breakfast Accommodation
Conditional
Short Term Rental Accommodation
Conditional
Utility and Communication Uses
Public Utility
Conditional
uncategorized
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1
Outright
2.2.7
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1 and not permitted as an outright approval use
Conditional
Accessory Uses, customarily ancillary to any outright approval use
listed in this section 2.1
Outright
Accessory Uses, customarily ancillary to any conditional approval
use listed in this section 2.1
Conditional
Deposition or extraction of material, which alters the configuration of
the land
Conditional
2.2
Use-Specific Regulations
2.2.1
Duplex units must be in a side-by-side configuration.
2.2.2
The only non-dwelling use permitted in a mixed-use residential building is neighbourhood grocery store.
2.2.3
Multiple conversion dwelling containing 2 dwelling units is permitted as an outright approval use, if:
(a) there are no additions to the building;
(b) no housekeeping or sleeping units are created; and
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(c)
no development permit is issued until the requisite permits required by other by-laws that relate to
design, construction and safety of buildings are issuable.
2.2.4
Multiple conversion dwelling that is not permitted as an outright approval use, resulting from the conversion
of a building existing on the site as of June 18, 1956, may be permitted as a conditional approval use if:
(a) the Director of Planning considers the quality and liveability of the resulting units, the suitability of
the building for conversion in terms of age and size, and the impact of the conversion on adjacent
properties and the character of the area;
(b) where the multiple conversion dwelling contains more than 2 dwelling units, no additions are
permitted; and
(c)
no housekeeping or sleeping units are created.
2.2.5
Community care or assisted living facility - class A is subject to the regulations, variations and relaxations
that apply to single detached house.
2.2.6
Farmers' market may be permitted if the Director of Planning considers the appropriateness of the use
with respect to compatibility with nearby sites, parking, traffic, noise, hours of operation, size of facility and
pedestrian amenity.
2.2.7
Accessory buildings customarily ancillary to
any use listed in section 2.1 of this schedule,
are permitted as an outright approval use if:
(a) no accessory building exceeds 3.7 m in
height, measured to:
(i)
the highest point of a flat roof,
(ii)
the deck line of a mansard roof, or
(iii) the mean height between the
eaves and the ridge of a gable, hip
or gambrel roof,
provided that no portion of an accessory
building exceeds 4.6 m in building
height;
(b) all accessory buildings are located:
(i)
in the rear yard,
(ii)
at least 3.1 m from the ultimate
centre line of any rear or flanking
lane, and
Flanking street
CL
Street
Lane
F
S
S
Distance from
flanking street
CL Centre line
R Rear yard
S Side yard
F Front yard
Property line
Distance from ultimate
centre line of lane
Principal
building
Accessory
building
Building width
Diagram: Building placement for accessory
building
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(iii) at least 1.5 m from a flanking
street;
(c)
the total floor area of all accessory buildings, measured to the extreme outer limits of the building,
does not exceed 35% of the required minimum rear yard, or 48 m², whichever is the greater; and
(d) the combined building width for all accessory buildings does not exceed 80% of the width of the site
at the rear property line.
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3
DENSITY, FORM AND PLACEMENT REGULATIONS
This section contains density, form and placement regulations organized by use.
3.1
All Uses
Duplex, single detached house, single detached house with secondary suite, and all other uses in this
district are subject to the following regulations.
3.1.1
Density and Floor Area
3.1.1.1
The maximum floor space ratio is 0.60.
3.1.2
Building Form and Placement
Regulations
RT-1
3.1.2.1
Minimum site area for:
(a) duplex
780 m²
(b) single detached house or single detached house with
secondary suite
445 m²
3.1.2.2
Maximum building height
6.1 m and 1 storey
3.1.2.3
Minimum front yard depth
7.3 m
3.1.2.4
Minimum side yard width where the site width:
(a) does not exceed 15.0 m
10% of the site width
(b) exceeds 15.0 m
1.5 m
3.1.2.5
Minimum rear yard depth
10.7 m
3.1.2.6
Maximum site coverage for all buildings
45% of the site area
Site Area
3.1.2.7
The Director of Planning may decrease the minimum site area if the existing lot is of lesser site area on
record in the Land Title Office.
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Rear Yard
3.1.2.8
Despite the minimum rear yard depth in
section 3.1.2.5 above, where the rear of a
site abuts a lane, the required minimum rear
yard depth will be decreased by the distance
between the rear property line and the
ultimate centre line of the lane.
Street
Lane
F
S
S
Site coverage
=
F Front yard
Property line
R Rear yard
S Side yard
Rear yard depth
Front yard depth
Side yard width
Principal
building
Diagram: Building placement for principal
building
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RT-1
4
GENERAL REGULATIONS
All uses in this district are subject to the following regulations.
4.1
Computation of Floor Area
4.1.1
Computation of floor area must include:
(a) all floors, including earthen floor, measured to the extreme outer limits of the building including
accessory buildings; and
(b) stairways, fire escapes, elevator shafts, and other features that the Director of Planning considers
similar to the foregoing, measured by their gross cross-sectional areas and included in the
measurements for each floor at which they are located.
4.1.2
Computation of floor area must exclude:
(a) balconies and decks, and any other appurtenances that the Director of Planning considers similar to
the foregoing, provided that the total area of these exclusions does not exceed 8% of the permitted
floor area;
(b) patios and roof decks, if the Director of Planning considers the impact on privacy and overlook;
(c)
where floors are used for off-street parking and loading, the taking on or discharging of passengers,
bicycle storage in multiple conversion dwellings containing 3 or more dwelling units, or uses that the
Director of Planning considers similar to the foregoing, those floors or portions thereof, which are
located:
(i)
at or below base surface, provided that the maximum exclusion for a parking space does not
exceed 7.3 m in length, or
(ii)
above base surface and where developed as off-street parking are contained in an accessory
building located in the rear yard, provided that the maximum exclusion for a parking space does
not exceed 7.3 m in length;
(d) child day care facilities to a maximum floor area of 10% of the permitted floor area, if the Director of
Planning is satisfied that there is a need for a child day care facility in the immediate neighbourhood;
(e) areas of undeveloped floors that are located:
(i)
above the highest storey or partial storey, and to which there is no permanent means of access
other than a hatch, or
(ii)
adjacent to a storey or partial storey with a ceiling height of less than 1.2 m;
(f)
floors located at or below finished grade with a ceiling height of less than 1.2 m;
(g) entries, porches and verandahs, and covered porches above the first storey, if:
(i)
the side facing the street or rear property line is open or protected by guards that do not exceed
the required minimum height, and
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(ii)
the total area of these exclusions, when combined with the balcony and deck exclusions under
section 4.1.2(a) above, does not exceed 13% of the permitted floor area; and
(h) unconditioned floor areas with a ceiling height or height to the underside of joists of less than 2.0 m,
located below the floors of entries, porches and verandahs complying with section 4.1.2(g) above, to
which there is no access from the interior of the building.
4.2
Site Coverage
4.2.1
The maximum site coverage for any portion of the site used as parking area is 30% except where the
principal use of the site is a parking area.
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Page 1
RT-2
RT-2
District Schedule
1
INTENT AND OVERVIEW
1.1
Intent
The intent of this schedule is primarily to permit duplexes and to conditionally permit low density multiple
dwelling development.
Without limitation, applicable Council policies and guidelines for consideration include the RT-2 Multiple
Dwelling Guidelines and Multiple Conversion Dwelling Guidelines (RT-1 and RT-2 Districts).
1.2
Overview
The table below provides an overview of the outright and conditional approval uses in the RT-2 district,
categorized by the minimum site area required, where applicable. Applicable density, form and placement
regulations in section 3 of this schedule are cross-referenced in the third column.
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
668 m²
Multiple Dwelling
3.1
445 m²
Duplex
3.2
--
Seniors Supportive or Independent Living Housing
3.1
Other uses in section 2.1 of this schedule
3.2
2
USE REGULATIONS
2.1
Outright and Conditional Approval Uses
All outright and conditional approval uses are subject to all other provisions of this by-law, including
Section 2, Section 10 and Section 11, and compliance with the regulations of this schedule including
section 2.2.
The uses identified in the table below as outright approval uses are permitted in this district and will be
issued a permit.
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The uses identified in the table below as conditional approval uses may be approved in this district by the
Director of Planning, with or without conditions, if the Director of Planning considers:
(a) the intent of this schedule and all applicable Council policies and guidelines; and
(b) the submission of any advisory group, property owner or tenant.
Uses are listed under their general land use category. Applicable use-specific regulations in section 2.2
of this schedule are cross-referenced in the third column. Cross-references to applicable use-specific
regulations are provided for information purposes only and do not form part of this by-law.
Use
Approval
Use-Specific
Regulations
Agricultural Uses
Urban Farm - Class A
Conditional
Cultural and Recreational Uses
Club
Conditional
2.2.1
Community Centre or Neighbourhood House
Conditional
Library, in combination with Community Centre
Conditional
Park or Playground
Conditional
Dwelling Uses
Duplex
Outright
Mixed-Use Residential Building
Conditional
2.2.2
Multiple Conversion Dwelling, containing 2 dwelling units
Outright
2.2.3
Multiple Conversion Dwelling, not permitted as an outright approval
use and resulting from the conversion of a building existing on the
site as of June 18, 1956
Conditional
2.2.4
Multiple Dwelling
Conditional
Seniors Supportive or Independent Living Housing
Conditional
Single Detached House
Outright
Single Detached House with Secondary Suite
Conditional
Institutional Uses
Ambulance Station
Conditional
Child Day Care Facility
Conditional
Church
Conditional
Community Care or Assisted Living Facility - Class A
Outright
2.2.5
Community Care or Assisted Living Facility - Class B
Conditional
Group Residence
Conditional
Hospital
Conditional
Public Authority Use, essential in this district
Conditional
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Use
Approval
Use-Specific
Regulations
School - Elementary or Secondary
Conditional
Office Uses
Temporary Sales Office
Conditional
Parking Uses
Parking Area, ancillary to a principal use on an adjacent site
Conditional
Retail Uses
Farmers' Market
Conditional
2.2.6
Neighbourhood Grocery Store
Conditional
Public Bike Share
Conditional
Shared E-Scooter System
Conditional
Service Uses
Bed and Breakfast Accommodation
Conditional
Short Term Rental Accommodation
Conditional
Utility and Communication Uses
Public Utility
Conditional
uncategorized
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1
Outright
2.2.7
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1 and not permitted as an outright approval use
Conditional
Accessory Uses, customarily ancillary to any outright approval use
listed in this section 2.1
Outright
Accessory Uses, customarily ancillary to any conditional approval
use listed in this section 2.1
Conditional
Deposition or extraction of material, which alters the configuration of
the land
Conditional
2.2
Use-Specific Regulations
2.2.1
Club may be permitted if no commercial activities are carried on and the use does not adversely impact
adjacent dwelling uses.
2.2.2
The only non-dwelling use permitted in a mixed-use residential building is neighbourhood grocery store.
2.2.3
Multiple conversion dwelling containing 2 dwelling units is permitted as an outright approval use if:
(a) there are no additions to the building;
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(b) no housekeeping or sleeping units are created; and
(c)
no development permit is issued until the requisite permits required by other by-laws that relate to
design, construction and safety of buildings are issuable.
2.2.4
Multiple conversion dwelling that is not permitted as an outright approval use, resulting from the conversion
of a building existing on the site as of June 18, 1956, may be permitted as a conditional approval use if:
(a) the Director of Planning considers the quality and liveability of the resulting units, the suitability of
the building for conversion in terms of age and size, and the impact of the conversion on adjacent
properties and the character of the area; and
(b) where the multiple conversion dwelling contains more than 2 dwelling units, there are no additions to
the building.
2.2.5
Community care or assisted living facility - class A is subject to the regulations, variations and relaxations
that apply to single detached house.
2.2.6
Farmers' market may be permitted if the Director of Planning considers the appropriateness of the use
with respect to compatibility with nearby sites, parking, traffic, noise, hours of operation, size of facility and
pedestrian amenity.
2.2.7
Accessory buildings customarily ancillary to
any use listed in section 2.1 of this schedule,
are permitted as an outright approval use if:
(a) no accessory building exceeds 3.7 m in
height, measured to:
(i)
the highest point of a flat roof,
(ii)
the deck line of a mansard roof, or
(iii) the mean height between the
eaves and the ridge of a gable, hip
or gambrel roof,
provided that no portion of an accessory
building exceeds 4.6 m in building
height;
(b) all accessory buildings are located:
(i)
in the rear yard,
(ii)
at least 3.1 m from the ultimate
centre line of any rear or flanking
lane, and
(iii) at least 1.5 m from a flanking street;
Flanking street
CL
Street
Lane
F
S
S
Distance from
flanking street
CL Centre line
R Rear yard
S Side yard
F Front yard
Property line
Distance from ultimate
centre line of lane
Principal
building
Accessory
building
Building width
Diagram: Building placement for accessory
building
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(c)
the total floor area of all accessory buildings, measured to the extreme outer limits of the building,
does not exceed 35% of the required minimum rear yard, or 48 m², whichever is the greater; and
(d) the combined building width for all accessory buildings does not exceed 80% of the width of the site
at the rear property line.
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3
DENSITY, FORM AND PLACEMENT REGULATIONS
This section contains density, form and placement regulations organized by use.
3.1
Multiple Dwelling and Seniors Supportive or Independent Living
Housing
Multiple dwelling and seniors supportive or independent living housing are subject to the following
regulations.
3.1.1
Density and Floor Area
3.1.1.1
The maximum floor space ratio is 0.75.
3.1.2
Building Form and Placement
Regulations
RT-2
3.1.2.1
Minimum site area for multiple dwelling
668 m²
3.1.2.2
Maximum building height
9.2 m
3.1.2.3
Minimum front yard depth
7.3 m
3.1.2.4
Minimum side yard width where the site width:
(a) does not exceed 15.0 m
10% of the site width
(b) exceeds 15.0 m
1.5 m
3.1.2.5
Minimum rear yard depth
10.7 m
3.1.2.6
Maximum site coverage for all buildings
40% of the site area
Building Height
3.1.2.7
Despite the maximum building height in section 3.1.2.2 above, a building must not have more than 2
storeys plus a cellar or 1 storey plus a basement.
Rear Yard
3.1.2.8
Despite the minimum rear yard depth in section 3.1.2.5 above, where the rear of a site abuts a lane, the
required minimum rear yard depth will be decreased by the distance between the rear property line and the
ultimate centre line of the lane.
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Site Coverage
3.1.2.9
Despite the maximum site coverage in
section 3.1.2.6 above, where no principal
building exceeds 6.1 m or 1 storey plus a
cellar in building height, the maximum site
coverage is 55% of the site area.
3.1.2.10 Maximum site coverage includes coverage
of the site by all buildings, surface parking,
manoeuvring aisles, driveways, loading areas
and other vehicular facilities.
Street
Lane
F
S
S
Site coverage
=
F Front yard
Property line
R Rear yard
S Side yard
Rear yard depth
Front yard depth
Side yard width
Principal Building
Diagram: Building placement for multiple dwelling
and senior supportive or independent living
housing
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3.2
Other Uses
Duplex and all other uses not regulated by section 3.1 of this schedule are subject to the following
regulations.
3.2.1
Density and Floor Area
3.2.1.1
The maximum floor space ratio is 0.60.
3.2.2
Building Form and Placement
Regulations
RT-2
3.2.2.1
Minimum site area for duplex
445 m²
3.2.2.2
Maximum building height
9.2 m
3.2.2.3
Minimum front yard depth
7.3 m
3.2.2.4
Minimum side yard width where the site width:
(a) does not exceed 15.0 m
10% of the site width
(b) exceeds 15.0 m
1.5 m
3.2.2.5
Minimum rear yard depth
10.7 m
3.2.2.6
Maximum site coverage for all buildings
45% of the site area
Site Area
3.2.2.7
The Director of Planning may decrease the minimum site area if the lot was on record in the Land Title
Office prior to September 7, 1965, and has a site area of not less than 353 m².
Building Height
3.2.2.8
Despite the maximum building height in section 3.2.2.2 above, a building must not have more than 2
storeys plus a cellar or 1 storey plus a basement.
Rear Yard
3.2.2.9
Despite the minimum rear yard depth in section 3.2.2.5 above, where the rear of a site abuts a lane, the
minimum required rear yard depth will be decreased by the distance between the rear property line and the
ultimate centre line of the lane.
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Street
Lane
F
S
S
Site coverage
=
F Front yard
Property line
R Rear yard
S Side yard
Rear yard depth
Front yard depth
Principal
building
Side yard width
Diagram: Building placement for principal
building
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4
GENERAL REGULATIONS
All uses in this district are subject to the following regulations.
4.1
Computation of Floor Area
4.1.1
Computation of floor area must include:
(a) all floors, including earthen floor, measured to the extreme outer limits of the building including
accessory buildings; and
(b) stairways, fire escapes, elevator shafts, and other features that the Director of Planning considers
similar to the foregoing, measured by their gross cross-sectional areas and included in the
measurements for each floor at which they are located.
4.1.2
Computation of floor area must exclude:
(a) balconies and decks, and any other appurtenances that the Director of Planning considers similar to
the foregoing, provided that the total area of these exclusions does not exceed 8% of the permitted
floor area;
(b) patios and roof decks, if the Director of Planning considers the impact on privacy and overlook;
(c)
where floors are used for off-street parking and loading, the taking on or discharging of passengers,
bicycle storage in multiple conversion dwellings containing 3 or more dwelling units or in multiple
dwellings, or uses that the Director of Planning considers similar to the foregoing, those floors or
portions thereof, which are located:
(i)
at or below base surface, provided that the maximum exclusion for a parking space does not
exceed 7.3 m in length, or
(ii)
above base surface and where developed as off-street parking are contained in an accessory
building located in the rear yard, provided that the maximum exclusion for a parking space does
not exceed 7.3 m in length;
(d) child day care facilities to a maximum floor area of 10% of the permitted floor area, if the Director of
Planning is satisfied that there is a need for a child day care facility in the immediate neighbourhood;
(e) areas of undeveloped floors that are located:
(i)
above the highest storey or partial storey, and to which there is no permanent means of access
other than a hatch, or
(ii)
adjacent to a storey or partial storey with a ceiling height of less than 1.2 m;
(f)
floors located at or below finished grade with a ceiling height of less than 1.2 m;
(g) entries, porches and verandahs, and covered porches above the first storey, if:
(i)
the side facing the street or rear property line is open or protected by guards that do not exceed
the required minimum height, and
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(ii)
the total area of these exclusions, when combined with the balcony and deck exclusions under
section 4.1.2(a) above, does not exceed 13% of the permitted floor area; and
(h) unconditioned floor areas with a ceiling height or height to the underside of joists of less than 2.0 m,
located below the floors of entries, porches and verandahs complying with section 4.1.2(g) above, to
which there is no access from the interior of the building.
4.2
Yards: Measurement
4.2.1
Where a building line has been established pursuant to section 8.1.2 of this by-law, such building line will
be deemed to be the southerly boundary of any required rear yard on lands described in "Plan A" of Part III
of Schedule E of this by-law, despite any dimension contained herein.
4.3
Site Coverage
4.3.1
The maximum site coverage for any portion of the site used as parking area is 30% except where the
principal use of the site is a parking area.
4.4
Access to Natural Light
4.4.1
Each habitable room must have at least 1 window on an exterior wall of a building.
4.4.2
For the purposes of section 4.4.1 above, habitable room means any room except a bathroom or kitchen.
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RT-3
District Schedule
1
INTENT AND OVERVIEW
1.1
Intent
The intent of this schedule is to encourage the retention of neighbourhood and streetscape character,
particularly through the retention, renovation and restoration of existing character buildings.
Redevelopment is encouraged on sites with existing buildings of style and form that are inconsistent
with the area's pre-1920 architecture. Emphasis is placed on the external design of additions to existing
buildings and new buildings to encourage the preservation of the historic architectural character of the
area. Floor area incentives are included to achieve the creation of affordable housing and the rehabilitation
of original buildings that are important to the neighbourhood's character.
Without limitation, applicable Council policies and guidelines for consideration include the Strathcona/
Kiwassa RT-3 Guidelines.
1.2
Overview
The table below provides an overview of the outright and conditional approval uses in the RT-3 district,
categorized by the minimum site area required, where applicable. Applicable density, form and placement
regulations in section 3 of this schedule are cross-referenced in the third column.
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
1,850 m²
Hospital, in the case of a specifically designed facility not being a
conversion
3.1
510 m²
Multiple Dwelling
3.1
Rooming House
3.1
418 m²
Infill
3.1
260 m²
Duplex
3.1
Single Detached House or Single Detached House with
Secondary Suite
3.1
--
Other uses in section 2.1 of this schedule
3.1
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2
USE REGULATIONS
2.1
Outright and Conditional Approval Uses
All outright and conditional approval uses are subject to all other provisions of this by-law, including
Section 2, Section 10 and Section 11, and compliance with the regulations of this schedule including
section 2.2.
The uses identified in the table below as outright approval uses are permitted in this district and will be
issued a permit.
The uses identified in the table below as conditional approval uses may be approved in this district by the
Director of Planning, with or without conditions, if the Director of Planning considers:
(a) the intent of this schedule and all applicable Council policies and guidelines; and
(b) the submission of any advisory group, property owner or tenant.
Uses are listed under their general land use category. Applicable use-specific regulations in section 2.2
of this schedule are cross-referenced in the third column. Cross-references to applicable use-specific
regulations are provided for information purposes only and do not form part of this by-law.
Use
Approval
Use-Specific
Regulations
Agricultural Uses
Urban Farm - Class A
Conditional
Cultural and Recreational Uses
Artist Studio
Conditional
Club
Conditional
2.2.1
Community Centre or Neighbourhood House
Conditional
Library, in combination with Community Centre
Conditional
Park or Playground
Conditional
Dwelling Uses
Duplex
Conditional
Duplex, in combination with another principal building
Conditional
2.2.2
Infill
Conditional
Micro Dwelling
Conditional
Mixed-Use Residential Building
Conditional
2.2.3
Multiple Conversion Dwelling, containing 2 dwelling units
Outright
2.2.4
Multiple Conversion Dwelling, not permitted as an outright approval
use and resulting from the conversion of a building existing on the
site as of November 3, 1992
Conditional
2.2.5
Multiple Dwelling
Conditional
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Use
Approval
Use-Specific
Regulations
Multiple Dwelling, in combination with another principal building
Conditional
2.2.2
Residential Unit associated with and forming an integral part of an
Artist Studio
Conditional
Rooming House
Conditional
Seniors Supportive or Independent Living Housing
Conditional
Single Detached House
Conditional
Single Detached House, in combination with another principal
building
Conditional
2.2.2
Single Detached House with Secondary Suite
Conditional
Single Detached House with Secondary Suite, in combination with
another principal building
Conditional
2.2.2
Institutional Uses
Ambulance Station
Conditional
Child Day Care Facility
Conditional
Church
Conditional
Community Care or Assisted Living Facility - Class A
Conditional
2.2.6
Community Care or Assisted Living Facility - Class B
Conditional
Group Residence
Conditional
Hospital
Conditional
Public Authority Use, essential in this district
Conditional
School - Elementary or Secondary
Conditional
Social Service Centre
Conditional
Office Uses
Temporary Sales Office
Conditional
Parking Uses
Parking Area, ancillary to a principal use on an adjacent site
Conditional
Retail Uses
Farmers' Market
Conditional
2.2.7
Neighbourhood Grocery Store
Conditional
Public Bike Share
Conditional
Shared E-Scooter System
Conditional
Service Uses
Bed and Breakfast Accommodation
Conditional
Short Term Rental Accommodation
Conditional
Utility and Communication Uses
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Use
Approval
Use-Specific
Regulations
Public Utility
Conditional
uncategorized
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1
Outright
2.2.8, 2.2.9
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1 and not permitted as an outright approval use
Conditional
Accessory Uses, customarily ancillary to any outright approval use
listed in this section 2.1
Outright
Accessory Uses, customarily ancillary to any conditional approval
use listed in this section 2.1
Conditional
Any other use that is not specifically listed in this section 2.1 but
which was existing as of November 3, 1992, and either has a valid
development permit or existed prior to June 18, 1956
Conditional
Deposition or extraction of material, which alters the configuration of
the land
Conditional
2.2
Use-Specific Regulations
2.2.1
Club may be permitted if no commercial activities are carried on and the use does not adversely impact
adjacent dwelling uses.
2.2.2
The Director of Planning may permit more than 1 principal building on a site if the Director of Planning
considers:
(a) the height, bulk, location and overall design of the building or buildings and their impact on the site,
surrounding buildings, streets and existing views;
(b) the amount of open space;
(c)
the preservation of the character and general amenity desired for the area; and
(d) the intent of this schedule and all applicable Council policies and guidelines.
2.2.3
The only non-dwelling use permitted in a mixed-use residential building is neighbourhood grocery store.
2.2.4
Multiple conversion dwelling containing 2 dwelling units is permitted as an outright approval use if:
(a) there are no additions or exterior alterations to the building, except as required under section 2.2.4(b)
below; and
(b) no development permit is issued until the requisite permits required by other by-laws that relate to
design, construction and safety of buildings are issuable.
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2.2.5
Multiple conversion dwelling that is not permitted as an outright approval use, resulting from the conversion
of a building existing on the site as of November 3, 1992, may be permitted as a conditional approval use
if the Director of Planning considers the quality and liveability of the resulting units, the suitability of the
building for conversion in terms of age and size, and the impact of the conversion on adjacent properties
and the character of the area.
2.2.6
Community care or assisted living facility - class A is subject to the regulations, variations and relaxations
that apply to single detached house.
2.2.7
Farmers' market may be permitted if the Director of Planning considers the appropriateness of the use
with respect to compatibility with nearby sites, parking, traffic, noise, hours of operation, size of facility and
pedestrian amenity.
2.2.8
Accessory buildings customarily ancillary to
any use listed in section 2.1 of this schedule,
are permitted as an outright approval use if:
(a) no accessory building exceeds 3.7 m in
height, measured to:
(i)
the highest point of a flat roof,
(ii)
the deck line of a mansard roof, or
(iii) the mean height between the
eaves and the ridge of a gable, hip
or gambrel roof,
provided that no portion of an accessory
building exceeds 4.6 m in building
height;
(b) all accessory buildings are located:
(i)
in the rear yard,
(ii)
at least 3.1 m from the ultimate
centre line of any rear or flanking
lane, and
(iii) at least 1.5 m from a flanking street;
(c)
the total floor area of all accessory buildings, measured to the extreme outer limits of the building,
does not exceed 35% of the required minimum rear yard, or 48 m², whichever is the greater; and
(d) the combined building width for all accessory buildings does not exceed 80% of the width of the site
at the rear property line.
Flanking street
CL
Street
Lane
F
S
S
Distance from
flanking street
CL Centre line
R Rear yard
S Side yard
F Front yard
Property line
Distance from ultimate
centre line of lane
Principal
building
Accessory
building
Building width
Diagram: Building placement for accessory
building
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2.2.9
The Director of Planning may vary the floor area and site coverage regulations for accessory buildings
provided that in developments with a carport or garage, the Director of Planning considers the impact on
neighbouring sites of building height, shadow, open space and landscaping.
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3
DENSITY, FORM AND PLACEMENT REGULATIONS
This section contains density, form and placement regulations organized by use.
3.1
All Uses
Multiple dwelling, rooming house, infill, duplex, single detached house, single detached house with
secondary suite, and all other uses in this district are subject to the following regulations.
3.1.1
Density and Floor Area
3.1.1.1
The maximum floor space ratio is 0.60, except that:
(a) for multiple dwelling, duplex, single detached house, single detached house with secondary suite,
multiple conversion dwelling, seniors supportive or independent living housing, rooming house, or a
development with more than 1 principal building, the Director of Planning may increase the permitted
floor space ratio to 0.75; and
(b) for infill, the Director of Planning may increase the permitted floor space ratio to 0.95 for the overall
site,
if the Director of Planning considers: the height, bulk, location and overall design of the building or
buildings and their impact on the site, surrounding buildings, streets and existing views; the amount of
open space; the preservation of the character and general amenity desired for the area; and the intent of
this schedule and all applicable Council policies and guidelines.
3.1.1.2
The Director of Planning may also increase the permitted floor space ratio in accordance with section
3.1.2.21 of this schedule.
3.1.1.3
Despite section 3.1.1.1 above and Section 11 of this by-law, the maximum floor space ratio is 0.75 for a
hospital that is a specifically designed facility not being a conversion.
3.1.2
Building Form and Placement
Regulations
RT-3
3.1.2.1
Minimum site area for:
(a) multiple dwelling
510 m²
(b) duplex
260 m²
(c)
single detached house or single detached house with
secondary suite
260 m²
(d) infill
418 m²
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Regulations
RT-3
(e) rooming house
510 m²
(f)
hospital that is a specifically designed facility not being a
conversion, despite Section 11 of this by-law
1,850 m²
3.1.2.2
Maximum site frontage for:
a single lot or 2 adjoining lots on
record in the Land Title Office prior to
November 3, 1992
(a) multiple dwelling
(b) community care or assisted living facility - class B
(c)
group residence
3.1.2.3
Maximum building height
10.7 m and 3 storeys
3.1.2.4
Minimum front yard depth
the average depth of the front yards of
the 2 adjacent sites on each side of the
site
3.1.2.5
Maximum front yard depth
3.7 m
3.1.2.6
Minimum side yard width where the site width:
(a) does not exceed 15.0 m
10% of the site width
(b) exceeds 15.0 m
1.5 m
3.1.2.7
Minimum rear yard depth
20.0 m
3.1.2.8
Maximum site coverage for all buildings
45% of the site area
Site Area
3.1.2.9
The Director of Planning may decrease the minimum site area in sections 3.1.2.1(b) and 3.1.2.1(c) above
if the lot was on record in the Land Title Office prior to November 3, 1992.
Site Frontage
3.1.2.10 Despite the maximum site frontage in section 3.1.2.2 above, the combined frontage of adjoining lots must
not exceed 15.3 m.
Building Height
3.1.2.11 Despite the maximum building height in section 3.1.2.3 above, the third storey must be a partial storey not
exceeding 50% of the storey immediately below.
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RT-3
3.1.2.12 The Director of Planning may increase the
maximum building height where:
(a) the height of the adjacent building
on each side of the site exceeds the
maximum building height, provided that
the maximum building height does not
exceed the average of the 2 adjacent
buildings; or
(b) the natural grade is substantially below
the grade of the street or the lane
adjoining the site, provided that the
maximum building height is the lesser
of 11.9 m or 3 storeys where the third
storey is a partial storey not exceeding
50% of the storey immediately below.
3.1.2.13 Despite the maximum building height in
section 3.1.2.3 above, where more than 1
principal building is permitted on a site, any of
those buildings or any portion thereof that will
be situated closer to the rear property line
than the distance of the rear yard required by
section 3.1.2.7 above must have a height not
exceeding the lesser of:
(a) 8.5 m and 3 storeys, not including a
basement, where the third storey is a
partial storey not exceeding 50% of the
storey immediately below; or
(b) 8.5 m and 2 storeys, including a
basement, where the second storey is a
partial storey not exceeding 50% of the
storey immediately below.
Front Yard
3.1.2.14 Despite the minimum front yard depth in
section 3.1.2.4 above:
(a) where an adjacent site is vacant, it is
deemed to have a front yard depth of
3.7 m;
(b) if 1 or more of the adjacent sites front
on a street other than that of the
Street
Lane
F
S
S
Site coverage
=
F Front yard
Property line
R Rear yard
S Side yard
Rear yard depth
Side yard width
Front yard depth
Multiple
dwelling
Diagram: Building placement for multiple dwelling
Side yard width
Street
Lane
F
S
S
Site coverage
=
F Front yard
Property line
R Rear yard
S Side yard
Rear yard depth
Front yard depth
Single
detached
house or
duplex
Diagram: Building placement for duplex, single
detached house or single detached house with
secondary suite
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November 2024
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development site or the adjacent sites
are separated by a street or lane, then
such adjacent sites will not be used in
computing the average; and
(c)
where the site is adjacent to a flanking
street or lane, the average depth will be
computed using the remainder of the
adjacent sites.
3.1.2.15 The Director of Planning may increase the
maximum front yard depth where existing
buildings on adjoining sites already exceed
the maximum front yard depth in section
3.1.2.5 above and the increase would provide
for a consistent front yard.
Side Yard
3.1.2.16 In the case of multiple conversion dwelling,
infill, and a development with more than 1
principal building on a site, the Director of
Planning may vary the minimum side yard
width, if the Director of Planning considers:
(a) the height, bulk, location and overall design of the building or buildings and their impact on the site,
surrounding buildings, streets and existing views;
(b) the amount of open space;
(c)
the preservation of the character and general amenity desired for the area; and
(d) the intent of this schedule and all applicable Council policies and guidelines.
Rear Yard
3.1.2.17 Despite the minimum rear yard depth in section 3.1.2.7 above, where the rear of a site abuts a lane, the
required minimum rear yard depth will be decreased by the distance between the rear property line and the
ultimate centre line of the lane.
3.1.2.18 The Director of Planning may reduce the required minimum rear yard depth where adjoining existing
buildings do not meet the minimum rear yard in section 3.1.2.7 above.
3.1.2.19 In the case of multiple conversion dwelling, infill, and a development with more than 1 principal building on
a site, the Director of Planning may vary the minimum rear yard depth if the Director of Planning considers:
(a) the height, bulk, location and overall design of the building or buildings and their impact on the site,
surrounding buildings, streets and existing views;
Street
Lane
F
S
S
Site coverage
=
F Front yard
Property line
R Rear yard
S Side yard
Rear yard depth
Front yard depth
Side yard width
Principal
building
Rear
building
Diagram: Building placement for 2 principal
buildings on site or infill
City of Vancouver
November 2024
Zoning and Development By-law
Page 11
RT-3
(b) the amount of open space;
(c)
the preservation of the character and general amenity desired for the area; and
(d) the intent of this schedule and all applicable Council policies and guidelines.
Site Coverage
3.1.2.20 In the case of infill and a development with more than 1 principal building on a site, the Director of Planning
may increase the maximum site coverage to a maximum of 50% of the site area.
Additional Discretion to Vary Regulations
3.1.2.21 If the Director of Planning considers the intent of this schedule and all applicable Council policies and
guidelines, the Director of Planning may vary any regulation in this section 3.1 and any regulation in
section 4.4 of this schedule:
(a) for multiple dwelling or seniors supportive or independent living housing, provided that:
(i)
it is demonstrated that the variation will serve to accomplish the provision of affordable housing,
(ii)
a minimum of 25% of total dwelling units within any building must be owned or leased by a
government or non-profit housing society, for housing persons with disabilities or individuals or
families of low income or providing housing for mixed-income groups, and
(iii) the maximum floor space ratio does not exceed 1.00;
(b) for multiple conversion dwelling or infill on a corner site, for the purpose of preserving pre-1920
buildings important to the character of the neighbourhood;
(c)
for an existing single detached house, single detached house with secondary suite, or duplex,
provided that the building:
(i)
is consistent with the pre-1920 character of the neighbourhood, and
(ii)
replicates a previously existing or existing building on the site, including restoration of a
building's original form, features, materials and decoration; and
(d) for any existing building to allow for minor alterations to provide increased efficiency and liveability
of the building in order to maintain the pre-1920 building character of the neighbourhood and to
recognize that some existing buildings exceed regulations established under this schedule.
City of Vancouver
November 2024
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Page 12
RT-3
4
GENERAL REGULATIONS
All uses in this district are subject to the following regulations except section 4.4, which only applies to
conditional approval uses in this district.
4.1
Computation of Floor Area
4.1.1
Computation of floor area must include:
(a) all floors, including earthen floor, measured to the extreme outer limits of the building including
accessory buildings; and
(b) stairways, fire escapes, elevator shafts, and other features that the Director of Planning considers
similar to the foregoing, measured by their gross cross-sectional areas and included in the
measurements for each floor at which they are located.
4.1.2
Computation of floor area must exclude:
(a) balconies and decks, and any other appurtenances that the Director of Planning considers similar to
the foregoing, provided that the total area of these exclusions does not exceed 8% of the permitted
floor area;
(b) patios and roof decks, if the Director of Planning considers the impact on privacy and overlook;
(c)
where floors are used for off-street parking and loading, the taking on or discharging of passengers,
bicycle storage in multiple conversion dwellings containing 3 or more dwelling units, or in multiple
dwellings, artist studios, residential units associated with and forming an integral part of an artist
studio, or uses that the Director of Planning considers similar to the foregoing, those floors or portions
thereof, which are located:
(i)
at or below base surface, provided that the maximum exclusion for a parking space does not
exceed 7.3 m in length, or
(ii)
above base surface and where developed as off-street parking are contained in an accessory
building located in the rear yard, provided that the maximum exclusion for a parking space does
not exceed 7.3 m in length;
(d) child day care facilities to a maximum floor area of 10% of the permitted floor area, if the Director of
Planning is satisfied that there is a need for a child day care facility in the immediate neighbourhood;
(e) areas of undeveloped floors that are located:
(i)
above the highest storey or partial storey, and to which there is no permanent means of access
other than a hatch, or
(ii)
adjacent to a storey or partial storey with a ceiling height of less than 1.2 m;
(f)
floors located at or below finished grade with a ceiling height of less than 1.2 m;
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November 2024
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(g) entries, porches and verandahs, and covered porches above the first storey, if the side facing the
street or rear property line is open or protected by guards that do not exceed the required minimum
height;
(h) fire escapes, on a building existing on the site as of November 3, 1992, which are designed to meet
City requirements for secondary egress; and
(i)
unconditioned floor areas with a ceiling height or height to the underside of joists of less than 2.0 m,
located below the floors of entries, porches and verandahs complying with section 4.1.2(g) above, to
which there is no access from the interior of the building.
4.2
Building Height: Measurement
4.2.1
Building height in this district must be measured from a hypothetical surface determined by joining the
existing grades at the intersections of the hypothetical lines defining the front and rear yards and the
side property lines, except that if the Director of Planning is of the opinion that the hypothetical surface
determined by joining the existing grades is not compatible with the existing grades of adjoining sites or
general topography of the area, the Director of Planning may instead require that height be measured from
base surface.
4.3
Site Coverage
4.3.1
The maximum site coverage for any portion of the site used as parking area is 30%, except where the
principal use of the site is a parking area.
4.4
External Design
4.4.1
This section 4.4 only applies to conditional approval uses in this district.
4.4.2
For the purpose of sections 4.4.3 and 4.4.4 below, the principal facade means the building face that is
situated closest to the front property line.
4.4.3
The principal facade must have:
(a) a maximum width of 6.1 m;
(b) a principal access by means of a straight staircase at right angles to the street, leading to a first-
storey entry, porch or verandah; and
(c)
a single principal entrance with single or double doors.
4.4.4
Except for the principal facade, all facades facing the front property line must be set back at least
3.0 m from the required front yard.
4.4.5
Exterior design, materials and details are subject to the following considerations:
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(a) all building facades must be characterized by the following:
(i)
the style and form of architecture, external finishes and details to be consistent with those
residential buildings in this district listed in the Vancouver Heritage Register, and
(ii)
the floor of the first storey to be a minimum of 0.9 m and a maximum of 2.0 m above grade;
(b) the Director of Planning may vary the requirements in this section 4.4.5 where a facade is not visible
from a street or a lane; and
(c)
the Director of Planning may vary the requirements in this section 4.4.5 for additions and new
construction involving a rear facade, to allow for decks, roof decks, solariums and similar building
features, provided the overall design, materials and detail are compatible with the principal building
and consistent with the intent of this schedule.
4.4.6
For renovations or additions to existing buildings and for new construction, window openings and
proportions and doors must approximate windows and doors on the majority of residential buildings in this
district listed in the Vancouver Heritage Register.
4.4.7
Roofs must be characterized by the following:
(a) gable, multiple gable, hip-on-gable or "classic box" low-pitch hipped style; and
(b) shingle finish.
4.4.8
The Director of Planning may vary the requirements of sections 4.4.3 to 4.4.7 above provided that:
(a) the development is consistent with residential buildings in this district listed in the Vancouver Heritage
Register;
(b) a consistent form is achieved for every building on the site; and
(c)
the development reflects the character of the streetscape or lane and is compatible with the design of
buildings on adjoining sites.
4.4.9
The Director of Planning may require the retention of any 1 or more of the following architectural or
ornamental features involving existing buildings:
(a) window, door and roof decoration;
(b) bay windows;
(c)
tower and turret features;
(d) hand rails and balusters; and
(e) wood tracery and bargeboard.
4.4.10
The Director of Planning may vary any regulation in this section 4.4 in accordance with section 3.1.2.21 of
this schedule.
City of Vancouver
October 2025
Zoning and Development By-law
Page 1
RT-4 and RT-4A
RT-4 and RT-4A
Districts Schedule
1
INTENT AND OVERVIEW
1.1
Intent
The intent of this schedule is to encourage the retention of existing residential structures and to maintain
a residential neighbourhood character. In the RT-4 district, emphasis is placed on the external design of
all new buildings and additions being compatible with the historical character of the area, and on being
neighbourly in scale and placement. In the RT-4 district, this emphasis is limited to certain uses.
Without limitation, applicable Council policies and guidelines for consideration include the RT-4, RT-4A,
and RT-5 Guidelines.
1.2
Overview
The table below provides an overview of the outright and conditional approval uses in the RT-4 and RT-4A
districts, categorized by the minimum site area required, where applicable. Applicable density, form and
placement regulations in section 3 of this schedule are cross-referenced in the third column.
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
306 m²
Duplex
3.1
Single Detached House or Single Detached House with
Secondary Suite
3.1
--
Other uses in section 2.1 of this schedule
3.1
2
USE REGULATIONS
2.1
Outright and Conditional Approval Uses
All outright and conditional approval uses are subject to all other provisions of this by-law, including
Section 2, Section 10 and Section 11, and compliance with the regulations of this schedule including
section 2.2.
City of Vancouver
October 2025
Zoning and Development By-law
Page 2
RT-4 and RT-4A
The uses identified in the table below as outright approval uses are permitted in these districts and will be
issued a permit.
The uses identified in the table below as conditional approval uses may be approved in these districts by
the Director of Planning, with or without conditions, if the Director of Planning considers:
(a) the intent of this schedule and all applicable Council policies and guidelines; and
(b) the submission of any advisory group, property owner or tenant.
Uses are listed under their general land use category. Applicable use-specific regulations in section 2.2
of this schedule are cross-referenced in the third column. Cross-references to applicable use-specific
regulations are provided for information purposes only and do not form part of this by-law.
Use
Approval
Use-Specific
Regulations
Agricultural Uses
Urban Farm - Class A
Conditional
Cultural and Recreational Uses
Community Centre or Neighbourhood House
Conditional
Library, in combination with Community Centre
Conditional
Park or Playground
Conditional
Dwelling Uses
Duplex, only in the RT-4A district
Outright
Duplex, only in the RT-4 district
Conditional
Infill
Conditional
Mixed-Use Residential Building
Conditional
2.2.1
Multiple Conversion Dwelling, containing 2 dwelling units
Outright
2.2.2
Multiple Conversion Dwelling, not permitted as an outright approval
use and resulting from the conversion of a building existing on the
site as of December 6, 1977
Conditional
2.2.3
Seniors Supportive or Independent Living Housing
Conditional
Single Detached House, only in the RT-4A district
Outright
Single Detached House, only in the RT-4 district
Conditional
Single Detached House with Secondary Suite
Conditional
Institutional Uses
Ambulance Station
Conditional
Child Day Care Facility
Conditional
Church
Conditional
Community Care or Assisted Living Facility - Class A
Outright
2.2.4
Community Care or Assisted Living Facility - Class B
Conditional
City of Vancouver
October 2025
Zoning and Development By-law
Page 3
RT-4 and RT-4A
Use
Approval
Use-Specific
Regulations
Group Residence
Conditional
Hospital
Conditional
Public Authority Use, essential in these districts
Conditional
School - Elementary or Secondary
Conditional
Social Service Centre
Conditional
Office Uses
Temporary Sales Office
Conditional
Retail Uses
Farmers' Market
Conditional
2.2.5
Neighbourhood Grocery Store
Conditional
Public Bike Share
Conditional
Shared E-Scooter System
Conditional
Service Uses
Bed and Breakfast Accommodation
Conditional
Short Term Rental Accommodation
Conditional
Utility and Communication Uses
Public Utility
Conditional
uncategorized
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1
Outright
2.2.6, 2.2.7
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1 and not permitted as an outright approval use
Conditional
Accessory Uses, customarily ancillary to any outright approval use
listed in this section 2.1
Outright
Accessory Uses, customarily ancillary to any conditional approval
use listed in this section 2.1
Conditional
Deposition or extraction of material, which alters the configuration of
the land
Conditional
2.2
Use-Specific Regulations
2.2.1
The only non-dwelling use permitted in a mixed-use residential building is neighbourhood grocery store.
2.2.2
Multiple conversion dwelling containing 2 dwelling units is permitted as an outright approval use if:
(a) there are no additions to the building;
(b) no housekeeping or sleeping units are created; and
City of Vancouver
October 2025
Zoning and Development By-law
Page 4
RT-4 and RT-4A
(c)
no development permit is issued until the requisite permits required by other by-laws that relate to
design, construction and safety of buildings are issuable.
2.2.3
Multiple conversion dwelling that is not permitted as an outright approval use, resulting from the conversion
of a building existing on the site as of December 6, 1977, may be permitted as a conditional approval use
if:
(a) the Director of Planning considers the quality and liveability of the resulting units, the suitability of
the building for conversion in terms of age and size, and the impact of the conversion on adjacent
properties and the character of the area;
(b) building additions are in keeping with the character of the building; and
(c)
no housekeeping or sleeping units are created.
2.2.4
Community care or assisted living facility - class A is subject to the regulations, variations and relaxations
that apply to single detached house.
2.2.5
Farmers' market may be permitted if the Director of Planning considers the appropriateness of the use
with respect to compatibility with nearby sites, parking, traffic, noise, hours of operation, size of facility and
pedestrian amenity.
2.2.6
Accessory buildings customarily ancillary to any use listed in section 2.1 of this schedule, are permitted as
an outright approval use if:
(a) no accessory building exceeds 3.7 m in height, measured to:
(i)
the highest point of a flat roof,
(ii)
the deck line of a mansard roof, or
(iii) the mean height between the eaves and the ridge of a gable, hip or gambrel roof,
provided that no portion of an accessory building exceeds 4.6 m in building height;
(b) all accessory buildings are located:
(i)
in the rear yard,
(ii)
at least 3.1 m from the ultimate centre line of any rear or flanking lane, and
(iii) at least 1.5 m from a flanking street;
(c)
the total floor area of all accessory buildings, measured to the extreme outer limits of the building,
does not exceed 35% of the required minimum rear yard, or 48 m², whichever is the greater;
(d) the combined building width for all accessory buildings does not exceed 80% of the width of the site
at the rear property line; and
(e) roof decks and decks are not located on an accessory building.
City of Vancouver
October 2025
Zoning and Development By-law
Page 5
RT-4 and RT-4A
2.2.7
The Director of Planning may vary the floor
area and site coverage regulations for
accessory buildings and provisions of the
Parking By-law provided that:
(a) the Director of Planning is satisfied
that adequate off-street parking on any
site less than 36.6 m in depth cannot
otherwise be accommodated; and
(b) in developments with a carport or garage,
the Director of Planning considers the impact
on neighbouring sites of building height,
shadow, open space and landscaping.
Flanking street
CL
Street
Lane
F
S
S
Distance from
flanking street
CL Centre line
R Rear yard
S Side yard
F Front yard
Property line
Distance from ultimate
centre line of lane
Principal
building
Accessory
building
Building width
Diagram: Building placement for accessory
building
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October 2025
Zoning and Development By-law
Page 6
RT-4 and RT-4A
3
DENSITY, FORM AND PLACEMENT REGULATIONS
This section contains density, form and placement regulations organized by use.
3.1
All Uses
Duplex, single detached house, single detached house with secondary suite, uses involving character
house retention, and all other uses in these districts are subject to the following regulations.
3.1.1
Density and Floor Area
3.1.1.1
The maximum floor space ratio is 0.60.
3.1.2
Building Form and Placement
Regulations
RT-4 and RT-4A
3.1.2.1
Minimum site area for:
306 m²
(a) duplex
(b) single detached house or single detached house with
secondary suite
3.1.2.2
Maximum building height
10.7 m and 3 storeys
3.1.2.3
Minimum front yard depth
7.3 m
3.1.2.4
Minimum side yard width where the site width:
(a) does not exceed 15.0 m
10% of the site width
(b) exceeds 15.0 m
1.5 m
3.1.2.5
Minimum rear yard depth
10.7 m
3.1.2.6
Maximum site coverage for all buildings
45% of the site area
Site Area
3.1.2.7
The Director of Planning may decrease the minimum site area if:
(a) the lot was on record in the Land Title Office prior to August 10, 1976; or
(b) the lot is consistent in width and area with parcels in the established blockface and development
would be consistent with established lawful development in the blockface.
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October 2025
Zoning and Development By-law
Page 7
RT-4 and RT-4A
Building Height
3.1.2.8
Despite the maximum building height in
section 3.1.2.2 above, the third storey must
be a partial storey not exceeding 50% of the
storey immediately below.
Front Yard
3.1.2.9
The Director of Planning may decrease the
minimum front yard depth if the Director of
Planning considers the depths of the adjacent
front yards, the intent of this schedule and all
applicable Council policies and guidelines.
Side Yard
3.1.2.10 For infill, the Director of Planning may
decrease the minimum side yard width
in order to maintain the character of the
neighbourhood, including where possible the
retention of existing buildings, if the Director
of Planning considers the intent of this
schedule and all applicable Council policies
and guidelines.
Rear Yard
3.1.2.11 Despite the minimum rear yard depth in section 3.1.2.5 above, where the rear of a site abuts a lane, the
required minimum rear yard depth will be decreased by the distance between the rear property line and the
ultimate centre line of the lane.
3.1.2.12 For infill, the Director of Planning may decrease the minimum rear yard depth in order to maintain the
character of the neighbourhood, including where possible the retention of existing buildings, if the Director
of Planning considers the intent of this schedule and all applicable Council policies and guidelines.
Street
Lane
F
S
S
Site coverage
=
F Front yard
Property line
R Rear yard
S Side yard
Rear yard depth
Front yard depth
Side yard width
Principal
building
Diagram: Building placement for all uses
City of Vancouver
October 2025
Zoning and Development By-law
Page 8
RT-4 and RT-4A
4
GENERAL REGULATIONS
All uses in these districts are subject to the following regulations.
4.1
Computation of Floor Area
4.1.1
Computation of floor area must include:
(a) all floors, including earthen floor, measured to the extreme outer limits of the building including
accessory buildings; and
(b) stairways, fire escapes, elevator shafts and other features that the Director of Planning considers
similar to the foregoing, measured by their gross cross-sectional areas and included in the
measurements for each floor at which they are located.
4.1.2
Computation of floor area must exclude:
(a) balconies and decks, and any other appurtenances that the Director of Planning considers similar to
the foregoing, provided that the total area of these exclusions does not exceed 8% of the permitted
floor area;
(b) patios and roof decks, if the Director of Planning considers the impact on privacy and overlook;
(c)
where floors are used for off-street parking and loading, the taking on or discharging of passengers,
bicycle storage in multiple conversion dwellings containing 3 or more dwelling units, or uses that the
Director of Planning considers similar to the foregoing, those floors or portions thereof, which are
located:
(i)
at or below base surface, provided that the maximum exclusion for a parking space does not
exceed 7.3 m in length, or
(ii)
above base surface and where developed as off-street parking are contained in an accessory
building located in the rear yard, provided that the maximum exclusion for a parking space does
not exceed 7.3 m in length;
(d) child day care facilities to a maximum floor area of 10% of the permitted floor area, if the Director of
Planning is satisfied that there is a need for a child day care facility in the immediate neighbourhood;
(e) areas of undeveloped floors that are located:
(i)
above the highest storey or partial storey, and to which there is no permanent means of access
other than a hatch, or
(ii)
adjacent to a storey or partial storey with a ceiling height of less than 1.2 m;
(f)
floors located at or below finished grade with a ceiling height of less than 1.2 m;
(g) entries, porches and verandahs, and covered porches above the first storey, if:
(i)
the side facing the street or rear property line is open or protected by guards that do not exceed
the required minimum height, and
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October 2025
Zoning and Development By-law
Page 9
RT-4 and RT-4A
(ii)
the total area of these exclusions, when combined with the balcony and deck exclusions under
section 4.1.2(a) above, does not exceed 13% of the permitted floor area; and
(h) unconditioned floor areas with a ceiling height or height to the underside of joists of less than 2.0 m,
located below the floors of entries, porches and verandahs complying with section 4.1.2(g) above, to
which there is no access from the interior of the building.
4.2
Site Coverage
4.2.1
The maximum site coverage for any portion of the site used as parking area is 30%.
City of Vancouver
October 2025
Zoning and Development By-law
Page 1
RT-5
RT-5
District Schedule
1
INTENT AND OVERVIEW
1.1
Intent
The intent of this schedule is to strongly encourage the retention and renovation of existing character
houses by providing incentives such as increased floor area, additional dwelling units, and additional
relaxation provisions. New development has an emphasis on preserving consistency with existing lot
patterns, and compatibility with neighbourhood character while also providing variety in housing choices.
Without limitation, applicable Council policies and guidelines for consideration include the RT-4, RT-4A
and RT-5 Guidelines.
1.2
Overview
The table below provides an overview of the outright and conditional approval uses in the RT-5 district,
categorized by the minimum site area required, where applicable. Applicable density, form and placement
regulations in section 3 of this schedule are cross-referenced in the third column.
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
338 m²
Multiple Dwelling
3.1
Multiple Dwelling, in combination with another principal building
3.1
306 m²
Duplex or Duplex with Secondary Suite
3.2
Single Detached House or a Single Detached House with
Secondary Suite
3.2
Single Detached House, in combination with another Single
Detached House or a Single Detached House with Secondary
Suite
3.2
--
Other uses in section 2.1 of this schedule
3.2
City of Vancouver
October 2025
Zoning and Development By-law
Page 2
RT-5
2
USE REGULATIONS
2.1
Outright and Conditional Approval Uses
All outright and conditional approval uses are subject to all other provisions of this by-law, including
Section 2, Section 10 and Section 11, and compliance with the regulations of this schedule including
section 2.2.
The uses identified in the table below as outright approval uses are permitted in these districts and will be
issued a permit.
The uses identified in the table below as conditional approval uses may be approved in these districts by
the Director of Planning, with or without conditions, if the Director of Planning considers:
(a) the intent of this schedule and all applicable Council policies and guidelines; and
(b) the submission of any advisory group, property owner or tenant.
Uses are listed under their general land use category. Applicable use-specific regulations in section 2.2
of this schedule are cross-referenced in the third column. Cross-references to applicable use-specific
regulations are provided for information purposes only and do not form part of this by-law.
Use
Approval
Use-Specific
Regulations
Agricultural Uses
Urban Farm - Class A
Conditional
2.2.1
Cultural and Recreational Uses
Club
Conditional
2.2.1, 2.2.2
Community Centre or Neighbourhood House
Conditional
2.2.1
Library, in combination with Community Centre
Conditional
2.2.1
Park or Playground
Conditional
2.2.1
Dwelling Uses
Duplex
Outright
2.2.1
Duplex with Secondary Suite
Conditional
2.2.1, 2.2.3
Infill, in combination with the retention of a character house existing
on the site as of January 16, 2018
Conditional
2.2.1
Infill, existing on the site as of January 16, 2018
Conditional
2.2.1
Laneway House
Conditional
2.2.1, 2.2.4
Mixed-Use Residential Building
Conditional
2.2.1, 2.2.5
Multiple Conversion Dwelling, containing 2 dwelling units
Outright
2.2.1, 2.2.6
Multiple Conversion Dwelling, not permitted as an outright approval
use and resulting from the conversion of a character house existing
on the site as of January 16, 2018
Conditional
2.2.1, 2.2.7
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Use
Approval
Use-Specific
Regulations
Multiple Conversion Dwelling, not permitted as an outright approval
use and existing on the site as of January 16, 2018
Conditional
2.2.1, 2.2.8
Multiple Dwelling
Conditional
2.2.1
Multiple Dwelling, in combination with another principal building
Conditional
2.2.1, 2.2.9,
2.2.10
Principal Dwelling Unit with Lock-off Unit
Conditional
2.2.1, 2.2.11
Seniors Supportive or Independent Living Housing
Conditional
2.2.1
Single Detached House
Outright
2.2.1
Single Detached House with Secondary Suite
Conditional
2.2.1
Single Detached House, in combination with another Single
Detached House or a Single Detached House with Secondary Suite
Conditional
2.2.1, 2.2.9,
2.2.10
Institutional Uses
Ambulance Station
Conditional
2.2.1
Child Day Care Facility
Conditional
2.2.1
Church
Conditional
2.2.1
Community Care or Assisted Living Facility - Class A
Outright
2.2.1, 2.2.12
Community Care or Assisted Living Facility - Class B
Conditional
2.2.1
Group Residence
Conditional
2.2.1
Hospital
Conditional
2.2.1
Public Authority Use, essential in these districts
Conditional
2.2.1
School - Elementary or Secondary
Conditional
2.2.1
Social Service Centre
Conditional
2.2.1
Office Uses
Temporary Sales Office
Conditional
2.2.1
Retail Uses
Farmers' Market
Conditional
2.2.1, 2.2.13
Neighbourhood Grocery Store
Conditional
2.2.1
Public Bike Share
Conditional
2.2.1
Shared E-Scooter System
Conditional
2.2.1
Service Uses
Bed and Breakfast Accommodation
Conditional
2.2.1
Short Term Rental Accommodation
Conditional
2.2.1
Utility and Communication Uses
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Use
Approval
Use-Specific
Regulations
Public Utility
Conditional
2.2.1
uncategorized
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1
Outright
2.2.14, 2.2.15
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1 and not permitted as an outright approval use
Conditional
Accessory Uses, customarily ancillary to any outright approval use
listed in this section 2.1
Outright
Accessory Uses, customarily ancillary to any conditional approval
use listed in this section 2.1
Conditional
Deposition or extraction of material, which alters the configuration of
the land
Conditional
2.2
Use-Specific Regulations
2.2.1
Where an existing character house is demolished in order to allow for new development, the use is limited
to single detached house or single detached house with secondary suite, and laneway house, unless the
character house is demolished in order to allow for new development on an under-utilized lot.
2.2.2
Club may be permitted if no commercial activities are carried on and the use does not adversely impact
dwelling uses.
2.2.3
Duplex with secondary suite must have no more than 1 secondary suite for each dwelling unit.
2.2.4
Laneway house must be in combination with a single detached house or single detached house with
secondary suite, which is the only principal building on the site. Laneway house is regulated by Section 11
of this by-law and sections 3 and 4 of this schedule do not apply.
2.2.5
The only non-dwelling use permitted in a mixed-use residential building is neighbourhood grocery store.
2.2.6
Multiple conversion dwelling containing 2 dwelling units is permitted as an outright approval use if:
(a) there are no additions to the building;
(b) no housekeeping or sleeping units are created; and
(c)
no development permit is issued until the requisite permits required by other by-laws that relate to
design, construction and safety of buildings are issuable.
2.2.7
Multiple conversion dwelling that is not permitted as an outright approval use, resulting from the conversion
of a character house existing on the site as of January 16, 2018, may be permitted as a conditional
approval use if it contains no housekeeping or sleeping units.
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2.2.8
Multiple conversion dwelling that is not permitted as an outright approval use, and that was existing on the
site as of January 16, 2018, may be permitted as a conditional approval use if:
(a) additions are in keeping with the character of the building; and
(b) no housekeeping or sleeping units are created.
2.2.9
The Director of Planning may permit more than 1 principal building on a site with a multiple dwelling or
single detached house, if the Director of Planning considers:
(a) the building height, bulk, location and overall design of the buildings and their impact on the site,
surrounding buildings, streets and existing views;
(b) the amount of open space and the impact of the overall design on the general amenity of the area;
(c)
the preservation of the character and general amenity desired for the area; and
(d) the intent of this schedule and all applicable Council policies and guidelines.
2.2.10
Where there is more than 1 principal building on a site, at least 1 principal building must be located in the
rear yard.
2.2.11
Principal dwelling unit with lock-off unit may be permitted only in:
(a) a duplex or single detached house and there may be no more than 1 lock-off unit for each dwelling
unit; and
(b) a duplex with secondary suite if there is only 1 secondary suite and only 1 lock-off unit, and the lock-
off unit is in the dwelling unit without a secondary suite.
2.2.12
Community care or assisted living facility - class A is subject to the regulations, variations and relaxations
that apply to single detached house.
2.2.13
Farmers' market may be permitted if the Director of Planning considers the appropriateness of the use
with respect to compatibility with nearby sites, parking, traffic, noise, hours of operation, size of facility and
pedestrian amenity.
2.2.14
Accessory buildings customarily ancillary to any use listed in section 2.1 of this schedule, are permitted as
an outright approval use if:
(a) no accessory building exceeds 3.7 m in height, measured to:
(i)
the highest point of a flat roof,
(ii)
the deck line of a mansard roof, or
(iii) the mean height between the eaves and the ridge of a gable, hip or gambrel roof,
provided that no portion of an accessory building exceeds 4.6 m in building height;
(b) all accessory buildings are located:
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(i)
in the rear yard,
(ii)
at least 3.1 m from the ultimate
centre line of any rear or flanking
lane, and
(iii) at least 1.5 m from a flanking
street;
(c)
the total floor area of all accessory
buildings, measured to the extreme
outer limits of the building, does not
exceed:
(i)
48 m2 for duplex and duplex with
secondary suite, and
(ii)
35% of the required minimum rear
yard, or 48 m², whichever is the
greater, for all other uses;
(d) the combined building width for all
accessory buildings does not exceed
80% of the width of the site at the rear
property line; and
(e) roof decks and decks are not located on
an accessory building.
2.2.15
The Director of Planning may vary the floor area and site coverage regulations for accessory buildings and
provisions of the Parking By-law provided that:
(a) the Director of Planning is satisfied that adequate off-street parking on any site less than 36.6 m in
depth cannot otherwise be accommodated; and
(b) in developments with a carport or garage, the Director of Planning considers the impact on
neighbouring sites of building height, shadow, open space and landscaping.
Flanking street
CL
Street
Lane
F
S
S
Distance from
flanking street
CL Centre line
R Rear yard
S Side yard
F Front yard
Property line
Distance from ultimate
centre line of lane
Principal
building
Accessory
building
Building width
Diagram: Building placement for accessory
building
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3
DENSITY, FORM AND PLACEMENT REGULATIONS
This section contains density, form and placement regulations organized by use.
3.1
Multiple Dwelling, and Multiple Dwelling in Combination with Another
Principal Building
Multiple dwelling, and multiple dwelling in combination with another principal building, are subject to the
following regulations.
3.1.1
Density and Floor Area
3.1.1.1
On a site:
(a) without an existing character house; or
(b) where an existing character house is demolished in order to allow for new development on an
under-utilized lot,
the maximum floor space ratio is 0.60, except that the Director of Planning may increase the permitted
floor space ratio to a maximum of 0.75 if the Director of Planning considers the intent of this schedule and
all applicable Council policies and guidelines.
3.1.1.2
The total number of dwelling units on a site, including lock-off units and secondary suites, must not exceed
74 units per hectare.
3.1.2
Building Form and Placement
Regulations
RT-5
3.1.2.1
Minimum site area
338 m²
3.1.2.2
Maximum site frontage
a single lot or 2 adjoining lots on
record in the Land Title Office prior to
January 16, 2018
3.1.2.3
Maximum building height for:
(a) a building other than a rear building
10.7 m and 3 storeys
(b) a rear building
7.7 m and 2 storeys
3.1.2.4
Minimum front yard depth
7.3 m
3.1.2.5
Minimum side yard width where the site width:
(a) does not exceed 15.0 m
10% of the site width
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Regulations
RT-5
(b) exceeds 15.0 m
1.5 m
3.1.2.6
Minimum rear yard depth where the average site depth:
(a) does not exceed 36.6 m
10.7 m
(b) exceeds 36.6 m
30% of the site depth
3.1.2.7
Maximum site coverage for all buildings
45% of the site area
3.1.2.8
Maximum building depth
45% of the site depth
Site Frontage
3.1.2.9
Despite the maximum site frontage in section
3.1.2.2 above, the combined frontage of
adjoining lots must not exceed 15.6 m.
Building Height
3.1.2.10 Despite the maximum building height:
(a) in section 3.1.2.3(a) above, the third
storey of a building other than a rear
building must be a partial storey
not exceeding 50% of the storey
immediately below; and
(b) in section 3.1.2.3(b) above, the second
storey of a rear building must be a
partial storey not exceeding 50% of the
storey immediately below,
except that the Director of Planning may
vary this requirement for a partial storey if
the Director of Planning considers the intent
of this schedule and all applicable Council
policies and guidelines.
Rear Yard
3.1.2.11 Despite the minimum rear yard depth in section 3.1.2.6 above, where the rear of a site abuts a lane, the
required minimum rear yard depth will be decreased by the distance between the rear property line and the
ultimate centre line of the lane.
Street
Lane
F
S
S
Site coverage
=
F Front yard
Property line
R Rear yard
S Side yard
+
Side yard width
Front yard depth
Multiple
dwelling
Rear
building
Diagram: Building placement for multiple dwelling
in combination with another principal building
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3.1.2.12 The Director of Planning may decrease the minimum rear yard depth if:
(a) at least 50% of the dwelling units within any building contain 2 or more bedrooms; and
(b) the Director of Planning considers the intent of this schedule and all applicable Council policies and
guidelines.
Discretion to Vary Other Regulations
3.1.2.13 If the Director of Planning considers the intent of this schedule and all applicable Council policies and
guidelines, the Director of Planning may vary:
(a) the minimum site area;
(b) the minimum front yard depth, provided that consideration is given to the depths of the adjacent front
yards;
(c)
the minimum side yard depth, provided that at least 50% of the dwelling units within any building
contain 2 or more bedrooms; and
(d) the maximum building depth.
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3.2
Other Uses
Duplex, duplex with secondary suite, single detached house, single detached house with secondary suite,
uses involving character retention, and all other uses not regulated by section 3.1 of this schedule are
subject to the following regulations.
3.2.1
Density and Floor Area
3.2.1.1
On a site with an existing character house that is retained, the Director of Planning may permit a maximum
floor space ratio of:
(a) 0.75 to facilitate an addition to that character house; or
(b) 0.85 for infill in combination with the retention of that character house,
if the Director of Planning considers the intent of this schedule and all applicable Council policies and
guidelines.
3.2.1.2
On a site where an existing character house is demolished in order to allow for construction of a new
single detached house or single detached house with secondary suite, the maximum floor space ratio is
0.50, subject to section 3.2.1.3 below.
3.2.1.3
On a site without an existing character house, or a site where an existing character house is demolished in
order to allow for new development on an under-utilized lot, the maximum floor space ratio is:
(a) 0.75 for duplex and duplex with secondary suite; and
(b) 0.60 for all other uses, except that if the Director of Planning considers the intent of this schedule and
all applicable Council policies and guidelines, the Director of Planning may increase in the permitted
floor space ratio to a maximum of:
(i)
0.75 for seniors supportive or independent living housing, or
(ii)
0.75 for single detached house in combination with another single detached house or a single
detached house with secondary suite, provided that the floor space ratio for the principal building
located in the rear yard does not exceed 0.25.
3.2.1.4
The total number of dwelling units on a site must not exceed:
(a) 74 units per hectare, including lock-off units and secondary suites, on a site with a site area of 338 m2
or more, or a site with a character house; or
(b) 2 units, excluding lock-off units and secondary suites, for all other sites.
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3.2.2
Building Form and Placement
Regulations
RT-5
3.2.2.1
Minimum site area for:
306 m²
(a) duplex and duplex with secondary suite
(b) single detached house and single detached house with
secondary suite
(c)
single detached house in combination with another single
detached house or a single detached house with secondary
suite
3.2.2.2
Maximum building height for:
(a) a building other than a rear building
10.7 m and 3 storeys
(b) a rear building
7.7 m and 2 storeys
3.2.2.3
Minimum front yard depth
7.3 m
3.2.2.4
Minimum side yard width where the site width:
(a) does not exceed 15.0 m
10% of the site width
(b) exceeds 15.0 m
1.5 m
3.2.2.5
Minimum rear yard depth where the average site depth:
(a) does not exceed 36.6 m
10.7 m
(b) exceeds 36.6 m
30% of the site depth
3.2.2.6
Maximum site coverage for all buildings
45% of the site area
3.2.2.7
Maximum building depth for:
(a) single detached house in combination with either another
single detached house or a single detached house with
secondary suite
no maximum
(b) single detached house or single detached house with
secondary suite
35% of the site depth
(c)
all other uses
45% of the site depth
Site Area
3.2.2.8
The Director of Planning may decrease the minimum site area if:
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(a) the lot was on record in the Land Title
Office prior to August 10, 1976; or
(b) the lot is consistent in width and area
with parcels in the established blockface
and development would be consistent
with established lawful development in
the blockface.
Building Height
3.2.2.9
Despite the maximum building height:
(a) in section 3.2.2.2(a) above, the third
storey of a building other than a rear
building must be a partial storey
not exceeding 50% of the storey
immediately below; and
(b) in section 3.2.2.2(b) above, the second
storey of a rear building must be a
partial storey not exceeding 50% of the
storey immediately below,
except that the Director of Planning may vary
this requirement for a partial storey if the
Director of Planning considers the intent of
this schedule and all applicable Council
policies and guidelines.
Rear Yard
3.2.2.10 Despite the minimum rear yard depth in
section 3.2.2.5 above, where the rear of a
site abuts a lane, the required minimum rear
yard depth will be decreased by the distance
between the rear property line and the
ultimate centre line of the lane.
3.2.2.11 For seniors supportive or independent
living housing, the Director of Planning may
decrease the minimum rear yard depth if the
Director of Planning considers the intent of
this schedule and all Council policies and
guidelines.
Street
Lane
F
S
S
Site coverage
=
F Front yard
Property line
R Rear yard
S Side yard
Front yard depth
+
Side yard width
Single
detached
house
Single
detached
house
Diagram: Building placement for single detached
house in combination with another single
detached house or single detached house with
secondary suite
Street
Lane
F
S
S
Site coverage
=
F Front yard
Property line
R Rear yard
S Side yard
Building depth
Side yard width
Front yard depth
Rear yard depth
Principal
building
Diagram: Building placement for principal
building
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Discretion to Vary Other Regulations
3.2.2.12 If the Director of Planning considers the intent of this schedule and all applicable Council policies and
guidelines, the Director of Planning may vary:
(a) the minimum front yard depth provided that consideration is given to the depths of the adjacent front
yards;
(b) the minimum side yard width for seniors supportive or independent living housing; and
(c)
the maximum building depth.
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4
GENERAL REGULATIONS
All uses in these districts are subject to the following regulations.
4.1
Computation of Floor Area
4.1.1
Computation of floor area must include:
(a) all floors, including earthen floor, measured to the extreme outer limits of the building including
accessory buildings; and
(b) stairways, fire escapes, elevator shafts and other features that the Director of Planning considers
similar to the foregoing, measured by their gross cross-sectional areas and included in the
measurements for each floor at which they are located.
4.1.2
Computation of floor area must exclude:
(a) balconies and decks, and any other appurtenances that the Director of Planning considers similar to
the foregoing, provided that the total area of these exclusions does not exceed 8% of the permitted
floor area;
(b) patios and roof decks, if the Director of Planning considers the impact on privacy and overlook;
(c)
where floors are used for off-street parking and loading, the taking on or discharging of passengers,
bicycle storage in multiple conversion dwellings containing 3 or more dwelling units or in multiple
dwellings, or uses that the Director of Planning considers similar to the foregoing, those floors or
portions thereof, which are located:
(i)
at or below base surface, provided that the maximum exclusion for a parking space does not
exceed 7.3 m in length, or
(ii)
above base surface and where developed as off-street parking are contained in an accessory
building or second principal building located in the rear of the site, provided that the maximum
exclusion does not exceed 42 m2 and 7.3 m in length;
(d) areas of undeveloped floors that are located:
(i)
above the highest storey or partial storey, and to which there is no permanent means of access
other than a hatch, or
(ii)
adjacent to a storey or partial storey with a ceiling height of less than 1.2 m;
(e) floors located at or below finished grade with a ceiling height of less than 1.2 m;
(f)
entries, porches and verandahs, and covered porches above the first storey if:
(i)
the side facing the street or rear property line is open or protected by guards that do not exceed
the required minimum height,
(ii)
the total area of these exclusions, when combined with the balcony and deck exclusions under
section 4.1.2(a) above, does not exceed 13% of the permitted floor area,
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(iii) the ceiling height, excluding roof structure, of the total area being excluded does not exceed
3.1 m measured from the entry, porch or verandah floor, and
(iv) for duplex and duplex with secondary suite, the depth of the total area being excluded for
covered porches above the first storey does not exceed 1.8 m;
(g) for duplex and duplex with secondary suite, areas of floors existing, proposed or as may be extended
over open-to-below space located directly below sloping roof rafters or a sloping ceiling where the
ceiling is directly attached to the underside of sloping roof rafters, and where the roof joists have a
minimum 7:12 pitch and the related ceiling maintains the same pitch as the roof joists if:
(i)
the distance from the floor to any part of the roof rafters or ceiling is no higher than 2.3 m and no
lower than 1.2 m, both measured vertically, and
(ii)
the excluded floor area does not exceed 10% of the permitted total floor area,
and despite the definition of "partial storey" in Section 2 of this by-law, for the purposes of this
schedule the maximum permitted floor area contained in a partial storey must not include floor area
excluded in this section 4.1.2(g); and
(h) unconditioned floor areas with a ceiling height or height to the underside of joists of less than 2.0 m,
located below the floors of entries, porches and verandahs complying with section 4.1.2(f) above, to
which there is no access from the interior of the building.
4.2
Dwelling Unit Density: Calculation
4.2.1
Where the calculation of dwelling units per hectare results in a fractional number, the number must be
rounded to the nearest whole number and one-half must be rounded up.
4.3
Site Coverage
4.3.1
The maximum site coverage for any portion of the site used as parking area is 30%.
4.4
Building Depth: Measurement
4.4.1
Maximum building depth means the maximum distance between the required minimum front yard and the
rear of a principal building.
4.5
External Design
4.5.1
For the purpose of this section 4.5, "main entrance" means a door facing a street not being a lane, which is
visible from the street and is located at or within 1.8 m of grade, or connected to grade by stairs or a ramp.
4.5.2
In a duplex or duplex with secondary suite:
(a) there must be 2 main entrances, 1 to each principal dwelling unit;
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(b) on a corner site, 1 main entrance must face the front street and 1 main entrance must face the
flanking street; and
(c)
there must be an entry, porch or verandah at each main entrance, with a minimum width and depth of
1.8 m.
4.5.3
In a single detached house or single detached house with secondary suite, the roof design must comply
with the following provisions:
(a) all roofs except for dormer roofs must be hip, gable or a combination of both forms, and must have a
minimum slope of 7:12;
(b) dormer roofs must be gable, hip or shed in form and have a minimum slope of 4:12; and
(c)
the maximum total width of dormer roofs provided on a partial storey above the second storey must
not exceed:
(i)
50% of the width of the elevation of the storey below, for dormers oriented to the rear yard, street
or flanking lane, and
(ii)
25% of the width of the elevation of the storey below, for dormers oriented to the interior side
yard.
4.5.4
In a duplex or duplex with secondary suite, roof design must comply with the following provisions:
(a) all roofs except for dormer roofs must:
(i)
have a slope not less than 7:12 and not more than 12:12,
(ii)
be either hip or gable or a combination of both, and
(iii) intersect at its lower portion with the exterior wall face of the building or the vertical projection
thereof at a line no higher than the lesser of 7.9 m above the base surface or the floor level of a
partial storey or attic above the second storey;
(b) dormer roofs must be gable, hip or shed in form and must have a minimum slope of 4:12;
(c)
the maximum total width of dormers provided on a partial storey above the second storey must not
exceed 50% of the width of the elevation of the storey below;
(d) all exterior dormer walls must be set back a minimum of 0.6 m from the exterior face of the wall of the
storey below; and
(e) despite section 4.5.4(d) above, 1 dormer, which faces an interior side yard and which provides
headroom over a stair and any intermediate and top landings that provide access from the second
storey to the partial storey above may have its face wall flush or continuous with the second storey
exterior wall face below.
4.5.5
Exterior windows in a secondary suite or lock-off unit must have a minimum total glazing area of:
(a) 10% of the total floor area of the room, in each of the kitchen, living room and dining room; and
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(b) 5% of the total floor area of the room, in all other rooms, except bathrooms and laundry rooms.
4.5.6
The Director of Planning may vary the requirements of sections 4.5.2, 4.5.4 and 4.5.5 above for a duplex
or duplex with secondary suite if, in the opinion of the Director of Planning, the design meets the intent of
the regulations for quality and durability of design and architectural expression.
4.5.7
The Director of Planning may vary any of the external design regulations in this section 4.5 if the Director
of Planning considers the intent of this schedule and all applicable Council policies and guidelines, and the
submission of any advisory group, property owner or tenant.
5
RELAXATIONS
5.1
In the case of the placement of more than 1 principal building on a site, the Director of Planning may relax
the minimum side yard requirements, the minimum rear yard requirements, and the requirements relating
to the location of additional principal buildings prescribed in this schedule, where the literal enforcement of
those regulations would result in unnecessary hardship, if the Director of Planning considers:
(a) the height, bulk, location and overall design of the building or buildings and their impact on the site,
surrounding buildings, streets and existing views;
(b) the amount of open space and the impact of overall design on the general amenity of the area;
(c)
the preservation of the character and general amenity desired for the area; and
(d) the intent of this schedule and all applicable Council policies and guidelines.
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RT-7
RT-7
District Schedule
1
INTENT AND OVERVIEW
1.1
Intent
The intent of this schedule is to enable a variety of small-scale housing options while retaining the single
lot character of the area. Housing options include multiple dwellings ("multiplex" up to 6 dwelling units,
or up to 8 rental dwelling units), duplexes and single detached houses. The retention and renovation of
existing buildings is encouraged by permitting infill and multiple conversion dwelling where a house is
retained.
Without limitation, applicable Council policies and guidelines for consideration include the Guidelines for
Additions, Infill and Multiple Conversion Dwelling in the R1-1, RT-7 and RT-9 Zones.
1.2
Overview
The table below provides an overview of the outright and conditional approval uses in the RT-7 district,
categorized by the minimum site area required, where applicable. Applicable density, form and placement
regulations in section 3 of this schedule are cross-referenced in the third column.
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
557 m2
Multiple dwelling containing 7 or 8 dwelling units
3.1
Infill on a site containing a combined total of 7 or 8 dwelling units
3.1
Multiple conversion dwelling containing 7 or 8 dwelling units
3.1
280 m2
Multiple dwelling containing 4, 5 or 6 dwelling units
3.1
Infill on a site containing a combined total of 4, 5 or 6 dwelling
units
3.1
Multiple conversion dwelling containing 4, 5 or 6 dwelling units
3.1
--
Multiple dwelling containing 3 dwelling units
3.1
Infill on a site containing a combined total of 3 dwelling units
3.1
Multiple conversion dwelling containing 3 dwelling units
3.1
Other uses in section 2.1 of this schedule
3.2
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2
USE REGULATIONS
2.1
Outright and Conditional Approval Uses
All outright and conditional approval uses are subject to all other provisions of this by-law, including
Section 2, Section 10 and Section 11, and compliance with the regulations of this schedule including
section 2.2.
The uses identified in the table below as outright approval uses are permitted in this district and will be
issued a permit.
The uses identified in the table below as conditional approval uses may be approved in this district by
the Director of Planning, with or without conditions, if the Director of Planning considers the intent of this
schedule and all applicable Council policies and guidelines.
Uses are listed under their general land use category. Applicable use-specific regulations in section 2.2
of this schedule are cross-referenced in the third column. Cross-references to applicable use-specific
regulations are provided for information purposes only and do not form part of this by-law.
Use
Approval
Use-Specific
Regulations
Agricultural Uses
Urban Farm - Class A
Conditional
Cultural and Recreational Uses
Community Centre or Neighbourhood House
Conditional
Library, in combination with Community Centre
Conditional
Park or Playground
Conditional
Dwelling Uses
Duplex
Outright
Duplex with Secondary Suite
Conditional
2.2.1, 2.2.2,
2.2.3
Infill on a site containing a combined total of no more than 8 dwelling
units
Conditional
2.2.2, 2.2.3,
2.2.4
Infill in combination with the retention of a character house,
containing a combined total of at least 3 dwelling units and no more
than 8 dwelling units
Conditional
2.2.2, 2.2.3,
2.2.4
Mixed-Use Residential Building
Conditional
2.2.5
Multiple Conversion Dwelling, containing 2 dwelling units
Outright
2.2.6
Multiple Conversion Dwelling, not permitted as an outright approval
use and containing no more than 8 dwelling units
Conditional
2.2.2, 2.2.3,
2.2.4, 2.2.7
Multiple Conversion Dwelling, resulting from the conversion of a
character house, containing at least 3 dwelling units and no more
than 8 dwelling units
Conditional
2.2.2, 2.2.3,
2.2.4, 2.2.7
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Use
Approval
Use-Specific
Regulations
Multiple Dwelling, containing no more than 8 dwelling units
Conditional
2.2.2, 2.2.3,
2.2.4, 2.2.8
Seniors Supportive or Independent Living Housing
Conditional
Single Detached House
Outright
Single Detached House with Secondary Suite
Conditional
Institutional Uses
Ambulance Station
Conditional
Child Day Care Facility
Conditional
Church
Conditional
Community Care or Assisted Living Facility - Class A
Conditional
2.2.9
Community Care or Assisted Living Facility - Class B
Conditional
Group Residence
Conditional
Hospital
Conditional
Public Authority Use, essential in this district
Conditional
School - Elementary or Secondary
Conditional
Social Service Centre
Conditional
Office Uses
Temporary Sales Office
Conditional
Retail Uses
Farmers' Market
Conditional
2.2.10
Neighbourhood Grocery Store
Conditional
Public Bike Share
Conditional
Shared E-Scooter System
Conditional
Service Uses
Bed and Breakfast Accommodation
Conditional
Short Term Rental Accommodation
Conditional
Utility and Communication Uses
Public Utility
Conditional
uncategorized
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1
Outright
2.2.11, 2.2.12
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1 and not permitted as an outright approval use
Conditional
Accessory Uses, customarily ancillary to any outright approval use
listed in this section 2.1
Outright
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Use
Approval
Use-Specific
Regulations
Accessory Uses, customarily ancillary to any conditional approval
use listed in this section 2.1
Conditional
Deposition or extraction of material, which alters the configuration of
the land
Conditional
2.2
Use-Specific Regulations
2.2.1
Duplex with secondary suite must have no more than 1 secondary suite for each dwelling unit.
2.2.2
A new multiple dwelling, infill on a site containing a combined total of at least 3 dwelling units, multiple
conversion dwelling containing 3 or more dwelling units, or duplex with secondary suite may only be
permitted if:
(a) on a site less than 15.1 m in width, a minimum of 1 existing tree located in the front yard is retained
or, where an existing tree in the front yard cannot be retained or where there are no existing trees in
the front yard, a minimum of 1 tree is planted in the front yard; and
(b) on a site 15.1 m in width or wider, a minimum of 2 existing trees located in the front yard of the
site are retained or, where an existing tree in the front yard cannot be retained or where there are
no existing trees in the front yard, a minimum of 1 tree in the case where 1 existing tree could be
retained, or 2 trees in the case where no trees could be retained or there were no existing trees, are
planted in the front yard,
except that for a site without access to a lane, the Director of Planning may vary any requirement in this
section 2.2.2.
2.2.3
For the purposes of fulfilling the requirements of section 2.2.2 above:
(a) existing trees that are retained must have a trunk or stem the diameter of which, or 2 or more trunks
or stems the combined diameter of the 2 or 3 largest trunks or stems of which, measured 1.4 m above
the existing grade of the ground adjoining its base, is 20 cm or more; and
(b) for each tree that must be planted, any of the following may be planted:
(i)
1 tree as described in Part 1 of Schedule D of the Protection of Trees By-law,
(ii)
2 trees as described in Part 2 of Schedule D of the Protection of Trees By-law, or
(iii) a tree or trees acceptable to the Director of Planning,
except that in the case of a sloping site, 1 tree as described in Part 2 of Schedule D of the Protection
of Trees By-law may be planted.
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2.2.4
Multiple dwelling containing 7 or 8 dwelling units, infill on a site containing a combined total of 7 or 8
dwelling units, or multiple conversion dwelling containing 7 or 8 dwelling units are only permitted where all
of the dwelling units are non-stratified and secured as residential rental tenure.
2.2.5
The only non-dwelling use permitted
in a mixed-use residential building is
neighbourhood grocery store.
2.2.6
Multiple conversion dwelling containing 2
dwelling units is permitted as an outright
approval use if:
(a) there are no additions to the building;
(b) no housekeeping or sleeping units are
created; and
(c)
no development permit is issued
until the requisite permits required by
other by-laws that relate to design,
construction and safety of buildings are
issuable.
2.2.7
Multiple conversion dwelling may be permitted
as a conditional approval use if it contains no
housekeeping or sleeping units.
2.2.8
For multiple dwelling, the Director of Planning
may permit more than 1 principal building on
a site, if the Director of Planning considers
the intent of this schedule and all applicable
Council policies and guidelines.
2.2.9
Community care or assisted living facility - class A is subject to the regulations, variations and relaxations
that apply to single detached house.
2.2.10
Farmers' market may be permitted if the Director of Planning considers the appropriateness of the use
with respect to compatibility with nearby sites, parking, traffic, noise, hours of operation, size of facility and
pedestrian amenity.
2.2.11
Accessory buildings customarily ancillary to any use listed in section 2.1 of this schedule, are permitted as
an outright approval use if:
(a) no accessory building exceeds:
(i)
3.1 m in height, measured to the highest point of a flat roof, or
Flanking street
CL
Street
Lane
F
S
S
Distance from
flanking street
CL Centre line
R Rear yard
S Side yard
F Front yard
Property line
Distance from ultimate
centre line of lane
Distance from ultimate
rear property line or
within permitted
building depth
Building width
Principal
building
Accessory
building
Diagram: Building placement for accessory
building
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(ii)
3.5 m in height, measured to the deck line of a mansard roof or to the mean height between the
eaves and the ridge of a gable, hip or gambrel roof,
provided that no portion of an accessory building exceeds 4.0 m in building height;
(b) all accessory buildings are located:
(i)
within 6.7 m of the ultimate rear property line or within the permitted building depth,
(ii)
at least 3.1 m from the ultimate centre line of any rear or flanking lane, and
(iii) at least 1.5 m from a flanking street;
(c)
the total floor area of all accessory buildings, measured to the extreme outer limits of the building,
does not exceed 48 m2;
(d) the combined building width for all accessory buildings does not exceed 80% of the width of the site
at the rear property line; and
(e) in the case of a site:
(i)
more than 30.5 m in depth, roof decks and decks are not located on an accessory building, or
(ii)
less than or equal to 30.5 m in depth, a roof deck or deck may be located on an accessory
building and the Director of Planning may permit an increase in building height to allow guards
that do not exceed the required minimum height.
2.2.12
The Director of Planning may vary the floor area and site coverage regulations for accessory buildings and
provisions of the Parking By-law provided that:
(a) the Director of Planning is satisfied that adequate off-street parking on any site less than 36.6 m in
depth cannot otherwise be accommodated; and
(b) in developments with a carport or garage, the Director of Planning considers the impact on
neighbouring sites of building height, shadow, open space and landscaping.
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3
DENSITY, FORM AND PLACEMENT REGULATIONS
This section contains density, form and placement regulations organized by use.
3.1
Multiple dwelling, infill on a site containing a combined total of at least
3 dwelling units, and multiple conversion dwelling containing at least 3
dwelling units
Multiple dwelling, infill on a site containing a combined total of at least 3 dwelling units, and multiple
conversion dwelling containing at least 3 dwelling units are subject to the following regulations.
3.1.1
Density and Floor Area
3.1.1.1
For multiple dwelling, infill on a site containing a combined total of at least 3 dwelling units, and multiple
conversion dwelling containing at least 3 dwelling units:
(a) the maximum floor space ratio is 1.00 for a site with an area of less than 317 m2; and
(b) the maximum floor space ratio is 0.70 for a site with an area of 317 m2 or more, except that the
Director of Planning may increase:
(i)
the permitted floor space ratio to a maximum of 1.00 for developments containing no more than
8 dwelling units where all of the dwelling units are secured as residential rental tenure, except
that 1 dwelling unit may be occupied by a registered owner of the site,
(ii)
the permitted floor space ratio to a maximum of 1.00 for developments containing no more than
6 dwelling units where at least 1 dwelling unit is developed as a below-market homeownership
unit, if a partnering agreement between the City and the BC Housing Management Commission
that establishes terms and conditions related to a below-market homeownership program has
been entered into and is in effect, or
(iii) permitted floor area by 1 m2 per amenity share or per affordable housing share provided to the
City at no cost to the City, to a maximum floor space ratio of 1.00 for developments containing
no more than 6 dwelling units,
if the Director of Planning considers the intent of this schedule and all applicable Council policies and
guidelines.
3.1.1.2
For infill in combination with the retention of a character house containing a combined total of at least
3 dwelling units, or for multiple conversion dwelling resulting from the conversion of a character house
containing at least 3 dwelling units, the maximum floor space ratio is 0.70, except that the Director of
Planning may increase the permitted floor space ratio to a maximum of 1.00 if the Director of Planning
considers the intent of this schedule and all applicable Council policies and guidelines.
3.1.1.3
For the purposes of this schedule, below-market homeownership unit means a dwelling unit with:
(a) at least 2 bedrooms; and
(b) a floor area of not less than 90 m2,
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that is subject to a registered agreement with the BC Housing Management Commission with terms that
ensure the dwelling unit will be sold at an initial price of a minimum of 50% below fair market value to
purchasers that meet income and other eligibility criteria as specified by the BC Housing Management
Commission in consultation with the Director of Planning, and that is in compliance with a partnering
agreement between the City and the BC Housing Management Commission.
3.1.1.4
Despite section 3.1.1.1(b)(iii) above, the maximum floor space ratio achievable as a result of the provision
of amenity shares or affordable housing shares must otherwise comply in all respects with this schedule
and this by-law.
3.1.2
Building Form and Placement
Regulations
RT-7
3.1.2.1
Maximum site area for a site containing a combined total of 3
dwelling units
463 m2
3.1.2.2
Minimum site area for a site containing a combined total of:
(a) 7 or 8 dwelling units
557 m²
(b) 4, 5 or 6 dwelling units
280 m²
(c)
3 dwelling units
not required
3.1.2.3
Minimum site depth for:
(a) buildings in a courtyard configuration
33.5 m
(b) all other buildings
not required
3.1.2.4
Maximum building height for:
(a) rear buildings
8.5 m and 2 storeys
(b) all other buildings
11.5 m and 3 storeys
3.1.2.5
Minimum front yard depth
4.9 m
3.1.2.6
Minimum side yard width
1.2 m
3.1.2.7
Minimum rear yard depth for:
(a) buildings in a courtyard configuration
0.9 m
(b) all other buildings
10.7 m
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Regulations
RT-7
3.1.2.8
Maximum building depth
19.8 m
3.1.2.9
Maximum building width
17.4 m
3.1.2.10 Minimum separation between:
(a) buildings located on a site frontage
2.4 m
(b) rear buildings
2.4 m
(c)
buildings located on a site frontage and rear buildings
6.1 m
Building Height
3.1.2.11 Despite section 3.1.2.4(a) above, for a site with
an area less than 306 m2 or where a site has
no developed secondary access, the maximum
building height for the rear building is 11.5 m and
3 storeys.
Building Depth
3.1.2.12 For corner sites, the Director of Planning may
increase the maximum building depth if the
Director of Planning first considers the intent of
this schedule and all applicable Council policies
and guidelines.
Building Separation
3.1.2.13 Minimum separation between buildings must be
measured from the closest portion of the exterior
walls of any other building on the site.
Discretion to Vary Other Regulations
3.1.2.14 For multiple conversion dwelling containing 3 or
more dwelling units or a site with an area less
than 306 m2, the Director of Planning may vary:
(a) the minimum front yard depth;
(b) the minimum side yard width;
(c)
the minimum rear yard depth; and
Building
height
Street
Lane
Separation
between
buildings
Rear
building
Building
height
Property line
Principal
building
Diagram: Principal building and rear building in a
courtyard configuration
Lane
F
S
R
S
Minimum rear
yard depth
Minimum front
yard depth
Minimum side
yard width
Separation
between buildings
C
Site depth
Principal
building
Rear building
S Side yard
F Front yard
C Courtyard
R Rear yard
Property line
Permitted development area
Site frontage
Street
Diagram: Building placement for principal
building and rear building in a courtyard
configuration
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(d) the maximum building depth,
if the Director of Planning first considers the intent of this schedule and all applicable Council policies and
guidelines.
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Street
Lane
F
S
R
S
Minimum rear
yard depth
Minimum front
yard depth
Minimum side
yard width
Principal
building
Building
depth
Property line
R Rear yard
Permitted development area
F Front yard
S Side yard
Site depth
Site frontage
Diagram: Building placement for principal building
Street
Lane
F
S
R
C
F Front yard
Property line
C Courtyard
R Rear yard
S Side yard
Principal
building
Rear building
Separation
between
buildings
located on
a site
frontage
and rear
buildings
S
Separation
between rear
buildings
Separation
between
buildings
located on a
site frontage
Building
width
Principal
building
Rear building
Diagram: Separation between buildings and
building width for principal buildings and rear
buildings on a wider site frontage
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3.2
Other Uses
Uses not regulated by section 3.1 of this schedule are subject to the following regulations.
3.2.1
Density and Floor Area
3.2.1.1
The maximum floor space ratio is 0.60.
3.2.1.2
Despite section 3.2.1.1 above, if the floor space ratio permitted results in less than 185 m2 of floor area, the
maximum permitted floor area is 185 m2.
3.2.2
Building Form and Placement
Regulations
RT-7
3.2.2.1
Maximum building height
10.7 m and 3 storeys
3.2.2.2
Minimum front yard depth
the average of the minimum front yard
depths of the 2 adjacent sites
3.2.2.3
Minimum side yard width where the site width:
(a) does not exceed 15.0 m
10% of the site width
(b) exceeds 15.0 m
1.5 m
3.2.2.4
Maximum site coverage for all buildings
45% of the site area
3.2.2.5
Maximum building depth
50% of the site depth
Front Yard
3.2.2.6
Despite the minimum front yard depth in section 3.2.2.2 above:
(a) where an adjacent site is vacant, the next adjacent site that is not vacant will be used to determine
the average;
(b) if 1 or more of the adjacent sites front on a street other than that of the development site, or the
adjacent sites are separated by a street or lane, or the Director of Planning is satisfied that 1 or
more of the adjacent sites is an anomaly, then such adjacent sites will not be used in computing the
average; and
(c)
where the site is adjacent to a flanking street or lane, the depth must equal the single adjacent site.
3.2.2.7
Despite section 10.5.1(a) of this by-law, the Director of Planning may decrease the minimum front yard
depth where the site is less than 36.6 m in depth.
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Site coverage
=
Property line
R Rear yard
Permitted development area
F Front yard
S Side yard
Site frontage
Lane
F
S
R
S
Minimum rear
yard depth
Minimum front
yard depth
Minimum side
yard width
Principal
building
Street
Diagram: Building placement for principal
building
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4
GENERAL REGULATIONS
All uses in this district are subject to the following regulations.
4.1
Amenity Shares and Affordable Housing Shares
4.1.1
For the purposes of this schedule, amenity has the meaning set out in Schedule F: Affordable Housing
Share and Amenity Share Cost Schedule of this by-law.
4.1.2
For the purposes of this schedule, the cost of an amenity share or affordable housing share is the amount
specified per m2 in Schedule F: Affordable Housing and Amenity Share Cost Schedule of this by-law
for the RT-7 zoning district.
4.2
Computation of Floor Area
4.2.1
Computation of floor area must include:
(a) all floors, including earthen floor, measured to the extreme outer limits of the building including
accessory buildings; and
(b) stairways, fire escapes, elevator shafts, and other features that the Director of Planning considers
similar to the foregoing, measured by their gross cross-sectional areas and included in the
measurements for each floor at which they are located.
4.2.2
Computation of floor area must exclude:
(a) balconies and decks, and any other appurtenances that the Director of Planning considers similar to
the foregoing, provided that the total area of these exclusions does not exceed:
(i)
12% of the permitted floor area for multiple dwelling, infill on a site containing a combined total of
at least 3 dwelling units, or multiple conversion dwelling containing 3 or more dwelling units, and
(ii)
8% of the permitted floor area for all other uses;
(b) patios and roof decks;
(c)
for multiple dwelling, infill on a site containing a combined total of at least 3 dwelling units, or multiple
conversion dwelling containing 3 or more dwelling units, where floors are used for off-street parking or
bicycle storage, those floors or portions thereof that are contained within an accessory building, a rear
building, or a principal building where a site has no developed secondary access, provided that:
(i)
each parking space is open on at least 2 sides and does not exceed 7.3 m in length, and
(ii)
bicycle storage to a maximum of 24 m2;
(d) for all other uses, where floors are used for off-street parking and loading, the taking on or
discharging of passengers, or uses that the Director of Planning considers similar to the foregoing,
those floors or portions thereof not exceeding 6.7 m in length, which are:
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(i)
located in an accessory building, or
(ii)
where a site has no developed secondary access, located in a principal building, or in an
accessory building located within the building depth prescribed in this schedule;
(e) for multiple dwelling, infill on a site containing a combined total of at least 3 dwelling units, or multiple
conversion dwelling containing 3 or more dwelling units, floors or portions thereof that are used for
heating and mechanical equipment, or uses that the Director of Planning considers similar to the
foregoing, up to a maximum of 3.7 m2 per dwelling unit;
(f)
child day care facilities to a maximum floor area of 10% of the permitted floor area, provided the
Director of Planning is satisfied that there is a need for a child day care facility in the immediate
neighbourhood;
(g) areas of undeveloped floors that are located:
(i)
above the highest storey or partial storey, and to which there is no permanent means of access
other than a hatch, or
(ii)
adjacent to a storey or partial storey with a ceiling height of less than 1.2 m;
(h) floors located at or below finished grade with a ceiling height of less than 1.2 m;
(i)
entries, porches and verandahs, and covered porches above the first storey, if:
(i)
the side facing the street or rear property line is open or protected by guards that do not exceed
the required minimum height, and
(ii)
the total area of these exclusions, when combined with the balcony and deck exclusions under
section 4.2.2(a) above, does not exceed:
(A) 16% of the permitted floor area for multiple dwelling, infill on a site containing a combined
total of at least 3 dwelling units, or multiple conversion dwelling containing 3 or more
dwelling units, or
(B) 13% of the permitted floor area for all other uses;
(j)
unconditioned floor areas with a ceiling height or height to the underside of joists of less than 2.0 m,
located below the floors of entries, porches and verandahs complying with section 4.2.2(i) above, to
which there is no access from the interior of the building;
(k)
areas of floors existing, proposed or as may be extended over open-to-below space located directly
below sloping roof rafters or a sloping ceiling where the ceiling is directly attached to the underside
of sloping roof rafters, and where the roof joists have a minimum 7:12 pitch and the related ceiling
maintains the same pitch as the roof joists, if:
(i)
the distance from the floor to any part of the roof rafters or ceiling is no higher than 2.3 m and no
lower than 1.2 m, both measured vertically, and
(ii)
the excluded floor area does not exceed 10% of the permitted total floor area, and despite the
definition of "partial storey" in Section 2 of this by-law, for the purposes of this schedule the
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maximum permitted floor area contained in a partial storey must not include floor area excluded
in this section 4.2.2(k);
(l)
despite section 4.2.1(b) above, for multiple dwelling, infill on a site containing a combined total of
at least 3 dwelling units, or multiple conversion dwelling containing 3 or more dwelling units, where
a dwelling unit is located above another dwelling unit in a multiple dwelling, an area of 7.5 m2 per
dwelling unit for an internal stairway that provides access to the upper dwelling unit and the area
located immediately below the internal stairway.
4.2.3
If the rear property line of a corner site adjoins the side yard of a site in an R district, without the
intervention of a lane, the Director of Planning may vary section 4.2.2 of this schedule to permit the
exclusion of floor area used for off-street parking in the principal building up to a maximum of 42 m².
4.3
Site Coverage
4.3.1
The maximum site coverage for any portion of the site used as parking area is 30%.
4.4
Building Depth: Measurement
4.4.1
For the purposes of section 3.1 of this schedule, building depth means the maximum distance from the
front exterior wall to the rear exterior wall, except that balconies and entries, porches and verandahs that
comply with Section 10 of this by-law and sections 4.2.2(a) and 4.2.2(i)of this schedule may be excluded
from the measurement of building depth.
4.5
External Design
4.5.1
A portion of the surface of the ground adjoining a building may be lowered and excluded from the average
elevation for the purpose of calculating finished grade, if:
(a) the purpose is to provide light or access to a basement or cellar;
(b) the lowered surface does not extend more than 3.1 m into the required front or rear yard; and
(c)
that portion of the building abutting the lowered surface:
(i)
faces either the front street or the rear property line, and
(ii)
does not exceed half the width of the building, or 4.6 m, whichever is the lesser.
4.5.2
For multiple dwelling, infill on a site containing a combined total of at least 3 dwelling units, or multiple
conversion dwelling containing 3 or more dwelling units, no exterior stairway can exceed the length of 2.4
m.
4.5.3
For multiple dwelling, infill on a site containing a combined total of at least 3 dwelling units, or multiple
conversion dwelling containing 3 or more dwelling units, a minimum area of 7.4 m2 per dwelling unit must
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be provided in the form of balconies, decks, roof decks, patios, or other outdoor spaces to the satisfaction of the
Director of Planning.
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RT-8
District Schedule
1
INTENT AND OVERVIEW
1.1
Intent
The intent of this schedule is to encourage the retention and renovation of existing buildings that maintain
an architectural style and building form consistent with the historical character of the area. Redevelopment
is encouraged on sites where existing buildings are smaller or do not contribute to this character. For
renovations and additions, emphasis is placed on maintaining existing external architectural character;
for new development, on compatibility in external character. In all cases, neighbourly building scale and
placement is emphasized.
Without limitation, applicable Council policies and guidelines for consideration include the Kitsilano RT-8
Guidelines.
1.2
Overview
The table below provides an overview of the outright and conditional approval uses in the RT-8 district,
categorized by the minimum site area required, where applicable. Applicable density, form and placement
regulations in section 3 of this schedule are cross-referenced in the third column.
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
306 m2
Duplex
3.1
Single Detached House or Single Detached House with
Secondary Suite
3.1
--
Other uses in section 2.1 of this schedule
3.1
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2
USE REGULATIONS
2.1
Outright and Conditional Approval Uses
All outright and conditional approval uses are subject to all other provisions of this by-law, including
Section 2, Section 10 and Section 11, and compliance with the regulations of this schedule including
section 2.2.
The uses identified in the table below as outright approval uses are permitted in this district and will be
issued a permit.
The uses identified in the table below as conditional approval uses may be approved in this district by the
Director of Planning, with or without conditions, if the Director of Planning considers:
(a) the intent of this schedule and all applicable Council policies and guidelines; and
(b) the submission of any advisory group, property owner or tenant.
Uses are listed under their general land use category. Applicable use-specific regulations in section 2.2
of this schedule are cross-referenced in the third column. Cross-references to applicable use-specific
regulations are provided for information purposes only and do not form part of this by-law.
Use
Approval
Use-Specific
Regulations
Agricultural Uses
Urban Farm - Class A
Conditional
Cultural and Recreational Uses
Club
Conditional
2.2.1
Community Centre or Neighbourhood House
Conditional
Library, in combination with Community Centre
Conditional
Park or Playground
Conditional
Dwelling Uses
Duplex
Conditional
Infill
Conditional
Mixed-Use Residential Building
Conditional
2.2.2
Multiple Conversion Dwelling, containing 2 dwelling units
Outright
2.2.3
Multiple Conversion Dwelling, not permitted as an outright approval
use and resulting from the conversion of a building existing on the
site as of May 17, 1994
Conditional
2.2.4
Multiple Dwelling
Conditional
2.2.5
Seniors Supportive or Independent Living Housing
Conditional
Single Detached House
Conditional
Single Detached House with Secondary Suite
Conditional
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Use
Approval
Use-Specific
Regulations
Institutional Uses
Ambulance Station
Conditional
Child Day Care Facility
Conditional
Church
Conditional
Community Care or Assisted Living Facility - Class A
Conditional
2.2.6
Community Care or Assisted Living Facility - Class B
Conditional
Group Residence
Conditional
Hospital
Conditional
Public Authority Use, essential in this district
Conditional
School - Elementary or Secondary
Conditional
Social Service Centre
Conditional
Office Uses
Temporary Sales Office
Conditional
Retail Uses
Farmers' Market
Conditional
2.2.7
Neighbourhood Grocery Store
Conditional
Public Bike Share
Conditional
Shared E-Scooter System
Conditional
Service Uses
Bed and Breakfast Accommodation
Conditional
Short Term Rental Accommodation
Conditional
Utility and Communication Uses
Public Utility
Conditional
uncategorized
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1
Outright
2.2.8, 2.2.9
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1 and not permitted as an outright approval use
Conditional
Accessory Uses, customarily ancillary to any outright approval use
listed in this section 2.1
Outright
Accessory Uses, customarily ancillary to any conditional approval
use listed in this section 2.1
Conditional
Deposition or extraction of material, which alters the configuration of
the land
Conditional
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2.2
Use-Specific Regulations
2.2.1
Club may be permitted if no commercial activities are carried on and the use does not adversely impact
dwelling uses.
2.2.2
The only non-dwelling use permitted in a mixed-use residential building is neighbourhood grocery store.
2.2.3
Multiple conversion dwelling containing 2 dwelling units is permitted as an outright approval use if:
(a) there are no additions to the building;
(b) no housekeeping or sleeping units are created; and
(c)
no development permit is issued until the requisite permits required by other by-laws that relate to
design, construction and safety of buildings are issuable.
2.2.4
Multiple conversion dwelling that is not permitted as an outright approval use, resulting from the conversion
of a building existing on the site as of May 17, 1994, may be permitted as a conditional approval use if:
(a) the Director of Planning considers the quality and liveability of the resulting units, the suitability of
the building for conversion in terms of age and size, and the impact of the conversion on adjacent
properties and the character of the area;
(b) building additions are in keeping with the character of the building; and
(c)
no housekeeping or sleeping units are created.
2.2.5
Multiple dwelling may be permitted if a minimum of 50% of the dwelling units within any building contain 2
or more bedrooms.
2.2.6
Community care or assisted living facility - class A is subject to the regulations, variations and relaxations
that apply to single detached house.
2.2.7
Farmers' market may be permitted if the Director of Planning considers the appropriateness of the use
with respect to compatibility with nearby sites, parking, traffic, noise, hours of operation, size of facility and
pedestrian amenity.
2.2.8
Accessory buildings customarily ancillary to any use listed in section 2.1 of this schedule, are permitted as
an outright approval use if:
(a) no accessory building exceeds:
(i)
3.1 m in height, measured to the highest point of a flat roof, or
(ii)
3.5 m in height, measured to the deck line of a mansard roof or to the mean height between the
eaves and the ridge of a gable, hip or gambrel roof,
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provided that no portion of an accessory building exceeds 4.0 m in building height;
(b) all accessory buildings are located:
(i)
within 6.7 m of the ultimate rear
property line or within the permitted
building depth,
(ii)
at least 3.1 m from the ultimate
centre line of any rear or flanking
lane, and
(iii) at least 1.5 m from a flanking
street;
(c)
the total floor area of all accessory
buildings, measured to the extreme
outer limits of the building, does not
exceed 42 m2, except that the Director
of Planning may increase the permitted
floor area to a maximum of 48 m2 for
accessory buildings ancillary to multiple
conversion dwellings containing 3 or
more dwelling units, if the Director of
Planning considers the intent of this
schedule and all applicable Council
policies and guidelines;
(d) the combined building width for all accessory buildings does not exceed 80% of the width of the site
at the rear property line; and
(e) in the case of a site:
(i)
more than 30.5 m in depth, roof decks and decks are not located on an accessory building, or
(ii)
less than or equal to 30.5 m in depth, a roof deck or deck may be located on an accessory
building and the Director of Planning may permit an increase in building height to allow guards
that do not exceed the required minimum height.
2.2.9
The Director of Planning may vary the floor area and site coverage regulations for accessory buildings and
provisions of the Parking By-law provided that:
(a) the Director of Planning is satisfied that adequate off-street parking on any site less than 36.6 m in
depth cannot otherwise be accommodated; and
(b) in developments with a carport or garage, the Director of Planning considers the impact on
neighbouring sites of building height, shadow, open space and landscaping.
Flanking street
CL
Street
Lane
F
S
S
Distance from
flanking street
CL Centre line
R Rear yard
S Side yard
F Front yard
Property line
Distance from ultimate
centre line of lane
Distance from ultimate
rear property line or
within permitted
building depth
Building width
Principal
building
Accessory
building
Diagram: Building placement for accessory
building
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3
DENSITY, FORM AND PLACEMENT REGULATIONS
This section contains density, form and placement regulations organized by use.
3.1
All Uses
Duplex, single detached house, single detached house with secondary suite, uses involving character
house retention, and all other uses in this district are subject to the following regulations.
3.1.1
Density and Floor Area
3.1.1.1
The maximum floor space ratio is 0.50, except that:
(a) for single detached house, single detached house with secondary suite, duplex, infill, multiple
conversion dwelling, multiple dwelling and seniors supportive or independent living housing the
Director of Planning may increase:
(i)
the permitted floor space ratio to a maximum of 0.75,
(ii)
the permitted floor space ratio beyond 0.75, provided that:
(A) there are no building additions, and
(B) the additional floor area to be permitted is within the lowest floor, walls and roof of a
building existing on the site as of July 24, 1990, except for floor area additions up to a
maximum of 5 m2, which may be the result of meeting the exiting requirements of the
Building By-law or providing additional daylight into existing attic space,
(iii) the floor area by up to 5 m2 more than the floor space ratio permitted in sections 3.1.1.1(a)(i)
and 3.1.1.1(a)(ii) above, where the proposed development includes the retention of an existing
building and the Director of Planning is satisfied the increase will assist in the retention, and
(iv) the permitted floor space ratio to achieve 185 m2 of floor area on sites where the floor space
ratio permitted in sections 3.1.1.1(a)(i) and 3.1.1.1(a)(ii) above results in less than 185 m2 of
floor area; and
(b) for all other uses, the Director of Planning may increase the permitted floor space ratio to a maximum
of 0.60,
if the Director of Planning considers the intent of this schedule, all applicable Council policies and
guidelines and the submission of any advisory group, property owner, or tenant.
3.1.1.2
The total number of dwelling units on a site must not exceed:
(a) for infill and multiple conversion dwelling, 74 units per hectare; and
(b) for multiple dwelling, 62 units per hectare.
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3.1.2
Building Form and Placement
Regulations
RT-8
3.1.2.1
Minimum site area for:
306 m²
(a) duplex
(b) single detached house or single detached house with
secondary suite
3.1.2.2
Minimum site frontage for multiple dwelling
existing frontage of a single lot on
record in the Land Title Office prior to
May 17, 1994
3.1.2.3
Maximum building height for:
(a) all buildings other than infill
10.7 m and 2 storeys
(b) infill
7.7 m or 2 storeys
3.1.2.4
Minimum front yard depth
the average of the minimum front yard
depths of the 2 adjacent sites
3.1.2.5
Minimum side yard width where the site width:
(a) does not exceed 15.0 m
10% of the site width
(b) exceeds 15.0 m
1.5 m
3.1.2.6
Maximum site coverage for all buildings
45% of the site area
3.1.2.7
Maximum building depth
35% of the site depth
Site Area
3.1.2.8
The Director of Planning may reduce the minimum site area if the lot was on record in the Land Title Office
prior to August 10, 1976.
Building Height
3.1.2.9
The Director of Planning may vary the maximum building height in section 3.1.2.3(a) above to exceed 2
storeys if the Director of Planning considers the intent of this schedule and all applicable Council policies
and guidelines.
3.1.2.10 Despite the maximum building height in section 3.1.2.3(b) above, the second storey of an infill building
must be a partial storey not exceeding 60% of the storey immediately below, except that the Director of
Planning may vary this requirement for a partial storey.
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Front Yard
3.1.2.11 Despite the minimum front yard depth in
section 3.1.2.4 above:
(a) where an adjacent site is vacant, the
next adjacent site that is not vacant will
be used to determine the average;
(b) if 1 or more of the adjacent sites front
on a street other than that of the
development site, or the adjacent sites
are separated by a street or lane, or
the Director of Planning is satisfied that
1 or more of the adjacent sites is an
anomaly, then such adjacent sites will
not be used in computing the average;
and
(c)
where the site is adjacent to a flanking
street or lane, the depth must equal the
single adjacent site.
3.1.2.12 The Director of Planning may vary the minimum front yard depth if the Director of Planning considers the
intent of this schedule and all applicable Council policies and guidelines.
Side Yard
3.1.2.13 The Director of Planning may decrease the minimum side yard width to no less than 60% of the minimum
side yard width, if the Director of Planning considers the intent of this schedule and all applicable Council
policies and guidelines, in the case of:
(a) infill;
(b) multiple dwellings, provided that no fewer than 50% of the dwelling units within any building contain 2
or more bedrooms;
(c)
seniors supportive or independent living housing; or
(d) where the proposed development includes the retention of an existing building.
Building Depth
3.1.2.14 The Director of Planning may increase the maximum building depth, including for the purpose of allowing
an infill in the rear yard, if the Director of Planning considers the intent of this schedule and all applicable
Council policies and guidelines.
Street
Lane
F
S
S
Site coverage
=
Property line
F Front yard
S Side yard
Building depth
Side yard width
Front yard depth
Principal
building
Diagram: Building placement for principal
building
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4
GENERAL REGULATIONS
All uses in this district are subject to the following regulations.
4.1
Computation of Floor Area
4.1.1
Computation of floor area must include:
(a) all floors, including earthen floor, measured to the extreme outer limits of the building including
accessory buildings; and
(b) stairways, fire escapes, elevator shafts, and other features that the Director of Planning considers
similar to the foregoing, measured by their gross cross-sectional areas and included in the
measurements for each floor at which they are located.
4.1.2
Computation of floor area must exclude:
(a) balconies and decks, and any other appurtenances that the Director of Planning considers similar to
the foregoing, provided that the total area of these exclusions does not exceed 8% of the permitted
floor area;
(b) patios and roof decks, if the Director of Planning considers the impact on privacy and overlook;
(c)
where floors are used for off-street parking and loading, the taking on or discharging of passengers,
bicycle storage in multiple conversion dwellings containing 3 or more dwelling units or in multiple
dwellings, or uses that the Director of Planning considers similar to the foregoing, those floors or
portions thereof not exceeding 6.7 m in length, which are:
(i)
located in an accessory building located on the site in accordance with sections 2.2.8 and 2.2.9
of this schedule or in an infill building, up to a maximum of 42 m2, or
(ii)
where a site has no developed secondary access, located in a principal building, or in an
accessory building located within the building depth prescribed in this schedule, up to a
maximum floor area that the Director of Planning may determine, if the Director of Planning
considers the intent of this schedule and all applicable Council policies and guidelines;
(d) amenity areas in multiple conversion dwellings containing 3 or more dwelling units or in multiple
dwellings, including child day care facilities, recreation facilities and meeting rooms, provided that:
(i)
the total area being excluded does not exceed 10% of the total permitted floor area, and
(ii)
in the case of child day care facilities, the Director of Planning is satisfied that there is a need for
a child day care facility in the immediate neighbourhood;
(e) areas of undeveloped floors that are located:
(i)
above the highest storey or partial storey, and to which there is no permanent means of access
other than a hatch, or
(ii)
adjacent to a storey or partial storey with a ceiling height of less than 1.2 m;
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(f)
floors located at or below finished grade with a ceiling height of less than 1.2 m;
(g) entries, porches and verandahs, and covered porches above the first storey, if:
(i)
the side facing the street or rear property line is open or protected by guards that do not exceed
the required minimum height, and
(ii)
the total area of these exclusions, when combined with the balcony and deck exclusions under
section 4.1.2(a) above, does not exceed 13% of the permitted floor area; and
(h) unconditioned floor areas with a ceiling height or height to the underside of joists of less than 2.0 m,
located below the floors of entries, porches and verandahs complying with section 4.1.2(g) above, to
which there is no access from the interior of the building.
4.1.3
If the rear property line of a corner site adjoins the side yard of a site in an R district, without the
intervention of a lane, the Director of Planning may vary section 4.1.2 of this schedule to permit the
exclusion of floor area used for off-street parking in the principal building up to a maximum of 42 m².
4.1.4
For multiple conversion dwellings containing 3 or more dwelling units, the Director of Planning may
increase the excluded parking floor area of an accessory building permitted under section 4.1.2 of this
schedule to a maximum of 48 m², if the Director of Planning considers the intent of this schedule and all
applicable Council policies and guidelines.
4.1.5
For infill, the Director of Planning may increase the excluded parking floor space permitted under section
4.1.2 of this schedule to a maximum of 48 m², if the Director of Planning considers the intent of this
schedule and all applicable Council policies and guidelines.
4.2
Dwelling Unit Density: Calculation
4.2.1
Where the calculation of dwelling units per hectare results in a fractional number, the number must be
rounded to the nearest whole number and one-half must be rounded up.
4.3
Site Coverage
4.3.1
The maximum site coverage for any portion of the site used as parking area is 30%.
4.4
Building Depth: Measurement
4.4.1
Maximum building depth means the maximum distance between the required minimum front yard and the
rear of a building, measured prior to any required lane dedication.
4.5
External Design
4.5.1
A portion of the surface of the ground adjoining a building may be lowered and excluded from the average
elevation for the purpose of calculating finished grade, if:
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(a) the purpose is to provide light or access to a basement or cellar;
(b) the lowered surface does not extend more than 3.1 m into the required front or rear yard; and
(c)
that portion of the building abutting the lowered surface:
(i)
faces either the front street or the rear property line, and
(ii)
does not exceed half the width of the building, or 4.6 m, whichever is the lesser.
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RT-9
District Schedule
1
INTENT AND OVERVIEW
1.1
Intent
The intent of this schedule is to enable a variety of small-scale housing options while retaining the single
lot character of the area. Housing options include multiple dwellings ("multiplex" up to 6 dwelling units,
or up to 8 rental dwelling units), duplexes and single detached houses. The retention and renovation of
existing buildings is encouraged by permitting infill and multiple conversion dwelling where a house is
retained.
Without limitation, applicable Council policies and guidelines for consideration include the Guidelines for
Additions, Infill and Multiple Conversion Dwelling in the R1-1, RT-7 and RT-9 Zones.
1.2
Overview
The table below provides an overview of the outright and conditional approval uses in the RT-9 district,
categorized by the minimum site area required, where applicable. Applicable density, form and placement
regulations in section 3 of this schedule are cross-referenced in the third column.
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
557 m2
Multiple dwelling containing 7 or 8 dwelling units
3.1
Infill on a site containing a combined total of 7 or 8 dwelling units
3.1
Multiple conversion dwelling containing 7 or 8 dwelling units
3.1
280 m2
Multiple dwelling containing 4, 5 or 6 dwelling units
3.1
Infill on a site containing a combined total of 4, 5 or 6 dwelling
units
3.1
Multiple conversion dwelling containing 4, 5 or 6 dwelling units
3.1
--
Multiple dwelling containing 3 dwelling units
3.1
Infill on a site containing a combined total of 3 dwelling units
3.1
Multiple conversion dwelling containing 3 dwelling units
3.1
Other uses in section 2.1 of this schedule
3.2
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2
USE REGULATIONS
2.1
Outright and Conditional Approval Uses
All outright and conditional approval uses are subject to all other provisions of this by-law, including
Section 2, Section 10 and Section 11, and compliance with the regulations of this schedule including
section 2.2.
The uses identified in the table below as outright approval uses are permitted in this district and will be
issued a permit.
The uses identified in the table below as conditional approval uses may be approved in this district by
the Director of Planning, with or without conditions, if the Director of Planning considers the intent of this
schedule and all applicable Council policies and guidelines.
Uses are listed under their general land use category. Applicable use-specific regulations in section 2.2
of this schedule are cross-referenced in the third column. Cross-references to applicable use-specific
regulations are provided for information purposes only and do not form part of this by-law.
Use
Approval
Use-Specific
Regulations
Agricultural Uses
Urban Farm - Class A
Conditional
Cultural and Recreational Uses
Club
Conditional
2.2.1
Community Centre or Neighbourhood House
Conditional
Library, in combination with Community Centre
Conditional
Park or Playground
Conditional
Dwelling Uses
Duplex
Outright
Duplex with Secondary Suite
Conditional
2.2.2, 2.2.3,
2.2.4
Infill on a site containing a combined total of no more than 8 dwelling
units
Conditional
2.2.3, 2.2.4,
2.2.5
Infill in combination with the retention of a character house,
containing a combined total of at least 3 dwelling units and no more
than 8 dwelling units
Conditional
2.2.3, 2.2.4,
2.2.5
Mixed-Use Residential Building
Conditional
2.2.6
Multiple Conversion Dwelling, containing 2 dwelling units
Outright
2.2.7
Multiple Conversion Dwelling, not permitted as an outright approval
use and containing no more than 8 dwelling units
Conditional
2.2.3, 2.2.4,
2.2.5, 2.2.8
Multiple Conversion Dwelling, resulting from the conversion of a
character house, containing at least 3 dwelling units and no more
than 8 dwelling units
Conditional
2.2.3, 2.2.4,
2.2.5, 2.2.8
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Use
Approval
Use-Specific
Regulations
Multiple Dwelling, containing no more than 8 dwelling units
Conditional
2.2.3, 2.2.4,
2.2.5, 2.2.9
Seniors Supportive or Independent Living Housing
Conditional
Single Detached House
Outright
Single Detached House with Secondary Suite
Conditional
Institutional Uses
Ambulance Station
Conditional
Child Day Care Facility
Conditional
Church
Conditional
Community Care or Assisted Living Facility - Class A
Outright
2.2.10
Community Care or Assisted Living Facility - Class B
Conditional
Group Residence
Conditional
Hospital
Conditional
Public Authority Use, essential in this district
Conditional
School - Elementary or Secondary
Conditional
Social Service Centre
Conditional
Office Uses
Temporary Sales Office
Conditional
Retail Uses
Farmers' Market
Conditional
2.2.11
Neighbourhood Grocery Store
Conditional
Public Bike Share
Conditional
Shared E-Scooter System
Conditional
Service Uses
Bed and Breakfast Accommodation
Conditional
Short Term Rental Accommodation
Conditional
Utility and Communication Uses
Public Utility
Conditional
uncategorized
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1
Outright
2.2.12, 2.2.13
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1 and not permitted as an outright approval use
Conditional
Accessory Uses, customarily ancillary to any outright approval use
listed in this section 2.1
Outright
Accessory Uses, customarily ancillary to any conditional approval
use listed in this section 2.1
Conditional
Deposition or extraction of material, which alters the configuration of
the land
Conditional
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2.2
Use-Specific Regulations
2.2.1
Club may be permitted if no commercial activities are carried on and the use does not adversely impact
dwelling uses.
2.2.2
Duplex with secondary suite must have no more than 1 secondary suite for each dwelling unit.
2.2.3
A new multiple dwelling, infill on a site containing a combined total of at least 3 dwelling units, multiple
conversion dwelling containing 3 or more dwelling units, or duplex with secondary suite may only be
permitted if:
(a) on a site less than 15.1 m in width, a minimum of 1 existing tree located in the front yard is retained
or, where an existing tree in the front yard cannot be retained or where there are no existing trees in
the front yard, a minimum of 1 tree is planted in the front yard; and
(b) on a site 15.1 m in width or wider, a minimum of 2 existing trees located in the front yard of the
site are retained or, where an existing tree in the front yard cannot be retained or where there are
no existing trees in the front yard, a minimum of 1 tree in the case where 1 existing tree could be
retained, or 2 trees in the case where no trees could be retained or there were no existing trees, are
planted in the front yard,
except that for a site without access to a lane, the Director of Planning may vary any requirement in this
section 2.2.3.
2.2.4
For the purposes of fulfilling the requirements of section 2.2.3 above:
(a) existing trees that are retained must have a trunk or stem the diameter of which, or 2 or more trunks
or stems the combined diameter of the 2 or 3 largest trunks or stems of which, measured 1.4 m above
the existing grade of the ground adjoining its base, is 20 cm or more; and
(b) for each tree that must be planted, any of the following may be planted:
(i)
1 tree as described in Part 1 of Schedule D of the Protection of Trees By-law,
(ii)
2 trees as described in Part 2 of Schedule D of the Protection of Trees By-law, or
(iii) a tree or trees acceptable to the Director of Planning,
except that in the case of a sloping site, 1 tree as described in Part 2 of Schedule D of the Protection
of Trees By-law may be planted.
2.2.5
Multiple dwelling containing 7 or 8 dwelling units, infill on a site containing a combined total of 7 or 8
dwelling units, or multiple conversion dwelling containing 7 or 8 dwelling units are only permitted where all
of the dwelling units are non-stratified and secured as residential rental tenure.
2.2.6
The only non-dwelling use permitted in a mixed-use residential building is neighbourhood grocery store.
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2.2.7
Multiple conversion dwelling containing 2
dwelling units is permitted as an outright
approval use if:
(a) there are no additions to the building;
(b) no housekeeping or sleeping units are
created; and
(c)
no development permit is issued
until the requisite permits required by
other by-laws that relate to design,
construction and safety of buildings are
issuable.
2.2.8
Multiple conversion dwelling may be
permitted as a conditional approval use if it
contains no housekeeping or sleeping units.
2.2.9
For multiple dwelling, the Director of Planning
may permit more than 1 principal building on
a site, if the Director of Planning considers
the intent of this schedule and all applicable
Council policies and guidelines.
2.2.10
Community care or assisted living facility - class A is subject to the regulations, variations and relaxations
that apply to single detached house.
2.2.11
Farmers' market may be permitted if the Director of Planning considers the appropriateness of the use
with respect to compatibility with nearby sites, parking, traffic, noise, hours of operation, size of facility and
pedestrian amenity.
2.2.12
Accessory buildings customarily ancillary to any use listed in section 2.1 of this schedule, are permitted as
an outright approval use if:
(a) no accessory building exceeds:
(i)
3.1 m in height, measured to the highest point of a flat roof, or
(ii)
3.7 m in height, measured to the deck line of a mansard roof or to the mean height between the
eaves and the ridge of a gable, hip or gambrel roof,
provided that no portion of an accessory building exceeds 4.6 m in building height;
(b) all accessory buildings are located:
(i)
within 6.7 m of the ultimate rear property line or within the permitted building depth,
(ii)
at least 3.1 m from the ultimate centre line of any rear or flanking lane, and
Flanking street
CL
Street
Lane
F
S
S
Distance from
flanking street
CL Centre line
R Rear yard
S Side yard
F Front yard
Property line
Distance from ultimate
centre line of lane
Distance from ultimate
rear property line or
within permitted
building depth
Building width
Principal
building
Accessory
building
Diagram: Building placement for accessory
building
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(iii) at least 1.5 m from a flanking street;
(c)
the total floor area of all accessory buildings, measured to the extreme outer limits of the building,
does not exceed 48 m2;
(d) the combined building width for all accessory buildings does not exceed 80% of the width of the site at
the rear property line; and
(e) in the case of a site:
(i)
more than 30.5 m in depth, roof decks and decks are not located on an accessory building, or
(ii)
less than or equal to 30.5 m in depth, a roof deck or deck may be located on an accessory
building and the Director of Planning may permit an increase in building height where there is a
flat roof to allow guards that do not exceed the required minimum height.
2.2.13
The Director of Planning may vary the floor area and site coverage regulations for accessory buildings and
provisions of the Parking By-law provided that:
(a) the Director of Planning is satisfied that adequate off-street parking on any site less than 36.6 m in
depth cannot otherwise be accommodated; and
(b) in developments with a carport or garage, the Director of Planning considers the impact on
neighbouring sites of building height, shadow, open space and landscaping.
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3
DENSITY, FORM AND PLACEMENT REGULATIONS
This section contains density, form and placement regulations organized by use.
3.1
Multiple dwelling, infill on a site containing a combined total of at least
3 dwelling units, and multiple conversion dwelling containing at least 3
dwelling units
Multiple dwelling, infill on a site containing a combined total of at least 3 dwelling units, and multiple
conversion dwelling containing at least 3 dwelling units are subject to the following regulations.
3.1.1
Density and Floor Area
3.1.1.1
For multiple dwelling, infill on a site containing a combined total of at least 3 dwelling units, and multiple
conversion dwelling containing at least 3 dwelling units:
(a) the maximum floor space ratio is 1.00 for a site with an area less than 317 m2; and
(b) the maximum floor space ratio is 0.70 for a site with an area of 317 m2 or more, except that the
Director of Planning may increase:
(i)
the permitted floor space ratio to a maximum of 1.00 for developments containing no more than
8 dwelling units where all of the dwelling units are secured as residential rental tenure, except
that 1 dwelling unit may be occupied by a registered owner of the site,
(ii)
the permitted floor space ratio to a maximum of 1.00 for developments containing no more than
6 dwelling units where at least 1 dwelling unit is developed as a below-market homeownership
unit, if a partnering agreement between the City and the BC Housing Management Commission
that establishes terms and conditions related to a below-market homeownership program has
been entered into and is in effect, or
(iii) the permitted floor area by 1 m2 per amenity share or per affordable housing share provided
to the City at no cost to the City, to a maximum floor space ratio of 1.00 for developments
containing no more than 6 dwelling units,
if the Director of Planning considers the intent of this schedule and all applicable Council policies and
guidelines.
3.1.1.2
For infill in combination with the retention of a character house containing a combined total of at least
3 dwelling units, or for multiple conversion dwelling resulting from the conversion of a character house
containing at least 3 dwelling units, the maximum floor space ratio is 0.70, except that the Director of
Planning may increase the permitted floor space ratio to a maximum of 1.00, if the Director of Planning
considers the intent of this schedule and all applicable Council policies and guidelines.
3.1.1.3
For the purposes of this schedule, below-market homeownership unit means a dwelling unit with:
(a) at least 2 bedrooms; and
(b) a floor area of not less than 90 m2,
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that is subject to a registered agreement with the BC Housing Management Commission with terms that
ensure the dwelling unit will be sold at an initial price of a minimum of 50% below fair market value to
purchasers that meet income and other eligibility criteria as specified by the BC Housing Management
Commission in consultation with the Director of Planning, and that is in compliance with a partnering
agreement between the City and the BC Housing Management Commission.
3.1.1.4
Despite section 3.1.1.1(b)(iii) above, the maximum floor space ratio achievable as a result of the provision
of amenity shares or affordable housing shares must otherwise comply in all respects with this schedule
and this by-law.
3.1.2
Building Form and Placement
Regulations
RT-9
3.1.2.1
Maximum site area for a site containing a combined total of 3
dwelling units
463 m²
3.1.2.2
Minimum site area for a site containing a combined total of:
(a) 7 or 8 dwelling units
557 m2
(b) 4, 5 or 6 dwelling units
280 m²
(c)
3 dwelling units
not required
3.1.2.3
Minimum site depth for:
(a) buildings in a courtyard configuration
33.5 m
(b) all other buildings
not required
3.1.2.4
Maximum building height for:
(a) rear buildings
8.5 m and 2 storeys
(b) all other buildings
11.5 m and 3 storeys
3.1.2.5
Minimum front yard depth
4.9 m
3.1.2.6
Minimum side yard width
1.2 m
3.1.2.7
Minimum rear yard depth for:
(a) buildings in a courtyard configuration
0.9 m
(b) all other buildings
10.7 m
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Regulations
RT-9
3.1.2.8
Maximum building depth
19.8 m
3.1.2.9
Maximum building width
17.4 m
3.1.2.10 Minimum separation between:
(a) buildings located on a site frontage
2.4 m
(b) rear buildings
2.4 m
(c)
buildings located on a site frontage and rear buildings
6.1 m
Building Height
3.1.2.11 Despite section 3.1.2.4(a) above, for a site with
an area less than 306 m2 or where a site has
no developed secondary access, the maximum
building height for the rear building is 11.5 m and
3 storeys.
Building Depth
3.1.2.12 For corner sites, the Director of Planning may
increase the maximum building depth if the
Director of Planning first considers the intent of
this schedule and all applicable Council policies
and guidelines.
Building Separation
3.1.2.13 Minimum separation between buildings must be
measured from the closest portion of the exterior
walls of any other building on the site.
Discretion to Vary Other Regulations
3.1.2.14 For multiple conversion dwelling containing 3 or
more dwelling units or a site with an area less
than 306 m2, the Director of Planning may vary:
(a) the minimum front yard depth;
(b) the minimum side yard width;
(c)
the minimum rear yard depth; and
Building
height
Street
Lane
Separation
between
buildings
Rear
building
Building
height
Property line
Principal
building
Diagram: Principal building and rear building in a
courtyard configuration
Lane
F
S
R
S
Minimum rear
yard depth
Minimum front
yard depth
Minimum side
yard width
Separation
between buildings
C
Site depth
Principal
building
Rear building
S Side yard
F Front yard
C Courtyard
R Rear yard
Property line
Permitted development area
Site frontage
Street
Diagram: Building placement for principal
building and rear building in a courtyard
configuration
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(d) the maximum building depth,
if the Director of Planning first considers the intent of this schedule and all applicable Council policies and
guidelines.
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Site coverage
=
Property line
R Rear yard
Permitted development area
F Front yard
S Side yard
Site frontage
Lane
F
S
R
S
Minimum rear
yard depth
Minimum front
yard depth
Minimum side
yard width
Principal
building
Street
Diagram: Building placement for principal
building
Street
Lane
F
S
R
C
F Front yard
Property line
C Courtyard
R Rear yard
S Side yard
Principal
building
Rear building
Separation
between
buildings
located on
a site
frontage
and rear
buildings
S
Separation
between rear
buildings
Separation
between
buildings
located on a
site frontage
Building
width
Principal
building
Rear building
Diagram: Separation between buildings and
building width for principal buildings and rear
buildings on a wider site frontage
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3.2
Other Uses
Uses not regulated by section 3.1 of this schedule are subject to the following regulations.
3.2.1
Density and Floor Area
3.2.1.1
The maximum floor space ratio is 0.75.
3.2.2
Building Form and Placement
Regulations
RT-9
3.2.2.1
Maximum building height
10.7 m and 3 storeys
3.2.2.2
Minimum front yard depth
the average of the minimum front yard
depths of the 2 adjacent sites
3.2.2.3
Minimum side yard width where the site width:
(a) does not exceed 15.0 m
10% of the site width
(b) exceeds 15.0 m
1.5 m
3.2.2.4
Maximum site coverage for all buildings
45% of the site area
3.2.2.5
Maximum building depth
50% of the site depth
Front Yard
3.2.2.6
Despite the minimum front yard depth in
section 3.2.2.2 above: where an adjacent site
is vacant, the next adjacent site that is not
vacant will be used to determine the average;
(a) where an adjacent site is vacant, the
next adjacent site that is not vacant will
be used to determine the average;
(b) if 1 or more of the adjacent sites front
on a street other than that of the
development site, or the adjacent sites
are separated by a street or lane, then
such adjacent sites will not be used in
computing the average; and
Site coverage
=
Property line
R Rear yard
Permitted development area
F Front yard
S Side yard
Site frontage
Lane
F
S
R
S
Minimum rear
yard depth
Minimum front
yard depth
Minimum side
yard width
Principal
building
Street
Diagram: Building placement for principal
building
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(c)
where the site is adjacent to a flanking street or lane, the depth must equal the single adjacent site.
3.2.2.7
Despite section 10.5.1(a) of this by-law, the Director of Planning may decrease the minimum front yard
depth where the site is less than 36.6 m in depth.
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4
GENERAL REGULATIONS
All uses in this district are subject to the following regulations.
4.1
Amenity Shares and Affordable Housing Shares
4.1.1
For the purposes of this schedule, amenity has the meaning set out in Schedule F: Affordable Housing
Share and Amenity Share Cost Schedule of this by-law.
4.1.2
For the purposes of this schedule, the cost of an amenity share or affordable housing share is the amount
specified per m2 in Schedule F: Affordable Housing and Amenity Share Cost Schedule of this by-law
for the RT-9 zoning district.
4.2
Computation of Floor Area
4.2.1
Computation of floor area must include:
(a) all floors, including earthen floor, measured to the extreme outer limits of the building including
accessory buildings; and
(b) stairways, fire escapes, elevator shafts, and other features that the Director of Planning considers
similar to the foregoing, measured by their gross cross-sectional areas and included in the
measurements for each floor at which they are located.
4.2.2
Computation of floor area must exclude:
(a) balconies and decks, and any other appurtenances that the Director of Planning considers similar to
the foregoing, provided that the total area of these exclusions does not exceed:
(i)
12% of the permitted floor area for multiple dwelling, infill on a site containing a combined total of
at least 3 dwelling units, or multiple conversion dwelling containing 3 or more dwelling units, and
(ii)
8% of the permitted floor area for all other uses;
(b) patios and roof decks;
(c)
for multiple dwelling, infill on a site containing a combined total of at least 3 dwelling units, or multiple
conversion dwelling containing 3 or more dwelling units, where floors are used for off-street parking or
bicycle storage, those floors or portions thereof that are contained within an accessory building, a rear
building, or a principal building where a site has no developed secondary access, provided that:
(i)
each parking space is open on at least 2 sides and does not exceed 7.3 m in length, and
(ii)
bicycle storage to a maximum of 24 m2;
(d) for all other uses, where floors are used for off-street parking and loading, the taking on or
discharging of passengers, or uses that the Director of Planning considers similar to the foregoing,
those floors or portions thereof, which are:
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(i)
at or below base surface, or
(ii)
above base surface and where developed as off-street parking are contained in an accessory
building situated on a site in accordance with sections 2.2.12 and 2.2.13 of this schedule,
provided that the maximum exclusion for a parking space does not exceed 6.7 m in length;
(e) for multiple dwelling, infill on a site containing a combined total of at least 3 dwelling units, or multiple
conversion dwelling containing 3 or more dwelling units, floors or portions thereof that are used for
heating and mechanical equipment, or uses that the Director of Planning considers similar to the
foregoing, up to a maximum of 3.7 m2 per dwelling unit;
(f)
amenity areas in multiple conversion dwellings containing 3 or more dwelling units, including child day
care facilities, recreation facilities and meeting rooms, provided that:
(i)
the total area being excluded does not exceed 10% of the permitted floor area, and
(ii)
in the case of child day care facilities, the Director of Planning is satisfied that there is a need for
a child day care facility in the immediate neighbourhood;
(g) areas of undeveloped floors that are located:
(i)
above the highest storey or partial storey, and to which there is no permanent means of access
other than a hatch, or
(ii)
adjacent to a storey or partial storey with a ceiling height of less than 1.2 m;
(h) floors located at or below finished grade with a ceiling height of less than 1.2 m;
(i)
entries, porches and verandahs, and covered porches above the first storey, if:
(i)
the side facing the street or rear property line is open or protected by guards that do not exceed
the required minimum height, and
(ii)
the total area of these exclusions, when combined with the balcony and deck exclusions under
section 4.2.2(a) above, does not exceed:
(A) 16% of the permitted floor area for multiple dwelling, infill on a site containing a combined
total of at least 3 dwelling units, or multiple conversion dwelling containing 3 or more
dwelling units, or
(B) 13% of the permitted floor area for all other uses;
(j)
unconditioned floor areas with a ceiling height or height to the underside of joists of less than 2.0 m,
located below the floors of entries, porches and verandahs complying with section 4.2.2(i) above, to
which there is no access from the interior of the building;
(k)
areas of floors existing, proposed or as may be extended over open-to-below space located directly
below sloping roof rafters or a sloping ceiling where the ceiling is directly attached to the underside
of sloping roof rafters, and where the roof joists have a minimum 7:12 pitch and the related ceiling
maintains the same pitch as the roof joists, if:
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(i)
the distance from the floor to any part of the roof rafters or ceiling is no higher than 2.3 m and no
lower than 1.2 m, both measured vertically, and
(ii)
the excluded floor area does not exceed 10% of the permitted total floor area, and despite the
definition of "partial storey" in Section 2 of this by-law, for the purposes of this schedule the
maximum permitted floor area contained in a partial storey must not include floor area excluded
in this section 4.2.2(k); and
(l)
despite section 4.2.1(b) above, for multiple dwelling, infill on a site containing a combined total of at
least 3 dwelling units, or multiple conversion dwelling containing 3 or more dwelling units, where a
dwelling unit is located above another dwelling unit, an area of 7.5 m2 per dwelling unit for an internal
stairway that provides access to the upper dwelling unit and the area located immediately below the
internal stairway.
4.3
Site Coverage
4.3.1
The maximum site coverage for any portion of the site used as parking area is 30%.
4.4
Building Depth: Measurement
4.4.1
For the purposes of section 3.1 of this schedule, building depth means the maximum distance from the
front exterior wall to the rear exterior wall, except that balconies and entries, porches and verandahs that
comply with Section 10 of this by-law and sections 4.2.2(a) and 4.2.2(i) of this schedule may be excluded
from the measurement of building depth.
4.5
External Design
4.5.1
For multiple dwelling, infill on a site containing a combined total of at least 3 dwelling units, or multiple
conversion dwelling containing 3 or more dwelling units, no exterior stairway can exceed the length of 2.4
m.
4.5.2
For multiple dwelling, infill on a site containing a combined total of at least 3 dwelling units, or multiple
conversion dwelling containing 3 or more dwelling units, a minimum area of 7.4 m2 per dwelling unit must
be provided in the form of balconies, decks, roof decks, patios, or other outdoor spaces to the satisfaction
of the Director of Planning.
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RT-10
District Schedule
1
INTENT AND OVERVIEW
1.1
Intent
The intent of this schedule is to encourage development of multiple small houses and duplexes on large
lots and assembled sites, while continuing to permit lower intensity development on smaller sites. Siting
and massing is intended to be compatible with, but not the same as, pre-existing single detached house
development. Retention of older character buildings is encouraged.
Without limitation, applicable Council policies and guidelines for consideration include the RT-10 Small
House/Duplex Guidelines.
1.2
Overview
The table below provides an overview of the outright and conditional approval uses in the RT-10 district,
categorized by the minimum site area required, where applicable. Applicable density, form and placement
regulations in section 3 of this schedule are cross-referenced in the third column.
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
511 m2
Development with more than 1 principal building
3.1
306 m2
Duplex
3.1
Single Detached House or Single Detached House with
Secondary Suite
3.1
Multiple Conversion Dwelling
3.1
Infill Single Detached House or Infill Duplex
3.1
--
Other uses in section 2.1 of this schedule
3.1
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2
USE REGULATIONS
2.1
Outright and Conditional Approval Uses
All outright and conditional approval uses are subject to all other provisions of this by-law, including
Section 2, Section 10 and Section 11, and compliance with the regulations of this schedule including
section 2.2.
The uses identified in the table below as outright approval uses are permitted in these districts and will be
issued a permit.
The uses identified in the table below as conditional approval uses may be approved in these districts by
the Director of Planning, with or without conditions, if the Director of Planning considers:
(a) the intent of this schedule and all applicable Council policies and guidelines; and
(b) the submission of any advisory group, property owner or tenant.
Uses are listed under their general land use category. Applicable use-specific regulations in section 2.2
of this schedule are cross-referenced in the third column. Cross-references to applicable use-specific
regulations are provided for information purposes only and do not form part of this by-law.
Use
Approval
Use-Specific
Regulations
Agricultural Uses
Urban Farm - Class A
Conditional
Cultural and Recreational Uses
Club
Conditional
2.2.1
Community Centre or Neighbourhood House
Conditional
Library, in combination with Community Centre
Conditional
Park or Playground
Conditional
Dwelling Uses
Duplex
Conditional
Infill Duplex
Conditional
Infill Single Detached House
Conditional
Mixed-Use Residential Building
Conditional
2.2.2
Multiple Conversion Dwelling, containing 2 dwelling units
Outright
2.2.3
Multiple Conversion Dwelling, not permitted as an outright approval
use and resulting from the conversion of a building existing on the
site as of November 23, 2005
Conditional
Seniors Supportive or Independent Living Housing
Conditional
Single Detached House
Outright
Single Detached House with Secondary Suite
Conditional
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Use
Approval
Use-Specific
Regulations
Institutional Uses
Ambulance Station
Conditional
Child Day Care Facility
Conditional
Church
Conditional
Community Care or Assisted Living Facility - Class A
Outright
2.2.4
Community Care or Assisted Living Facility - Class B
Conditional
Group Residence
Conditional
Hospital
Conditional
Public Authority Use, essential in these districts
Conditional
School - Elementary or Secondary
Conditional
Social Service Centre
Conditional
Office Uses
Temporary Sales Office
Conditional
Retail Uses
Farmers' Market
Conditional
2.2.5
Neighbourhood Grocery Store
Conditional
Public Bike Share
Conditional
Shared E-Scooter System
Conditional
Service Uses
Bed and Breakfast Accommodation
Conditional
Short Term Rental Accommodation
Conditional
Utility and Communication Uses
Public Utility
Conditional
uncategorized
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1
Outright
2.2.6, 2.2.7
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1 and not permitted as an outright approval use
Conditional
Accessory Uses, customarily ancillary to any outright approval use
listed in this section 2.1
Outright
Accessory Uses, customarily ancillary to any conditional approval
use listed in this section 2.1
Conditional
Deposition or extraction of material, which alters the configuration of
the land
Conditional
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2.2
Use-Specific Regulations
2.2.1
Club may be permitted if no commercial activities are carried on and the use does not adversely impact
dwelling uses.
2.2.2
The only non-dwelling use permitted in a mixed-use residential building is neighbourhood grocery store.
2.2.3
Multiple conversion dwelling containing 2 dwelling units is permitted as an outright approval use if:
(a) there are no additions to the building;
(b) no housekeeping or sleeping units are created; and
(c)
no development permit is issued until the requisite permits required by other by-laws that relate to
design, construction and safety of buildings are issuable.
2.2.4
Community care or assisted living facility - class A is subject to the regulations, variations and relaxations
that apply to single detached house.
2.2.5
Farmers' market may be permitted if the Director of Planning considers the appropriateness of the use
with respect to compatibility with nearby sites, parking, traffic, noise, hours of operation, size of facility and
pedestrian amenity.
2.2.6
Accessory buildings customarily ancillary to
any use listed in section 2.1 of this schedule,
are permitted as an outright approval use if:
(a) no accessory building exceeds 3.7 m in
height, measured to:
(i)
the highest point of a flat roof,
(ii)
the deck line of a mansard roof, or
(iii) the mean height between the
eaves and the ridge of a gable, hip
or gambrel roof,
provided that no portion of an accessory
building exceeds 4.6 m in building
height;
(b) all accessory buildings are located:
(i)
within 7.1 m of the ultimate rear
property line,
Flanking street
CL
Street
Lane
F
S
S
Distance from
flanking street
CL Centre line
R Rear yard
S Side yard
F Front yard
Property line
Distance from ultimate
centre line of lane
Distance from ultimate
rear property line or
within permitted
building depth
Building width
Principal
building
Accessory
building
Diagram: Building placement for accessory
building
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(ii)
at least 3.6 m from the ultimate centre line of any rear or flanking lane, and
(iii) at least 1.5 m from a flanking street;
(c)
the total floor area of all accessory buildings, measured to the extreme outer limits of the building,
does not exceed 48 m2;
(d) the combined building width for all accessory buildings does not exceed 80% of the width of the site
at the rear property line; and
(e) roof decks and decks are not located on an accessory building.
2.2.7
The Director of Planning may vary the floor area and site coverage regulations for accessory buildings and
sections 4.7 and 4.8 of the Parking By-law provided that:
(a) the Director of Planning is satisfied that adequate off-street parking on any site less than 36.6 m in
depth cannot otherwise be accommodated; and
(b) in developments with a carport or garage, the Director of Planning considers the impact on
neighbouring sites of building height, shadow, open space and landscaping.
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3
DENSITY, FORM AND PLACEMENT REGULATIONS
This section contains density, form and placement regulations organized by use.
3.1
All Uses
Duplex, single detached house, single detached house with secondary suite, multiple conversion dwelling,
infill, dwelling uses on a site with more than 1 principal building, and all other uses in these districts are
subject to the following regulations.
3.1.1
Density and Floor Area
3.1.1.1
The maximum floor space ratio is 0.40, except that the Director of Planning may increase the permitted
floor space ratio to a maximum of:
(a) 0.80 for dwelling uses; and
(b) 0.60 for all other uses combined,
if the Director of Planning considers the intent of this schedule, all applicable Council policies and
guidelines and the submission of any advisory group, property owner or tenant.
3.1.1.2
The total number of dwelling units on a site must not exceed:
(a) 74 units per hectare on sites with a site frontage of 18.3 m or more;
(b) 3 dwelling units on sites with a site frontage that is equal to or greater than 15.0 m but is less than
18.3 m; and
(c)
2 dwelling units on sites with a frontage less than 15.0 m,
except that the Director of Planning may vary the permitted number of dwelling units on a site if the
Director of Planning considers the intent of this schedule and all applicable Council policies and guidelines,
but the Director of Planning may not increase the number of dwelling units to more than 3 for section
3.1.1.2(c) above.
3.1.2
Building Form and Placement
Regulations
RT-10
3.1.2.1
Minimum site area for:
306 m²
(a) duplex
(b) single detached house or single detached house with
secondary suite
(c)
multiple conversion dwelling
City of Vancouver
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Regulations
RT-10
(d) infill duplex and infill single detached house
306 m²
3.1.2.2
Maximum building height for a building located:
(a) in the front 60% of the site depth
10.7 m and 2 storeys
(b) in the rear 40% of the site depth
7.7 m and 2 storeys
3.1.2.3
Minimum front yard depth on:
(a) sites with a frontage greater than 18.3 m and with more than
1 principal building
4.9 m
(b) other sites
the average of the minimum front yard
depths of the 2 adjacent sites
3.1.2.4
Minimum side yard width where the site width:
(a) does not exceed 12.0 m
10% of the site width
(b) exceeds 12.0 m
1.2 m
3.1.2.5
Minimum rear yard depth
0.6 m
3.1.2.6
Maximum site coverage for all buildings
45% of the site area
3.1.2.7
Maximum area of impermeable materials
70% of the site area
3.1.2.8
Maximum building depth for sites where there is 1 principal
building or 1 principal building with infill
40% of the site depth
Number of Principal Buildings on a Site
3.1.2.9
The Director of Planning may permit more than 1 principal building on sites with a minimum site area
of 511 m2 and a minimum site frontage of 15.0 m, if the Director of Planning considers the intent of this
schedule and all applicable Council policies and guidelines.
Site Area
3.1.2.10 The Director of Planning may reduce the minimum site area in sections 3.1.2.1(a) and 3.1.2.1(b) above if
the lot was on record in the Land Title Office prior to November 23, 2005.
Building Height
3.1.2.11 Despite the maximum building height in section 3.1.2.2(b) above, the second storey of a building located in
the rear 40% of the site depth must be a partial storey not exceeding 50% of the storey immediately below.
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3.1.2.12 The Director of Planning may increase the
maximum building height, if the Director of
Planning considers the intent of this schedule
and all applicable Council policies and
guidelines.
Front Yard
3.1.2.13 Despite the minimum front yard depth in
section 3.1.2.3(b) above:
(a) where an adjacent site is vacant, the
next adjacent site that is not vacant will
be used to determine the average;
(b) if 1 or more of the adjacent sites front
on a street other than that of the
development site, or the adjacent sites
are separated by a street or lane, or
the Director of Planning is satisfied that
1 or more of the adjacent sites is an
anomaly, then such adjacent sites will
not be used in computing the average;
and
(c)
where the site is adjacent to a flanking street or lane, the depth must equal the single adjacent site.
3.1.2.14 The Director of Planning may vary the required front yard depth on:
(a) a corner site;
(b) a double fronting site;
(c)
a site where a building line has been established pursuant to section 8.1.1 of this by-law; and
(d) other sites,
if the Director of Planning considers the intent of this schedule and all applicable Council policies and
guidelines.
Side Yard
3.1.2.15 Despite the minimum side yard width in section 3.1.2.4 above, in the case of a corner site that has located
at its rear, with or without the intervention of a lane, a site that fronts on the street flanking the corner site,
the required minimum width of an exterior side yard is 2.4 m.
3.1.2.16 Despite the minimum side yard width in section 3.1.2.4 above, an additional side yard with a minimum
width of 4.9 m and minimum length equal to 25% of the site depth must also be provided on each side of
Street
Lane
F
Property line
F Front yard
S Side yard
25%
of site
depth
S
S
4.9 m
25%
of site
depth
Additional side
yard
4.9 m
Min.
6.7 m
0.6 m
Max.
35% of
site
depth
Front yard depth
R
Diagram: Yards for principal building
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the site, and each of these side yards must be located so that its rear boundary is not less than 6.7 m, and
not more than a distance equal to 35% of the site depth, from the ultimate rear property line.
3.1.2.17 The Director of Planning may vary the required side yard width on:
(a) a corner site;
(b) a double fronting site;
(c)
a site where a building line has been established pursuant to section 8.1.1 of this by-law; and
(d) other sites,
if the Director of Planning considers the intent of this schedule and all applicable Council policies and
guidelines.
Rear Yard
3.1.2.18 Despite the minimum rear yard depth in section 3.1.2.5 above, where the rear property line does not abut
a lane and a lane dedication is not required, a rear yard with a minimum depth of 1.2 m must be provided,
except that the Director of Planning may increase the required rear yard if the Director of Planning
considers the intent of this schedule and all applicable Council policies and guidelines.
Building Depth
3.1.2.19 The Director of Planning may increase the maximum building depth if the Director of Planning considers
the intent of this schedule and all applicable Council policies and guidelines.
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4
GENERAL REGULATIONS
All uses in these districts are subject to the following regulations.
4.1
Computation of Floor Area
4.1.1
Computation of floor area must include:
(a) all floors, including earthen floor, measured to the extreme outer limits of the building including
accessory buildings;
(b) stairways, fire escapes, elevator shafts, and other features that the Director of Planning considers
similar to the foregoing, measured by their gross cross-sectional areas and included in the
measurements for each floor at which they are located; and
(c)
where the distance from a floor to the floor above, or where there is no floor above, to the top of the
roof joists, exceeds 3.7 m, an amount equal to the area of the floor below the excess height.
4.1.2
Computation of floor area must exclude:
(a) balconies and decks, and any other appurtenances that the Director of Planning considers similar to
the foregoing, provided that the total area of these exclusions does not exceed 8% of the permitted
floor area;
(b) patios and roof decks, if the Director of Planning considers the impact on privacy and overlook;
(c)
where floors are used for off-street parking and loading, bicycle storage in multiple conversion
dwellings containing 3 or more dwelling units, or uses that the Director of Planning considers similar
to the foregoing, those floors or portions thereof not exceeding 7.3 m in length, which:
(i)
for dwelling uses:
(A) on sites with only 1 principal building, are located in an accessory building located on the
site in accordance with sections 2.2.6 and 2.2.7 of this schedule or in an infill building up to
a maximum of 48 m2,
(B) on sites with no developed secondary access and with only 1 principal building, are located
in a principal building, an accessory building, or an infill building up to a maximum area that
the Director of Planning may determine, provided the Director of Planning considers the
intent of this schedule and all applicable Council policies and guidelines,
(C) on sites with more than 1 principal building, are located in a principal building or an
accessory building up to a maximum area of 24 m² per dwelling unit, and
(D) on sites with no developed secondary access and with more than 1 principal building, are
located in a principal building, or an accessory building up to a maximum area that the
Director of Planning may determine, if the Director of Planning considers the intent of this
schedule and all applicable Council polices and guidelines, and
(ii)
for non-dwelling uses, are located at or below base surface;
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(d) areas of undeveloped floors that are located:
(i)
above the highest storey or partial storey, and to which there is no permanent means of access
other than a hatch, or
(ii)
adjacent to a storey or partial storey with a ceiling height of less than 1.2 m;
(e) floors located at or below finished grade with a ceiling height of less than 1.2 m;
(f)
entries, porches and verandahs, and covered porches above the first storey, if:
(i)
the side facing the street, rear property line or common open space is open or protected by
guards that do not exceed the required minimum height,
(ii)
the total area of these exclusions, when combined with the balcony and deck exclusions under
section 4.1.2(a) above, does not exceed 13% of the permitted floor area,
(iii) the ceiling height, excluding roof structures, of the total area being excluded does not exceed
3.1 m measured from the entry, porch or verandah floor; and
(g) unconditioned floor areas with a ceiling height or height to the underside of joists of less than 2.0 m,
located below the floors of entries, porches and verandahs complying with section 4.1.2(f) above, to
which there is no access from the interior of the building.
4.2
Dwelling Unit Density: Calculation
4.2.1
On sites with a frontage of 18.3 m or more, where the calculation of dwelling units per hectare results in a
fractional number, the number must be rounded down.
4.3
Site Coverage and Impermeability
4.3.1
The maximum site coverage for any portion of the site used as parking area is 30%.
4.3.2
The maximum area of impermeable materials includes site coverage for all buildings.
4.4
Yards: Projections
4.4.1
Despite section 10.8 of this by-law:
(a) entries, porches and verandahs complying with section 4.1.2(f) of this schedule may project up to
1.2 m into the required side yards, where a side yard of at least 2.4 m in width has been provided;
and
(b) the Director of Planning may permit other projections in the required side yards if the Director of
Planning considers the intent of this schedule and all applicable Council policies and guidelines.
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4.5
Building Depth: Measurement
4.5.1
Maximum building depth means the maximum distance between the required minimum front yard and the
rear of the principal building, measured prior to any required lane dedication.
4.6
External Design
4.6.1
A portion of the surface of the ground adjoining a building may be lowered and excluded from the average
elevation for the purpose of calculating finished grade, if:
(a) the purpose is to provide light or access to a basement or cellar;
(b) the lowered surface does not extend more than 3.1 m from the building;
(c)
that portion of the building abutting the lowered surface does not exceed half the width of the building,
or 4.6 m, whichever is the lesser; and
(d) the lowered surface does not extend into the side yard required in sections 3.1.2.4.
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District Schedule
1
INTENT AND OVERVIEW
1.1
Intent
The intent of this schedule is to allow a variety of housing options by encouraging development of multiple
small single detached houses and duplexes on larger lots and assembled sites, while continuing to permit
lower intensity development on smaller sites. Siting and massing are intended to be compatible with, but
not the same as, pre-existing single detached development. Laneway houses, secondary suites, and lock-
off units are permitted, within limits, to provide flexible housing choices. Retention of character buildings is
encouraged.
Without limitation, applicable Council policies and guidelines for consideration include the RT-11
Guidelines.
1.2
Overview
The table below provides an overview of the outright and conditional approval uses in the RT-11 district,
categorized by the minimum site area required, where applicable. Applicable density, form and placement
regulations in section 3 of this schedule are cross-referenced in the third column.
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
511 m2
Duplex or Duplex with Secondary Suite on a site with more than 1
principal building
3.1
Single Detached House or Single Detached House with
Secondary Suite on a site with more than 1 principal building
3.1
334 m2
Infill Single Detached House or Infill Duplex
3.1
Duplex with Secondary Suite
3.1
Multiple Conversion Dwelling, containing 3 dwelling units
3.1
303 m2
Duplex
3.1
Multiple Conversion Dwelling, containing 2 dwelling units
3.1
--
Other uses in section 2.1 of this schedule
3.1
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Minimum
Site Area
Use
Density, Form
and Placement
Regulations
Regulated
by the R1-1
District
Schedule
Single Detached House or Single Detached House with
Secondary Suite
Regulated by
the R1-1 District
Schedule
--
Laneway House
Regulated by
the R1-1 District
Schedule
2
USE REGULATIONS
2.1
Outright and Conditional Approval Uses
All outright and conditional approval uses are subject to all other provisions of this by-law, including
Section 2, Section 10 and Section 11, and compliance with the regulations of this schedule including
section 2.2.
The uses identified in the table below as outright approval uses are permitted in these districts and will be
issued a permit.
The uses identified in the table below as conditional approval uses may be approved in these districts by
the Director of Planning, with or without conditions, if the Director of Planning considers:
(a) the intent of this schedule and all applicable Council policies and guidelines; and
(b) the submission of any advisory group, property owner or tenant.
Uses are listed under their general land use category. Applicable use-specific regulations in section 2.2
of this schedule are cross-referenced in the third column. Cross-references to applicable use-specific
regulations are provided for information purposes only and do not form part of this by-law.
Use
Approval
Use-Specific
Regulations
Agricultural Uses
Urban Farm - Class A
Conditional
Cultural and Recreational Uses
Club
Conditional
Community Centre or Neighbourhood House
Conditional
Library, in combination with Community Centre
Conditional
Park or Playground
Conditional
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Use
Approval
Use-Specific
Regulations
Dwelling Uses
Duplex
Outright
Duplex with Secondary Suite
Conditional
2.2.1
Duplex, on a site with more than 1 principal building
Conditional
2.2.2
Duplex with Secondary Suite, on a site with more than 1 principal
building
Conditional
2.2.2
Infill Duplex, in combination with the retention of a building existing
on the site prior to January 1, 1940
Conditional
Infill Single Detached House
Conditional
2.2.3
Laneway House
Conditional
2.2.4
Mixed-Use Residential Building
Conditional
2.2.5
Multiple Conversion Dwelling, containing 2 dwelling units
Outright
2.2.6
Multiple Conversion Dwelling, not permitted as an outright approval
use and resulting from the conversion of a building existing on the
site as of May 15, 2013
Conditional
2.2.7
Principal Dwelling Unit with a Lock-Off Unit
Conditional
2.2.8
Seniors Supportive or Independent Living Housing
Conditional
Single Detached House
Outright
2.2.9
Single Detached House with Secondary Suite
Conditional
2.2.9
Single Detached House, on a site with more than 1 principal building
Conditional
2.2.2
Single Detached House with Secondary Suite, on a site with more
than 1 principal building
Conditional
2.2.2
Institutional Uses
Ambulance Station
Conditional
Child Day Care Facility
Conditional
Church
Conditional
Community Care or Assisted Living Facility - Class A
Outright
2.2.10
Community Care or Assisted Living Facility - Class B
Conditional
Group Residence
Conditional
Hospital
Conditional
Public Authority Use, essential in these districts
Conditional
School - Elementary or Secondary
Conditional
Social Service Centre
Conditional
Office Uses
Temporary Sales Office
Conditional
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Use
Approval
Use-Specific
Regulations
Retail Uses
Farmers' Market
Conditional
2.2.11
Neighbourhood Grocery Store
Conditional
Public Bike Share
Conditional
Shared E-Scooter System
Conditional
Service Uses
Bed and Breakfast Accommodation
Conditional
Short Term Rental Accommodation
Conditional
Utility and Communication Uses
Public Utility
Conditional
uncategorized
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1
Outright
2.2.12, 2.2.13
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1 and not permitted as an outright approval use
Conditional
Accessory Uses, customarily ancillary to any outright approval use
listed in this section 2.1
Outright
2.2.14
Accessory Uses, customarily ancillary to any conditional approval
use listed in this section 2.1
Conditional
Deposition or extraction of material, which alters the configuration of
the land
Conditional
2.2
Use-Specific Regulations
2.2.1
Duplex with secondary suite must have no more than 1 secondary suite for each dwelling unit.
2.2.2
The Director of Planning may permit:
(a) 2 principal buildings on a site with a minimum site area of 334 m2 if:
(i)
the site meets at least 1 of the following criteria:
(A) the rear or side property line of the site abuts a park or school site, with or without the
intervention of a lane,
(B) the site is a corner site, or
(C) the site is double fronting,
(ii)
on sites other than double fronting sites, 1 of the principal buildings is located within the rear
40% of the ultimate site depth, and that building is a single detached house, and
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(iii) the Director of Planning considers the intent of this schedule and all applicable Council policies
and guidelines; and
(b) more than 1 principal building on a site with a minimum site area of 511 m2 if the Director of Planning
considers the intent of this schedule and all applicable Council policies and guidelines.
2.2.3
Infill single detached house may be permitted if:
(a) it is in combination with the retention of a building existing on the site prior to January 1, 1940; or
(b) the site meets at least 1 of the following criteria:
(i)
the rear or side property line of the site abuts a park or school site, with or without the
intervention of a lane,
(ii)
the site is a corner site, or
(iii) the site is a double fronting site.
2.2.4
Laneway house must be in combination with a single detached house or single detached house with
secondary suite, which is the only principal building on the site. Laneway house is regulated by Section 11
of this by-law and sections 3 and 4 of this schedule do not apply.
2.2.5
The only non-dwelling use permitted in a mixed-use residential building is neighbourhood grocery store.
2.2.6
Multiple conversion dwelling containing 2 dwelling units is permitted as an outright approval use if:
(a) there are no additions to the building;
(b) no housekeeping or sleeping units are created;
(c)
the development complies with sections 3.1.2.7, 3.1.2.8 and 4.3 of this schedule; and
(d) no development permit is issued until the requisite permits required by other by-laws that relate to
design, construction and safety of buildings are issuable.
2.2.7
Multiple conversion dwelling that is not permitted as an outright approval use, resulting from the conversion
of a building existing on the site as of May 15, 2013, may be permitted as a conditional approval use if:
(a) the Director of Planning considers the quality and liveability of the resulting units, the suitability of
the building for conversion in terms of age and size and the impact of the conversion on adjacent
properties;
(b) no additions are permitted for buildings constructed on or after January 1, 1940, except additions up
to 5 m² used as exits;
(c)
no housekeeping or sleeping units are created; and
(d) there are no more than 3 dwelling units.
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2.2.8
Principal dwelling unit with lock-off unit may be permitted only on a site with more than 2 principal buildings
and a minimum frontage of 18.3 m, in:
(a) an infill single detached house;
(b) an infill duplex;
(c)
a single detached house; or
(d) a duplex.
2.2.9
Single detached house or single detached house with secondary suite, where developed as the only
principal building on site, must comply with the R1-1 District Schedule and sections 3 and 4 of this
schedule do not apply.
2.2.10
Community care or assisted living facility - class A is subject to the regulations, variations and relaxations
that apply to single detached house.
2.2.11
Farmers' market may be permitted if the Director of Planning considers the appropriateness of the use
with respect to compatibility with nearby sites, parking, traffic, noise, hours of operation, size of facility and
pedestrian amenity.
2.2.12
Accessory buildings customarily ancillary to
any use listed in section 2.1 of this schedule,
are permitted as an outright approval use if:
(a) no accessory building exceeds 3.7 m in
height, measured to:
(i)
the highest point of a flat roof,
(ii)
the deck line of a mansard roof, or
(iii) the mean height between the
eaves and the ridge of a gable, hip
or gambrel roof,
provided that no portion of an accessory
building exceeds 4.6 m in building
height;
(b) all accessory buildings are located:
(i)
within 7.9 m of the ultimate rear
property line,
(ii)
at least 3.6 m from the ultimate
centre line of any rear or flanking
lane, and
Flanking street
CL
Street
Lane
F
S
S
Distance from
flanking street
CL Centre line
R Rear yard
S Side yard
F Front yard
Property line
Distance from ultimate
centre line of lane
Distance from ultimate
rear property line or
within permitted
building depth
Building width
Principal
building
Accessory
building
Diagram: Building placement for accessory
building
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(iii) at least 1.5 m from a flanking street;
(c)
the total floor area of all accessory buildings, measured to the extreme outer limits of the building,
does not exceed 48 m2, except that the total allowable accessory building floor area will be reduced
by:
(i)
any floor area previously excluded from existing development pursuant to section 4.1.2(c) of this
schedule, and
(ii)
the floor area of a laneway house;
(d) the combined building width for all accessory buildings does not exceed 80% of the width of the site
at the rear property line; and
(e) roof decks and decks are not located on an accessory building.
2.2.13
The Director of Planning may vary the site coverage regulations to accommodate an accessory building if:
(a) the Director of Planning is satisfied that adequate off-street parking on any site less than 36.6 m in
depth cannot otherwise be accommodated; and
(b) the Director of Planning also considers the impact on neighbouring sites of building height, shadow,
open space and landscaping, the intent of this schedule and all applicable Council policies and
guidelines.
2.2.14
Accessory parking spaces customarily ancillary to any outright approval use listed in section 2.1 of this
schedule must comply with the provisions of section 2.2.12(b) above.
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3
DENSITY, FORM AND PLACEMENT REGULATIONS
This section contains density, form and placement regulations organized by use.
3.1
All Uses
Duplex, duplex with secondary suite, multiple conversion dwelling, infill, dwelling uses on a site with more
than 1 principal building, uses involving character house retention, and all other uses in these districts,
except single detached house and single detached house with secondary suite, as the only principal
building on the site, and laneway house, are subject to the following regulations.
3.1.1
Density and Floor Area
3.1.1.1
The maximum floor space ratio is:
(a) 0.60, for all uses other than duplex or duplex with secondary suite; and
(b) 0.75 for duplex or duplex with secondary suite on a site with 1 principal building.
3.1.1.2
Despite the maximum floor space ratio in section 3.1.1.1 above, the Director of Planning may increase the
permitted floor space ratio to maximum of:
(a) 0.90 for dwelling uses on sites where buildings existing prior to January 1, 1940 are retained; and
(b) 0.85 for all other dwelling uses, except for duplex and duplex with secondary suite,
if the Director of Planning considers the intent of this schedule, all applicable Council policies and
guidelines, and the submission of any advisory group, property owner or tenant.
3.1.1.3
Despite the maximum floor space ratio in sections 3.1.1.1 and 3.1.1.2 above, on a site:
(a) with a site area less than 511 m2; and
(b) where a building constructed after January 1, 1940 is not retained,
the floor space ratio allocated to a second principal building or infill single detached house or infill duplex at
the rear of the site must not exceed 0.20.
3.1.1.4
On a site with a minimum site area of 511 m2, the total number of dwelling units, excluding lock-off units
and secondary suites, must not exceed:
(a) 74 units per hectare on a site with a frontage of 18.3 m or more, except that the number of lock-off
units and secondary suites must not exceed the greater of 3 or 45% of the number of dwelling units
permitted; and
(b) 3 dwelling units on a site with a frontage less than 18.3 m,
except that the Director of Planning may permit 1 additional dwelling unit if the Director of Planning
considers the intent of this schedule and all applicable Council policies and guidelines.
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3.1.1.5
On a site with a site area less than 511 m2 that:
(a) abuts a park or school site, with or without the intervention of a lane;
(b) is a corner site; or
(c)
is a double fronting site,
the total number of dwelling units, excluding lock-off units and secondary suites, must not exceed 3
dwelling units.
3.1.2
Building Form and Placement
Regulations
RT-11
3.1.2.1
Minimum site area for:
(a) duplex
303 m²
(b) multiple conversion dwelling containing 2 units
303 m²
(c)
duplex with secondary suite
334 m²
(d) multiple conversion dwelling containing 3 units
334 m²
(e) infill single detached house or infill duplex
334 m²
3.1.2.2
Minimum site frontage for all dwelling uses
9.8 m
3.1.2.3
Maximum building height for:
(a) a building, other than duplex or duplex with secondary suite
on a site with 1 principal building:
(i)
in the front 60% of the site depth
10.7 m and 2 storeys
(ii)
in the rear 40% of the site depth
7.7 m and 2 storeys
(b) duplex or duplex with secondary suite on a site with 1
principal building in the front 60% of the site depth
10.7 m and 3 storeys
3.1.2.4
Minimum front yard depth:
(a) on sites with a frontage greater than 18.3 m and more than 1
principal building
4.9 m
(b) on all other sites
the average of the minimum front yard
depths of the 2 adjacent sites
3.1.2.5
Minimum side yard width
1.2 m
3.1.2.6
Minimum rear yard depth
0.6 m
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Regulations
RT-11
3.1.2.7
Maximum site coverage
45% of the site area
3.1.2.8
Maximum area of impermeable materials
70% of the site area
3.1.2.9
Maximum building depth for sites with:
40% of the site depth
(a) 1 principal building
(b) 1 principal building with infill
(c)
2 principal buildings with the second principal building
located at the rear of the site
Site Area
3.1.2.10 The Director of Planning may decrease the
minimum site area in:
(a) section 3.1.2.1(a) above for duplex;
(b) section 3.1.2.1(c) above for duplex with
secondary suite; and
(c)
section 3.1.2.1(e) above for infill single
detached house in combination with the
retention of a building existing on the
site prior to January 1, 1940,
if the lot was on record in the Land Title
Office prior to May 15, 2013 and the Director
of Planning considers the quality and
liveability of the resulting units, the impact
on neighbouring properties, the intent of this
schedule, and all applicable Council policies
and guidelines.
Site Frontage
3.1.2.11 The Director of Planning may decrease the
minimum site frontage for:
(a) duplex or duplex with secondary suite; and
(b) infill single detached house in combination with the retention of a character building existing on the
site prior to January 1, 1940,
Street
Lane
F
Property line
F Front yard
S Side yard
25%
of site
depth
S
S
4.9 m
25%
of site
depth
Additional side
yard
4.9 m
Min.
6.7 m
0.6 m
Max.
35% of
site
depth
Front yard depth
R
Diagram: Yards for principal building
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if the lot was on was on record in the Land Title Office prior to May 15, 2013, and the Director of Planning
considers the quality and liveability of the resulting units, the impact on neighbouring properties, the intent
of this schedule, and all applicable Council policies and guidelines.
Building Height
3.1.2.12 Despite the maximum building height in section 3.1.2.3(b) above, the third storey must be a partial storey
not exceeding 50% of the storey immediately below and must comply with section 4.6 of this schedule.
3.1.2.13 The Director of Planning may increase the maximum building height:
(a) in section 3.1.2.3(a) above, to permit a third storey, if it does not exceed 60% of the storey
immediately below; and
(b) in sections 3.1.2.3(a)(ii) and 3.1.2.12 above,
if the Director of Planning considers the intent of this schedule and all applicable Council policies and
guidelines.
Front Yard
3.1.2.14 Despite the minimum front yard depth in section 3.1.2.4(b) above:
(a) where an adjacent site is vacant, the next adjacent site that is not vacant will be used to determine
the average;
(b) if 1 or more of the adjacent sites front on a street other than that of the development site, or the
adjacent sites are separated by a street or lane, or the Director of Planning is satisfied that 1 or
more of the adjacent sites is an anomaly, then such adjacent sites will not be used in computing the
average; and
(c)
where the site is adjacent to a flanking street or lane, the depth must equal the single adjacent site.
3.1.2.15 The Director of Planning may decrease the required front yard depth if the Director of Planning considers
the intent of this schedule and all applicable Council policies and guidelines.
Side Yard
3.1.2.16 Despite the minimum side yard width in section 3.1.2.5 above and despite section 10.4 of this by-law, if a
corner site has:
(a) a site located at its rear, with or without the intervention of a lane, which fronts on the street flanking
the corner site; and
(b) a frontage greater than 18.3 m,
the minimum side yard width is 2.4 m.
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3.1.2.17 Despite the minimum side yard width in section 3.1.2.5 above, except for duplex or duplex with secondary
suite on a site with one principal building, additional side yards must be provided with:
(a) a minimum width of 4.9 m;
(b) a minimum length equal to 25% of the site depth, measured from the ultimate rear property line; and
(c)
a rear boundary that is not less than 6.7 m or more than a distance equal to 35% of the site depth,
measured from the ultimate rear property line,
except that the Director of Planning may decrease the required side yard width in this section 3.1.2.17
if the Director of Planning considers the intent of this schedule and all applicable Council policies and
guidelines.
Rear Yard
3.1.2.18 Despite the minimum rear yard depth in section 3.1.2.6 above, where the rear property line does not abut
a lane and a lane dedication is not required, a rear yard must have a minimum depth of 1.2 m, except
that the Director of Planning may decrease the required rear yard if the Director of Planning considers the
intent of this schedule and all applicable Council policies and guidelines.
Building Depth
3.1.2.19 The Director of Planning may increase the maximum building depth if the Director of Planning considers
the intent of this schedule and all applicable Council policies and guidelines.
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4
GENERAL REGULATIONS
All uses in these districts, except single detached house and single detached house with secondary suite,
as the only principal building on the site, and laneway house, are subject to the following regulations.
4.1
Computation of Floor Area
4.1.1
Computation of floor area must include:
(a) all floors, including earthen floor, measured to the extreme outer limits of the building including
accessory buildings;
(b) stairways, fire escapes, elevator shafts and other features that the Director of Planning considers
similar to the foregoing, measured by their gross cross-sectional areas and included in the
measurements for each floor at which they are located; and
(c)
where the distance from a floor to the floor above, or where there is no floor above, to the top of the
roof joists, exceeds 3.7 m, an amount equal to the area of the floor below the excess height.
4.1.2
Computation of floor area must exclude:
(a) balconies and decks, and any other appurtenances that the Director of Planning considers similar to
the foregoing, provided that the total area of these exclusions does not exceed 8% of the permitted
floor area;
(b) patios and roof decks, if the Director of Planning considers the impact on privacy and overlook;
(c)
where floors are used for off-street parking and loading, bicycle storage in multiple conversion
dwellings containing 3 dwelling units, or uses that the Director of Planning considers similar to the
foregoing, those floors or portions thereof not exceeding 7.3 m in length, which:
(i)
for dwelling uses on sites with 1 principal building, are located in an accessory building located
on the site in accordance with sections 2.2.12 and 2.2.13 of this schedule or in an infill building
up to a maximum of 48 m2,
(ii)
for dwelling uses on sites with no developed secondary access and with only 1 principal building,
are located in a principal building, an accessory building, or infill building up to a maximum area
that the Director of Planning may determine, provided the Director of Planning considers the
intent of this schedule and all applicable Council policies and guidelines,
(iii) for dwelling uses on sites with more than 1 principal building, are located in a principal building
or an accessory building up to a maximum area of 24 m² per dwelling unit,
(iv) for dwelling uses on a site with no developed secondary access and with more than 1 principal
building, are located in a principal building, or an accessory building up to a maximum area that
the Director of Planning may determine, provided the Director of Planning considers the intent of
this schedule and all applicable Council polices and guidelines, and
(v)
for non-dwelling uses, are located at or below base surface;
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(d) areas of undeveloped floors that are located:
(i)
above the highest storey or partial storey, and to which there is no permanent means of access
other than a hatch, or
(ii)
adjacent to a storey or partial storey with a ceiling height of less than 1.2 m;
(e) floors located at or below finished grade with a ceiling height of less than 1.2 m;
(f)
entries, porches and verandahs, and covered porches above the first storey, if:
(i)
the side facing the street, rear property line, common open space, park, or school is open or
protected by guards that do not exceed the required minimum height,
(ii)
the total area of these exclusions, when combined with the balcony and deck exclusions under
section 4.1.2(a) above, does not exceed 13% of the permitted floor area,
(iii) the ceiling height, excluding roof structure, of the total area being excluded does not exceed
3.1 m measured from the entry, porch or verandah floor, and
(iv) for duplex and duplex with secondary suite, the depth of the total area being excluded for
covered porches above the first storey does not exceed 1.8 m;
(g) unconditioned floor areas with a ceiling height or height to the underside of joists of less than 2.0 m,
located below the floors of entries, porches and verandahs complying with section 4.1.2(f) above, to
which there is no access from the interior of the building; and
(h) for duplex and duplex with secondary suite, areas of floors existing, proposed or as may be extended
over open-to-below space located directly below sloping roof rafters or a sloping ceiling where the
ceiling is directly attached to the underside of sloping roof rafters, and where the roof joists have a
minimum 7:12 pitch and the related ceiling maintains the same pitch as the roof joists if:
(i)
the distance from the floor to any part of the roof rafters or ceiling is no higher than 2.3 m and no
lower than 1.2 m, both measured vertically, and
(ii)
the excluded floor area does not exceed 10% of the permitted total floor area,
and despite the definition of "partial storey" in Section 2 of this by-law, for the purposes of this
schedule the maximum permitted floor area contained in a partial storey must not include floor area
excluded in this section 4.1.2(h).
4.2
Dwelling Unit Density: Calculation
4.2.1
Where the calculation of dwelling units, secondary suites or lock-off units results in a fractional number, the
number must be rounded down.
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4.3
Site Coverage and Impermeability
4.3.1
The maximum site coverage for any portion of the site used as parking area is 30%.
4.3.2
The maximum area of impermeable materials includes site coverage for all buildings.
4.4
Side Yards: Projections
4.4.1
Despite section 10.8 of this by-law:
(a) entries, porches and verandahs complying with section 4.1.2(f) of this schedule may project up to
1.2 m into the required side yards, on corner sites with a side yard of at least 2.4 m;
(b) steps that access the main level or basement or accommodate grade changes, or other projections
that the Director of Planning considers similar to the foregoing, may project into the additional side
yard required by section 3.1.2.17 of this schedule, except that they must not be closer than 2.4 m to a
side property line; and
(c)
the Director of Planning may permit other projections into required side yards.
4.5
Building Depth: Measurement
4.5.1
Maximum building depth means the maximum distance between the required minimum front yard and the
rear of the principal building closest to the front of the site, measured prior to any required lane dedication.
4.6
External Design
4.6.1
This section 4.6 applies to duplex and duplex with secondary suite on a site with 1 principal building.
4.6.2
For the purpose of this section 4.6, a "main entrance" means a door facing a street not being a lane, which
is visible from the street and is located at or within 1.8 m of grade, or connected to grade by stairs or a
ramp.
4.6.3
There must be 2 main entrances, 1 to each principal dwelling unit.
4.6.4
On a corner site, 1 main entrance must face the front street and 1 main entrance must face the flanking
street.
4.6.5
There must be an entry, porch or verandah at each main entrance, with a minimum width and depth of
1.8 m.
4.6.6
Roof design must comply with the following provisions:
(a) all roofs except for dormer roofs must:
(i)
have a slope not less than 7:12 and not more than 12:12,
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(ii)
be either hip or gable or a combination of both, and
(iii) intersect at its lower portion with the exterior wall face of the building or the vertical projection
thereof at a line no higher than the lesser of 7.9 m above the base surface or the floor level of a
partial storey or attic above the second storey;
(b) dormer roofs must be gable, hip or shed in form and must have a minimum slope of 4:12;
(c)
the maximum total width of dormers provided on a partial storey above the second storey must not
exceed 50% of the width of the elevation of the storey below;
(d) all exterior dormer walls must be set back a minimum of 0.6 m from the exterior face of the wall of the
storey below; and
(e) despite section 4.6.6(d) above, 1 dormer, which faces an interior side yard and which provides
headroom over a stair and any intermediate and top landings that provide access from the second
storey to the partial storey above may have its face wall flush or continuous with the second storey
exterior wall face below.
4.6.7
Exterior windows in a secondary suite or lock-off unit must have a minimum total glazing area of:
(a) 10% of the total floor area of the room, in each of the kitchen, living room and dining room; and
(b) 5% of the total floor area of the room, in all other rooms, except bathrooms and laundry rooms.
4.6.8
The Director of Planning may vary the requirements of this section 4.6 if, in the opinion of the Director of
Planning, the design meets the intent of the regulations for quality and durability of design and architectural
expression.
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R3 districts
R3
Districts Schedule
1
INTENT AND OVERVIEW
1.1
Intent
The intent of this districts schedule, which contains the regulations for the R3-1, R3-2 and R3-3 district,
is to encourage low-rise apartments and mixed-use residential buildings of varied tenures, while also
preserving lower density options.
For the purposes of the R3 Districts Schedule:
(a) below-market rental dwelling units has the meaning set out in Schedule J: Affordable Housing
Schedule of this by-law;
(b) low-rise apartment means apartment containing more than 8 dwelling units with a maximum building
height of 23.0 m, or with a maximum building height of 27.5 m where:
(i)
a minimum of 20% of the residential floor area is secured as below-market rental dwelling units if
the site is in a transit-oriented area, or
(ii)
100% of the residential floor area is developed as social housing;
(c)
low-rise mixed-use residential building means mixed-use residential building with a maximum
building height of 23.0 m, or with a maximum building height of 27.5 m where:
(i)
a minimum of 20% of the residential floor area is secured as below-market rental dwelling units if
the site is in a transit-oriented area, or
(ii)
100% of the residential floor area is developed as social housing;
(d) transit-oriented area means an area designated as a transit-oriented area under the Transit-Oriented
Areas Designation By-law.
Without limitation, applicable Council policies and guidelines for consideration include the Design and
Development Guidelines.
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R3 districts
1.2
Overview
The table below provides an overview of outright and conditional approval uses in the R3 districts,
categorized by the minimum site area required, where applicable. Applicable density, form and placement
regulations in section 3 of this schedule are cross-referenced in the third column.
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
460 m2
Low-Rise Apartment
3.1
Low-Rise Apartment, in combination with Townhouse
3.1
Low-Rise Mixed-Use Residential Building
3.1
Regulated by
the RM-8A
district
Townhouse in the R3-1 district containing more than 8 dwelling
units
Regulated by
section 2.2.1(a)
and the RM-8A
district
Regulated by
the RR-1 district
Townhouse in the R3-2 district containing more than 8 dwelling
units
Regulated by the
RR-1 district
Regulated by
the RR-1 district
Townhouse in the R3-3 district containing more than 8 dwelling
units, if section 2.2.1(c)(i) of this schedule applies
Regulated by the
RR-1 district
Regulated by
the RM-8A
district
Townhouse in the R3-3 district containing more than 8 dwelling
units, if section 2.2.1(c)(ii) of this schedule applies
Regulated
by section
2.2.1(c)(ii) and the
RM-8A district
Regulated by
the R1-1 district
Duplex
Regulated by the
R1-1 district
Duplex with Secondary Suite
Infill, in combination with the retention of a Character House
Laneway House
Multiple Conversion Dwelling, resulting from the conversion of a
Character House
Principal Dwelling Unit with a Lock-off Unit
Single Detached House
Single Detached House with Secondary Suite
Regulated by
the R1-1 district
Multiple Dwelling containing no more than 8 dwelling units
Regulated by
section 2.2.2 and
the R1-1 district
--
Other uses in section 2.1 of this schedule
3.2
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R3 districts
2
USE REGULATIONS
2.1
Outright and Conditional Approval Uses
All outright and conditional approval uses are subject to all other provisions of this by-law, including
Section 2, Section 10 and Section 11, and compliance with the regulations of this schedule including
section 2.2.
The uses identified in the table below as outright approval uses are permitted in these districts and will be
issued a permit.
The uses identified in the table below as conditional approval uses may be approved in these districts by
the Director of Planning, with or without conditions, if the Director of Planning considers:
(a) the intent of this schedule and all applicable Council policies and guidelines; and
(b) the submission of any advisory group, property owner or tenant.
Uses are listed under their general land use category. Applicable use-specific regulations in section 2.2 of
this schedule are cross-referenced in the third column. Cross-references to applicable use-specific
regulations are provided for information purposes only and do not form part of this by-law.
Use
Approval
Use-Specific
Regulations
Agricultural Uses
Urban Farm - Class A
Conditional
Cultural and Recreational Uses
Artist Studio - Class A
Conditional
Bowling Alley
Conditional
2.2.4
Club
Conditional
2.2.4
Community Centre or Neighbourhood House
Conditional
Fitness Centre
Conditional
2.2.4
Library, in combination with Community Centre
Conditional
Museum or Archives
Conditional
2.2.4
Park or Playground
Conditional
Plaza
Conditional
Theatre
Conditional
2.2.4
Dwelling Uses
Apartment containing more than 8 dwelling units
Conditional
2.2.5, 2.2.6,
2.2.7
Apartment containing more than 8 dwelling units, in combination with
Townhouse
Conditional
2.2.5, 2.2.6,
2.2.7, 2.2.8
Duplex
Outright
2.2.3
Duplex with Secondary Suite
Conditional
2.2.3, 2.2.5
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R3 districts
Use
Approval
Use-Specific
Regulations
Infill, in combination with the retention of a Character House
Conditional
2.2.3, 2.2.5
Laneway House
Conditional
2.2.3
Mixed-Use Residential Building
Conditional
2.2.5, 2.2.6,
2.2.7, 2.2.9
Multiple Conversion Dwelling, resulting from the conversion of a
Character House
Conditional
2.2.3, 2.2.5
Multiple Dwelling containing no more than 8 dwelling units
Conditional
2.2.3, 2.2.5
Principal Dwelling Unit with Lock-Off Unit
Conditional
2.2.3
Seniors Supportive or Independent Living Housing
Conditional
2.2.5
Single Detached House
Outright
2.2.3
Single Detached House with Secondary Suite
Conditional
2.2.3
Townhouse containing more than 8 dwelling units
Conditional
2.2.1, 2.2.5
Institutional Uses
Ambulance Station
Conditional
Child Day Care Facility
Conditional
Church
Conditional
Community Care or Assisted Living Facility - Class A
Outright
2.2.3
Community Care or Assisted Living Facility - Class B
Conditional
Group Residence
Conditional
Hospital
Conditional
Public Authority Use, essential in these districts
Conditional
School - Elementary or Secondary
Conditional
Social Service Centre
Conditional
Manufacturing Uses
Jewellery Manufacturing
Conditional
2.2.4
Office Uses
Financial Institution
Outright
General Office
Outright
Health Care Office
Outright
Health Enhancement Centre
Conditional
2.2.4
Temporary Sales Office
Conditional
2.2.4
Retail Uses
Farmers' Market
Conditional
2.2.4
Grocery or Drug Store
Conditional
2.2.4
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R3 districts
Use
Approval
Use-Specific
Regulations
Grocery Store with Liquor Store
Conditional
2.2.4
Liquor Store
Conditional
2.2.4
Neighbourhood Grocery Store
Outright
Pawnshop
Conditional
2.2.4
Public Bike Share
Conditional
2.2.4
Retail Store
Outright
Secondhand Store
Conditional
2.2.4
Shared E-Scooter System
Conditional
2.2.4
Small-Scale Pharmacy
Conditional
2.2.4
Service Uses
Animal Clinic
Conditional
2.2.4
Barber Shop or Beauty Salon
Outright
Beauty and Wellness Centre
Outright
Bed and Breakfast Accommodation
Conditional
2.2.4
Hotel
Conditional
2.2.4
Laundromat or Dry Cleaning Establishment
Conditional
2.2.4
Motor Vehicle Repair Shop
Conditional
2.2.4
Photofinishing or Photography Studio
Conditional
2.2.4
Print Shop
Conditional
2.2.4
Repair Shop - Class B
Conditional
2.2.4
Restaurant - Class 1
Conditional
2.2.4
School - Arts or Self-Improvement
Conditional
2.2.4
School - Business
Conditional
2.2.4
School - Vocational or Trade
Conditional
2.2.4
Short Term Rental Accommodation
Conditional
2.2.4
Wedding Chapel
Conditional
2.2.4
Utility and Communication Uses
Public Utility
Conditional
uncategorized
Accessory Building, customarily ancillary to any outright approval
use listed in this section 2.1
Outright
2.2.10
Accessory Building, customarily ancillary to any conditional approval
use listed in this section 2.1
Conditional
2.2.10
Accessory Uses, customarily ancillary to an outright approval use
listed in this section 2.1
Outright
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R3 districts
Use
Approval
Use-Specific
Regulations
Accessory Uses, customarily ancillary to any conditional approval
use listed in this section 2.1
Conditional
Any other use that is not specifically listed and defined as a use in
Section 2 of this by-law
Conditional
2.2.11
2.2
Use-Specific Regulations
2.2.1
Townhouse containing more than 8 units must comply with the regulations that apply to:
(a) the RM-8A district if the site is in the R3-1 district except that:
(i)
the maximum floor space ratio is 1.20 and sections 3.1.1.1, 3.1.1.2 and 3.1.1.3 of the RM-8 and
RM-8A Districts Schedule do not apply, and
(ii)
a minimum of 45% of dwelling units must have dwelling unit floor areas between 83 m2 and
112 m2, except that the Director of Planning may vary this regulation if the Director of Planning
considers the intent of this schedule and all applicable Council policies and guidelines;
(b) the RR-1 district if the site is in the R3-2 district; and
(c)
if the site is in the R3-3 district:
(i)
the RR-1 district if it:
(A) requires the demolition, or change of use or occupancy of a rental housing unit on
that site, or
(B) would have required such demolition, or change of use or occupancy had a person,
during the 3 years preceding the date of application for a development permit, not
demolished 1 or more rental housing units or changed their use or occupancy, and
(ii)
the RM-8A district in all other cases, except that:
(A) the maximum floor space ratio is 1.20 and sections 3.1.1.1, 3.1.1.2 and 3.1.1.3 of the
RM-8 and RM-8A Districts Schedule do not apply, and
(B) a minimum of 45% of dwelling units must have dwelling unit floor areas between
83 m2 and 112 m2, except that the Director of Planning may vary this regulation if the
Director of Planning considers the intent of this schedule and all applicable Council
policies and guidelines.
2.2.2
Multiple dwelling containing no more than 8 dwelling units must comply with:
(a) the regulations that apply to the R1-1 district, except that the maximum floor space ratio is 1.00 and
section 3.1.1.1 of the R1-1 District Schedule does not apply; and
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R3 districts
(b) section 2.2.5 of this schedule if the site is in the R3-3 district.
2.2.3
The following uses must comply with the regulations that apply to the R1-1 district:
(a) community care or assisted living facility - class A;
(b) duplex;
(c)
duplex with secondary suite;
(d) infill, in combination with the retention of a character house;
(e) laneway house;
(f)
multiple conversion dwelling, resulting from the conversion of a character house;
(g) principal dwelling unit with lock-off unit;
(h) single detached house; and
(i)
single detached house with secondary suite.
2.2.4
The following uses listed in section 2.1 above may be permitted as a conditional approval use if the
Director of Planning considers the impact of the use with respect to nearby sites, parking, traffic, noise,
pedestrian amenity and size of facility:
(a) cultural and recreational uses, limited to bowling alley, club, fitness centre, museum or archives, and
theatre;
(b) manufacturing uses;
(c)
office uses, limited to health enhancement centre and temporary sales office;
(d) retail uses, limited to farmers' market, grocery or drug store, grocery store with liquor store, liquor
store, pawnshop, public bike share, secondhand store, shared e-scooter system and small-scale
pharmacy; and
(e) service uses, limited to animal clinic, bed and breakfast accommodation, hotel, laundromat or dry
cleaning establishment, motor vehicle repair shop, photofinishing or photography studio, print shop,
repair shop - class B, restaurant - class 1, school - arts or self-improvement, school -
business, school - vocational or trade, short term rental accommodation or wedding chapel.
2.2.5
In the R3-3 district, development on any site consisting of 3 or more dwelling units that:
(a) requires the demolition, or change of use or occupancy of a rental housing unit on that site; or
(b) would have required such demolition, or change of use or occupancy had a person, during the 3
years preceding the date of application for a development permit, not demolished 1 or more rental
housing units or changed their use or occupancy,
is subject to the Rental Housing Stock Official Development Plan.
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R3 districts
2.2.6
For low-rise apartment, low-rise apartment in combination with townhouse, and low-rise mixed-use
residential building:
(a) in the R3-1 district:
(i)
if all dwelling units are secured as residential rental tenure, at least 35% of the total number of
dwelling units must have 2 or more bedrooms on site, and
(ii)
in all other cases, at least 35% of the total number of dwelling units must have 2 or more
bedrooms, of which at least 10% of the total number of dwelling units must have 3 or more
bedrooms; and
(b) in the R3-2 and R3-3 district, at least 35% of the total number of dwelling units must have 2 or more
bedrooms, of which at least 10% of the total number of dwelling units must have 3 or more bedrooms,
except that this section 2.2.6 does not apply where 100% of residential floor area is developed as social
housing and there is a housing agreement that restricts occupancy to residents aged 55 years or older.
2.2.7
The Director of Planning may permit more than 1 principal building on a site if the Director of Planning
considers the intent of this schedule and all applicable Council policies and guidelines.
2.2.8
Low-rise apartment in combination with townhouse may only be permitted if the townhouse building is
located at the rear of the site.
2.2.9
Low-rise mixed-use residential building may include any non-dwelling use listed in section 2.1 of this
schedule.
2.2.10
Accessory buildings customarily ancillary to
any use listed in section 2.1 of this schedule,
except uses that are regulated by other
district schedules, may only be permitted if:
(a) no accessory building exceeds 4.6 m in
building height; and
(b) all accessory buildings are located:
(i)
at least 3.1 m from the ultimate
centre line of any rear or flanking
lane, and
(ii)
at least 0.6 m from the ultimate
rear property line.
CL
Street
Lane
F
S
S
CL Centre line
R Rear yard
S Side yard
F Front yard
Property line
Distance from
ultimate centre
line of lane
Principal
building
Accessory
building
Distance from
ultimate rear
property line
Diagram: Building placement for accessory
building
City of Vancouver
October 2025
Zoning and Development By-law
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R3 districts
2.2.11
Any other use that is not specifically listed and defined as a use in Section 2 of this by-law may be
permitted if the Director of Planning considers the use to be comparable in nature to the uses listed in this
schedule, having regard to the intent of this schedule.
City of Vancouver
October 2025
Zoning and Development By-law
Page 10
R3 districts
3
DENSITY, FORM AND PLACEMENT REGULATIONS
This section contains density, form and placement regulations organized by use.
3.1
Low-Rise Apartment, Low-rise Apartment in combination with
Townhouse, and Low-rise Mixed-Use Residential Building
Low-rise apartment, low-rise apartment in combination with townhouse, and low-rise mixed-use residential
building are subject to the following regulations.
3.1.1
Density and Floor Area
All R3 Districts
3.1.1.1
For all R3 districts, developments requiring below-market rental dwelling units or social housing are subject
to Schedule J: Affordable Housing Schedule.
R3-1 District
3.1.1.2
In the R3-1 district, if the form of tenure is secured as residential rental tenure for 100% of the residential
floor area:
(a) the maximum floor space ratio is set out in the following table:
Maximum Floor Space Ratio by Minimum Site
Area
1,470 m2
920 m2
613 m2
460 m2
(i)
on a site that does not exceed
33.5 m in depth
2.70
2.70
2.40
1.45
(ii)
on a corner site with a minimum
site frontage of 40.2 m
2.70
2.40
2.20
1.45
(iii) all other sites
2.40
2.40
2.20
1.45
(b) despite sections 3.1.1.2(a)(i) and and 3.1.1.2(a)(ii) above, the maximum floor space ratio may be
increased to 3.00 provided that:
(i)
the site:
(A) does not exceed 33.5 m in depth and has a minimum site area of 920 m2, or
(B) is a corner site with a minimum site frontage of 40.2 m and has a minimum site area of
1,470 m2, and
(ii)
either:
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October 2025
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R3 districts
(A) a minimum of 20% of the residential floor area is secured as below-market rental dwelling
units if the site is in a transit-oriented area, or
(B) 100% of the residential floor area is developed as social housing; and
(c)
despite section 3.1.1.2(a)(iii) above, the maximum floor space ratio may be increased to 2.70
provided that the site has a minimum site area of 920 m2 and 100% of the residential floor area is
developed as social housing.
3.1.1.3
In the R3-1 district, if the form of tenure for any of the residential floor area is any tenure other than
residential rental tenure, the maximum floor space ratio is set out in the following table:
Maximum Floor Space Ratio by Minimum Site
Area
1,470 m2
920 m2
613 m2
460 m2
(a) on a site that does not exceed
33.5 m in depth
2.00
2.00
2.00
1.45
(b) on a corner site with a minimum site
frontage of 40.2 m
2.00
1.75
1.75
1.45
(c)
all other sites
1.75
1.75
1.75
1.45
R3-2 District
3.1.1.4
In the R3-2 district:
(a) the form of tenure must be secured as residential rental tenure for 100% of the residential floor area;
(b) the maximum floor space ratio is set out in the following table:
Maximum Floor Space Ratio by Minimum Site
Area
1,470 m2
920 m2
613 m2
460 m2
(i)
on a site that does not exceed
33.5 m in depth
2.70
2.70
2.40
1.45
(ii)
on a corner site with a minimum
site frontage of 40.2 m
2.70
2.40
2.20
1.45
(iii) all other sites
2.40
2.40
2.20
1.45
City of Vancouver
October 2025
Zoning and Development By-law
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R3 districts
(c)
despite sections 3.1.1.4(b)(i) and 3.1.1.4(b)(ii) above, the maximum floor space ratio may be
increased to 3.00 provided that:
(i)
the site:
(A) does not exceed 33.5 m in depth and has a minimum site area of 920 m2, or
(B) is a corner site with a minimum site frontage of 40.2 m and has a minimum site area of
1,470 m2, and
(ii)
either:
(A) a minimum of 20% of the residential floor area is secured as below-market rental dwelling
units if the site is in a transit-oriented area, or
(B) 100% of the residential floor area is developed as social housing; and
(d) despite section 3.1.1.4(b)(iii) above, the maximum floor space ratio may be increased to 2.70
provided that the site has a minimum site area of 920 m2 and 100% of the residential floor area is
developed as social housing.
R3-3 District
3.1.1.5
In the R3-3 district:
(a) the form of tenure must be secured as residential rental tenure for 100% of the residential floor area
for developments that:
(i)
require the demolition, or change of use or occupancy of a rental housing unit on that site, or
(ii)
would have required such demolition, or change of use or occupancy had a person, during the
3 years preceding the date of application for a development permit, not demolished 1 or more
rental housing units or changed their use or occupancy;
(b) the maximum floor space ratio is set out in the following table:
Maximum Floor Space Ratio by Minimum Site
Area
1,470 m2
920 m2
613 m2
460 m2
(i)
on a site that does not exceed
33.5 m in depth
2.70
2.70
2.40
1.45
(ii)
on a corner site with a minimum
site frontage of 40.2 m
2.70
2.40
2.20
1.45
(iii) all other sites
2.40
2.40
2.20
1.45
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October 2025
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R3 districts
(c)
despite sections 3.1.1.5(b)(i) and 3.1.1.5(b)(ii) above, the maximum floor space ratio may be
increased to 3.00 provided that:
(i)
the form of tenure is secured as residential rental tenure for 100% of the residential floor area,
(ii)
the site:
(A) does not exceed 33.5 m in depth and has a minimum site area of 920 m2, or
(B) is a corner site with a minimum site frontage of 40.2 m and has a minimum site area of
1,470 m2, and
(iii) either:
(A) a minimum of 20% of the residential floor area is secured as below-market rental dwelling
units if the site is in a transit-oriented area, or
(B) 100% of the residential floor area is developed as social housing; and
(d) despite section 3.1.1.5(b)(iii) above, the maximum floor space ratio may be increased to 2.70
provided that the site has a minimum site area of 920 m2 and 100% of the residential floor area is
developed as social housing.
3.1.2
Building Form and Placement
Regulations
R3-1, R3-2 and R3-3
3.1.2.1
Minimum site area
460 m²
3.1.2.2
Maximum building height for:
(a) apartment
23.0 m
(b) mixed-use residential building
23.0 m
(c)
townhouse
10.7 m
3.1.2.3
Minimum front yard depth
3.7 m
3.1.2.4
Minimum side yard width for:
(a) exterior side yard
3.7 m
(b) other side yard
1.8 m
3.1.2.5
Minimum rear yard depth
3.1 m
City of Vancouver
October 2025
Zoning and Development By-law
Page 14
R3 districts
Regulations
R3-1, R3-2 and R3-3
3.1.2.6
Minimum separation between:
(a) townhouse building with another townhouse building
3.1 m
(b) all other principal buildings
7.3 m
Building Height
3.1.2.7
Despite sections 3.1.2.2(a) and 3.1.2.2(b) above, the maximum building height is 27.5 m for buildings
where:
(a) a minimum of 20% of the residential floor area is secured as below-market rental dwelling units if the
site is in a transit-oriented area; or
(b) 100% of the residential floor area is developed as social housing.
Building Separation
3.1.2.8
Minimum separation between buildings must
be measured from the closest portion of the
exterior walls of the buildings.
3.1.2.9
The Director of Planning may decrease the
minimum separation between buildings if
the Director of Planning considers the intent
of this schedule and all applicable Council
policies and guidelines.
Discretion to Vary Other Regulations
3.1.2.10 The Director of Planning may vary the:
(a) minimum front yard depth; and
(b) minimum side yard width,
if the Director of Planning considers the intent
of this schedule and all applicable Council
policies and guidelines.
Lane
F
R
S
Apartment
building
Street
Apartment
building
Townhouse
building
Property line
R Rear yard
F Front yard
S Side yard
C Courtyard
S
Townhouse
building
Separation
between buildings
Side yard width
Front yard width
Side yard width
Front yard depth
C
Diagram: Building placement - courtyard
configuration
Street
Lane
Separation between
buildings
Townhouse
Apartment
Diagram: Apartment in combination with
townhouse
City of Vancouver
October 2025
Zoning and Development By-law
Page 15
R3 districts
3.2
Other Uses
Uses not regulated by section 3.1 of this schedule and uses not regulated by other district schedules are
subject to the following regulations.
3.2.1
Density and Floor Area
3.2.1.1
The maximum floor space ratio is 1.45.
3.2.2
Building Form and Placement
Regulations
R3-1, R3-2 and R3-3
3.2.2.1
Maximum building height
11.5 m
3.2.2.2
Minimum front yard depth
3.7 m
3.2.2.3
Minimum side yard width
1.2 m
3.2.2.4
Minimum rear yard depth
3.1 m
Diagram: Building placement for principal
building
Street
Lane
F
S
S
F Front yard
Property line
R Rear yard
S Side yard
Rear yard depth
Front yard depth
Side yard width
Principal
building
City of Vancouver
October 2025
Zoning and Development By-law
Page 16
R3 districts
4
GENERAL REGULATIONS
All uses in these districts, except uses that are regulated by other district schedules, are subject to the
following regulations.
4.1
Computation of Floor Area
4.1.1
Computation of floor area must include:
(a) all floors, including earthen floor, measured to the extreme outer limits of the building including
accessory buildings; and
(b) stairways, fire escapes, elevator shafts, and other features that the Director of Planning considers
similar to the foregoing, measured by their gross cross-sectional areas and included in the
measurements for each floor at which they are located.
4.1.2
Computation of floor area must exclude:
(a) balconies, decks, exterior passageways for townhouse access, and any other appurtenances that the
Director of Planning considers similar to the foregoing, provided that:
(i)
the total area of these exclusions does not exceed 12% of the permitted floor area, and
(ii)
the balconies must not be enclosed for the life of the building;
(b) patios and roof decks;
(c)
entries, porches and verandahs if:
(i)
open or protected by guards that do not exceed the required minimum height, and
(ii)
the total area of these exclusions, when combined with the balcony and deck exclusions under
section 4.1.2(a) above, does not exceed 16% of the permitted floor area;
(d) child day care facilities to a maximum floor area of 10% of the total permitted floor area;
(e) floors or portions of floors used for:
(i)
off-street parking and loading, those floors or portions thereof which are located at or below base
surface, provided that the maximum exclusion for a parking space does not exceed 7.3 m in
length,
(ii)
bicycle storage,
(iii) heating and mechanical equipment, or
(iv) uses that the Director of Planning considers similar to the foregoing;
(f)
areas of undeveloped floors that are located:
(i)
above the highest storey or partial storey and to which there is no permanent means of access
other than a hatch, or
City of Vancouver
October 2025
Zoning and Development By-law
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R3 districts
(ii)
adjacent to a storey or partial storey with a ceiling height of less than 1.2 m;
(g) floors located at or below finished grade with a ceiling height of less than 1.2 m;
(h) all residential storage area, except that if storage area above base surface exceeds 3.7 m² per
dwelling unit, there will be no exclusion for any of the storage area above base surface for that unit;
and
(i)
common amenity areas to a maximum of 10% of the total permitted floor area.
4.2
Yards: Projections
4.2.1
No portion of underground parking other than an access ramp is permitted to project into front or exterior
side yard, except that the Director of Planning may vary this requirement if the Director of Planning
considers the intent of this schedule and all applicable Council policies and guidelines.
4.2.2
Entries, porches and verandahs complying with section 4.1.2(c) of this schedule may project up to
1.8 m into the required rear yard.
4.3
External Design
4.3.1
The following features are permitted in the courtyard:
(a) the features permitted in section 10.8 of this by-law; and
(b) entries, porches and verandahs complying with section 4.1.2(c) of this schedule,
except that the Director of Planning may vary this requirement if the Director of Planning considers the
intent of this schedule and all applicable Council policies and guidelines.
4.4
Access to Natural Light
4.4.1
Each habitable room must have at least 1 window on an exterior wall of a building.
4.4.2
For the purposes of section 4.4.1 above, habitable room means any room except a bathroom or kitchen.
City of Vancouver
October 2025
Zoning and Development By-law
Page 1
R4 districts
R4
District Schedule
1
INTENT AND OVERVIEW
1.1
Intent
The intent of this district schedule, which contains the regulations for the R4-1 district, is to encourage
mid-rise apartments and mixed-use residential buildings of varied tenures, while also preserving lower
density options.
For the purposes of the R4 District Schedule:
(a) below-market rental dwelling units has the meaning set out in Schedule J: Affordable Housing
Schedule of this by-law;
(b) low-rise apartment means apartment containing more than 8 dwelling units with a maximum building
height of 23.0 m, or with a maximum building height of 27.5 m where;
(i)
a minimum of 20% of the residential floor area is secured as below-market rental dwelling units
and the site is in a transit-oriented area, or
(ii)
100% of the residential floor area is developed as social housing;
(c)
low-rise mixed-use residential building means mixed-use residential building with a maximum building
height of 23.0 m, or with a maximum building height of 27.5 m where:
(i)
a minimum of 20% of the residential floor area is secured as below-market rental dwelling units
and the site is in a transit-oriented area, or
(ii)
100% of the residential floor area is developed as social housing;
(d) mid-rise apartment means apartment containing more than 8 dwelling units with a maximum building
height of 47.0 m;
(e) mid-rise mixed-use residential building means mixed-use residential building with a maximum building
height of 47.0 m; and
(f)
transit-oriented area means an area designated as a transit-oriented area under the Transit-Oriented
Areas Designation By-law.
City of Vancouver
October 2025
Zoning and Development By-law
Page 2
R4 districts
Without limitation, applicable Council policies and guidelines for consideration include the Design and
Development Guidelines.
1.2
Overview
The table below provides an overview of the outright and conditional approval uses in the R4-1 district,
categorized by the minimum site area required, where applicable. Applicable density, form and placement
regulations in section 3 of this schedule are cross-referenced in the third column.
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
1,532 m2 or
1,348 m2 on a
corner site
Mid-Rise Apartment
3.1
Mid-Rise Mixed-Use Residential Building
Regulated by
the R3-3 district
Low-Rise Apartment
Regulated by the
R3-3 district
Low-Rise Apartment, in combination with Townhouse
Low-Rise Mixed-Use Residential Building
Regulated by
the RR-1 district
Townhouse containing more than 8 dwelling units, if section
2.2.2(a) of this schedule applies
Regulated by the
RR-1 district
Regulated by
the RM-8A
district
Townhouse containing more than 8 dwelling units, if section
2.2.2(b) of this schedule applies
Regulated by
section 2.2.2(b)
and the RM-8A
district
Regulated by
the R1-1 district
Duplex
Regulated by the
R1-1 district
Duplex with Secondary Suite
Infill, in combination with the retention of a Character House
Laneway House
Multiple Conversion Dwelling, resulting from the conversion of a
Character House
Principal Dwelling Unit with Lock-Off Unit
Single Detached House
Single Detached House with Secondary Suite
Regulated by
the R1-1 district
Multiple Dwelling containing no more than 8 dwelling units
Regulated by
section 2.2.3 and
the R1-1 district
--
Other uses permitted in section 2.1 of this schedule
3.2
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October 2025
Zoning and Development By-law
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R4 districts
2
USE REGULATIONS
2.1
Outright and Conditional Approval Uses
All outright and conditional approval uses are subject to all other provisions of this by-law, including
Section 2, Section 10 and Section 11, and compliance with the regulations of this schedule including
section 2.2.
The uses identified in the table below as outright approval uses are permitted in these districts and will be
issued a permit.
The uses identified in the table below as conditional approval uses may be approved in these districts by
the Director of Planning, with or without conditions, if the Director of Planning considers:
(a) the intent of this schedule and all applicable Council policies and guidelines; and
(b) the submission of any advisory group, property owner or tenant.
Uses are listed under their general land use category. Applicable use-specific regulations in section 2.2
of this schedule are cross-referenced in the third column. Cross-references to applicable use-specific
regulations are provided for information purposes only and do not form part of this by-law.
Use
Approval
Use-Specific
Regulations
Agricultural Uses
Urban Farm - Class A
Conditional
Cultural and Recreational Uses
Artist Studio - Class A
Conditional
Bowling Alley
Conditional
2.2.5
Club
Conditional
2.2.5
Community Centre or Neighbourhood House
Conditional
Fitness Centre
Conditional
2.2.5
Library, in combination with Community Centre
Conditional
Museum or Archives
Conditional
2.2.5
Park or Playground
Conditional
Plaza
Conditional
Theatre
Conditional
2.2.5
Dwelling Uses
Apartment containing more than 8 dwelling units
Conditional
2.2.1, 2.2.6,
2.2.7, 2.2.8
Apartment containing more than 8 dwelling units, in combination with
Townhouse
Conditional
2.2.1, 2.2.6,
2.2.7, 2.2.8,
2.2.9
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October 2025
Zoning and Development By-law
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R4 districts
Use
Approval
Use-Specific
Regulations
Duplex
Outright
2.2.4
Duplex with Secondary Suite
Conditional
2.2.4, 2.2.6
Infill, in combination with the retention of a character house
Conditional
2.2.4, 2.2.6
Laneway House
Conditional
2.2.4
Mixed-Use Residential Building
Conditional
2.2.1, 2.2.6,
2.2.7, 2.2.8,
2.2.10
Multiple Conversion Dwelling, resulting from the conversion of a
character house
Conditional
2.2.4, 2.2.6
Multiple Dwelling containing no more than 8 dwelling units
Conditional
2.2.3, 2.2.6
Principal Dwelling Unit with Lock-Off Unit
Conditional
2.2.4
Seniors Supportive or Independent Living Housing
Conditional
2.2.6
Single Detached House
Outright
2.2.4
Single Detached House with Secondary Suite
Conditional
2.2.4
Townhouse containing more than 8 dwelling units
Conditional
2.2.2, 2.2.6
Institutional Uses
Ambulance Station
Conditional
Child Day Care Facility
Conditional
Church
Conditional
Community Care or Assisted Living Facility - Class A
Outright
2.2.4
Community Care or Assisted Living Facility - Class B
Conditional
Group Residence
Conditional
Hospital
Conditional
Public Authority Use, essential in these districts
Conditional
School - Elementary or Secondary
Conditional
Social Service Centre
Conditional
Manufacturing Uses
Jewellery Manufacturing
Conditional
2.2.5
Office Uses
Financial Institution
Outright
General Office
Outright
Health Care Office
Outright
Health Enhancement Centre
Conditional
2.2.5
Temporary Sales Office
Conditional
2.2.5
City of Vancouver
October 2025
Zoning and Development By-law
Page 5
R4 districts
Use
Approval
Use-Specific
Regulations
Retail Uses
Farmers' Market
Conditional
2.2.5
Grocery or Drug Store
Conditional
2.2.5
Grocery Store with Liquor Store
Conditional
2.2.5
Liquor Store
Conditional
2.2.5
Neighbourhood Grocery Store
Outright
Pawnshop
Conditional
2.2.5
Public Bike Share
Conditional
2.2.5
Retail Store
Outright
Secondhand Store
Conditional
2.2.5
Shared E-Scooter System
Conditional
2.2.5
Small-Scale Pharmacy
Conditional
2.2.5
Service Uses
Animal Clinic
Conditional
2.2.5
Barber Shop or Beauty Salon
Outright
Beauty and Wellness Centre
Outright
Bed and Breakfast Accommodation
Conditional
2.2.5
Hotel
Conditional
2.2.5
Laundromat or Dry Cleaning Establishment
Conditional
2.2.5
Motor Vehicle Repair Shop
Conditional
2.2.5
Photofinishing or Photography Studio
Conditional
2.2.5
Print Shop
Conditional
2.2.5
Repair Shop - Class B
Conditional
2.2.5
Restaurant - Class 1
Conditional
2.2.5
School - Arts or Self-Improvement
Conditional
2.2.5
School - Business
Conditional
2.2.5
School - Vocational or Trade
Conditional
2.2.5
Short Term Rental Accommodation
Conditional
2.2.5
Wedding Chapel
Conditional
2.2.5
Utility and Communication Uses
Public Utility
Conditional
uncategorized
Accessory Building, customarily ancillary to any outright approval
use listed in this section 2.1
Outright
2.2.11
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October 2025
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R4 districts
Use
Approval
Use-Specific
Regulations
Accessory Building, customarily ancillary to any conditional approval
use listed in this section 2.1
Conditional
2.2.11
Accessory Uses, customarily ancillary to any outright approval use
listed in this section 2.1
Outright
Accessory Uses, customarily ancillary to any conditional approval
use listed in this section 2.1
Conditional
Any other use that is not specifically listed and defined as a use in
Section 2 of this by-law
Conditional
2.2.12
2.2
Use-Specific Regulations
2.2.1
Low-rise apartment, low-rise apartment in combination with townhouse, and low-rise mixed-use residential
building must comply with the regulations that apply to the R3-3 district if the site is in the R4-1 district.
2.2.2
Townhouse containing more than 8 units must comply with the regulations that apply to:
(a) the RR-1 district if it:
(i)
requires the demolition, or change of use or occupancy of a rental housing unit on that site, or
(ii)
would have required such demolition, or change of use or occupancy had a person, during the
3 years preceding the date of application for a development permit, not demolished 1 or more
rental housing units or changed their use or occupancy; and
(b) the RM-8A district in all other cases, except that:
(i)
the maximum floor space ratio is 1.20 and sections 3.1.1.1, 3.1.1.2 and 3.1.1.3 of the RM-8 and
RM-8A Districts Schedule do not apply, and
(ii)
a minimum of 45% of dwelling units must have dwelling unit floor areas between 83 m2 and
112 m2, except that the Director of Planning may vary this regulation if the Director of Planning
considers the intent of this schedule and all applicable Council policies and guidelines.
2.2.3
Multiple dwelling containing no more than 8 dwelling units must comply with:
(a) the regulations that apply to the R1-1 district, except that the maximum floor space ratio is 1.00 and
section 3.1.1.1 of the R1-1 District Schedule does not apply; and
(b) section 2.2.6 of this schedule if the site is in the R4-1 district.
2.2.4
The following uses must comply with the regulations that apply to the R1-1 district:
(a) community care or assisted living facility - class A;
(b) duplex;
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R4 districts
(c)
duplex with secondary suite;
(d) infill, in combination with the retention of a character house;
(e) laneway house;
(f)
multiple conversion dwelling, resulting from the conversion of a character house;
(g) principal dwelling unit with lock-off unit;
(h) single detached house; and
(i)
single detached house with secondary suite.
2.2.5
The following uses listed in section 2.1 above may be permitted as a conditional approval use if the
Director of Planning considers the impact of the use with respect to nearby sites, parking, traffic, noise,
pedestrian amenity and size of facility:
(a) cultural and recreational uses, limited to bowling alley, club, fitness centre, museum or archives, and
theatre;
(b) manufacturing uses;
(c)
office uses, limited to health enhancement centre and temporary sales office;
(d) retail uses, limited to farmers' market, grocery or drug store, grocery store with liquor store, liquor
store, pawnshop, public bike share, secondhand store, shared e-scooter system and small-scale
pharmacy; and
(e) service uses, limited to animal clinic, bed and breakfast accommodation, hotel, laundromat or dry
cleaning establishment, motor vehicle repair shop, photofinishing or photography studio, print shop,
repair shop - class B, restaurant - class 1, school - arts or self-improvement, school - business,
school - vocational or trade, short term rental accommodation or wedding chapel.
2.2.6
In the R4-1 district, development on any site consisting of 3 or more dwelling units that:
(a) requires the demolition, or change of use or occupancy of a rental housing unit on that site; or
(b) would have required such demolition, or change of use or occupancy had a person, during the
3 years preceding the date of application for a development permit, not demolished 1 or more rental
housing units or changed their use or occupancy,
is subject to the Rental Housing Stock Official Development Plan.
2.2.7
For mid-rise apartment and mid-rise mixed-use residential building in the R4-1 district, at least 35% of the
total number of dwelling units must have 2 or more bedrooms, of which at least 10% of the total number of
dwelling units must have 3 or more bedrooms, except that this section 2.2.7 does not apply where 100%
of residential floor area is developed as social housing and there is a housing agreement that restricts
occupancy to residents aged 55 years or older.
City of Vancouver
October 2025
Zoning and Development By-law
Page 8
R4 districts
2.2.8
The Director of Planning may permit more than 1 principal building on a site if the Director of Planning
considers the intent of this schedule and all applicable Council policies and guidelines.
2.2.9
Low-rise apartment in combination with townhouse may only be permitted if the townhouse building is
located at the rear of the site.
2.2.10
Mid-rise mixed-use residential building may include any non-dwelling use listed in section 2.1 of this
schedule.
2.2.11
Accessory buildings customarily ancillary to
any use listed in section 2.1 of this schedule,
except uses that are regulated by other
district schedules, may only be permitted if:
(a) no accessory building exceeds 4.6 m in
building height; and
(b) all accessory buildings are located:
(i)
at least 3.1 m from the ultimate
centre line of any rear or flanking
lane, and
(ii)
at least 0.6 m from the ultimate
rear property line.
2.2.12
Any other use that is not specifically listed
and defined as a use in Section 2 of this
by-law may be permitted if the Director of
Planning considers the use to be comparable
in nature to the uses listed in this schedule,
having regard to the intent of this schedule.
CL
Street
Lane
F
S
S
CL Centre line
R Rear yard
S Side yard
F Front yard
Property line
Distance from
ultimate centre
line of lane
Principal
building
Accessory
building
Distance from
ultimate rear
property line
Diagram: Building placement for accessory
building
City of Vancouver
October 2025
Zoning and Development By-law
Page 9
R4 districts
3
DENSITY, FORM AND PLACEMENT REGULATIONS
This section contains density, form and placement regulations organized by use.
3.1
Mid-Rise Apartment and Mid-Rise Mixed-Use Residential Building
Mid-rise apartment and mid-rise mixed-use residential building are subject to the following regulations.
3.1.1
Density and Floor Area
All R4 Districts
3.1.1.1
For all R4 districts, developments requiring below-market rental dwelling units or social housing are subject
to Schedule J: Affordable Housing Schedule.
R4-1 District
3.1.1.2
In the R4-1 district, the form of tenure must be secured as residential rental tenure for 100% of the
residential floor area for developments that:
(a) require the demolition, or change of use or occupancy of a rental housing unit on that site; or
(b) would have required such demolition, or change of use or occupancy had a person, during the 3
years preceding the date of application for a development permit, not demolished 1 or more rental
housing units or changed their use or occupancy.
3.1.1.3
In the R4-1 district, for mid-rise apartment:
(a) the maximum floor space ratio is 4.00; and
(b) if section 3.1.1.2 above applies:
(i)
a minimum of 20% of the residential floor area must be secured as below-market rental dwelling
units, or
(ii)
100% of the residential floor area must be developed as social housing.
3.1.1.4
In the R4-1 district, for mid-rise mixed-use residential building, the floor area for non-dwelling uses must be
at least 139 m2 for all non-dwelling uses combined and:
(a) the maximum floor space ratio is 4.30; and
(b) if section 3.1.1.2 above applies:
(i)
a minimum of 20% of the residential floor area must be secured as below-market rental dwelling
units, or
(ii)
100% of the residential floor area must be developed as social housing.
City of Vancouver
October 2025
Zoning and Development By-law
Page 10
R4 districts
3.1.2
Building Form and Placement
Regulations
R4-1
3.1.2.1
Minimum site area for:
(a) corner site
1,348 m2
(b) all other sites
1,532 m2
3.1.2.2
Minimum site frontage for:
(a) corner site
40.0 m
(b) all other sites
45.7 m
3.1.2.3
Maximum building height
47.0 m
3.1.2.4
Minimum front yard depth
3.7 m
3.1.2.5
Minimum side yard width
3.7 m
3.1.2.6
Minimum rear yard depth
6.1 m
Site Frontage
3.1.2.7
The maximum site frontage is 60.7 m, except
that the Director of Planning may increase
the maximum site frontage if the Director of
Planning considers the intent of this schedule
and all applicable Council policies and
guidelines.
3.1.2.8
The Director of Planning may decrease
the minimum site frontage to no less than
30.2 m in the R4-1 district if the Director of
Planning considers the intent of this schedule
and all applicable Council policies and
guidelines.
Discretion to Vary Other Regulations
3.1.2.9
The Director of Planning may vary the:
Lane
Minimum front
yard depth
Minimum side
yard width
Property line
R Rear yard
Permitted development area
F Front yard
S Side yard
Minimum rear
yard depth
F
S
R
S
Principal building
Street
Diagram: Building placement for apartment and
mixed-use residential building
City of Vancouver
October 2025
Zoning and Development By-law
Page 11
R4 districts
(a) minimum site area in the R4-1 district if
the minimum site frontage is decreased
under section 3.1.2.8 above;
(b) minimum front yard depth;
(c)
minimum side yard width; and
(d) minimum rear yard depth,
if the Director of Planning considers the intent
of this schedule and all applicable Council
policies and guidelines.
Property line
Maximum building height
Property line
Maximum building height
Diagram: Building height for apartment and
mixed-use residential building
Diagram: Building height for apartment and
mixed-use residential building
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October 2025
Zoning and Development By-law
Page 12
R4 districts
3.2
Other Uses
Uses not regulated by section 3.1 of this schedule and uses not regulated by other district schedules are
subject to the following regulations.
3.2.1
Density and Floor Area
3.2.1.1
The maximum floor space ratio is 1.45.
3.2.2
Building Form and Placement
Regulations
R4-1
3.2.2.1
Maximum building height
11.5 m
3.2.2.2
Minimum front yard depth
3.7 m
3.2.2.3
Minimum side yard width
1.2 m
3.2.2.4
Minimum rear yard depth
3.1 m
Diagram: Building placement for principal
building
Street
Lane
F
S
S
F Front yard
Property line
R Rear yard
S Side yard
Rear yard depth
Front yard depth
Side yard width
Principal
building
City of Vancouver
October 2025
Zoning and Development By-law
Page 13
R4 districts
4
GENERAL REGULATIONS
All uses in these districts, except uses that are regulated by other district schedules, are subject to the
following regulations.
4.1
Computation of Floor Area
4.1.1
Computation of floor area must include:
(a) all floors, including earthen floor, measured to the extreme outer limits of the building including
accessory buildings; and
(b) stairways, fire escapes, elevator shafts and other features that the Director of Planning considers
similar to the foregoing, measured by their gross cross-sectional areas and included in the
measurements for each floor at which they are located.
4.1.2
Computation of floor area must exclude:
(a) balconies, decks, and any other appurtenances that the Director of Planning considers similar to the
foregoing, provided that:
(i)
the total area of these exclusions does not exceed 12% of the permitted floor area, and
(ii)
the balconies must not be enclosed for the life of the building;
(b) patios and roof decks;
(c)
entries, porches and verandahs, if:
(i)
open or protected by guards that do not exceed the required minimum height, and
(ii)
the total area of these exclusions, when combined with the balcony and deck exclusions under
section 4.1.2(a) above, does not exceed 16% of the permitted floor area;
(d) child day care facilities to a maximum floor area of 10% of the total permitted floor area;
(e) floors or portions of floors used for:
(i)
off-street parking and loading, those floors or portions thereof which are located at or below base
surface, provided that the maximum exclusion for a parking space does not exceed 7.3 m in
length,
(ii)
bicycle storage,
(iii) heating and mechanical equipment, or
(iv) uses that the Director of Planning considers similar to the foregoing;
(f)
areas of undeveloped floors that are located:
(i)
above the highest storey or partial storey and to which there is no permanent means of access
other than a hatch, or
City of Vancouver
October 2025
Zoning and Development By-law
Page 14
R4 districts
(ii)
adjacent to a storey or partial storey with a ceiling height of less than 1.2 m;
(g) floors located at or below finished grade with a ceiling height of less than 1.2 m;
(h) all residential storage area, except that if storage area above base surface exceeds 3.7 m² per
dwelling unit, there will be no exclusion for any of the storage area above base surface for that unit;
and
(i)
common amenity areas to a maximum of 10% of the total permitted floor area.
4.2
Yards: Projections
4.2.1
No portion of underground parking other than an access ramp is permitted to project into a front or exterior
side yard, except that the Director of Planning may vary this requirement if the Director of Planning
considers the intent of this schedule and all applicable Council policies and guidelines.
4.2.2
Entries, porches and verandahs complying with section 4.1.2(c) of this schedule may project up to
1.8 m into the required rear yard.
4.3
Access to Natural Light
4.3.1
Each habitable room must have at least 1 window on an exterior wall of a building.
4.3.2
For the purposes of section 4.3.1 above, habitable room means any room except a bathroom or kitchen.
City of Vancouver
October 2025
Zoning and Development By-law
Page 1
R5 districts
R5
Districts Schedule
1
INTENT AND OVERVIEW
1.1
Intent
The intent of this districts schedule, which contains the regulations for the R5-1, R5-2, R5-3 and R5-4
districts, is to encourage high-rise apartments and mixed-use residential buildings of varied tenures, while
also preserving lower density options.
For the purposes of the R5 Districts Schedule:
(a) below-market rental dwelling units has the meaning set out in Schedule J: Affordable Housing
Schedule of this by-law;
(b) low-rise apartment means apartment containing more than 8 dwelling units with a maximum building
height of 23.0 m, or with a maximum building height of 27.5 m where;
(i)
a minimum of 20% of the residential floor area is secured as below-market rental dwelling units
and the site is in a transit-oriented area, or
(ii)
100% of the residential floor area is developed as social housing;
(c)
low-rise mixed-use residential building means mixed-use residential building with a maximum building
height of 23.0 m, or with a maximum building height of 27.5 m where:
(i)
a minimum of 20% of the residential floor area is secured as below-market rental dwelling units
and the site is in a transit-oriented area, or
(ii)
100% of the residential floor area is developed as social housing;
(d) high-rise apartment means apartment containing more than 8 dwelling units with a maximum building
height of 84.0 m, or with a maximum building height of 69.0 m in the R5-2 district;
(e) high-rise mixed-use residential building means mixed-use residential building with a maximum
building height of 84.0 m, or with a maximum building height of 69.0 m in the R5-2 district; and
(f)
transit-oriented area means an area designated as a transit-oriented area under the Transit-Oriented
Areas Designation By-law.
City of Vancouver
October 2025
Zoning and Development By-law
Page 2
R5 districts
Without limitation, applicable Council policies and guidelines for consideration include the Design and
Development Guidelines.
1.2
Overview
The table below provides an overview of the outright and conditional approval uses in the R5-1, R5-2, R5-3
and R5-4 districts, categorized by the minimum site area required, where applicable. Applicable density,
form and placement regulations in section 3 of this schedule are cross-referenced in the third column.
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
1,532 m2 or
1,348 m2 on a
corner site
High-Rise Apartment
3.1
High-Rise Mixed-Use Residential Building
Regulated by
the R3 districts
Low-Rise Apartment in the R5-1 district
Regulated by the
R3-1 district
Low-Rise Apartment in combination with Townhouse in the R5-1
district
Low-Rise Mixed-Use Residential Building in the R5-1 district
Low-Rise Apartment in the R5-2 district
Regulated by the
R3-2 district
Low-Rise Apartment in combination with Townhouse in the R5-2
district
Low-Rise Mixed-Use Residential Building in the R5-2 district
Low-Rise Apartment in the R5-3 or R5-4 districts
Regulated by the
R3-3 district
Low-Rise Apartment in combination with Townhouse in the R5-3
or R5-4 districts
Low-Rise Mixed-Use Residential Building in the R5-3 or R5-4
districts
Regulated by
the RM-8A
district
Townhouse in the R5-1 district containing more than 8 dwelling
units
Regulated by
section 2.2.2(a)
and the RM-8A
district
Regulated by
the RR-1 district
Townhouse in the R5-2 district containing more than 8 dwelling
units
Regulated by the
RR-1 district
Townhouse in the R5-3 and R5-4 districts containing more than 8
dwelling units, if section 2.2.2(c)(i) of this schedule applies
Regulated by
the RM-8A
district
Townhouse in the R5-3 and R5-4 districts containing more than 8
dwelling units, if section 2.2.2(c)(ii) of this schedule applies
Regulated
by section
2.2.2(c)(ii) and
the RM-8A
district
City of Vancouver
October 2025
Zoning and Development By-law
Page 3
R5 districts
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
Regulated by
the R1-1 district
Duplex
Regulated by the
R1-1 district
Duplex with Secondary Suite
Infill, in combination with the retention of a Character House
Laneway House
Multiple Conversion Dwelling, resulting from the conversion of a
Character House
Principal Dwelling Unit with Lock-Off Unit
Single Detached House
Single Detached House with Secondary Suite
Regulated by
the R1-1 district
Multiple Dwelling containing no more than 8 dwelling units
Regulated by
section 2.2.3 and
the R1-1 district
--
Other uses permitted in section 2.1 of this schedule
3.2
2
USE REGULATIONS
2.1
Outright and Conditional Approval Uses
All outright and conditional approval uses are subject to all other provisions of this by-law, including
Section 2, Section 10 and Section 11, and compliance with the regulations of this schedule including
section 2.2.
The uses identified in the table below as outright approval uses are permitted in these districts and will be
issued a permit.
The uses identified in the table below as conditional approval uses may be approved in these districts by
the Director of Planning, with or without conditions, if the Director of Planning considers:
(a) the intent of this schedule and all applicable Council policies and guidelines; and
(b) the submission of any advisory group, property owner or tenant.
Uses are listed under their general land use category. Applicable use-specific regulations in section 2.2
of this schedule are cross-referenced in the third column. Cross-references to applicable use-specific
regulations are provided for information purposes only and do not form part of this by-law.
Use
Approval
Use-Specific
Regulations
Agricultural Uses
Urban Farm - Class A
Conditional
City of Vancouver
October 2025
Zoning and Development By-law
Page 4
R5 districts
Use
Approval
Use-Specific
Regulations
Cultural and Recreational Uses
Artist Studio - Class A
Conditional
Bowling Alley
Conditional
2.2.5
Club
Conditional
2.2.5
Community Centre or Neighbourhood House
Conditional
Fitness Centre
Conditional
2.2.5
Library, in combination with Community Centre
Conditional
Museum or Archives
Conditional
2.2.5
Park or Playground
Conditional
Plaza
Conditional
Theatre
Conditional
2.2.5
Dwelling Uses
Apartment containing more than 8 dwelling units
Conditional
2.2.1, 2.2.6,
2.2.7, 2.2.8
Apartment containing more than 8 dwelling units, in combination with
Townhouse
Conditional
2.2.1, 2.2.6,
2.2.7, 2.2.8,
2.2.9
Duplex
Outright
2.2.4
Duplex with Secondary Suite
Conditional
2.2.4, 2.2.6
Infill, in combination with the retention of a character house
Conditional
2.2.4, 2.2.6
Laneway House
Conditional
2.2.4
Mixed-Use Residential Building
Conditional
2.2.1, 2.2.6,
2.2.7, 2.2.8,
2.2.10
Multiple Conversion Dwelling, resulting from the conversion of a
character house
Conditional
2.2.4, 2.2.6
Multiple Dwelling containing no more than 8 dwelling units
Conditional
2.2.3, 2.2.6
Principal Dwelling Unit with Lock-Off Unit
Conditional
2.2.4
Seniors Supportive or Independent Living Housing
Conditional
2.2.6
Single Detached House
Outright
2.2.4
Single Detached House with Secondary Suite
Conditional
2.2.4
Townhouse containing more than 8 dwelling units
Conditional
2.2.2, 2.2.6
Institutional Uses
Ambulance Station
Conditional
Child Day Care Facility
Conditional
Church
Conditional
City of Vancouver
October 2025
Zoning and Development By-law
Page 5
R5 districts
Use
Approval
Use-Specific
Regulations
Community Care or Assisted Living Facility - Class A
Outright
2.2.4
Community Care or Assisted Living Facility - Class B
Conditional
Group Residence
Conditional
Hospital
Conditional
Public Authority Use, essential in these districts
Conditional
School - Elementary or Secondary
Conditional
Social Service Centre
Conditional
Manufacturing Uses
Jewellery Manufacturing
Conditional
2.2.5
Office Uses
Financial Institution
Outright
General Office
Outright
Health Care Office
Outright
Health Enhancement Centre
Conditional
2.2.5
Temporary Sales Office
Conditional
2.2.5
Retail Uses
Farmers' Market
Conditional
2.2.5
Grocery or Drug Store
Conditional
2.2.5
Grocery Store with Liquor Store
Conditional
2.2.5
Liquor Store
Conditional
2.2.5
Neighbourhood Grocery Store
Outright
Pawnshop
Conditional
2.2.5
Public Bike Share
Conditional
2.2.5
Retail Store
Outright
Secondhand Store
Conditional
2.2.5
Shared E-Scooter System
Conditional
2.2.5
Small-Scale Pharmacy
Conditional
2.2.5
Service Uses
Animal Clinic
Conditional
2.2.5
Barber Shop or Beauty Salon
Outright
Beauty and Wellness Centre
Outright
Bed and Breakfast Accommodation
Conditional
2.2.5
Hotel
Conditional
2.2.5
Laundromat or Dry Cleaning Establishment
Conditional
2.2.5
City of Vancouver
October 2025
Zoning and Development By-law
Page 6
R5 districts
Use
Approval
Use-Specific
Regulations
Motor Vehicle Repair Shop
Conditional
2.2.5
Photofinishing or Photography Studio
Conditional
2.2.5
Print Shop
Conditional
2.2.5
Repair Shop - Class B
Conditional
2.2.5
Restaurant - Class 1
Conditional
2.2.5
School - Arts or Self-Improvement
Conditional
2.2.5
School - Business
Conditional
2.2.5
School - Vocational or Trade
Conditional
2.2.5
Short Term Rental Accommodation
Conditional
2.2.5
Wedding Chapel
Conditional
2.2.5
Utility and Communication Uses
Public Utility
Conditional
uncategorized
Accessory Building, customarily ancillary to any outright approval
use listed in this section 2.1
Outright
2.2.11
Accessory Building, customarily ancillary to any conditional approval
use listed in this section 2.1
Conditional
2.2.11
Accessory Uses, customarily ancillary to any outright approval use
listed in this section 2.1
Outright
Accessory Uses, customarily ancillary to any conditional approval
use listed in this section 2.1
Conditional
Any other use that is not specifically listed and defined as a use in
Section 2 of this by-law
Conditional
2.2.12
2.2
Use-Specific Regulations
2.2.1
Low-rise apartment, low-rise apartment in combination with townhouse, and low-rise mixed-use residential
building must comply with the regulations that apply to:
(a) the R3-1 district if the site is in the R5-1 district;
(b) the R3-2 district if the site is in the R5-2 district; and
(c)
the R3-3 district if the site is in the R5-3 or R5-4 districts.
2.2.2
Townhouse containing more than 8 units must comply with the regulations that apply to:
(a) the RM-8A district if the site is in the R5-1 district, except that:
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R5 districts
(i)
the maximum floor space ratio is 1.20 and sections 3.1.1.1, 3.1.1.2 and 3.1.1.3 of the RM-8 and
RM-8A Districts Schedule do not apply, and
(ii)
a minimum of 45% of dwelling units must have dwelling unit floor areas between 83 m2 and
112 m2, except that the Director of Planning may vary this regulation if the Director of Planning
considers the intent of this schedule and all applicable Council policies and guidelines;
(b) the RR-1 district if the site is in the R5-2 district; and
(c)
if the site is in the R5-3 or R5-4 districts:
(i)
the RR-1 district if it:
(A) requires the demolition, or change of use or occupancy of a rental housing unit on that site,
or
(B) would have required such demolition, or change of use or occupancy had a person, during
the 3 years preceding the date of application for a development permit, not demolished 1 or
more rental housing units or changed their use or occupancy, and
(ii)
the RM-8A district in all other cases, except that:
(A) the maximum floor space ratio is 1.20 and sections 3.1.1.1, 3.1.1.2 and 3.1.1.3 of the RM-8
and RM-8A Districts Schedule do not apply, and
(B) a minimum of 45% of dwelling units must have dwelling unit floor areas between 83 m2
and 112 m2, except that the Director of Planning may vary this regulation if the Director
of Planning considers the intent of this schedule and all applicable Council policies and
guidelines.
2.2.3
Multiple dwelling containing no more than 8 dwelling units must comply with:
(a) the regulations that apply to the R1-1 district, except that the maximum floor space ratio is 1.00 and
section 3.1.1.1 of the R1-1 District Schedule does not apply; and
(b) section 2.2.6 of this schedule if the site is in the R5-3 or R5-4 districts.
2.2.4
The following uses must comply with the regulations that apply to the R1-1 district:
(a) community care or assisted living facility - class A;
(b) duplex;
(c)
duplex with secondary suite;
(d) infill, in combination with the retention of a character house;
(e) laneway house;
(f)
multiple conversion dwelling, resulting from the conversion of a character house;
(g) principal dwelling unit with lock-off unit;
City of Vancouver
October 2025
Zoning and Development By-law
Page 8
R5 districts
(h) single detached house; and
(i)
single detached house with secondary suite.
2.2.5
The following uses listed in section 2.1 above may be permitted as a conditional approval use if the
Director of Planning considers the impact of the use with respect to nearby sites, parking, traffic, noise,
pedestrian amenity and size of facility:
(a) cultural and recreational uses, limited to bowling alley, club, fitness centre, museum or archives, and
theatre;
(b) manufacturing uses;
(c)
office uses, limited to health enhancement centre and temporary sales office;
(d) retail uses, limited to farmers' market, grocery or drug store, grocery store with liquor store, liquor
store, pawnshop, public bike share, secondhand store, shared e-scooter system and small-scale
pharmacy; and
(e) service uses, limited to animal clinic, bed and breakfast accommodation, hotel, laundromat or dry
cleaning establishment, motor vehicle repair shop, photofinishing or photography studio, print shop,
repair shop - class B, restaurant - class 1, school - arts or self-improvement, school - business,
school - vocational or trade, short term rental accommodation or wedding chapel.
2.2.6
In the R5-3 and R5-4 districts, development on any site consisting of 3 or more dwelling units that:
(a) requires the demolition, or change of use or occupancy of a rental housing unit on that site; or
(b) would have required such demolition, or change of use or occupancy had a person, during the
3 years preceding the date of application for a development permit, not demolished 1 or more rental
housing units or changed their use or occupancy,
is subject to the Rental Housing Stock Official Development Plan.
2.2.7
For high-rise apartment and high-rise mixed-use residential building:
(a) in the R5-1 district:
(i)
if all dwelling units are secured as residential rental tenure, at least 35% of the total number of
dwelling units must have 2 or more bedrooms on site, and
(ii)
in all other cases, at least 35% of the total number of dwelling units must have 2 or more
bedrooms, of which at least 10% of the total number of dwelling units must have 3 or more
bedrooms; and
(b) in the R5-2, R5-3 and R5-4 districts, at least 35% of the total number of dwelling units must have 2
or more bedrooms, of which at least 10% of the total number of dwelling units must have 3 or more
bedrooms,
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R5 districts
except that this section 2.2.7 does not apply where 100% of residential floor area is developed as social
housing and there is a housing agreement that restricts occupancy to residents aged 55 years or older.
2.2.8
The Director of Planning may permit more than 1 principal building on a site if the Director of Planning
considers the intent of this schedule and all applicable Council policies and guidelines.
2.2.9
Low-rise apartment in combination with townhouse may only be permitted if the townhouse building is
located at the rear of the site.
2.2.10
High-rise mixed-use residential building may
include any non-dwelling use listed in section
2.1 of this schedule.
2.2.11
Accessory buildings customarily ancillary to
any use listed in section 2.1 of this schedule,
except uses that are regulated by other
district schedules, may only be permitted if:
(a) no accessory building exceeds 4.6 m in
building height; and
(b) all accessory buildings are located:
(i)
at least 3.1 m from the ultimate
centre line of any rear or flanking
lane, and
(ii)
at least 0.6 m from the ultimate
rear property line.
2.2.12
Any other use that is not specifically listed
and defined as a use in Section 2 of this
by-law may be permitted if the Director of
Planning considers the use to be comparable
in nature to the uses listed in this schedule,
having regard to the intent of this schedule.
Diagram: Building placement for accessory
building
CL
Street
Lane
F
S
S
CL Centre line
R Rear yard
S Side yard
F Front yard
Property line
Distance from
ultimate centre
line of lane
Principal
building
Accessory
building
Distance from
ultimate rear
property line
City of Vancouver
October 2025
Zoning and Development By-law
Page 10
R5 districts
3
DENSITY, FORM AND PLACEMENT REGULATIONS
This section contains density, form and placement regulations organized by use.
3.1
High-Rise Apartment and High-Rise Mixed-Use Residential Building
High-rise apartment and high-rise mixed-use residential building are subject to the following regulations.
3.1.1
Density and Floor Area
All R5 Districts
3.1.1.1
For all R5 districts, developments requiring below-market rental dwelling units or social housing are subject
to Schedule J: Affordable Housing Schedule.
R5-1 District
3.1.1.2
In the R5-1 district, for high-rise apartment:
(a) if the form of tenure is residential rental tenure for 100% of the residential floor area, the maximum
floor space ratio is 6.50 provided that:
(i)
a minimum of 20% of the residential floor area is secured as below-market rental dwelling units,
or
(ii)
100% of the residential floor area is developed as social housing; or
(b) if the form of tenure for any of the residential floor area is any tenure other than residential rental
tenure, the maximum floor space ratio is 5.00 provided that a minimum of 20% of the residential floor
area is developed as social housing.
3.1.1.3
In the R5-1 district, for high-rise mixed-use residential building, the floor area for non-dwelling uses must
be at least 139 m2 for all non-dwelling uses combined and:
(a) if the form of tenure is residential rental tenure for 100% of the residential floor area, the maximum
floor space ratio is 6.80 provided that:
(i)
a minimum of 20% of the residential floor area is secured as below-market rental dwelling units,
or
(ii)
100% of the residential floor area is developed as social housing; or
(b) if the form of tenure for any of the residential floor area is any tenure other than residential rental
tenure:
(i)
the maximum floor space ratio is 5.30 provided that a minimum of 20% of the residential floor
area is developed as social housing, and
(ii)
the maximum floor space ratio may be increased to 6.60 if:
City of Vancouver
October 2025
Zoning and Development By-law
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R5 districts
(A) the floor area for non-dwelling uses includes a child day care facility that has indoor floor
area of at least 464 m2 preserved in the public domain by way of a registered agreement
and operated by the City or its delegates, and
(B) a minimum 20% of the residential floor area is developed as social housing.
R5-2 District
3.1.1.4
In the R5-2 district, for high-rise apartment:
(a) the form of tenure must be residential rental tenure for 100% of the residential floor area; and
(b) the maximum floor space ratio is 5.50 provided that:
(i)
a minimum of 20% of the residential floor area is secured as below-market rental dwelling units,
or
(ii)
100% of the residential floor area is developed as social housing.
3.1.1.5
In the R5-2 district, for high-rise mixed-use residential building, the floor area for non-dwelling uses must
be at least 139 m2 for all non-dwelling uses combined and:
(a) the form of tenure must be residential rental tenure for 100% of the residential floor area; and
(b) the maximum floor space ratio is 5.80 provided that:
(i)
a minimum of 20% of the residential floor area is secured as below-market rental dwelling units,
or
(ii)
100% of the residential floor area is developed as social housing.
R5-3 District
3.1.1.6
In the R5-3 district, the form of tenure must be secured as residential rental tenure for 100% of the
residential floor area for developments that:
(a) require the demolition, or change of use or occupancy of a rental housing unit on that site, or
(b) would have required such demolition, or change of use or occupancy had a person, during the
3 years preceding the date of application for a development permit, not demolished 1 or more rental
housing units or changed their use or occupancy.
3.1.1.7
In the R5-3 district, for high-rise apartment:
(a) if the form of tenure is residential rental tenure for 100% of the residential floor area, the maximum
floor space ratio is 6.50 provided that:
(i)
a minimum of 20% of the residential floor area is secured as below-market rental dwelling units,
or
(ii)
100% of the residential floor area is developed as social housing; or
City of Vancouver
October 2025
Zoning and Development By-law
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R5 districts
(b) if the form of tenure for any of the residential floor area is any tenure other than residential rental
tenure, the maximum floor space ratio is 6.00 provided that a minimum of 20% of the residential floor
area is developed as social housing.
3.1.1.8
In the R5-3 district, for high-rise mixed-use residential building, the floor area for non-dwelling uses must
be at least 139 m2 for all non-dwelling uses combined and:
(a) if the form of tenure is residential rental tenure for 100% of the residential floor area, the maximum
floor space ratio is 6.80 provided that:
(i)
a minimum of 20% of the residential floor area is secured as below-market rental dwelling units,
or
(ii)
100% of the residential floor area is developed as social housing; or
(b) if the form of tenure for any of the residential floor area is any tenure other than residential rental
tenure, the maximum floor space ratio is 6.30 provided that a minimum of 20% of the residential floor
area is developed as social housing.
R5-4 District
3.1.1.9
In the R5-4 district:
(a) the form of tenure must be residential rental tenure for 100% of the residential floor area; and
(b) the maximum floor space ratio is:
(i)
6.50 for high-rise apartment, and
(ii)
6.80 for high-rise mixed-use residential building, provided that the floor area for non-dwelling
uses must be at least 139 m2 for all non-dwelling uses combined,
if a minimum of 20% of the residential floor area is secured as below-market rental dwelling units or
100% of the residential floor area is developed as social housing.
3.1.2
Building Form and Placement
Regulations
R5-1
R5-2
R5-3
R5-4
3.1.2.1
Minimum site area for:
(a) corner site
1,348 m2
(b) all other sites
1,532 m2
3.1.2.2
Minimum site frontage for:
(a) corner site
40.0 m
City of Vancouver
October 2025
Zoning and Development By-law
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R5 districts
Regulations
R5-1
R5-2
R5-3
R5-4
(b) all other sites
45.7 m
3.1.2.3
Maximum building height
84.0 m
69.0 m
84.0 m
84.0 m
3.1.2.4
Minimum front yard depth
3.7 m
3.1.2.5
Minimum side yard width
3.7 m
3.1.2.6
Minimum rear yard depth
6.1 m
Site Frontage
3.1.2.7
The maximum site frontage is 60.7 m, except
that the Director of Planning may increase
the maximum site frontage if the Director of
Planning considers the intent of this schedule
and all applicable Council policies and
guidelines.
3.1.2.8
The Director of Planning may decrease
the minimum site frontage to no less than
30.2 m in the R5-2, R5-3 or R5-4 districts if
the Director of Planning considers the intent
of this schedule and all applicable Council
policies and guidelines.
Discretion to Vary Other Regulations
3.1.2.9
The Director of Planning may vary the:
(a) minimum site area in the R5-2, R5-3 or
R5-4 districts if the minimum site frontage is
decreased under section 3.1.2.8 above;
(b) minimum front yard depth;
(c)
minimum side yard width; and
(d) minimum rear yard depth,
if the Director of Planning considers the intent of this schedule and all applicable Council policies and
guidelines.
Lane
Minimum front
yard depth
Minimum side
yard width
Property line
R Rear yard
Permitted development area
F Front yard
S Side yard
Minimum rear
yard depth
F
S
R
S
Principal building
Street
Diagram: Building placement for apartment and
mixed-use residential building
City of Vancouver
October 2025
Zoning and Development By-law
Page 14
R5 districts
Diagram: Building height for apartment and
mixed-use residential building
Property line
Maximum building height
Diagram: Building height for apartment and
mixed-use residential building
Property line
Maximum building height
City of Vancouver
October 2025
Zoning and Development By-law
Page 15
R5 districts
3.2
Other Uses
Uses not regulated by section 3.1 of this schedule and uses not regulated by other district schedules are
subject to the following regulations.
3.2.1
Density and Floor Area
3.2.1.1
The maximum floor space ratio is 1.45.
3.2.2
Building Form and Placement
Regulations
R5-1, R5-2, R5-3 and R5-4
3.2.2.1
Maximum building height
11.5 m
3.2.2.2
Minimum front yard depth
3.7 m
3.2.2.3
Minimum side yard width
1.2 m
3.2.2.4
Minimum rear yard depth
3.1 m
Diagram: Building height for apartment and
mixed-use residential building
Street
Lane
F
S
S
F Front yard
R Rear yard
Rear yard depth
Front yard depth
Side yard width
Principal
building
City of Vancouver
October 2025
Zoning and Development By-law
Page 16
R5 districts
4
GENERAL REGULATIONS
All uses in these districts, except uses that are regulated by other district schedules, are subject to the
following regulations.
4.1
Computation of Floor Area
4.1.1
Computation of floor area must include:
(a) all floors, including earthen floor, measured to the extreme outer limits of the building including
accessory buildings; and
(b) stairways, fire escapes, elevator shafts and other features that the Director of Planning considers
similar to the foregoing, measured by their gross cross-sectional areas and included in the
measurements for each floor at which they are located.
4.1.2
Computation of floor area must exclude:
(a) balconies, decks, and any other appurtenances that the Director of Planning considers similar to the
foregoing, provided that:
(i)
the total area of these exclusions does not exceed 12% of the permitted floor area, and
(ii)
the balconies must not be enclosed for the life of the building;
(b) patios and roof decks;
(c)
entries, porches and verandahs, if:
(i)
open or protected by guards that do not exceed the required minimum height, and
(ii)
the total area of these exclusions, when combined with the balcony and deck exclusions under
section 4.1.2(a) above, does not exceed 16% of the permitted floor area;
(d) floors or portions of floors used for:
(i)
off-street parking and loading, those floors or portions thereof which are located at or below base
surface, provided that the maximum exclusion for a parking space does not exceed 7.3 m in
length,
(ii)
bicycle storage,
(iii) heating and mechanical equipment, or
(iv) uses that the Director of Planning considers similar to the foregoing;
(e) child day care facilities to a maximum floor area of 10% of the total permitted floor area;
(f)
areas of undeveloped floors that are located:
(i)
above the highest storey or partial storey and to which there is no permanent means of access
other than a hatch, or
City of Vancouver
October 2025
Zoning and Development By-law
Page 17
R5 districts
(ii)
adjacent to a storey or partial storey with a ceiling height of less than 1.2 m;
(g) floors located at or below finished grade with a ceiling height of less than 1.2 m;
(h) all residential storage area, except that if storage area above base surface exceeds 3.7 m² per
dwelling unit, there will be no exclusion for any of the storage area above base surface for that unit;
and
(i)
common amenity areas to a maximum of 10% of the total permitted floor area.
4.2
Yards: Projections
4.2.1
No portion of underground parking other than an access ramp is permitted to project into a front or exterior
side yard, except that the Director of Planning may vary this requirement if the Director of Planning
considers the intent of this schedule and all applicable Council policies and guidelines.
4.2.2
Entries, porches and verandahs complying with section 4.1.2(c) of this schedule may project up to
1.8 m into the required rear yard.
4.3
Access to Natural Light
4.3.1
.Each habitable room must have at least 1 window on an exterior wall of a building.
4.3.2
For the purposes of section 4.3.1 above, habitable room means any room except a bathroom or kitchen.
City of Vancouver
September 2025
Zoning and Development By-law
Page 1
RM-1
RM-1
District Schedule
1
INTENT AND OVERVIEW
1.1
Intent
The intent of this schedule is to encourage development of courtyard townhouses on larger sites while
continuing to permit lower intensity residential development on smaller sites. Apartments may be permitted
in designated areas. Siting and massing are intended to be compatible with pre-existing residential
development.
Without limitation, applicable Council policies and guidelines for consideration include the RM-1
Guidelines.
1.2
Overview
The table below provides an overview of the outright and conditional approval uses in the RM-1 district,
categorized by the minimum site area required, where applicable. Applicable density, form and placement
regulations in section 3 of this schedule are cross-referenced in the third column.
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
604 m2
Multiple Dwelling
3.1
306 m2
Duplex
3.2
Single Detached House or Single Detached House with
Secondary Suite
3.2
Infill Duplex or Infill Single Detached House
3.3
Multiple Conversion Dwelling
3.4
--
Other uses in section 2.1 of this schedule
3.5
City of Vancouver
September 2025
Zoning and Development By-law
Page 2
RM-1
2
USE REGULATIONS
2.1
Outright and Conditional Approval Uses
All outright and conditional approval uses are subject to all other provisions of this by-law, including
Section 2, Section 10 and Section 11, and compliance with the regulations of this schedule including
section 2.2.
The uses identified in the table below as outright approval uses are permitted in these districts and will be
issued a permit.
The uses identified in the table below as conditional approval uses may be approved in these districts by
the Director of Planning, with or without conditions, if the Director of Planning considers:
(a) the intent of this schedule and all applicable Council policies and guidelines; and
(b) the submission of any advisory group, property owner or tenant.
Uses are listed under their general land use category. Applicable use-specific regulations in section 2.2
of this schedule are cross-referenced in the third column. Cross-references to applicable use-specific
regulations are provided for information purposes only and do not form part of this by-law.
Use
Approval
Use-Specific
Regulations
Agricultural Uses
Urban Farm - Class A
Conditional
Cultural and Recreational Uses
Club
Conditional
2.2.1
Community Centre or Neighbourhood House
Conditional
Library, in combination with Community Centre
Conditional
Park or Playground
Conditional
Dwelling Uses
Duplex
Conditional
Infill Single Detached House, in combination with the retention of a
character house
Conditional
Infill Duplex, in combination with the retention of a character house
Conditional
Mixed-Use Residential Building
Conditional
2.2.3
Multiple Conversion Dwelling, containing 2 dwelling units
Outright
2.2.4
Multiple Conversion Dwelling, not permitted as an outright approval
use and resulting from the conversion of a building existing as of
November 23, 2005
Conditional
Multiple Dwelling
Conditional
2.2.2
Seniors Supportive or Independent Living Housing
Conditional
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September 2025
Zoning and Development By-law
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RM-1
Use
Approval
Use-Specific
Regulations
Single Detached House
Outright
Single Detached House with Secondary Suite
Conditional
Institutional Uses
Ambulance Station
Conditional
Child Day Care Facility
Conditional
Church
Conditional
Community Care or Assisted Living Facility - Class A
Outright
2.2.5
Community Care or Assisted Living Facility - Class B
Conditional
Group Residence
Conditional
Hospital
Conditional
Public Authority Use, essential in these districts
Conditional
School - Elementary or Secondary
Conditional
Social Service Centre
Conditional
Retail Uses
Farmers' Market
Conditional
2.2.6
Neighbourhood Grocery Store
Conditional
Public Bike Share
Conditional
Shared E-Scooter System
Conditional
Service Uses
Bed and Breakfast Accommodation
Conditional
Short Term Rental Accommodation
Conditional
Utility and Communication Uses
Public Utility
Conditional
uncategorized
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1
Outright
2.2.7, 2.2.8
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1 and not permitted as an outright approval use
Conditional
Accessory Uses, customarily ancillary to any outright approval use
listed in this section 2.1
Outright
Accessory Uses, customarily ancillary to any conditional approval
use listed in this section 2.1
Conditional
Deposition or extraction of material, which alters the configuration of
the land
Conditional
City of Vancouver
September 2025
Zoning and Development By-law
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RM-1
2.2
Use-Specific Regulations
2.2.1
Club may be permitted if no commercial activities are carried on and the use does not adversely impact
dwelling uses.
2.2.2
The Director of Planning may permit more than 1 townhouse building on a site, subject to the dwelling unit
density regulations in section 3.1.1.2 of this schedule, if the Director of Planning considers the intent of this
schedule and all applicable Council policies and guidelines.
2.2.3
The only non-dwelling use permitted in a mixed-use residential building is neighbourhood grocery store.
2.2.4
Multiple conversion dwelling containing 2 dwelling units is permitted as an outright approval use if:
(a) there are no additions to the building;
(b) no housekeeping or sleeping units are created; and
(c)
no development permit is issued until the requisite permits required by other by-laws that relate to
design, construction and safety of buildings are issuable.
2.2.5
Community care or assisted living facility - class A is subject to the regulations, variations, and relaxations
that apply to single detached house.
2.2.6
Farmers' market may be permitted if the
Director of Planning considers the
appropriateness of the use with respect to
compatibility with nearby sites, parking,
traffic, noise, hours of operation, size of
facility and pedestrian amenity.
2.2.7
Accessory buildings customarily ancillary to
any uses listed in section 2.1 of this schedule
are permitted as an outright approval use if:
(a) no accessory building exceeds 3.7 m in
height measured to:
(i)
the highest point of a flat roof,
(ii)
the deck line of a mansard roof, or
(iii) the mean height between the
eaves and the ridge of a gable, hip
or gambrel roof;
Flanking street
CL
Street
Lane
F
S
S
Distance from
flanking street
CL Centre line
R Rear yard
S Side yard
F Front yard
Property line
Distance from ultimate
centre line of lane
Distance from ultimate
rear property line
Principal
building
Accessory
building
Building width
Diagram: Building placement for accessory
building
City of Vancouver
September 2025
Zoning and Development By-law
Page 5
RM-1
provided that no portion of an accessory building exceeds 4.6 m in building height;
(b) all accessory buildings are located:
(i)
within 7.1 m of the ultimate rear property line,
(ii)
at least 3.6 m from the ultimate centre line of any rear or flanking lane, and
(iii) at least 1.5 m from a flanking street,
(c)
the total floor area of all accessory buildings, measured to the extreme outer limits of the building,
does not exceed 48 m²;
(d) the combined building width for all accessory buildings does not exceed 80% of the width of the site
at the rear property line; and
(e) roof decks and decks are not located on an accessory building.
2.2.8
The Director of Planning may vary the floor area and site coverage regulations for accessory buildings and
sections 4.7 and 4.9 of the Parking By-law provided that:
(a) the Director of Planning is satisfied that adequate off-street parking on any site less than 36.6 m in
depth cannot otherwise be accommodated; and
(b) in developments with a carport or garage, the Director of Planning considers the impact on
neighbouring sites of building height, shadow, open space and landscaping.
City of Vancouver
September 2025
Zoning and Development By-law
Page 6
RM-1
3
DENSITY, FORM AND PLACEMENT REGULATIONS
This section contains density, form and placement regulations organized by use.
3.1
Multiple Dwelling
Multiple dwelling is subject to the following regulations.
3.1.1
Density and Floor Area
3.1.1.1
The maximum floor space ratio is 0.40 for the overall site, except that the Director of Planning may
increase the permitted floor space ratio for the overall site to a maximum of 1.20, if the Director of Planning
first considers the intent of this schedule, all applicable Council policies and guidelines, and the submission
of any advisory group, property owner or tenant.
3.1.1.2
For townhouse, the total number of dwelling units on a site must not exceed:
(a) 86 units per hectare of site area where the floor space ratio does not exceed 1.00; or
(b) 98 units per hectare of site area where the floor space ratio exceeds 1.00,
except that the Director of Planning may increase the permitted number of dwelling units on a site if the
Director of Planning considers the intent of this schedule and all applicable Council policies and guidelines.
3.1.2
Building Form and Placement
Regulations
RM-1
3.1.2.1
Minimum site area
604 m2
3.1.2.2
Minimum site frontage
18.3 m
3.1.2.3
Maximum building height
10.7 m and 2 storeys
3.1.2.4
Minimum front yard depth
3.1 m
3.1.2.5
Minimum side yard width where the site width:
(a) does not exceed 15.0 m
10% of the site width
(b) exceeds 15.0 m
1.5 m
3.1.2.6
Minimum rear yard depth
0.6 m
3.1.2.7
Maximum site coverage for all buildings
55% of the site area
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September 2025
Zoning and Development By-law
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RM-1
Regulations
RM-1
3.1.2.8
Maximum area of impermeable materials
75% of the site area
3.1.2.9
Maximum building depth for a site with 1 principal building
40% of the site depth
3.1.2.10 Minimum separation between a building located on a site frontage
and a rear building
7.3 m
Front Yard
3.1.2.11 Despite the minimum front yard depth in
section 3.1.2.4 above, the minimum front
yard depth within 4.9 m of the side property
lines is 4.9 m.
3.1.2.12 The Director of Planning may vary the
minimum front yard depth if the Director of
Planning considers the intent of this schedule
and all applicable Council policies and
guidelines.
Side Yard
3.1.2.13 Despite the minimum side yard width in
section 3.1.2.5 above:
(a) an additional side yard with a minimum
width of 4.9 m and minimum length
equal to 25% of the site depth must also
be provided on each side of the site,
and each of these side yards must be
located so that its rear boundary is not
less than 6.7 m, and not more than a
distance equal to 35% of the site depth,
from the ultimate rear property line; and
(b) in the case of a corner site that has
located at its rear, with or without the
intervention of a lane, a site that fronts
on the street flanking the corner site, the
minimum width of an exterior side yard
is 2.4 m.
3.1.2.14 The Director of Planning may vary the minimum side yard width if the Director of Planning considers the
intent of this schedule and all applicable Council policies and guidelines.
25%
of site
depth
Street
Lane
R
F
S
S
Front yard
Property line
R Rear yard
S Side yard
4.9 m
4.9 m
4.9 m
25%
of site
depth
Additional side
yard
4.9 m
3.1 m
4.9 m
Min.
6.7 m
0.6 m
Max.
35% of
site
depth
F
4.9 m
Diagram: Yards for multiple dwelling
Street
Lane
Separation between
buildings
Rear
building
Diagram: Townhouse in a courtyard configuration
City of Vancouver
September 2025
Zoning and Development By-law
Page 8
RM-1
Rear Yard
3.1.2.15 Despite the minimum rear yard depth in section 3.1.2.6 above, where the rear property line does not abut a
lane, and a lane dedication is not required, the minimum rear yard depth is 1.2 m, except that the Director
of Planning may increase the minimum rear yard depth if the Director of Planning considers the intent of
this schedule and all applicable Council policies and guidelines.
Discretion to Vary Other Regulations
3.1.2.16 If the Director of Planning considers the intent of this schedule and all applicable Council policies and
guidelines, the Director of Planning may vary:
(a) the minimum site area;
(b) the maximum building height and number of storeys;
(c)
the maximum area of impermeable materials for developments providing underground parking;
(d) the maximum building depth; and
(e) the minimum separation between a building located on a site frontage and a rear building.
City of Vancouver
September 2025
Zoning and Development By-law
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RM-1
3.2
Duplex, Single Detached House and Single Detached House with
Secondary Suite
Duplex, single detached house and single detached house with secondary suite are subject to the
following regulations.
3.2.1
Density and Floor Area
3.2.1.1
The maximum floor space ratio is 0.40, except that the Director of Planning may increase the permitted
floor space ratio to a maximum of 0.60, if the Director of Planning considers the intent of this schedule, all
applicable Council policies and guidelines, and the submission of any advisory group, property owner or
tenant.
3.2.2
Building Form and Placement
Regulations
RM-1
3.2.2.1
Minimum site area
306 m2
3.2.2.2
Maximum building height
10.7 m and 2 storeys
3.2.2.3
Minimum front yard depth
the average of the minimum front yard
depths of the 2 adjacent sites
3.2.2.4
Minimum side yard width where the site width:
(a) does not exceed 15.0 m
10% of the site width
(b) exceeds 15.0 m
1.5 m
3.2.2.5
Minimum rear yard depth
0.6 m
3.2.2.6
Maximum site coverage for all buildings
45% of the site area
3.2.2.7
Maximum area of impermeable materials
75% of the site area
3.2.2.8
Maximum building depth
40% of the site depth
Site Area
3.2.2.9
The Director of Planning may reduce the minimum site area if the lot was on record in the Land Title Office
prior to November 23, 2005.
Front Yard
3.2.2.10 Despite the minimum front yard depth in section 3.2.2.3 above:
City of Vancouver
September 2025
Zoning and Development By-law
Page 10
RM-1
(a) where an adjacent site is vacant, the
next adjacent site that is not vacant
must be used to determine the average;
(b) if 1 or more of the adjacent sites front on
a street other than that of the
development site, or the adjacent sites
are separated by a street or lane, or the
Director of Planning is satisfied that 1 or
more of the adjacent sites is an
anomaly, then such adjacent sites must
not be used in computing the average;
and
(c)
where the site is adjacent to a flanking
street or lane, the depth must equal the
single adjacent site.
3.2.2.11 The Director of Planning may vary the
minimum front yard depth if the Director of
Planning considers the intent of this schedule
and all applicable Council policies and
guidelines.
Rear Yard
3.2.2.12 Despite the minimum rear yard depth in section 3.2.2.5 above, where the rear property line does not abut a
lane, and a lane dedication is not required, the minimum rear yard depth is 1.2 m.
3.2.2.13 The Director of Planning may vary the minimum rear yard depth where the rear property line does not abut
a lane and a lane dedication is not required if the Director of Planning considers the intent of this schedule
and all applicable Council policies and guidelines.
Discretion to Vary Other Regulations
3.2.2.14 If the Director of Planning considers the intent of this schedule and all applicable Council policies and
guidelines, the Director of Planning may vary:
(a) the minimum side yard width; and
(b) the maximum building depth.
Street
Lane
F
S
S
Site coverage
=
F Front yard
Property line
R Rear yard
S Side yard
Building depth
Rear yard depth
Front yard depth
Side yard width
Principal
building
Diagram: Building placement for duplex, single
detached house and single detached house with
secondary suite
City of Vancouver
September 2025
Zoning and Development By-law
Page 11
RM-1
3.3
Infill Duplex and Infill Single Detached House
Infill duplex and infill single detached house are subject to the following regulations.
3.3.1
Density and Floor Area
3.3.1.1
The maximum floor space ratio is 0.40 for the overall site, except that the Director of Planning may
increase the permitted floor space ratio to a maximum of 0.65, if the Director of Planning considers the
intent of this schedule, all applicable Council policies and guidelines, and the submission of any advisory
group, property owner or tenant.
3.3.2
Building Form and Placement
Regulations
RM-1
3.3.2.1
Minimum site area
306 m2
3.3.2.2
Maximum building height
7.7 m and 2 storeys
3.3.2.3
Minimum side yard width where the site width:
(a) does not exceed 15.0 m
10% of the site width
(b) exceeds 15.0 m
1.5 m
3.3.2.4
Minimum rear yard depth
0.6 m
3.3.2.5
Maximum site coverage for all buildings
45% of the site area
3.3.2.6
Maximum area of impermeable materials
75% of the site area
3.3.2.7
Minimum separation between infill and existing building, measured
across the width of the site
4.9 m
Building Height
3.3.2.8
Despite the maximum building height in section 3.3.2.2 above, the second storey of an infill building must
be a partial storey not exceeding 60% of the storey immediately below.
3.3.2.9
The Director of Planning may vary the building height and number of storeys if the Director of Planning
considers the intent of this schedule and all applicable Council policies and guidelines.
Side Yard
3.3.2.10 The Director of Planning may vary the minimum side yard width if the Director of Planning considers the
intent of this schedule and all applicable Council policies and guidelines.
City of Vancouver
September 2025
Zoning and Development By-law
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RM-1
Rear Yard
3.3.2.11 Despite the minimum rear yard depth in
section 3.3.2.4 above, where the rear
property line does not abut a lane, and a lane
dedication is not required, the minimum rear
yard depth is 1.2 m.
3.3.2.12 The Director of Planning may vary the
minimum rear yard depth where the rear
property line does not abut a lane and a lane
dedication is not required if the Director of
Planning considers the intent of this schedule
and all applicable Council policies and
guidelines.
Street
Lane
S
S
Rear yard depth
Side yard width
Separation
between infill and
principal building
Property line
R Rear yard
S Side yard
Site coverage
=
+
Infill
Existing
residential
building
Diagram: Building placement for infill
City of Vancouver
September 2025
Zoning and Development By-law
Page 13
RM-1
3.4
Multiple Conversion Dwelling
Multiple conversion dwelling is subject to the following regulations.
3.4.1
Density and Floor Area
3.4.1.1
The maximum floor space ratio is 0.40, except that the Director of Planning may increase the permitted
floor space ratio to:
(a) a maximum of 0.65 on a site where a residential building existing prior to January 1, 1940 is retained;
or
(b) a maximum of 0.60 on a site where a residential building not existing prior to January 1, 1940 is
retained,
if the Director of Planning considers the intent of this schedule, all applicable Council policies and
guidelines, and the submission of any advisory group, property owner or tenant.
3.4.1.2
The total number of dwelling units on a site must not exceed 2 units, except that the Director of Planning
may increase the permitted number of dwelling units to 3 units on a site if the Director of Planning
considers the intent of this schedule and all applicable Council policies and guidelines.
3.4.2
Building Form and Placement
Regulations
RM-1
3.4.2.1
Minimum site area
306 m2
3.4.2.2
Maximum building height
10.7 m and 2 storeys
3.4.2.3
Minimum front yard depth
the average of the minimum front yard
depths of the 2 adjacent sites
3.4.2.4
Minimum side yard width where the site width:
(a) does not exceed 15.0 m
10% of the site width
(b) exceeds 15.0 m
1.5 m
3.4.2.5
Minimum rear yard depth
0.6 m
3.4.2.6
Maximum site coverage for all buildings
45% of the site area
3.4.2.7
Maximum area of impermeable materials
75% of the site area
3.4.2.8
Maximum building depth
40% of the site depth
City of Vancouver
September 2025
Zoning and Development By-law
Page 14
RM-1
Front Yard
3.4.2.9
Despite the minimum front yard depth in
section 3.4.2.3 above:
(a) where an adjacent site is vacant, the
next adjacent site that is not vacant
must be used to determine the average;
(b) if 1 or more of the adjacent sites front
on a street other than that of the
development site, or the adjacent sites
are separated by a street or lane, or
the Director of Planning is satisfied that
1 or more of the adjacent sites is an
anomaly, then such adjacent sites must
not be used in computing the average;
and
(c)
where the site is adjacent to a flanking
street or lane, the depth must equal the
single adjacent site.
3.4.2.10 The Director of Planning may vary the minimum front yard depth if the Director of Planning considers the
intent of this schedule and all applicable Council policies and guidelines.
Rear Yard
3.4.2.11 Despite the minimum rear yard depth in section 3.4.2.5 above, where the rear property line does not abut a
lane, and a lane dedication is not required, the minimum rear yard depth is 1.2 m.
3.4.2.12 The Director of Planning may vary the minimum rear yard depth where the rear property line does not abut
a lane and a lane dedication is not required if the Director of Planning considers the intent of this schedule
and all applicable Council policies and guidelines.
Discretion to Vary Other Regulations
3.4.2.13 If the Director of Planning considers the intent of this schedule and all applicable Council policies and
guidelines, the Director of Planning may vary:
(a) the maximum building height and number of storeys;
(b) the minimum side yard width; and
(c)
the maximum building depth.
Street
Lane
F
S
S
Site coverage
=
F Front yard
Property line
R Rear yard
S Side yard
Building depth
Rear yard depth
Front yard depth
Side yard width
Multiple
conversion
dwelling
Diagram: Building placement for multiple
conversion dwelling
City of Vancouver
September 2025
Zoning and Development By-law
Page 15
RM-1
3.5
Other Uses
Uses not regulated by sections 3.1 to 3.4 of this schedule are subject to the following regulations.
3.5.1
Density and Floor Area
3.5.1.1
The maximum floor space ratio is 0.40, except that the Director of Planning may increase the permitted
floor space ratio to a maximum of:
(a) 1.20 for seniors supportive or independent living housing;
(b) 0.65 for other dwelling uses; and
(c)
0.60 for all other uses permitted in this schedule, combined,
if the Director of Planning considers the intent of this schedule, all applicable Council policies and
guidelines, and the submission of any advisory group, property owner or tenant.
3.5.1.2
The total number of dwelling units on a site must not exceed 2 units, except that the Director of Planning
may increase the permitted number of dwelling units to 3 units on a site if the Director of Planning
considers the intent of this schedule and all applicable Council policies and guidelines.
3.5.2
Building Form and Placement
Regulations
RM-1
3.5.2.1
Maximum building height
10.7 m and 2 storeys
3.5.2.2
Minimum front yard depth
the average of the minimum front yard
depths of the 2 adjacent sites
3.5.2.3
Minimum side yard width where the site width:
(a) does not exceed 15.0 m
10% of the site width
(b) exceeds 15.0 m
1.5 m
3.5.2.4
Minimum rear yard depth
0.6 m
3.5.2.5
Maximum site coverage for all buildings
45% of the site area
3.5.2.6
Maximum area of impermeable materials
75% of the site area
3.5.2.7
Maximum building depth
40% of the site depth
City of Vancouver
September 2025
Zoning and Development By-law
Page 16
RM-1
Number of Principal Buildings on Site
3.5.2.8
The Director of Planning may permit more
than 1 principal building on a site if the
Director of Planning considers the intent
of this schedule an all applicable Council
policies and guidelines.
Front Yard
3.5.2.9
Despite the minimum front yard depth in
section 3.5.2.2 above:
(a) where an adjacent site is vacant, the
next adjacent site that is not vacant
must be used to determine the average;
(b) if 1 or more of the adjacent sites front
on a street other than that of the
development site, or the adjacent sites
are separated by a street or lane, or
the Director of Planning is satisfied that
1 or more of the adjacent sites is an
anomaly, then such adjacent sites must
not be used in computing the average;
and
(c)
where the site is adjacent to a flanking street or lane, the depth must equal the single adjacent site.
3.5.2.10 The Director of Planning may vary the minimum front yard depth if the Director of Planning considers the
intent of this schedule and all applicable Council policies and guidelines.
Side Yard
3.5.2.11 Despite the minimum side yard width in section 3.5.2.3 above:
(a) an additional side yard with a minimum width of 4.9 m and minimum length equal to 25% of the site
depth must also be provided on each side of the site, and each of these side yards must be located
so that its rear boundary is not less than 6.7 m, and no more than a distance equal to 35% of the site
depth, from the ultimate rear property line; and
(b) in the case of a corner site that has located at its rear, with or without the intervention of a lane, a site
which fronts on the street flanking the corner site, the minimum width of an exterior side yard is 2.4 m.
3.5.2.12 The Director of Planning may vary the minimum side yard width in section 3.5.2.3 above if the Director of
Planning considers the intent of this schedule and all applicable Council policies and guidelines.
25%
of site
depth
Street
Lane
R
F
S
S
Front yard
Property line
R Rear yard
S Side yard
4.9 m
25%
of site
depth
Additional side
yard
4.9 m
Min.
6.7 m
0.6 m
Max.
35% of
site
depth
F
Average of
min. front
yard depths of
2 adjacent sites
Diagram: Yards for other uses
City of Vancouver
September 2025
Zoning and Development By-law
Page 17
RM-1
Rear Yard
3.5.2.13 Despite the minimum rear yard depth in section 3.5.2.4 above, where the rear property line does not abut a
lane, and a lane dedication is not required, the minimum rear yard depth is 1.2 m.
3.5.2.14 The Director of Planning may vary the minimum rear yard depth where the rear property line does not abut
a lane and a lane dedication is not required if the Director of Planning considers the intent of this schedule
and all applicable Council policies and guidelines.
Discretion to Vary Other Regulations
3.5.2.15 If the Director of Planning considers the intent of this schedule and all applicable Council policies and
guidelines, the Director of Planning may vary:
(a) the maximum building height and number of storeys;
(b) the maximum area of impermeable materials for developments providing underground parking; and
(c)
the maximum building depth.
City of Vancouver
September 2025
Zoning and Development By-law
Page 18
RM-1
4
GENERAL REGULATIONS
All uses in these districts are subject to the following regulations.
4.1
Computation of Floor Area
4.1.1
Computation of floor area must include:
(a) all floors, including earthen floor, measured to the extreme outer limits of the building including
accessory buildings;
(b) stairways, fire escapes, elevator shafts, and other features that the Director of Planning considers
similar to the foregoing, measured by their gross cross-sectional areas and included in the
measurements for each floor at which they are located; and
(c)
where the distance from a floor to the floor above, or where there is no floor above, to the top of the
roof joists, exceeds 3.7 m, an amount equal to the area of the floor below the excess height, except
that the Director of Planning may exclude an area designed with venting skylights, opening clerestory
windows or other similar features if:
(i)
in the opinion of the Director of Planning, the area is designed to reduce energy consumption or
improve natural light and ventilation, and
(ii)
the area excluded does not exceed 1% of the permitted floor area.
4.1.2
Computation of floor area must exclude:
(a) balconies and decks, and any other appurtenances that the Director of Planning considers similar to
the foregoing, provided that the total area of these exclusions does not exceed 12% of the permitted
floor area for multiple dwellings, and 8% of the permitted floor area for all other uses;
(b) patios and roof decks, if the Director of Planning considers the impact on privacy and overlook;
(c)
where floors are used for off-street parking and loading, or bicycle storage in multiple conversion
dwellings containing 3 dwelling units, or uses that the Director of Planning considers similar to the
foregoing, those floors or portions thereof not exceeding 7.3 m in length, which:
(i)
for multiple dwellings, are at or above base surface and located in a principal building, up to a
maximum of 24 m² per dwelling unit, or are located below base surface,
(ii)
for other dwelling uses, are located in an accessory building located on the site in accordance
with section 2.2.7 of this schedule or in an infill building up to a maximum of 48 m²,
(iii) for dwelling uses on sites with more than 1 principal building, are located in a principal building
or an accessory building up to a maximum area of 24 m² per dwelling unit,
(iv) for other dwelling uses located on sites with no developed secondary access, are located
in a principal building, an accessory building, or an infill building up to a maximum area that
the Director of Planning may determine if the Director of Planning considers the intent of this
schedule and all applicable Council policies and guidelines, or
City of Vancouver
September 2025
Zoning and Development By-law
Page 19
RM-1
(v)
for non-dwelling uses, are located at or below base surface;
(d) areas of undeveloped floors that are located:
(i)
above the highest storey or partial storey, and to which there is no permanent means of access
other than a hatch, or
(ii)
adjacent to a storey or partial storey with a ceiling height of less than 1.2 m;
(e) floors located at or below finished grade with a ceiling height of less than 1.2 m;
(f)
entries, porches and verandahs, and covered porches above the first storey if:
(i)
the side facing the street or rear property line is open or protected by guards that do not exceed
the required minimum height, and
(ii)
the total area of these exclusions, when combined with the balcony and deck exclusions under
section 4.1.2(a) above, does not exceed 16% of the permitted floor area for multiple dwellings
and 13% of the permitted floor area for all other uses;
(g) for multiple dwelling, all residential storage area above or below base surface, except that if
residential storage area above base surface exceeds 3.7 m² per dwelling unit, there will be no
exclusion for any of the residential storage area above base surface for that unit;
(h) above grade floor area built as open to below, to which section 4.1.1(c) above does not apply,
designed in combination with venting skylights, opening clerestory windows or other similar features
that, in the opinion of the Director of Planning, reduce energy consumption or improve natural light
and ventilation to a maximum exclusion of 1% of permitted floor area; and
(i)
unconditioned floor areas with a ceiling height or height to the underside of joists of less than 2.0 m,
located below the floors of entries, porches and verandahs complying with section 4.1.2(f) above, to
which there is no access from the interior of the building.
4.2
Dwelling Unit Density: Calculation
4.2.1
Where the calculation of dwelling units per hectare results in a fractional number, the number must be
rounded down.
4.3
Yards: Projections and Measurement
4.3.1
Despite section 10.8 of this by-law, entries, porches and verandahs complying with section 4.1.2(f) of this
schedule may project into:
(a) the required side yard up to 1.2 m where a side yard of at least 2.4 m in width has been provided; and
(b) the required side yard on a corner site up to 1.2 m, where a side yard of at least 2.4 m has been
provided.
City of Vancouver
September 2025
Zoning and Development By-law
Page 20
RM-1
4.4
Site Coverage
4.4.1
The maximum area of impermeable materials includes site coverage for all buildings.
4.4.2
The maximum site coverage for any portion of the site used as parking area is 30%, except where the
principal use of the site is a parking area.
4.5
Building Depth: Measurement
4.5.1
Maximum building depth means the maximum distance between the required minimum front yard and the
rear of a principal building, measured prior to any required lane dedication.
4.6
Access to Natural Light
4.6.1
Each habitable room must have at least 1 window on an exterior wall of a building.
4.6.2
For the purposes of section 4.6.1 above, habitable room means any room except a bathroom or kitchen.
4.7
External Design
4.7.1
A portion of the surface of the ground adjoining a building may be lowered and excluded from the average
elevation for the purpose of calculating finished grade, when the purpose is to provide light or access to a
basement or cellar, provided that:
(a) the lowered surface does not extend more than 3.1 m from the building;
(b) that portion of the building abutting the lowered surface is not greater than half the width of the
building, or 4.6 m, whichever is the lesser; and
(c)
the lowered surface does not extend into the 1.2 m side yard or as otherwise prescribed in this
schedule.
RM-2
City of Vancouver
April 2025
Zoning and Development By-law
Page 1
RM-2
District Schedule
1
INTENT AND OVERVIEW
1.1
Intent
The intent of this schedule is to permit residential development, including 3-storey apartment buildings,
and to encourage open space and daylight access.
1.2
Overview
The table below provides an overview of the outright and conditional approval uses in the RM-2 district,
categorized by the minimum site area required, where applicable. Applicable density, form and placement
regulations in section 3 of this schedule are cross-referenced in the third column.
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
550 m2
Multiple Dwelling
3.1
Seniors Supportive or Independent Living Housing
3.1
Rooming House
3.1
--
Duplex
3.2
Single Detached House or Single Detached House with
Secondary Suite
3.2
Other uses in section 2.1 of this schedule
3.3
2
USE REGULATIONS
2.1
Outright and Conditional Approval Uses
All outright and conditional approval uses are subject to all other provisions of this by-law, including
Section 2, Section 10 and Section 11, and compliance with the regulations of this schedule including
section 2.2.
The uses identified in the table below as outright approval uses are permitted in this district and will be
issued a permit.
RM-2
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April 2025
Zoning and Development By-law
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The uses identified in the table below as conditional approval uses may be approved in this district by the
Director of Planning, with or without conditions, if the Director of Planning considers:
(a) the intent of this schedule and all applicable Council policies and guidelines; and
(b) the submission of any advisory group, property owner or tenant.
Uses are listed under their general land use category. Applicable use-specific regulations in section 2.2
of this schedule are cross-referenced in the third column. Cross-references to applicable use-specific
regulations are provided for information purposes only and do not form part of this by-law.
Use
Approval
Use-Specific
Regulations
Agricultural Uses
Urban Farm - Class A
Conditional
Cultural and Recreational Uses
Club
Conditional
2.2.1
Community Centre or Neighbourhood House
Conditional
Library, in combination with Community Centre
Conditional
Park or Playground
Conditional
Dwelling Uses
Duplex
Outright
Mixed-Use Residential Building
Conditional
2.2.2, 2.2.5
Multiple Conversion Dwelling, containing 2 dwelling units
Outright
2.2.3
Multiple Conversion Dwelling, not permitted as an outright approval
use and resulting from the conversion of a building existing as of
June 18, 1956
Conditional
2.2.4, 2.2.5
Multiple Dwelling
Conditional
2.2.5
Rooming House
Outright
Seniors Supportive or Independent Living Housing
Conditional
Single Detached House
Outright
Single Detached House with Secondary Suite
Conditional
Institutional Uses
Ambulance Station
Conditional
Child Day Care Facility
Conditional
Church
Conditional
Community Care or Assisted Living Facility - Class A
Outright
2.2.6
Community Care or Assisted Living Facility - Class B
Conditional
Group Residence
Conditional
RM-2
City of Vancouver
April 2025
Zoning and Development By-law
Page 3
Use
Approval
Use-Specific
Regulations
Hospital
Conditional
Public Authority Use, essential in this district
Conditional
School - Elementary or Secondary
Conditional
Social Service Centre
Conditional
Parking Uses
Parking Area, ancillary to a principal use on an adjacent site
Conditional
Retail Uses
Farmers' Market
Conditional
2.2.7
Neighbourhood Grocery Store
Conditional
Public Bike Share
Conditional
Shared E-Scooter System
Conditional
Service Uses
Bed and Breakfast Accommodation
Conditional
Short Term Rental Accommodation
Conditional
Utility and Communication Uses
Public Utility
Conditional
uncategorized
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1
Outright
2.2.8
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1 and not permitted as an outright approval use
Conditional
Accessory Uses, customarily ancillary to any outright approval use
listed in this section 2.1
Outright
Accessory Uses, customarily ancillary to any conditional approval
use listed in this section 2.1
Conditional
Deposition or extraction of material, which alters the configuration of
the land
Conditional
2.2
Use-Specific Regulations
2.2.1
Club may be permitted if no commercial activities are carried on and the use does not adversely impact
dwelling uses.
2.2.2
The only non-dwelling use permitted in a mixed-use residential building is neighbourhood grocery store.
2.2.3
Multiple conversion dwelling containing 2 dwelling units is permitted as an outright approval use if:
RM-2
City of Vancouver
April 2025
Zoning and Development By-law
Page 4
(a) there are no additions to the building;
(b) no housekeeping or sleeping units are created; and
(c)
no development permit is issued until the requisite permits required by other by-laws that relate to
design, construction and safety of buildings are issuable.
2.2.4
Multiple conversion dwelling that is not permitted as an outright approval use, resulting from the conversion
of a building existing as of June 18, 1956, may be permitted as a conditional approval use if:
(a) the Director of Planning considers the quality and liveability of the resulting units, the suitability of
the building for conversion in terms of age and size, and the impact of the conversion on adjacent
properties and character of the area; and
(b) building additions resulting in a total floor space ratio greater than 0.60 are in keeping with the
character of the building.
2.2.5
Development on any site consisting of 3 or more dwelling units that:
(a) requires the demolition, or change of use or occupancy of a rental housing unit on that site; or
(b) would have required such demolition, or change of use or occupancy had a person, during the 3
years preceding the date of application for a development permit, not demolished 1 or more rental
housing units or changed their use or occupancy,
is subject to the Rental Housing Stock
Official Development Plan.
2.2.6
Community care or assisted living facility
- class A is subject to the regulations,
variations and relaxations that apply to single
detached house.
2.2.7
Farmers' market may be permitted if the
Director of Planning considers the
appropriateness of the use with respect to
compatibility with nearby sites, parking,
traffic, noise, hours of operation, size of
facility and pedestrian amenity.
2.2.8
Accessory buildings customarily ancillary to
any use listed in section 2.1 of this schedule
are permitted as an outright approval use if:
(a) no accessory building exceeds 3.7 m in
height measured to:
(i)
the highest point of a flat roof,
Flanking street
CL
Street
Lane
F
S
S
Distance from
flanking street
CL Centre line
R Rear yard
S Side yard
F Front yard
Property line
Distance from ultimate
centre line of lane
Separation from
residential building
Principal
building
Accessory
building
Building width
Diagram: Building placement for accessory
building
RM-2
City of Vancouver
April 2025
Zoning and Development By-law
Page 5
(ii)
the deck line of a mansard roof, or
(iii) the mean height between the eaves and the ridge of a gable, hip or gambrel roof,
provided that no portion of an accessory building exceeds 4.6 m in building height;
(b) all accessory buildings are located:
(i)
in the rear yard,
(ii)
at least 3.1 m from the ultimate centre line of any rear or flanking lane, and
(iii) at least the width of the required side yard from a flanking street;
(c)
the total floor area of all accessory buildings, measured to the extreme outer limits of the building,
does not exceed 35% of the minimum rear yard required in this schedule, or 48 m², whichever is
greater;
(d) the combined building width for all accessory buildings does not exceed 67% of the width of the site
at the rear property line; and
(e) the separation distance from any residential building is at least 3.7 m.
RM-2
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April 2025
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3
DENSITY, FORM AND PLACEMENT REGULATIONS
This section contains density, form and placement regulations organized by use.
3.1
Multiple Dwelling, Seniors Supportive or Independent Living Housing,
and Rooming House
Multiple dwelling, seniors supportive or independent living housing, and rooming house are subject to the
following regulations.
3.1.1
Density and Floor Area
3.1.1.1
The maximum floor space ratio is 0.75, except that the permitted floor space ratio may be increased:
(a) by an amount equal to 0.009 for each 1% or fraction of a percent that the site coverage is below 50%;
(b) where the site area exceeds 837 m2 and the frontage of the site is at least 22.8 m, by an amount
equal to 0.0015 multiplied by each 9.3 m2 of site area over 837 m2, provided this increase does not
exceed 0.20; and
(c)
where parking spaces are provided within the outermost walls of a building or underground, but in no
case with the floor of the parking above the highest point of the finished grade around the building, by
an amount equal to 0.15.
3.1.2
Building Form and Placement
Regulations
RM-2
3.1.2.1
Minimum site area
550 m2
3.1.2.2
Maximum site area
3000 m2
3.1.2.3
Maximum building height
10.7 m
3.1.2.4
Minimum front yard depth
6.1 m
3.1.2.5
Minimum side yard width
2.1 m
3.1.2.6
Minimum rear yard depth
10.7 m
Site Area
3.1.2.7
The Director of Planning may reduce the minimum site area to 500 m2 if the lot was on record in the Land
Title Office prior to September 7, 1965.
RM-2
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April 2025
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Building Height
3.1.2.8
The Director of Planning may increase the
maximum building height to a height not
exceeding 11.9 m.
Side Yard
3.1.2.9
Despite the minimum side yard width in
section 3.1.2.5 above, in the case of a corner
site, the minimum width of an exterior side
yard is 20% of the width of the site, except
that it must not be less than 3.0 m in width
and need not be more than 6.0 m in width.
Rear Yard
3.1.2.10 Despite the minimum rear yard depth in
section 3.1.2.6 above, where the rear of the
site abuts a lane, the required minimum rear
yard depth will be decreased by the lane
width between the rear property line and the
ultimate centre line of the lane.
Street
Lane
F
S
S
F Front yard
Property line
R Rear yard
S Side yard
Rear yard depth
Front yard depth
Side yard width
Principal building
Diagram: Building placement for multiple
dwelling, seniors supportive or independent
living housing and rooming house
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3.2
Duplex, Single Detached House, and Single Detached House with
Secondary Suite
Duplex, single detached house, and single detached house with secondary suite are subject to the
following regulations.
3.2.1
Density and Floor Area
3.2.1.1
The maximum floor space ratio is 0.60.
3.2.2
Building Form and Placement
Regulations
RM-2
3.2.2.1
Maximum building height
10.7 m
3.2.2.2
Minimum front yard depth
6.1 m
3.2.2.3
Minimum side yard width where the site width:
(a) does not exceed 15.0 m
10% of the site width
(b) exceeds 15.0 m
1.5 m
3.2.2.4
Minimum rear yard depth
10.7 m
Building Height
3.2.2.5
The Director of Planning may increase the maximum building height to a height not exceeding 11.9 m.
Rear Yard
3.2.2.6
Despite the minimum rear yard depth in section 3.2.2.4 above, where the rear of the site abuts a lane, the
required minimum rear yard depth will be decreased by the lane width between the rear property line and
the ultimate centre line of the lane.
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Street
Lane
F
S
S
F Front yard
Property line
R Rear yard
S Side yard
Rear yard depth
Front yard depth
Side yard width
Principal
building
Diagram: Building placement for duplex, single
detached house and single detached house with
secondary suite
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3.3
Other Uses
Uses not regulated by sections 3.1 and 3.2 of this schedule are subject to the following regulations.
3.3.1
Density and Floor Area
3.3.1.1
The maximum floor space ratio is 0.75, except that the permitted floor space ratio may be increased:
(a) by adding an amount equal to 0.009 for each 1% or fraction of a percent that the site coverage is
below 50%;
(b) where the site area exceeds 837 m2 and the frontage of the site is at least 22.8 m, by adding an
amount equal to 0.0015 multiplied by each 9.3 m2 of the site area over 837 m2, provided this increase
does not exceed 0.20; and
(c)
where parking spaces are provided within the outermost walls of a building or underground, but in no
case with the floor of the parking above the highest point of the finished grade around the building, by
adding an amount equal to 0.15.
3.3.2
Building Form and Placement
Regulations
RM-2
3.3.2.1
Maximum building height
10.7 m
3.3.2.2
Minimum front yard depth
6.1 m
3.3.2.3
Minimum side yard width
2.1 m
3.3.2.4
Minimum rear yard depth
10.7 m
Building Height
3.3.2.5
The Director of Planning may increase the maximum building height to a height not exceeding 11.9 m.
Side Yard
3.3.2.6
Despite the minimum side yard width in section 3.3.2.3 above, in the case of a corner site, the minimum
width of an exterior side yard is 20% of the width of the site, except that it must not be less than 3.0 m in
width and need not be more than 6.0 m in width.
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Rear Yard
3.3.2.7
Despite the minimum rear yard depth in
section 3.3.2.4 above, where the rear of the
site abuts a lane, the required minimum rear
yard depth will be decreased by the lane
width between the rear property line and the
ultimate centre line of the lane.
Street
Lane
F
S
S
F Front yard
Property line
R Rear yard
S Side yard
Rear yard depth
Front yard depth
Side yard width
Principal
Building
Diagram: Building placement for principal
building
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4
GENERAL REGULATIONS
All uses in this district are subject to the following regulations.
4.1
Computation of Floor Area
4.1.1
Computation of floor area must include:
(a) all floors having a minimum ceiling height of 1.2 m, including earthen floor, both above and below
ground level, measured to the extreme outer limits of the building including accessory buildings; and
(b) stairways, fire escapes, elevator shafts and other features that the Director of Planning considers
similar to the foregoing, measured by their gross cross-sectional areas and included in the
measurements for each floor at which they are located.
4.1.2
Computation of floor area must exclude:
(a) balconies and decks, and any other appurtenances that the Director of Planning considers similar to
the foregoing, provided that the total area of these exclusions does not exceed 12% of the permitted
floor area for multiple dwellings and 8% of the permitted floor area for all other uses;
(b) patios and roof decks, if the Director of Planning considers the impact on privacy and overlook;
(c)
floors or portion of floors used for off-street parking and loading, the taking on or discharging of
passengers, bicycle storage, heating and mechanical equipment, or uses which in the opinion of the
Director of Planning are similar to the foregoing, which are:
(i)
at or below the base surface, provided that the maximum exclusion for a parking space does not
exceed 7.3 m in length, or
(ii)
above the base surface and where developed as off-street parking are located in an accessory
building situated in the rear yard, provided that the maximum exclusion for a parking space does
not exceed 7.3 m in length;
(d) child day care facilities to a maximum floor area of 10% of the permitted floor area, if the Director of
Planning is satisfied that there is a need for a child day care facility in the immediate neighbourhood;
(e) areas of undeveloped floors that are located:
(i)
above the highest storey or partial storey and to which there is no permanent means of access
other than a hatch, or
(ii)
adjacent to a storey or partial storey with a ceiling height of less than 1.2 m;
(f)
all residential storage area above or below base surface, except that if the residential storage area
above base surface exceeds 3.7 m² per dwelling unit, there will be no exclusion for any of the
residential storage area above base surface for that unit;
(g) above grade floor area built as open to below, designed in combination with venting skylights,
opening clerestory windows or other features that, in the opinion of the Director of Planning, reduce
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energy consumption or improve natural light and ventilation to a maximum exclusion of 1% of
permitted floor area;
(h) entries, porches and verandahs, and covered porches above the first storey if:
(i)
the side facing the street or rear property line is open or protected by guards that do not exceed
the required minimum height, and
(ii)
the total area of these exclusions, when combined with the balcony and deck exclusions under
section 4.1.2(a) above, does not exceed 16% of the permitted floor area for multiple dwellings
and 13% of the permitted floor area for all other uses; and
(i)
unconditioned floor areas with a ceiling height or height to the underside of joists of less than 2.0 m,
located below the floors of entries, porches and verandahs complying with section 4.1.2(h) above, to
which there is no access from the interior of the building.
4.2
Site Coverage
4.2.1
The maximum site coverage for any portion of the site used as parking area is 30%, except where the
principal use of the site is a parking area.
4.3
Access to Natural Light
4.3.1
Each habitable room must have at least 1 window on an exterior wall of a building.
4.3.2
For the purposes of section 4.3.1 above, habitable room means any room except a bathroom or kitchen.
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RM-3
District Schedule
1
INTENT AND OVERVIEW
1.1
Intent
The intent of this schedule is to permit residential development, including high-rise apartment buildings,
and to encourage open space and daylight access.
1.2
Overview
The table below provides an overview of the outright and conditional approval uses in the RM-3 district,
categorized by the minimum site area required, where applicable. Applicable density, form and placement
regulations in section 3 of this schedule are cross-referenced in the third column.
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
550 m2
Multiple Dwelling
3.1
Seniors Supportive or Independent Living Housing
3.1
Rooming House
3.3
--
Duplex
3.2
Single Detached House or Single Detached House with
Secondary Suite
3.2
Other uses in section 2.1 of this schedule
3.3
2
USE REGULATIONS
2.1
Outright and Conditional Approval Uses
All outright and conditional approval uses are subject to all other provisions of this by-law, including
Section 2, Section 10 and Section 11, and compliance with the regulations of this schedule including
section 2.2.
The uses identified in the table below as outright approval uses are permitted in this district and will be
issued a permit.
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The uses identified in the table below as conditional approval uses may be approved in this district by the
Director of Planning or Development Permit Board, with or without conditions, if the Director of Planning or
Development Permit Board considers:
(a) the intent of this schedule and all applicable Council policies and guidelines; and
(b) the submission of any advisory group, property owner or tenant.
Uses are listed under their general land use category. Applicable use-specific regulations in section 2.2
of this schedule are cross-referenced in the third column. Cross-references to applicable use-specific
regulations are provided for information purposes only and do not form part of this by-law.
Use
Approval
Use-Specific
Regulations
Agricultural Uses
Urban Farm - Class A
Conditional
Cultural and Recreational Uses
Club
Conditional
2.2.1
Community Centre or Neighbourhood House
Conditional
Library, in combination with Community Centre
Conditional
Park or Playground
Conditional
Dwelling Uses
Duplex
Outright
Mixed-Use Residential Building
Conditional
2.2.2, 2.2.5
Multiple Conversion Dwelling, containing 2 dwelling units
Outright
2.2.3
Multiple Conversion Dwelling, not permitted as an outright approval
use and resulting from the conversion of a building existing as of
June 18, 1956
Conditional
2.2.4, 2.2.5
Multiple Dwelling
Conditional
2.2.5
Rooming House
Outright
Seniors Supportive or Independent Living Housing
Conditional
Single Detached House
Outright
Single Detached House with Secondary Suite
Conditional
Institutional Uses
Ambulance Station
Conditional
Child Day Care Facility
Conditional
Church
Conditional
Community Care or Assisted Living Facility - Class A
Outright
2.2.6
Community Care or Assisted Living Facility - Class B
Conditional
Group Residence
Conditional
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Use
Approval
Use-Specific
Regulations
Hospital
Conditional
Public Authority Use, essential in this district
Conditional
School - Elementary or Secondary
Conditional
Social Service Centre
Conditional
Parking Uses
Parking Area, ancillary to a principal use on an adjacent site
Conditional
Retail Uses
Farmers' Market
Conditional
2.2.7
Neighbourhood Grocery Store
Conditional
Public Bike Share
Conditional
Shared E-Scooter System
Conditional
Service Uses
Bed and Breakfast Accommodation
Conditional
Short Term Rental Accommodation
Conditional
Utility and Communication Uses
Public Utility
Conditional
uncategorized
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1
Outright
2.2.8
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1 and not permitted as an outright approval use
Conditional
Accessory Uses, customarily ancillary to any outright approval use
listed in this section 2.1
Outright
Accessory Uses, customarily ancillary to any conditional approval
use listed in this section 2.1
Conditional
Deposition or extraction of material, which alters the configuration of
the land
Conditional
2.2
Use-Specific Regulations
2.2.1
Club may be permitted if no commercial activities are carried on and the use does not adversely impact
dwelling uses.
2.2.2
The only non-dwelling use permitted in a mixed-use residential building is neighbourhood grocery store.
2.2.3
Multiple conversion dwelling containing 2 dwelling units is permitted as an outright approval use if:
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(a) there are no additions to the building;
(b) no housekeeping or sleeping units are created; and
(c)
no development permit is issued until the requisite permits required by other by-laws that relate to
design, construction and safety of buildings are issuable.
2.2.4
Multiple conversion dwelling that is not permitted as an outright approval use, resulting from the conversion
of a building existing as of June 18, 1956, may be permitted as a conditional approval use if:
(a) the Director of Planning considers the quality and liveability of the resulting units, the suitability of
the building for conversion in terms of age and size, and the impact of the conversion on adjacent
properties and the character of the area; and
(b) building additions resulting in a total floor space ratio greater than 0.60 are in keeping with the
character of the building.
2.2.5
Development on any site consisting of 3 or more dwelling units that:
(a) requires the demolition, or change of use or occupancy of a rental housing unit on that site; or
(b) would have required such demolition, or change of use or occupancy had a person, during the 3
years preceding the date of application for a development permit, not demolished 1 or more rental
housing units or changed their use or occupancy,
is subject to the Rental Housing Stock
Official Development Plan.
2.2.6
Community care or assisted living facility
- class A is subject to the regulations,
variations and relaxations that apply to single
detached house.
2.2.7
Farmers' market may be permitted if
the Director of Planning considers the
appropriateness of the use with respect
to compatibility with nearby sites, parking,
traffic, noise, hours of operation, size of
facility and pedestrian amenity.
2.2.8
Accessory buildings customarily ancillary to
any use listed in section 2.1 of this schedule
are permitted as an outright approval use if:
(a) no accessory building exceeds 3.7 m in
height measured to:
(i)
the highest point of a flat roof,
Flanking street
CL
Street
Lane
F
S
S
Distance from
flanking street
CL Centre line
R Rear yard
S Side yard
F Front yard
Property line
Distance from ultimate
centre line of lane
Principal
building
Accessory
building
Building width
Diagram: Building placement for accessory
building
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(ii)
the deck line of a mansard roof, or
(iii) the mean height between the eaves and the ridge of a gable, hip or gambrel roof,
provided that no portion of an accessory building exceeds 4.6 m in building height;
(b) all accessory buildings are located:
(i)
in the rear yard,
(ii)
at least 3.1 m from the ultimate centre line of any rear or flanking lane, and
(iii) no less than the width of the required side yard from a flanking street;
(c)
the total floor area of all accessory buildings, measured to the extreme outer limits of the building,
does not exceed 35% of the minimum rear yard required in this schedule, or 48 m², whichever is
greater; and
(d) the combined building width for all accessory buildings does not exceed 67% of the width of the site
at the rear property line.
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3
DENSITY, FORM AND PLACEMENT REGULATIONS
This section contains density, form and placement regulations organized by use.
3.1
Multiple Dwelling and Seniors Supportive or Independent Living
Housing
Multiple dwelling and seniors supportive or independent living housing are subject to the following
regulations.
3.1.1
Density and Floor Area
3.1.1.1
The maximum floor space ratio is 1.00, except that the floor space ratio may be increased:
(a) by an amount equal to 0.012 for each 1% or fraction of a percent that the site coverage is below 50%;
(b) where the site area exceeds 837 m2 and the frontage of the site is at least 22.8 m, by an amount
equal to 0.002 multiplied by each 9.3 m2 of site area over 837 m2, provided this increase does not
exceed 0.25; and
(c)
where parking spaces are provided within the outermost walls of a building or underground, but in
no case with the floor of the parking area above the highest point of the finished grade around the
building, by an amount equal to 0.20.
3.1.2
Building Form and Placement
Regulations
RM-3
3.1.2.1
Minimum site area
550 m2
3.1.2.2
Maximum building height
36.6 m
3.1.2.3
Minimum front yard depth
6.1 m
3.1.2.4
Minimum side yard width
2.1 m
3.1.2.5
Minimum rear yard depth
10.7 m
Site Area
3.1.2.6
The Director of Planning may reduce the minimum site area:
(a) to 500 m2 if the lot was on record in the Land Title Office prior to September 7, 1965; or
(b) for multiple dwelling if the Director of
Planning considers the development
site to consist of locked in lots and
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provided the Director of Planning first
considers the intent of this schedule
and all applicable Council policies and
guidelines.
Building Height and Vertical Angle of Daylight
3.1.2.7
Despite the maximum building height in
section 3.1.2.2 above, where any portion
or portions of a building exceed a height
of 10.7 m, the maximum width of any such
portion or portions combined must not
exceed an amount equal to 25% of the sum
of the average depth plus the average width
of the site.
3.1.2.8
For the purposes of section 3.1.2.7 above, where
the development includes a building with 2 or more
towers, the site may be interpreted as 2 or more
sites, provided the area of each site is at least 2,300
m2 and each portion of the building that is over
10.7 m in height is at least 24.0 m from any other
portion of the building that is over 10.7 m in height.
3.1.2.9
No portion of a building that exceeds 10.7 m in height may project above lines extending over the site at
right angles from:
(a) all points along the ultimate centre line of any street in front of the site and inclined at an average
angle of 25 degrees to the horizontal;
(b) all points along the rear boundary line of the site or the ultimate centre line of the lane where one has
been dedicated, and inclined at an average angle of 25 degrees to the horizontal;
(c)
all points along any interior side boundary of the site at ground level and inclined at an average angle
of 30 degrees to the horizontal; and
(d) in the case of a corner site, all points along the ultimate centre line of the flanking street or lane and
inclined at an average angle of 25 degrees to the horizontal.
3.1.2.10 For the purpose of computing the average angles of daylight on each side of the site, each angle will be
multiplied by the width of the applicable portion of the building or site over which such angle applies, and
the sum of these products will be divided by the total width of the corresponding site boundary.
Street
Lane
F
S
S
F Front yard
Property line
R Rear yard
S Side yard
Rear yard depth
Front yard depth
Side yard width
Principal building
Diagram: Building placement for multiple dwelling
and seniors supportive or independent living
housing
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Side Yard
3.1.2.11 Despite the minimum side yard width in section 3.1.2.4 above, in the case of a corner site, the minimum
width of an exterior side yard is 20% of the width of the site, plus 0.3 m for every 1.5 m or fraction thereof
by which a building exceeds 12.2 m in height, except that it must not be less than 3.0 m in width and need
not be more than 6.0 m in width.
Rear Yard
3.1.2.12 Despite the minimum rear yard depth in section 3.1.2.5 above:
(a) where the rear of the site abuts a lane, the required minimum rear yard depth will be decreased by
the lane width between the rear property line and the ultimate centre line of the lane;
(b) where the principal building or any portion thereof abutting the rear yard is 9.1 m or less in width and
is located 7.6 m or more from an adjoining site, it may extend up to 3.0 m into the required rear yard;
and
(c)
where the principal building or any portion thereof abutting the rear yard is 15.3 m or less in width and
is located 7.6 m or more from an adjoining site, and where the average distance from the building to
the rear property line is 10.7 m, the building or that portion thereof may extend up to 3.0 m into the
required rear yard.
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3.2
Duplex, Single Detached House, and Single Detached House with
Secondary Suite
Duplex, single detached house, and single detached house with secondary suite are subject to the
following regulations.
3.2.1
Density and Floor Area
3.2.1.1
The maximum floor space ratio is 0.60.
3.2.2
Building Form and Placement
Regulations
RM-3
3.2.2.1
Maximum building height
10.7 m
3.2.2.2
Minimum front yard depth
6.1 m
3.2.2.3
Minimum side yard width where the site width:
(a) does not exceed 15.0 m
10% of the site width
(b) exceeds 15.0 m
1.5 m
3.2.2.4
Minimum rear yard depth
10.7 m
Rear Yard
3.2.2.5
Despite the minimum rear yard depth in section 3.2.2.4 above:
(a) where the rear of the site abuts a lane, the required minimum rear yard depth will be decreased by
the lane width between the rear property line and the ultimate centre line of the lane; and
(b) where the principal building or any portion thereof abutting the rear yard is 9.1 m or less in width and
is located 7.6 m or more from an adjoining site, it may extend up to 3.0 m into the required rear yard.
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Street
Lane
F
S
S
F Front yard
Property line
R Rear yard
S Side yard
Rear yard depth
Front yard depth
Side yard width
Principal
building
Diagram: Building placement for duplex, single
detached house, and single detached house with
secondary suite
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3.3
Other Uses
Uses not regulated by sections 3.1 and 3.2 of this schedule are subject to the following regulations.
3.3.1
Density and Floor Area
3.3.1.1
The maximum floor space ratio is 1.00, except that the floor space ratio may be increased:
(a) by an amount equal to 0.012 for each 1% or fraction of a percent that the site coverage is below 50%;
(b) where the site area exceeds 837 m2 and the frontage of the site is at least 22.8 m, by an amount
equal to 0.002 multiplied by each 9.3 m2 of site area over 837 m2, provided this increase does not
exceed 0.25; and
(c)
where parking spaces are provided within the outermost walls of a building or underground, but in
no case with the floor of the parking area above the highest point of the finished grade around the
building, by an amount equal to 0.20.
3.3.2
Building Form and Placement
Regulations
RM-3
3.3.2.1
Minimum site area for rooming house
550 m2
3.3.2.2
Maximum building height
36.6 m
3.3.2.3
Minimum front yard depth
6.1 m
3.3.2.4
Minimum side yard width
2.1 m
3.3.2.5
Minimum rear yard depth
10.7 m
Site Area
3.3.2.6
The Director of Planning may reduce the minimum site area for rooming house:
(a) to 500 m2 if the lot was on record in the Land Title Office prior to September 7, 1965; or
(b) if the Director of Planning considers the development site to consist of locked in lots and provided the
Director of Planning first considers the intent of this schedule and all applicable Council policies and
guidelines.
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Building Height and Vertical Angle of Daylight
3.3.2.7
Despite the maximum building height in
section 3.3.2.2 above, where any portion
or portions of a building exceed a height
of 10.7 m, the maximum width of any such
portion or portions combined must not
exceed an amount equal to 25% of the sum
of the average depth plus the average width
of the site.
3.3.2.8
For the purposes of section 3.3.2.7 above,
where the development includes a building
with 2 or more towers, the site may be
interpreted as 2 or more sites, provided
the area of each site is at least 2,300 m2
and each portion of the building that is over
10.7 m in height is at least 24.0 m from
another portion of the building that is over
10.7 m in height.
3.3.2.9
No portion of a building that exceeds
10.7 m in height may project above lines
extending over the site at right angles from:
(a) all points along the ultimate centre line of any street in front of the site and inclined at an average
angle of 25 degrees to the horizontal;
(b) all points along the rear boundary line of the site or the ultimate centre line of the lane where one has
been dedicated, and inclined at an average angle of 25 degrees to the horizontal;
(c)
all points along any interior side boundary of the site at ground level and inclined at an average angle
of 30 degrees to the horizontal; and
(d) in the case of a corner site, all points along the ultimate centre line of the flanking street or lane and
inclined at an average angle of 25 degrees to the horizontal.
3.3.2.10 For the purpose of computing the average angles of daylight on each side of the site, each angle will be
multiplied by the width of the applicable portion of the building or site over which such angle applies, and
the sum of these products will be divided by the total width of the corresponding site boundary.
Side Yard
3.3.2.11 Despite the minimum side yard width in section 3.3.2.4 above, in the case of a corner site, the minimum
width of an exterior side yard is 20% of the width of the site, plus 0.3 m for every 1.5 m or fraction thereof
by which a building exceeds 12.2 m in height, except that it must not be less than 3.0 m in width and need
not be more than 6.0 m in width.
Street
Lane
F
S
S
F Front yard
Property line
R Rear yard
S Side yard
Rear yard depth
Front yard depth
Side yard width
Principal
building
Diagram: Building placement for principal
building
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Rear Yard
3.3.2.12 Despite the minimum rear year depth in section 3.3.2.5 above:
(a) where the rear of the site abuts a lane, the required minimum rear yard depth will be decreased by
the lane width between the rear property line and the ultimate centre line of the lane;
(b) where the principal building or any portion thereof abutting the rear yard is 9.1 m or less in width and
is located 7.6 m or more from an adjoining site, it may extend up to 3.0 m into the required rear yard;
and
(c)
where the principal building or any portion thereof abutting the rear yard is 15.3 m or less in width and
is located 7.6 m or more from an adjoining site, and where the average distance from the building to
the rear property line is 10.7 m, the building or that portion thereof may extend up to 3.0 m into the
required rear yard.
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4
GENERAL REGULATIONS
All uses in this district are subject to the following regulations.
4.1
Computation of Floor Area
4.1.1
Computation of floor area must include:
(a) all floors having a minimum ceiling height of 1.2 m, including earthen floor, measured to the extreme
outer limits of the building including accessory buildings; and
(b) stairways, fire escapes, elevator shafts and other features that the Director of Planning considers
similar to the foregoing, measured by their gross cross-sectional areas and included in the
measurements for each floor at which they are located.
4.1.2
Computation of floor area must exclude:
(a) balconies and decks, and any other appurtenances that the Director of Planning considers similar to
the foregoing, provided that the total area of these exclusions does not exceed 8% of the permitted
floor area;
(b) patios and roof decks, if the Director of Planning considers the impact on privacy and overlook;
(c)
floors or portions of floors used for off-street parking and loading, the taking on or discharging of
passengers, bicycle storage, heating and mechanical equipment, or uses that the Director of Planning
considers similar to the foregoing, which are:
(i)
at or below the base surface, provided that the maximum exclusion for a parking space does not
exceed 7.3 m in length, or
(ii)
above the base surface and where developed as off-street parking are located in an accessory
building situated in the rear yard, provided that the maximum exclusion for a parking space does
not exceed 7.3 m in length;
(d) child day care facilities to a maximum floor area of 10% of the total permitted floor area, if the
Director of Planning is satisfied that there is a need for a child day care facility in the immediate
neighbourhood;
(e) areas of undeveloped floors that are located:
(i)
above the highest storey or partial storey, and to which there is no permanent means of access
other than a hatch, or
(ii)
adjacent to a storey or partial storey with a ceiling height of less than 1.2 m;
(f)
all residential storage area above or below base surface, except that if residential storage area above
base surface exceeds 3.7 m² per dwelling unit, there will be no exclusion for any of the residential
storage area above base surface for that unit;
(g) above grade floor area built as open to below, designed in combination with venting skylights,
opening clerestory windows or other similar features that, in the opinion of the Director of Planning,
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reduce energy consumption or improve natural light and ventilation to a maximum exclusion of 1% of
permitted floor area;
(h) entries, porches and verandahs, and covered porches above the first storey if:
(i)
the side facing the street or rear property line is open or protected by guards that do not exceed
the required minimum height, and
(ii)
the total area of these exclusions, when combined with the balcony and deck exclusions under
section 4.1.2(a) above, does not exceed 13% of the permitted floor area; and
(i)
unconditioned floor areas with a ceiling height or height to the underside of joists of less than 2.0 m,
located below the floors of entries, porches and verandahs complying with section 4.1.2(h) above, to
which there is no access from the interior of the building.
4.1.3
The Director of Planning may permit enclosed residential balconies to be excluded in the computation
of floor space ratio, provided that the Director of Planning considers all applicable Council policies and
guidelines and approves the design of any balcony enclosure, except that:
(a) the total area of all open and enclosed balcony or deck exclusions may not exceed 8% of the
residential floor area being provided; and
(b) no more than 50% of the excluded balcony floor area may be enclosed.
4.2
Site Coverage
4.2.1
The maximum site coverage for any portion of the site used as parking area is 30%, except where the
principal use of the site is a parking area.
4.3
Access to Natural Light
4.3.1
Each habitable room must have at least 1 window on an exterior wall of a building.
4.3.2
For the purposes of section 4.3.1 above, habitable room means any room except a bathroom or kitchen.
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RM-3A
District Schedule
1
INTENT AND OVERVIEW
1.1
Intent
The intent of this schedule is to permit residential development, including 3-storey apartments and 6-storey
social housing apartments, and to encourage open space and daylight access.
Without limitation, applicable Council policies and guidelines for consideration include the RM-3A and
RM-4 Guidelines for Social Housing.
1.2
Overview
The table below provides an overview of the outright and conditional uses in the RM-3A district,
categorized by the minimum site area required, where applicable. Applicable density, form and placement
regulations in section 3 of this schedule are cross-referenced in the third column.
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
550 m2
Mixed-Use Residential Building that includes a Child Day Care
Facility
3.1
Multiple Dwelling
3.1
Seniors Supportive or Independent Living Housing
3.3
Rooming House
3.4
--
Duplex
3.2
Single Detached House and Single Detached House with
Secondary Suite
3.2
Other uses in section 2.1 of this schedule
3.4
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2
USE REGULATIONS
2.1
Outright and Conditional Approval Uses
All outright and conditional approval uses are subject to all other provisions of this by-law, including
Section 2, Section 10 and Section 11, and compliance with the regulations of this schedule including
section 2.2.
The uses identified in the table below as outright approval uses are permitted in this district and will be
issued a permit.
The uses identified in the table below as conditional approval uses may be approved in this district by the
Director of Planning, with or without conditions, if the Director of Planning considers:
(a) the intent of this schedule and all applicable Council policies and guidelines; and
(b) the submission of any advisory group, property owner or tenant.
Uses are listed under their general land use category. Applicable use-specific regulations in section 2.2
of this schedule are cross-referenced in the third column. Cross-references to applicable use-specific
regulations are provided for information purposes only and do not form part of this by-law.
Use
Approval
Use-Specific
Regulations
Agricultural Uses
Urban Farm - Class A
Conditional
Cultural and Recreational Uses
Club
Conditional
2.2.1
Community Centre or Neighbourhood House
Conditional
Library, in combination with Community Centre
Conditional
Park or Playground
Conditional
Dwelling Uses
Duplex
Outright
Micro Dwelling
Conditional
Mixed-Use Residential Building
Conditional
2.2.2, 2.2.3
Multiple Conversion Dwelling, containing 2 dwelling units
Outright
2.2.4
Multiple Conversion Dwelling, not permitted as an outright approval
use and resulting from the conversion of a building existing as of
June 18, 1956
Conditional
2.2.3, 2.2.5
Multiple Dwelling
Conditional
2.2.3
Rooming House
Outright
Seniors Supportive or Independent Living Housing
Conditional
Single Detached House
Outright
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Use
Approval
Use-Specific
Regulations
Single Detached House with Secondary Suite
Conditional
Institutional Uses
Ambulance Station
Conditional
Child Day Care Facility
Conditional
Church
Conditional
Community Care or Assisted Living Facility - Class A
Outright
2.2.6
Community Care or Assisted Living Facility - Class B
Conditional
Group Residence
Conditional
Hospital
Conditional
Public Authority Use, essential in this district
Conditional
School - Elementary or Secondary
Conditional
Social Service Centre
Conditional
Parking Uses
Parking Area, ancillary to a principal use on an adjacent site
Conditional
Retail Uses
Farmers' Market
Conditional
2.2.7
Neighbourhood Grocery Store
Conditional
Public Bike Share
Conditional
Shared E-Scooter System
Conditional
Service Uses
Bed and Breakfast Accommodation
Conditional
Short Term Rental Accommodation
Conditional
Utility and Communication Uses
Public Utility
Conditional
uncategorized
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1
Outright
2.2.8
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1 and not permitted as an outright approval use
Conditional
Accessory Uses, customarily ancillary to any outright approval use
listed in this section 2.1
Outright
Accessory Uses, customarily ancillary to any conditional approval
use listed in this section 2.1
Conditional
Deposition or extraction of material, which alters the configuration of
the land
Conditional
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2.2
Use-Specific Regulations
2.2.1
Club may be permitted if no commercial activities are carried on and the use does not adversely impact
dwelling uses.
2.2.2
The only non-dwelling uses permitted in a mixed-use residential building are:
(a) child day care facility, provided that all residential floor area is developed as social housing; and
(b) neighbourhood grocery store.
2.2.3
Development on any site consisting of 3 or more dwelling units that:
(a) requires the demolition, or change of use or occupancy of a rental housing unit on that site; or
(b) would have required such demolition, or change of use or occupancy had a person, during the 3
years preceding the date of application for a development permit, not demolished 1 or more rental
housing units or changed their use or occupancy,
is subject to the Rental Housing Stock Official Development Plan.
2.2.4
Multiple conversion dwelling containing 2 dwelling units is permitted as an outright approval use if:
(a) there are no additions to the building;
(b) no housekeeping or sleeping units are created; and
(c)
no development permit is issued until the requisite permits required by other by-laws that relate to
design, construction and safety of buildings are issuable.
2.2.5
Multiple conversion dwelling that is not permitted as an outright approval use, resulting from the conversion
of a building existing as of June 18, 1956, may be permitted as a conditional approval use if:
(a) the Director of Planning considers the quality and liveability of the resulting units, the suitability of
the building for conversion in terms of age and size, and the impact of the conversion on adjacent
properties and the character of the area; and
(b) building additions resulting in a total floor space ratio greater than 0.6 are in keeping with the
character of the building.
2.2.6
Community care or assisted living facility - class A is subject to the regulations, variations, and relaxations
that apply to single detached house.
2.2.7
Farmers' market may be permitted if the Director of Planning considers the appropriateness of the use
with respect to compatibility with nearby sites, parking, traffic, noise, hours of operation, size of facility and
pedestrian amenity.
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2.2.8
Accessory buildings customarily ancillary to
any use listed in section 2.1 of this schedule
are permitted as an outright approval use if:
(a) no accessory building exceeds 3.7 m in
height measured to:
(i)
the highest point of a flat roof,
(ii)
the deck line of a mansard roof, or
(iii) the mean height between the
eaves and the ridge of a gable, hip
or gambrel roof,
provided that no portion of an accessory
building exceeds 4.6 m in building height;
(b) all accessory buildings are located:
(i)
in the rear yard,
(ii)
at least 3.1 m from the ultimate
centre line of any rear or flanking
lane, and
(iii) at least the width of the required
side yard from a flanking street;
(c)
the total floor area of all accessory buildings, measured to the extreme outer limits of the building,
does not exceed 35% of the minimum rear yard required in this schedule, or 48 m², whichever is
greater;
(d) the combined building width for all accessory buildings does not exceed 67% of the width of the site
at the rear property line; and
(e) the separation from any residential building is at least 3.7 m.
Flanking street
CL
Street
Lane
F
S
S
Distance from
flanking street
CL Centre line
R Rear yard
S Side yard
F Front yard
Property line
Distance from ultimate
centre line of lane
Separation from
residential building
Principal
building
Accessory
building
Building width
Diagram: Building placement for accessory
building
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3
DENSITY, FORM AND PLACEMENT REGULATIONS
This section contains density, form and placement regulations organized by use.
3.1
Mixed-Use Residential Building that Includes a Child Day Care Facility,
and Multiple Dwelling
Mixed-use residential building that includes a child day care facility and multiple dwelling are subject to the
following regulations.
3.1.1
Density and Floor Area
3.1.1.1
The maximum floor space ratio is 1.00, except that:
(a) the floor space ratio may be increased:
(i)
by an amount equal to 0.012 for each 1% or fraction of a percent that the site coverage is below
50%,
(ii)
where the site area exceeds 837 m2 and the frontage of the site is at least 22.8 m, by an amount
equal to 0.002 multiplied by each 9.3 m2 of site area over 837 m2, provided this increase does
not exceed 0.25, and
(iii) where parking spaces are provided within the outermost walls of a building or underground, but
in no case with the floor of the parking area above the highest point of the finished grade around
the building, by an amount equal to 0.20; or
(b) the Director of Planning or Development Permit Board may increase the permitted floor space ratio to
a maximum of 3.00 where 100% of the residential floor area is developed as social housing and the
Director of Planning or Development Permit Board considers the intent of this schedule, all applicable
Council policies and guidelines, and the submission of any advisory group, property owner or tenant.
3.1.2
Building Form and Placement
Regulations
RM-3A
3.1.2.1
Minimum site area
550 m2
3.1.2.2
Maximum building height
10.7 m
3.1.2.3
Minimum front yard depth
6.1 m
3.1.2.4
Minimum side yard width
2.1 m
3.1.2.5
Minimum rear yard depth
10.7 m
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Site Area
3.1.2.6
The Director of Planning may decrease the
minimum site area:
(a) to 500 m2 if the lot was on record in the
Land Title Office prior to September 7,
1965; or
(b) if the Director of Planning considers the
development site to consist of locked
in lots and provided the Director of
Planning considers the intent of this
schedule and all applicable Council
policies and guidelines.
Side Yard
3.1.2.7
Despite the minimum side yard width in
section 3.1.2.4 above, in the case of a corner
site, the minimum width of an exterior side
yard is 20% of the width of the site, except
that it must not be less than 3.0 m in width
and need not be more than 6.0 m in width.
3.1.2.8
Where 100% of the residential floor area is developed as social housing, the Director of Planning or
Development Permit Board may decrease the minimum side yard width if the Director of Planning or
Development Permit Board considers the intent of this schedule and all applicable Council policies and
guidelines, and the submission of any advisory group, property owner or tenant.
Rear Yard
3.1.2.9
Despite the minimum rear yard depth in section 3.1.2.5 above:
(a) where the rear of the site abuts a lane, the required minimum rear yard depth will be decreased by
the lane width between the rear property line and the ultimate centre line of the lane;
(b) where the principal building or any portion thereof abutting the rear yard is 9.1 m or less in width and
is located 7.6 m or more from an adjoining site, it may extend up to 3.0 m into the required rear yard;
and
(c)
where the principal building or any portion thereof abutting the rear yard is 15.3 m or less in width and
is located 7.6 m or more from an adjoining site, and where the average distance from the building to
the rear property line is 10.7 m, the building or that portion thereof may extend up to 3.0 m into the
required rear yard.
3.1.2.10 Where 100% of the residential floor area is developed as social housing, the Director of Planning or
Development Permit Board may reduce the minimum rear yard depth if the Director of Planning or
S
S
Street
Lane
F
F Front yard
Property line
R Rear yard
S Side yard
Rear yard depth
Front yard depth
Side yard width
Principal building
Diagram: Building placement for mixed-use
residential building that includes a child day care
facility, and multiple dwelling
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Development Permit Board considers the intent of this schedule and all applicable Council policies and
guidelines, and the submission of any advisory group, property owner or tenant.
Discretion to Vary Other Regulations
3.1.2.11 Where 100% of the residential floor area is developed as social housing, and if the Director of Planning
or Development Permit Board considers the intent of this schedule and all applicable Council policies and
guidelines, and the submission of any advisory group, property owner or tenant, the Director of Planning or
Development Permit Board may vary:
(a) the maximum building height to a height not exceeding 19.9 m; and
(b) the minimum front yard depth.
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3.2
Duplex, Single Detached House, and Single Detached House with
Secondary Suite
Duplex, single detached house, and single detached house with secondary suite are subject to the
following regulations.
3.2.1
Density and Floor Area
3.2.1.1
The maximum floor space ratio is 0.60.
3.2.2
Building Form and Placement
Regulations
RM-3A
3.2.2.1
Maximum building height
10.7 m
3.2.2.2
Minimum front yard depth
6.1 m
3.2.2.3
Minimum side yard width where the side width:
(a) does not exceed 15.0 m
10% of the site width
(b) exceeds 15.0 m
1.5 m
3.2.2.4
Minimum rear yard depth
10.7 m
Rear Yard
3.2.2.5
Despite the minimum rear yard depth in section 3.2.2.4 above:
(a) where the rear of the site abuts a lane, the required minimum rear yard depth will be decreased by
the lane width between the rear property line and the ultimate centre line of the lane; and
(b) where the principal building or any portion thereof abutting the rear yard is 9.1 m or less in width and
is located 7.6 m or more from an adjoining site, it may extend up to 3.0 m into the required rear yard.
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Street
Lane
F
S
S
F Front yard
Property line
R Rear yard
S Side yard
Rear yard depth
Front yard depth
Side yard width
Principal
building
Diagram: Building placement for duplex, single
detached house and single detached house with
secondary suite
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3.3
Seniors Supportive or Independent Living Housing
Seniors supportive or independent living housing is subject to the following regulations.
3.3.1
Density and Floor Area
3.3.1.1
The maximum floor space ratio is 1.00, except that the floor space ratio may be increased:
(a) by an amount equal to 0.012 for each 1% or fraction of a percent that the site coverage is below 50%;
(b) where the site area exceeds 837 m2 and the frontage of the site is at least 22.8 m, by an amount
equal to 0.002 multiplied by each 9.3 m2 of site area over 837 m2, provided this increase does not
exceed 0.25; and
(c)
where parking spaces are provided within the outermost walls of a building or underground, but in
no case with the floor of the parking area above the highest point of the finished grade around the
building, by an amount equal to 0.20.
3.3.2
Building Form and Placement
Regulations
RM-3A
3.3.2.1
Minimum site area
550 m2
3.3.2.2
Maximum building height
10.7 m
3.3.2.3
Minimum front yard depth
6.1 m
3.3.2.4
Minimum side yard width
2.1 m
3.3.2.5
Minimum rear yard depth
10.7 m
Site Area
3.3.2.6
The Director of Planning may decrease the minimum site area to 500 m2 if:
(a) the lot was on record in the Land Title Office prior to September 7, 1965; or
(b) the Director of Planning considers the development site to consist of locked in lots and provided
the Director of Planning considers the intent of this schedule and all applicable Council policies and
guidelines.
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Side Yard
3.3.2.7
Despite the minimum side yard width in
section 3.3.2.4 above, in the case of a corner
site, the minimum width of an exterior side
yard is 20% of the width of the site, except
that it must not be less than 3.0 m in width
and need not be more than 6.0 m in width.
Rear Yard
3.3.2.8
Despite the minimum rear yard depth in
section 3.3.2.5 above:
(a) where the rear of the site abuts a lane,
the required minimum rear yard depth
will be decreased by the lane width
between the rear property line and the
ultimate centre line of the lane;
(b) where the principal building or any
portion thereof abutting the rear yard
is 9.1 m or less in width and is located
7.6 m or more from an adjoining site, it
may extend up to 3.0 m into the required
rear yard; and
(c)
where the principal building or any portion thereof abutting the rear yard is 15.3 m or less in width and
is located 7.6 m or more from an adjoining site, and where the average distance from the building to
the rear property line is 10.7 m, the building or that portion thereof may extend up to 3.0 m into the
required rear yard.
Street
Lane
F
S
S
F Front yard
Property line
R Rear yard
S Side yard
Rear yard depth
Front yard depth
Side yard width
Seniors supportive or
independent living housing
Diagram: Building placement for seniors
supportive or independent living housing
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3.4
Other Uses
Uses not regulated by sections 3.1 to 3.3 of this schedule are subject to the following regulations.
3.4.1
Density and Floor Area
3.4.1.1
The maximum floor space ratio is 1.00, except that the floor space ratio may be increased:
(a) by an amount equal to 0.012 for each 1% or fraction of a percent that the site coverage is below 50%;
(b) where the site area exceeds 837 m2 and the frontage of the site is at least 22.8 m, by an amount
equal to 0.002 multiplied by each 9.3 m2 of site area over 837 m2, provided this increase does not
exceed 0.25; and
(c)
where parking spaces are provided within the outermost walls of a building or underground, but in
no case with the floor of the parking area above the highest point of the finished grade around the
building, by an amount equal to 0.20.
3.4.2
Building Form and Placement
Regulations
RM-3A
3.4.2.1
Minimum site area for rooming house
550 m2
3.4.2.2
Maximum building height
10.7 m
3.4.2.3
Minimum front yard depth
6.1 m
3.4.2.4
Minimum side yard width
2.1 m
3.4.2.5
Minimum rear yard depth
10.7 m
Site Area
3.4.2.6
The Director of Planning may decrease the minimum site area for rooming house:
(a) to 500 m2 if the lot was on record in the Land Title Office prior to September 7, 1965; or
(b) if the Director of Planning considers the development to consist of locked in lots and provided the
Director of Planning considers the intent of this schedule and all applicable Council policies and
guidelines.
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Side Yard
3.4.2.7
Despite the minimum side yard width in
section 3.4.2.4 above, in the case of a corner
site, the minimum width of an exterior side
yard is 20% of the width of the site, except
that it must not be less than 3.0 m in width
and need not be more than 6.0 m in width.
Rear Yard
3.4.2.8
Despite the minimum rear yard depth in
section 3.4.2.5 above:
(a) where the rear of the site abuts a lane,
the required minimum rear yard depth
will be decreased by the lane width
between the rear property line and the
ultimate centre line of the lane;
(b) where the principal building or any
portion thereof abutting the rear yard
is 9.1 m or less in width and is located
7.6 m or more from an adjoining site, it
may extend up to 3.0 m into the required
rear yard; and
(c)
where the principal building or any portion thereof abutting the rear yard is 15.3 m or less in width and
is located 7.6 m or more from an adjoining site, and where the average distance from the building to
the rear property line is 10.7 m, the building or that portion thereof may extend up to 3.0 m into the
required rear yard.
Street
Lane
F
S
S
F Front yard
Property line
R Rear yard
S Side yard
Rear yard depth
Front yard depth
Side yard width
Principal
building
Diagram: Building placement for principal
building
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4
GENERAL REGULATIONS
All uses in this district are subject to the following regulations.
4.1
Computation of Floor Area
4.1.1
Computation of floor area must include:
(a) all floors having a minimum ceiling height of 1.2 m, both above and below ground level, measured to
the extreme outer limits of the building including accessory buildings; and
(b) stairways, fire escapes, elevator shafts and other features that the Director of Planning considers
similar to the foregoing, to be measured by their gross cross-sectional areas and included in the
measurements for each floor at which they are located.
4.1.2
Computation of floor area must exclude:
(a) balconies and decks, and any other appurtenances that the Director of Planning considers similar to
the foregoing, provided that the total area of these exclusions does not exceed 8% of the permitted
floor area;
(b) patios and roof decks, if the Director of Planning considers the impact on privacy and overlook;
(c)
floors or portions of floors used for off-street parking and loading, the taking on or discharging of
passengers, bicycle storage, heating and mechanical equipment, or uses that the Director of Planning
considers similar to the foregoing, which are:
(i)
at or below the base surface, provided that the maximum exclusion for a parking space does not
exceed 7.3 m in length, or
(ii)
above the base surface and where developed as off-street parking are located in an accessory
building situated in the rear yard, provided that the maximum exclusion for a parking space does
not exceed 7.3 m in length;
(d) amenity areas, including child day care facilities, recreational facilities, and meeting rooms accessory
to residential use, to a maximum floor area of 10% of the total permitted floor area, if the Director of
Planning is satisfied that there is a need for a child day care facility in the immediate neighbourhood;
(e) areas of undeveloped floors that are located:
(i)
above the highest storey or partial storey, and to which there is no permanent means of access
other than a hatch, or
(ii)
adjacent to a storey or partial storey with a ceiling height of less than 1.2 m;
(f)
all residential storage area above or below base surface, except that where the residential storage
area above base surface exceeds 3.7 m² per dwelling unit, there will be no exclusion for any of the
residential storage area above base surface for that unit;
(g) above grade floor area built as open to below, designed in combination with venting skylights,
opening clerestory windows or other similar features that, in the opinion of the Director of Planning,
RM-3A
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reduce energy consumption or improve natural light and ventilation to a maximum exclusion of 1% of
permitted floor area;
(h) entries, porches and verandahs, and covered porches above the first storey if:
(i)
the side facing the street or rear property line is open or protected by guards that do not exceed
the required minimum height, and
(ii)
the total area of these exclusions, when combined with the balcony and deck exclusions under
section 4.1.2(a) above, does not exceed 13% of the permitted floor area; and
(i)
unconditioned floor areas with a ceiling height or height to the underside of joists of less than 2.0 m,
located below the floors of entries, porches and verandahs complying with section 4.1.2(h) above, to
which there is no access from the interior of the building.
4.1.3
The Director of Planning may permit enclosed residential balconies to be excluded in the computation
of floor space ratio, provided that the Director of Planning considers all applicable Council policies and
guidelines and approves the design of any balcony enclosure, except that:
(a) the total area of all open and enclosed balcony or deck exclusions may not exceed 8% of the
residential floor area being provided; and
(b) no more than 50% of the excluded balcony floor area may be enclosed.
4.2
Site Coverage
4.2.1
The maximum site coverage for any portion of the site used as parking area is 30%.
4.3
Access to Natural Light
4.3.1
Each habitable room must have at least 1 window on an exterior wall of a building.
4.3.2
For the purposes of section 4.3.1 above, habitable room means any room except a bathroom or kitchen.
RM-4
City of Vancouver
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Page 1
RM-4
District Schedule
1
INTENT AND OVERVIEW
1.1
Intent
The intent of this schedule is to permit a variety of multiple dwelling forms including 4-storey apartments
and 6-storey social housing apartments, to encourage the retention of existing buildings, and to achieve
community and social objectives.
Without limitation, applicable Council policies and guidelines for consideration include the RM-3A and
RM-4 Guidelines for Social Housing.
1.2
Overview
The table below provides an overview of the outright and conditional approval uses in the RM-4 district,
categorized by the minimum site area required, where applicable. Applicable density, form and placement
regulations in section 3 of this schedule are cross-referenced in the third column.
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
550 m²
Mixed-Use Residential Building that includes a Child Day Care
Facility
3.1
Multiple Dwelling
3.1
Seniors Supportive or Independent Living Housing
3.4
Rooming House
3.5
--
Duplex
3.2
Single Detached House or Single Detached House with
Secondary Suite
3.2
Infill
3.3
Other uses in section 2.1 of this schedule
3.5
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2
USE REGULATIONS
2.1
Outright and Conditional Approval Uses
All outright and conditional approval uses are subject to all other provisions of this by-law, including
Section 2, Section 10 and Section 11, and compliance with the regulations of this schedule including
section 2.2.
The uses identified in the table below as outright approval uses are permitted in these districts and will be
issued a permit.
The uses identified in the table below as conditional approval uses may be approved in these districts
by the Director of Planning or Development Permit Board, with or without conditions, if the Director of
Planning or Development Permit Board considers:
(a) the intent of this schedule and all applicable Council policies and guidelines; and
(b) the submission of any advisory group, property owner or tenant.
Uses are listed under their general land use category. Applicable use-specific regulations in section 2.2
of this schedule are cross-referenced in the third column. Cross-references to applicable use-specific
regulations are provided for information purposes only and do not form part of this by-law.
Use
Approval
Use-Specific
Regulations
Agricultural Uses
Urban Farm - Class A
Conditional
Cultural and Recreational Uses
Club
Conditional
2.2.1
Community Centre or Neighbourhood House
Conditional
Library, in combination with Community Centre
Conditional
Park or Playground
Conditional
Dwelling Uses
Duplex
Outright
Infill Duplex
Conditional
Infill Multiple Dwelling
Conditional
2.2.2
Infill Single Detached House
Conditional
Mixed-Use Residential Building
Conditional
2.2.2, 2.2.3
Multiple Conversion Dwelling, containing 2 dwelling units
Outright
2.2.4
Multiple Conversion Dwelling, not permitted as an outright approval
use and resulting from the conversion of a building existing as of
June 18, 1956
Conditional
2.2.2, 2.2.5
Multiple Dwelling
Conditional
2.2.2
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Use
Approval
Use-Specific
Regulations
Rooming House
Outright
Seniors Supportive or Independent Living Housing
Conditional
Single Detached House
Outright
Single Detached House with Secondary Suite
Conditional
Institutional Uses
Ambulance Station
Conditional
Child Day Care Facility
Conditional
Church
Conditional
Community Care or Assisted Living Facility - Class A
Outright
2.2.6
Community Care or Assisted Living Facility - Class B
Conditional
Group Residence
Conditional
Hospital
Conditional
Public Authority Use, essential in these districts
Conditional
School - Elementary or Secondary
Conditional
Social Service Centre
Conditional
Retail Uses
Farmers' Market
Conditional
2.2.7
Neighbourhood Grocery Store
Conditional
2.2.3
Public Bike Share
Conditional
Shared E-Scooter System
Conditional
Service Uses
Bed and Breakfast Accommodation
Conditional
Short Term Rental Accommodation
Conditional
Utility and Communication Uses
Public Utility
Conditional
uncategorized
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1
Outright
2.2.8
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1 and not permitted as an outright approval use
Conditional
Accessory Uses, customarily ancillary to any outright approval use
listed in this section 2.1
Outright
Accessory Uses, customarily ancillary to any conditional approval
use listed in this section 2.1
Conditional
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Use
Approval
Use-Specific
Regulations
Deposition or extraction of material, which alters the configuration of
the land
Conditional
2.2
Use-Specific Regulations
2.2.1
Club may be permitted if no commercial activities are carried on and the use does not adversely impact
dwelling uses.
2.2.2
Development on any site consisting of 3 or more dwelling units that:
(a) requires the demolition, or change of use or occupancy of a rental housing unit on that site; or
(b) would have required such demolition, or change of use or occupancy had a person, during the 3
years preceding the date of application for a development permit, not demolished 1 or more rental
housing units or changed their use or occupancy,
is subject to the Rental Housing Stock Official Development Plan.
2.2.3
The only non-dwelling uses permitted in a mixed-use residential building are:
(a) child day care facility, provided that all residential floor area is developed as social housing; and
(b) neighbourhood grocery store.
2.2.4
Multiple conversion dwelling containing 2 dwelling units is permitted as an outright approval use if:
(a) there are no additions to the building;
(b) no housekeeping or sleeping units are created; and
(c)
no development permit is issued until the requisite permits required by other by-laws that relate to
design, construction and safety of buildings are issuable.
2.2.5
Multiple conversion dwelling that is not permitted as an outright approval use, resulting from the conversion
of a building existing as of June 18, 1956, may be permitted as a conditional approval use if:
(a) the Director of Planning considers the quality and liveability of the resulting units, the suitability of
the building for conversion in terms of age and size and the impact of the conversion on adjacent
properties and character of the area; and
(b) building additions resulting in a total floor space ratio greater than 0.60 are in keeping with the
character of the building.
2.2.6
Community care or assisted living facility - class A is subject to the regulations, variations and relaxations
that apply to single detached house.
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2.2.7
Farmers' market may be permitted if the Director of Planning considers the appropriateness of the use
with respect to compatibility with nearby sites, parking, traffic, noise, hours of operation, size of facility and
pedestrian amenity.
2.2.8
Accessory buildings customarily ancillary to
any use listed in section 2.1 of this schedule
are permitted as an outright approval use if:
(a) no accessory building exceeds 3.7 m in
height measured to:
(i)
the highest point of a flat roof,
(ii)
the deck line of a mansard roof, or
(iii) the mean height between the
eaves and the ridge of a gable, hip
or gambrel roof,
provided that no portion of an accessory
building exceeds 4.6 m in building height;
(b) all accessory buildings are located:
(i)
in the rear yard,
(ii)
at least 3.1 m from the ultimate
centre line of any rear or flanking
lane, and
(iii) at least the width of the required
side yard from a flanking street,
subject also to the provisions of
section 10.4 of this by-law;
(c)
the total floor area of all accessory buildings, measured to the extreme outer limits of the building,
does not exceed 35% of the minimum rear yard required in this schedule, or 48 m², whichever is the
greater;
(d) the combined building width for all accessory buildings does not exceed 67% of the width of the site
at the rear property line; and
(e) the separation from any residential building is at least 3.7 m.
Flanking street
CL
Street
Lane
F
S
S
Distance from
flanking street
CL Centre line
R Rear yard
S Side yard
F Front yard
Property line
Distance from ultimate
centre line of lane
Separation from
residential building
Principal
building
Accessory
building
Building width
Diagram: Building placement for accessory
building
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City of Vancouver
April 2025
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3
DENSITY, FORM AND PLACEMENT REGULATIONS
This section contains density, form and placement regulations organized by use.
3.1
Mixed-Use Residential Building that Includes a Child Day Care Facility,
and Multiple Dwelling
Mixed-use residential building that includes a child day care facility, and multiple dwelling are subject to the
following regulations.
3.1.1
Density and Floor Area
3.1.1.1
The maximum floor space ratio is 0.75, except that:
(a) the Director of Planning may increase the permitted floor space ratio in accordance with section
3.1.2.12 of this schedule; or
(b) the Director of Planning or Development Permit Board may increase the permitted floor space ratio to
a maximum of 3.00 where 100% of the residential floor area is developed as social housing and the
Director of Planning or Development Permit Board considers the intent of this schedule, all applicable
Council policies and guidelines, and the submission of any advisory group, property owner or tenant.
3.1.2
Building Form and Placement
Regulations
RM-4
3.1.2.1
Minimum site area
550 m2
3.1.2.2
Maximum site frontage
45.8 m
3.1.2.3
Maximum building height
10.7 m
3.1.2.4
Minimum front yard depth
6.1 m
3.1.2.5
Minimum side yard width
2.1 m
3.1.2.6
Minimum rear yard depth
10.7 m
Site Area
3.1.2.7
The Director of Planning may reduce the minimum site area:
(a) to 500 m2 if the lot was on record in the Land Title Office prior to March 9, 1976; or
(b) if the Director of Planning considers the development site to consist of locked in lots and provided
the Director of Planning considers the intent of this schedule and all applicable Council policies and
guidelines.
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Building Height
3.1.2.8
Despite the maximum building height in
section 3.1.2.3 above, no portion of the
building may extend above an envelope
formed by a vertical line measuring 7.3 m in
height at the north, northeast or northwest
property line and a plane formed by an angle
of 120 degrees measured from the vertical
and having its vertex at the maximum building
height permitted at the north, northeast or
northwest property line.
Side Yard
3.1.2.9
Despite the minimum side yard width in
section 3.1.2.5 above, in the case of a corner
site, the minimum width of an exterior side
yard is 20% of the width of the site, except
that it must not be less than 3.0 m in width
and need not be more than 6.0 m in width.
Rear Yard
3.1.2.10 Despite the minimum rear yard depth in
section 3.1.2.6 above:
(a) where the rear of the site abuts a lane,
the required minimum rear yard depth
will be decreased by the lane width
between the rear property line and the
ultimate centre line of the lane;
(b) where the principal building or any
portion thereof abutting the rear yard
is 9.1 m or less in width and is located
7.6 m or more from an adjoining site, it
may extend up to 3.0 m into the required
rear yard; and
(c)
where the principal building or any
portion thereof abutting the rear yard is
15.3 m or less in width and is located
7.6 m or more from an adjoining site,
Street
Lane
F
S
S
F Front yard
Property line
R Rear yard
S Side yard
Rear yard depth
Front yard depth
Side yard width
Site frontage width
Principal
building
Diagram: Building placement for mixed-use
residential building that includes a child day care
facility, and multiple dwelling
120°
Building height
7.3 m
Base surface
North, northeast or northwest property line
Building height envelope
Maximum building height
Diagram: Maximum building height envelope
RM-4
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April 2025
Zoning and Development By-law
Page 8
and where the average distance from the building to the rear property line is 10.7 m, the building or
that portion thereof may extend up to 3.0 m into the required rear yard.
Additional Discretion to Vary Regulations
3.1.2.11 Where 100% of the residential floor area is developed as social housing, and if the Director of Planning
or Development Permit Board considers the intent of this schedule, all applicable Council policies and
guidelines, and the submission of any advisory group, property owner or tenant, the Director of Planning or
Development Permit Board may vary:
(a) the maximum site frontage;
(b) the maximum building height to a height not exceeding 19.9 m;
(c)
the minimum front yard depth;
(d) the minimum side yard width; and
(e) the minimum rear yard depth.
3.1.2.12 The Director of Planning may vary any of the regulations of this section 3.1 where the Director of Planning
is satisfied that the variation will serve to accomplish certain social and community goals, including where
possible the retention of existing buildings, having regard to the intent of this schedule and all applicable
Council policies and guidelines, provided that:
(a) all required parking spaces are provided underground or within the outermost walls of a building (but
in no case with the floor of the parking area above the highest point of the finished grade around the
building), except in the case of lots of 560 m2 or less;
(b) useable on-site open space is provided;
(c)
a minimum of 20% of total units within any multiple dwelling building contain 2 or more bedrooms;
(d) the site coverage does not exceed 65%; and
(e) the floor space ratio does not exceed 1.45.
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3.2
Duplex, Single Detached House, and Single Detached House with
Secondary Suite
Duplex, single detached house, and single detached house with secondary suite are subject to the
following regulations.
3.2.1
Density and Floor Area
3.2.1.1
The maximum floor space ratio is 0.60, except that the Director of Planning may increase the permitted
floor space ratio in accordance with section 3.2.2.7 of this schedule.
3.2.2
Building Form and Placement
Regulations
RM-4
3.2.2.1
Maximum building height
10.7 m
3.2.2.2
Minimum front yard depth
6.1 m
3.2.2.3
Minimum side yard width where the side width:
(a) does not exceed 15.0 m
10% of the site width
(b) exceeds 15.0 m
1.5 m
3.2.2.4
Minimum rear yard depth
10.7 m
Building Height
3.2.2.5
Despite the maximum building height in section 3.2.2.1 above, no portion of the building may extend
above an envelope formed by a vertical line measuring 7.3 m in height at the north, northeast or northwest
property line and a plane formed by an angle of 120 degrees measured from the vertical and having its
vertex at the maximum building height permitted at the north, northeast or northwest property line.
Rear Yard
3.2.2.6
Despite the minimum rear yard depth in section 3.2.2.4 above:
(a) where the rear of the site abuts a lane, the required minimum rear yard depth will be decreased by
the lane width between the rear property line and the ultimate centre line of the lane;
(b) where the principal building or any portion thereof abutting the rear yard is 9.1 m or less in width and
is located 7.6 m or more from an adjoining site, it may extend up to 3.0 m into the required rear yard;
and
(c)
where the principal building or any portion thereof abutting the rear yard is 15.3 m or less in width and
is located 7.6 m or more from an adjoining site, and where the average distance from the building to
RM-4
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April 2025
Zoning and Development By-law
Page 10
the rear property line is 10.7 m, the
building or that portion thereof may
extend up to 3.0 m into the required rear
yard.
Additional Discretion to Vary Regulations
3.2.2.7
The Director of Planning may vary any of the
regulations of this section 3.2 where the
Director of Planning is satisfied that the
variation will serve to accomplish certain
social and community goals, including where
possible the retention of existing buildings,
having regard to the intent of this schedule
and all applicable Council policies and
guidelines, provided that the floor space ratio
does not exceed 1.00.
Street
Lane
F
S
S
F Front yard
Property line
R Rear yard
S Side yard
Rear yard depth
Front yard depth
Side yard width
Principal
building
Diagram: Building placement for duplex, single
detached house and single detached house with
secondary suite
120°
Building height
7.3 m
Base surface
North, northeast or northwest property line
Building height envelope
Maximum building height
Diagram: Maximum building height envelope
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3.3
Infill
Infill is subject to the following regulations.
3.3.1
Density and Floor Area
The maximum floor space ratio is 0.75 for the overall site, except that the Director of Planning may
increase the permitted floor space ratio in accordance with section 3.3.2.6 of this schedule.
3.3.2
Building Form and Placement
Regulations
RM-4
3.3.2.1
Maximum building height
10.7 m
3.3.2.2
Minimum front yard depth
6.1 m
3.3.2.3
Minimum rear yard depth
10.7 m
Building Height
3.3.2.4
Despite the maximum building height in
section 3.3.2.1 above, no portion of the
building may extend above an envelope
formed by a vertical line measuring 7.3 m in
height at the north, northeast or northwest
property line and a plane formed by an angle
of 120 degrees measured from the vertical
and having its vertex at the maximum
building height permitted at the north,
northeast or northwest property line.
Rear Yard
3.3.2.5
Despite the minimum rear yard depth in
section 3.3.2.3 above:
(a) where the rear of the site abuts a lane,
the required minimum rear yard depth
will be decreased by the lane width
between the rear property line and the
ultimate centre line of the lane;
(b) where the principal building or any portion thereof abutting the rear yard is 9.1 m or less in width and
is located 7.6 m or more from an adjoining site, it may extend up to 3.0 m into the required rear yard;
and
Street
Lane
S
S
Rear yard depth
Property line
R Rear yard
S Side yard
Site coverage
=
+
Infill
Existing
residential
building
Diagram: Building placement for infill
RM-4
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April 2025
Zoning and Development By-law
Page 12
(c)
where the principal building or any
portion thereof abutting the rear yard is
15.3 m or less in width and is located
7.6 m or more from an adjoining site,
and where the average distance from
the building to the rear property line
is 10.7 m, the building or that portion
thereof may extend up to 3.0 m into the
required rear yard.
Additional Discretion to Vary Requirements
3.3.2.6
The Director of Planning may vary any of the
regulations of this section 3.3 where the
Director of Planning is satisfied that the
variation will serve to accomplish certain
social and community goals, including where
possible the retention of existing buildings,
having regard to the intent of this schedule
and all applicable Council policies and
guidelines, provided that the floor space ratio
does not exceed 1.45.
120°
Building height
7.3 m
Base surface
North, northeast or northwest property line
Building height envelope
Maximum building height
Diagram: Maximum building height envelope
RM-4
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April 2025
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3.4
Seniors Supportive or Independent Living Housing
Seniors supportive or independent living housing is subject to the following regulations.
3.4.1
Density and Floor Area
3.4.1.1
The maximum floor space ratio is 0.75, except that the Director of Planning may increase the permitted
floor space ratio in accordance with section 3.4.2.10 of this schedule.
3.4.2
Building Form and Placement
Regulations
RM-4
3.4.2.1
Minimum site area
550 m2
3.4.2.2
Maximum building height
10.7 m
3.4.2.3
Minimum front yard depth
6.1 m
3.4.2.4
Minimum side yard width
2.1 m
3.4.2.5
Minimum rear yard depth
10.7 m
Site Area
3.4.2.6
The Director of Planning may reduce the
minimum site area to 500 m2 if:
(a) the lot was on record in the Land Title
Office prior to March 9, 1976; or
(b) the Director of Planning considers the
development site to consist of locked
in lots and provided the Director of
Planning considers the intent of this
schedule and all applicable Council
policies and guidelines.
Building Height
3.4.2.7
Despite the maximum building height in
section 3.4.2.2 above, no portion of the
building may extend above an envelope
formed by a vertical line measuring 7.3 m in
height at the north, northeast or northwest
property line and a plane formed by an angle
Street
Lane
F
S
S
F Front yard
Property line
R Rear yard
S Side yard
Rear yard depth
Front yard depth
Side yard width
Principal building
Diagram: Building placement for seniors
supportive or independent living housing
RM-4
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April 2025
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Page 14
of 120 degrees measured from the vertical
and having its vertex at the maximum building
height permitted at the north, northeast or
northwest property line.
Side Yard
3.4.2.8
Despite the minimum side yard width in
section 3.4.2.4 above, in the case of a corner
site, the minimum width of an exterior side
yard is 20% of the width of the site, except
that it must not be less than 3.0 m in width
and need not be more than 6.0 m in width.
Rear Yard
3.4.2.9
Despite the minimum rear yard depth in
section 3.4.2.5 above:
(a) where the rear of the site abuts a lane, the required minimum rear yard depth will be decreased by
the lane width between the rear property line and the ultimate centre line of the lane;
(b) where the principal building or any portion thereof abutting the rear yard is 9.1 m or less in width and
is located 7.6 m or more from an adjoining site, it may extend up to 3.0 m into the required rear yard;
and
(c)
where the principal building or any portion thereof abutting the rear yard is 15.3 m or less in width and
is located 7.6 m or more from an adjoining site, and where the average distance from the building to
the rear property line is 10.7 m, the building or that portion thereof may extend up to 3.0 m into the
required rear yard.
Additional Discretion to Vary Regulations
3.4.2.10 The Director of Planning may vary any of the regulations of this section 3.4 where the Director of Planning
is satisfied that the variation will serve to accomplish certain social and community goals, including where
possible the retention of existing buildings, having regard to the intent of this schedule and all applicable
Council policies and guidelines, provided that:
(a) all required parking spaces are provided underground or within the outermost walls of a building (but
in no case with the floor of the parking area above the highest point of the finished grade around the
building), except in the case of lots of 560 m2 or less;
(b) useable on-site open space is provided;
(c)
the site coverage does not exceed 65%; and
(d) the floor space ratio does not exceed 1.45.
120°
Building height
7.3 m
Base surface
North, northeast or northwest property line
Building height envelope
Maximum building height
Diagram: Maximum building height envelope
RM-4
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April 2025
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3.5
Other Uses
Uses not regulated by sections 3.1 to 3.4 of this schedule are subject to the following regulations.
3.5.1
Density and Floor Area
3.5.1.1
The maximum floor space ratio is 0.75, except that the Director of Planning may increase the permitted
floor space ratio for additions to existing buildings in accordance with section 3.5.2.10 of this schedule.
3.5.2
Building Form and Placement
Regulations
RM-4
3.5.2.1
Minimum site area for rooming house
550 m2
3.5.2.2
Maximum building height
10.7 m
3.5.2.3
Minimum front yard depth
6.1 m
3.5.2.4
Minimum side yard width
2.1 m
3.5.2.5
Minimum rear yard depth
10.7 m
Site Area
3.5.2.6
The Director of Planning may reduce the
minimum site area:
(a) to 500 m² if the lot was on record in the
Land Title Office prior to March 9, 1976;
or
(b) if the Director of Planning considers the
development site to consist of locked
in lots and provided the Director of
Planning also considers the intent of
this schedule and all applicable Council
policies and guidelines.
Building Height
3.5.2.7
Despite the maximum building height in
section 3.5.2.2 above, no portion of the
building may extend above an envelope
formed by a vertical line measuring 7.3 m in
height at the north, northeast or northwest
Street
Lane
F
S
S
F Front yard
Property line
R Rear yard
S Side yard
Rear yard depth
Front yard depth
Side yard width
Principal
building
Diagram: Building placement for principal
building
RM-4
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April 2025
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property line and a plane formed by an angle
of 120 degrees measured from the vertical
and having its vertex at the maximum building
height permitted at the north, northeast or
northwest property line.
Side Yard
3.5.2.8
Despite the minimum side yard width in
section 3.5.2.4 above, in the case of a corner
site, the minimum width of an exterior side
yard is 20% of the width of the site, except
that it must not be less than 3.0 m in width
and need not be more than 6.0 m in width.
Rear Yard
3.5.2.9
Despite the minimum rear yard depth in
section 3.5.2.5 above:
(a) where the rear of the site abuts a lane,
the required minimum rear yard depth
will be decreased by the lane width
between the rear property line and the
ultimate centre line of the lane;
(b) where the principal building or any portion thereof abutting the rear yard is 9.1 m or less in width and
is located 7.6 m or more from an adjoining site, it may extend up to 3.0 m into the required rear yard;
and
(c)
where the principal building or any portion thereof abutting the rear yard is 15.3 m or less in width and
is located 7.6 m or more from an adjoining site, and where the average distance from the building to
the rear property line is 10.7 m, the building or that portion thereof may extend up to 3.0 m into the
required rear yard.
Additional Discretion to Vary Regulations
3.5.2.10 The Director of Planning may vary any of the regulations of this section 3.5 for additions to existing
buildings, where the Director of Planning is satisfied that the variation will serve to accomplish certain
social and community goals, including where possible the retention of existing buildings, having regard to
the intent of this schedule and all applicable Council policies and guidelines, provided that the floor space
ratio does not exceed 1.45.
120°
Building height
7.3 m
Base surface
North, northeast or northwest property line
Building height envelope
Maximum building height
Diagram: Maximum building height envelope
RM-4
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April 2025
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4
GENERAL REGULATIONS
All uses in these districts are subject to the following regulations.
4.1
Computation of Floor Area
4.1.1
Computation of floor area must include:
(a) all floors having a minimum ceiling height of 1.2 m, including earthen floor, both above and below
ground level, measured to the extreme outer limits of the building including accessory buildings; and
(b) stairways, fire escapes, elevator shafts and other features that the Director of Planning considers
similar to the foregoing, measured by their gross cross-sectional areas and included in the
measurements for each floor at which they are located.
4.1.2
Computation of floor area must exclude:
(a) balconies and decks, and any other appurtenances that the Director of Planning considers similar to
the foregoing, provided that the total area of these exclusions does not exceed 12% of the permitted
floor area for multiple dwellings and mixed-use residential buildings and 8% of the permitted floor
area for all other uses;
(b) patios and roof decks, if the Director of Planning considers the impact on privacy and overlook;
(c)
floors or portion of floors used for off-street parking and loading, the taking on or discharging of
passengers, bicycle storage, heating and mechanical equipment, or uses that the Director of Planning
considers similar to the foregoing, which are:
(i)
at or below the base surface, provided that the maximum exclusion for a parking space does not
exceed 7.3 m in length, or
(ii)
above the base surface and where developed as off-street parking are located in an accessory
building situated in the rear yard, provided that the maximum exclusion for a parking space does
not exceed 7.3 m in length;
(d) amenity areas, including child day care facilities, recreation facilities and meeting rooms, to a
maximum floor area of 10% of the total permitted floor area, if the Director of Planning is satisfied that
there is a need for a child day care facility in the immediate neighbourhood;
(e) areas of undeveloped floors that are located:
(i)
above the highest storey or partial storey, and to which there is no permanent means of access
other than a hatch, or
(ii)
adjacent to a storey or partial storey with a ceiling height of less than 1.2 m;
(f)
for multiple dwelling and mixed-use residential building, all residential storage area below base
surface;
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April 2025
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(g) for multiple dwelling and mixed-use residential building, all residential storage area above base
surface, except that residential storage area above base surface exceeds 3.7 m² per dwelling unit,
there will be no exclusion for any of the residential storage area above base surface for that unit;
(h) above grade floor area built as open to below, designed in combination with venting skylights,
opening clerestory windows or other similar features that, in the opinion of the Director of Planning,
reduce energy consumption or improve natural light and ventilation to a maximum exclusion of 1% of
permitted floor area;
(i)
entries, porches and verandahs, and covered porches above the first storey if:
(i)
the side facing the street or rear property line is open or protected by guards that do not exceed
the required minimum height, and
(ii)
the total area of these exclusions, when combined with the balcony and deck exclusions under
section 4.1.2(a) above, does not exceed 16% of the permitted floor area for multiple dwellings
and mixed-use residential buildings, and 13% of the permitted floor area for all other uses; and
(j)
unconditioned floor areas with a ceiling height or height to the underside of joists of less than 2.0 m,
located below the floors of entries, porches and verandahs complying with section 4.1.2(i) above, to
which there is no access from the interior of the building.
4.2
Site Coverage
4.2.1
The maximum site coverage for any portion of the site used as parking area is 30%.
4.3
Access to Natural Light
4.3.1
Each habitable room must have at least 1 window on an exterior wall of a building.
4.3.2
For the purposes of section 4.3.1 above, habitable room means any room except a bathroom or kitchen.
RM-5, RM-5A, RM-5B, RM-5C and RM-5D
City of Vancouver
April 2025
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RM-5, RM-5A, RM-5B, RM-5C and RM-5D
Districts Schedule
1
INTENT AND OVERVIEW
1.1
Intent
The intent of this schedule is to enable a variety of forms of residential development in the West End,
including tower forms and infill townhouses, while also permitting compatible retail, office, service and
institutional uses. Infill developed as secured market rental housing is encouraged. Emphasis is placed on
achieving development that is compatible with neighbouring development with respect to the streetscape
character, open spaces, view retention, sunlight access and privacy.
The RM-5 district encourages developments suited to families with children. The RM-5A, RM-5B, RM-5C
and RM-5D districts permit greater densities than the RM-5 district. The RM-5C district permits a greater
range of uses. The RM-5D district supports the development of social housing.
Without limitation, applicable Council policies and guidelines for consideration include the West End RM-5,
RM-5A, RM-5B, RM-5C and RM-5D Guidelines.
1.2
Overview
The table below provides an overview of the outright and conditional approval uses in the RM-5, RM-5A,
RM-5B, RM-5C and RM-5D districts, categorized by the minimum site area required, where applicable.
Applicable density, form and placement regulations in section 3 of this schedule are cross-referenced in
the third column of the table below.
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
--
All uses in section 2.1 of this schedule, except Infill
3.1
Infill
3.2
RM-5, RM-5A, RM-5B, RM-5C and RM-5D
City of Vancouver
April 2025
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2
USE REGULATIONS
2.1
Outright and Conditional Approval Uses
All outright and conditional approval uses are subject to all other provisions of this by-law, including
Section 2, Section 10 and Section 11, and compliance with the regulations of this schedule including
section 2.2.
The uses identified in the table below as outright approval uses are permitted in these districts and will be
issued a permit.
The uses identified in the table below as conditional approval uses may be approved in these districts
by the Director of Planning or Development Permit Board, with or without conditions, if the Director of
Planning or Development Permit Board considers:
(a) the intent of this schedule and all applicable Council policies and guidelines; and
(b) the submission of any advisory group, property owner or tenant.
Uses are listed under their general land use category. Applicable use-specific regulations in section 2.2
of this schedule are cross-referenced in the third column. Cross-references to applicable use-specific
regulations are provided for information purposes only and do not form part of this by-law.
Use
Approval
Use-Specific
Regulations
Agricultural Uses
Urban Farm - Class A
Conditional
Cultural and Recreational Uses
Bowling Alley, only in the RM-5C district
Conditional
2.2.1, 2.2.2
Club, only in the RM-5C district
Conditional
2.2.1, 2.2.3
Community Centre or Neighbourhood House
Outright
2.2.1
Fitness Centre, only in the RM-5C district
Conditional
2.2.1, 2.2.3
Library, in combination with Community Centre
Outright
2.2.1
Museum or Archives
Conditional
2.2.1, 2.2.2
Park or Playground
Outright
Theatre, only in the RM-5C district
Conditional
2.2.1, 2.2.4
Dwelling Uses
Duplex
Conditional
Infill Duplex
Conditional
Infill Multiple Dwelling
Conditional
2.2.5
Infill Single Detached House
Conditional
Mixed-Use Residential Building
Outright
2.2.5, 2.2.6,
2.2.7, 2.2.8
RM-5, RM-5A, RM-5B, RM-5C and RM-5D
City of Vancouver
April 2025
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Use
Approval
Use-Specific
Regulations
Mixed-Use Residential Building not permitted as an outright approval
use
Conditional
2.2.5, 2.2.6,
2.2.7, 2.2.8
Multiple Conversion Dwelling, containing 2 dwelling units
Outright
Multiple Conversion Dwelling, containing 3 or more dwelling units
Conditional
2.2.5
Multiple Dwelling
Conditional
2.2.5, 2.2.8,
2.2.9
Rooming House
Outright
Seniors Supportive or Independent Living Housing
Conditional
Single Detached House
Conditional
Single Detached House with Secondary Suite
Conditional
Institutional Uses
Ambulance Station
Conditional
2.2.1, 2.2.10
Child Day Care Facility
Outright
Church
Conditional
2.2.1, 2.2.11
Community Care or Assisted Living Facility - Class A
Outright
2.2.1, 2.2.12
Community Care or Assisted Living Facility - Class B
Conditional
2.2.1, 2.2.13
Group Residence
Conditional
2.2.1, 2.2.13
Hospital
Conditional
2.2.1, 2.2.14
Public Authority Use, essential in these districts
Conditional
2.2.1, 2.2.10
School - Elementary or Secondary
Conditional
2.2.1, 2.2.15
Social Service Centre
Conditional
2.2.1, 2.2.15
Office Uses
Financial Institution, only in the RM-5C district
Conditional
2.2.1, 2.2.16
General Office, in a building protected by a heritage designation
by-law
Conditional
2.2.1, 2.2.17
General Office, only in the RM-5C and RM-5D districts
Conditional
2.2.1, 2.2.17
Health Care Office, in a building protected by a heritage designation
by-law
Conditional
2.2.1, 2.2.17
Health Care Office, only in the RM-5C and RM-5D districts
Conditional
2.2.1, 2.2.17
Health Enhancement Centre, in a building protected by a heritage
designation by-law
Conditional
2.2.1, 2.2.17
Health Enhancement Centre, only in the RM-5C and RM-5D districts
Conditional
2.2.1, 2.2.17
Retail Uses
Farmers' Market
Conditional
2.2.18
Grocery or Drug Store, only in the RM-5C district
Conditional
2.2.1, 2.2.19
Neighbourhood Grocery Store
Outright
2.2.1
RM-5, RM-5A, RM-5B, RM-5C and RM-5D
City of Vancouver
April 2025
Zoning and Development By-law
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Use
Approval
Use-Specific
Regulations
Public Bike Share
Conditional
Retail Store, in a building protected by a heritage designation by-law
Conditional
2.2.1, 2.2.17
Retail Store, only in the RM-5C and RM-5D districts
Conditional
2.2.1, 2.2.18
Shared E-Scooter System
Conditional
Small-Scale Pharmacy, only in the RM-5C district
Conditional
2.2.1
Service Uses
Animal Clinic or Shelter, only in the RM-5C district
Conditional
2.2.1, 2.2.20
Animal Services, only in the RM-5C district
Conditional
2.2.1, 2.2.20
Barber Shop or Beauty Salon, only in the RM-5C and RM-5D
districts
Conditional
2.2.1, 2.2.21
Beauty and Wellness Centre, only in the RM-5C district
Conditional
2.2.1
Bed and Breakfast Accommodation
Conditional
2.2.1, 2.2.13
Hotel, existing as of September 26, 1989
Outright
2.2.1
Hotel, only in the RM-5C district
Conditional
2.2.1, 2.2.22
Laundromat or Dry Cleaning Establishment, existing as of
September 26, 1989
Outright
2.2.1
Laundromat or Dry Cleaning Establishment, only in the RM-5C
district
Conditional
2.2.1, 2.2.23
Photofinishing or Photography Studio, only in the RM-5C and RM-5D
districts
Conditional
2.2.1, 2.2.24
Print Shop, only in the RM-5C district
Conditional
2.2.1, 2.2.21
Restaurant - Class 1, in a building protected by a heritage
designation by-law
Conditional
2.2.17
Restaurant - Class 1, only in the RM-5C or RM-5D districts
Conditional
2.2.17
School - Arts or Self-Improvement, only in the RM-5C district
Conditional
2.2.1, 2.2.25
School - Business, only in the RM-5C district
Conditional
2.2.1, 2.2.26
School - Vocational or Trade, only in the RM-5C district
Conditional
2.2.1, 2.2.25
Short Term Rental Accommodation
Conditional
2.2.1
Utility and Communication Uses
Public Utility
Conditional
2.2.1, 2.2.15
uncategorized
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1
Outright
2.2.1, 2.2.27
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1 and not permitted as an outright approval use
Conditional
2.2.1
Accessory Uses, customarily ancillary to any outright approval use
listed in this section 2.1, except hotel
Outright
2.2.1
RM-5, RM-5A, RM-5B, RM-5C and RM-5D
City of Vancouver
April 2025
Zoning and Development By-law
Page 5
Use
Approval
Use-Specific
Regulations
Accessory Uses, customarily ancillary to any conditional approval
use listed in this section 2.1 or hotel
Conditional
2.2.1
2.2
Use-Specific Regulations
2.2.1
All uses listed in section 2.1 of this schedule, other than dwelling uses, must be carried on wholly within a
completely enclosed building, except for the following:
(a) child day care facility;
(b) display of flowers, plants, fruit and vegetables;
(c)
farmers' market;
(d) outdoor eating area in combination with a club, grocery or drug store, or neighbourhood grocery store,
subject to any conditions that the Director of Planning considers necessary, having regard to the area
and location of the eating area with respect to adjoining sites, the hours of operation and the intent of
this schedule;
(e) park or playground;
(f)
parking and loading facilities;
(g) public bike share;
(h) restaurant;
(i)
shared e-scooter system; and
(j)
urban farm - class A.
2.2.2
Bowling alley and museum or archives may be permitted if the Director of Planning or Development Permit
Board considers the appropriateness of the use with respect to compatibility with nearby sites, parking,
proximity to major streets, and size of facility.
2.2.3
Club and fitness centre may be permitted if the Director of Planning or Development Permit Board
considers the appropriateness of the use with respect to compatibility with surrounding uses, parking,
noise, hours of operation, pedestrian amenity and size of facility.
2.2.4
Theatre may be permitted if the Director of Planning or Development Permit Board considers the
appropriateness of the use with respect to compatibility with nearby sites, hours of operation and traffic.
2.2.5
Development on any site consisting of 3 or more dwelling units that:
(a) requires the demolition, or change of use or occupancy of a rental housing unit on that site; or
RM-5, RM-5A, RM-5B, RM-5C and RM-5D
City of Vancouver
April 2025
Zoning and Development By-law
Page 6
(b) would have required such demolition, or change of use or occupancy had a person, during the 3
years preceding the date of application for a development permit, not demolished 1 or more rental
housing units or changed their use or occupancy,
is subject to the Rental Housing Stock Official Development Plan.
2.2.6
The only non-dwelling uses permitted in a mixed-use residential building that is permitted as an outright
approval use are:
(a) neighbourhood grocery store; and
(b) laundromat or dry cleaning establishment existing as of September 26, 1989.
2.2.7
Mixed-use residential building may be permitted as a conditional approval use and may include any
non-dwelling use listed in section 2.1 of this schedule.
2.2.8
In the RM-5 district, every townhouse, apartment or mixed-use residential building must include an outdoor
area with a minimum area of 37 m2, in an appropriate location that could be developed as a children's play
area.
2.2.9
In the RM-5 district, a minimum of 20% of total dwelling units within any townhouse or apartment must:
(a) contain 2 or more bedrooms;
(b) have private open space directly accessible from the unit and that is a minimum of 5.6 m2 in area, and
with a minimum dimension of 1.8 m; and
(c)
be located within 3 storeys of grade.
2.2.10
Ambulance station and public authority use may be permitted if the Director of Planning or Development
Permit Board considers the appropriateness of the use with respect to compatibility with nearby sites,
vehicular ingress and egress, and proximity to major streets.
2.2.11
Church may be permitted if the Director of Planning or Development Permit Board considers the
appropriateness of the use with respect to compatibility with nearby sites, parking and size of facility.
2.2.12
Community care or assisted living facility - class A is subject to the regulations, variations and relaxations
that apply to single detached house.
2.2.13
Community care or assisted living facility - class B, group residence and bed and breakfast
accommodation may be permitted if the Director of Planning or Development Permit Board considers the
appropriateness of the use with respect to compatibility with nearby sites.
2.2.14
Hospital may be permitted if the Director of Planning or Development Permit Board considers the
appropriateness of the use with respect to compatibility with nearby sites, vehicular ingress and egress
and the category of the facility.
RM-5, RM-5A, RM-5B, RM-5C and RM-5D
City of Vancouver
April 2025
Zoning and Development By-law
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2.2.15
School - elementary or secondary, social service centre, and public utility may be permitted if the Director
of Planning or Development Permit Board considers the appropriateness of the use with respect to
compatibility with nearby sites and the category of the facility.
2.2.16
Financial institution may be permitted if the Director of Planning or Development Permit Board considers
the appropriateness of the use with respect to the size of the facility and parking.
2.2.17
General office, health care office, health enhancement centre, retail store in a building that is protected
by a heritage designation by-law, and restaurant - class 1 may be permitted if the Director of Planning or
Development Permit Board considers the appropriateness of the use with respect to compatibility with
nearby sites, parking, traffic, noise and hours of operation.
2.2.18
Retail store in the RM-5C and RM-5D districts and farmers' market may be permitted if the Director
of Planning or Development Permit Board considers the appropriateness of the use with respect to
compatibility with nearby sites, parking, traffic, noise, hours of operation, pedestrian amenity and size of
facility.
2.2.19
Grocery or drug store may be permitted if the Director of Planning or Development Permit Board considers
the appropriateness of the use with respect to parking, the size of the facility and pedestrian amenity.
2.2.20
Animal clinic or shelter or animal services may be permitted if the Director of Planning or Development
Permit Board considers the appropriateness of the use with respect to compatibility with nearby sites,
noise and hours of operation.
2.2.21
Barber shop or beauty salon and print shop may be permitted if the Director of Planning or Development
Permit Board considers the appropriateness of the use with respect to compatibility with surrounding uses,
hours of operation and parking.
2.2.22
Hotel in the RM-5C district may be permitted if the Director of Planning or Development Permit Board
considers the appropriateness of the use with respect to compatibility with nearby sites and traffic.
2.2.23
Laundromat or dry cleaning establishment in the RM-5C district may be permitted if the Director of
Planning or Development Permit Board considers the appropriateness of the use with respect to
compatibility with surrounding uses, parking, noise and hours of operation.
2.2.24
Photofinishing or photography studio may be permitted if the Director of Planning or Development Permit
Board considers the appropriateness of the use with respect to parking.
2.2.25
School - arts or self-improvement and school - vocational or trade may be permitted if the Director of
Planning or Development Permit Board considers the appropriateness of the use with respect to size of
facility, parking, noise impacts and hours of operation.
2.2.26
School - business may be permitted if the Director of Planning or Development Permit Board considers the
appropriateness of the use with respect to compatibility with nearby sites, size of facility, category of facility
and hours of operation.
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April 2025
Zoning and Development By-law
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2.2.27
Accessory buildings customarily ancillary to any use listed in section 2.1 of this schedule are permitted as
an outright approval use if:
(a) no accessory building exceeds 3.7 m in height, measured to:
(i)
the highest point of a flat roof,
(ii)
the deck line of a mansard roof, or
(iii) the mean height between the eaves and the ridge of a gable, hip or gambrel roof,
provided that no portion of an accessory building exceeds 4.6 m in building height;
(b) all accessory buildings are located:
(i)
in the rear yard,
(ii)
at least 3.1 m from the ultimate
centre line of any rear or flanking
lane, and
(iii) at least the width of the required
side yard from a flanking street;
(c)
the total floor area of all accessory
buildings, measured to the extreme
outer limits of the building, does not
exceed 35% of the minimum rear yard
required in this schedule, or 48 m²,
whichever is greater;
(d) the combined building width for all
accessory buildings does not exceed
67% of the width of the site at the rear
property line; and
(e) the separation from any residential
building is at least 3.7 m.
Flanking street
CL
Street
Lane
F
S
S
Distance from
flanking street
CL Centre line
R Rear yard
S Side yard
F Front yard
Property line
Distance from ultimate
centre line of lane
Separation from
residential building
Principal
building
Accessory
building
Building width
Diagram: Building placement for accessory
building
RM-5, RM-5A, RM-5B, RM-5C and RM-5D
City of Vancouver
April 2025
Zoning and Development By-law
Page 9
3
DENSITY, FORM AND PLACEMENT REGULATIONS
This section contains density, form and placement regulations organized by use.
3.1
All Uses, Except Infill
All uses in these districts, except infill, are subject to the following regulations.
3.1.1
Density and Floor Area
3.1.1.1
The maximum floor space ratio is 1.00, except that:
(a) the Director of Planning or Development Permit Board may increase the permitted floor space ratio to
a maximum of:
(i)
1.50 in the RM-5 district,
(ii)
2.20 in the RM-5A, RM-5C and RM-5D districts, and
(iii) 2.75 in the RM-5B district,
if the Director of Planning or Development Permit Board considers the building height, bulk, location
and overall design of the development, the impact of the development on nearby sites, street and
public open spaces, the intent of this schedule, all applicable Council policies and guidelines, and the
submission of any advisory group, property owner or tenant;
(b) despite the regulations in section 3.1.1.1(a) above, for sites located in the RM-5A, RM-5B, RM-5C
and RM-5D districts that do not exceed 20.2 m in width, the floor space ratio must not exceed:
(i)
2.00 on corner sites with a minimum site area of 800 m2, and
(ii)
1.50 on all other sites;
(c)
despite the regulations in sections 3.1.1.1(a) and 3.1.1.1(b) above, the maximum allowable floor
space ratio for all permitted uses in the RM-5D district, other than dwelling uses, is 0.65;
(d) despite the regulations in sections 3.1.1.1(a), 3.1.1.1(b) and 3.1.1.1(c) above, if there is no heritage
floor area available for transfer, the Director of Planning may permit an additional increase in
the permitted floor area of 1 m2 per amenity share provided to the City at no cost to the City, to a
maximum of 10% of the permitted floor space ratio, if the Director of Planning considers the intent
of this schedule, all applicable Council policies and guidelines, and the submission of any advisory
group, property owner or tenant;
(e) the Development Permit Board may increase the permitted floor space ratio by a maximum of 10%
where the increase results from a transfer of heritage floor area, except that this provision does not
apply to a development where there has been an increase in floor space ratio pursuant to sections
3.1.1.1(d) above or 5.3 of this schedule; and
(f)
the Director of Planning or Development Permit Board may increase the permitted floor space ratio
in the RM-5D district for multiple dwelling or mixed-use residential building, to a maximum of 7.00,
if a minimum of 20% of the floor area included in the calculation of floor space ratio is developed as
RM-5, RM-5A, RM-5B, RM-5C and RM-5D
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social housing and the Director of Planning or Development Permit Board considers the intent of this
schedule and all applicable Council policies and guidelines.
3.1.1.2
The maximum floor space ratio achievable as a result of the provision of amenity shares must otherwise
comply in all respects with this schedule and this by-law.
3.1.1.3
In this section 3.1.1, "heritage floor area" means floor area that may be transferred from a heritage site to
another site, in accordance with Council policies and guidelines.
3.1.2
Building Form and Placement
Regulations
RM-5, RM-5A, RM-5B, RM-5C
and RM-5D
3.1.2.1
Maximum building height
18.3 m
3.1.2.2
Minimum front yard depth
3.7 m
3.1.2.3
Minimum side yard width
2.1 m
3.1.2.4
Minimum rear yard depth
2.1 m
3.1.2.5
Maximum site coverage for all buildings
50% of the site area
Building Height
3.1.2.6
Despite the maximum building height in
section 3.1.2.1 above, no portion of the
building may extend above the envelope
formed by a vertical line measuring 7.4 m in
height at the north, northeast or northwest
property line at a street or lane and a vertical
line measuring 11.0 m at the south, southeast
or southwest property line at a street or
lane and a plane formed by an angle of
120 degrees measured from each of the
vertical lines.
3.1.2.7
The Director of Planning or Development
Permit Board may increase the maximum
building height in the RM-5, RM-5A, RM-5B,
and RM-5C districts to a height not exceeding
58.0 m if the liveability and environmental
quality of the surrounding neighbourhood
is not unduly harmed and the Director of
11.0 m
7.4 m
North, northeast or northwest
property line at street or lane
South, southeast or southwest
property line at street or lane
N/NE/NW
S/SE/SW
Maximum building height
Building height envelope
Base
surface
120°
120°
N/NE/NW
S/SE/SW
Diagram: Maximum building height envelope
RM-5, RM-5A, RM-5B, RM-5C and RM-5D
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April 2025
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Planning or the Development Permit Board
considers:
(a) the intent of this schedule and all
applicable Council policies and
guidelines;
(b) the submission of any advisory group,
property owner or tenant; and
(c)
the impact on public and private views,
sunshine, privacy and open spaces.
3.1.2.8
The Director of Planning or Development
Permit Board may increase the maximum
building height in the RM-5D district for
multiple dwellings and mixed-use residential
building to a height not exceeding 58.0 m if:
(a) a minimum of 20% of the floor area
included in the calculation of floor space
ratio is developed as social housing; and
(b) the Director of Planning or Development
Permit Board considers the intent of
this schedule and all applicable Council
policies and guidelines.
Side Yard
3.1.2.9
Despite the minimum side yard width in section 3.1.2.3 above, in the case of a corner site, the width of the
exterior side yard must be at least 20% of the width of the site, except that it must not be less than 3.0 m in
width and need not be more than 6.0 m in width.
3.1.2.10 The Director of Planning or Development Permit Board may decrease the minimum side yard depth if the
Director of Planning or Development Permit Board considers the intent of this schedule and all applicable
Council policies and guidelines.
Discretion to Vary Other Regulations
3.1.2.11 If the Director of Planning or Development Permit Board considers the intent of this schedule and all
applicable Council policies and guidelines the Director of Planning or Development Permit Board may vary:
(a) the minimum front yard depth;
(b) the minimum rear yard depth; and
(c)
the maximum site coverage.
Street
Lane
F
S
S
Site coverage
=
F Front yard
Property line
R Rear yard
S Side yard
Rear yard depth
Front yard depth
Side yard width
Principal
building
Diagram: Building placement for all permitted
uses except infill
RM-5, RM-5A, RM-5B, RM-5C and RM-5D
City of Vancouver
April 2025
Zoning and Development By-law
Page 12
3.2
Infill
Infill is subject to the following regulations.
3.2.1
Density and Floor Area
3.2.1.1
The maximum floor space ratio for the overall site is 1.00, except that:
(a) the Director of Planning or Development Permit Board may increase the permitted floor space ratio
for the overall site to a maximum of:
(i)
1.50 in the RM-5 district,
(ii)
2.20 in the RM-5A, RM-5C and RM-5D districts, and
(iii) 2.75 in the RM-5B district,
if the Director of Planning or Development Permit Board considers the building height, bulk, location
and overall design of the development, the impact of the development on nearby sites, street and
public open spaces, the intent of this schedule, all applicable Council policies and guidelines, and the
submission of any advisory group, property owner or tenant;
(b) despite the regulations in section 3.2.1.1(a) above, for sites located in the RM-5A, RM-5B, RM-5C
and RM-5D districts that do not exceed 20.2 m in width, the floor space ratio for the overall site must
not exceed:
(i)
2.00 on corner sites with a minimum site area of 800 m2, and
(ii)
1.50 on all other sites;
(c)
despite the regulations in sections 3.2.1.1(a) and 3.2.1.1(b) above, the maximum allowable floor
space ratio for all permitted uses in the RM-5D district, other than dwelling uses, is 0.65;
(d) despite the regulations in sections 3.2.1.1(a), 3.2.1.1(b) and 3.2.1.1(c) above, if there is no heritage
floor area available for transfer, the Director of Planning may permit an additional increase in
the permitted floor area of 1 m2 per amenity share provided to the City at no cost to the City, to a
maximum of 10% of the permitted floor space ratio, if the Director of Planning considers the intent
of this schedule, all applicable Council policies and guidelines, and the submission of any advisory
group, property owner or tenant;
(e) the Development Permit Board may increase the permitted floor space ratio by a maximum of 10%
where the increase results from a transfer of heritage floor area, except that this provision must not
apply to a development where there has been an increase in floor space ratio pursuant to sections
3.2.1.1(d) above or 5.3 of this schedule; and
(f)
the Director of Planning or Development Permit Board may vary the floor area for infill multiple
dwelling in the RM-5, RM-5A and RM-5B districts provided that:
(i)
the infill multiple dwelling is developed as secured market rental housing,
RM-5, RM-5A, RM-5B, RM-5C and RM-5D
City of Vancouver
April 2025
Zoning and Development By-law
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(ii)
in an infill multiple dwelling with 4 or more dwelling units, at least 50% of the dwelling units
contain 2 or more bedrooms,
(iii) in an infill multiple dwelling with 10 or more dwelling units, at least 50% of the dwelling units
contain 2 or more bedrooms and at least 10% of the dwelling units contain 3 or more bedrooms,
and
(iv) existing buildings, landmarks or features on the site that are listed on the Vancouver Heritage
Register or which may have heritage value are conserved, to the satisfaction of the Director of
Planning,
if the Director of Planning or Development Permit Board considers the intent of this schedule and all
applicable Council policies and guidelines.
3.2.1.2
The maximum floor space ratio achievable as a result of the provision of amenity shares must otherwise
comply in all respects with this schedule and this by-law.
3.2.1.3
In this section 3.2.1, "heritage floor area" means floor area that may be transferred from a heritage site to
another site, in accordance with Council policies and guidelines.
3.2.2
Building Form and Placement
Regulations
RM-5, RM-5A, RM-5B, RM-5C
and RM-5D
3.2.2.1
Maximum building height
12.2 m
3.2.2.2
Minimum side yard width
2.1 m
3.2.2.3
Minimum rear yard depth
2.1 m
3.2.2.4
Maximum site coverage for all buildings
50% of the site area
Building Height
3.2.2.5
Despite the maximum building height in section 3.2.2.1 above, no portion of the building may extend
above the envelope formed by a vertical line measuring 7.4 m in height at the north, northeast or northwest
property line and a vertical line measuring 11.0 m at the south, southeast or southwest property line and a
plane formed by an angle of 120 degrees measured from each of the vertical lines.
3.2.2.6
For infill multiple dwelling in the RM-5, RM-5A and RM-5B districts, where the development satisfies the
conditions set out in section 3.2.1.1(f) above, the Director of Planning or Development Permit Board may
increase the maximum building height to a height not exceeding 18.3 m if the Director of Planning or
Development Permit Board considers the intent of this schedule and all applicable Council policies and
guidelines.
RM-5, RM-5A, RM-5B, RM-5C and RM-5D
City of Vancouver
April 2025
Zoning and Development By-law
Page 14
Side Yard
3.2.2.7
Despite the minimum side yard width in
section 3.2.2.2 above, in the case of a corner
site, the width of the exterior side yard must
be at least 20% of the width of the site,
except that it must not be less than 3.0 m in
width and need not be more than 6.0 m in
width.
3.2.2.8
For infill multiple dwelling in the RM-5, RM-5A
and RM-5B districts, where the development
satisfies the conditions set out in section
3.2.1.1(f) above, the Director of Planning or
Development Permit Board may decrease
the minimum side yard width if the Director
of Planning or Development Permit Board
considers the intent of this schedule and all
applicable Council policies and guidelines.
Discretion to Vary Other Regulations
3.2.2.9
For infill multiple dwelling in the RM-5, RM-5A
and RM-5B districts, where the development
satisfies the conditions set out in section
3.2.1.1(f) above, the Director of Planning or
Development Permit Board may vary:
(a) the minimum rear yard depth; and
(b) the maximum site coverage,
if the Director of Planning or Development
Permit Board considers the intent of this
schedule and all applicable Council policies
and guidelines.
11.0 m
7.4 m
North, northeast or northwest
property line at street or lane
South, southeast or southwest
property line at street or lane
N/NE/NW
S/SE/SW
Maximum building height
Building height envelope
Base
surface
120°
120°
N/NE/NW
S/SE/SW
Diagram: Maximum building height envelope
Street
Lane
S
S
Rear yard depth
Side yard width
Property line
R Rear yard
S Side yard
Site coverage
=
+
Infill
Existing
residential
building
Diagram: Building placement for infill
RM-5, RM-5A, RM-5B, RM-5C and RM-5D
City of Vancouver
April 2025
Zoning and Development By-law
Page 15
4
GENERAL REGULATIONS
All uses in these districts are subject to the following regulations.
4.1
Amenity Shares
4.1.1
For the purposes of this schedule, amenity means conservation of protected heritage property.
4.1.2
For the purposes of this schedule, the cost of an amenity share is the amount specified per m2 in
Schedule G: Heritage Amenity Share Cost Schedule of this by-law for the RM-5, RM-5A, RM-5B, RM-
5C and RM-5D zoning districts.
4.2
Computation of Floor Area
4.2.1
Computation of floor area must include:
(a) all floors, including earthen floor, measured to the extreme outer limits of the building including
accessory buildings; and
(b) stairways, fire escapes, elevator shafts and other features that the Director of Planning considers
similar to the foregoing, measured by their gross cross-sectional areas and included in the
measurements for each floor at which they are located.
4.2.2
Computation of floor area must exclude:
(a) balconies and decks, and any other appurtenances that the Director of Planning considers similar to
the foregoing, provided that the total area of these exclusions does not exceed 12% of the permitted
floor area;
(b) patios and roof decks, if the Director of Planning considers the impact on privacy and overlook;
(c)
where floors are used for off-street parking and loading, the taking on or discharging of passengers,
bicycle storage, heating and mechanical equipment, or uses that the Director of Planning considers
similar to the foregoing, those floors or portions thereof, which are:
(i)
at or below the base surface provided that the maximum exclusion for a parking space does not
exceed 7.3 m in length, or
(ii)
above the base surface and where developed as off-street parking are located in an accessory
building situated in the rear yard, provided that the maximum exclusion for a parking space does
not exceed 7.3 m in length;
(d) amenity areas accessory to a dwelling use, including child day care facilities, recreation facilities and
meeting rooms if:
(i)
in the case of child day care facilities, the Director of Planning is satisfied that there is a need for
a child day care facility in the immediate neighbourhood, and
RM-5, RM-5A, RM-5B, RM-5C and RM-5D
City of Vancouver
April 2025
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(ii)
the total area being excluded for amenity areas does not exceed the lesser of 10% of the total
permitted floor area or 1,000 m², with an additional 10% of the permitted floor area or 500 m²,
whichever is lesser, for child day care facilities where these are included;
(e) areas of undeveloped floors that are located:
(i)
above the highest storey or partial storey and to which there is no permanent means of access
other than a hatch, or
(ii)
adjacent to a storey or partial storey with a ceiling height of less than 1.2 m;
(f)
floors located at or below finished grade with a ceiling height of less than 1.2 m;
(g) all residential storage area above or below base surface, except that if residential storage area above
base surface exceeds 3.7 m² per dwelling unit, there will be no exclusion for any of the residential
storage area above base surface for that unit;
(h) bicycle storage at or below base surface, if a secured and separate bicycle room is provided and
equipped with bicycle racks adequate for the storage of a minimum of 1 bicycle for every 4 dwelling
units;
(i)
above grade floor area built as open to below, designed in combination with venting skylights,
opening clerestory windows or other similar features that, in the opinion of the Director of Planning,
reduce energy consumption or improve natural light and ventilation to a maximum exclusion of 1% of
the permitted floor area; and
(j)
entries, porches and verandahs, and covered porches above the first storey if:
(i)
the side facing the street or rear property line is open or protected by guards that do not exceed
the required minimum height, and
(ii)
the total area of these exclusions, when combined with the balcony and deck exclusions under
section 4.2.2(a) above, does not exceed 16% of the permitted floor area; and
(k)
unconditioned floor areas with a ceiling height or height to the underside of joists of less than 2.0 m,
located below the floors of entries, porches and verandahs complying with section 4.2.2(j) above, to
which there is no access from the interior of the building.
4.3
Yards: Projections and Measurement
4.3.1
Despite the yard projection regulations in Section 10 of this by-law, the Director of Planning or the
Development Permit Board may permit entries, porches and verandahs, entrance lobbies and canopies to
project up to 1.8 m into the required front yard and porte cocheres to project up to the front property line,
if none of the foregoing exceed a width of 6.1 m, and if the Director of Planning or Development Permit
Board considers all applicable Council policies and guidelines.
4.4
Access to Natural Light
4.4.1
Each habitable room must have at least 1 window on an exterior wall of a building.
RM-5, RM-5A, RM-5B, RM-5C and RM-5D
City of Vancouver
April 2025
Zoning and Development By-law
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4.4.2
For the purposes of section 4.4.1 above, habitable room means any room except a bathroom or kitchen.
4.5
External Design
4.5.1
A covered storage area must be provided for garbage and recycling containers and must be screened from
view from adjacent sidewalks and dwelling units.
4.5.2
Mechanical equipment, including duct work, must be enclosed and set back so as not to be visible from
street level or may be architecturally treated by other means satisfactory to the Director of Planning.
4.5.3
For infill multiple dwelling in the RM-5, RM-5A and RM-5B districts, the Director of Planning or the
Development Permit Board may vary the regulations in this section 4.5 if:
(a) the infill multiple dwelling is developed as secured market rental housing;
(b) in an infill multiple dwelling with 4 or more dwelling units, at least 50% of the dwelling units contain 2
or more bedrooms;
(c)
in an infill multiple dwelling with 10 or more dwelling units, at least 50% of the dwelling units contain 2
or more bedrooms and at least 10% of the dwelling units contain 3 or more bedrooms; and
(d) existing buildings, landmarks or features on the site that are listed on the Vancouver Heritage
Register or which may have heritage value are conserved, to the satisfaction of the Director of
Planning,
if the Director of Planning or the Development Permit Board considers the intent of the schedule, and all
applicable Council policies and guidelines.
5
RELAXATIONS
5.1
Where a need for any public facility of a social, cultural or recreational nature has been demonstrated to
the satisfaction of the Development Permit Board, the Board may relax for any 1 building, which includes
1 or more of such facilities, the maximum floor space ratio and may require that any such facility be
preserved in the public domain by way of a registered agreement and operated by the City or its delegates.
5.2
In determining the increase in floor area that may be permitted under section 5.1 above, the Development
Permit Board must consider:
(a) the construction cost of the facility;
(b) any costs to the developer of continuing maintenance required for the facility;
(c)
the rental value of the increased floor area;
(d) the value of any authorized relaxation of other restrictions;
(e) the opinion of City Council; and
(f)
all applicable Council policies and guidelines.
RM-5, RM-5A, RM-5B, RM-5C and RM-5D
City of Vancouver
April 2025
Zoning and Development By-law
Page 18
5.3
The Director of Planning or Development Permit Board may relax the maximum floor space ratio for a
development that includes the restoration of an existing building, site, landmark or feature, if the existing
building, site, landmark or feature is listed in the Vancouver Heritage Register, if Council approves a
heritage designation by-law, and if the Director of Planning or Development Permit Board considers:
(a) the cost and extent of the heritage restoration;
(b) the value of the increased floor area;
(c)
the impact of the development upon neighbourhood liveability and environmental quality; and
(d) all applicable Council policies and guidelines.
RM-6
City of Vancouver
April 2025
Zoning and Development By-law
Page 1
RM-6
District Schedule
1
INTENT AND OVERVIEW
1.1
Intent
The intent of this schedule is to permit apartments and compatible retail, cultural, recreational, service and
institutional uses. Development is intended to recognize the formal character of Georgia Street and be
compatible with the West End residential character along Alberni Street.
Without limitation, applicable Council policies and guidelines for consideration include the RM-6 West End
Georgia/Alberni Guidelines.
1.2
Overview
The table below provides an overview of the outright and conditional approval uses in the RM-6 district,
categorized by the minimum site area required, where applicable. Applicable density, form and placement
regulations in section 3 of this schedule are cross-referenced in the third column.
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
--
All uses listed in section 2.1 of this schedule
3.1
2
USE REGULATIONS
2.1
Outright and Conditional Approval Uses
All outright and conditional approval uses are subject to all other provisions of this by-law, including
Section 2, Section 10 and Section 11, and compliance with the regulations of this schedule including
section 2.2.
The uses identified in the table below as outright approval uses are permitted in this district and will be
issued a permit.
RM-6
City of Vancouver
April 2025
Zoning and Development By-law
Page 2
The uses identified in the table below as conditional approval uses may be approved in this district by the
Director of Planning or Development Permit Board, with or without conditions, if the Director of Planning or
Development Permit Board considers:
(a) the intent of this schedule and all applicable Council policies and guidelines; and
(b) the submission of any advisory group, property owner or tenant.
Uses are listed under their general land use category. Applicable use-specific regulations in section 2.2
of this schedule are cross-referenced in the third column. Cross-references to applicable use-specific
regulations are provided for information purposes only and do not form part of this by-law.
Use
Approval
Use-Specific
Regulations
Agricultural Uses
Urban Farm - Class A
Conditional
Cultural and Recreational Uses
Bowling Alley
Conditional
2.2.1, 2.2.2
Club
Conditional
2.2.1, 2.2.3
Community Centre or Neighbourhood House
Conditional
2.2.1, 2.2.3
Fitness Centre
Conditional
2.2.1, 2.2.3
Library, in combination with Community Centre
Conditional
2.2.1
Museum or Archives
Conditional
2.2.1, 2.2.4
Park or Playground
Outright
Theatre
Conditional
2.2.5
Dwelling Uses
Mixed-Use Residential Building
Conditional
2.2.6, 2.2.7
Multiple Dwelling
Conditional
2.2.7
Seniors Supportive or Independent Living Housing
Conditional
Single Detached House with Secondary Suite
Conditional
Institutional Uses
Ambulance Station
Conditional
2.2.1, 2.2.8
Child Day Care Facility
Outright
Church
Conditional
2.2.1, 2.2.9
Community Care or Assisted Living Facility - Class B
Conditional
2.2.1, 2.2.10
Group Residence
Conditional
2.2.1, 2.2.10
Hospital
Conditional
2.2.1, 2.2.11
Public Authority Use, essential in this district
Conditional
2.2.1, 2.2.8
Social Service Centre
Conditional
2.2.1, 2.2.12
RM-6
City of Vancouver
April 2025
Zoning and Development By-law
Page 3
Use
Approval
Use-Specific
Regulations
Office Uses
Financial Institution
Conditional
2.2.1, 2.2.13
General Office
Conditional
2.2.1, 2.2.14
Health Care Office
Conditional
2.2.1, 2.2.14
Health Enhancement Centre
Conditional
2.2.1, 2.2.14
Parking Uses
Parking Area
Conditional
2.2.1, 2.2.15
Retail Uses
Farmers' Market
Conditional
2.2.16
Gasoline Station - Split Island, existing as of September 26, 1989
Conditional
Grocery or Drug Store
Conditional
2.2.1, 2.2.17
Neighbourhood Grocery Store
Outright
2.2.1
Public Bike Share
Conditional
Retail Store
Outright
2.2.1, 2.2.18
Retail Store, not permitted as an outright approval use
Conditional
2.2.1, 2.2.19
Shared E-Scooter System
Conditional
Small-Scale Pharmacy
Conditional
2.2.1
Service Uses
Animal Clinic or Shelter
Conditional
2.2.1, 2.2.20
Animal Services
Conditional
2.2.1, 2.2.20
Barber Shop or Beauty Salon
Conditional
2.2.1, 2.2.21
Beauty and Wellness Centre
Conditional
2.2.1
Bed and Breakfast Accommodation
Conditional
2.2.1, 2.2.10
Hotel
Conditional
2.2.1, 2.2.22
Laundromat or Dry Cleaning Establishment
Conditional
2.2.1, 2.2.23
Photofinishing or Photography Studio
Conditional
2.2.1, 2.2.24
Print Shop
Conditional
2.2.1, 2.2.21
Restaurant - Class 1
Conditional
2.2.1, 2.2.14
School - Arts or Self-Improvement
Conditional
2.2.1, 2.2.25
School - Business
Conditional
2.2.1, 2.2.26
School - Vocational or Trade
Conditional
2.2.1, 2.2.25
Short Term Rental Accommodation
Conditional
2.2.1
Wedding Chapel
Conditional
2.2.1
RM-6
City of Vancouver
April 2025
Zoning and Development By-law
Page 4
Use
Approval
Use-Specific
Regulations
Utility and Communication Uses
Public Utility
Conditional
2.2.1, 2.2.12
uncategorized
Accessory Uses customarily ancillary to any outright approval use
listed in this section 2.1
Outright
2.2.1
Accessory Uses customarily ancillary to any conditional approval use
listed in this section 2.1
Conditional
2.2.1
2.2
Use-Specific Regulations
2.2.1
All commercial uses listed in section 2.1 of this schedule must be carried on wholly within a completely
enclosed building, except for the following:
(a) child day care facility;
(b) display of flowers, plants, fruits and vegetables;
(c)
farmers' market;
(d) gasoline station - split island;
(e) outdoor eating area in combination with a club, grocery or drug store, neighbourhood grocery store or
retail store, subject to any conditions that the Director of Planning considers necessary, having regard
to the area and location of the eating area with respect to adjoining sites, the hours of operation and
the intent of this schedule;
(f)
park or playground;
(g) parking and loading facilities;
(h) public bike share;
(i)
restaurant;
(j)
shared e-scooter system; and
(k)
urban farm - class A.
2.2.2
Bowling alley may be permitted if the Director of Planning or Development Permit Board considers the
appropriateness of the use with respect to compatibility with nearby sites, traffic, noise and hours of
operation.
2.2.3
Club, community centre or neighbourhood house, and fitness centre may be permitted if the Director
of Planning or Development Permit Board considers the appropriateness of the use with respect to
RM-6
City of Vancouver
April 2025
Zoning and Development By-law
Page 5
compatibility with surrounding uses, parking, noise, hours of operation, pedestrian amenity and size of
facility.
2.2.4
Museum or archives may be permitted if the Director of Planning or Development Permit Board considers
the appropriateness of the use with respect to compatibility with nearby sites, parking, proximity to major
streets and size of facility.
2.2.5
Theatre may be permitted if the Director of Planning or Development Permit Board considers the
appropriateness of the use with respect to compatibility with nearby sites, traffic and hours of operation.
2.2.6
Any of the non-dwelling uses listed in section 2.1 of this schedule are permitted in a mixed-use residential
building.
2.2.7
Development on any site consisting of 3 or more dwelling units that:
(a) requires the demolition, or change of use or occupancy of a rental housing unit on that site; or
(b) would have required such demolition, or change of use or occupancy had a person, during the 3
years preceding the date of application for a development permit, not demolished 1 or more rental
housing units or changed their use or occupancy,
is subject to the Rental Housing Stock Official Development Plan.
2.2.8
Ambulance station and public authority use may be permitted if the Director of Planning or Development
Permit Board considers the appropriateness of the use with respect to compatibility with nearby sites,
proximity to major streets and vehicular ingress and egress.
2.2.9
Church may be permitted if the Director of Planning or Development Permit Board considers the
appropriateness of the use with respect to compatibility with nearby sites, parking and size of facility.
2.2.10
Community care or assisted living facility - class B, group residence, and bed and breakfast
accommodation may be permitted if the Director of Planning or Development Permit Board considers the
appropriateness of the use with respect to compatibility with nearby sites.
2.2.11
Hospital may be permitted if the Director of Planning or Development Permit Board considers the
appropriateness of the use with respect to compatibility with nearby sites, vehicular ingress and egress,
and category of facility.
2.2.12
Social service centre and public utility may be permitted if the Director of Planning or Development
Permit Board considers the appropriateness of the use with respect to compatibility with nearby sites and
category of facility.
2.2.13
Financial institution may be permitted if the Director of Planning or Development Permit Board considers
the appropriateness of the use with respect to parking and size of facility.
RM-6
City of Vancouver
April 2025
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Page 6
2.2.14
General office, health care office, health enhancement centre, and restaurant - class 1 may be permitted
if the Director of Planning or Development Permit Board considers the appropriateness of the use with
respect to compatibility with nearby sites, parking, traffic, noise and hours of operation.
2.2.15
Parking area may be permitted if the Director of Planning or Development Permit Board considers the
appropriateness of the use with respect to compatibility with nearby sites, pedestrian amenity and vehicle
ingress and egress.
2.2.16
Farmers' market may be permitted if the Director of Planning or Development Permit Board considers the
appropriateness of the use with respect to compatibility with nearby sites, parking, traffic, noise, hours of
operation, size of facility and pedestrian amenity.
2.2.17
Grocery or drug store may be permitted if the Director of Planning or Development Permit Board considers
the appropriateness of the use with respect to parking, size of facility and pedestrian amenity.
2.2.18
Retail store is permitted as an outright approval use if it is on the first storey of a building and if the floor
space ratio of all retail uses does not exceed 0.50.
2.2.19
Retail store may be permitted as a conditional approval use if the Director of Planning or Development
Permit Board considers the appropriateness of the use with respect to parking, size of facility and
pedestrian amenity.
2.2.20
Animal clinic or shelter or animal services may be permitted if the Director of Planning or Development
Permit Board considers the appropriateness of the use with respect to compatibility with nearby sites,
noise and hours of operation.
2.2.21
Barber shop or beauty salon and print shop may be permitted if the Director of Planning or Development
Permit Board considers the appropriateness of the use with respect to compatibility with surrounding uses,
hours of operation and parking.
2.2.22
Hotel may be permitted if the Director of Planning or Development Permit Board considers the
appropriateness of the use with respect to compatibility with nearby sites, suitability of site, traffic, access,
parking and size of facility.
2.2.23
Laundromat or dry cleaning establishment may be permitted if the Director of Planning or Development
Permit Board considers the appropriateness of the use with respect to compatibility with surrounding uses,
hours of operation, parking and noise.
2.2.24
Photofinishing or photography studio may be permitted if the Director of Planning or Development Permit
Board considers the appropriateness of the use with respect to parking.
2.2.25
School - arts or self-improvement and school - vocational or trade may be permitted if the Director of
Planning or Development Permit Board considers the appropriateness of the use with respect to parking,
size of facility, noise and hours of operation.
2.2.26
School - business may be permitted if the Director of Planning or Development Permit Board considers the
appropriateness of the use with respect to parking, size and category of facility, and hours of operation.
RM-6
City of Vancouver
April 2025
Zoning and Development By-law
Page 7
3
DENSITY, FORM AND PLACEMENT REGULATIONS
This section contains density, form and placement regulations organized by use.
3.1
All Uses
All uses in this district are subject to the following regulations.
3.1.1
Density and Floor Area
3.1.1.1
The maximum floor space ratio is 1.00, except that the Director of Planning or Development Permit
Board may increase the permitted floor space ratio to a maximum of 2.50 if the Director of Planning or
Development Permit Board considers:
(a) the building height, bulk, location and overall design of the development and its impact on nearby
sites, streets and public open spaces;
(b) the submission of any advisory group, property owner or tenant; and
(c)
the intent of this schedule and all applicable Council policies and guidelines.
3.1.2
Building Form and Placement
Regulations
RM-6
3.1.2.1
Maximum building height
12.2 m
3.1.2.2
Minimum front yard depth for buildings with a height:
(a) of 12.2 m or less
12.2 m
(b) greater than 12.2 m
3.0 m
3.1.2.3
Minimum interior side yard width
2.1 m
3.1.2.4
Minimum depth of setback from exterior side property line for
portions of buildings with a height greater than 12.2 m on:
(a) the west side of Cardero Street, Bidwell Street or Gilford
Street
7.6 m
(b) the east side of Bidwell Street or Gilford Street
7.6 m
(c)
the east side of Denman Street
12.2 m
(d) the west side of Denman Street
12.2 m
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April 2025
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Regulations
RM-6
(e) the east side of Chilco Street
not required
3.1.2.5
Maximum depth of setback from exterior side property line for
portions of buildings with a height greater than 12.2 m on:
(a) the west side of Cardero Street, Bidwell Street or Gilford
Street
12.2 m
(b) the east side of Bidwell Street or Gilford Street
18.3 m
(c)
the east side of Denman Street
24.4 m
(d) the west side of Denman Street
30.5 m
(e) the east side of Chilco Street
no maximum
3.1.2.6
Minimum rear yard depth
3.7 m
Yards
3.1.2.7
For the purposes of this section 3.1:
(a) front yard means that portion of a site
that abuts Georgia Street;
(b) interior side yard means those portions
of a site that abut an interior property
line; and
(c)
rear yard means that portion of a site
that abuts Alberni Street.
Discretion to Vary Regulations
3.1.2.8
If the Director of Planning or Development
Permit Board considers the intent of this
schedule and all applicable Council policies
and guidelines, the Director of Planning or
Development Permit Board may vary:
(a) the maximum building height to a height not
exceeding 64.0 m if the liveability and environmental quality of the surrounding neighbourhood is
not unduly harmed, and if the Director of Planning or Development Permit Board considers the
Georgia Street
Alberni Street
F
S
S
F Front yard
Property line
R Rear yard
S Side yard
Rear yard depth
Front yard depth
Side yard width
Principal
building
Diagram: Building placement for principal
building
RM-6
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April 2025
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submission of any advisory group, property owner or tenant and the impact on public and private
views, sunshine, privacy and open spaces;
(b) the minimum front yard depth; and
(c)
the minimum rear yard depth.
4
GENERAL REGULATIONS
All uses in this district are subject to the following regulations.
4.1
Computation of Floor Area
4.1.1
Computation of floor area must include:
(a) all floors, including earthen floor, measured to the extreme outer limits of the building including
accessory buildings; and
(b) stairways, fire escapes, elevator shafts and other features that the Director of Planning considers
similar to the foregoing, measured by their gross cross-sectional areas and included in the
measurements for each floor at which they are located.
4.1.2
Computation of floor area must exclude:
(a) balconies and decks and any other appurtenances that the Director of Planning considers similar to
the foregoing, provided that the total area of these exclusions does not exceed 8% of the permitted
floor area;
(b) patios and roof decks, if the Director of Planning considers the impact on privacy and overlook;
(c)
where floors are used for off-street parking and loading, the taking on or discharging of passengers,
bicycle storage, heating and mechanical equipment, or uses that the Director of Planning considers
similar to the foregoing, those floors or portions thereof that are at or below base surface, provided
the maximum exclusion for a parking space does not exceed 7.3 m in length;
(d) amenity areas accessory to a dwelling use, including child day care facilities, recreation facilities and
meeting rooms if:
(i)
in the case of child day care facilities the Director of Planning is satisfied there is a need for a
child day care facility in the immediate neighbourhood, and
(ii)
the total area being excluded for amenity areas must not exceed the lesser of 10% of the
permitted floor area or 1,000 m2, with an additional 10% of the permitted floor area or 500 m2,
whichever is less, for child day care facilities where these are included;
(e) areas of undeveloped floors that are located:
(i)
above the highest storey or partial storey, and to which there is no permanent means of access
other than a hatch, or
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April 2025
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(ii)
adjacent to a storey or partial storey with a ceiling height of less than 1.2 m;
(f)
floors located at or below finished grade with a ceiling height of less than 1.2 m;
(g) all residential storage area above or below base surface, except that if the residential storage area
above base surface exceeds 3.7 m² per dwelling unit, there will be no exclusion for any of the
residential storage area above base surface for that unit;
(h) bicycle storage at or below base surface, if a secured and separate bicycle room is provided and
equipped with bicycle racks adequate for the storage of a minimum of 1 bicycle for every 4 dwelling
units;
(i)
above grade floor area built as open to below, designed in combination with venting skylights,
opening clerestory windows or other similar features that, in the opinion of the Director of Planning,
reduce energy consumption or improve natural light and ventilation, to a maximum exclusion of 1% of
permitted floor area;
(j)
entries, porches and verandahs, and covered porches above the first storey if:
(i)
the side facing the street or rear property line is open or protected by guards that do not exceed
the required minimum height, and
(ii)
the total area of these exclusions, when combined with the balcony and deck exclusions under
section 4.1.2(a) above, does not exceed 13% of the permitted floor area; and
(k)
unconditioned floor areas with a ceiling height or height to the underside of joists of less than 2.0 m,
located below the floors of entries, porches and verandahs complying with section 4.1.2(j) above, to
which there is no access from the interior of the building.
4.1.3
The Director of Planning may permit enclosed residential balconies to be excluded from the computation
of floor space ratio, provided that the Director of Planning considers all applicable Council policies and
guidelines and approves the design of any balcony enclosure, except that:
(a) the total area of all open and enclosed balcony or deck exclusions may not exceed 8% of the
permitted residential floor area; and
(b) no more than 50% of the excluded balcony floor area may be enclosed.
4.2
Yards: Projections and Measurement
4.2.1
Despite the yard projection regulations in Section 10 of this by-law, the Director of Planning or
Development Permit Board may permit entries, porches and verandahs, entrance lobbies, and canopies
to project up to 1.8 m into the required rear yard and porte cocheres to project up to the rear property line,
if none of the foregoing exceed a width of 6.1 m, and if the Director of Planning or Development Permit
Board considers all applicable Council policies and guidelines.
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4.3
Access to Natural Light
4.3.1
Each habitable room must have at least 1 window on an exterior wall of a building.
4.3.2
For the purposes of section 4.3.1 above, habitable room means any room except a bathroom or kitchen.
4.4
External Design
4.4.1
A covered storage area must be provided for garbage and recycling containers and must be screened from
view from adjacent sidewalks and dwelling units.
4.4.2
Mechanical equipment, including duct work, must be enclosed and set back so as not to be visible from
street level or may be architecturally treated by other means satisfactory to the Director of Planning.
4.4.3
The first and second storeys of any development fronting Denman Street must not be set back from the
property line and must provide any one or a combination of: display windows; individualized tenancy unit
design; building articulation; pedestrian entrance definition via a recess or projecting canopy; or any other
architectural features which facilitate pedestrian interest to the satisfaction of the Director of Planning.
5
RELAXATIONS
5.1
Where a need for any public facility of a social, cultural or recreational nature has been demonstrated to
the satisfaction of the Development Permit Board, the Board may relax for any 1 building, which includes
1 or more of such facilities, the maximum floor space ratio and may require that any such facility be
preserved in the public domain by way of a registered agreement and operated by the City or its delegates.
5.2
In determining the increase in floor area that may be permitted under section 5.1 above, the Development
Permit Board must consider:
(a) the construction cost of the facility;
(b) any costs to the developer of continuing maintenance required for the facility;
(c)
the rental value of the increased floor area;
(d) the value of any authorized relaxation of other restrictions;
(e) the opinion of City Council; and
(f)
all applicable Council policies and guidelines.
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RM-7 and RM-7A
RM-7 and RM-7A
Districts Schedule
1
INTENT AND OVERVIEW
1.1
Intent
The intent of this schedule is to encourage development of townhouses, while continuing to permit a
variety of other housing types to provide flexible housing options. Retention of character buildings is
encouraged. Siting and massing of new developments are intended to be compatible with, but not the
same as, pre-existing residential development.
The RM-7A district allows opportunity for townhouse development in a courtyard arrangement.
Without limitation, applicable Council policies and guidelines for consideration include the RM-7
Guidelines and Norquay Village Character House and Retention Guidelines.
1.2
Overview
The table below provides an overview of the outright and conditional approval uses in the RM-7 and RM-
7A districts, categorized by the minimum site area required, where applicable. Applicable density, form and
placement regulations in section 3 of this schedule are cross-referenced in the third column.
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
703 m2
Townhouse - buildings in a courtyard configuration, only in the
RM-7A district
3.1
445 m2
Townhouse - buildings other than in a courtyard configuration
3.2
Freehold Rowhouse
3.3
Seniors Supportive or Independent Living Housing
3.10
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RM-7 and RM-7A
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
303 m2
Triplex
3.4
Duplex or Duplex with Secondary Suite
3.5
Duplex or Duplex with Secondary Suite, in combination with
Single Detached House
3.6
Single Detached House or Single Detached House with
Secondary Suite, in combination with another Single Detached
House
3.7
Infill Single Detached House
3.8
Multiple Conversion Dwelling
3.9
Other uses in section 2.1 of this schedule
3.11
Regulated
by the R1-1
District
Schedule
Single Detached House or Single Detached House with
Secondary Suite
Regulated by
the R1-1 District
Schedule
--
Laneway House
Subject to the
R1-1 District
Schedule
2
USE REGULATIONS
2.1
Outright and Conditional Approval Uses
All outright and conditional approval uses are subject to all other provisions of this by-law, including
Section 2, Section 10 and Section 11, and compliance with the regulations of this schedule including
section 2.2.
The uses identified in the table below as outright approval uses are permitted in these districts and will be
issued a permit.
The uses identified in the table below as conditional approval uses may be approved in these districts by
the Director of Planning, with or without conditions, if the Director of Planning considers:
(a) the intent of this schedule and all applicable Council policies and guidelines; and
(b) the submission of any advisory group, property owner or tenant.
Uses are listed under their general land use category. Applicable use-specific regulations in section 2.2
of this schedule are cross-referenced in the third column. Cross-references to applicable use-specific
regulations are provided for information purposes only and do not form part of this by-law.
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RM-7 and RM-7A
Use
Approval
Use-Specific
Regulations
Agricultural Uses
Urban Farm - Class A
Conditional
Cultural and Recreational Uses
Club
Conditional
Community Centre or Neighbourhood House
Conditional
Library, in combination with Community Centre
Conditional
Park or Playground
Conditional
Dwelling Uses
Duplex
Outright
Duplex with Secondary Suite
Conditional
2.2.1
Duplex, in combination with Single Detached House
Conditional
2.2.2
Duplex with Secondary Suite, in combination with Single Detached
House
Conditional
2.2.2
Mixed-Use Residential Building
Conditional
2.2.3
Freehold Rowhouse
Conditional
2.2.4
Infill Single Detached House, in combination with the retention of a
building existing on the site prior to January 1, 1940
Conditional
2.2.5
Laneway House
Conditional
2.2.6
Multiple Conversion Dwelling, containing 2 dwelling units
Outright
2.2.7
Multiple Conversion Dwelling, not permitted as an outright approval
use and resulting from the conversion of a building existing as of
May 15, 2013
Conditional
2.2.8
Principal Dwelling Unit with Lock-Off Unit
Conditional
2.2.9
Seniors Supportive or Independent Living Housing
Conditional
Single Detached House
Outright
2.2.10
Single Detached House with Secondary Suite
Conditional
2.2.10
Single Detached House, in combination with another Single
Detached House
Conditional
2.2.2
Single Detached House with Secondary Suite, in combination with
Single Detached House
Conditional
2.2.2
Townhouse
Conditional
2.2.4, 2.2.11
Triplex
Conditional
Institutional Uses
Ambulance Station
Conditional
Child Day Care Facility
Conditional
Church
Conditional
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September 2025
Zoning and Development By-law
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RM-7 and RM-7A
Use
Approval
Use-Specific
Regulations
Community Care or Assisted Living Facility - Class A
Outright
2.2.12
Community Care or Assisted Living Facility - Class B
Conditional
Group Residence
Conditional
Hospital
Conditional
Public Authority Use, essential in these districts
Conditional
School - Elementary or Secondary
Conditional
Social Service Centre
Conditional
Retail Uses
Farmers' Market
Conditional
2.2.13
Neighbourhood Grocery Store
Conditional
Public Bike Share
Conditional
Shared E-Scooter System
Conditional
Service Uses
Bed and Breakfast Accommodation
Conditional
Short Term Rental Accommodation
Conditional
Utility and Communication Uses
Public Utility
Conditional
uncategorized
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1, other than Triplex, Townhouse or Freehold Rowhouse
Outright
2.2.14
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1, other than Triplex, Townhouse or Freehold Rowhouse,
and not permitted as an outright approval use
Conditional
Accessory Buildings, customarily ancillary to Triplex, Townhouse or
Freehold Rowhouse
Conditional
2.2.15
Accessory Uses, customarily ancillary to any outright approval use
listed in this section 2.1
Outright
2.2.16
Accessory Uses, customarily ancillary to any conditional approval
use listed in this section 2.1
Conditional
Deposition or extraction of material, which alters the configuration of
the land
Conditional
2.2
Use-Specific Regulations
2.2.1
Duplex with secondary suite must have no more than 1 secondary suite for each dwelling unit.
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RM-7 and RM-7A
2.2.2
The Director of Planning may permit a single detached house, single detached house with secondary
suite, duplex, or duplex with secondary suite on a site in combination with a single detached house located
in the rear yard if:
(a) the site meets at least 1 of the following criteria:
(i)
the rear or side property line of the site abuts a park or school site, with or without the
intervention of a lane,
(ii)
the site is a corner site, or
(iii) the lot depth is more than 52.0 m;
(b) the total number of dwelling units on the site does not exceed 3, not including secondary suites; and
(c)
the Director of Planning considers the intent of this schedule and all applicable Council policies and
guidelines.
2.2.3
The only non-dwelling use permitted in a mixed-use residential building is neighbourhood grocery store.
2.2.4
The Director of Planning may permit more than 1 townhouse or freehold rowhouse building on a site if the
site has a minimum area of 703 m2 and the Director of Planning considers the intent of this schedule and
all applicable Council policies and guidelines.
2.2.5
Infill single detached house may be permitted, in combination with the retention of a building existing on
the site prior to January 1, 1940, if:
(a) the total number of dwelling units on the site does not exceed 3; and
(b) the site meets at least 1 of the following criteria:
(i)
the rear or side property line of the site abuts a park or school site, with or without the
intervention of a lane,
(ii)
the site is a corner site, or
(iii) the lot depth is more than 52.0 m.
2.2.6
Laneway house is subject to the R1-1 District Schedule and must be in combination with a single
detached house or a single detached house with secondary suite, which is the only principal building on
site.
2.2.7
Multiple conversion dwelling containing 2 dwelling units is permitted as an outright approval use if:
(a) there are no additions to the building;
(b) no housekeeping or sleeping units are created;
(c)
the development complies with sections 3.9.2.6, 3.9.2.7 and 4.4 of this schedule; and
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RM-7 and RM-7A
(d) no development permit is issued until the requisite permits required by other by-laws that relate to
design, construction and safety of buildings are issuable.
2.2.8
Multiple conversion dwelling that is not permitted as an outright approval use, resulting from the conversion
of a building existing as of May 15, 2013, may be permitted as a conditional approval use if:
(a) the Director of Planning considers the quality and liveability of the resulting units, the suitability of
the building for conversion in terms of age and size and the impact of the conversion on adjacent
properties;
(b) there are no additions to buildings constructed on or after January 1, 1940, except additions up to a
maximum of 5 m² used as exits;
(c)
no housekeeping or sleeping units are created; and
(d) there are no more than 3 dwelling units.
2.2.9
Principal dwelling unit with lock-off unit may be permitted only in a townhouse, triplex or freehold rowhouse
and there may be:
(a) no more than 1 lock-off unit for every 3 principal dwelling units in a multiple dwelling, except that the
Director of Planning may permit a higher ratio if the Director of Planning considers the intent of this
schedule and all applicable Council policies and guidelines; and
(b) no more than 1 lock-off unit for every freehold rowhouse.
2.2.10
Where a single detached house or single detached house with secondary suite is the only principal
building on a site, it must comply with the R1-1 District Schedule.
2.2.11
Townhouse in a courtyard configuration may be permitted only in the RM-7A district.
2.2.12
Community care or assisted living facility - class A is subject to the regulations, variations, and relaxations
that apply to single detached house.
2.2.13
Farmers' market may be permitted if the Director of Planning considers the appropriateness of the use
with respect to compatibility with nearby sites, parking, traffic, noise, hours of operation, size of facility and
pedestrian amenity.
2.2.14
Accessory buildings customarily ancillary to any of the uses listed in section 2.1 of this schedule, other
than those ancillary to townhouse, triplex or freehold rowhouse, are permitted as an outright approval use
if:
(a) no accessory building exceeds 3.7 m in height, measured to:
(i)
the highest point of a flat roof,
(ii)
the deck line of a mansard roof, or
(iii) the mean height between the eaves and the ridge of a gable, hip or gambrel roof,
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RM-7 and RM-7A
provided that no portion of an accessory building exceeds 4.6 m in height;
(b) all accessory buildings are located:
(i)
within 7.9 m of the ultimate rear
property line,
(ii)
at least 3.6 m from the ultimate
centre line of any rear or flanking
lane, and
(iii) at least 1.5 m from a flanking
street;
(c)
the total floor area of all accessory
buildings, measured to the extreme
outer limits of the building, does not
exceed 48 m2;
(d) the combined building width for all
accessory buildings does not exceed
80% of the width of the site at the rear
property line;
(e) the separation from any residential
building is 3.7 m; and
(f)
roof decks and decks are not located on
an accessory building.
2.2.15
Accessory buildings customarily ancillary to townhouse, triplex or freehold rowhouse may be permitted as
a conditional approval use if:
(a) no accessory building exceeds 3.7 m in height, measured to:
(i)
the highest point of a flat roof,
(ii)
the deck line of a mansard roof, or
(iii) the mean height between the eaves and the ridge of a gable, hip or gambrel roof, provided that
no portion of an accessory building may exceed 4.6 m in height;
(b) all accessory buildings are located:
(i)
within 7.9 m of the ultimate rear property line,
(ii)
at least 3.6 m from the ultimate centre line of any rear or flanking lane, and
(iii) at least 1.5 m from a flanking street;
(c)
the total floor area of all accessory buildings, measured to the extreme outer limits of the building,
does not exceed 48 m2, except that the Director of Planning may increase the total floor area of all
Flanking street
CL
Street
Lane
F
S
S
Distance from
flanking street
CL Centre line
R Rear yard
S Side yard
F Front yard
Property line
Distance from ultimate
centre line of lane
Distance from ultimate
rear property line
Separation from
residential building
Principal
building
Accessory
building
Building width
Diagram: Building placement for accessory
buildings
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RM-7 and RM-7A
accessory buildings to a maximum of 24 m2 for each dwelling unit, not including lock-off units, if the
Director of Planning considers the intent of this schedule and all applicable Council policies and
guidelines;
(d) the combined building width for all accessory buildings does not exceed 30% of the width of the site
at the rear property line, except that the Director of Planning may increase the maximum building
width up to 80%, if the Director of Planning considers the intent of this schedule and all applicable
Council policies and guidelines;
(e) the separation from any residential building is at least 3.7 m; and
(f)
roof decks and decks are not located on an accessory building.
2.2.16
Accessory parking spaces customarily ancillary to any outright approval use listed in section 2.1 of this
schedule must comply with the provisions of section 2.2.14(b) above.
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RM-7 and RM-7A
3
DENSITY, FORM AND PLACEMENT REGULATIONS
This section contains density, form and placement regulations organized by use.
3.1
Townhouse - Courtyard Configuration
Townhouse in a courtyard configuration is subject to the following regulations.
3.1.1
Density and Floor Area
3.1.1.1
The maximum floor space ratio is 0.60, except that the Director of Planning may increase the permitted
floor space ratio to a maximum of 1.20 if the Director of Planning considers the intent of this schedule,
all applicable Council policies and guidelines, and submission of any advisory group, property owner or
tenant.
3.1.1.2
The total number of dwelling units on a site, excluding lock-off units, must not exceed:
(a) 100 units per hectare of site area where the floor space ratio does not exceed 0.90; or
(b) 132 units per hectare of site area where the floor space ratio exceeds 0.90.
3.1.2
Building Form and Placement
Regulations
RM-7A
3.1.2.1
Minimum site area
703 m²
3.1.2.2
Minimum site frontage
12.8 m
3.1.2.3
Maximum building height for:
(a) a building other than a rear building
10.7 m and 3 storeys
(b) a rear building
7.7 m and 2 storeys
3.1.2.4
Minimum front yard depth on sites with a depth of:
(a) 27.4 m or more
6.1 m
(b) less than 27.4 m
4.9 m
3.1.2.5
Minimum side yard width
1.2 m
3.1.2.6
Minimum rear yard depth
1.8 m
3.1.2.7
Maximum site coverage for all buildings
55% of the site area
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RM-7 and RM-7A
Regulations
RM-7A
3.1.2.8
Maximum area of impermeable materials
70% of the site area
3.1.2.9
Maximum building width for sites having a width of at least 24.0 m
22.0 m
3.1.2.10 Minimum separation between:
(a) buildings located on a site frontage
2.4 m
(b) rear buildings
2.4 m
(c)
buildings located on a site frontage and rear buildings
7.3 m
Building Height
3.1.2.11 Despite the maximum building height in
section 3.1.2.3(a) above, the third storey
of a building must be a partial storey not
exceeding 50% of the storey immediately
below.
3.1.2.12 Despite the maximum building height in
section 3.1.2.3(b) above, the second storey
of a rear building must be a partial storey not
exceeding 50% of the storey immediately
below.
3.1.2.13 The Director of Planning may vary the
maximum building height for a building that is
not a rear building to a height not exceeding
11.5 m and 4 storeys if the fourth storey is a
partial storey not exceeding 60% of the storey
immediately below, if the Director of Planning
considers the intent of this schedule and all
applicable Council policies and guidelines.
3.1.2.14 The Director of Planning may vary the
maximum building height for a rear building to
a height not exceeding 9.5 m and 2 storeys,
unless the rear building is within 4.9 m of
adjacent properties, if the Director of Planning
considers the intent of this schedule and all
applicable Council policies and guidelines.
Street
Lane
C
R
F
S
S
Site coverage
includes all
shaded areas
F Front yard
Property line
C Courtyard
R Rear yard
S Side yard
+
=
Rear
yard
depth
Side
yard
width
Building
width
Separation
between
buildings
Rear building
Townhouse
building
Rear building
Townhouse
building
Front
yard
depth
Diagram: Building separation for townhouse in a
courtyard configuration
Street
Lane
Entrance below grade
Separation between
buildings
Entrance above grade
Rear
building
Diagram: Building separation for townhouse in a
courtyard configuration
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RM-7 and RM-7A
Building Separation
3.1.2.15 Minimum separation between townhouse buildings must be measured from the closest portion of the
exterior side wall of any other townhouse building on the site.
3.1.2.16 Despite the minimum building separation in section 3.1.2.10(c) above, where an entrance located at or
above 1.5 m of grade, or more than 0.6 m below grade, is connected by stairs that project into a courtyard,
the separation between buildings must be at least 9.1 m.
3.1.2.17 The Director of Planning may vary the minimum building separation if the Director of Planning considers
the intent of this schedule and all applicable Council policies and guideline
Discretion to Vary Other Regulations
3.1.2.18 If the Director of Planning considers the intent of this schedule and all applicable Council policies and
guidelines, the Director of Planning may vary:
(a) the minimum front yard depth on sites less than 27.4 m in depth;
(b) the maximum area of impermeable materials; and
(c)
the maximum building width.
City of Vancouver
September 2025
Zoning and Development By-law
Page 12
RM-7 and RM-7A
3.2
Townhouse - Other Than in a Courtyard Configuration
Townhouse, other than in a courtyard configuration, is subject to the following regulations.
3.2.1
Density and Floor Area
3.2.1.1
The maximum floor space ratio is 0.60, except that the Director of Planning may increase the permitted
floor space ratio to a maximum of 1.20, if the Director of Planning considers the intent of this schedule,
all applicable Council policies and guidelines, and submission of any advisory group, property owner or
tenant.
3.2.1.2
The total number of dwelling units on a site, excluding lock-off units, must not exceed:
(a) 100 units per hectare of site area where the floor space ratio does not exceed 0.90; or
(b) 132 units per hectare of site area where the floor space ratio exceeds 0.90.
3.2.2
Building Form and Placement
Regulations
RM-7
RM-7A
3.2.2.1
Minimum site area for:
(a) 1 townhouse building on a site
445 m2
(b) more than 1 townhouse building on a site
703 m2
3.2.2.2
Minimum site frontage
12.8 m
3.2.2.3
Maximum building height
10.7 m and 3 storeys
3.2.2.4
Minimum front yard depth on sites with a depth of:
(a) 27.4 m or more
6.1 m
(b) less than 27.4 m
4.9 m
3.2.2.5
Minimum side yard width
1.2 m
3.2.2.6
Minimum rear yard depth
no minimum
1.8 m
3.2.2.7
Maximum site coverage for all buildings
55% of the site area
3.2.2.8
Maximum area of impermeable materials
70% of the site area
3.2.2.9
Maximum building depth
40% of the site depth
City of Vancouver
September 2025
Zoning and Development By-law
Page 13
RM-7 and RM-7A
Regulations
RM-7
RM-7A
3.2.2.10 Maximum building width for sites having a width of at least 24.0 m
22.0 m
3.2.2.11 Minimum separation between buildings
2.4 m
Building Height
3.2.2.12 Despite the maximum building height in
section 3.2.2.3 above, the third storey
of a building must be a partial storey not
exceeding 50% of the storey immediately
below.
3.2.2.13 The Director of Planning may vary the
maximum building height for a building that is
not a rear building to a height not exceeding:
(a) 11.5 m and 4 storeys if the fourth storey
is a partial storey not exceeding 60% of
the storey immediately below; or
(b) 11.5 m and 3 storeys for a site that is
encumbered by a right of way granted
to the Greater Vancouver Sewerage and
Drainage District; or
if the Director of Planning considers the intent of this schedule and all applicable Council policies and
guidelines.
Building Separation
3.2.2.14 Minimum separation between townhouse buildings must be measured from the closest portion of the
exterior side wall of any other townhouse building on the site.
Discretion to Vary Other Regulations
3.2.2.15 If the Director of Planning first considers the intent of this schedule and all applicable Council policies and
guidelines, the Director of Planning may vary:
(a) the minimum site area for 1 townhouse building on a site;
(b) the minimum front yard depth on sites less than 27.4 m in depth;
(c)
the maximum area of impermeable materials;
(d) the maximum building depth; and
Townhouse
building
Townhouse
building
Front
yard
depth
Rear
yard
depth
Side
yard
width
Building
width
Separation
between
buildings
Site
coverage
=
F Front yard
Property line
R Rear yard
S Side yard
Street
Lane
R
F
S
S
Diagram: Building placement for townhouse in a
non courtyard configuration
City of Vancouver
September 2025
Zoning and Development By-law
Page 14
RM-7 and RM-7A
(e) the maximum building width.
3.3
Freehold Rowhouse
Freehold rowhouse is subject to the following regulations.
3.3.1
Density and Floor Area
3.3.1.1
The maximum floor space ratio is 0.60, except that the Director of Planning may increase the permitted
floor space ratio to a maximum of 1.20, if the Director of Planning considers the intent of this schedule and
all applicable Council policies and guidelines, and submission of any advisory group, property owner or
tenant.
3.3.1.2
The total number of dwelling units on a site, excluding lock-off units, must not exceed:
(a) 100 units per hectare of site area where the floor space ratio does not exceed 0.90; or
(b) 132 units per hectare of site area where the floor space ratio exceeds 0.90.
3.3.2
Building Form and Placement
Regulations
RM-7
RM-7A
3.3.2.1
Minimum site area for:
(a) 1 freehold rowhouse building on a site
445 m2
(b) more than 1 freehold rowhouse building on a site
703 m2
3.3.2.2
Maximum building height
10.7 m and 3 storeys
3.3.2.3
Minimum front yard depth on sites with a depth of:
(a) 27.4 m or more
6.1 m
(b) less than 27.4 m
4.9 m
3.3.2.4
Minimum side yard width
1.2 m
3.3.2.5
Minimum rear yard depth
no minimum
1.8 m
3.3.2.6
Maximum site coverage for all buildings
55% of the site area
3.3.2.7
Maximum area of impermeable materials
70% of the site area
3.3.2.8
Maximum building depth
40% of the site depth
City of Vancouver
September 2025
Zoning and Development By-law
Page 15
RM-7 and RM-7A
Regulations
RM-7
RM-7A
3.3.2.9
Minimum separation between buildings
2.4 m
Building Height
3.3.2.10 Despite the maximum building height in
section 3.3.2.2 above, the third storey
of a building must be a partial storey not
exceeding 50% of the storey immediately
below.
Building Separation
3.3.2.11 Minimum separation between freehold
rowhouse buildings must be measured from
the closest portion of the exterior side wall of
any other freehold rowhouse building on the
site.
Discretion to Vary Other Regulations
3.3.2.12 If the Director of Planning considers the intent
of this schedule and all applicable Council
policies and guidelines, the Director of
Planning may vary:
(a) the minimum site area for 1 freehold rowhouse building on a site; and
(b) the minimum front yard depth on sites less than 27.4 m in depth.
Street
Lane
F
S
S
Site
coverage
=
F Front yard
Property line
R Rear yard
S Side yard
Building depth
Rear yard depth
Front yard depth
Side yard width
A building containing
freehold rowhouses
Diagram: Building placement for freehold
rowhouses
City of Vancouver
September 2025
Zoning and Development By-law
Page 16
RM-7 and RM-7A
3.4
Triplex
Triplex is subject to the following regulations.
3.4.1
Density and Floor Area
3.4.1.1
The maximum floor space ratio is 0.60, except that for sites that are less than 445 m2 in size or with a
frontage less than 12.8 m, the Director of Planning may increase the permitted floor space ratio to a
maximum of 0.90, if the Director of Planning considers the intent of this schedule, all applicable Council
policies and guidelines, and submission of any advisory group, property owner or tenant.
3.4.1.2
The total number of dwelling units on a site, excluding lock-off units, must not exceed 100 units per hectare
of site area.
3.4.2
Building Form and Placement
Regulations
RM-7
RM-7A
3.4.2.1
Minimum site area
303 m2
3.4.2.2
Maximum building height
10.7 m and 3 storeys
3.4.2.3
Minimum front yard depth on sites with a depth of:
(a) 27.4 m or more
6.1 m
(b) less than 27.4 m
4.9 m
3.4.2.4
Minimum side yard width
1.2 m
3.4.2.5
Minimum rear yard depth
no minimum
1.8 m
3.4.2.6
Maximum site coverage for all buildings
55% of the site area
3.4.2.7
Maximum area of impermeable materials
70% of the site area
3.4.2.8
Maximum building depth
40% of the site depth
3.4.2.9
Maximum building width for sites having a width of at least 24.0 m
22.0 m
Site Area
3.4.2.10 The Director of Planning may reduce minimum site area if the lot was on record in the Land Title Office
prior to May 15, 2013 and if the Director of Planning considers the intent of this schedule, all applicable
Council policies and guidelines, the quality and liveability of the resulting units and the impact on
neighbouring properties.
City of Vancouver
September 2025
Zoning and Development By-law
Page 17
RM-7 and RM-7A
Building Height
3.4.2.11 Despite the maximum building height in
section 3.4.2.2 above, the third storey
of a building must be a partial storey not
exceeding 50% of the storey immediately
below.
Discretion to Vary Other Regulations
3.4.2.12 If the Director of Planning considers the intent
of this schedule and all applicable Council
policies and guidelines, the Director of
Planning may vary:
(a) the minimum front yard depth on sites
less than 27.4 m in depth;
(b) the maximum area of impermeable
materials;
(c)
the maximum building depth; and
(d) the maximum building width.
Street
Lane
F
S
S
Site coverage
=
F Front yard
Property line
R Rear yard
S Side yard
Building depth
Rear yard depth
Front yard depth
Side yard width
Triplex
Diagram: Building placement for triplex
City of Vancouver
September 2025
Zoning and Development By-law
Page 18
RM-7 and RM-7A
3.5
Duplex and Duplex with Secondary Suite
Duplex and duplex with secondary suite are subject to the following regulations.
3.5.1
Density and Floor Area
3.5.1.1
The maximum floor space ratio is 0.75.
3.5.2
Building Form and Placement
Regulations
RM-7
RM-7A
3.5.2.1
Minimum site area
303 m2
3.5.2.2
Maximum building height
10.7 m and 3 storeys
3.5.2.3
Minimum front yard depth on sites with a depth of:
(a) 27.4 m or more
6.1 m
(b) less than 27.4 m
4.9 m
3.5.2.4
Minimum side yard width
1.2 m
3.5.2.5
Minimum rear yard depth
no minimum
1.8 m
3.5.2.6
Maximum site coverage for all buildings
45% of the site area
3.5.2.7
Maximum area of impermeable materials
70% of the site area
3.5.2.8
Maximum building depth
40% of the site depth
Site Area
3.5.2.9
The Director of Planning may reduce minimum site area if the lot was on record in the Land Title Office
prior to May 15, 2013 and if the Director of Planning considers the intent of this schedule, all applicable
Council policies and guidelines, the quality and liveability of the resulting units and the impact on
neighbouring properties.
Building Height
3.5.2.10 Despite the maximum building height in section 3.5.2.2 above, the third storey of a building must be a
partial storey not exceeding 50% of the storey immediately below.
City of Vancouver
September 2025
Zoning and Development By-law
Page 19
RM-7 and RM-7A
Building Depth
3.5.2.11 The Director of Planning may increase the
maximum building depth to accommodate
building features designed to reduce energy
consumption in a zero emission building, if
the Director of Planning considers the intent
of this schedule and all applicable Council
policies and guidelines.
Street
Lane
F
S
S
Site coverage
=
F Front yard
Property line
R Rear yard
S Side yard
Building depth
Rear yard depth
Front yard depth
Side yard width
Duplex
Diagram: Building placement for duplex
City of Vancouver
September 2025
Zoning and Development By-law
Page 20
RM-7 and RM-7A
3.6
Duplex in combination with a Single Detached House and Duplex with
Secondary Suite in combination with a Single Detached House
Duplex or duplex with secondary suite, in combination with a single detached house in the rear yard, are
subject to the following regulations.
3.6.1
Density and Floor Area
3.6.1.1
The maximum floor space ratio is 0.75, except that the Director of Planning may increase the permitted
floor space ratio to a maximum of 0.85, if the Director of Planning considers the intent of this schedule,
all applicable Council policies and guidelines, and submission of any advisory group, property owner or
tenant.
3.6.1.2
Despite section 3.6.1.1 above, no more than 0.20 floor space ratio may be allocated to the single detached
house in the rear yard.
3.6.2
Building Form and Placement
Regulations
RM-7
RM-7A
3.6.2.1
Minimum site area
303 m2
3.6.2.2
Maximum building height for:
(a) a building other than a rear building
10.7 m and 3 storeys
(b) a rear building
7.7 m and 2 storeys
3.6.2.3
Minimum front yard depth on sites with a depth of:
(a) 27.4 m or more
6.1 m
(b) less than 27.4 m
4.9 m
3.6.2.4
Minimum side yard width
1.2 m
3.6.2.5
Minimum rear yard depth
no minimum
1.8 m
3.6.2.6
Maximum site coverage for all buildings
45% of the site area
3.6.2.7
Maximum area of impermeable materials
70% of the site area
3.6.2.8
Minimum separation between principal buildings, measured
across the width of the site
4.9 m
City of Vancouver
September 2025
Zoning and Development By-law
Page 21
RM-7 and RM-7A
Building Height
3.6.2.9
Despite the maximum building height in
section 3.6.2.2(a) above, the third storey of a
building must be a partial storey not
exceeding 50% of the storey immediately
below.
3.6.2.10 Despite the maximum building height in
section 3.6.2.2(b) above, the second storey
of a rear building must be a partial storey not
exceeding 50% of the storey immediately
below.
3.6.2.11 The Director of Planning may vary the
maximum building height for a rear building if
the Director of Planning considers the intent
of this schedule and all applicable Council
policies and guidelines.
Building Separation
3.6.2.12 The Director of Planning may vary the
minimum separation between principal
buildings if the Director of Planning considers
the intent of this schedule and all applicable
Council policies and guidelines.
Street
Lane
F
S
S
Rear yard depth
Front yard depth
Side yard width
Separation between
principal buildings
Site coverage
includes all shaded
areas
=
F Front yard
Property line
R Rear yard
S Side yard
+
Rear
building
Duplex
Diagram: Building placement for 2 principal
buildings on site
City of Vancouver
September 2025
Zoning and Development By-law
Page 22
RM-7 and RM-7A
3.7
Single Detached House in combination with a Single Detached House
and Single Detached House with Secondary Suite in combination with a
Single Detached House
Single detached house or single detached house with secondary suite, in combination with a single
detached house in the rear yard, are subject to the following regulations.
3.7.1
Density and Floor Area
3.7.1.1
The maximum floor space ratio is 0.60, except that the Director of Planning may increase the permitted
floor space ratio to a maximum of 0.85, if the Director of Planning considers the intent of this schedule,
all applicable Council policies and guidelines, and submission of any advisory group, property owner or
tenant.
3.7.1.2
Despite section 3.7.1.1 above, no more than 0.20 floor space ratio may be allocated to the single detached
house in the rear yard.
3.7.2
Building Form and Placement
Regulations
RM-7
RM-7A
3.7.2.1
Minimum site area
303 m2
3.7.2.2
Maximum building height for:
(a) a building other than a rear building
9.5 m and 2 storeys
(b) a rear building
7.7 m and 2 storeys
3.7.2.3
Minimum front yard depth on sites with a depth of:
(a) 27.4 m or more
6.1 m
(b) less than 27.4 m
4.9 m
3.7.2.4
Minimum side yard width
1.2 m
3.7.2.5
Minimum rear yard depth
no minimum
1.8 m
3.7.2.6
Maximum site coverage for all buildings
45% of the site area
3.7.2.7
Maximum area of impermeable materials
70% of the site area
3.7.2.8
Minimum separation between principal buildings, measured
across the width of the site
4.9 m
City of Vancouver
September 2025
Zoning and Development By-law
Page 23
RM-7 and RM-7A
Building Height
3.7.2.9
Despite the maximum building height in
section 3.7.2.2(b) above, the second storey
of a rear building must be a partial storey not
exceeding 50% of the storey immediately
below.
3.7.2.10 The Director of Planning may vary the
maximum building height for a rear building if
the Director of Planning considers the intent
of this schedule and all applicable Council
policies and guidelines.
Building Separation
3.7.2.11 The Director of Planning may vary the
minimum separation between principal
buildings if the Director of Planning considers
the intent of this schedule and all applicable
Council policies and guidelines.
Street
Lane
F
Front yard depth
Side yard width
Separation between
principal buildings
Site coverage
includes all shaded
areas
=
F Front yard
Property line
R Rear yard
S Side yard
+
S
S
Rear yard depth
Rear
building
Single
detached
house
Diagram: Building placement for 2 principal
buildings on a site
City of Vancouver
September 2025
Zoning and Development By-law
Page 24
RM-7 and RM-7A
3.8
Infill Single Detached House
Infill single detached house is subject to the following regulations.
3.8.1
Density and Floor Area
3.8.1.1
The maximum floor space ratio is 0.60 for the overall site, except that on a site where a residential
building:
(a) existing prior to January 1, 1940 is retained, the maximum floor space ratio for the overall site must
not exceed 0.90, except that no more than 0.20 floor space ratio may be allocated to an infill single
detached house at the rear of the site; or
(b) not existing prior to January 1, 1940 is retained, if the Director of Planning considers the intent of
this schedule, all applicable Council policies and guidelines, and submission of any advisory group,
property owner or tenant, the Director of Planning may increase the permitted floor space ratio to a
maximum of 0.85, except that no more than 0.20 floor space ratio may be allocated to an infill single
detached house at the rear of the site.
3.8.2
Building Form and Placement
Regulations
RM-7
RM-7A
3.8.2.1
Minimum site area
303 m2
3.8.2.2
Maximum building height
7.7 m or 2 storeys
3.8.2.3
Minimum side yard width
1.2 m
3.8.2.4
Minimum rear yard depth
no minimum
1.8 m
3.8.2.5
Maximum site coverage for all buildings
45% of the site area
3.8.2.6
Maximum area of impermeable materials
70% of the site area
3.8.2.7
Minimum separation between infill and existing building, measured
across the width of the site
4.9 m
Site Area
3.8.2.8
The Director of Planning may reduce the minimum site area if:
(a) the lot was on record in the Land Title Office for Vancouver prior to May 15, 2013; and
(b) the infill single detached house is in combination with the retention of a residential building existing on
the site prior to January 1, 1940,
City of Vancouver
September 2025
Zoning and Development By-law
Page 25
RM-7 and RM-7A
if the Director of Planning considers the
intent of this schedule, all applicable Council
policies and guidelines, quality and liveability
of the resulting units and the impact on
neighbouring properties.
Building Height
3.8.2.9
Despite the maximum building height in
section 3.8.2.2 above, the second storey of
an infill building must be a partial storey not
exceeding 50% of the storey immediately
below.
3.8.2.10 The Director of Planning may vary the
maximum building height for an infill single
detached house if the Director of Planning
considers the intent of this schedule and all
applicable Council policies and guidelines.
Discretion to Vary Other Regulations
3.8.2.11 If the Director of Planning considers the intent of this schedule and all applicable Council policies and
guidelines, the Director of Planning may vary:
(a) the maximum building depth of the existing residential building to permit an infill single detached
house; and
(b) the minimum separation between an existing residential building and an infill single detached house.
Street
Lane
S
S
Rear yard depth
Side yard width
Separation
between infill and
principal building
Property line
R Rear yard
S Side yard
Site coverage
=
+
Infill
Existing
residential
building
Diagram: Building placement for infill
City of Vancouver
September 2025
Zoning and Development By-law
Page 26
RM-7 and RM-7A
3.9
Multiple Conversion Dwelling
Multiple conversion dwelling is subject to the following regulations.
3.9.1
Density and Floor Area
3.9.1.1
The maximum floor space is 0.60, except that on a site where a building:
(a) existing prior to January 1, 1940 is retained, the maximum floor space ratio must not exceed 0.90; or
(b) not existing prior to January 1, 1940 is retained, the maximum floor space ratio must not exceed 0.85,
if the Director of Planning considers the intent of this schedule, all applicable Council policies and
guidelines, and submission of any advisory group, property owner or tenant.
3.9.2
Building Form and Placement
Regulations
RM-7
RM-7A
3.9.2.1
Minimum site area for multiple conversion dwelling containing
more than 2 dwelling units
303 m2
3.9.2.2
Maximum building height
9.5 m or 2 storeys
3.9.2.3
Minimum front yard depth on sites with a depth of:
(a) 27.4 m or more
6.1 m
(b) less than 27.4 m
4.9 m
3.9.2.4
Minimum side yard width
1.2 m
3.9.2.5
Minimum rear yard depth
no minimum
1.8 m
3.9.2.6
Maximum site coverage for all buildings
45% of the site area
3.9.2.7
Maximum area of impermeable materials
70% of the site area
3.9.2.8
Maximum building depth
40% of the site depth
City of Vancouver
September 2025
Zoning and Development By-law
Page 27
RM-7 and RM-7A
Street
Lane
F
S
S
Site coverage
=
F Front yard
Property line
R Rear yard
S Side yard
Building depth
Rear yard depth
Front yard depth
Side yard width
Multiple
conversion
dwelling
Diagram: Building placement for multiple
conversion dwelling
City of Vancouver
September 2025
Zoning and Development By-law
Page 28
RM-7 and RM-7A
3.10
Seniors Supportive or Independent Living Housing
Seniors supportive or independent living housing is subject to the following regulations.
3.10.1
Density and Floor Area
3.10.1.1 The maximum floor space is 0.60, except that the Director of Planning may increase the permitted floor
space ratio to a maximum of:
(a) 1.20 on sites with a minimum frontage of 12.8 m; or
(b) 0.90 on sites with a minimum frontage less than 12.8 m,
if the Director of Planning considers the intent of this schedule and all applicable Council policies and
guidelines, and submission of any advisory group, property owner or tenant.
3.10.2
Building Form and Placement
Regulations
RM-7
RM-7A
3.10.2.1 Minimum site area
445 m2
3.10.2.2 Maximum building height
9.5 m and 2 storeys
3.10.2.3 Minimum front yard depth on sites with a depth of:
(a) 27.4 m or more
6.1 m
(b) less than 27.4 m
4.9 m
3.10.2.4 Minimum side yard width
1.2 m
3.10.2.5 Minimum rear yard depth
no minimum
1.8 m
3.10.2.6 Maximum site coverage for all buildings
45% of the site area
3.10.2.7 Maximum area of impermeable materials
70% of the site area
3.10.2.8 Maximum building depth
40% of the site depth
City of Vancouver
September 2025
Zoning and Development By-law
Page 29
RM-7 and RM-7A
Street
Lane
F
Site
coverage
=
F Front yard
Property line
R Rear yard
S Side yard
Building depth
Rear yard depth
Front yard depth
Side yard width
Seniors supportive or
independent living housing
S
S
Diagram: Building placement for seniors
supportive or independent living housing
City of Vancouver
September 2025
Zoning and Development By-law
Page 30
RM-7 and RM-7A
3.11
Other Uses
Uses not regulated by sections 3.1 to 3.10 of this schedule are subject to the following regulations, except:
(a) single detached house and single detached house with secondary suite, as the only principal building
on a site, which are regulated by the R1-1 District Schedule; and
(b) laneway house, which is only permitted in combination with those uses described in section 3.11(a)
above.
3.11.1
Density and Floor Area
3.11.1.1 The maximum floor space ratio is 0.60.
3.11.2
Building Form and Placement
Regulations
RM-7
RM-7A
3.11.2.1 Maximum building height
9.5 m and 2 storeys
3.11.2.2 Minimum front yard depth on sites with a depth of:
(a) 27.4 m or more
6.1 m
(b) less than 27.4 m
4.9 m
3.11.2.3 Minimum side yard width
1.2 m
3.11.2.4 Minimum rear yard depth
no minimum
1.8 m
3.11.2.5 Maximum site coverage for all buildings
45% of the site area
3.11.2.6 Maximum area of impermeable materials
70% of the site area
3.11.2.7 Maximum building depth
40% of the site depth
City of Vancouver
September 2025
Zoning and Development By-law
Page 31
RM-7 and RM-7A
Street
Lane
F
S
S
Site coverage
=
F Front yard
Property line
R Rear yard
S Side yard
Building depth
Rear yard depth
Front yard depth
Side yard width
Principal
building
Diagram: Building placement for other uses
City of Vancouver
September 2025
Zoning and Development By-law
Page 32
RM-7 and RM-7A
4
GENERAL REGULATIONS
All uses in these districts, except single detached house or single detached house with secondary suite, as
the only principal building on the site and laneway house, are subject to the following regulations.
4.1
Computation of Floor Area
4.1.1
Computation of floor area must include:
(a) all floors, including earthen floor, measured to the extreme outer limits of the building including
accessory buildings;
(b) stairways, fire escapes, elevator shafts, and other features that the Director of Planning considers
similar to the foregoing, measured by their gross cross-sectional areas and included in the
measurements for each floor at which they are located; and
(c)
where the distance from a floor located no more than 2.0 m above finished grade to the floor above,
or where there is no floor above, to the top of the roof joists, exceeds 3.7 m, an amount equal to the
area of the floor below the excess height, except that the Director of Planning may exclude an area
designed with venting skylights, opening clerestory windows or other similar features if:
(i)
in the opinion of the Director of Planning, the area is designed to reduce energy consumption or
improve natural light and ventilation, and
(ii)
the area excluded does not exceed 1% of the permitted floor area.
4.1.2
Computation of floor area must exclude:
(a) balconies and decks, and any other appurtenances that the Director of Planning considers similar to
the foregoing, provided that the total area of these exclusions does not exceed 12% of the permitted
floor area for townhouse, triplex and freehold rowhouse and 8% of the permitted floor area for all
other uses;
(b) patios and roof decks, if the Director of Planning considers the impact on privacy and overlook;
(c)
for townhouse, triplex and freehold rowhouse, where floors are used for:
(i)
off-street parking and loading, those floors or portions thereof which are located underground,
provided that the maximum exclusion for a parking space does not exceed 7.3 m in length,
(ii)
bicycle storage located below base surface, or, if located at or above base surface, contained
in an accessory building customarily ancillary to townhouse, triplex and freehold rowhouse, and
which complies with section 2.2.15 of this schedule, and
(iii) heating and mechanical equipment, or uses that the Director of Planning considers similar to the
foregoing, any of which are located below the base surface;
(d) for dwelling uses other than townhouse, triplex and freehold rowhouse, where floors are used for off-
street parking and loading, or bicycle storage in multiple conversion dwellings containing 3 dwelling
units, or uses that the Director of Planning considers similar to the foregoing:
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RM-7 and RM-7A
(i)
those floors or portions thereof not exceeding 7.3 m in length, which are located in an accessory
building which complies with section 2.2.14 of this schedule, or in an infill single detached house
or principal building located within 7.9 m of the ultimate rear property line, up to a maximum of
48 m2, or
(ii)
on sites with no developed secondary access, those floors or portions thereof not exceeding
7.3 m in length and minimum required manoeuvring aisle, which are located either in a principal
building, an accessory building, or an infill single detached house up to a maximum area that
the Director of Planning may determine, if the Director of Planning considers the intent of this
schedule and all applicable Council policies and guidelines;
(e) for non-dwelling uses, where floors are used for off-street parking and loading, heating and
mechanical equipment, or uses that the Director of Planning considers similar to the foregoing, those
floors or portions thereof not exceeding 7.3 m in length, which are located in an accessory building
located within 7.9 m of the ultimate rear property line, or below base surface;
(f)
areas of undeveloped floors that are located:
(i)
above the highest storey or partial storey, and to which there is no permanent means of access
other than a hatch, or
(ii)
adjacent to a storey or partial storey with a ceiling height of less than 1.2 m;
(g) floors located at or below finished grade with a ceiling height of less than 1.2 m;
(h) entries, porches and verandahs, and covered porches above the first storey if:
(i)
the side facing the street, side property line or rear property line, courtyard, park or school, is
open or protected by guards that do not exceed the required minimum height,
(ii)
the total area of these exclusions, when combined with the balcony and deck exclusions under
section 4.1.2(a) above, does not exceed 16% of the permitted floor area for townhouses and
triplexes and 13% of the permitted floor area for all other uses,
(iii) the ceiling height, excluding roof structures, of the total area being excluded does not exceed
3.1 m measured from the entry, porch or verandah floor, and
(iv) for duplex and duplex with secondary suite, the depth of the total area being excluded for
covered porches above the first storey does not exceed 1.8 m;
(i)
for townhouse, triplex and freehold rowhouse, all residential storage area above or below base
surface, except that if residential storage area above base surface exceeds 3.7 m² per dwelling unit,
there will be no exclusion for any of the residential storage area above base surface for that unit;
(j)
above grade floor area built as open to below, designed in combination with venting skylights,
opening clerestory windows or other similar features that in the opinion of the Director of Planning,
reduce energy consumption or improve natural light and ventilation to a maximum exclusion of 1% of
permitted floor area;
(k)
for duplex and duplex with secondary suite, areas of floors existing, proposed or as may be extended
over open-to-below space located directly below sloping roof rafters or a sloping ceiling where the
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RM-7 and RM-7A
ceiling is directly attached to the underside of sloping roof rafters, and where the roof joists have a
minimum 7:12 pitch and the related ceiling maintains the same pitch as the roof joists if:
(i)
the distance from the floor to any part of the roof rafters or ceiling is no higher than 2.3 m and no
lower than 1.2 m, both measured vertically, and
(ii)
the excluded floor area does not exceed 10% of the permitted total floor area,
and despite the definition of "partial storey" in Section 2 of this by-law, for the purposes of this
schedule the maximum permitted floor area contained in a partial storey must not include floor area
excluded in this section 4.1.2(k); and
(l)
unconditioned floor areas with a ceiling height or height to the underside of joists of less than 2.0 m,
located below the floors of entries, porches and verandahs complying with section 4.1.2(h) above, to
which there is no access from the interior of the building.
4.2
Dwelling Unit Density: Calculation
4.2.1
Where the calculation of dwelling units per hectare results in a fractional number, the number must be
rounded down.
4.3
Yards: Projections
4.3.1
For townhouses and triplexes, portions of basement floor area directly below entries, porches and
verandahs may project up to 1.8 m into the required front yard and this projection will not be included in the
calculation of building depth.
4.4
Site Coverage and Impermeability: Measurement
4.4.1
The maximum area of impermeable materials includes site coverage for all buildings.
4.5
Building Depth: Measurement
4.5.1
Maximum building depth means the maximum distance between the required minimum front yard and the
rear of a principal building, measured prior to any required lane dedication.
4.6
Access to Natural Light
4.6.1
Each habitable room must have at least 1 window on an exterior wall of a building.
4.6.2
For the purposes of section 4.6.1 above, habitable room means any room except a bathroom or kitchen.
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4.7
External Design
4.7.1
For the purpose of this section 4.7, a main entrance means a door facing a street not being a lane, which
is visible from the street and is located at or within 1.8 m of grade, or connected to grade by stairs or a
ramp.
4.7.2
In a duplex or a duplex with secondary suite, on a site with 1 principal building:
(a) there must be 1 main entrance to each principal dwelling unit;
(b) on a corner site, 1 main entrance must face the front street and 1 main entrance must face the
flanking street;
(c)
there must be an entry, porch or verandah at each main entrance, with a minimum width and depth of
1.8 m;
(d) all roofs except for dormer roofs must have a minimum slope of 7:12 and a maximum slope of 12:12
and must be either hip or gable or a combination of both, and must intersect at its lower portion with
the exterior wall face of the building or the vertical projection thereof at a line no higher than the lesser
of 7.9 m above the base surface or the floor level of a partial storey or attic above the second storey;
(e) dormer roofs must be gable, hip or shed in form and must have a minimum slope of 4:12;
(f)
the maximum total width of dormers provided on a partial storey above the second storey must not
exceed 50% of the width of the elevation of the storey below;
(g) all exterior dormer walls must be set back a minimum of 0.6 m from the exterior face of the wall of the
storey below; and
(h) despite section 4.7.2(g) above, 1 dormer may have its face wall flush or continuous with the second
storey exterior wall face below if it:
(i)
faces an interior side yard, and
(ii)
provides headroom over a stair and any intermediate and top landings which provide access
from the second storey to the partial storey above.
4.7.3
Exterior windows in a secondary suite or lock-off unit must have:
(a) a minimum total glazing area of 10% of the total floor area of the room, in each of the kitchen, living
room and dining room; and
(b) a minimum total glazing area of 5% of the total floor area of the room, in all other rooms except
bathrooms and laundry rooms.
4.7.4
The Director of Planning may vary the requirements of this section 4.7 for a duplex or a duplex with
secondary suite if, in the opinion of the Director of Planning, the design meets the intent of the regulations
for quality and durability of design and architectural expression, or to facilitate a zero emission building.
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RM-8 and RM-8A
RM-8 and RM-8A
Districts Schedule
1
INTENT AND OVERVIEW
1.1
Intent
The intent of this schedule is to encourage the development of 3-storey townhouses and the retention
of character buildings, while permitting lower intensity residential development. Building placement and
massing of new developments are intended to be compatible with pre-existing residential development.
In the RM-8A district, a certain percentage of units must be within a specific size range to improve housing
choices and affordability.
Without limitation, applicable Council policies and guidelines for consideration include the RM-8 and RM-
8A Guidelines.
1.2
Overview
The table below provides an overview of the outright and conditional approval uses in the RM-8 and RM-
8A districts, categorized by the minimum site area required, where applicable. Applicable density, form and
placement regulations in section 3 of this schedule are cross-referenced in the third column.
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
445 m²
Townhouse
3.1
Mixed-Use Residential Building
3.1
Freehold Rowhouse
3.2
Seniors Supportive or Independent Living Housing
3.9
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RM-8 and RM-8A
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
303 m²
Triplex
3.3
Duplex or Duplex with Secondary Suite
3.4
Duplex or Duplex with Secondary Suite, in combination with
another principal building
3.5
Single Detached House or Single Detached House with
Secondary Suite, in combination with another principal building
3.6
Infill Duplex or Infill Single Detached House
3.7
Multiple Conversion Dwelling, as a conditional approval use
3.8
--
Multiple Conversion Dwelling, as an outright approval use
3.8
Other uses in section 2.1 of this schedule
3.10
Regulated
by the R1-1
District
Schedule
Single Detached House or Single Detached House with
Secondary Suite
Regulated by
the R1-1 District
Schedule
--
Laneway House
Regulated by
the R1-1 District
Schedule
2
USE REGULATIONS
2.1
Outright and Conditional Approval Uses
All outright and conditional approval uses are subject to all other provisions of this by-law, including
Section 2, Section 10 and Section 11, and compliance with the regulations of this schedule including
section 2.2.
The uses identified in the table below as outright approval uses are permitted in these districts and will be
issued a permit.
The uses identified in the table below as conditional approval uses may be approved in these districts by
the Director of Planning, with or without conditions, if the Director of Planning considers:
(a) the intent of this schedule and all applicable Council policies and guidelines; and
(b) the submission of any advisory group, property owner or tenant.
Uses are listed under their general land use category. Applicable use-specific regulations in section 2.2
of this schedule are cross-referenced in the third column. Cross-references to applicable use-specific
regulations are provided for information purposes only and do not form part of this by-law.
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RM-8 and RM-8A
Use
Approval
Use-Specific
Regulations
Agricultural Uses
Urban Farm - Class A
Conditional
Cultural and Recreational Uses
Club
Conditional
Community Centre or Neighbourhood House
Conditional
Library, in combination with Community Centre
Conditional
Park or Playground
Conditional
Plaza
Conditional
Dwelling Uses
Duplex
Outright
Duplex with Secondary Suite
Conditional
2.2.1
Duplex, in combination with another principal building
Conditional
2.2.2
Duplex with Secondary Suite, in combination with another principal
building
Conditional
2.2.2
Freehold Rowhouse
Conditional
2.2.3
Infill Duplex, in combination with the retention of a building existing
on the site prior to January 1, 1940
Conditional
2.2.4
Infill Single Detached House, in combination with the retention of a
building existing on the site prior to January 1, 1940
Conditional
2.2.4
Laneway House
Conditional
2.2.5
Mixed-Use Residential Building
Conditional
2.2.3, 2.2.7,
2.2.8, 2.2.13
Multiple Conversion Dwelling, containing 2 dwelling units
Outright
2.2.9
Multiple Conversion Dwelling, not permitted as an outright approval
use and resulting from the conversion of a building existing as of
September 18, 2018
Conditional
2.2.10
Principal Dwelling Unit with Lock-Off Unit
Conditional
2.2.11
Seniors Supportive or Independent Living Housing
Conditional
Single Detached House
Outright
2.2.12
Single Detached House with Secondary Suite
Conditional
2.2.12
Single Detached House, in combination with another principal
building
Conditional
2.2.2
Single Detached House with Secondary Suite, in combination with
another principal building
Conditional
2.2.2
Townhouse
Conditional
2.2.3, 2.2.13
Triplex
Conditional
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September 2025
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RM-8 and RM-8A
Use
Approval
Use-Specific
Regulations
Institutional Uses
Ambulance Station
Conditional
Child Day Care Facility
Conditional
Church
Conditional
Community Care or Assisted Living Facility - Class A
Outright
2.2.14
Community Care or Assisted Living Facility - Class B
Conditional
Group Residence
Conditional
Hospital
Conditional
Public Authority Use, essential in these districts
Conditional
School - Elementary or Secondary
Conditional
Social Service Centre
Conditional
Retail Uses
Farmers' Market
Conditional
2.2.15
Grocery or Drug Store
Conditional
2.2.6
Neighbourhood Grocery Store
Conditional
Public Bike Share
Conditional
Retail Store
Conditional
2.2.6
Shared E-Scooter System
Conditional
Service Uses
Bed and Breakfast Accommodation
Conditional
Short Term Rental Accommodation
Conditional
Utility and Communication Uses
Public Utility
Conditional
uncategorized
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1, other than Townhouse, Mixed-Use Residential Building,
Triplex or Freehold Rowhouse
Outright
2.2.16
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1 other than Townhouse, Mixed-Use Residential Building,
Triplex or Freehold Rowhouse, and not permitted as an outright
approval use
Conditional
Accessory Buildings, customarily ancillary to Townhouse, Mixed-Use
Residential Building, Triplex or Freehold Rowhouse
Conditional
2.2.17
Accessory Uses, customarily ancillary to any outright approval use
listed in this section 2.1
Outright
2.2.18
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RM-8 and RM-8A
Use
Approval
Use-Specific
Regulations
Accessory Uses, customarily ancillary to any conditional approval
use listed in this section 2.1
Conditional
Deposition or extraction of material, which alters the configuration of
the land
Conditional
2.2
Use-Specific Regulations
2.2.1
Duplex with secondary suite must have no more than 1 secondary suite for each dwelling unit.
2.2.2
The Director of Planning may permit another principal building on a site in combination with a single
detached house, single detached house with secondary suite, duplex or duplex with secondary suite if:
(a) the site meets at least 1 of the following criteria:
(i)
the rear or side property line of the site abuts a park or school site, with or without the
intervention of a lane,
(ii)
the site is a corner site, or
(iii) the lot depth is more than 45.7 m;
(b) the principal building situated in the rear yard must be a single detached house, a single detached
house with secondary suite or a duplex;
(c)
the total number of principal dwelling units on the site does not exceed 4, not including secondary
suites; and
(d) the Director of Planning considers the intent of this schedule and all applicable Council policies and
guidelines.
2.2.3
The Director of Planning may permit more than 1 townhouse, mixed-use residential building or freehold
rowhouse building on a site if the Director of Planning considers the intent of this schedule and all
applicable Council policies and guidelines.
2.2.4
Infill single detached house or infill duplex, in combination with the retention of a building existing on the
site prior to January 1, 1940, may be permitted if the site meets at least 1 of the following criteria:
(a) the rear or side property line of the site abuts a park or school site, with or without the intervention of
a lane;
(b) the site is a corner site; or
(c)
the lot depth is more than 45.7 m.
2.2.5
Laneway house is subject to the R1-1 District Schedule and must be in combination with a single
detached house or single detached house with secondary suite, which is the only principal building on the
site.
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RM-8 and RM-8A
2.2.6
The following uses may be permitted only in a mixed-use residential building:
(a) grocery or drug store; and
(b) retail store.
2.2.7
The only non-dwelling uses permitted in a mixed-use residential building are:
(a) grocery or drug store;
(b) neighbourhood grocery store; and
(c)
retail store.
2.2.8
Mixed-use residential building with:
(a) grocery or drug store, or retail store is only permitted on sites identified in Map 1: Sites where
mixed-use residential building with grocery or drug store or retail store is permitted and Map
2: Sites where mixed-use residential building with grocery or drug store or retail store is
permitted at the end of this schedule; and
(b) neighbourhood grocery store is permitted on all sites.
2.2.9
Multiple conversion dwelling containing 2 dwelling units is permitted as an outright approval use if:
(a) there are no additions to the building;
(b) no housekeeping or sleeping units are created;
(c)
the development complies with sections 3.8.2.6, 3.8.2.7 and 4.5 of this schedule; and
(d) no development permit is issued until the requisite permits required by other by-laws that relate to
design, construction and safety of buildings are issuable.
2.2.10
Multiple conversion dwelling that is not permitted as an outright approval use, resulting from the conversion
of a building existing as of September 18, 2018, may be permitted as a conditional approval use if:
(a) the Director of Planning considers the quality and liveability of the resulting units, the suitability of
the building for conversion in terms of age and size and the impact of the conversion on adjacent
properties;
(b) there are no additions to buildings constructed on or after January 1, 1940, except additions up to a
maximum of 5 m² used as exits;
(c)
no housekeeping or sleeping units are created; and
(d) there are no more than 3 dwelling units.
2.2.11
Principal dwelling unit with lock-off unit may be permitted only in a townhouse, mixed-use residential
building, triplex or freehold rowhouse and there may be:
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RM-8 and RM-8A
(a) no more than 1 lock-off unit for every 3 principal dwelling units in a townhouse, mixed-use residential
building or triplex, except that the Director of Planning may permit a higher ratio after considering the
intent of this schedule and all applicable Council policies and guidelines; and
(b) no more than 1 lock-off unit for every freehold rowhouse.
2.2.12
Where a single detached house or single detached house with secondary suite is the only principal
building on site, it must comply with the R1-1 District Schedule.
2.2.13
For townhouse or mixed-use residential building in the RM-8A district, a minimum of 25% of the total
dwelling units must be 3-bedroom units, except that the Director of Planning may reduce the minimum
percentage of 3-bedroom units if the Director of Planning considers the intent of this schedule and all
applicable Council policies and guidelines.
2.2.14
Community care or assisted living facility - class A is subject to the regulations, variations and relaxations
that apply to single detached house.
2.2.15
Farmers' market may be permitted if the Director of Planning considers the appropriateness of the use
with respect to compatibility with nearby sites, parking, traffic, noise, hours of operation, size of facility and
pedestrian amenity.
2.2.16
Accessory buildings customarily ancillary to
any use listed in section 2.1 of this schedule,
other than those ancillary to townhouse,
mixed-use residential building, triplex or
freehold rowhouse, are permitted as an
outright approval use if:
(a) no accessory building exceeds 3.7 m in
height, measured to:
(i)
the highest point of a flat roof,
(ii)
the deck line of a mansard roof, or
(iii) the mean height between the
eaves and the ridge of a gable, hip
or gambrel roof,
provided that no portion of an accessory
building exceeds 4.6 m in building
height;
(b) all accessory buildings are located:
(i)
within 7.9 m of the ultimate rear
property line,
(ii)
at least 3.6 m from the ultimate centre line of any rear or flanking lane, and
Flanking street
CL
Street
Lane
F
S
S
Distance from
flanking street
Separation from
residential building
CL Centre line
R Rear yard
S Side yard
F Front yard
Property line
Distance from ultimate
centre line of lane
Building width
Principal
building
Accessory
building
Distance from ultimate
rear property line
Diagram: Building placement for accessory
building
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RM-8 and RM-8A
(iii) at least 1.5 m from a flanking street;
(c)
the total floor area of all accessory buildings, measured to the extreme outer limits of the building,
does not exceed 48 m2;
(d) the combined building width for all accessory buildings does not exceed 80% of the width of the site
at the rear property line;
(e) the separation from any residential building is at least 3.7 m; and
(f)
roof decks and decks are not located on an accessory building.
2.2.17
Accessory buildings customarily ancillary to townhouse, mixed-use residential building, triplex or freehold
rowhouse may be permitted as a conditional approval use if:
(a) no accessory building exceeds 3.7 m in height, measured to:
(i)
the highest point of the roof if a flat roof,
(ii)
the deck line of a mansard roof, or
(iii) the mean height between the eaves and the ridge of a gable, hip or gambrel roof,
provided that no portion of an accessory building exceeds 4.6 m in building height;
(b) all accessory buildings are located:
(i)
within 7.9 m of the ultimate rear property line,
(ii)
at least 3.6 m from the ultimate centre line of any rear or flanking lane, and
(iii) at least 1.5 m from a flanking street;
(c)
the total floor area of all accessory buildings, measured to the extreme outer limits of the building,
does not exceed 48 m2, except that the Director of Planning may increase the total floor area of all
accessory buildings to a maximum of 24 m2 for each dwelling unit, not including lock-off units, if the
Director of Planning considers the intent of this schedule and all applicable Council policies and
guidelines;
(d) the combined building width for all accessory buildings does not exceed 30% of the width of the site
at the rear property line, except that the Director of Planning may increase the maximum building
width up to 80%, if the Director of Planning considers the intent of this schedule and all applicable
Council policies and guidelines;
(e) the separation from any residential building is at least 3.7 m; and
(f)
roof decks and decks are not located on an accessory building.
2.2.18
Accessory parking spaces customarily ancillary to any outright approval use listed in section 2.1 of this
schedule must comply with the provisions of section 2.2.16(b) above.
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RM-8 and RM-8A
3
DENSITY, FORM AND PLACEMENT REGULATIONS
This section contains density, form and placement regulations organized by use.
3.1
Townhouse and Mixed-Use Residential Building
Townhouse and mixed-use residential building are subject to the following regulations.
3.1.1
Density and Floor Area
3.1.1.1
The maximum floor space ratio is 0.75, except that the Director of Planning may increase:
(a) the permitted floor space ratio to a maximum of 1.20 where 100% of residential floor area is
developed as secured market rental housing or social housing, if the Director of Planning considers
the intent of this schedule, all applicable Council policies and guidelines, and the submission of any
advisory group, property owner or tenant; or
(b) the permitted floor area by 1 m2 per amenity share or per affordable housing share provided to the
City at no cost to the City, to a maximum floor space ratio of 1.20, if the Director of Planning considers
the intent of this schedule, all applicable Council policies and guidelines, the submissions of any
advisory groups, property owners or tenants, and the overall design of the development and the
impact of the development on neighbouring sites, provided that in the RM-8A district, a minimum of
45% of dwelling units must have floor areas between 83 m2 and 112 m2.
3.1.1.2
Despite section 3.1.1.1(b) above, the maximum floor space ratio achievable as a result of the provision of
amenity shares or affordable housing shares must otherwise comply in all respects with this schedule and
this by-law.
3.1.1.3
The Director of Planning may vary the regulation in section 3.1.1.1(b) above regarding the minimum
percentage of dwelling units with floor areas between 83 m2 and 112 m2 in the RM-8A district, if the
Director of Planning considers the intent of this schedule and all applicable Council policies and guidelines.
3.1.1.4
The total number of dwelling units on a site, excluding lock-off units, must not exceed:
(a) 100 units per hectare of site area where the floor space ratio does not exceed 0.90; or
(b) 145 units per hectare of site area where the floor space ratio exceeds 0.90.
3.1.2
Building Form and Placement
Regulations
RM-8 and RM-8A
3.1.2.1
Minimum site area
445 m2
3.1.2.2
Minimum site frontage
12.8 m
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RM-8 and RM-8A
Regulations
RM-8 and RM-8A
3.1.2.3
Maximum building height for:
(a) a building other than a rear building
11.5 m and 3 storeys
(b) a rear building
10.1 m and 3 storeys
3.1.2.4
Minimum front yard depth
3.7 m
3.1.2.5
Minimum side yard width
1.2 m
3.1.2.6
Minimum rear yard depth
1.8 m
3.1.2.7
Maximum site coverage for all buildings
55% of the site area
3.1.2.8
Maximum area of impermeable materials
70% of the site area
3.1.2.9
Maximum building depth
40% of the site depth
3.1.2.10 Maximum building width
27.0 m
3.1.2.11 Minimum separation between:
(a) buildings located on a site frontage
3.1 m
(b) rear buildings
3.1 m
(c)
buildings located on a site frontage and rear buildings
7.3 m
Building Height
3.1.2.12 Despite the maximum building height in
section 3.1.2.3(b) above, the third storey
must be a partial storey not exceeding 60%
of the storey immediately below.
Side Yard
3.1.2.13 Despite the minimum side yard width in
section 3.1.2.5 above, where a side yard is
located on a flanking street and where the
front doors of a building face the flanking
street, the minimum side yard width is 2.4 m.
Street
Lane
Entrance below grade
Separation between
buildings
Entrance above grade
Rear
building
Diagram: Townhouse - courtyard configuration
City of Vancouver
September 2025
Zoning and Development By-law
Page 11
RM-8 and RM-8A
Building Depth
3.1.2.14 Despite the maximum building depth in
section 3.1.2.9 above, on a corner site, where
the front doors of a building face the flanking
street, a maximum building depth is not
required.
Building Separation
3.1.2.15 Minimum separation between buildings must
be measured from the closest portion of the
exterior side wall of any other building on the
site.
3.1.2.16 Despite the minimum building separation in
section 3.1.2.11(c) above, where an entrance
located at or above 1.5 m of grade, or more
than 0.6 m below grade, is connected to
grade by stairs that project into a courtyard,
the separation between buildings must be at
least 9.1 m.
3.1.2.17 The Director of Planning may vary the
minimum building separation if the Director of
Planning considers the intent of this schedule
and all applicable Council policies and
guidelines.
Discretion to Vary Other Regulations
3.1.2.18 If the Director of Planning considers the intent
of this schedule and all applicable Council
policies and guidelines, the Director of
Planning may vary:
(a) the minimum site area where there is
only 1 building on a site;
(b) the maximum area of impermeable
materials;
(c)
the maximum building depth; and
(d) the maximum building width.
Townhouse
building
Townhouse
building
Front
yard
depth
Rear
yard
depth
Side
yard
width
Building
width
Separation
between
buildings
Site
coverage
=
F Front yard
Property line
R Rear yard
S Side yard
Street
Lane
R
F
S
S
Building
depth
Diagram: Building placement for townhouse in a
non-courtyard configuration
Street
Lane
C
R
F
S
S
Site coverage
includes all
shaded areas
F Front yard
Property line
C Courtyard
R Rear yard
S Side yard
+
=
Rear
yard
depth
Side
yard
width
Building
width
Separation
between
buildings
Rear building
Townhouse
building
Rear building
Townhouse
building
Front
yard
depth
Diagram: Building placement for townhouse in a
courtyard configuration
City of Vancouver
September 2025
Zoning and Development By-law
Page 12
RM-8 and RM-8A
3.2
Freehold Rowhouse
Freehold rowhouse is subject to the following regulations.
3.2.1
Density and Floor Area
3.2.1.1
The maximum floor space ratio is 0.75, except that the Director of Planning may increase the permitted
floor area by 1 m2 per amenity share or per affordable housing share provided to the City at no cost to
the City, to a maximum floor space ratio of 1.20, if the Director of Planning considers the intent of this
schedule, all applicable Council policies and guidelines, the submission of any advisory group, property
owner or tenant, and the overall design of the development and the impact of the development on
neighbouring sites, provided that, in the RM-8A district, a minimum of 45% of dwelling units must have
floor areas between 83 m2 and 112 m2.
3.2.1.2
Despite section 3.2.1.1 above, the maximum floor space ratio achievable as a result of the provision of
amenity shares or affordable housing shares must otherwise comply in all respects with this schedule and
this by-law.
3.2.1.3
The Director of Planning may vary the regulation in section 3.2.1.1 above regarding the minimum
percentage of dwelling units with floor areas between 83 m2 and 112 m2 in the RM-8A district, if the
Director of Planning considers the intent of this schedule and all applicable Council policies and guidelines.
3.2.1.4
The total number of dwelling units on a site, excluding lock-off units, must not exceed:
(a) 100 units per hectare of site area where the floor space ratio does not exceed 0.90; or
(b) 145 units per hectare of site area where the floor space ratio exceeds 0.90.
3.2.2
Building Form and Placement
Regulations
RM-8
RM-8A
3.2.2.1
Minimum site area
445 m2
3.2.2.2
Minimum site frontage
12.8 m
3.2.2.3
Maximum building height
10.7 m and 3 storeys
3.2.2.4
Minimum front yard depth
4.9 m
3.2.2.5
Minimum side yard width
1.2 m
3.2.2.6
Minimum rear yard depth
1.0 m
1.8 m
3.2.2.7
Maximum site coverage for all buildings
55% of the site area
City of Vancouver
September 2025
Zoning and Development By-law
Page 13
RM-8 and RM-8A
Regulations
RM-8
RM-8A
3.2.2.8
Maximum area of impermeable materials
70% of the site area
3.2.2.9
Maximum building depth
40% of the site depth
3.2.2.10 Minimum separation between principal buildings
3.1 m
Site Area
3.2.2.11 The Director of Planning may reduce the
minimum site area if the Director of Planning
considers the intent of this schedule and all
applicable Council policies and guidelines.
Building Height
3.2.2.12 Despite the maximum building height in
section 3.2.2.3 above, the third storey
of a building must be a partial storey not
exceeding 50% of the storey immediately
below.
Building Separation
3.2.2.13 Minimum separation between buildings must
be measured from the closest portion of the
exterior side wall of any other building on the
site.
Street
Lane
F
S
S
Site
coverage
=
F Front yard
Property line
R Rear yard
S Side yard
Building depth
Rear yard depth
Front yard depth
Side yard width
A building containing
freehold rowhouses
Diagram: Building placement for freehold
rowhouse
City of Vancouver
September 2025
Zoning and Development By-law
Page 14
RM-8 and RM-8A
3.3
Triplex
Triplex is subject to the following regulations.
3.3.1
Density and Floor Area
3.3.1.1
The maximum floor space ratio is 0.75, except that on a site with a site area that is less than 445 m2 or that
has a frontage less than 12.8 m, the Director of Planning may increase:
(a) the permitted floor space ratio to a maximum of 0.90 for triplex developed as secured market
rental housing or social housing, if the Director of Planning considers the intent of this schedule, all
applicable Council policies and guidelines, and the submission of any advisory group, property owner
or tenant; or
(b) the permitted floor area by 1 m2 per amenity share or per affordable housing share provided to the
City at no cost to the City, to a maximum floor space ratio of 0.90, if the Director of Planning considers
the intent of this schedule, all applicable Council policies and guidelines, the submission of any
advisory group, property owner or tenant, and the overall design of the development and the impact
of the development on neighbouring sites.
3.3.1.2
Despite section 3.3.1.1(b) above, the maximum floor space ratio achievable as a result of the provision of
amenity shares or affordable housing shares must otherwise comply in all respects with this schedule and
this by-law.
3.3.1.3
The total number of dwelling units on a site, excluding lock-off units, must not exceed 100 units per hectare
of site area.
3.3.2
Building Form and Placement
Regulations
RM-8
RM-8A
3.3.2.1
Minimum site area
303 m2
3.3.2.2
Maximum building height
10.7 m and 3 storeys
3.3.2.3
Minimum front yard depth
4.9 m
3.3.2.4
Minimum side yard width
1.2 m
3.3.2.5
Minimum rear yard depth
1.0 m
1.8 m
3.3.2.6
Maximum site coverage for all buildings
55% of the site area
3.3.2.7
Maximum area of impermeable materials
70% of the site area
3.3.2.8
Maximum building depth
40% of the site depth
City of Vancouver
September 2025
Zoning and Development By-law
Page 15
RM-8 and RM-8A
Site Area
3.3.2.9
The Director of Planning may reduce the
minimum site area if the lot was on record
in the Land Title Office prior to September
18, 2018 and if the Director of Planning
considers the quality and liveability of the
resulting units, the impact on neighbouring
properties, and the intent of this schedule and
all applicable Council policies and guidelines.
Building Height
3.3.2.10 Despite the maximum building height in
section 3.3.2.2 above, the third storey
of a building must be a partial storey not
exceeding 50% of the storey immediately
below.
Discretion to Vary Other Regulations
3.3.2.11 If the Director of Planning considers the intent of this schedule and all applicable Council policies and
guidelines, the Director of Planning may vary:
(a) the minimum front yard;
(b) the maximum area of impermeable materials; and
(c)
the maximum building depth.
Street
Lane
F
S
S
Site coverage
=
F Front yard
Property line
R Rear yard
S Side yard
Building depth
Rear yard depth
Front yard depth
Side yard width
Triplex
Diagram: Building placement for triplex
City of Vancouver
September 2025
Zoning and Development By-law
Page 16
RM-8 and RM-8A
3.4
Duplex and Duplex with Secondary Suite
Duplex and duplex with secondary suite are subject to the following regulations.
3.4.1
Density and Floor Area
3.4.1.1
The maximum floor space ratio is 0.75.
3.4.2
Building Form and Placement
Regulations
RM-8 and RM-8A
3.4.2.1
Minimum site area
303 m2
3.4.2.2
Maximum building height
10.7 m and 3 storeys
3.4.2.3
Minimum front yard depth
4.9 m
3.4.2.4
Minimum side yard width
1.2 m
3.4.2.5
Minimum rear yard depth
1.0 m
3.4.2.6
Maximum site coverage for all buildings
45% of the site area
3.4.2.7
Maximum area of impermeable materials
70% of the site area
3.4.2.8
Maximum building depth
40% of the site depth
Site Area
3.4.2.9
The Director of Planning may reduce the minimum site area if the lot was on record in the Land Title Office
prior to September 18, 2018 and if the Director of Planning considers the quality and liveability of the
resulting units, the impact on neighbouring properties, and the intent of this schedule and all applicable
Council policies and guidelines.
Building Height
3.4.2.10 Despite the maximum building height in section 3.4.2.2 above, the third storey of a building must be a
partial storey not exceeding 50% of the storey immediately below.
Building Depth
3.4.2.11 The Director of Planning may increase the maximum building depth to accommodate building features
designed to reduce energy consumption in a zero emission building, if the Director of Planning considers
the intent of this schedule and all applicable Council policies and guidelines.
City of Vancouver
September 2025
Zoning and Development By-law
Page 17
RM-8 and RM-8A
Street
Lane
F
S
S
Site coverage
=
F Front yard
Property line
R Rear yard
S Side yard
Building depth
Rear yard depth
Front yard depth
Side yard width
Duplex
Diagram: Building placement for duplex with
secondary suite
City of Vancouver
September 2025
Zoning and Development By-law
Page 18
RM-8 and RM-8A
3.5
Duplex in Combination with Another Principal Building and Duplex with
Secondary Suite in Combination with Another Principal Building
Duplex or duplex with secondary suite, in combination with:
(a) a single detached house;
(b) a single detached house with secondary suite; or
(c)
a duplex,
situated in the rear yard of the site, are subject to the following regulations.
3.5.1
Density and Floor Area
3.5.1.1
The maximum floor space ratio is 0.75, except that the Director of Planning may increase the permitted
floor area by 1 m2 per amenity share or per affordable housing share provided to the City at no cost to the
City, to a maximum floor space ratio of 0.85 where no more than 0.25 floor space ratio may be allocated
to a second principal building at the rear of the site, if the Director of Planning considers the intent of
this schedule and all applicable Council policies and guidelines, the submission of any advisory group,
property owner or tenant, and the overall design of the development and the impact of the development on
neighbouring sites.
3.5.1.2
Despite section 3.5.1.1 above, the maximum floor space ratio achievable as a result of the provision of
amenity shares or affordable housing shares must otherwise comply in all respects with this schedule and
this by-law.
3.5.2
Building Form and Placement
Regulations
RM-8 and RM-8A
3.5.2.1
Minimum site area
303 m2
3.5.2.2
Maximum building height for:
(a) a building other than a rear building
10.7 m and 3 storeys
(b) a rear building
7.7 m and 2 storeys
3.5.2.3
Minimum front yard depth
4.9 m
3.5.2.4
Minimum side yard width
1.2 m
3.5.2.5
Minimum rear yard depth
1.0 m
3.5.2.6
Maximum site coverage for all buildings
45% of the site area
City of Vancouver
September 2025
Zoning and Development By-law
Page 19
RM-8 and RM-8A
Regulations
RM-8 and RM-8A
3.5.2.7
Maximum area of impermeable materials
70% of the site area
3.5.2.8
Minimum separation between principal buildings, measured
across the width of the site
4.9 m
Building Height
3.5.2.9
Despite the maximum building height in
section 3.5.2.2(a) above, the third storey
of a building must be a partial storey not
exceeding 50% of the storey immediately
below.
3.5.2.10 Despite the maximum building height in
section 3.5.2.2(b) above, the second storey
of a rear building must be a partial storey not
exceeding 50% of the storey immediately
below.
3.5.2.11 The Director of Planning may vary the
maximum building height for a rear building if
the Director of Planning considers the intent
of this schedule and all applicable Council
policies and guidelines.
Building Separation
3.5.2.12 The Director of Planning may vary the minimum separation between principal buildings if the Director of
Planning considers the intent of this schedule and all applicable Council policies and guidelines.
Street
Lane
F
S
S
Rear yard depth
Front yard depth
Side yard width
Separation between
principal buildings
Site coverage
includes all shaded
areas
=
F Front yard
Property line
R Rear yard
S Side yard
+
Rear
building
Duplex
Diagram: Building placement for 2 principal
buildings on site
City of Vancouver
September 2025
Zoning and Development By-law
Page 20
RM-8 and RM-8A
3.6
Single Detached House in Combination with Another Principal Building
and Single Detached House with Secondary Suite in Combination with
Another Principal Building
Single detached house or single detached house with secondary suite, in combination with:
(a) a single detached house;
(b) a single detached house with secondary suite; or
(c)
a duplex,
situated in the rear yard of the site, are subject to the following regulations.
3.6.1
Density and Floor Area
3.6.1.1
The maximum floor space ratio is 0.75, except that the Director of Planning may increase the permitted
floor area by 1 m2 per amenity share or per affordable housing share provided to the City at no cost to the
City, to a maximum floor space ratio of 0.85 where no more than 0.25 floor space ratio may be allocated
to a second principal building at the rear of the site, if the Director of Planning considers the intent of
this schedule and all applicable Council policies and guidelines, the submission of any advisory group,
property owner or tenant, and the overall design of the development and the impact of the development on
neighbouring sites.
3.6.1.2
Despite section 3.6.1.1 above, the maximum floor space ratio achievable as a result of the provision of
amenity shares or affordable housing shares must otherwise comply in all respects with this schedule and
this by-law.
3.6.2
Building Form and Placement
Regulations
RM-8 and RM-8A
3.6.2.1
Minimum site area
303 m2
3.6.2.2
Maximum building height for:
(a) a building other than a rear building
9.5 m and 2 storeys
(b) a rear building
7.7 m and 2 storeys
3.6.2.3
Minimum front yard depth
4.9 m
3.6.2.4
Minimum side yard width
1.2 m
3.6.2.5
Minimum rear yard depth
1.0 m
3.6.2.6
Maximum site coverage for all buildings
45% of the site area
City of Vancouver
September 2025
Zoning and Development By-law
Page 21
RM-8 and RM-8A
Regulations
RM-8 and RM-8A
3.6.2.7
Maximum area of impermeable materials
70% of the site area
3.6.2.8
Minimum separation between principal buildings, measured
across the width of the site
4.9 m
Building Height
3.6.2.9
Despite the maximum building height in
section 3.6.2.2(b) above, the second storey
of a rear building must be a partial storey not
exceeding 50% of the storey immediately
below.
3.6.2.10 The Director of Planning may vary the
maximum building height for a rear building if
the Director of Planning considers the intent
of this schedule and all applicable Council
policies and guidelines.
Building Separation
3.6.2.11 The Director of Planning may vary the
minimum separation between principal
buildings if the Director of Planning considers
the intent of this schedule and all applicable
Council policies and guidelines.
Street
Lane
F
Front yard depth
Side yard width
Separation between
principal buildings
Site coverage
includes all shaded
areas
=
F Front yard
Property line
R Rear yard
S Side yard
+
S
S
Rear yard depth
Rear
building
Single
detached
house
Diagram: Building placement for 2 principal
buildings on a site
City of Vancouver
September 2025
Zoning and Development By-law
Page 22
RM-8 and RM-8A
3.7
Infill Single Detached House and Infill Duplex
Infill single detached house and infill duplex are subject to the following regulations.
3.7.1
Density and Floor Area
3.7.1.1
The maximum floor space is 0.75 for the overall site, except that on a site where a residential building:
(a) existing prior to January 1, 1940 is retained, the floor space ratio for the overall site must not exceed
0.90, except that no more than 0.25 floor space ratio may be allocated to an infill single detached
house or infill duplex in the rear of the site; and
(b) not existing prior to January 1, 1940 is retained, if the Director of Planning considers the intent of
this schedule, all applicable Council policies and guidelines, the submission of any advisory group,
property owner or tenant, the overall design of the development and the impact of the development
on neighbouring sites, the Director of Planning may increase the permitted floor area of the overall
site by 1 m2 per amenity share or per affordable housing share provided to the City at no cost to the
City, to a maximum floor space ratio of 0.85, except that no more than 0.25 floor space ratio may be
allocated to an infill single detached house or infill duplex in the rear of the site.
3.7.1.2
Despite section 3.7.1.1(b) above, the maximum floor space ratio achievable as a result of the provision of
amenity shares or affordable housing shares must otherwise comply in all respects with this schedule and
this by-law.
3.7.2
Building Form and Placement
Regulations
RM-8 and RM-8A
3.7.2.1
Minimum site area
303 m2
3.7.2.2
Maximum building height
7.7 m and 2 storeys
3.7.2.3
Minimum side yard width
1.2 m
3.7.2.4
Minimum rear yard depth
1.0 m
3.7.2.5
Maximum site coverage for all buildings
45% of the site area
3.7.2.6
Maximum area of impermeable materials
70% of the site area
3.7.2.7
Minimum separation between infill and existing building, measured
across the width of the site
4.9 m
Site Area
3.7.2.8
The Director of Planning may reduce the minimum site area if the lot was on record in the Land Title Office
prior to September 18, 2018, for an infill single detached house or infill duplex in combination with the
City of Vancouver
September 2025
Zoning and Development By-law
Page 23
RM-8 and RM-8A
retention of a residential building existing on
the site prior to January 1, 1940, if the
Director of Planning considers the quality and
liveability of the resulting units, the impact on
neighbouring properties, and the intent of this
schedule and all applicable Council policies
and guidelines.
Building Height
3.7.2.9
Despite the maximum building height in
section 3.7.2.2 above, the second storey of
an infill building must be a partial storey not
exceeding 50% of the storey immediately
below.
3.7.2.10 The Director of Planning may vary the
maximum building height for an infill if the
Director of Planning considers the intent
of this schedule and all applicable Council
policies and guidelines.
Discretion to Vary Other Regulations
3.7.2.11 If the Director of Planning considers the intent of this schedule and all applicable Council policies and
guidelines, the Director of Planning may vary:
(a) the maximum building depth of an existing residential building to permit an infill single detached
house or infill duplex;
(b) the minimum separation between an existing residential building and an infill single detached house
or infill duplex;
(c)
the maximum site coverage; and
(d) the maximum area of impermeable materials.
Street
Lane
S
S
Rear yard depth
Side yard width
Separation
between infill and
principal building
Property line
R Rear yard
S Side yard
Site coverage
=
+
Infill
Existing
residential
building
Diagram: Building placement for infill
City of Vancouver
September 2025
Zoning and Development By-law
Page 24
RM-8 and RM-8A
3.8
Multiple Conversion Dwelling
Multiple conversion dwelling is subject to the following regulations.
3.8.1
Density and Floor Area
3.8.1.1
The maximum floor space ratio is 0.75, except that where a building existing prior to January 1, 1940 is
retained, the maximum floor space ratio is 0.90.
3.8.2
Building Form and Placement
Regulations
RM-8
RM-8A
3.8.2.1
Minimum site area for multiple conversion dwelling containing 3
dwelling units
303 m2
3.8.2.2
Maximum building height
9.5 m and 2 storeys
3.8.2.3
Minimum front yard depth
4.9 m
3.8.2.4
Minimum side yard width
1.2 m
3.8.2.5
Minimum rear yard depth
1.0 m
1.8 m
3.8.2.6
Maximum site coverage for all buildings
45% of the site area
3.8.2.7
Maximum area of impermeable materials
70% of the site area
3.8.2.8
Maximum building depth
40% of the site depth
City of Vancouver
September 2025
Zoning and Development By-law
Page 25
RM-8 and RM-8A
Street
Lane
F
S
S
Site coverage
=
F Front yard
Property line
R Rear yard
S Side yard
Building depth
Rear yard depth
Front yard depth
Side yard width
Multiple
conversion
dwelling
Diagram: Building placement for multiple
conversion dwelling
City of Vancouver
September 2025
Zoning and Development By-law
Page 26
RM-8 and RM-8A
3.9
Seniors Supportive or Independent Living Housing
Seniors supportive or independent living housing is subject to the following regulations.
3.9.1
Density and Floor Area
3.9.1.1
The maximum floor space ratio is 0.75, except that the Director of Planning may increase:
(a) the permitted floor space ratio for seniors supportive or independent living housing developed as
secured market rental housing or social housing to a maximum of:
(i)
1.20 on sites with a minimum frontage of 12.8 m, or
(ii)
0.90 on sites with a frontage less than 12.8 m,
if the Director of Planning considers the intent of this schedule, all applicable Council policies and
guidelines, and the submission of any advisory group, property owner or tenant; or
(b) the permitted floor area by 1 m2 per amenity share or per affordable housing share provided to the
City at no cost to the City, to a maximum floor space ratio of:
(i)
1.20 on sites with a minimum frontage of 12.8 m, or
(ii)
0.90 on sites with a frontage less than 12.8 m,
if the Director of Planning considers the intent of this schedule, all applicable Council policies and
guidelines, the submission of any advisory group, property owner or tenant, and the overall design of
the development and the impact of the development on neighbouring sites.
3.9.1.2
Despite 3.9.1.1(b) above, the maximum floor space ratio achievable as a result of the provision of amenity
shares or affordable housing shares must otherwise comply in all respects with this schedule and this
by-law.
3.9.2
Building Form and Placement
Regulations
RM-8
RM-8A
3.9.2.1
Minimum site area
445 m2
3.9.2.2
Maximum building height
9.5 m and 2 storeys
3.9.2.3
Minimum front yard depth
4.9 m
3.9.2.4
Minimum side yard width
1.2 m
3.9.2.5
Minimum rear yard depth
1.0 m
1.8 m
3.9.2.6
Maximum site coverage for all buildings
45% of the site area
City of Vancouver
September 2025
Zoning and Development By-law
Page 27
RM-8 and RM-8A
Regulations
RM-8
RM-8A
3.9.2.7
Maximum area of impermeable materials
70% of the site area
3.9.2.8
Maximum building depth
40% of the site depth
Street
Lane
F
S
S
Site
coverage
=
F Front yard
Property line
R Rear yard
S Side yard
Building depth
Rear yard depth
Front yard depth
Side yard width
Seniors supportive or
independent living housing
Diagram: Building placement for seniors
supportive or independent living housing
City of Vancouver
September 2025
Zoning and Development By-law
Page 28
RM-8 and RM-8A
3.10
Other Uses
Uses not regulated by sections 3.1 to 3.9 of this schedule are subject to the following regulations, except:
(a) single detached house or single detached house with secondary suite, as the only principal building
on the site, which are regulated by the R1-1 District Schedule; and
(b) laneway house, which is only permitted in combination with those uses described in section 3.10(a)
above.
3.10.1
Density and Floor Area
3.10.1.1 The maximum floor space ratio is 0.75.
3.10.2
Building Form and Placement
Regulations
RM-8 and RM-8A
3.10.2.1 Maximum building height
9.5 m and 2 storeys
3.10.2.2 Minimum front yard depth
4.9 m
3.10.2.3 Minimum side yard width
1.2 m
3.10.2.4 Maximum site coverage for all buildings
45% of the site area
3.10.2.5 Maximum area of impermeable materials
70% of the site area
3.10.2.6 Maximum building depth for dwelling uses
40% of the site depth
City of Vancouver
September 2025
Zoning and Development By-law
Page 29
RM-8 and RM-8A
Street
Lane
F
S
S
Site coverage
=
F Front yard
Property line
R Rear yard
S Side yard
Building depth
Rear yard depth
Front yard depth
Side yard width
Principal
building
Diagram: Building placement for principal
building
City of Vancouver
September 2025
Zoning and Development By-law
Page 30
RM-8 and RM-8A
4
GENERAL REGULATIONS
All uses in these districts, except single detached house or single detached house with secondary suite, as
the only principal building on the site, and laneway house, are subject to the following regulations.
4.1
Amenity Shares and Affordable Housing Shares
4.1.1
For the purposes of this schedule, amenity has the same meaning set out in Schedule F: Affordable
Housing Share and Amenity Share Cost Schedule of this by-law.
4.1.2
For the purposes of this schedule, the cost of an amenity share or affordable housing share is the amount
specified per m2 in Schedule F: Affordable Housing and Amenity Share Cost Schedule of this by-law
for the RM-8 and RM-8A zoning districts.
4.2
Computation of Floor Area
4.2.1
Computation of floor area must include:
(a) all floors, including earthen floor, measured to the extreme outer limits of the building including
accessory buildings;
(b) stairways, fire escapes, elevator shafts, and other features that the Director of Planning considers
similar to the foregoing, measured by their gross cross-sectional areas and included in the
measurements for each floor at which they are located; and
(c)
where the distance from a floor located no more than 2.0 m above finished grade to the floor above,
or where there is no floor above, to the top of the roof joists, exceeds 3.7 m, an amount equal to the
area of the floor below the excess height, except that the Director of Planning may exclude an area
designed with venting skylights, opening clerestory windows or other similar features if:
(i)
in the opinion of the Director of Planning, the area is designed to reduce energy consumption or
improve natural light and ventilation, and
(ii)
the area excluded does not exceed 1% of the permitted floor area.
4.2.2
Computation of floor area must exclude:
(a) balconies and decks, and any other appurtenances that the Director of Planning considers similar to
the foregoing, provided that the total area of these exclusions does not exceed 12% of the permitted
floor area for townhouse, mixed-use residential building, triplex and freehold rowhouse and 8% of the
permitted floor area for all other uses;
(b) patios and roof decks, if the Director of Planning considers the impact on privacy and overlook;
(c)
for townhouse, mixed-use residential building, triplex and freehold rowhouse, where floors are used
for:
City of Vancouver
September 2025
Zoning and Development By-law
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RM-8 and RM-8A
(i)
off-street parking and loading, those floors or portions thereof that are located at or below base
surface, provided that the maximum exclusion for a parking space does not exceed 7.3 m in
length,
(ii)
bicycle storage located at or below base surface or, if located above base surface, contained in
an accessory building customarily ancillary to townhouse, mixed-use residential building, triplex
and freehold rowhouse, and that complies with section 2.2.17 of this schedule, and
(iii) heating and mechanical equipment, or uses that the Director of Planning considers similar to the
foregoing, any of which are located below the base surface;
(d) for dwelling uses other than townhouse, mixed-use residential building, triplex and freehold rowhouse,
where floors are used for off-street parking and loading, or bicycle storage in multiple conversion
dwellings containing 3 dwelling units, or uses that the Director of Planning considers similar to the
foregoing:
(i)
those floors or portions thereof not exceeding 7.3 m in length, which are located in an accessory
building that complies with section 2.2.16 of this schedule, or in an infill single detached house
or principal building located within 7.9 m of the ultimate rear property line, up to a maximum of
48 m2, or
(ii)
on sites with no developed secondary access, those floors or portions thereof not exceeding
7.3 m in length and minimum required manoeuvring aisle, which are located either in a principal
building, an accessory building, or an infill single detached house up to a maximum area that the
Director of Planning may determine, if the Director of Planning considers all applicable Council
policies and guidelines;
(e) for non-dwelling uses, where floors are used for off-street parking and loading, heating and
mechanical equipment, or uses that the Director of Planning considers similar to the foregoing, those
floors or portions thereof not exceeding 7.3 m in length, which are located in an accessory building
located within 7.9 m of the ultimate rear property line, or below base surface;
(f)
areas of undeveloped floors that are located:
(i)
above the highest storey or partial storey, and to which there is no permanent means of access
other than a hatch, or
(ii)
adjacent to a storey or partial storey with a ceiling height of less than 1.2 m;
(g) floors located at or below finished grade with a ceiling height of less than 1.2 m;
(h) entries, porches and verandahs, and covered porches above the first storey, if:
(i)
the side facing the street, rear property line, courtyard, park or school is open or protected by
guards that do not exceed the required minimum height,
(ii)
the total area of these exclusions, when combined with the balcony and deck exclusions
under section 4.2.2(a) above, does not exceed 16% of the permitted floor area for townhouse,
mixed-use residential building, triplex or freehold rowhouse and 13% of the permitted floor area
for all other uses,
City of Vancouver
September 2025
Zoning and Development By-law
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RM-8 and RM-8A
(iii) the ceiling height, excluding roof structures, of the total area being excluded does not exceed
3.1 m measured from the entry, porch or verandah floor, and
(iv) for duplex and duplex with secondary suite, the depth of the total area being excluded for
covered porches above the first storey does not exceed 1.8 m;
(i)
for townhouse, mixed-use residential building, triplex and freehold rowhouse, all residential storage
area above or below base surface, except that if residential storage area above base surface exceeds
3.7 m² per dwelling unit, there will be no exclusion for any of the residential storage area above base
surface for that unit;
(j)
above grade floor area built as open to below, designed in combination with venting skylights,
opening clerestory windows or other similar features that, in the opinion of the Director of Planning,
reduce energy consumption or improve natural light and ventilation to a maximum exclusion of 1% of
permitted floor area;
(k)
for duplex and duplex with secondary suite, areas of floors existing, proposed or as may be extended
over open-to-below space located directly below sloping roof rafters or a sloping ceiling where the
ceiling is directly attached to the underside of sloping roof rafters, and where the roof joists have a
minimum 7:12 pitch and the related ceiling maintains the same pitch as the roof joists, if:
(i)
the distance from the floor to any part of the roof rafters or ceiling is no higher than 2.3 m and no
lower than 1.2 m, both measured vertically, and
(ii)
the excluded floor area does not exceed 10% of the permitted total floor area,
and despite the definition of "partial storey" in Section 2 of this by-law, for the purposes of this
schedule the maximum permitted floor area contained in a partial storey must not include floor area
excluded in this section 4.2.2(k); and
(l)
unconditioned floor areas with a ceiling height or height to the underside of joists of less than 2.0 m,
located below the floors of entries, porches and verandahs complying with section 4.2.2(h) above, to
which there is no access from the interior of the building.
4.3
Dwelling Unit Density: Calculation
4.3.1
Where the calculation of dwelling units per hectare results in a fractional number, the number must be
rounded down.
4.4
Yards: Projections and Measurement
4.4.1
For townhouses, mixed-use residential buildings, triplexes and freehold rowhouses, portions of basement
floor area directly below entries, porches and verandahs may project up to 1.8 m into the required front
yard and this projection will not be included in the calculation of building depth.
City of Vancouver
September 2025
Zoning and Development By-law
Page 33
RM-8 and RM-8A
4.5
Site Coverage and Impermeability: Measurement
4.5.1
The maximum area of impermeable materials includes site coverage for all buildings.
4.6
Building Depth: Measurement
4.6.1
Maximum building depth means the maximum distance between the required minimum front yard and the
rear of a building, measured prior to any required lane dedication.
4.7
Access to Natural Light
4.7.1
Each habitable room must have at least 1 window on an exterior wall of a building.
4.7.2
For the purposes of section 4.7.1 above, habitable room means any room except a bathroom or kitchen.
4.8
External Design
4.8.1
For the purpose of this section 4.8, a main entrance means a door facing a street not being a lane, which
is visible from the street and is located at or within 1.8 m of grade, or connected to grade by stairs or a
ramp.
4.8.2
In a duplex or a duplex with secondary suite, on a site with 1 principal building:
(a) there must be 1 main entrance to each principal dwelling unit;
(b) on a corner site, 1 main entrance must face the front street and 1 main entrance must face the
flanking street;
(c)
there must be a covered entry at each main entrance, with a minimum width and depth of 1.8 m;
(d) all roofs except for dormer roofs must have a minimum slope of 7:12 and a maximum slope of 12:12
and must be either hip or gable or a combination of both, and must intersect at its lower portion with
the exterior wall face of the building or the vertical projection thereof at a line no higher than the lesser
of 7.9 m above the base surface or the floor level of a partial storey or attic above the second storey;
(e) dormer roofs must be gable, hip or shed in form and must have a minimum slope of 4:12;
(f)
the maximum total width of dormers provided on a partial storey above the second storey must not
exceed 50% of the width of the elevation of the storey below;
(g) all exterior dormer walls must be set back a minimum of 0.6 m from the exterior face of the wall of the
storey below; and
(h) despite section 4.8.2(g) above, 1 dormer may have its face wall flush or continuous with the second
storey exterior wall face below if:
(i)
it faces an interior side yard, and
City of Vancouver
September 2025
Zoning and Development By-law
Page 34
RM-8 and RM-8A
(ii)
it provides headroom over a stair and any intermediate and top landings which provide access
from the second storey to the partial storey above.
4.8.3
The Director of Planning may vary the requirements of this section 4.8 for a duplex or a duplex with
secondary suite if, in the opinion of the Director of Planning, the design meets the intent of the regulations
for quality and durability of design and architectural expression, or to facilitate a zero emission building.
4.8.4
Exterior windows in a secondary suite or lock-off unit must have:
(a) a minimum total glazing area of 10% of the total floor area of the room, in each of the kitchen, living
room and dining room; and
(b) a minimum total glazing area of 5% of the total floor area of the room, in all other rooms except
bathrooms and laundry rooms.
Map 1: Sites where mixed-use residential building with grocery or drug store, or retail store is permitted
0
25
100m
50
NORTH
Sites where mixed-use residential building with grocery or
drug store, or retail store is permitted in RM-8 district
RM-8
W 57th Av
W 58th Av
W 56th Av
Granville St
Cartier St
City of Vancouver
September 2025
Zoning and Development By-law
Page 35
RM-8 and RM-8A
Map 2: Sites where mixed-use residential building with grocery or drug store, or retail store is permitted
RM-8
W 57th Av
W 58th Av
Oak St
Laurel St
NORTH
0
25
100m
50
Sites where mixed-use residential building with grocery
or drug store, or retail store is permitted in RM-8
districts
City of Vancouver
April 2025
Zoning and Development By-law
Page 1
RM-9 and RM-9B
RM-9 and RM-9B
Districts Schedule
1
INTENT AND OVERVIEW
1.1
Intent
The intent of this schedule is to permit a variety of multiple dwelling types including 4-storey apartments
and townhouses, with emphasis on creating a variety of dwelling unit sizes, including those appropriate for
families with children.
Without limitation, applicable Council policies and guidelines for consideration include the RM-9, RM-9A
and RM-9B Guidelines.
1.2
Overview
The table below provides an overview of the outright and conditional approval uses in the RM-9 and RM-
9B districts, categorized by the minimum site area required, where applicable. Applicable density, form and
placement regulations in section 3 of this schedule are cross-referenced in the third column.
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
445 m2
Apartment
3.1
Townhouse
3.1
Freehold Rowhouse - only in the RM-9 district
3.2
Seniors Supportive or Independent Living Housing
3.8
334 m2
Duplex or Duplex with Secondary Suite, in combination with
another principal building
3.4
Single Detached House or Single Detached House with
Secondary Suite, in combination with another principal building
3.5
303 m2
Triplex
3.3
Infill Single Detached House
3.6
Multiple Conversion Dwelling
3.7
--
Other uses in section 2.1 of this schedule
3.9
City of Vancouver
April 2025
Zoning and Development By-law
Page 2
RM-9 and RM-9B
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
Regulated
by the R1-1
District
Schedule
Single Detached House or Single Detached House with
Secondary Suite
Regulated by
the R1-1 District
Schedule
--
Laneway House
Subject to the
R1-1 District
Schedule
2
USE REGULATIONS
2.1
Outright and Conditional Approval Uses
All outright and conditional approval uses are subject to all other provisions of this by-law, including
Section 2, Section 10 and Section 11, and compliance with the regulations of this schedule including
section 2.2.
The uses identified in the table below as outright approval uses are permitted in these districts and will be
issued a permit.
The uses identified in the table below as conditional approval uses may be approved in these districts by
the Director of Planning, with or without conditions, if the Director of Planning considers:
(a) the intent of this schedule and all applicable Council policies and guidelines; and
(b) the submission of any advisory group, property owner or tenant.
Uses are listed under their general land use category. Applicable use-specific regulations in section 2.2
of this schedule are cross-referenced in the third column. Cross-references to applicable use-specific
regulations are provided for information purposes only and do not form part of this by-law.
Use
Approval
Use-Specific
Regulations
Agricultural Uses
Urban Farm - Class A
Conditional
Cultural and Recreational Uses
Club
Conditional
Community Centre or Neighbourhood House
Conditional
Library, in combination with Community Centre
Conditional
Park or Playground
Conditional
City of Vancouver
April 2025
Zoning and Development By-law
Page 3
RM-9 and RM-9B
Use
Approval
Use-Specific
Regulations
Dwelling Uses
Apartment
Conditional
2.2.1
Duplex, in combination with another principal building
Conditional
Duplex with Secondary Suite, in combination with another principal
building
Conditional
2.2.2
Freehold Rowhouse, only in the RM-9 district
Conditional
2.2.1
Infill Single Detached House, in combination with the retention of a
building existing on the site prior to January 1, 1940
Conditional
Laneway House
Conditional
2.2.3
Mixed-Use Residential Building
Conditional
2.2.4
Multiple Conversion Dwelling, containing 2 dwelling units
Outright
2.2.5
Multiple Conversion Dwelling, not permitted as an outright approval
use and resulting from the conversion of a building existing as of
May 27, 2014
Conditional
2.2.6
Principal Dwelling Unit with Lock-Off Unit
Conditional
2.2.7
Seniors Supportive or Independent Living Housing
Conditional
Single Detached House
Outright
2.2.8
Single Detached House with Secondary Suite
Conditional
2.2.8
Single Detached House, in combination with another principal
building
Conditional
Single Detached House with Secondary Suite, in combination with
another principal building
Conditional
2.2.9
Townhouse
Conditional
2.2.1
Triplex
Conditional
2.2.1
Institutional Uses
Ambulance Station
Conditional
Child Day Care Facility
Conditional
Church
Conditional
Community Care or Assisted Living Facility - Class A
Outright
2.2.10
Community Care or Assisted Living Facility - Class B
Conditional
Group Residence
Conditional
Hospital
Conditional
Public Authority Use, essential in these districts
Conditional
School - Elementary or Secondary
Conditional
Social Service Centre
Conditional
City of Vancouver
April 2025
Zoning and Development By-law
Page 4
RM-9 and RM-9B
Use
Approval
Use-Specific
Regulations
Retail Uses
Farmers' Market
Conditional
2.2.11
Neighbourhood Grocery Store
Conditional
Public Bike Share
Conditional
Retail Store, existing as of October 4, 2016, and only in the RM-9B
district
Conditional
Shared E-Scooter System
Conditional
Service Uses
Bed and Breakfast Accommodation
Conditional
Short Term Rental Accommodation
Conditional
Utility and Communication Uses
Public Utility
Conditional
uncategorized
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1, other than Multiple Dwelling or Freehold Rowhouse
Outright
2.2.12
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1, other than Multiple Dwelling or Freehold Rowhouse, and
not permitted as an outright approval use
Conditional
Accessory Building, customarily ancillary to Multiple Dwelling or
Freehold Rowhouse
Conditional
2.2.13
Accessory Uses, customarily ancillary to any outright approval use
listed in this section 2.1
Outright
2.2.14
Accessory Uses, customarily ancillary to any conditional approval
use listed in this section 2.1
Conditional
Deposition or extraction of material, which alters the configuration of
the land
Conditional
2.2
Use-Specific Regulations
2.2.1
The Director of Planning may permit more than 1 apartment, townhouse or freehold rowhouse building on
a site if the Director of Planning considers the intent of this schedule and all applicable Council policies and
guidelines.
2.2.2
Duplex with secondary suite, in combination with another principal building, must have no more than 1
secondary suite for each dwelling unit.
City of Vancouver
April 2025
Zoning and Development By-law
Page 5
RM-9 and RM-9B
2.2.3
Laneway house is subject to the R1-1 District Schedule and must be in combination with a single
detached house or a single detached house with secondary suite, which is the only principal building on
the site.
2.2.4
The only non-dwelling use permitted in a mixed-use residential building is neighbourhood grocery store.
2.2.5
Multiple conversion dwelling containing 2 dwelling units is permitted as an outright approval use if:
(a) there are no additions to the building;
(b) no housekeeping or sleeping units are created;
(c)
the development complies with sections 3.7.2.6, 3.7.2.7 and 4.5 of this schedule; and
(d) no development permit is issued until the requisite permits required by other by-laws that relate to
design, construction and safety of buildings are issuable.
2.2.6
Multiple conversion dwelling that is not permitted as an outright approval use, resulting from the conversion
of a building existing as of May 27, 2014, may be permitted as a conditional approval use if:
(a) the Director of Planning considers the quality and liveability of the resulting units, the suitability of
the building for conversion in terms of age and size, and the impact of the conversion on adjacent
properties;
(b) there are no additions to buildings constructed on or after January 1, 1940, except additions up to
5 m² used as exits;
(c)
no housekeeping or sleeping units are created; and
(d) there are no more than 3 dwelling units.
2.2.7
Principal dwelling unit with lock-off unit may be permitted only in a multiple dwelling or freehold rowhouse
and there may be:
(a) no more than 1 lock-off unit for every 3 principal dwelling units in a multiple dwelling, except that the
Director of Planning may permit a higher ratio after considering the intent of this schedule and all
applicable Council policies and guidelines; and
(b) no more than 1 lock-off unit for every freehold rowhouse.
2.2.8
Where a single detached house or single detached house with secondary suite is the only principal
building on the site:
(a) it must comply with the R1-1 District Schedule; and
(b) the lot must have been on record in the Land Title Office prior to January 16, 2018.
2.2.9
Single detached house with secondary suite, in combination with another principal building, must have no
more than 1 secondary suite for each dwelling unit.
City of Vancouver
April 2025
Zoning and Development By-law
Page 6
RM-9 and RM-9B
2.2.10
Community care or assisted living facility - class A is subject to the regulations, variations and relaxations
that apply to single detached house.
2.2.11
Farmers' market may be permitted if the Director of Planning considers the appropriateness of the use
with respect to compatibility with nearby sites, parking, traffic, noise, hours of operation, size of facility and
pedestrian amenity.
2.2.12
Accessory buildings customarily ancillary to
any use listed in section 2.1 of this schedule,
other than those ancillary to multiple dwelling
and freehold rowhouse, are permitted as an
outright approval use if:
(a) no accessory building exceeds 3.7 m in
height, measured to:
(i)
the highest point of a flat roof,
(ii)
the deck line of a mansard roof, or
(iii) the mean height between the
eaves and the ridge of a gable, hip
or gambrel roof,
provided that no portion of an accessory
building exceeds 4.6 m in building
height;
(b) all accessory buildings are located:
(i)
within 7.9 m of the ultimate rear property
line,
(ii)
at least 3.6 m from the ultimate centre line
of any rear or flanking lane, and
(iii) at least 1.5 m from a flanking street;
(c)
the total floor area of all accessory buildings, measured to the extreme outer limits of the building,
does not exceed 48 m2;
(d) the combined building width for all accessory buildings does not exceed 80% of the width of the site
at the rear property line;
(e) the separation from any residential building is at least 3.7 m; and
(f)
roof decks and decks are not located on an accessory building.
2.2.13
Accessory buildings customarily ancillary to multiple dwelling and freehold rowhouse may be permitted as
a conditional approval use if:
Flanking street
CL
Street
Lane
F
S
S
Distance from
flanking street
CL Centre line
R Rear yard
S Side yard
F Front yard
Property line
Distance from ultimate
centre line of lane
Distance from ultimate
rear property line
Separation from
residential building
Principal
building
Accessory
building
Building width
Diagram: Building placement for accessory
buildings
City of Vancouver
April 2025
Zoning and Development By-law
Page 7
RM-9 and RM-9B
(a) no accessory building exceeds 3.7 m in height, measured to:
(i)
the highest point of a flat roof,
(ii)
the deck line of a mansard roof, or
(iii) the mean height between the eaves and the ridge of a gable, hip or gambrel roof,
except that no portion of an accessory building may exceed 4.6 m in building height;
(b) all accessory buildings are located:
(i)
within 7.9 m of the ultimate rear property line,
(ii)
at least 3.6 m from the ultimate centre line of any rear or flanking lane, and
(iii) at least 1.5 m from a flanking street;
(c)
the total floor area of all accessory buildings, measured to the extreme outer limits of the building,
does not exceed 48 m2, except that the Director of Planning may increase the total floor area of all
accessory buildings to a maximum of 24 m2 for each dwelling unit, not including lock-off units, if the
Director of Planning considers the intent of this schedule and all applicable Council policies and
guidelines;
(d) the combined building width for all accessory buildings does not exceed 30% of the width of the site
at the rear property line, except that the Director of Planning may increase the maximum building
width up to 80%, if the Director of Planning considers the intent of this schedule and all applicable
Council policies and guidelines;
(e) the separation from any residential building is at least 3.7 m; and
(f)
roof decks and decks are not located on an accessory building.
2.2.14
Accessory parking spaces customarily ancillary to any outright approval use listed in section 2.1 above
must comply with the provisions of section 2.2.12(b) above.
City of Vancouver
April 2025
Zoning and Development By-law
Page 8
RM-9 and RM-9B
3
DENSITY, FORM AND PLACEMENT REGULATIONS
This section contains density, form and placement regulations organized by use.
3.1
Apartment and Townhouse
Apartment and townhouse are subject to the following regulations.
3.1.1
Density and Floor Area
3.1.1.1
The maximum floor space ratio is 0.75 in the RM-9 district, and 0.70 in the RM-9B district, except that, if
the Director of Planning considers the intent of this schedule, all applicable Council policies and guidelines,
and the submission of any advisory group, property owner or tenant, the Director of Planning may
increase:
(a) the permitted floor space ratio for apartment or townhouse developed as secured market rental
housing or social housing to a maximum of:
(i)
1.20 on sites with a minimum site frontage of 12.8 m,
(ii)
1.50 on sites with a minimum site frontage of 15.2 m, or
(iii) 2.00 on sites with a minimum site frontage of 27.4 m; or
(b) the permitted floor area by 1 m2 per amenity share or per affordable housing share provided to the
City at no cost to the City, to a maximum floor space ratio of:
(i)
1.20 on sites with a minimum site frontage of 12.8 m,
(ii)
1.50 on sites with a minimum site frontage of 15.2 m, or
(iii) 2.00 on sites with a minimum site frontage of 27.4 m.
3.1.1.2
Despite section 3.1.1.1(b) above, the maximum floor space ratio achievable as a result of the provision of
amenity shares or affordable housing shares must otherwise comply in all respects with this schedule and
this by-law.
3.1.1.3
The total number of dwelling units on a site, excluding lock-off units, must not exceed:
(a) 100 units per hectare of site area where the floor space ratio does not exceed 0.90;
(b) 132 units per hectare of site area where the floor space ratio exceeds 0.90 and does not exceed 1.20;
or
(c)
140 units per hectare of site area where the floor space ratio exceeds 1.20.
3.1.1.4
Despite section 3.1.1.3(c) above, the Director of Planning may permit an increase to the dwelling unit
density provided that the total number of dwelling units, excluding lock-off units, does not exceed:
City of Vancouver
April 2025
Zoning and Development By-law
Page 9
RM-9 and RM-9B
(a) 180 units per hectare of site area where the floor space ratio exceeds 1.20 and does not exceed 1.75;
or
(b) 240 units per hectare of site area where the floor space ratio exceeds 1.75.
3.1.2
Building Form and Placement
Regulations
RM-9 and RM-9B
3.1.2.1
Minimum site area
445 m2
3.1.2.2
Minimum site frontage
12.8 m
3.1.2.3
Maximum site frontage
50.0 m
3.1.2.4
Maximum building height for:
(a) an apartment or townhouse other than a rear building
12.2 m and 4 storeys
(b) a rear building
10.7 m and 3 storeys
3.1.2.5
Minimum front yard depth
4.9 m
3.1.2.6
Minimum side yard width
2.1 m
3.1.2.7
Minimum rear yard depth for:
(a) apartment
3.7 m
(b) townhouse in a courtyard configuration
1.2 m
(c)
townhouse not in a courtyard configuration
7.6 m
3.1.2.8
Maximum site coverage for all buildings
55% of the site area
3.1.2.9
Maximum area of impermeable materials
75% of the site area
3.1.2.10 Minimum separation between buildings located on a site frontage
and rear buildings
7.3 m
Building Height
3.1.2.11 Despite the maximum building height in section 3.1.2.4(a) above, the fourth storey of a townhouse building
must be a partial storey.
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April 2025
Zoning and Development By-law
Page 10
RM-9 and RM-9B
3.1.2.12 The Director of Planning may vary the
maximum building height for an apartment or
townhouse, other than a rear building, to a
height not exceeding 13.7 m and 4 storeys if
the Director of Planning considers the intent
of this schedule and all applicable Council
policies and guidelines.
3.1.2.13 The Director of Planning may vary the
maximum building height for a rear building to
a height not exceeding 12.2 m and 4 storeys
if the Director of Planning considers the intent
of this schedule and all applicable Council
policies and guidelines.
Discretion to Vary Other Regulations
3.1.2.14 If the Director of Planning considers the intent
of this schedule and all applicable Council
policies and guidelines, the Director of
Planning may vary:
(a) the minimum site area;
(b) the maximum site frontage;
(c)
the minimum front yard depth;
(d) the minimum side yard width for
townhouse;
(e) the minimum rear yard depth to a
minimum of 1.2 m for apartment
and townhouse not in a courtyard
configuration;
(f)
the maximum site coverage;
(g) the maximum area of impermeable
materials for developments providing
underground parking; and
(h) the minimum separation between a
building located on a site frontage and a
rear building.
Street
Lane
Separation between
buildings
Townhouse
Building
Diagram: Apartment and townhouse in a
courtyard configuration
Street
Lane
C
R
F
S
S
Site coverage
includes all
shaded areas
F Front yard
Property line
C Courtyard
R Rear yard
S Side yard
+
=
Rear yard
depth
Side yard
width
Separation
between
buildings
Rear building
Building
Rear building
Building
Front yard
depth
Diagram: Building placement for apartment and
townhouse in a courtyard configuration
City of Vancouver
April 2025
Zoning and Development By-law
Page 11
RM-9 and RM-9B
Building
Building
Front
yard
depth
Rear
yard
depth
Side
yard
width
Site
coverage
=
F Front yard
Property line
R Rear yard
S Side yard
Street
Lane
R
F
S
S
Diagram: Building placement for apartment and
townhouse in a non-courtyard configuration
City of Vancouver
April 2025
Zoning and Development By-law
Page 12
RM-9 and RM-9B
3.2
Freehold Rowhouse
Freehold rowhouse is subject to the following regulations.
3.2.1
Density and Floor Area
3.2.1.1
The maximum floor space ratio is 0.75, except that, if the Director of Planning considers the intent of
this schedule, all applicable Council policies and guidelines, and the submission of any advisory group,
property owner or tenant, the Director of Planning may increase:
(a) the permitted floor space ratio for freehold rowhouse developed as secured market rental housing or
social housing, to a maximum of 1.20; or
(b) the permitted floor area by 1 m2 per amenity share or per affordable housing share provided to the
City at no cost to the City, to a maximum floor space ratio of 1.20.
3.2.1.2
Despite section 3.2.1.1(b) above, the maximum floor space ratio achievable as a result of the provision of
amenity shares or affordable housing shares must otherwise comply in all respects with this schedule and
this by-law.
3.2.1.3
The total number of dwelling units on a site, excluding lock-off units, must not exceed:
(a) 100 units per hectare of site area where the floor space ratio does not exceed 0.90; or
(b) 132 units per hectare of site area where the floor space ratio exceeds 0.90.
3.2.2
Building Form and Placement
Regulations
RM-9 and RM-9B
3.2.2.1
Minimum site area
445 m2
3.2.2.2
Maximum building height
10.7 m
3.2.2.3
Minimum front yard depth
4.9 m
3.2.2.4
Minimum side yard width
1.2 m
3.2.2.5
Minimum rear yard depth
7.6 m
3.2.2.6
Maximum site coverage for all buildings
55% of the site area
3.2.2.7
Maximum area of impermeable materials
75% of the site area
City of Vancouver
April 2025
Zoning and Development By-law
Page 13
RM-9 and RM-9B
Site Area
3.2.2.8
The Director of Planning may reduce the
minimum site area if the Director of Planning
considers the intent of this schedule and all
applicable Council policies and guidelines.
Street
Lane
F
S
S
Site
coverage
=
F Front yard
Property line
R Rear yard
S Side yard
Building depth
Rear yard depth
Front yard depth
Side yard width
A building containing
freehold rowhouses
Diagram: Building placement for freehold
rowhouses
City of Vancouver
April 2025
Zoning and Development By-law
Page 14
RM-9 and RM-9B
3.3
Triplex
Triplex is subject to the following regulations.
3.3.1
Density and Floor Area
3.3.1.1
The maximum floor space ratio is 0.75 in the RM-9 district, and 0.70 in the RM-9B district, except that, on
sites that are less than 445 m² in size or with a site frontage less than 12.8 m, the Director of Planning may
increase:
(a) the permitted floor space ratio for triplex developed as secured market rental housing or social
housing, to a maximum of 0.90; or
(b) the permitted floor area by 1 m2 per amenity share or per affordable housing share provided to the
City at no cost to the City, to a maximum floor space ratio of 0.90,
if the Director of Planning considers the intent of this schedule, all applicable Council policies and
guidelines, and the submission of any advisory group, property owner or tenant.
3.3.1.2
Despite section 3.3.1.1(b) above, the maximum floor space ratio achievable as a result of the provision of
amenity shares or affordable housing shares must otherwise comply in all respects with this schedule and
this by-law.
3.3.1.3
The total number of dwelling units on a site, excluding lock-off units, must not exceed 100 units per hectare
of site area.
3.3.2
Building Form and Placement
Regulations
RM-9 and RM-9B
3.3.2.1
Minimum site area
303 m2
3.3.2.2
Maximum building height
10.7 m
3.3.2.3
Minimum front yard depth
4.9 m
3.3.2.4
Minimum side yard width
1.2 m
3.3.2.5
Minimum rear yard depth
7.6 m
3.3.2.6
Maximum site coverage for all buildings
55% of the site area
3.3.2.7
Maximum area of impermeable materials
75% of the site area
City of Vancouver
April 2025
Zoning and Development By-law
Page 15
RM-9 and RM-9B
Site Area
3.3.2.8
The Director of Planning may reduce the
minimum site area if the lot was on record in
the Land Title Office prior to May 27, 2014
and if the Director of Planning considers the
quality and liveability of the resulting units,
the impact on neighbouring properties, and
the intent of this schedule and all applicable
Council policies and guidelines.
Discretion to Vary Other Regulations
3.3.2.9
If the Director of Planning considers the intent
of this schedule and all applicable Council
policies and guidelines, the Director of
Planning may vary:
(a) the minimum front yard depth;
(b) the minimum rear yard depth to a
minimum of 1.2 m;
(c)
the maximum site coverage; and
(d) the maximum area of impermeable materials.
Street
Lane
F
S
S
Rear yard depth
Front yard depth
Side yard width
Site coverage
=
F Front yard
Property line
R Rear yard
S Side yard
Triplex
Diagram: Triplex
City of Vancouver
April 2025
Zoning and Development By-law
Page 16
RM-9 and RM-9B
3.4
Duplex in Combination with Another Principal Building and Duplex with
Secondary Suite in Combination with Another Principal Building
Duplex or duplex with secondary suite, in combination with another principal building, are subject to the
following regulations.
3.4.1
Density and Floor Area
3.4.1.1
The maximum floor space ratio is:
(a) 0.75 in the RM-9 district; and
(b) 0.70 in the RM-9B district.
3.4.2
Building Form and Placement
Regulations
RM-9 and RM-9B
3.4.2.1
Minimum site area
334 m2
3.4.2.2
Maximum building height
10.7 m
3.4.2.3
Minimum front yard depth
4.9 m
3.4.2.4
Minimum side yard width
2.1 m
3.4.2.5
Minimum rear yard depth for:
1.2 m
3.4.2.6
Maximum site coverage for all buildings
55% of the site area
3.4.2.7
Maximum area of impermeable materials
75% of the site area
City of Vancouver
April 2025
Zoning and Development By-law
Page 17
RM-9 and RM-9B
Street
Lane
F
S
S
Rear yard depth
Front yard depth
Side yard width
Separation between
principal buildings
Site coverage
includes all shaded
areas
=
F Front yard
Property line
R Rear yard
S Side yard
+
Rear
building
Duplex
Diagram: Building placement for 2 principal
buildings on a site
City of Vancouver
April 2025
Zoning and Development By-law
Page 18
RM-9 and RM-9B
3.5
Single Detached House in Combination with Another Principal Building
and Single Detached House with Secondary Suite in Combination with
Another Principal Building
Single detached house or single detached house with secondary suite, in combination with another
principal building, are subject to the following regulations.
3.5.1
Density and Floor Area
3.5.1.1
The maximum floor space ratio is:
(a) 0.75 in the RM-9 district; and
(b) 0.70 in the RM-9B district.
3.5.2
Building Form and Placement
Regulations
RM-9 and RM-9B
3.5.2.1
Minimum site area
334 m2
3.5.2.2
Maximum building height
10.7 m
3.5.2.3
Minimum front yard depth
4.9 m
3.5.2.4
Minimum side yard width
2.1 m
3.5.2.5
Minimum rear yard depth
1.2 m
3.5.2.6
Maximum site coverage for all buildings
55% of the site area
3.5.2.7
Maximum area of impermeable materials
75% of the site area
City of Vancouver
April 2025
Zoning and Development By-law
Page 19
RM-9 and RM-9B
Street
Lane
F
Front yard depth
Side yard width
Separation between
principal buildings
Site coverage
includes all shaded
areas
=
F Front yard
Property line
R Rear yard
S Side yard
+
S
S
Rear yard depth
Rear
building
Single
detached
house
Diagram: Building placement for 2 principal
buildings on a site
City of Vancouver
April 2025
Zoning and Development By-law
Page 20
RM-9 and RM-9B
3.6
Infill Single Detached House
Infill single detached house is subject to the following regulations.
3.6.1
Density and Floor Area
3.6.1.1
The maximum floor space ratio for the overall site is:
(a) 0.75 in the RM-9 district; and
(b) 0.70 in the RM-9B district,
except that the Director of Planning may increase the permitted floor space ratio to a maximum of 0.90, if
the Director of Planning considers the intent of this schedule, all applicable Council policies and guidelines,
and the submission of any advisory group, property owner or tenant.
3.6.2
Building Form and Placement
Regulations
RM-9 and RM-9B
3.6.2.1
Minimum site area
303 m2
3.6.2.2
Maximum building height
10.7 m
3.6.2.3
Minimum side yard width
1.2 m
3.6.2.4
Minimum rear yard depth
1.2 m
3.6.2.5
Maximum site coverage for all buildings
55% of the site area
3.6.2.6
Maximum area of impermeable materials
75% of the site area
Site Area
3.6.2.7
The Director of Planning may reduce the minimum site area if the lot was on record in the Land Title Office
prior to May 27, 2014 and if the Director of Planning considers the quality and liveability of the resulting
units, the impact on neighbouring properties, and the intent of this schedule and all applicable Council
policies and guidelines.
City of Vancouver
April 2025
Zoning and Development By-law
Page 21
RM-9 and RM-9B
Street
Lane
S
S
Rear yard depth
Side yard width
Property line
R Rear yard
S Side yard
Site coverage
=
+
Infill
Existing
residential
building
Diagram: Building placement for infill
City of Vancouver
April 2025
Zoning and Development By-law
Page 22
RM-9 and RM-9B
3.7
Multiple Conversion Dwelling
Multiple conversion dwelling is subject to the following regulations.
3.7.1
Density and Floor Area
3.7.1.1
The maximum floor space ratio is:
(a) 0.75 in the RM-9 district; and
(b) 0.70 in the RM-9B district,
except that the Director of Planning may increase the permitted floor space ratio to a maximum of 0.90 if
the Director of Planning considers the intent of this schedule, all applicable Council policies and guidelines,
and the submission of any advisory group, property owner or tenant.
3.7.2
Building Form and Placement
Regulations
RM-9 and RM-9B
3.7.2.1
Minimum site area
303 m2
3.7.2.2
Maximum building height
10.7 m
3.7.2.3
Minimum front yard depth
4.9 m
3.7.2.4
Minimum side yard width for multiple conversion dwelling
containing:
(a) 2 dwelling units
2.1 m
(b) more than 2 dwelling units
1.2 m
3.7.2.5
Minimum rear yard depth
7.6 m
3.7.2.6
Maximum site coverage for all buildings
55% of the site area
3.7.2.7
Maximum area of impermeable materials
75% of the site area
Site Area
3.7.2.8
Despite the minimum site area in section 3.7.2.1 above, there is no minimum site area for multiple
conversion dwelling containing 2 dwelling units that is the only building on the site.
City of Vancouver
April 2025
Zoning and Development By-law
Page 23
RM-9 and RM-9B
Street
Lane
F
S
S
Site coverage
=
F Front yard
Property line
R Rear yard
S Side yard
Rear yard depth
Front yard depth
Side yard width
Multiple
conversion
dwelling
Diagram: Building placement for multiple
conversion dwelling
City of Vancouver
April 2025
Zoning and Development By-law
Page 24
RM-9 and RM-9B
3.8
Seniors Supportive or Independent Living Housing
Seniors supportive or independent living housing is subject to the following regulations.
3.8.1
Density and Floor Area
3.8.1.1
The maximum floor space ratio is 0.75 in the RM-9 district, and 0.70 in the RM-9B district, except that, if
the Director of Planning considers the intent of this schedule, all applicable Council policies and guidelines,
and the submission of any advisory group, property owner or tenant, the Director of Planning may
increase:
(a) the permitted floor space ratio for seniors supportive or independent living housing developed as
secured market rental housing or social housing to a maximum of:
(i)
1.20 on sites with a minimum site frontage of 12.8 m,
(ii)
1.50 on sites with a minimum site frontage of 15.2 m, or
(iii) 2.00 on sites with a minimum site frontage of 27.4 m; or
(b) the permitted floor area by 1 m2 per amenity share or per affordable housing share provided to the
City at no cost to the City, to a maximum floor space ratio of:
(i)
1.20 on sites with a minimum site frontage of 12.8 m,
(ii)
1.50 on sites with a minimum site frontage of 15.2 m, or
(iii) 2.00 on sites with a minimum site frontage of 27.4 m.
3.8.1.2
Despite section 3.8.1.1(b) above, the maximum floor space ratio achievable as a result of the provision of
amenity shares or affordable housing shares must otherwise comply in all respects with this schedule and
this by-law.
3.8.2
Building Form and Placement
Regulations
RM-9 and RM-9B
3.8.2.1
Minimum site area
445 m2
3.8.2.2
Maximum building height
10.7 m
3.8.2.3
Minimum front yard depth
4.9 m
3.8.2.4
Minimum side yard width
2.1 m
3.8.2.5
Minimum rear yard depth
7.6 m
3.8.2.6
Maximum site coverage for all buildings
55% of the site area
City of Vancouver
April 2025
Zoning and Development By-law
Page 25
RM-9 and RM-9B
Regulations
RM-9 and RM-9B
3.8.2.7
Maximum area of impermeable materials
75% of the site area
Street
Lane
F
S
S
Site
coverage
=
F Front yard
Property line
R Rear yard
S Side yard
Rear yard depth
Front yard depth
Side yard width
Seniors supportive or
independent living housing
Diagram: Building placement for seniors
supportive or independent living housing
City of Vancouver
April 2025
Zoning and Development By-law
Page 26
RM-9 and RM-9B
3.9
Other Uses
Uses not regulated by sections 3.1 to 3.8 of this schedule are subject to the following regulations, except:
(a) single detached house or single detached house with secondary suite, as the only principal building
on the site, which are regulated by the R1-1 District Schedule; and
(b) laneway house, which is only permitted in combination with those uses described in section 3.9(a)
above.
3.9.1
Density and Floor Area
3.9.1.1
The maximum floor space ratio is:
(a) 0.75 in the RM-9 district; and
(b) 0.70 in the RM-9B district.
3.9.2
Building Form and Placement
Regulations
RM-9 and RM-9B
3.9.2.1
Maximum building height
10.7 m
3.9.2.2
Minimum front yard depth
4.9 m
3.9.2.3
Minimum side yard width
2.1 m
3.9.2.4
Minimum rear yard depth
7.6 m
3.9.2.5
Maximum site coverage for all buildings
55% of the site area
3.9.2.6
Maximum area of impermeable materials
75% of the site area
City of Vancouver
April 2025
Zoning and Development By-law
Page 27
RM-9 and RM-9B
Street
Lane
F
S
S
Rear yard depth
Front yard depth
Side yard width
Site coverage
=
F Front yard
Property line
R Rear yard
S Side yard
Other
uses
Diagram: Building placement for other uses
City of Vancouver
April 2025
Zoning and Development By-law
Page 28
RM-9 and RM-9B
4
GENERAL REGULATIONS
All uses in these districts, except single detached house or single detached house with secondary suite, as
the only principal building on the site, and laneway house, are subject to the following regulations.
4.1
Amenity Shares and Affordable Housing Shares
4.1.1
For the purposes of this schedule, amenity has the meaning set out in Schedule F: Affordable Housing
Share and Amenity Share Cost Schedule of this by-law.
4.1.2
For the purposes of this schedule, the cost of an amenity share or affordable housing share is the amount
specified per m2 in Schedule F: Affordable Housing and Amenity Share Cost Schedule of this by-law
for the RM-9 and RM-9B zoning districts.
4.2
Computation of Floor Area
4.2.1
Computation of floor area must include:
(a) all floors, including earthen floor, measured to the extreme outer limits of the building including
accessory buildings; and
(b) stairways, fire escapes, elevator shafts and other features that the Director of Planning considers
similar to the foregoing, measured by their gross cross-sectional areas and included in the
measurements for each floor at which they are located.
4.2.2
Computation of floor area must exclude:
(a) balconies and decks and any other appurtenances that the Director of Planning considers similar to
the foregoing, provided that the total area of these exclusions does not exceed 12% of the permitted
floor area for multiple dwelling and freehold rowhouse and 8% of the permitted floor area for all other
uses;
(b) patios and roof decks, if the Director of Planning considers the impact on privacy and overlook;
(c)
for multiple dwelling and freehold rowhouse, where floors are used for:
(i)
off-street parking and loading, those floors or portions thereof that are located underground,
provided that the maximum exclusion for a parking space does not exceed 7.3 m in length,
(ii)
bicycle storage located underground or, if located at or above base surface, contained in an
accessory building that complies with section 2.2.13 of this schedule, and
(iii) heating and mechanical equipment or uses that the Director of Planning considers similar to the
foregoing, any of which are located below the base surface;
(d) for dwelling uses other than multiple dwelling and freehold rowhouse, where floors are used for off-
street parking and loading, or bicycle storage in multiple conversion dwellings containing 3 or more
dwelling units, or uses that the Director of Planning considers similar to the foregoing:
City of Vancouver
April 2025
Zoning and Development By-law
Page 29
RM-9 and RM-9B
(i)
those floors or portions thereof not exceeding 7.3 m in length, which are located in an accessory
building that complies with section 2.2.12 of this schedule, or in an infill single detached house
located within 7.9 m of the ultimate rear property line, up to a maximum of 48 m2, or
(ii)
on sites with no developed secondary access, those floors or portions thereof not exceeding
7.3 m in length and minimum required manoeuvring aisle, which are located either in a principal
building, an accessory building, or an infill single detached house up to a maximum area that
the Director of Planning may determine, if the Director of Planning considers the intent of this
schedule and all applicable Council policies and guidelines;
(e) for non-dwelling uses, where floors are used for off-street parking and loading, heating and
mechanical equipment, or uses that the Director of Planning considers similar to the foregoing, those
floors or portions thereof not exceeding 7.3 m in length, which are located in an accessory building
located within 7.9 m of the ultimate rear property line, or underground;
(f)
amenity areas, including child day care facilities, recreation facilities and meeting rooms, to a
maximum of 10% of the total permitted floor area;
(g) areas of undeveloped floors that are located:
(i)
above the highest storey or partial storey, and to which there is no permanent means of access
other than a hatch, or
(ii)
adjacent to a storey or partial storey with a ceiling height of less than 1.2 m;
(h) floors located at or below finished grade with a ceiling height of less than 1.2 m;
(i)
for multiple dwelling and freehold rowhouse, all residential storage area above or below base surface,
except that if residential storage area above base surface exceeds 3.7 m² per dwelling unit, there will
be no exclusion for any of the residential storage area above base surface for that unit;
(j)
entries, porches and verandahs, and covered porches above the first storey if:
(i)
the side facing the street, rear property line, courtyard, park or school is open or protected by
guards that do not exceed the required minimum height,
(ii)
the total area of these exclusions, when combined with the balcony and deck exclusions under
section 4.2.2(a) above, does not exceed 16% of the permitted floor area for multiple dwelling
and freehold rowhouse, and 13% of the permitted floor area for all other uses, and
(iii) the ceiling height, excluding roof structures, of the total area being excluded does not exceed
3.1 m measured from the entry, porch or verandah floor;
(k)
above grade floor area built as open to below, designed in combination with venting skylights,
opening clerestory windows or other similar features that, in the opinion of the Director of Planning,
reduce energy consumption or improve natural light and ventilation to a maximum exclusion of 1% of
permitted floor area; and
(l)
unconditioned floor areas with a ceiling height or height to the underside of joists of less than 2.0 m,
located below the floors of entries, porches and verandahs complying with section 4.2.2(j) above, to
which there is no access from the interior of the building.
City of Vancouver
April 2025
Zoning and Development By-law
Page 30
RM-9 and RM-9B
4.3
Dwelling Unit Density: Calculation
4.3.1
Where the calculation of dwelling units per hectare results in a fractional number, the number must be
rounded down.
4.4
Yards: Projections and Measurement
4.4.1
For multiple dwelling and freehold rowhouse, portions of basement floor area directly below entries,
porches and verandahs may project up to 1.8 m into the required front yard.
4.5
Site Coverage and Impermeability: Measurement
4.5.1
The maximum area of impermeable materials includes site coverage for all buildings.
4.6
Access to Natural Light
4.6.1
Each habitable room must have at least 1 window on an exterior wall of a building.
4.6.2
For the purposes of section 4.6.1 above, habitable room means any room except a bathroom or kitchen.
City of Vancouver
April 2025
Zoning and Development By-law
Page 1
RM-9A
RM-9A
District Schedule
1
INTENT AND OVERVIEW
1.1
Intent
The intent of this schedule is to permit 4-storey apartments to provide a transition in residential
neighbourhoods between higher building forms and ground-oriented building forms. The emphasis
is on creating of a variety of dwelling unit sizes, including those appropriate for families with children.
Townhouses are only permitted in combination with an apartment building and on exceptionally deep sites.
Without limitation, applicable Council policies and guidelines for consideration include the RM-9, RM-9A
and RM-9B Guidelines.
1.2
Overview
The table below provides an overview of the outright and conditional approval uses in the RM-9A district,
categorized by the minimum site area required, where applicable. Applicable density, form and placement
regulations in section 3 of this schedule are cross-referenced in the third column.
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
445 m2
Apartment
3.1
Apartment, in combination with Townhouse
3.1
Seniors Supportive or Independent Living Housing
3.7
334 m2
Duplex or Duplex with Secondary Suite, in combination with
another principal building
3.3
Single Detached House or Single Detached House with
Secondary Suite, in combination with another principal building
3.4
303 m2
Triplex
3.2
Infill Single Detached House
3.5
Multiple Conversion Dwelling
3.6
--
Other uses in section 2.1 of this schedule
3.8
City of Vancouver
April 2025
Zoning and Development By-law
Page 2
RM-9A
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
Regulated
by the R1-1
District
Schedule
Single Detached House or Single Detached House with
Secondary Suite
Regulated by
the R1-1 District
Schedule
--
Laneway House
Regulated by
the R1-1 District
Schedule
2
USE REGULATIONS
2.1
Outright and Conditional Approval Uses
All outright and conditional approval uses are subject to all other provisions of this by-law, including
Section 2, Section 10 and Section 11, and compliance with the regulations of this schedule including
section 2.2.
The uses identified in the table below as outright approval uses are permitted in these districts and will be
issued a permit.
The uses identified in the table below as conditional approval uses may be approved in these districts by
the Director of Planning, with or without conditions, if the Director of Planning considers:
(a) the intent of this schedule and all applicable Council policies and guidelines; and
(b) the submission of any advisory group, property owner or tenant.
Uses are listed under their general land use category. Applicable use-specific regulations in section 2.2
of this schedule are cross-referenced in the third column. Cross-references to applicable use-specific
regulations are provided for information purposes only and do not form part of this by-law.
Use
Approval
Use-Specific
Regulations
Agricultural Uses
Urban Farm - Class A
Conditional
Cultural and Recreational Uses
Club
Conditional
Community Centre or Neighbourhood House
Conditional
Library, in combination with Community Centre
Conditional
Park or Playground
Conditional
City of Vancouver
April 2025
Zoning and Development By-law
Page 3
RM-9A
Use
Approval
Use-Specific
Regulations
Dwelling Uses
Apartment
Conditional
2.2.1
Apartment, in combination with Townhouse
Conditional
2.2.2
Duplex, in combination with another principal building
Conditional
Duplex with Secondary Suite, in combination with another principal
building
Conditional
2.2.3
Infill Single Detached House, in combination with the retention of a
building existing on the site prior to January 1, 1940
Conditional
Laneway House
Conditional
2.2.4
Mixed-Use Residential Building
Conditional
2.2.5
Multiple Conversion Dwelling, containing 2 dwelling units
Outright
2.2.6
Multiple Conversion Dwelling, not permitted as an outright approval
use and resulting from the conversion of a building existing as of
May 27, 2014
Conditional
2.2.7
Principal Dwelling Unit with Lock-Off Unit
Conditional
2.2.8
Seniors Supportive or Independent Living Housing
Conditional
Single Detached House
Outright
2.2.9
Single Detached House with Secondary Suite
Conditional
2.2.9
Single Detached House, in combination with another principal
building
Conditional
Single Detached House with Secondary Suite, in combination with
another principal building
Conditional
2.2.10
Triplex
Conditional
Institutional Uses
Ambulance Station
Conditional
Child Day Care Facility
Conditional
Church
Conditional
Community Care or Assisted Living Facility - Class A
Outright
2.2.11
Community Care or Assisted Living Facility - Class B
Conditional
Group Residence
Conditional
Hospital
Conditional
Public Authority Use, essential in these districts
Conditional
School - Elementary or Secondary
Conditional
Social Service Centre
Conditional
Retail Uses
Farmers' Market
Conditional
2.2.12
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April 2025
Zoning and Development By-law
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RM-9A
Use
Approval
Use-Specific
Regulations
Neighbourhood Grocery Store
Conditional
Public Bike Share
Conditional
Shared E-Scooter System
Conditional
Service Uses
Bed and Breakfast Accommodation
Conditional
Short Term Rental Accommodation
Conditional
Utility and Communication Uses
Public Utility
Conditional
uncategorized
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1, other than Multiple Dwelling
Outright
2.2.13
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1, other than Multiple Dwelling, and not permitted as an
outright approval use
Conditional
Accessory Buildings, customarily ancillary to Multiple Dwelling
Conditional
2.2.14
Accessory Uses, customarily ancillary to any outright approval use
listed in this section 2.1
Outright
2.2.15
Accessory Uses, customarily ancillary to any conditional approval
use listed in this section 2.1
Conditional
Deposition or extraction of material, which alters the configuration of
the land
Conditional
2.2
Use-Specific Regulations
2.2.1
The Director of Planning may permit more than 1 apartment building on a site if the Director of Planning
considers the intent of this schedule and all applicable Council policies and guidelines.
2.2.2
Apartment in combination with townhouse may be permitted on sites with a depth of 45.7 m or more, if
the townhouse is located at the rear of the site and if the Director of Planning considers the intent of this
schedule and all applicable Council policies and guidelines.
2.2.3
Duplex with secondary suite, in combination with another principal building, must have no more than 1
secondary suite for each dwelling unit.
2.2.4
Laneway house is subject to the R1-1 District Schedule and must be in combination with a single
detached house or single detached house with secondary suite, which is the only principal building on the
site.
2.2.5
The only non-dwelling use permitted in a mixed-use residential building is neighbourhood grocery store.
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April 2025
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RM-9A
2.2.6
Multiple conversion dwelling containing 2 dwelling units is permitted as an outright approval use if:
(a) there are no additions to the building;
(b) no housekeeping or sleeping units are created;
(c)
the development complies with sections 3.6.2.6, 3.6.2.7 and 4.5 of this schedule; and
(d) no development permit is issued until the requisite permits required by other by-laws that relate to
design, construction and safety of buildings are issuable.
2.2.7
Multiple conversion dwelling that is not permitted as an outright approval use, resulting from the conversion
of a building existing as of May 27, 2014, may be permitted as a conditional approval use if:
(a) the Director of Planning considers the quality and liveability of the resulting units, the suitability of
the building for conversion in terms of age and size, and the impact of the conversion on adjacent
properties;
(b) there are no additions to buildings constructed on or after January 1, 1940, except additions up to
5 m² used as exits;
(c)
no housekeeping or sleeping units are created; and
(d) there are no more than 3 dwelling units.
2.2.8
Principal dwelling unit with lock-off unit may be permitted only in a multiple dwelling and there may be
no more than 1 lock-off unit for every 3 principal dwelling units, except that the Director of Planning may
permit a higher ratio after considering the intent of this schedule and all applicable Council policies and
guidelines.
2.2.9
Where a single detached house or single detached house with secondary suite is the only principal
building on the site:
(a) it must comply with the R1-1 District Schedule; and
(b) the lot must have been on record in the Land Title Office prior to January 16, 2018.
2.2.10
Single detached house with secondary suite, in combination with another principal building, must have no
more than 1 secondary suite for each dwelling unit.
2.2.11
Community care or assisted living facility - class A is subject to the regulations, variations and relaxations
that apply to single detached house.
2.2.12
Farmers' market may be permitted if the Director of Planning considers the appropriateness of the use
with respect to compatibility with nearby sites, parking, traffic, noise, hours of operation, size of facility and
pedestrian amenity.
2.2.13
Accessory buildings customarily ancillary to any use listed in section 2.1 of this schedule, other than those
ancillary to multiple dwelling, are permitted as an outright approval use if:
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(a) no accessory building exceeds 3.7 m in height, measured to:
(i)
the highest point of a flat roof,
(ii)
the deck line of a mansard roof, or
(iii) the mean height between the
eaves and the ridge of a gable, hip
or gambrel roof,
provided that no portion of an accessory
building exceeds 4.6 m in building
height;
(b) all accessory buildings are located:
(i)
within 7.9 m of the ultimate rear
property line,
(ii)
at least 3.6 m from the ultimate
centre line of any rear or flanking
lane, and
(iii) at least 1.5 m from a flanking
street;
(c)
the total floor area of all accessory buildings,
measured to the extreme outer limits of the
building, does not exceed 48 m2;
(d) the combined width for all accessory buildings
does not exceed 80% of the width of the site at
the rear property line;
(e) the separation from any residential building is at least 3.7 m; and
(f)
roof decks and decks are not located on an accessory building.
2.2.14
Accessory buildings customarily ancillary to multiple dwelling may be permitted as a conditional approval
use if:
(a) no accessory building exceeds 3.7 m in height, measured to:
(i)
the highest point of a flat roof,
(ii)
the deck line of a mansard roof, or
(iii) the mean height between the eaves and the ridge of a gable, hip or gambrel roof,
except that no portion of an accessory building exceeds 4.6 m in building height;
(b) all accessory buildings are located:
Flanking street
CL
Street
Lane
F
S
S
Distance from
flanking street
CL Centre line
R Rear yard
S Side yard
F Front yard
Property line
Distance from ultimate
centre line of lane
Distance from ultimate
rear property line
Separation from
residential building
Principal
building
Accessory
building
Building width
Diagram: Building placement for accessory
buildings
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(i)
within 7.9 m of the ultimate rear property line,
(ii)
at least 3.6 m from the ultimate centre line of any rear or flanking lane, and
(iii) at least 1.5 m from a flanking street;
(c)
the total floor area of all accessory buildings, measured to the extreme outer limits of the building,
does not exceed 48 m2, except that the Director of Planning may increase the total floor area of all
accessory buildings to a maximum of 24 m2 for each dwelling unit, not including lock-off units, if the
Director of Planning considers the intent of this schedule and all applicable Council policies and
guidelines;
(d) the building width for all accessory buildings does not exceed 30% of the width of the site at the
rear property line, except that the Director of Planning may increase the maximum building width up
to 80%, if the Director of Planning considers the intent of this schedule and all applicable Council
policies and guidelines;
(e) the separation from any residential building is at least 3.7 m; and
(f)
roof decks and decks are not located on an accessory building.
2.2.15
Accessory parking spaces customarily ancillary to any outright approval use listed in section 2.1 above
must comply with the provisions of section 2.2.13(b) above.
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3
DENSITY, FORM AND PLACEMENT REGULATIONS
This section contains density, form and placement regulations organized by use.
3.1
Apartment and Apartment in Combination with Townhouse
Apartment and apartment in combination with townhouse are subject to the following regulations.
3.1.1
Density and Floor Area
3.1.1.1
The maximum floor space ratio is 0.70, except that, if the Director of Planning considers the intent of
this schedule, all applicable Council policies and guidelines, and the submission of any advisory group,
property owner or tenant, the Director of Planning may increase:
(a) the permitted floor space ratio for apartment or townhouse developed as secured market rental
housing or social housing to a maximum of:
(i)
1.20 on sites with a site frontage less than 15.2 m and where the development site consists of
locked in lots,
(ii)
1.50 on sites with a minimum site frontage of 15.2 m,
(iii) 1.75 on sites with a minimum site frontage of 15.2 m and located on a corner site, or
(iv) 2.00 on sites with a minimum site frontage of 27.4 m; or
(b) the permitted floor area by 1 m2 per amenity share or per affordable housing share provided to the
City at no cost to the City, to a maximum floor space ratio of:
(i)
1.20 on sites with a site frontage less than 15.2 m and where the development site consists of
locked in lots,
(ii)
1.50 on sites with a minimum site frontage of 15.2 m,
(iii) 1.75 on sites with a minimum site frontage of 15.2 m and located on a corner site, or
(iv) 2.00 on sites with a minimum site frontage of 27.4 m.
3.1.1.2
Despite section 3.1.1.1(b) above, the maximum floor space ratio achievable as a result of the provision of
amenity shares or affordable housing shares must otherwise comply in all respects with this schedule and
this by-law.
3.1.1.3
The total number of dwelling units, excluding lock-off units, must not exceed:
(a) 100 units per hectare of site area where the floor space ratio does not exceed 0.90;
(b) 132 units per hectare of site area where the floor space ratio exceeds 0.90 and does not exceed 1.20;
or
(c)
140 units per hectare of site area where the floor space ratio exceeds 1.20.
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3.1.1.4
Despite section 3.1.1.3(c) above, the Director of Planning may permit an increase to the dwelling unit
density provided that the total number of dwelling units on a site, excluding lock-off units, does not exceed:
(a) 180 units per hectare of site area where the floor space ratio exceeds 1.20 and does not exceed 1.75;
or
(b) 240 units per hectare of site area where the floor space ratio exceeds 1.75.
3.1.2
Building Form and Placement
Regulations
RM-9A
3.1.2.1
Minimum site area
445 m2
3.1.2.2
Minimum site frontage
15.2 m
3.1.2.3
Maximum site frontage
50.0 m
3.1.2.4
Maximum building height for:
(a) apartment
13.7 m and 4 storeys
(b) townhouse
10.7 m and 3 storeys
3.1.2.5
Minimum front yard depth
3.7 m
3.1.2.6
Minimum side yard width
2.1 m
3.1.2.7
Minimum rear yard depth for:
(a) apartment
3.7 m
(b) apartment in combination with townhouse
1.2 m
3.1.2.8
Maximum site coverage for all buildings
55% of the site area
3.1.2.9
Maximum area of impermeable materials
75% of the site area
3.1.2.10 Minimum separation between buildings located on a site frontage
and rear buildings
7.3 m
Discretion to Vary Other Regulations
3.1.2.11 If the Director of Planning considers the intent of this schedule and all applicable Council policies and
guidelines, the Director of Planning may vary:
(a) the minimum site area;
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(b) the minimum site frontage for a locked in
lot;
(c)
the maximum site frontage;
(d) the maximum building height for a
rear building to a height not exceeding
12.2 m and 4 storeys;
(e) the minimum front yard depth;
(f)
the minimum side yard width;
(g) the minimum rear yard depth to a
minimum of 1.2 m for apartment;
(h) the maximum site coverage;
(i)
the maximum area of impermeable
materials for developments providing
underground parking; and
(j)
the minimum separation between a
building located on a site frontage and a
rear building.
Street
Lane
C
R
F
S
S
Site coverage
includes all
shaded areas
F Front yard
Property line
C Courtyard
R Rear yard
S Side yard
+
=
Front yard depth
Rear yard depth
Side yard width
Separation between
buildings
Apartment
building
Townhouse
building
Diagram: Building placement for apartment in
combination with townhouse
Street
Lane
Separation between
buildings
Townhouse
Apartment
Diagram: Apartment in combination with
townhouse
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April 2025
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3.2
Triplex
Triplex is subject to the following regulations.
3.2.1
Density and Floor Area
3.2.1.1
The maximum floor space ratio is 0.70, except that on sites with a site frontage less than 12.8 m, the
Director of Planning may increase:
(a) the permitted floor space ratio for triplex developed as secured market rental housing or social
housing, to a maximum of 0.90; or
(b) the permitted floor area by 1 m2 per amenity share or per affordable housing share provided to the
City at no cost to the City, to a maximum floor space ratio of 0.90,
if the Director of Planning considers the intent of this schedule, all applicable Council policies and
guidelines, and the submission of any advisory group, property owner or tenant.
3.2.1.2
Despite section 3.2.1.1(b) above, the maximum floor space ratio achievable as a result of the provision of
amenity shares or affordable housing shares must otherwise comply in all respects with this schedule and
this by-law.
3.2.1.3
The total number of dwelling units on a site, excluding lock-off units, must not exceed 100 units per hectare
of site area.
3.2.2
Building Form and Placement
Regulations
RM-9A
3.2.2.1
Minimum site area
303 m2
3.2.2.2
Maximum building height
10.7 m
3.2.2.3
Minimum front yard depth
3.7 m
3.2.2.4
Minimum side yard width
1.2 m
3.2.2.5
Minimum rear yard depth
7.6 m
3.2.2.6
Maximum site coverage for all buildings
55% of the site area
3.2.2.7
Maximum area of impermeable materials
75% of the site area
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Site Area
3.2.2.8
The Director of Planning may reduce the
minimum site area if the lot was on record in
the Land Title Office prior to May 27, 2014,
and if the Director of Planning considers the
quality and liveability of the resulting units,
the impact on neighbouring properties, and
the intent of this schedule and all applicable
Council policies and guidelines.
Discretion to Vary Other Regulations
3.2.2.9
If the Director of Planning considers the intent
of this schedule and all applicable Council
policies and guidelines, the Director of
Planning may vary:
(a) the minimum front yard depth;
(b) the minimum rear yard depth to a
minimum of 1.2 m; and
(c)
the maximum site coverage.
Street
Lane
F
S
S
Rear yard depth
Front yard depth
Side yard width
Site coverage
=
F Front yard
Property line
R Rear yard
S Side yard
Triplex
Diagram: Building placement for triplex
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3.3
Duplex in Combination with Another Principal Building and Duplex with
Secondary Suite in Combination with Another Principal Building
Duplex or duplex with secondary suite, in combination with another principal building, are subject to the
following regulations.
3.3.1
Density and Floor Area
3.3.1.1
The maximum floor space ratio is 0.70.
3.3.2
Building Form and Placement
Regulations
RM-9A
3.3.2.1
Minimum site area
334 m2
3.3.2.2
Maximum building height
10.7 m
3.3.2.3
Minimum front yard depth
3.7 m
3.3.2.4
Minimum side yard width
2.1 m
3.3.2.5
Minimum rear yard depth
1.2 m
3.3.2.6
Maximum site coverage for all buildings
55% of the site area
3.3.2.7
Maximum area of impermeable materials
75% of the site area
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Street
Lane
F
S
S
Rear yard depth
Front yard depth
Side yard width
Site coverage
includes all shaded
areas
=
F Front yard
Property line
R Rear yard
S Side yard
+
Rear
building
Duplex
Diagram: Building placement for 2 principal
buildings on a site
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RM-9A
3.4
Single Detached House in Combination with Another Principal Building
and Single Detached House with Secondary Suite in Combination with
Another Principal Building
Single detached house or single detached house with secondary suite, in combination with another
principal building, are subject to the following regulations.
3.4.1
Density and Floor Area
3.4.1.1
The maximum floor space ratio is 0.70.
3.4.2
Building Form and Placement
Regulations
RM-9A
3.4.2.1
Minimum site area
334 m2
3.4.2.2
Maximum building height
10.7 m
3.4.2.3
Minimum front yard depth
3.7 m
3.4.2.4
Minimum side yard width
2.1 m
3.4.2.5
Minimum rear yard depth
1.2 m
3.4.2.6
Maximum site coverage for all buildings
55% of the site area
3.4.2.7
Maximum area of impermeable materials
75% of the site area
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Street
Lane
F
Front yard depth
Side yard width
Site coverage
includes all shaded
areas
=
F Front yard
Property line
R Rear yard
S Side yard
+
S
S
Rear yard depth
Rear
building
Single
detached
house
Diagram: Building placement for 2 principal
buildings on a site
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April 2025
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RM-9A
3.5
Infill Single Detached House
Infill single detached house is subject to the following regulations.
3.5.1
Density and Floor Area
3.5.1.1
The maximum floor space ratio is 0.70 for the overall site, except that the Director of Planning may
increase the permitted floor space ratio to a maximum of 0.90, if the Director of Planning considers the
intent of this schedule, all applicable Council policies and guidelines, and the submission of any advisory
group, property owner or tenant.
3.5.2
Building Form and Placement
Regulations
RM-9A
3.5.2.1
Minimum site area
303 m2
3.5.2.2
Maximum building height
10.7 m
3.5.2.3
Minimum side yard width
1.2 m
3.5.2.4
Minimum rear yard depth
1.2 m
3.5.2.5
Maximum site coverage for all buildings
55% of the site area
3.5.2.6
Maximum area of impermeable materials
75% of the site area
Site Area
3.5.2.7
The Director of Planning may reduce the
minimum site area if the lot was on record in
the Land Title Office prior to May 27, 2014
and if the Director of Planning considers the
quality and liveability of the resulting units,
the impact on neighbouring properties, and
the intent of this schedule and all applicable
Council policies and guidelines.
Street
Lane
S
S
Rear yard depth
Side yard width
Property line
R Rear yard
S Side yard
Site coverage
=
+
Infill
Existing
residential
building
Diagram: Building placement for infill
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3.6
Multiple Conversion Dwelling
Multiple conversion dwelling is subject to the following regulations.
3.6.1
Density and Floor Area
3.6.1.1
The maximum floor space ratio is 0.70, except that the Director of Planning may increase the permitted
floor space ratio to a maximum of 0.90, if the Director of Planning considers the intent of this schedule, all
applicable Council policies and guidelines, and the submission of any advisory group, property owner or
tenant.
3.6.2
Building Form and Placement
Regulations
RM-9A
3.6.2.1
Minimum site area
303 m2
3.6.2.2
Maximum building height
10.7 m
3.6.2.3
Minimum front yard depth
3.7 m
3.6.2.4
Minimum side yard width for multiple conversion dwelling
containing:
(a) 2 dwelling units
2.1 m
(b) more than 2 dwelling units
1.2 m
3.6.2.5
Minimum rear yard depth
7.6 m
3.6.2.6
Maximum site coverage for all buildings
55% of the site area
3.6.2.7
Maximum area of impermeable materials
75% of the site area
Site Area
3.6.2.8
Despite the minimum site area in section 3.6.2.1 above, there is no minimum site area requirement for
multiple conversion dwelling having 2 dwelling units that is the only building on the site.
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Street
Lane
F
S
S
Site coverage
=
F Front yard
Property line
R Rear yard
S Side yard
Rear yard depth
Front yard depth
Side yard width
Multiple
conversion
dwelling
Diagram: Building placement for multiple
conversion dwelling
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3.7
Seniors Supportive or Independent Living Housing
Seniors supportive or independent living housing is subject to the following regulations.
3.7.1
Density and Floor Area
3.7.1.1
The maximum floor space ratio is 0.70, except that if the Director of Planning considers the intent of
this schedule, all applicable Council policies and guidelines, and the submission of any advisory group,
property owner or tenant, the Director of Planning may increase:
(a) the permitted floor space ratio for seniors supportive or independent living housing developed as
secured market rental housing or social housing to a maximum of:
(i)
1.20 on sites with a site frontage less than 15.2 m and where the development site consists of
locked in lots,
(ii)
1.50 on sites with a minimum site frontage of 15.2 m,
(iii) 1.75 on sites with a minimum site frontage of 15.2 m and located on a corner site, or
(iv) 2.00 on sites with a minimum site frontage of 27.4 m; or
(b) the permitted floor area by 1 m2 per amenity share or per affordable housing share provided to the
City at no cost to the City, to a maximum floor space ratio of:
(i)
1.20 on sites with a site frontage less than 15.2 m and where the development site consists of
locked in lots,
(ii)
1.50 on sites with a minimum site frontage of 15.2 m,
(iii) 1.75 on sites with a minimum site frontage of 15.2 m and located on a corner site, or
(iv) 2.00 on sites with a minimum site frontage of 27.4 m.
3.7.1.2
Despite section 3.7.1.1(b) above, the maximum floor space ratio achievable as a result of the provision of
amenity shares or affordable housing shares must otherwise comply in all respects with this schedule and
this by-law.
3.7.2
Building Form and Placement
Regulations
RM-9A
3.7.2.1
Minimum site area
445 m2
3.7.2.2
Maximum building height
10.7 m
3.7.2.3
Minimum front yard depth
3.7 m
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RM-9A
Regulations
RM-9A
3.7.2.4
Minimum side yard width
2.1 m
3.7.2.5
Minimum rear yard depth
7.6 m
3.7.2.6
Maximum site coverage for all buildings
55% of the site area
3.7.2.7
Maximum area of impermeable materials
75% of the site area
Street
Lane
F
S
S
Site
coverage
=
F Front yard
Property line
R Rear yard
S Side yard
Rear yard depth
Front yard depth
Side yard width
Seniors supportive or
independent living housing
Diagram: Building placement for seniors
supportive or independent living housing
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3.8
Other Uses
Uses not regulated by sections 3.1 to 3.7 of this schedule are subject to the following regulations, except:
(a) single detached house or single detached house with secondary suite, as the only principal building
on the site, which are regulated by the R1-1 District Schedule; and
(b) laneway house, which is only permitted in combination with those uses described in section 3.8(a)
above.
3.8.1
Density and Floor Area
3.8.1.1
The maximum floor space ratio is 0.70.
3.8.2
Building Form and Placement
Regulations
RM-9A
3.8.2.1
Maximum building height
10.7 m
3.8.2.2
Minimum front yard depth
3.7 m
3.8.2.3
Minimum side yard width
2.1 m
3.8.2.4
Minimum rear yard depth
7.6 m
3.8.2.5
Maximum site coverage for all buildings
55% of the site area
3.8.2.6
Maximum area of impermeable materials
75% of the site area
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Street
Lane
F
S
S
Rear yard depth
Front yard depth
Side yard width
Site coverage
=
F Front yard
Property line
R Rear yard
S Side yard
Principal
building
Diagram: Building placement for other uses
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4
GENERAL REGULATIONS
All uses in these districts, except single detached house or single detached house with secondary suite, as
the only principal building on the site, and laneway house, are subject to the following regulations.
4.1
Amenity Shares and Affordable Housing Shares
4.1.1
For the purposes of this schedule, amenity has the meaning set out in Schedule F: Affordable Housing
Share and Amenity Share Cost Schedule of this by-law.
4.1.2
For the purposes of this schedule, the cost of an amenity share or affordable housing share is the amount
specified per m2 in Schedule F: Affordable Housing and Amenity Share Cost Schedule of this by-law
for the RM-9A zoning district.
4.2
Computation of Floor Area
4.2.1
Computation of floor area must include:
(a) all floors, including earthen floor, to be measured to the extreme outer limits of the building, including
accessory buildings; and
(b) stairways, fire escapes, elevator shafts and other features that the Director of Planning considers
similar to the foregoing, measured by their gross cross-sectional areas and included in the
measurements for each floor at which they are located.
4.2.2
Computation of floor area must exclude:
(a) balconies and decks, and any other appurtenances that the Director of Planning considers similar to
the foregoing, provided that the total area of these exclusions does not exceed 12% of the permitted
floor area for multiple dwelling and 8% of the permitted floor area for all other uses;
(b) patios and roof decks, if the Director of Planning considers the impact on privacy and overlook;
(c)
for multiple dwelling, where floors are used for:
(i)
off-street parking and loading, those floors or portions thereof that are located underground,
provided that the maximum exclusion for a parking space does not exceed 7.3 m in length,
(ii)
bicycle storage located underground or, if located at or above base surface, contained in an
accessory building that complies with section 2.2.14 of this schedule, and
(iii) heating and mechanical equipment, or uses that the Director of Planning considers similar to the
foregoing, any of which are located below the base surface;
(d) for dwelling uses other than multiple dwelling, where floors are used for off-street parking and loading,
or bicycle storage in multiple conversion dwellings containing 3 or more dwelling units, or uses that
the Director of Planning considers similar to the foregoing:
City of Vancouver
April 2025
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RM-9A
(i)
those floors or portions thereof not exceeding 7.3 m in length, which are located in an accessory
building that complies with section 2.2.13 of this schedule, or in an infill single detached house
or principal building located within 7.9 m of the ultimate rear property line, up to a maximum of
48 m2, or
(ii)
on sites with no developed secondary access, those floors or portions thereof not exceeding
7.3 m in length and minimum required manoeuvring aisle, which are located either in a principal
building, an accessory building, or an infill single detached house up to a maximum area that
the Director of Planning may determine, if the Director of Planning considers the intent of this
schedule and all applicable Council policies and guidelines;
(e) for non-dwelling uses, where floors are used for off-street parking and loading, heating and
mechanical equipment, or uses that the Director of Planning considers similar to the foregoing, those
floors or portions thereof not exceeding 7.3 m in length, which are located in an accessory building
located within 7.9 m of the ultimate rear property line, or underground;
(f)
amenity areas, including child day care facilities, recreation facilities and meeting rooms, to a
maximum of 10% of the total permitted floor area;
(g) areas of undeveloped floors that are located:
(i)
above the highest storey or partial storey, and to which there is no permanent means of access
other than a hatch, or
(ii)
adjacent to a storey or partial storey with a ceiling height of less than 1.2 m;
(h) floors located at or below finished grade with a ceiling height of less than 1.2 m;
(i)
for multiple dwelling, all residential storage area above or below base surface, except that if
residential storage area above base surface exceeds 3.7 m² per dwelling unit, there will be no
exclusion for any of the residential storage area above base surface for that unit;
(j)
entries, porches and verandahs, and covered porches above the first storey if:
(i)
the side facing the street, rear property line, courtyard, park or school is open or protected by
guards that do not exceed the required minimum height,
(ii)
the total area of these exclusions, when combined with the balcony and deck exclusions under
section 4.2.2(a) above, does not exceed 16% of the permitted floor area for multiple dwelling,
and 13% of the permitted floor area for all other uses, and
(iii) the ceiling height, excluding roof structures, of the total area being excluded does not exceed
3.1 m measured from the entry, porch or verandah floor;
(k)
above grade floor area built as open to below, designed in combination with venting skylights,
opening clerestory windows or other similar features that, in the opinion of the Director of Planning,
reduce energy consumption or improve natural light and ventilation to a maximum exclusion of 1% of
permitted floor area; and
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April 2025
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RM-9A
(l)
unconditioned floor areas with a ceiling height or height to the underside of joists of less than
2.0 m located below the floors of entries, porches and verandahs complying with section 4.2.2(j)
above, to which there is no access from the interior of the building.
4.3
Dwelling Unit Density: Calculation
4.3.1
Where the calculation of dwelling units per hectare results in a fractional number, the number must be
rounded down.
4.4
Yards: Projections and Measurement
4.4.1
For multiple dwelling, portions of basement floor area directly below entries, porches and verandahs may
project up to 1.8 m into the required front yard.
4.5
Site Coverage and Impermeability: Measurement
4.5.1
The maximum area of impermeable materials includes site coverage for all buildings.
4.6
Access to Natural Light
4.6.1
Each habitable room must have at least 1 window on an exterior wall of a building.
4.6.2
For the purposes of section 4.6.1 above, habitable room means any room except a bathroom or kitchen.
City of Vancouver
September 2025
Zoning and Development By-law
Page 1
RM-10
RM-10
District Schedule
1
INTENT AND OVERVIEW
1.1
Intent
The intent of this schedule is to encourage development of apartments up to 6 storeys. Townhouses are
encouraged at the rear of sites where lot depth is sufficient. Triplexes may be developed on sites that
are not large enough for an apartment. Emphasis is on dwelling units that are varied in size, composition
and tenure, including those suitable for families with children. Common and private outdoor spaces
are required for apartments and townhouses. These districts seek to foster compact, multiple dwelling
neighbourhoods, with additional allowances to enable small-scale, neighbourhood-serving retail and
services located on the ground floor of buildings.
Without limitation, applicable Council policies and guidelines for consideration include the RM-10
Guidelines.
1.2
Overview
The table below provides an overview of the outright and conditional approval uses in the RM-10 district,
categorized by the minimum site area required, where applicable. Applicable density, form and placement
regulations in section 3 of this schedule are cross-referenced in the third column.
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
855 m2
Apartment
3.1
Apartment, in combination with Townhouse
3.2
Mixed-Use Residential Building
3.1
Mixed-Use Residential Building, in combination with Townhouse
3.2
Seniors Supportive or Independent Living Housing
3.4
285 m2
Triplex
3.3
--
Other uses in section 2.1 of this schedule
3.5
City of Vancouver
September 2025
Zoning and Development By-law
Page 2
RM-10
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
Regulated
by the RT-5
District
Schedule
Duplex, lawfully existing as of January 31, 2018
Regulated by
the RT-5 District
Schedule
Regulated
by the R1-1
District
Schedule
Single Detached House or Single Detached House with
Secondary Suite, lawfully existing as of January 31, 2018
Regulated by
the R1-1 District
Schedule
--
Laneway House, lawfully existing as of January 31, 2018
Subject to the
R1-1 District
Schedule
2
USE REGULATIONS
2.1
Outright and Conditional Approval Uses
All outright and conditional approval uses are subject to all other provisions of this by-law, including
Section 2, Section 10 and Section 11, and compliance with the regulations of this schedule including
section 2.2.
The uses identified in the table below as outright approval uses are permitted in these districts and will be
issued a permit.
The uses identified in the table below as conditional approval uses may be approved in these districts by
the Director of Planning, with or without conditions, if the Director of Planning considers:
(a) the intent of this schedule and all applicable Council policies and guidelines; and
(b) the submission of any advisory group, property owner or tenant.
Uses are listed under their general land use category. Applicable use-specific regulations in section 2.2
of this schedule are cross-referenced in the third column. Cross-references to applicable use-specific
regulations are provided for information purposes only and do not form part of this by-law.
Use
Approval
Use-Specific
Regulations
Agricultural Uses
Urban Farm - Class A
Conditional
Cultural and Recreational Uses
Artist Studio - Class A
Conditional
2.2.1
Club
Conditional
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September 2025
Zoning and Development By-law
Page 3
RM-10
Use
Approval
Use-Specific
Regulations
Community Centre or Neighbourhood House
Conditional
Library, in combination with Community Centre
Conditional
Park or Playground
Conditional
Plaza
Conditional
Dwelling Uses
Apartment
Conditional
2.2.2
Apartment, in combination with Townhouse
Conditional
2.2.2, 2.2.4
Duplex, lawfully existing as of January 31, 2018
Outright
2.2.5
Infill, in combination with the retention of a building existing on the
site as of January 1, 1940
Conditional
Laneway House, lawfully existing as of January 31, 2018
Conditional
Mixed-Use Residential Building
Conditional
2.2.2, 2.2.6
Mixed-Use Residential Building, in combination with Townhouse
Conditional
2.2.2, 2.2.4
Multiple Conversion Dwelling, containing 2 dwelling units
Outright
2.2.7
Multiple Conversion Dwelling, not permitted as an outright approval
use and resulting from the conversion of a building existing on the
site as of January 31, 2018
Conditional
2.2.8
Principal Dwelling Unit with Lock-Off Unit
Conditional
2.2.3
Residential Unit associated with and forming an integral part of an
Artist Studio
Conditional
Seniors Supportive or Independent Living Housing
Conditional
Single Detached House, lawfully existing as of January 31, 2018
Outright
2.2.9
Single Detached House with Secondary Suite, lawfully existing as of
January 31, 2018
Conditional
2.2.9
Triplex
Outright
Institutional Uses
Ambulance Station
Conditional
Child Day Care Facility
Conditional
Church
Conditional
Community Care or Assisted Living Facility - Class A
Outright
2.2.10
Community Care or Assisted Living Facility - Class B
Conditional
Group Residence
Conditional
Hospital
Conditional
Public Authority Use, essential in these districts
Conditional
School - Elementary or Secondary
Conditional
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September 2025
Zoning and Development By-law
Page 4
RM-10
Use
Approval
Use-Specific
Regulations
Social Service Centre
Conditional
Office Uses
Health Care Office
Conditional
Temporary Sales Office
Conditional
Retail Uses
Farmers' Market
Conditional
2.2.11
Neighbourhood Grocery Store
Conditional
2.2.1
Public Bike Share
Conditional
Retail Store
Conditional
2.2.1
Shared E-Scooter System
Conditional
Service Uses
Barber Shop or Beauty Salon
Conditional
Beauty and Wellness Centre
Conditional
Short Term Rental Accommodation
Conditional
Utility and Communication Uses
Public Utility
Conditional
uncategorized
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1
Outright
2.2.12
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1 and not permitted as an outright approval use
Conditional
Accessory Uses, customarily ancillary to any outright approval use
listed in this section 2.1
Outright
2.2.13
Accessory Uses, customarily ancillary to any conditional approval
use listed in this section 2.1
Conditional
Live-Work Use
Conditional
2.2.1
Deposition or extraction of material, which alters the configuration of
the land
Conditional
2.2
Use-Specific Regulations
2.2.1
The following uses may be permitted only in a mixed-use residential building:
(a) artist studio - class A;
(b) live-work use;
(c)
neighbourhood grocery store; and
(d) retail store.
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September 2025
Zoning and Development By-law
Page 5
RM-10
2.2.2
In an apartment, townhouse or mixed-use residential building:
(a) a minimum of 25% of the total dwelling units must be 2-bedroom units;
(b) a minimum of 10% of the total dwelling units must be 3-bedroom units;
(c)
a minimum of 50% of the 2- and 3-bedroom units must be within the first 3 floors of the building;
(d) private open space must be directly accessible from the unit; and
(e) a common outdoor area must be provided in an appropriate location so that it could be developed as
a children's play area,
except that the Director of Planning may vary the distribution and location of units, provided that no less
than 35% of the total dwelling units are 2- or 3-bedroom units, and the Director of Planning considers the
intent of this schedule and all applicable Council policies and guidelines.
2.2.3
Principal dwelling unit with lock-off unit may be permitted only in a multiple dwelling or mixed-use
residential building and there may be no more than 1 lock-off unit for every 3 principal dwelling units,
except that the Director of Planning may permit a higher ratio after considering the intent of this schedule
and all applicable Council policies and guidelines.
2.2.4
On sites with a depth of 39.6 m or more, apartment in combination with townhouse or mixed-use
residential building in combination with townhouse may be permitted if the townhouse is located at the rear
of the site and if the Director of Planning considers the intent of this schedule and all applicable Council
policies and guidelines.
2.2.5
Duplex lawfully existing as of January 31, 2018 must comply with the RT-5 District Schedule.
2.2.6
The only non-dwelling uses permitted in a mixed-use residential building are:
(a) artist studio - class A;
(b) live-work use;
(c)
neighbourhood grocery store; and
(d) retail store.
2.2.7
Multiple conversion dwelling containing 2 dwelling units is permitted as an outright approval use if:
(a) there are no additions to the building;
(b) no housekeeping or sleeping units are created;
(c)
the development complies with sections 3.5.2.5, 3.5.2.6 and 4.3 of this schedule; and
(d) no development permit is issued until the requisite permits required by other by-laws that relate to
design, construction and safety of buildings are issuable.
City of Vancouver
September 2025
Zoning and Development By-law
Page 6
RM-10
2.2.8
Multiple conversion dwelling that is not permitted as an outright approval use, resulting from the conversion
of a building existing as of January 31, 2018, may be permitted as a conditional approval use if:
(a) the Director of Planning considers the quality and liveability of the resulting units, the suitability of
the building for conversion in terms of age and size, and the impact of the conversion on adjacent
properties; and
(b) no housekeeping or sleeping units are created.
2.2.9
Single detached house or single detached house with secondary suite, lawfully existing as of January 31,
2018, must comply with the R1-1 District Schedule.
2.2.10
Community care or assisted living facility - class A is subject to the regulations, variations and relaxations
that apply to single detached house.
2.2.11
Farmers' market may be permitted if the Director of Planning considers the appropriateness of the use
with respect to compatibility with nearby sites, regarding parking, traffic, noise, hours of operation, size of
facility and pedestrian amenity.
2.2.12
Accessory buildings customarily ancillary to
any of the uses listed in section 2.1 of this
schedule are permitted as an outright
approval use if:
(a) no accessory building exceeds 3.7 m in
height, measured to:
(i)
the highest point of a flat roof,
(ii)
the deck line of a mansard roof, or
(iii) the mean height between the
eaves and the ridge of a gable, hip
or gambrel roof,
provided that no portion of an accessory
building exceeds 4.6 m in building
height;
(b) all accessory buildings are located:
(i)
within 7.9 m of the ultimate rear
property line, and
(ii)
at least 3.6 m from the ultimate
centre line of any rear or flanking
lane, and
(iii) at least 1.5 m from a flanking
street;
Flanking street
CL
Street
Lane
F
S
S
Distance from
flanking street
CL Centre line
R Rear yard
S Side yard
F Front yard
Property line
Distance from ultimate
centre line of lane
Distance from ultimate
rear property line
Separation from
residential building
Principal
building
Accessory
building
Building width
Diagram: Building placement for accessory
buildings
City of Vancouver
September 2025
Zoning and Development By-law
Page 7
RM-10
(c)
the total floor area of all accessory buildings, measured to the extreme outer limits of the building,
does not exceed 48 m²;
(d) the combined building width for all accessory buildings does not exceed 80% of the width of the site
at the rear property line;
(e) the separation from any residential dwelling is at least 3.7 m; and
(f)
roof decks and decks are not located on an accessory building.
2.2.13
Accessory parking spaces must comply with the provisions of section 2.2.12(b) above.
City of Vancouver
September 2025
Zoning and Development By-law
Page 8
RM-10
3
DENSITY, FORM AND PLACEMENT REGULATIONS
This section contains density, form and placement regulations organized by use.
3.1
Apartment and Mixed-Use Residential Building
Apartment and mixed-use residential building are subject to the following regulations.
3.1.1
Density and Floor Area
3.1.1.1
The maximum floor space ratio is 0.90, except that the Director of Planning may increase:
(a) the permitted floor space ratio to a maximum of:
(i)
2.40 on sites with a minimum frontage of 30.0 m and a minimum site area of 855 m2, or
(ii)
2.60 on sites with a minimum frontage of 40.0 m and a minimum site area of 1,115 m2,
where 100% of the residential floor area is either developed as secured market rental housing, or as
social housing, if the Director of Planning considers the intent of this schedule, all applicable Council
policies and guidelines, and the submission of any advisory group, property owner or tenant;
(b) the permitted floor area by 1 m2 per amenity share or per affordable housing share provided to the
City at no cost to the City, to a maximum floor space ratio of:
(i)
2.40 on sites with a minimum frontage of 30.0 m, and a minimum site area of 855 m2, or
(ii)
2.60 on sites with a minimum frontage of 40.0 m, and a minimum site area of 1,115 m2,
if the Director of Planning considers the intent of this schedule, all applicable Council policies and
guidelines, and the submission of any advisory group, property owner or tenant;
(c)
the permitted floor space ratio to a maximum of 2.00 on sites with a frontage greater than 15.0 m and
less than 30.0 m and a minimum site area of 557 m2, where the Director of Planning considers the
development site to consist of locked in lots and 100% of the residential floor area is either developed
as secured market rental housing, or as social housing, if the Director of Planning considers the intent
of this schedule, all applicable Council policies and guidelines, and the submission of any advisory
group, property owner or tenant; and
(d) the permitted floor area by 1 m2 per amenity share or per affordable housing share provided to the
City at no cost to the City to a maximum floor space ratio of 2.00 on sites with a frontage greater
than 15.0 m and less than 30.0 m and a minimum site area of 557 m2, where the Director of Planning
considers the development site to consist of locked in lots, if the Director of Planning considers the
intent of this schedule, all applicable Council policies and guidelines, and the submission of any
advisory group, property owner or tenant.
3.1.1.2
Despite sections 3.1.1.1(b) and 3.1.1.1(d) above, the maximum floor space ratio achievable as the result
of the provision of amenity shares or affordable housing shares must otherwise comply in all respects with
this schedule and this by-law.
City of Vancouver
September 2025
Zoning and Development By-law
Page 9
RM-10
3.1.2
Building Form and Placement
Regulations
RM-10
3.1.2.1
Minimum site area
855 m2
3.1.2.2
Minimum site frontage
30.0 m
3.1.2.3
Maximum site frontage
50.0 m
3.1.2.4
Maximum building height
20.0 m
3.1.2.5
Minimum front yard depth
3.7 m
3.1.2.6
Minimum side yard width
3.0 m
3.1.2.7
Minimum rear yard depth where the site depth:
(a) does not exceed 36.2 m
3.7 m
(b) exceeds 36.2 m
6.1 m
3.1.2.8
Minimum rear setback for sites with a depth that does not exceed
36.2 m
6.1 m above the fourth storey
3.1.2.9
Maximum site coverage for all buildings
50% of the site area
3.1.2.10 Maximum area of impermeable materials
75% of the site area
3.1.2.11 Maximum building depth
21.3 m
Side Yard and Side Setback
3.1.2.12 Despite the minimum side yard width in
section 3.1.2.6 above, if the side of the site
adjoins the side yard of a site located in an
R1 or RT district, without intervention of a
lane, a setback of 10.7 m is also required for
portions of a building at or above the fourth
storey.
3.1.2.13 The Director of Planning may decrease the
minimum side yard width and minimum side
setback for those sites regulated by section
3.1.2.12 above if the Director of Planning
considers the intent of this schedule and all
applicable Council policies and guidelines.
Street
Lane
Dwelling uses
Non-dwelling uses
Diagram: Apartment and mixed-use residential
building
City of Vancouver
September 2025
Zoning and Development By-law
Page 10
RM-10
3.1.2.14 The Director of Planning may decrease the
minimum side yard width to a minimum of
2.1 m for 50% of the building depth for those
sites not regulated by section 3.1.2.12 above
if the Director of Planning considers the intent
of this schedule and all applicable Council
policies and guidelines.
Rear Yard and Rear Setback
3.1.2.15 Despite the minimum rear yard depth in
section 3.1.2.7 above and minimum rear
setback in 3.1.2.8 above, if the rear of the site
adjoins the side yard of a site located in an
R1 or RT district, without intervention of a
lane:
(a) the minimum rear yard depth is 3.0 m for
portions of a building below the fourth
storey; and
(b) the minimum rear setback is 10.7 m for portions
of a building at or above the fourth storey,
except that the Director of Planning may decrease the minimum rear yard or rear setback in this section
3.1.2.15 if the Director of Planning considers the intent of this schedule and all applicable Council policies
and guidelines.
3.1.2.16 The Director of Planning may decrease the minimum rear yard to a minimum of 1.8 m for those sites not
regulated by section 3.1.2.15 above, if the Director of Planning considers the intent of this schedule and all
applicable Council policies and guidelines.
Discretion to Vary Other Regulations
3.1.2.17 If the Director of Planning first considers the intent of this schedule and all applicable Council policies and
guidelines, the Director of Planning may vary:
(a) the maximum site frontage;
(b) the maximum building height to a height not exceeding 21.3 m;
(c)
the minimum front yard depth;
(d) the maximum site coverage;
(e) the maximum area of impermeable materials; and
(f)
the maximum building depth.
Street
Lane
F
S
S
Site
coverage
=
F Front yard
Property line
R Rear yard
S Side yard
Building depth
Rear yard depth
Front yard depth
Side yard width
Site frontage
width
Principal building
Diagram: Building placement for apartment and
mixed-use residential building
City of Vancouver
September 2025
Zoning and Development By-law
Page 11
RM-10
3.2
Apartment or Mixed-Use Residential Building in Combination with
Townhouse
Apartment or mixed-use residential building in combination with townhouse are subject to the following
regulations.
3.2.1
Density and Floor Area
3.2.1.1
The maximum floor space ratio is 0.9, except that the Director of Planning may increase:
(a) the permitted floor space ratio to a maximum of:
(i)
2.40 on sites with a minimum frontage of 30.0 m and a minimum site area of 855 m2, or
(ii)
2.60 on sites with a minimum frontage of 40.0 m and a minimum site area of 1115 m2,
where 100% of the residential floor area is either developed as secured market rental housing, or as
social housing, if the Director of Planning considers the intent of this schedule, all applicable Council
policies and guidelines, and the submission of any advisory group, property owner or tenant;
(b) the permitted floor area by 1 m2 per amenity share or per affordable housing share provided to the
City at no cost to the City to a maximum floor space ratio of:
(i)
2.40 on sites with a minimum frontage of 30.0 m, and a minimum site area of 855 m2; or
(ii)
2.60 on sites with a minimum frontage of 40.0 m, and a minimum site area of 1115 m2,
if the Director of Planning considers the intent of this schedule, all applicable Council policies and
guidelines, and the submission of any advisory group, property owner or tenant;
(c)
the permitted floor space ratio to a maximum of 2.00 on sites with a frontage greater than 15.0 m and
less than 30.0 m and a minimum site area of 557 m2, where the Director of Planning considers the
development site to consist of locked in lots and 100% of the residential floor area is either developed
as secured market rental housing, or as social housing, if the Director of Planning considers the intent
of this schedule, all applicable Council policies and guidelines, and the submission of any advisory
group, property owner or tenant; and
(d) the permitted floor area by 1 m2 per amenity share or per affordable housing share provided to the
City at no cost to the City to a maximum floor space ratio of 2.00 on sites with a frontage greater
than 15.0 m and less than 30.0 m and a minimum site area of 557 m2, where the Director of Planning
considers the development site to consist of locked in lots, if the Director of Planning considers the
intent of this schedule, all applicable Council policies and guidelines, and the submission of any
advisory group, property owner or tenant.
3.2.1.2
Despite sections 3.2.1.1(b) and 3.2.1.1(d) above, the maximum floor space ratio achievable as the result
of the provision of amenity shares or affordable housing shares must otherwise comply in all respects with
this schedule and this by-law.
City of Vancouver
September 2025
Zoning and Development By-law
Page 12
RM-10
3.2.2
Building Form and Placement
Regulations
RM-10
3.2.2.1
Minimum site area
855 m2
3.2.2.2
Minimum site depth
39.6 m
3.2.2.3
Minimum site frontage
30.0 m
3.2.2.4
Maximum site frontage
50.0 m
3.2.2.5
Maximum building height for:
(a) apartment or mixed-use residential building
20.0 m
(b) rear townhouse building
10.7 m
3.2.2.6
Minimum front yard depth
3.7 m
3.2.2.7
Minimum side yard width
3.0 m
3.2.2.8
Minimum rear yard depth
1.8 m
3.2.2.9
Maximum site coverage for all buildings
50% of the site area
3.2.2.10 Maximum area of impermeable materials
75% of the site area
3.2.2.11 Minimum separation between a building located on a site frontage
and a rear building
7.3 m
Side Yard and Side Setback
3.2.2.12 Despite the minimum side yard width in section 3.2.2.7 above, if the side of the site adjoins the side yard of
a site located in an R1 or RT district, without intervention of a lane, a setback of 10.7 m is also required for
portions of a building at or above the fourth storey.
3.2.2.13 The Director of Planning may decrease the minimum side yard width and minimum side setback for those
sites regulated by section 3.2.2.12 above if the Director of Planning considers the intent of this schedule
and all applicable Council policies and guidelines.
3.2.2.14 The Director of Planning may decrease the minimum side yard width to a minimum of 2.1 m for 50% of the
building depth for those sites not regulated by section 3.2.2.12 above if the Director of Planning considers
the intent of this schedule and all applicable Council policies and guidelines.
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RM-10
Building Separation
3.2.2.15 Despite the minimum building separation in
section 3.2.2.11 above, where an entrance
located at or above 1.5 m of grade, or more
than 0.6 m below grade, is connected to
grade by stairs that project into a courtyard,
the separation between buildings must be at
least 9.1 m.
Discretion to Vary Other Regulations
3.2.2.16 If the Director of Planning first considers
the intent of this schedule and all applicable
Council policies and guidelines, the Director
of Planning may vary:
(a) the maximum building height for an
apartment or mixed-use residential
building to a height not exceeding 21.3
m;
(b) the maximum building height for a
townhouse at the rear of the site to a
height not exceeding 12.2 m;
(c)
the maximum site frontage;
(d) the minimum front yard;
(e) the maximum site coverage;
(f)
the maximum area of impermeable
materials; and
(g) the minimum separation between a
building located on a site frontage and a
rear building.
Street
Lane
C
R
F
S
S
Front yard
depth
Rear yard
depth
Side yard
width
Separation
between
buildings
Principal building
Townhouse building
Site coverage
includes all
shaded areas
F Front yard
Property line
C Courtyard
R Rear yard
S Side yard
+
=
Site frontage
width
Diagram: Building separation for apartment or
mixed-use residential building in combination
with townhouse
Street
Lane
Separation between
buildings
Entrance above grade
Entrance below grade
Rear building
Diagram: Apartment or mixed-use residential
building in combination with townhouse
City of Vancouver
September 2025
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RM-10
3.3
Triplex
Triplex is subject to the following regulations.
3.3.1
Density and Floor Area
3.3.1.1
The maximum floor space ratio is 0.90.
3.3.2
Building Form and Placement
Regulations
RM-10
3.3.2.1
Minimum site area
285 m2
3.3.2.2
Minimum site frontage
10.0 m
3.3.2.3
Maximum site frontage
15.0 m
3.3.2.4
Maximum building height
12.2 m
3.3.2.5
Minimum front yard depth
3.7 m
3.3.2.6
Minimum side yard width
3.0 m
3.3.2.7
Minimum rear yard depth for sites with a depth that does not
exceed 36.2 m
3.7 m
3.3.2.8
Minimum rear yard depth for sites with a depth that exceeds
36.2 m
6.1 m
3.3.2.9
Maximum site coverage for all buildings
50% of the site area
3.3.2.10 Maximum area of impermeable materials
75% of the site area
Side Yard and Side Setback
3.3.2.11 Despite the minimum side yard width in section 3.3.2.6 above, if the side of the site adjoins the side yard of
a site located in an R1 or RT district, without intervention of a lane, a setback of 10.7 m is also required for
portions of a building at or above the fourth storey.
3.3.2.12 The Director of Planning may decrease the minimum side yard width and minimum side setback for those
sites regulated by section 3.3.2.11 above if the Director of Planning considers the intent of this schedule
and all applicable Council policies and guidelines.
3.3.2.13 The Director of Planning may decrease the minimum side yard width to a minimum of 2.1 m for 50% of the
building depth for those sites not regulated by section 3.3.2.11 above if the Director of Planning considers
the intent of this schedule and all applicable Council policies and guidelines.
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RM-10
Rear Yard and Rear Setback
3.3.2.14 Despite the minimum rear yard depth in
sections 3.3.2.7 and 3.3.2.8 above if the
rear of the site adjoins the side yard of a
site located in an R1 or RT district, without
intervention of a lane:
(a) the minimum rear yard depth is 3.0 m for
portions of a building below the fourth
storey; and
(b) the minimum rear setback is 10.7 m for
portions of a building at or above the
fourth storey,
except that the Director of Planning may
decrease the minimum rear yard or rear
setback under this section if the Director
of Planning first considers the intent of this
schedule and all applicable Council policies
and guidelines.
3.3.2.15 The Director of Planning may decrease the minimum rear yard depth to a minimum of 1.8 m for those sites
not regulated by section 3.3.2.14 above if the Director of Planning considers the intent of this schedule and
all applicable Council policies and guidelines.
Discretion to Vary Other Regulations
3.3.2.16 If the Director of Planning considers the intent of this schedule and all applicable Council policies and
guidelines, the Director of Planning may vary:
(a) the minimum front yard depth;
(b) the maximum site coverage; and
(c)
the maximum area of impermeable materials.
Street
Lane
F
S
S
Rear yard depth
Front yard depth
Side yard width
Site coverage
=
F Front yard
Property line
R Rear yard
S Side yard
Site frontage width
Triplex
Diagram: Building placement for triplex
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September 2025
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RM-10
3.4
Seniors Supportive or Independent Living Housing
Seniors supportive or independent living housing is subject to the following regulations.
3.4.1
Density and Floor Area
3.4.1.1
The maximum floor space ratio is 0.90, except the Director of Planning may increase:
(a) the floor space ratio to a maximum of:
(i)
2.40 on sites with a minimum frontage of 30.0 m and a minimum site area of 855 m2, or
(ii)
2.60 on sites with a minimum frontage of 40.0 m and a minimum site area of 1,115 m2,
where 100% of the residential floor area is developed as secured market rental housing subject to an
agreed upon rental increase limit, if the Director of Planning considers the intent of this schedule, all
applicable Council policies and guidelines, and the submission of any advisory group, property owner
or tenant;
(b) the permitted floor area by 1 m2 per amenity share or per affordable housing share provided to the
City at no cost to the City to a maximum floor space ratio of:
(i)
2.40 on sites with a minimum frontage of 30.0 m and a minimum site area of 855 m2, or
(ii)
2.60 on sites with a minimum frontage of 40.0 m and a minimum site area of 1,115 m2,
if the Director of Planning considers the intent of this schedule, all applicable Council policies and
guidelines, and the submission of any advisory group, property owner or tenant;
(c)
the permitted floor space ratio to a maximum of 2.00 on sites with a frontage greater than 15.0 m and
less than 30.0 m and a minimum site area of 557 m2, where the Director of Planning considers the
development site to consist of locked in lots and 100% of the residential floor area is developed
as secured market rental housing subject to an agreed upon rental increase limit, if the Director of
Planning considers the intent of this schedule, all applicable Council policies and guidelines, and the
submission of any advisory group, property owner or tenant; and
(d) the permitted floor area by 1 m2 per amenity share or per affordable housing share provided to the
City at no cost to the City to a maximum floor space ratio of 2.00 on sites with a frontage greater
than 15.0 m and less than 30.0 m and a minimum site area of 557 m2, where the Director of Planning
considers the development site to consist of locked in lots, if the Director of Planning considers the
intent of this schedule, all applicable Council policies and guidelines, and the submission of any
advisory group, property owner or tenant.
3.4.1.2
Despite sections 3.4.1.1(b) and 3.4.1.1(d) above, the maximum floor space ratio achievable as the result
of the provision of amenity shares or affordable housing shares must otherwise comply in all respects with
this schedule and this by-law.
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RM-10
3.4.2
Building Form and Placement
Regulations
RM-10
3.4.2.1
Minimum site area
855 m2
3.4.2.2
Minimum front yard depth
3.7 m
3.4.2.3
Minimum side yard width
3.0 m
3.4.2.4
Minimum rear yard depth where the site depth:
(a) does not exceed 36.2 m
3.7 m
(b) exceeds 36.2 m
6.1 m
3.4.2.5
Minimum rear setback for sites with a depth that does not exceed
36.2 m
6.1 m above the fourth storey
3.4.2.6
Maximum site coverage for all buildings
50% of the site area
3.4.2.7
Maximum area of impermeable materials
75% of the site area
Side Yard and Side Setback
3.4.2.8
Despite the minimum side yard width in
section 3.4.2.3 above, if the side of the site
adjoins the side yard of a site located in an
R1 or RT district, without intervention of a
lane, a setback of 10.7 m is also required for
portions of a building at or above the fourth
storey.
Rear Yard and Rear Setback
3.4.2.9
Despite the minimum rear yard depth in
section 3.4.2.4 above and the minimum rear
setback in section 3.4.2.5 above, if the rear of
the site adjoins the side yard of a site located
in an R1 or RT district, without intervention of
a lane:
(a) the minimum rear yard depth is 3.0 m for
portions of a building below the fourth
storey; and
(b) the minimum rear setback is 10.7 m for portions of a building at or above the fourth storey.
Street
Lane
F
S
S
Site
coverage
=
F Front yard
Property line
R Rear yard
S Side yard
Rear yard depth
Front yard depth
Side yard width
Site frontage width
Seniors supportive or
independent living housing
Diagram: Building placement for seniors
supportive or independent living housing
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September 2025
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RM-10
3.5
Other Uses
Uses not regulated by sections 3.1 to 3.4 of this schedule are subject to the following regulations, except:
(a) single detached dwelling and single detached dwelling with a secondary suite, which are regulated by
the R1-1 District Schedule;
(b) duplex, which is regulated by the RT-5 District Schedule; and
(c)
laneway house.
3.5.1
Density and Floor Area
3.5.1.1
The maximum floor space ratio is 0.90.
3.5.2
Building Form and Placement
Regulations
RM-10
3.5.2.1
Minimum front yard depth
3.7 m
3.5.2.2
Minimum side yard width
3.0 m
3.5.2.3
Minimum rear yard depth where the site depth:
(a) does not exceed 36.2 m
3.7 m
(b) exceeds 36.2 m
6.1 m
3.5.2.4
Minimum rear setback for sites with a depth that does not exceed
36.2 m
6.1 m above the fourth storey
3.5.2.5
Maximum site coverage for all buildings
50% of the site area
3.5.2.6
Maximum area of impermeable materials
75% of the site area
Side Yard and Side Setback
3.5.2.7
Despite the minimum side yard width in section 3.5.2.2 above, if the side of the site adjoins the side yard of
a site located in an R1 or RT district, without intervention of a lane a setback of 10.7 m is also required for
portions of a building at or above the fourth storey.
3.5.2.8
The Director of Planning may decrease the minimum side yard width and minimum side setback for those
sites regulated by section 3.5.2.7 above if the Director of Planning considers the intent of this schedule and
all applicable Council policies and guidelines.
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RM-10
Rear Yard and Rear Setback
3.5.2.9
Despite the minimum rear yard depth in
section 3.5.2.3 above and the minimum rear
setback in section 3.5.2.4 above, if the rear of
the site adjoins the side yard of a site located
in an R1 or RT district, without intervention of
a lane, the minimum:
(a) rear yard depth is 3.0 m for portions of a
building below the fourth storey; and
(b) rear setback is 10.7 m for portions of a
building at or above the fourth storey,
except that the Director of Planning may
decrease the minimum rear yard or rear
setback in this section 3.5.2.9 if the Director
of Planning considers the intent of this
schedule and all applicable Council policies
and guidelines.
3.5.2.10 The Director of Planning may decrease the minimum rear yard depth to a minimum of 1.8 m for those sites
not regulated by section 3.5.2.9 above if the Director of Planning considers the intent of this schedule and
all applicable Council policies and guidelines.
Building Separation
3.5.2.11 The minimum distance between an infill and any other dwelling use on the site, measured across the width
of the site, is 4.9 m.
3.5.2.12 The Director of Planning may decrease the minimum distance between infill single detached house and
any other dwelling use on the site if the Director of Planning considers the intent of this schedule and all
applicable Council policies and guidelines.
Street
Lane
F
S
S
Rear yard depth
Front yard depth
Side yard width
Site coverage
=
F Front yard
Property line
R Rear yard
S Side yard
Principal
building
Diagram: Building placement for principal
building
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September 2025
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RM-10
4
GENERAL REGULATIONS
All uses in these districts, except for single detached house, single detached house with secondary suite,
duplex, and laneway house are subject to the following regulations.
4.1
Amenity Shares and Affordable Housing Shares
4.1.1
For the purposes of this schedule, amenity has the meaning set out in Schedule F: Affordable Housing
Share and Amenity Share Cost Schedule of this by-law.
4.1.2
For the purposes of this schedule, the cost of an amenity share or affordable housing share is the amount
specified per m2 in Schedule F: Affordable Housing Share and Amenity Share Cost Schedule of this
by-law for the RM-10 zoning district.
4.2
Computation of Floor Area
4.2.1
Computation of floor area must include:
(a) all floors, including earthen floor, to be measured to the extreme outer limits of the building, including
accessory buildings; and
(b) stairways, fire escapes, elevator shafts and other features that the Director of Planning considers
similar to the foregoing, measured by their gross cross-sectional areas and included in the
measurements for each floor at which they are located.
4.2.2
Computation of floor area must exclude:
(a) balconies and decks and any other appurtenances that the Director of Planning considers similar to
the foregoing, provided that the total area of these exclusions does not exceed 12% of the permitted
floor area for apartments, townhouses and mixed-use residential building and 8% of the permitted
floor area for all other uses;
(b) patios and roof decks, if the Director of Planning considers the impact on privacy and overlook;
(c)
for any multiple dwelling or mixed-use residential building, where floors are used for:
(i)
off-street parking and loading, those floors or portions thereof that are located at or below base
surface, provided that the maximum exclusion for a parking space does not exceed 7.3 m in
length,
(ii)
bicycle storage located below base surface, or, if located at or above base surface are contained
in an accessory building that complies with section 2.2.12 of this schedule, and
(iii) heating and mechanical equipment, or uses that the Director of Planning considers similar to the
foregoing, which are located below base surface;
(d) for triplex and for dwelling uses other than apartment, townhouse or mixed-use residential building,
where floors are used for off-street parking and loading, or bicycle storage in multiple conversion
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RM-10
dwellings containing 3 or more dwelling units, or uses that the Director of Planning considers similar
to the foregoing:
(i)
those floors or portions thereof not exceeding 7.3 m in length, which are located in an accessory
building that complies with section 2.2.12 of this schedule, or in an infill single detached house or
principal building located within 7.9 m of the ultimate rear property line, up to a maximum of 48
m2, or
(ii)
on sites with no developed secondary access, those floors or portions thereof not exceeding
7.3 m in length and minimum required manoeuvring aisle, which are located either in a principal
building, an accessory building, or an infill building up to a maximum area that the Director of
Planning may determine, if the Director of Planning considers all applicable Council policies and
guidelines;
(e) for non-dwelling uses, where floors are used for off-street parking and loading, heating and
mechanical equipment, or uses that the Director of Planning considers similar to the foregoing, those
floors or portions thereof not exceeding 7.3 m in length, which are located in an accessory building
located within 7.9 m of the ultimate rear property line, or below base surface;
(f)
amenity areas, including child day care facilities, recreation facilities, and meeting rooms, to a
maximum of 10% of the total permitted floor area;
(g) areas of undeveloped floors that are located:
(i)
above the highest storey or partial storey, and to which there is no permanent means of access
other than a hatch, or
(ii)
adjacent to a storey or partial storey with a ceiling height of less than 1.2 m;
(h) floors located at or below finished grade with a ceiling height of less than 1.2 m;
(i)
for any multiple dwelling or mixed-use residential building, all residential storage area above or below
base surface, except that if the residential storage area above base surface exceeds 3.7 m² per
dwelling unit, there will be no exclusion for any of the residential storage area above base surface for
that unit;
(j)
entries, porches and verandahs, and covered porches above the first storey if:
(i)
the side facing the street, side property line or rear property line is open or protected by guards
that do not exceed the required minimum height,
(ii)
the total area of these exclusions, when combined with the balcony and deck exclusions under
section 4.2.2(a) above, does not exceed 16% of the permitted floor area for multiple dwellings
and mixed-use residential building and 13% of the permitted floor area for all other uses, and
(iii) the ceiling height, excluding roof structures, of the total area being excluded does not exceed
3.1 m measured from the entry, porch or verandah floor;
(k)
above grade floor area built as open to below, designed in combination with venting skylights,
opening clerestory windows or other similar features that, in the opinion of the Director of Planning,
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RM-10
reduce energy consumption or improve natural light and ventilation, to a maximum exclusion of 1% of
permitted floor area; and
(l)
unconditioned floor areas with a ceiling height or height to the underside of joists of less than 2.0 m,
located below the floors of entries, porches and verandahs complying with section 4.2.2(j) above, to
which there is no access from the interior of the building.
4.3
Site Coverage and Impermeability: Measurement
4.3.1
The maximum area of impermeable materials includes site coverage for all buildings.
4.4
Building Depth: Measurement
4.4.1
Maximum building depth means the maximum distance between the required minimum front yard and the
rear of a building.
4.5
Access to Natural Light
4.5.1
Each habitable room must have at least 1 window on an exterior wall of a building.
4.5.2
For the purposes of section 4.5.1 above, habitable room means any room except a bathroom or kitchen.
5
RELAXATIONS
5.1
For triplex, if the existing lot was on record in the Land Title Office prior to January 31, 2018, the Director
of Planning may reduce the minimum site area requirements in section 3.3.2.1 of this schedule or the site
frontage requirements in section 3.3.2.2 of this schedule, in situations where meeting the exact provisions
creates unnecessary hardship, if the Director of Planning considers the quality and liveability of the
resulting units.
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RM-11
District Schedule
1
INTENT AND OVERVIEW
1.1
Intent
The intent of this schedule is to encourage the development of 4-storey "T"-shaped apartments with
dwelling units that are varied in size, composition and tenure, including those suitable for families with
children. Common and private outdoor spaces are required. Lower density residential development, in the
form of townhouses and triplexes, is only permitted on locked in lots.
Without limitation, applicable Council policies and guidelines for consideration include the RM-11
Guidelines.
1.2
Overview
The table below provides an overview of the outright and conditional approval uses in the RM-11 district,
categorized by the minimum site area required, where applicable. Applicable density, form and placement
regulations in section 3 of this schedule are cross-referenced in the third column.
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
1000 m2
Apartment
3.1
Mixed-Use Residential Building
3.1
566 m2
Townhouse
3.2
303 m2
Triplex
3.3
--
Seniors Supportive or Independent Living Housing
3.4
Other uses in section 2.1 of this schedule
3.5
Regulated
by the RT-5
District
Schedule
Duplex, Duplex with Secondary Suite, Single Detached
House, Single Detached House with Secondary Suite, Infill
in combination with retention of a character house, Multiple
Conversion Dwelling and Secondary Suite
Regulated by
the RT-5 District
Schedule
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2
USE REGULATIONS
2.1
Outright and Conditional Approval Uses
All outright and conditional approval uses are subject to all other provisions of this by-law, including
Section 2, Section 10 and Section 11, and compliance with the regulations of this schedule including
section 2.2.
The uses identified in the table below as outright approval uses are permitted in these districts and will be
issued a permit.
(a) the intent of this schedule and all applicable Council policies and guidelines; and
(b) the submission of any advisory group, property owner or tenant.
Uses are listed under their general land use category. Applicable use-specific regulations in section 2.2
of this schedule are cross-referenced in the third column. Cross-references to applicable use-specific
regulations are provided for information purposes only and do not form part of this by-law.
Use
Approval
Use-Specific
Regulations
Agricultural Uses
Urban Farm - Class A
Conditional
Cultural and Recreational Uses
Artist Studio - Class A
Conditional
2.2.1
Club
Conditional
Community Centre or Neighbourhood House
Conditional
Library, in combination with Community Centre
Conditional
Park or Playground
Conditional
Plaza
Conditional
Dwelling Uses
Apartment
Conditional
2.2.2, 2.2.3,
2.2.4
Duplex
Conditional
2.2.5, 2.2.6
Duplex with Secondary Suite
Conditional
2.2.5, 2.2.6
Infill, in combination with retention of a character house existing as of
September 18, 2018
Conditional
2.2.5, 2.2.6
Laneway House, lawfully existing as of September 18, 2018
Outright
2.2.7
Mixed-Use Residential Building
Conditional
2.2.2, 2.2.3,
2.2.4, 2.2.10
Multiple Conversion Dwelling, resulting from the conversion of a
character house existing on the site as of September 18, 2018
Conditional
2.2.5, 2.2.6,
2.2.8
Principal Dwelling Unit with Lock-Off Unit
Conditional
2.2.9
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Use
Approval
Use-Specific
Regulations
Residential Unit associated with and forming an integral part of an
Artist Studio
Conditional
Secondary Suite
Conditional
2.2.6, 2.2.11
Seniors Supportive or Independent Living Housing
Conditional
Single Detached House, lawfully existing as of September 18, 2018
Outright
2.2.6
Single Detached House with Secondary Suite, lawfully existing as of
September 18, 2018
Outright
2.2.6
Townhouse
Conditional
2.2.2, 2.2.3,
2.2.4, 2.2.5
Triplex
Conditional
2.2.5
Institutional Uses
Ambulance Station
Conditional
Child Day Care Facility
Conditional
Church
Conditional
Community Care or Assisted Living Facility - Class A
Outright
2.2.12
Community Care or Assisted Living Facility - Class B
Conditional
Group Residence
Conditional
Hospital
Conditional
Public Authority Use, essential in these districts
Conditional
School - Elementary or Secondary
Conditional
Social Service Centre
Conditional
Retail Uses
Farmers' Market
Conditional
2.2.13
Neighbourhood Grocery Store
Conditional
Public Bike Share
Conditional
Shared E-Scooter System
Conditional
Service Uses
Short Term Rental Accommodation
Conditional
Utility and Communication Uses
Public Utility
Conditional
uncategorized
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1, other than Multiple Dwelling or Mixed-Use Residential
Building
Outright
2.2.14
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RM-11
Use
Approval
Use-Specific
Regulations
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1, other than Multiple Dwelling or Mixed-Use Residential
Building, and not permitted as an outright approval use
Conditional
Accessory Buildings, customarily ancillary to Multiple Dwelling or
Mixed-Use Residential Building
Conditional
2.2.15
Accessory Uses, customarily ancillary to any outright approval use
listed in this section 2.1
Outright
2.2.16
Accessory Uses customarily ancillary to any conditional approval use
listed in this section 2.1
Conditional
Deposition or extraction of material, which alters the configuration of
the land
Conditional
2.2
Use-Specific Regulations
2.2.1
Artist studio - class A may be permitted only:
(a) where there is a residential unit associated with and forming an integral part of that artist studio; or
(b) in a mixed-use residential building.
2.2.2
In an apartment, townhouse or mixed-use residential building with a floor space ratio less than or equal to
1.20, a minimum of 25% of the total dwelling units must be 3-bedroom units.
2.2.3
In an apartment, townhouse or mixed-used residential building with a floor space ratio greater than 1.20, a
minimum of:
(a) 25% of the total dwelling units must be 2-bedroom units; and
(b) 10% of the total dwelling units must be 3-bedroom units,
except that the Director of Planning may vary the distribution of units if no less than 35% of the total
dwelling units are 2- or 3-bedroom units, if the Director of Planning considers the intent of this schedule
and all applicable Council policies and guidelines.
2.2.4
The Director of Planning may permit more than 1 apartment, townhouse or mixed-use residential building
on a site if the Director of Planning considers the intent of this schedule and all applicable Council policies
and guidelines.
2.2.5
The following uses may be permitted only if the Director of Planning considers the development site to
consist of locked in lots:
(a) townhouse;
(b) triplex;
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RM-11
(c)
duplex;
(d) duplex with secondary suite;
(e) infill in combination with retention of a character house existing as of September 18, 2018; and
(f)
multiple conversion dwelling resulting from the conversion of a character house existing on the site as
of September 18, 2018.
2.2.6
The following uses must comply with the RT-5 District Schedule:
(a) duplex;
(b) duplex with secondary suite;
(c)
single detached house;
(d) single detached house with secondary suite;
(e) infill in combination with retention of a character house existing as of September 18, 2018;
(f)
multiple conversion dwelling resulting from the conversion of a character house existing on the site as
of September 18, 2018; and
(g) secondary suite.
2.2.7
Laneway house is regulated by Section 11 of this by-law and section 3 and 4 of this schedule do not
apply.
2.2.8
Multiple conversion dwelling that is not permitted as an outright approval use, resulting from the conversion
of a character house existing as of September 18, 2018, may be permitted as a conditional approval use if
it contains no housekeeping or sleeping units.
2.2.9
Principal dwelling unit with lock-off unit may be permitted only in a multiple dwelling or mixed-use
residential building and there may be no more than 1 lock-off unit for every 3 principal dwelling units,
except that the Director of Planning may permit a higher ratio, if the Director of Planning considers the
intent of this schedule and all applicable Council policies and guidelines.
2.2.10
The only non-dwelling uses permitted in a mixed-use residential building are:
(a) artist studio - class A; and
(b) neighbourhood grocery store.
2.2.11
Secondary suite may be permitted if it is in a single detached house or duplex lawfully existing as of
September 18, 2018.
2.2.12
Community care or assisted living facility - class A is subject to the regulations, variations and relaxations
that apply to a single detached house.
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September 2025
Zoning and Development By-law
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RM-11
2.2.13
Farmers' market may be permitted if the Director of Planning considers the appropriateness of the use
with respect to compatibility with nearby sites, parking, traffic, noise, hours of operation, size of facility and
pedestrian amenity.
2.2.14
Accessory buildings customarily ancillary to
any of the uses listed in section 2.1 of this
schedule, other than those ancillary to
multiple dwelling or mixed-use residential
building, are permitted as an outright
approval use if:
(a) no accessory building exceeds 3.7 m in
height, measured to:
(i)
the highest point of a flat roof,
(ii)
the deck line of a mansard roof, or
(iii) the mean height between the
eaves and the ridge of a gable, hip
or gambrel roof,
provided that no portion of an accessory
building exceeds 4.6 m in building
height;
(b) all accessory buildings are located:
(i)
within 7.9 m of the ultimate rear
property line,
(ii)
at least 3.6 m from the ultimate
centre line of any rear or flanking
lane; and
(iii) at least 1.5 m from a flanking street;
(c)
the total floor area of all accessory buildings, measured to the extreme outer limits of the building,
does not exceed 48 m²;
(d) the combined building width for all accessory buildings does not exceed 80% of the width of the site
at the rear property line;
(e) the separation from any residential building is at least 3.7 m; and
(f)
roof decks and decks are not located on an accessory building.
2.2.15
Accessory buildings customarily ancillary to multiple dwelling or mixed-use residential building may be
permitted as a conditional approval use if:
(a) no accessory building exceeds 3.7 m in height, measured to:
Flanking street
CL
Street
Lane
F
S
S
Distance from
flanking street
CL Centre line
R Rear yard
S Side yard
F Front yard
Property line
Distance from ultimate
centre line of lane
Distance from ultimate
rear property line
Separation from
residential building
Principal
building
Accessory
building
Building width
Diagram: Building placement for accessory
buildings
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September 2025
Zoning and Development By-law
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RM-11
(i)
the highest point of a flat roof,
(ii)
the deck line of a mansard roof, or
(iii) the mean height between the eaves and the ridge of a gable, hip or gambrel roof,
provided that no portion of an accessory building exceeds 4.6 m in building height;
(b) all accessory buildings are located:
(i)
within 7.9 m of the ultimate rear property line,
(ii)
at least 3.6 m from the ultimate centre line of any rear or flanking lane, and
(iii) at least 1.5 m from a flanking street;
(c)
the total floor area of all accessory buildings, measured to the extreme outer limits of the building,
does not exceed 48 m2, except that the Director of Planning may increase the total floor area of all
accessory buildings to a maximum of 24 m2 for each dwelling unit, not including lock-off units, if the
Director of Planning considers the intent of this schedule and all applicable Council policies and
guidelines;
(d) the building width for all accessory buildings does not exceed 30% of the width of the site at the rear
property line, except that the Director of Planning may increase the maximum building width up to
80% if the Director of Planning considers the intent of this schedule and all applicable Council policies
and guidelines;
(e) the separation from any residential building is at least 3.7 m; and
(f)
roof decks and decks are not located on an accessory building.
2.2.16
Accessory parking spaces customarily ancillary to any outright approval use listed in section 2.1 above
must comply with the provisions of section 2.2.14(b) above.
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September 2025
Zoning and Development By-law
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RM-11
3
DENSITY, FORM AND PLACEMENT REGULATIONS
This section contains density, form and placement regulations organized by use.
3.1
Apartment and Mixed-Use Residential Building
Apartment and mixed-use residential building are subject to the following regulations.
3.1.1
Density and Floor Area
3.1.1.1
The maximum floor space ratio is 0.75, except that on sites with a minimum site frontage of 36.6 m the
Director of Planning may increase:
(a) the permitted floor space ratio to a maximum of 1.70 where 100% of the residential floor area is either
developed as social housing or secured market rental housing secured by a housing agreement that
restricts the rates at which rents may be increased; or
(b) the permitted floor area by 1 m² per amenity share or per affordable housing share provided to the
City at no cost to the City, to a maximum floor space ratio of 1.70,
if the Director of Planning considers the intent of this schedule, all applicable Council policies and
guidelines, and the submission of any advisory group, property owner or tenant.
3.1.1.2
Despite section 3.1.1.1(b) above, the maximum floor space ratio achievable as a result of the provision of
amenity shares or affordable housing shares must otherwise comply in all respects with this schedule and
this by-law.
3.1.2
Building Form and Placement
Regulations
RM-11
3.1.2.1
Minimum site area
1,000 m2
3.1.2.2
Minimum site frontage for sites along East 1st Avenue, East 12th
Avenue and Garden Drive
36.6 m
3.1.2.3
Maximum site frontage
50 m
3.1.2.4
Maximum building height
13.7 m
3.1.2.5
Minimum front yard depth
3.7 m
3.1.2.6
Minimum side yard width
2.1 m
3.1.2.7
Minimum rear yard depth
6.1 m
3.1.2.8
Maximum site coverage for all buildings
55% of the site area
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September 2025
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RM-11
Regulations
RM-11
3.1.2.9
Maximum area of impermeable materials
75% of the site area
Site Frontage
3.1.2.10 Despite the minimum site frontage in section
3.1.2.2 above, for development sites that
include a corner lot consolidation where
the intervention of a lane prevents the
achievement of a 36.6 m site frontage, the
Director of Planning may permit a minimum
site frontage of 36.6 m along either street
frontage for sites along East 1st Avenue or
East 12th Avenue, if the Director of Planning
considers the intent of this schedule and all
applicable Council policies and guidelines.
3.1.2.11 The Director of Planning may decrease
the minimum site frontage if the Director of
Planning considers the intent of this schedule
and all applicable Council policies and
guidelines.
Side Yard and Side Setback
3.1.2.12 Despite the minimum side yard width in
section 3.1.2.6 above, if the side of the site
adjoins the side yard of a site located in an
R1 or RT district, without the intervention
of a lane, a setback of 4.6 m is required for
portions of a building at or above the fourth
storey.
3.1.2.13 The Director of Planning may decrease
the minimum side yard and minimum side
setback for a site with a side that adjoins the
side yard of a site located in an R1 or RT
district, without the intervention of a lane, if
the Director of Planning considers the intent
of this schedule and all applicable Council
policies and guidelines.
Street
Lane
F
S
S
Site
coverage
=
F Front yard
Property line
R Rear yard
S Side yard
Rear yard depth
Front yard depth
Side yard width
Building
Diagram: Building placement for apartment and
mixed-use residential building
Dwelling uses
Non-Dwelling uses
Street
Lane
Diagram: Mixed-use residential building
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September 2025
Zoning and Development By-law
Page 10
RM-11
Discretion to Vary Other Regulations
3.1.2.14 If the Director of Planning considers the intent of this schedule and all applicable Council policies and
guidelines, the Director of Planning may vary:
(a) the maximum building height to a height not exceeding 14.7 m;
(b) the minimum front yard depth;
(c)
the maximum site coverage; and
(d) the maximum area of impermeable materials.
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September 2025
Zoning and Development By-law
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3.2
Townhouse
Townhouse is subject to the following regulations.
3.2.1
Density and Floor Area
3.2.1.1
The maximum floor space ratio is 0.75, except that, where the Director of Planning considers the
development site to consist of locked in lots, the Director of Planning may increase:
(a) the permitted floor space ratio to a maximum of 1.20 where 100% of the residential floor area is either
developed as social housing or secured market rental housing secured by a housing agreement that
restricts the rates at which rents may be increased; or
(b) the permitted floor area by 1 m² per amenity share or per affordable housing share provided to the
City at no cost to the City, to a maximum floor space ratio of 1.20,
if the Director of Planning considers the intent of this schedule, all applicable Council policies and
guidelines, and the submission of any advisory group, property owner or tenant.
3.2.1.2
Despite section 3.2.1.1(b) above, the maximum floor space ratio achievable as a result of the provision of
amenity shares or affordable housing shares must otherwise comply in all respects with this schedule and
this by-law.
3.2.2
Building Form and Placement
Regulations
RM-11
3.2.2.1
Minimum site area
566 m2
3.2.2.2
Minimum site frontage
12.8 m
3.2.2.3
Maximum site frontage
36.6 m
3.2.2.4
Maximum building height for:
(a) a building other than a rear building
11.5 m
(b) a rear building
10.1 m
3.2.2.5
Minimum front yard depth
3.7 m
3.2.2.6
Minimum side yard width
2.1 m
3.2.2.7
Minimum rear yard depth
1.8 m
3.2.2.8
Maximum site coverage for all buildings
55% of the site area
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September 2025
Zoning and Development By-law
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RM-11
Regulations
RM-11
3.2.2.9
Maximum area of impermeable materials
75% of the site area
3.2.2.10 Minimum separation between:
(a) buildings located on a site frontage
3.1 m
(b) rear buildings
3.1 m
(c)
buildings located on a site frontage and rear buildings
7.3 m
Side Yard and Side Setback
3.2.2.11 Despite the minimum side yard width in
section 3.2.2.6 above, if the side of the site
adjoins the side yard of a site located in an
R1 or RT district, without the intervention
of a lane, a setback of 4.6 m is required for
portions of a building at or above the fourth
storey.
3.2.2.12 The Director of Planning may decrease
the minimum side yard and minimum side
setback for a site with a side that adjoins the
side yard of a site located in an R1 or RT
district, without the intervention of a lane, if
the Director of Planning considers the intent
of this schedule and all applicable Council
policies and guidelines.
Building Separation
3.2.2.13 Minimum separation between townhouse
buildings must be measured from the closest
portion of the exterior side wall of any other
townhouse building on the site.
3.2.2.14 Despite the minimum building separation in
section 3.2.2.10(c) above, where an entrance
located at or above 1.5 m of grade, or more
than 0.6 m below grade, is connected to
grade by stairs that project into a courtyard,
the separation between buildings must be at
least 9.1 m.
Street
Lane
C
R
F
S
S
Site coverage
includes all
shaded areas
F Front yard
Property line
C Courtyard
R Rear yard
S Side yard
+
=
Rear
yard
depth
Side
yard
width
Site
frontage
width
Separation
between
buildings
Rear building
Townhouse
building
Rear building
Townhouse
building
Front
yard
depth
Diagram: Building placement for townhouse in a
courtyard configuration
Street
Lane
Separation between
buildings
Entrance above grade
Entrance below grade
Rear building
Diagram: Townhouse in a courtyard configuration
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September 2025
Zoning and Development By-law
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RM-11
3.2.2.15 The Director of Planning may decrease the
minimum building separation if the Director of
Planning considers the intent of this schedule
and all applicable Council policies and
guidelines.
Discretion to Vary Other Regulations
3.2.2.16 If the Director of Planning considers the intent
of this schedule and all applicable Council
policies and guidelines, the Director of
Planning may vary:
(a) the minimum front yard depth;
(b) the maximum site coverage; and
(c)
the maximum area of impermeable
materials.
Townhouse
building
Townhouse
building
Front
yard
depth
Rear
yard
depth
Side
yard
width
Site
frontage
width
Separation
between
buildings
Site
coverage
=
F Front yard
Property line
R Rear yard
S Side yard
Street
Lane
R
F
S
S
Diagram: Building placement for townhouse in a
non-courtyard configuration
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September 2025
Zoning and Development By-law
Page 14
RM-11
3.3
Triplex
Triplex is subject to the following regulations.
3.3.1
Density and Floor Area
3.3.1.1
The maximum floor space ratio is 0.75, except that, where the Director of Planning considers the
development site to consist of locked in lots, the Director of Planning may increase:
(a) the permitted floor space ratio to a maximum of 0.90 where 100% of the residential floor area is
developed as secured market rental housing secured by a housing agreement that restricts the rates
at which rents may be increased; or
(b) the permitted floor area by 1 m² per amenity share or per affordable housing share provided to the
City at no cost to the City, to a maximum floor space ratio of 0.90,
if the Director of Planning considers the intent of this schedule, all applicable Council policies and
guidelines, and the submission of any advisory group, property owner or tenant.
3.3.1.2
Despite section 3.3.1.1(b) above, the maximum floor space ratio achievable as a result of the provision of
amenity shares or affordable housing shares must otherwise comply in all respects with this schedule and
this by-law.
3.3.2
Building Form and Placement
Regulations
RM-11
3.3.2.1
Minimum site area
303 m2
3.3.2.2
Maximum site frontage
12.8 m
3.3.2.3
Maximum building height
10.7 m
3.3.2.4
Minimum front yard depth
3.7 m
3.3.2.5
Minimum side yard width
1.2 m
3.3.2.6
Minimum rear yard depth
10.7 m
3.3.2.7
Maximum site coverage for all buildings
55% of the site area
3.3.2.8
Maximum area of impermeable materials
75% of the site area
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September 2025
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Discretion to Vary Other Regulations
3.3.2.9
If the Director of Planning considers the intent
of this schedule and all applicable Council
policies and guidelines, the Director of
Planning may vary:
(a) the maximum site coverage; and
(b) the maximum area of impermeable
materials.
Street
Lane
F
S
S
Rear yard depth
Front yard depth
Side yard width
Site coverage
=
F Front yard
Property line
R Rear yard
S Side yard
Site frontage width
Triplex
Diagram: Building placement for triplex
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September 2025
Zoning and Development By-law
Page 16
RM-11
3.4
Seniors Supportive or Independent Living Housing
Seniors supportive or independent living housing is subject to the following regulations.
3.4.1
Density and Floor Area
3.4.1.1
The maximum floor space ratio is 0.75, except that:
(a) on sites with a minimum site area of 1,000 m2 and a minimum site frontage of 36.6 m, the Director of
Planning may increase:
(i)
the permitted floor space ratio to a maximum of 1.70 where 100% of the residential floor area is
developed as secured market rental housing subject to an agreed upon rental increase limit, or
(ii)
the permitted floor area by 1 m² per amenity share or per affordable housing share provided to
the City at no cost to the City, to a maximum floor space ratio of 1.70,
if the Director of Planning considers the intent of this schedule, all applicable Council policies and
guidelines, and the submission of any advisory group, property owner or tenant;
(b) where the Director of Planning considers the development site to consist of locked in lots, the Director
of Planning may increase the permitted floor space ratio to a maximum of 1.20 where 100% of the
floor area is developed as secured market rental housing subject to an agreed upon rental increase
limit, if the proposed development:
(i)
is on a site with a minimum site area of 566 m²,
(ii)
is on a site with a frontage greater than 12.8 m and less than 36.6 m,
(iii) has a maximum building height of 11.5 m,
(iv) has a maximum building height of 10.1 m for rear buildings, and
(v)
has a minimum rear yard depth of 1.8 m,
and if the Director of Planning considers the intent of this schedule, all applicable Council policies and
guidelines, and the submission of any advisory group, property owner or tenant; or
(c)
where the Director of Planning considers the development site to consist of locked in lots, the Director
of Planning may increase the permitted floor area by 1 m² per amenity share or per affordable
housing share provided to the City at no cost to the City, to a maximum floor space ratio of 1.20, if the
proposed development:
(i)
is on a site with a minimum site area of 566 m²,
(ii)
is on a site with a frontage greater than 12.8 m and less than 36.6 m,
(iii) has a maximum building height of 11.5 m,
(iv) has a maximum building height of 10.1 m for rear buildings, and
(v)
has a minimum rear yard depth of 1.8 m,
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September 2025
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RM-11
and if the Director of Planning considers the intent of this schedule, all applicable Council policies and
guidelines, and the submission of any advisory group, property owner or tenant.
3.4.1.2
Despite sections 3.4.1.1(a)(ii) and 3.4.1.1(c) above, the maximum floor space ratio achievable as a result
of the provision of amenity shares or affordable housing shares must otherwise comply in all respects with
this schedule and this by-law.
3.4.2
Building Form and Placement
Regulations
RM-11
3.4.2.1
Minimum front yard depth
3.7 m
3.4.2.2
Maximum site coverage for all buildings
45% of the site area
3.4.2.3
Maximum area of impermeable materials
75% of the site area
Street
Lane
F
Site
coverage
=
Property line
R Rear yard
F Front yard
Rear yard depth
Front yard depth
Site frontage width
Seniors supportive or
independent living housing
Diagram: Building placement for seniors
supportive or independent living housing
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September 2025
Zoning and Development By-law
Page 18
RM-11
3.5
Other Uses
Uses not regulated by sections 3.1 to 3.4 of this schedule are subject to the following regulations, except
duplex, duplex with secondary suite, single detached house, single detached house with secondary suite,
infill in combination with retention of a character house, multiple conversion dwelling, and secondary suite,
which are regulated by the RT-5 District Schedule.
3.5.1
Density and Floor Area
3.5.1.1
The maximum floor space ratio is 0.75.
3.5.2
Building Form and Placement
Regulations
RM-11
3.5.2.1
Minimum front yard depth
3.7 m
3.5.2.2
Maximum site coverage for all buildings
45% of the site area
3.5.2.3
Maximum area of impermeable materials
75% of the site area
Street
Lane
F
Front yard depth
Site coverage
=
F Front yard
Property line
Principal
building
Diagram: Building placement for principal
building
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September 2025
Zoning and Development By-law
Page 19
RM-11
4
GENERAL REGULATIONS
All uses in these districts, except duplex, duplex with secondary suite, single detached house, single
detached house with secondary suite, infill in combination with retention of a character house, multiple
conversion dwelling, and secondary suite, are subject to the following regulations.
4.1
Amenity Shares and Affordable Housing Shares
4.1.1
For the purposes of this schedule, amenity has the meaning set out in Schedule F: Affordable Housing
Share and Amenity Share Cost Schedule of this by-law.
4.1.2
For the purposes of this schedule, the cost of an amenity share or affordable housing share is the amount
specified per m2 in Schedule F: Affordable Housing and Amenity Share Cost Schedule of this by-law
for the RM-11 zoning district.
4.2
Computation of Floor Area
4.2.1
Computation of floor area must include:
(a) all floors, including earthen floor, measured to the extreme outer limits of the building including
accessory buildings; and
(b) stairways, fire escapes, elevator shafts and other features that the Director of Planning considers
similar to the foregoing, measured by their gross cross-sectional areas and included in the
measurements for each floor at which they are located.
4.2.2
Computation of floor area must exclude:
(a) balconies and decks, and any other appurtenances that the Director of Planning considers similar to
the foregoing, provided that the total area of these exclusions does not exceed 12% of the permitted
floor area for apartment, townhouse or mixed-use residential building and 8% of the permitted floor
area for all other uses;
(b) patios and roof decks, if the Director of Planning considers the impact on privacy and overlook;
(c)
for multiple dwelling or mixed-use residential building, where floors are used for:
(i)
off-street parking and loading, those floors or portions thereof which are located at or below base
surface, provided that the maximum exclusion for a parking space does not exceed 7.3 m in
length,
(ii)
bicycle storage located at or below base surface or, if located at or above base surface, are
contained in an accessory building customarily ancillary to multiple dwelling or mixed-use
residential building, and that complies with section 2.2.15 of this schedule, and
(iii) heating and mechanical equipment, or uses that the Director of Planning considers similar to the
foregoing, any of which are located at or below base surface;
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RM-11
(d) for triplex and other dwelling uses other than multiple dwelling or mixed-use residential building,
where floors are used for off-street parking and loading, or bicycle storage in multiple conversion
dwellings containing 3 or more dwelling units, or uses that the Director of Planning considers similar
to the foregoing:
(i)
those floors or portions thereof not exceeding 7.3 m in length, which are located in an accessory
building which complies with section 2.2.14 of this schedule, or in an infill single detached house
or principal building located within 7.9 m of the ultimate rear property line, up to a maximum of
48 m2, or
(ii)
on sites with no developed secondary access, those floors or portions thereof not exceeding
7.3 m in length and minimum required manoeuvring aisle, which are located either in a principal
building, an accessory building, or an infill building up to a maximum area that the Director of
Planning may determine, if the Director of Planning considers all applicable Council policies and
guidelines;
(e) for non-dwelling uses, where floors are used for off-street parking and loading, heating and
mechanical equipment, or uses that the Director of Planning considers similar to the foregoing, those
floors or portions thereof not exceeding 7.3 m in length, which are located in an accessory building
located within 7.9 m of the ultimate rear property line, or below base surface;
(f)
amenity areas, including child day care facilities, recreation facilities, and meeting rooms to a
maximum of 10% of the total permitted floor area;
(g) areas of undeveloped floors that are located:
(i)
above the highest storey or partial storey and to which there is no permanent means of access
other than a hatch, or
(ii)
adjacent to a storey or partial storey with a ceiling height of less than 1.2 m;
(h) floors located at or below finished grade with a ceiling height of less than 1.2 m;
(i)
for multiple dwelling and mixed-use residential building, all residential storage area above or below
base surface, except that if residential storage area above base surface exceeds 3.7 m² per dwelling
unit, there will be no exclusion for any of the residential storage area above base surface for that unit;
(j)
entries, porches and verandahs and covered porches above the first storey, if:
(i)
the side facing the street, side property line or rear property line is open or protected by guards
that do not exceed the required minimum height,
(ii)
the total area of these exclusions, when combined with the balcony and deck exclusions under
section 4.2.2(a) above, does not exceed 16% of the permitted floor area for multiple dwelling
and mixed-use residential building and 13% of the permitted floor area for all other uses, and
(iii) the ceiling height, excluding roof structures, of the total area being excluded does not exceed
3.1 m measured from the entry, porch or verandah floor;
(k)
above grade floor area built as open to below, designed in combination with venting skylights,
opening clerestory windows or other similar features that, in the opinion of the Director of Planning,
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RM-11
reduce energy consumption or improve natural light and ventilation to a maximum exclusion of 1% of
permitted floor area; and
(l)
unconditioned floor areas with a ceiling height or height to the underside of joists of less than 2.0 m,
located below the floors of entries, porches and verandahs complying with section 4.2.2(j) above, to
which there is no access from the interior of the building.
4.3
Site Coverage and Impermeability: Measurement
4.3.1
The maximum area of impermeable materials includes site coverage for all buildings.
4.4
Access to Natural Light
4.4.1
Each habitable room must have at least 1 window on an exterior wall of a building.
4.4.2
For the purposes of section 4.4.1 above, habitable room means any room except a bathroom or kitchen.
5
RELAXATIONS
5.1
The Director of Planning may relax the provisions of this schedule regarding site area, site frontage,
building height, required yards and setbacks, site coverage, access to daylight, external design, and
number of buildings on a site when a building listed on the Vancouver Heritage Register is retained, if the
Director of Planning considers the intent of this schedule and all applicable Council policies and guidelines.
City of Vancouver
September 2025
Zoning and Development By-law
Page 1
RM-12
RM-12
District Schedule
1
INTENT AND OVERVIEW
1.1
Intent
The intent of this schedule is to encourage the development of 4-storey townhouses, including hybrid
townhouses. 4-storey apartments are permitted on larger sites. Mixed-use residential buildings are
permitted on certain larger sites, primarily sites fronting Nanaimo Street. Siting and massing of new
development are intended to be compatible with pre-existing residential development.
Without limitation, applicable Council policies and guidelines for consideration include the RM-12
Guidelines.
1.2
Overview
The table below provides an overview of the outright and conditional approval uses in the RM-12 district,
categorized by the minimum site area required, where applicable. Applicable density, form and placement
regulations in section 3 of this schedule are cross-referenced in the third column.
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
1000 m2
Apartment
3.1
Mixed-Use Residential Building
3.1
910 m2
Townhouse
3.2
Seniors Supportive or Independent Living Housing
3.4
306 m2
Triplex
3.3
Other uses in section 2.1 of this schedule
3.5
Regulated
by the RT-5
District
Schedule
Duplex, Duplex with Secondary Suite, Single Detached
House, Single Detached House with Secondary Suite, Infill
in combination with retention of a character house, Multiple
Conversion Dwelling, and Secondary Suite
Regulated by
the RT-5 District
Schedule
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September 2025
Zoning and Development By-law
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2
USE REGULATIONS
2.1
Outright and Conditional Approval Uses
All outright and conditional approval uses are subject to all other provisions of this by-law, including
Section 2, Section 10 and Section 11, and compliance with the regulations of this schedule including
section 2.2.
The uses identified in the table below as outright approval uses are permitted in this district and will be
issued a permit.
The uses identified in the table below as conditional approval uses may be approved in this district by the
Director of Planning, with or without conditions, if the Director of Planning considers:
(a) the intent of this schedule and all applicable Council policies and guidelines; and
(b) the submission of any advisory group, property owner or tenant.
Uses are listed under their general land use category. Applicable use-specific regulations in section 2.2
of this schedule are cross-referenced in the third column. Cross-references to applicable use-specific
regulations are provided for information purposes only and do not form part of this by-law.
Use
Approval
Use-Specific
Regulations
Agricultural Uses
Urban Farm - Class A
Conditional
Cultural and Recreational Uses
Artist Studio - Class A
Conditional
2.2.1
Club
Conditional
Community Centre or Neighbourhood House
Conditional
Library, in combination with Community Centre
Conditional
Park or Playground
Conditional
Plaza
Conditional
Dwelling Uses
Apartment
Conditional
2.2.2
Duplex
Outright
2.2.3
Duplex with Secondary Suite
Conditional
2.2.3
Infill, in combination with retention of a character house existing as of
September 18, 2018
Conditional
2.2.3
Laneway House, lawfully existing as of September 18, 2018
Outright
2.2.4
Mixed-Use Residential Building
Conditional
2.2.2, 2.2.5,
2.2.6, 2.2.7,
2.2.8, 2.2.13
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September 2025
Zoning and Development By-law
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Use
Approval
Use-Specific
Regulations
Multiple Conversion Dwelling, containing 2 dwelling units
Outright
2.2.3, 2.2.9
Multiple Conversion Dwelling, not permitted as an outright approval
use and resulting from the conversion of a character house existing
on the site as of September 18, 2018
Conditional
2.2.3, 2.2.10
Principal Dwelling Unit with Lock-off Unit
Conditional
2.2.8
Residential Unit associated with and forming an integral part of an
Artist Studio limited to Artist Studio - Class A
Conditional
2.2.1
Secondary Suite
Conditional
2.2.3, 2.2.11
Seniors Supportive or Independent Living Housing
Conditional
Single Detached House, lawfully existing as of September 18, 2018
Outright
2.2.3
Single Detached House with Secondary Suite, lawfully existing as of
September 18, 2018
Outright
2.2.3
Townhouse
Conditional
2.2.7, 2.2.12,
2.2.13
Triplex
Conditional
Institutional Uses
Ambulance Station
Conditional
Child Day Care Facility
Conditional
Church
Conditional
Community Care or Assisted Living Facility - Class A
Outright
2.2.14
Community Care or Assisted Living Facility - Class B
Conditional
Group Residence
Conditional
Hospital
Conditional
Public Authority Use, essential in this district
Conditional
School - Elementary or Secondary
Conditional
Social Service Centre
Conditional
Retail Uses
Farmers' Market
Conditional
2.2.15
Neighbourhood Grocery Store
Conditional
Public Bike Share
Conditional
Shared E-Scooter System
Conditional
Service Uses
Bed and Breakfast Accommodation
Conditional
Short Term Rental Accommodation
Conditional
Utility and Communication Uses
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September 2025
Zoning and Development By-law
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RM-12
Use
Approval
Use-Specific
Regulations
Public Utility
Conditional
uncategorized
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1, other than Multiple Dwelling or Mixed-Use Residential
Building
Outright
2.2.16
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1, other than Multiple Dwelling or Mixed-Use Residential
Building, and not permitted as an outright approval use
Conditional
Accessory Buildings, customarily ancillary to Multiple Dwelling or
Mixed-Use Residential Building
Conditional
2.2.17
Accessory Uses, customarily ancillary to any outright approval use
listed in this section 2.1
Outright
2.2.18
Accessory Uses, customarily ancillary to any conditional approval
use listed in this section 2.1
Conditional
Deposition or extraction of material, which alters the configuration of
the land
Conditional
Live-Work Use
Conditional
2.2
Use-Specific Regulations
2.2.1
Artist studio - class A may be permitted only:
(a) where there is a residential unit associated with and forming an integral part of that artist studio; or
(b) in a mixed-use residential building.
2.2.2
In an apartment or mixed-use residential building with a floor space ratio greater than 1.45, a minimum of:
(a) 25% of the total dwelling units must be 2-bedrom units; and
(b) 10% of the total dwelling units must be 3-bedroom units,
except that the Director of Planning may vary the distribution of units if no less than 35% of the total
dwelling units are 2- or 3-bedroom units, and provided the Director of Planning considers the intent of this
schedule and all applicable Council policies and guidelines.
2.2.3
The following uses must comply with the RT-5 District Schedule:
(a) duplex;
(b) duplex with secondary suite;
(c)
single detached house;
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September 2025
Zoning and Development By-law
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RM-12
(d) single detached house with secondary suite;
(e) infill in combination with retention of a character house;
(f)
multiple conversion dwelling; and
(g) secondary suite.
2.2.4
Laneway house is regulated by Section 11 of this by-law and section 3 and 4 of this schedule do not
apply.
2.2.5
The only non-dwelling uses permitted in a mixed-use residential building are:
(a) artist studio - class A;
(b) barber shop or beauty salon;
(c)
beauty and wellness centre;
(d) grocery or drug store;
(e) live-work use;
(f)
neighbourhood grocery store;
(g) residential unit associated with and forming an integral part of an artist studio - class A;
(h) restaurant - class 1; and
(i)
retail store.
2.2.6
A mixed-use residential building is only permitted on sites located along Nanaimo Street and on the
northwest corner of East 1st Avenue and Lakewood Drive, as identified in Map 1: Sites where mixed-use
residential building is permitted at the end of this schedule.
2.2.7
The Director of Planning may permit more than 1 townhouse building or mixed-use residential building on
a site, if the Director of Planning considers the intent of this schedule and all applicable Council policies
and guidelines.
2.2.8
Principal dwelling unit with lock-off unit may be permitted only in a multiple dwelling or mixed-use
residential building and there may be no more than 1 lock-off unit for every 3 principal dwelling units,
except that the Director of Planning may permit a higher ratio after considering the intent of this schedule
and all applicable Council policies and guidelines.
2.2.9
Multiple conversion dwelling containing 2 dwelling units is permitted as an outright approval use if:
(a) there are no additions to the building; and
(b) no housekeeping or sleeping units are created.
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September 2025
Zoning and Development By-law
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2.2.10
Multiple conversion dwelling that is not permitted as an outright approval use, resulting from the conversion
of a character house existing as of September 18, 2018, may be permitted as a conditional approval use if
it contains no housekeeping or sleeping units.
2.2.11
Secondary suite may be permitted if it is in a single detached house lawfully existing as of September 18,
2018.
2.2.12
The Director of Planning may permit a townhouse building where the lower units have direct access to
grade and the upper units are accessed by way of a common main entrance and corridor, referred to as a
"hybrid townhouse" for the purposes of this schedule, if the Director of Planning first considers the intent of
this schedule and all applicable Council policies and guidelines.
2.2.13
In a townhouse or mixed-use residential building with a floor space ratio less than or equal to 1.45, a
minimum of 25% of the total dwelling units must be 3-bedroom units.
2.2.14
Community care or assisted living facility - class A is subject to the regulations, variations and relaxations
that apply to single detached house.
2.2.15
Farmers' market may be permitted if the Director of Planning considers the appropriateness of the use
with respect to compatibility with nearby sites, parking, traffic, noise, hours of operation, size of facility and
pedestrian amenity.
2.2.16
Accessory buildings customarily ancillary to
any use listed in section 2.1 of this schedule,
other than those ancillary to multiple dwelling
or mixed-use residential building, are
permitted as an outright approval use if:
(a) no accessory building exceeds 3.7 m in
height, measured to:
(i)
the highest point of a flat roof,
(ii)
the deck line of a mansard roof, or
(iii) the mean height between the
eaves and the ridge of a gable, hip
or gambrel roof,
provided that no portion of an accessory
building exceeds 4.6 m in building
height;
(b) all accessory buildings are located:
(i)
within 7.9 m of the ultimate rear
property line,
Flanking street
CL
Street
Lane
F
S
S
Distance from
flanking street
CL Centre line
R Rear yard
S Side yard
F Front yard
Property line
Distance from ultimate
centre line of lane
Distance from ultimate
rear property line
Separation from
residential building
Principal
building
Accessory
building
Building width
Diagram: Building placement for accessory
buildings
City of Vancouver
September 2025
Zoning and Development By-law
Page 7
RM-12
(ii)
at least 3.6 m from the ultimate centre line of any rear or flanking lane, and
(iii) at least 1.5 m from a flanking street;
(c)
the total floor area of all accessory buildings, measured to the extreme outer limits of the building,
does not exceed 48 m2;
(d) the combined building width for all accessory buildings does not exceed 80% of the width of the site
at the rear property line;
(e) the separation from any residential building is at least 3.7 m; and
(f)
roof decks and decks are not located on an accessory building.
2.2.17
Accessory buildings customarily ancillary to multiple dwelling or mixed-use residential building may be
permitted as a conditional approval use if:
(a) no accessory building exceeds 3.7 m in height, measured to:
(i)
the highest point of a flat roof,
(ii)
the deck line of a mansard roof, or
(iii) the mean height between the eaves and the ridge of a gable, hip or gambrel roof,
except that no portion of an accessory building may exceed 4.6 m in building height;
(b) all accessory buildings are located:
(i)
within 7.9 m of the ultimate rear property line,
(ii)
at least 3.6 m from the ultimate centre line of any rear or flanking lane, and
(iii) at least 1.5 m from a flanking street;
(c)
the total floor area of all accessory buildings, measured to the extreme outer limits of the building,
does not exceed 48 m2, except that the Director of Planning may increase the total floor area of all
accessory buildings to a maximum of 24 m2 for each dwelling unit, not including lock-off units, if the
Director of Planning considers the intent of this schedule and all applicable Council policies and
guidelines;
(d) the combined building width for all accessory buildings does not exceed 30% of the width of the site
at the rear property line, except that the Director of Planning may increase the maximum building
width up to 80%, if the Director of Planning considers the intent of this schedule and all applicable
Council policies and guidelines;
(e) the separation from any residential building is at least 3.7 m; and
(f)
roof decks and decks are not located on an accessory building.
2.2.18
Accessory parking spaces customarily ancillary to any outright approval use listed in section 2.1 of this
schedule must comply with the provisions of section 2.2.16(b) above.
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September 2025
Zoning and Development By-law
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3
DENSITY, FORM AND PLACEMENT REGULATIONS
This section contains density, form and placement regulations organized by use.
3.1
Apartment and Mixed-Use Residential Building
Apartment and mixed-use residential building are subject to the following regulations.
3.1.1
Density and Floor Area
3.1.1.1
The maximum floor space ratio is 0.75, except that the Director of Planning may increase:
(a) the permitted floor space ratio to a maximum of 1.70 where 100% of the residential floor area is either
developed as social housing or secured market rental housing secured by a housing agreement that
restricts the rates at which rents may be increased; or
(b) the permitted floor area by 1 m² per amenity share or per affordable housing share provided to the
City at no cost to the City, to a maximum floor space ratio of 1.70,
if the Director of Planning considers the intent of this schedule, all applicable Council policies and
guidelines, and the submission of any advisory group, property owner or tenant.
3.1.1.2
Despite section 3.1.1.1 above, the maximum floor space ratio achievable as a result of the provision of
amenity shares or affordable housing shares must otherwise comply in all respects with this schedule and
this by-law.
3.1.2
Building Form and Placement
Regulations
RM-12
3.1.2.1
Minimum site area
1,000 m2
3.1.2.2
Minimum site frontage
36.6 m
3.1.2.3
Maximum building height for:
(a) apartment
13.7 m and 4 storeys
(b) mixed-use residential building other than a rear building
13.7 m and 4 storeys
(c)
mixed-use residential building that is a rear building
9.5 m and 3 storeys
3.1.2.4
Minimum front yard depth
3.7 m
3.1.2.5
Minimum side yard width
2.1 m
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September 2025
Zoning and Development By-law
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RM-12
Regulations
RM-12
3.1.2.6
Minimum rear yard depth
6.1 m
3.1.2.7
Maximum site coverage for all buildings
55% of the site area
3.1.2.8
Maximum area of impermeable materials
70% of the site area
3.1.2.9
Maximum building width
26.0 m
3.1.2.10 Minimum separation between mixed-use residential buildings that
are:
(a) located on a site frontage
3.1 m
(b) rear buildings
3.1 m
(c)
located on a site frontage and rear buildings
7.3 m
Unit Frontage
3.1.2.11 In a mixed-use residential building, the
maximum unit frontage for all non-dwelling
uses is 15.3 m, except that the Director of
Planning may increase the maximum unit
frontage, if the Director of Planning considers
the intent of this schedule and all applicable
Council policies and guidelines.
Building Height
3.1.2.12 Despite the maximum building height in
section 3.1.2.3(c) above, the third storey
of a mixed-use residential building that is
a rear building must be a partial storey not
exceeding 60% of the storey immediately
below.
3.1.2.13 The Director of Planning may vary the
maximum building height for a rear building to
a height not exceeding 10.7 m and 3 storeys,
where the third storey is a partial storey not
exceeding 60% of the storey immediately
below, if the Director of Planning considers
the intent of this schedule and all applicable
Council policies and guidelines.
Street
Lane
F
S
S
Site
coverage
=
F Front yard
Property line
R Rear yard
S Side yard
Rear yard depth
Front yard depth
Side yard width
Building width
Building
Diagram: Building placement for apartment and
mixed-use residential building
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September 2025
Zoning and Development By-law
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RM-12
Building Separation
3.1.2.14 Minimum separation between mixed-use
residential buildings must be measured from
the closest portion of the exterior side wall of
any other mixed-use residential building on
the site.
3.1.2.15 Despite the minimum building separation in
section 3.1.2.10(c) above, where an entrance
located at or above 1.5 m of grade, or more
than 0.6 m below grade, is connected to
grade by stairs that project into a courtyard,
the separation between mixed-use residential
buildings must be at least 9.1 m.
3.1.2.16 The Director of Planning may vary the
minimum building separation if the Director of
Planning considers the intent of this schedule
and all applicable Council policies and
guidelines.
Discretion to Vary Other Regulations
3.1.2.17 If the Director of Planning considers the intent
of this schedule and all applicable Council
policies and guidelines, the Director of
Planning may vary:
(a) the minimum front yard depth;
(b) the maximum site coverage;
(c)
the maximum area of impermeable
materials; and
(d) the maximum building width.
Street
Lane
C
R
F
S
S
Site coverage
includes all
shaded areas
F Front yard
Property line
C Courtyard
R Rear yard
S Side yard
+
=
Rear
yard
depth
Side
yard
width
Building
width
Separation
between
buildings
Rear building
Mixed-use
residential
building
Rear building
Mixed-use
residential
building
Front
yard
depth
Diagram: Building placement for mixed-use
residential building in a courtyard configuration
Unit
frontage
Dwelling uses
Non-dwelling
uses
Street
Diagram: Unit frontage for non-dwelling uses in a
mixed-use residential building
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September 2025
Zoning and Development By-law
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3.2
Townhouse
Townhouse is subject to the following regulations.
3.2.1
Density and Floor Area
3.2.1.1
The maximum floor space ratio is 0.75, except that the Director of Planning may increase:
(a) the permitted floor space ratio to a maximum of 1.45 where 100% of the residential floor area is either
developed as social housing or secured market rental housing secured by a housing agreement that
restricts the rates at which rents may be increased; or
(b) the permitted floor area by 1 m² per amenity share or per affordable housing share provided to the
City at no cost to the City, to a maximum floor space ratio of 1.45,
if the Director of Planning considers the intent of this schedule, all applicable Council policies and
guidelines, and the submission of any advisory group, property owner or tenant.
3.2.1.2
Despite section 3.2.1.1 above, for a hybrid townhouse the Director of Planning may increase:
(a) the permitted floor space ratio to a maximum of 1.70 where 100% of the residential floor area is either
developed as social housing or secured market rental housing secured by a housing agreement that
restricts the rates at which rents may be increased; or
(b) the permitted floor area by 1 m² per amenity share or per affordable housing share provided to the
City at no cost to the City, to a maximum floor space ratio of 1.70,
if the Director of Planning considers the intent of this schedule, all applicable Council policies and
guidelines, and the submission of any advisory group, property owner or tenant.
3.2.1.3
Despite sections 3.2.1.1(b) and 3.2.1.2(b) above, the maximum floor space ratio achievable as a result of
the provision of amenity shares or affordable housing shares must otherwise comply in all respects with
this schedule and this by-law.
3.2.2
Building Form and Placement
Regulations
RM-12
3.2.2.1
Minimum site area
910 m2
3.2.2.2
Minimum site frontage
27.4 m
3.2.2.3
Maximum building height for:
(a) a building other than a rear building
12.2 m and 4 storeys
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September 2025
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RM-12
Regulations
RM-12
(b) a rear building
9.5 m and 3 storeys
3.2.2.4
Minimum front yard depth
3.7 m
3.2.2.5
Minimum side yard width
1.2 m
3.2.2.6
Minimum rear yard depth
1.8 m
3.2.2.7
Maximum site coverage for all buildings
55% of the site area
3.2.2.8
Maximum area of impermeable materials
70% of the site area
3.2.2.9
Maximum building width
26.0 m
3.2.2.10 Minimum separation between:
(a) buildings located on a site frontage
3.1 m
(b) rear buildings
3.1 m
(c)
buildings located on a site frontage and rear buildings
7.3 m
Building Height
3.2.2.11 Despite the maximum building height in
section 3.2.2.3(a) above, the fourth storey
of a building other than a rear building must
be a partial storey not exceeding 60% of the
storey immediately below.
3.2.2.12 Despite the maximum building height in
section 3.2.2.3(b) above, the third storey of
a rear building must be a partial storey not
exceeding 60% of the storey immediately
below.
3.2.2.13 The Director of Planning may vary the
maximum building height for a rear building to
a height not exceeding 10.7 m and 3 storeys,
where the third storey is a partial storey not
exceeding 60% of the storey immediately
below, if the Director of Planning considers
the intent of this schedule and all applicable
Council policies and guidelines.
Street
Lane
C
R
F
S
S
Site coverage
includes all
shaded areas
F Front yard
Property line
C Courtyard
R Rear yard
S Side yard
+
=
Rear
yard
depth
Side
yard
width
Building
width
Separation
between
buildings
Rear building
Townhouse
building
Rear building
Townhouse
building
Front
yard
depth
Diagram: Building placement for townhouse in a
courtyard configuration
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September 2025
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Building Separation
3.2.2.14 Minimum separation between townhouse
buildings must be measured from the closest
portion of the exterior side wall of any other
townhouse building on the site.
3.2.2.15 Despite the minimum building separation in
section 3.2.2.10(c) above, where an entrance
located at or above 1.5 m of grade, or more
than 0.6 m below grade, is connected to
grade by stairs that project into a courtyard,
the separation between buildings must be at
least 9.1 m.
3.2.2.16 The Director of Planning may vary the
minimum building separation if the Director of
Planning considers the intent of this schedule
and all applicable Council policies and
guidelines.
Discretion to Vary Other Regulations
3.2.2.17 If the Director of Planning considers the intent
of this schedule and all applicable Council
policies and guidelines, the Director of
Planning may vary:
(a) the minimum site area;
(b) the minimum front yard depth;
(c)
the maximum site coverage;
(d) the maximum area of impermeable
materials; and
(e) the maximum building width.
Townhouse
building
Townhouse
building
Front
yard
depth
Rear
yard
depth
Side
yard
width
Building
width
Separation
between
buildings
Site
coverage
=
F Front yard
Property line
R Rear yard
S Side yard
Street
Lane
R
F
S
S
Diagram: Building placement for townhouse not
in a courtyard configuration
Street
Lane
Entrance below grade
Separation between
buildings
Entrance above grade
Rear
building
Diagram: Townhouse in a courtyard configuration
Upper units are
accessed by way
of a common
main entrance
and corridor
Street
Lane
Separation between
buildings
Rear
building
Diagram: Hybrid townhouse in a courtyard
configuration
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September 2025
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3.3
Triplex
Triplex is subject to the following regulations.
3.3.1
Density and Floor Area
3.3.1.1
The maximum floor space ratio is 0.75, except that the Director of Planning may increase:
(a) the permitted floor space ratio to a maximum of 0.90 where 100% of the residential floor area is
developed as secured market rental housing secured by a housing agreement that restricts the rates
at which rents may be increased; or
(b) the permitted floor area by 1 m² per amenity share or per affordable housing share provided to the
City at no cost to the City, to a maximum floor space ratio of 0.90,
if the Director of Planning considers the intent of this schedule, all applicable Council policies and
guidelines, and the submission of any advisory group, property owner or tenant.
3.3.1.2
Despite section 3.3.1.1(b) above, the maximum floor space ratio achievable as a result of the provision of
amenity shares or affordable housing shares must otherwise comply in all respects with this schedule and
this by-law.
3.3.2
Building Form and Placement
Regulations
RM-12
3.3.2.1
Minimum site area
306 m2
3.3.2.2
Minimum site frontage
12.8 m
3.3.2.3
Maximum building height
10.7 m and 3 storeys
3.3.2.4
Minimum front yard depth
3.7 m
3.3.2.5
Minimum side yard width
1.2 m
3.3.2.6
Minimum rear yard depth
1.8 m
3.3.2.7
Maximum site coverage for all buildings
55% of the site area
3.3.2.8
Maximum area of impermeable materials
70% of the site area
Building Height
3.3.2.9
Despite the maximum building height in section 3.3.2.3 above, the third storey of a building must be a
partial storey not exceeding 50% of the storey immediately below.
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September 2025
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Discretion to Vary Other Regulations
3.3.2.10 If the Director of Planning considers the intent
of this schedule and all applicable Council
policies and guidelines, the Director of
Planning may vary:
(a) the minimum front yard depth;
(b) the maximum site coverage; and
(c)
the maximum area of impermeable
materials.
Street
Lane
F
S
S
Rear yard depth
Front yard depth
Side yard width
Site coverage
=
F Front yard
Property line
R Rear yard
S Side yard
Triplex
Diagram: Building placement for triplex
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September 2025
Zoning and Development By-law
Page 16
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3.4
Seniors Supportive or Independent Living Housing
Seniors supportive or independent living housing is subject to the following regulations.
3.4.1
Density and Floor Area
3.4.1.1
The maximum floor space ratio is 0.75, except that:
(a) the Director of Planning may increase:
(i)
the permitted floor space ratio to a maximum of 1.45 where 100% of the residential floor area is
developed as secured market rental housing subject to an agreed upon rental increase limit, or
(ii)
the permitted floor area by 1 m² per amenity share or per affordable housing share provided to
the City at no cost to the City, to a maximum floor space ratio of 1.45; and
(b) on sites with a minimum site area of 1,000 m2 and a minimum site frontage of 36.6 m, the Director of
Planning may increase:
(i)
the permitted floor space ratio to a maximum of 1.70 where 100% of the residential floor area is
developed as secured market rental housing subject to an agreed upon rental increase limit, or
(ii)
the permitted floor area by 1 m² per amenity share or per affordable housing share provided to
the City at no cost to the City, to a maximum floor space ratio of 1.70,
if the Director of Planning considers the intent of this schedule, all applicable Council policies and
guidelines, and the submission of any advisory group, property owner or tenant.
3.4.1.2
Despite sections 3.4.1.1(a)(ii) and 3.4.1.1(b)(ii) above, the maximum floor space ratio achievable as
a result of the provision of amenity shares or affordable housing shares must otherwise comply in all
respects with this schedule and this by-law.
3.4.2
Building Form and Placement
Regulations
RM-12
3.4.2.1
Minimum site area
910 m2
3.4.2.2
Minimum site frontage
27.4 m
3.4.2.3
Maximum building height
12.2 m and 4 storeys
3.4.2.4
Minimum front yard depth
3.7 m
3.4.2.5
Minimum side yard width
1.2 m
3.4.2.6
Minimum rear yard depth
1.8 m
City of Vancouver
September 2025
Zoning and Development By-law
Page 17
RM-12
Regulations
RM-12
3.4.2.7
Maximum site coverage for all buildings
45% of the site area
3.4.2.8
Maximum area of impermeable materials
70% of the site area
Building Height
3.4.2.9
Despite the maximum building height in
section 3.4.2.3 above, the fourth storey
of a building must be a partial storey not
exceeding 60% of the storey immediately
below.
3.4.2.10 Despite the maximum building height in
section 3.4.2.3 above, for sites with a
minimum site frontage of 36.6 m and a
minimum site area of 1000 m2, the Director
of Planning may vary the maximum building
height to a height not exceeding 13.7 m if
the Director of Planning considers the intent
of this schedule and all applicable Council
policies and guidelines.
Street
Lane
F
S
S
Site
coverage
=
F Front yard
Property line
R Rear yard
S Side yard
Rear yard depth
Front yard depth
Side yard width
Seniors supportive or
independent living housing
Diagram: Building placement for senior
supportive or independent living housing
City of Vancouver
September 2025
Zoning and Development By-law
Page 18
RM-12
3.5
Other Uses
Uses not regulated by sections 3.1 to 3.4 of this schedule are subject to the following regulations, except
duplex, duplex with secondary suite, single detached house, single detached house with secondary
suite, infill, multiple conversion dwelling and secondary suite, which are regulated by the RT-5 District
Schedule.
3.5.1
Density and Floor Area
3.5.1.1
The maximum floor space ratio is 0.75.
3.5.2
Building Form and Placement
Regulations
RM-12
3.5.2.1
Maximum building height
10.7 m and 3 storeys
3.5.2.2
Minimum front yard depth
3.7 m
3.5.2.3
Minimum side yard width
1.2 m
3.5.2.4
Minimum rear yard depth
1.8 m
3.5.2.5
Maximum site coverage for all buildings
45% of the site area
3.5.2.6
Maximum area of impermeable materials
70% of the site area
Building Height
3.5.2.7
Despite the maximum building height in
section 3.5.2.1 above, the third storey
of a building must be a partial storey not
exceeding 50% of the storey immediately
below.
Street
Lane
F
S
S
Rear yard depth
Front yard depth
Side yard width
Site coverage
=
F Front yard
Property line
R Rear yard
S Side yard
Principal
building
Diagram: Building placement for principal
building
City of Vancouver
September 2025
Zoning and Development By-law
Page 19
RM-12
4
GENERAL REGULATIONS
All uses in this district, except duplex, duplex with secondary suite, single detached house, single detached
house with secondary suite, infill in combination with retention of a character house, multiple conversion
dwelling and secondary suite, are subject to the following regulations.
4.1
Amenity Shares and Affordable Housing Shares
4.1.1
For the purposes of this schedule, amenity has the meaning set out in Schedule F: Affordable Housing
Share and Amenity Share Cost Schedule of this by-law.
4.1.2
For the purposes of this schedule, the cost of an amenity share or affordable housing share is the amount
specified per m2 in Schedule F: Affordable Housing and Amenity Share Cost Schedule of this by-law
for the RM-12 zoning district.
4.2
Computation of Floor Area
4.2.1
Computation of floor area must include:
(a) all floors, including earthen floor, measured to the extreme outer limits of the building including
accessory buildings;
(b) stairways, fire escapes, elevator shafts and other features that the Director of Planning considers
similar to the foregoing, measured by their gross cross-sectional areas and included in the
measurements for each floor at which they are located; and
(c)
where the distance from a floor located no more than 2.0 m above finished grade to the floor above,
or where there is no floor above, to the top of the roof joists, exceeds 3.7 m, an amount equal to the
area of the floor below the excess height, except that the Director of Planning may exclude an area
designed with venting skylights, opening clerestory windows or other similar features if:
(i)
in the opinion of the Director of Planning, the area is designed to reduce energy consumption or
improve natural light and ventilation, and
(ii)
the area excluded does not exceed 1% of the permitted floor area.
4.2.2
Computation of floor area must exclude:
(a) balconies and decks, and any other appurtenances that the Director of Planning considers similar to
the foregoing, provided that the total area of these exclusions does not exceed 12% of the permitted
floor area for multiple dwelling or mixed-use residential building;
(b) patios and roof decks, if the Director of Planning considers the impact on privacy and overlook;
(c)
for multiple dwelling or mixed-use residential building, where floors are used for:
(i)
off-street parking and loading, those floors or portions thereof which are located at or below base
surface, provided that the maximum exclusion for a parking space does not exceed 7.3 m in
length,
City of Vancouver
September 2025
Zoning and Development By-law
Page 20
RM-12
(ii)
bicycle storage located at or below base surface or, if located at or above base surface, are
contained in an accessory building customarily ancillary to multiple dwelling or mixed-use
residential building, and that complies with section 2.2.17 of this schedule, and
(iii) heating and mechanical equipment or uses that the Director of Planning considers similar to the
foregoing, any of which are located at or below base surface;
(d) for triplex and other dwelling uses other than multiple dwelling, where floors are used for off-street
parking and loading, or bicycle storage in multiple conversion dwellings containing 3 or more dwelling
units, or uses that the Director of Planning considers similar to the foregoing:
(i)
those floors or portions thereof not exceeding 7.3 m in length, which are located in an accessory
building that complies with section 2.2.16 of this schedule, or in an infill single detached house or
principal building located within 7.9 m of the ultimate rear property line, up to a maximum of 48
m2, or
(ii)
on sites with no developed secondary access, those floors or portions thereof not exceeding
7.3 m in length and minimum required manoeuvring aisle, which are located either in a principal
building, an accessory building, or an infill single detached house up to a maximum area that
the Director of Planning may determine, if the Director of Planning considers the intent of this
schedule and all applicable Council policies and guidelines;
(e) for non-dwelling uses, where floors are used for off-street parking and loading, heating and
mechanical equipment, or uses that the Director of Planning considers similar to the foregoing, those
floors or portions thereof not exceeding 7.3 m in length, which are located in an accessory building
located within 7.9 m of the ultimate rear property line, or below base surface;
(f)
areas of undeveloped floors that are located:
(i)
above the highest storey or partial storey, and to which there is no permanent means of access
other than a hatch, or
(ii)
adjacent to a storey or partial storey with a ceiling height of less than 1.2 m;
(g) floors located at or below finished grade with a ceiling height of less than 1.2 m;
(h) entries, porches and verandahs, and covered porches above the storey if:
(i)
the side facing the street, rear property line, courtyard, park or school is open or protected by
guards that do not exceed the required minimum height,
(ii)
the total area of these exclusions, when combined with the balcony and deck exclusions under
section 4.2.2(a) above, does not exceed 16% of the permitted floor area for multiple dwelling or
mixed-use residential building and 13% of the permitted floor area for all other uses, and
(iii) the ceiling height, excluding roof structures, of the total area being excluded does not exceed
3.1 m measured from the entry, porch or verandah floor;
(i)
for multiple dwelling or mixed-use residential building, all residential storage area above or below
base surface, except that if residential storage area above base surface exceeds 3.7 m² per dwelling
unit, there will be no exclusion for any of the residential storage area above base surface for that unit;
City of Vancouver
September 2025
Zoning and Development By-law
Page 21
RM-12
(j)
above grade floor area built as open to below, designed in combination with venting skylights,
opening clerestory windows or other similar features that, in the opinion of the Director of Planning,
reduce energy consumption or improve natural light and ventilation to a maximum exclusion of 1% of
permitted floor area; and
(k)
unconditioned floor areas with a ceiling height or height to the underside of joists of less than 2.0 m,
located below the floors of entries, porches and verandahs complying with section 4.2.2(h) above, to
which there is no access from the interior of the building.
4.3
Site Coverage and Impermeability: Measurement
4.3.1
The maximum area of impermeable materials includes site coverage for all buildings.
4.4
Access to Natural Light
4.4.1
Each habitable room must have at least 1 window on an exterior wall of a building.
4.4.2
For the purposes of section 4.4.1 above, habitable room means any room except a bathroom or kitchen.
City of Vancouver
September 2025
Zoning and Development By-law
Page 22
RM-12
Map 1: Sites where mixed-use residential building is permitted
E 1st Avenue
Graveley Street
E 2nd Avenue
Garden Drive
Templeton Drive
Lakewood Drive
Semlin Drive
RM-12
Adanac Street
E Gerogia Street
Turner Street
E Pender Street
Venables Street
Parker Street
Napier Street
William Street
Charles Street
Nanaimo Street
Garden Drive
RM-12
RM-12
LEGEND:
Sites where mixed-use
residential building is permitted
RM-12 Boundary
1
2
E 1st Ave
Kamloops St
E Broadway
Grandview Hwy N
Semlin Dr
E Pender St
Charles St
Nanaimo St
Garden Dr
Victoria Drive
1
2
3
4
FM-1
City of Vancouver
September 2025
Zoning and Development By-law
Page 1
FM-1
District Schedule
1
INTENT AND OVERVIEW
1.1
Intent
The intent of this schedule is to enhance the small-scale residential character of the Fairview Slopes
neighbourhood by encouraging retention of the existing houses and permitting new low-profile residential
development, which may include some compatible commercial, light industrial, and ancillary uses,
designed to optimize the amenities inherent in the topography and location of this central neighbourhood.
Without limitation, applicable Council policies and guidelines for consideration include the Fairview Slopes
FM-1 Guidelines.
1.2
Overview
The table below provides an overview of the outright and conditional approval uses in the FM-1 district,
categorized by the minimum site area required, where applicable. Applicable density, form and placement
regulations in section 3 of this schedule are cross-referenced in the third column.
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
--
All uses in section 2.1 of this schedule
3.1
2
USE REGULATIONS
2.1
Outright and Conditional Approval Uses
All outright and conditional approval uses are subject to all other provisions of this by-law, including
Section 2, Section 10 and Section 11, and compliance with the regulations of this schedule including
section 2.2.
The uses identified in the table below as outright approval uses are permitted in this district and will be
issued a permit.
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City of Vancouver
September 2025
Zoning and Development By-law
Page 2
The uses identified in the table below as conditional approval uses may be approved in this district by the
Director of Planning or Development Permit Board, with or without conditions, if the Director of Planning or
Development Permit Board considers:
(a) the intent of this schedule and all applicable Council policies and guidelines; and
(b) the submission of any advisory group, property owner or tenant.
Uses are listed under their general land use category. Applicable use-specific regulations in section 2.2
of this schedule are cross-referenced in the third column. Cross-references to applicable use-specific
regulations are provided for information purposes only and do not form part of this by-law.
Use
Approval
Use-Specific
Regulations
Agricultural Uses
Urban Farm - Class A
Conditional
Cultural and Recreational Uses
Club
Conditional
2.2.1
Community Centre or Neighbourhood House
Conditional
Library, in combination with Community Centre
Conditional
Park or Playground
Conditional
Dwelling Uses
Duplex
Outright
Infill Duplex
Conditional
Infill Multiple Dwelling
Conditional
2.2.2
Infill Single Detached Dwelling
Conditional
Mixed-Use Residential Building
Conditional
2.2.2, 2.2.3
Multiple Conversion Dwelling, containing 2 dwelling units
Outright
2.2.4
Multiple Conversion Dwelling, not permitted as an outright approval
use and resulting from the conversion of a building existing on the
site as of June 18, 1956
Conditional
2.2.2, 2.2.5
Multiple Dwelling
Conditional
2.2.2
Rooming House
Outright
Seniors Supportive or Independent Living Housing
Conditional
Single Detached House
Outright
Single Detached House with Secondary Suite
Conditional
Institutional Uses
Ambulance Station
Conditional
Child Day Care Facility
Conditional
Church
Conditional
FM-1
City of Vancouver
September 2025
Zoning and Development By-law
Page 3
Use
Approval
Use-Specific
Regulations
Community Care or Assisted Living Facility - Class A
Outright
2.2.6
Community Care or Assisted Living Facility - Class B
Conditional
Group Residence
Conditional
Hospital
Conditional
Public Authority Use, essential in this district
Conditional
School - Elementary or Secondary
Conditional
Social Service Centre
Conditional
Manufacturing Uses
Jewellery Manufacturing
Conditional
Office Uses
General Office
Conditional
2.2.7, 2.2.8
Retail Uses
Farmers' Market
Conditional
2.2.7, 2.2.8,
2.2.9
Grocery or Drug Store
Conditional
2.2.7, 2.2.8
Grocery Store with Liquor Store
Conditional
2.2.7, 2.2.8
Liquor Store
Conditional
2.2.7, 2.2.8
Pawnshop
Conditional
2.2.7, 2.2.8
Public Bike Share
Conditional
2.2.7, 2.2.8
Retail Store
Conditional
2.2.7, 2.2.8
Secondhand Store
Conditional
2.2.7, 2.2.8
Shared E-Scooter System
Conditional
2.2.7, 2.2.8
Small-Scale Pharmacy
Conditional
2.2.7, 2.2.8
Service Uses
Barber Shop or Beauty Salon
Conditional
2.2.7, 2.2.8
Beauty and Wellness Centre
Conditional
2.2.7, 2.2.8
Bed and Breakfast Accommodation
Conditional
2.2.7, 2.2.8
Laundromat or Dry Cleaning Establishment
Conditional
2.2.7, 2.2.8
Repair Shop - Class B
Conditional
2.2.7, 2.2.8
Restaurant - Class 1
Conditional
2.2.7, 2.2.8
Short Term Rental Accommodation
Conditional
2.2.7, 2.2.8
Utility and Communication Uses
Public Utility
Conditional
uncategorized
FM-1
City of Vancouver
September 2025
Zoning and Development By-law
Page 4
Use
Approval
Use-Specific
Regulations
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1
Outright
2.2.10
Accessory Uses, customarily ancillary to any outright approval use
listed in this section 2.1
Outright
Accessory Uses, customarily ancillary to any conditional approval
use listed in this section 2.1
Conditional
Deposition or extraction of material which alters the configuration of
the land
Conditional
2.2
Use-Specific Regulations
2.2.1
Club may be permitted if no commercial activities are carried on and the use does not adversely impact
dwelling uses.
2.2.2
Development on any site consisting of 3 or more dwelling units that:
(a) requires the demolition, or change of use or occupancy of a rental housing unit on that site; or
(b) would have required such demolition, or change of use or occupancy had a person, during the 3
years preceding the date of application for a development permit, not demolished 1 or more rental
housing units or changed their use or occupancy,
is subject to the Rental Housing Stock Official Development Plan.
2.2.3
Any of the non-dwelling uses listed in section 2.1 of this schedule may be permitted in a mixed-use
residential building.
2.2.4
Multiple conversion dwelling containing 2 dwelling units is permitted as an outright approval use if:
(a) there are no additions to the building;
(b) no housekeeping or sleeping units are created; and
(c)
no development permit is issued until the requisite permits required by other by-laws that relate to
design, construction and safety of buildings are issuable.
2.2.5
Multiple conversion dwelling that is not permitted as an approval outright use, resulting from the conversion
of a building existing as of June 18, 1956, may be permitted as a conditional approval use, if:
(a) the Director of Planning considers the quality and liveability of the resulting units, the suitability of
the building for conversion in terms of age and size, and the impact of the conversion on adjacent
properties and the character of the area; and
FM-1
City of Vancouver
September 2025
Zoning and Development By-law
Page 5
(b) building additions resulting in a total floor space ratio greater than 0.6 are in keeping with the
character of the building.
2.2.6
Community care or assisted living facility - class A is subject to the regulations, variations, and relaxations
that apply to single detached house.
2.2.7
Any office, retail or service use listed in section 2.1 above may be permitted as a conditional approval use
if:
(a) the Director of Planning or Development Permit Board is satisfied that they are compatible with the
residential character, are at a neighbourhood scale, and serve the local residential population; and
(b) they do not exceed the maximum permitted floor area as follows:
(i)
up to 50% of the gross floor area in buildings located in sub-area 1 identified in Map 1: Sub-
Areas and Map 2: Sub-Areas at the end of this schedule,
(ii)
up to 15% of the gross floor area, or 130 m², whichever is lesser, in buildings located in sub-area
2 identified in Map 1: Sub-Areas and Map 2: Sub-Areas at the end of this schedule,
(iii) up to 100% of the gross floor area in buildings located in sub-area 3 identified in Map 1: Sub-
Areas and Map 2: Sub-Areas at the end of this schedule,
(iv) up to 100% of the gross floor area in buildings protected by a heritage designation by-law,
subject to the building being renovated to the satisfaction of the Development Permit Board, and
(v)
up to 50% of the gross floor area or 700 m², whichever is lesser, in residential buildings existing
prior to December 1, 1973, subject to the building being renovated to the satisfaction of the
Director of Planning or Development Permit Board.
2.2.8
Subject to the approval of Council, the Development Permit Board may increase the maximum permitted
floor area for office, retail or service uses as established in section 2.2.7 above, for development on
consolidated sites that comprise land in 2 or more sub-areas as illustrated in Map 1: Sub-Areas and Map
2: Sub-Areas at the end of this schedule, provided that:
(a) any increase must be limited to the transfer of the permitted office, retail or service use floor area of 1
sub-area to other sub-areas;
(b) the Board considers the overall quality of the development, the surrounding developments and
potential for redevelopment both within the FM-1 district and other zoning districts that are adjacent
to the consolidated site, surrounding traffic patterns, and the intent of this schedule and all applicable
Council policies and guidelines; and
(c)
there is no transfer of permitted floor area across future lanes, irrespective of existing property
consolidation.
2.2.9
Farmers' market may be permitted if the Director of Planning considers the appropriateness of the use
with respect to compatibility with nearby sites, parking, traffic, noise, hours of operation, size of facility and
pedestrian amenity.
FM-1
City of Vancouver
September 2025
Zoning and Development By-law
Page 6
2.2.10
Accessory buildings customarily ancillary to any use listed in section 2.1 of this schedule are permitted as
an outright approval use if:
(a) no accessory building exceeds 3.7 m in height measured to:
(i)
the highest point of a flat roof,
(ii)
the deck line of a mansard roof, or
(iii) the mean height between the eaves and the ridge of a gable, hip or gambrel roof,
provided that no portion of an accessory building exceeds 4.6 m in building height;
(b) all accessory buildings are located:
(i)
in the rear yard, and
(ii)
at least 1.5 m from a flanking street;
(c)
the total floor area of all accessory buildings, measured to the extreme outer limits of the building,
does not exceed 35% of the minimum rear yard required in this schedule, or 48 m², whichever is
greater; and
(d) the combined building width for all accessory buildings does not exceed 80% of the width of the site
at the rear property line,
except that the Director of Planning may vary the maximum height, floor area and location regulations,
provided that the varied height does not exceed 10.7 m and the varied floor area does not exceed 33.3%
of the gross floor area of the principal use.
FM-1
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September 2025
Zoning and Development By-law
Page 7
3
DENSITY, FORM AND PLACEMENT REGULATIONS
This section contains density, form and placement regulations organized by use.
3.1
All Uses
All uses in this district are subject to the following regulations.
3.1.1
Density and Floor Area
3.1.1.1
The maximum floor space ratio is 0.60, except that:
(a) for a building existing prior to December 1, 1973 and approved for dwelling use only, the floor area
may be increased by 20% of the existing floor area, provided that in no case may the maximum floor
space ratio exceed 1.00 and the increase in floor area is for dwelling use only; and
(b) the Director of Planning or Development Permit Board may increase the permitted floor space ratio to
a maximum of 1.50, if the Director of Planning or Development Permit Board considers the intent of
this schedule, all applicable Council policies and guidelines, the nature and size of the site, adequacy
of open space, overall design and the provision of amenities which would result in community
benefits.
3.1.2
Building Form and Placement
Regulations
FM-1
3.1.2.1
Maximum building height
10.7 m
Building Height
3.1.2.2
Building height will be calculated from the
building grades as established by the City
Engineer and measured at the ultimate
property line at the lane.
3.1.2.3
Despite the maximum building height in
section 3.1.2.1 above, in the case of a site
fronting on a street running east and west, no
portion of the building may extend above an
envelope formed by a vertical line measuring
7.6 m in height at the south property line and
a line extended horizontally from the vertical
line to intersect a line representing the
maximum height.
7.6 m
Base
surface
South property line
Building height envelope
10.7 m
Diagram: Maximum building height for all the
uses
FM-1
City of Vancouver
September 2025
Zoning and Development By-law
Page 8
3.1.2.4
Subject to approval of Council, the Development Permit Board may increase the maximum permitted
building height in section 3.1.2.1 above, if the Development Permit Board considers:
(a) the height, bulk, location and overall design of the building and its impacts on the site, surrounding
buildings and streets, and views;
(b) the amount of open space and the impact of the overall design on the general amenity of the area;
(c)
the peculiarities of the site with respect to traffic, surrounding developments, topography, the potential
for development both within the FM-1 district and other zoning districts that are adjacent to the site,
and other factors not characteristic of the FM-1 district; and
(d) the intent of this schedule, all applicable Council policies and guidelines, and the compatibility of the
development with adjacent buildings.
FM-1
City of Vancouver
September 2025
Zoning and Development By-law
Page 9
4
GENERAL REGULATIONS
All uses in this district are subject to the following regulations.
4.1
Computation of Floor Area
4.1.1
Computation of floor area must include:
(a) all floors, including earthen floor, having a minimum ceiling height of 1.2 m, both above and below
ground level, measured to the extreme outer limits of the building including accessory buildings; and
(b) stairways, fire escapes, elevator shafts and other features that the Director of Planning considers
similar to the foregoing, measured by their gross cross-sectional areas and included in the
measurements for each floor at which they are located.
4.1.2
Computation of floor area must exclude:
(a) balconies and decks, and any other appurtenances that the Director of Planning considers similar to
the foregoing;
(b) patios and roof decks, if the Director of Planning considers the impact on privacy and overlook;
(c)
floors or portions of floors used for off-street parking and loading, the taking on or discharging of
passengers, bicycle storage, heating and mechanical equipment, or uses that the Director of Planning
considers similar to the foregoing, which:
(i)
are at or below the base surface, provided that the maximum exclusion for a parking space does
not exceed 7.3 m in length, or
(ii)
are above the base surface and where developed as off-street parking are located in an
accessory building situated in the rear yard, provided that the maximum exclusion for a parking
space does not exceed 7.3 m in length;
(d) child day care facilities to a maximum floor area of 10% of the total permitted floor area, if the
Director of Planning is satisfied that there is a need for a child day care facility in the immediate
neighbourhood;
(e) areas of undeveloped floors that are located:
(i)
above the highest storey or partial storey, and to which there is no permanent means of access
other than a hatch, or
(ii)
adjacent to a storey or partial storey with a ceiling height of less than 1.2 m;
(f)
basement and cellar areas in a building existing prior to June 18, 1956, and approved for dwelling use
only;
(g) all residential storage area above or below base surface, except that if the residential storage area
above base surface exceeds 3.7 m² per dwelling unit, there will be no exclusion for any of the
residential storage area above base surface for that unit; and
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Zoning and Development By-law
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(h) above grade floor area built as open to below, designed in combination with venting skylights,
opening clerestory windows or other similar features that, in the opinion of the Director of Planning,
reduce energy consumption or improve natural light and ventilation to a maximum exclusion of 1% of
permitted floor area.
4.1.3
In computing the floor area, site area must be measured to the rear property line on sites where there has
been no dedication for lane purposes or the ultimate centre line of the lane on sites where land has been
dedicated for lane purposes.
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City of Vancouver
September 2025
Zoning and Development By-law
Page 11
Map 1: Sub-Areas
FM-1
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September 2025
Zoning and Development By-law
Page 12
Map 2: Sub-Areas
City of Vancouver
March 2025
Zoning and Development By-law
Page 1
R1-1
R1-1
District Schedule
1
INTENT AND OVERVIEW
1.1
Intent
The intent of this Residential Inclusive district schedule is to enable a variety of small-scale housing
options while retaining the single lot character of the area. Housing options include multiple dwellings
("multiplex" up to 6 dwelling units, or up to 8 rental dwelling units), duplexes and single detached houses.
Duplexes may include additional dwelling units such as secondary suites and lock-off units, and single
detached houses may include additional dwelling units such as secondary suites and laneway houses.
Retention of character houses is encouraged by permitting infill and multiple conversion dwellings where a
character house is retained.
Without limitation, applicable Council policies and guidelines for consideration include the Guidelines for
Additions, Infill and Multiple Conversion Dwelling in the R1-1, RT-7 and RT-9 Zones and Flood Plain
Standards and Requirements.
1.2
Overview
The table below provides an overview of the outright and conditional approval uses in the R1-1 district,
categorized by the minimum site area required, where applicable. Applicable density, form and placement
regulations in section 3 of this schedule are cross-referenced in the third column.
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
557 m2
Multiple dwelling containing 6, 7 or 8 dwelling units
3.1
464 m2
Multiple dwelling containing 5 dwelling units
3.1
306 m2
Multiple dwelling containing 3 or 4 dwelling units
3.1
Duplex or Duplex with Secondary Suite
3.2
Single Detached House or Single Detached House with
Secondary Suite
3.2
--
Other uses in section 2.1 of this schedule
3.2
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2
USE REGULATIONS
2.1
Outright and Conditional Approval Uses
All outright and conditional approval uses are subject to all other provisions of this by-law, including
Section 2, Section 10 and Section 11, and compliance with the regulations of this schedule including
section 2.2.
The uses identified in the table below as outright approval uses are permitted in this district and will be
issued a permit.
The uses identified in the table below as conditional approval uses may be approved in this district by
the Director of Planning, with or without conditions, if the Director of Planning considers the intent of this
schedule and all applicable Council policies and guidelines.
Uses are listed under their general land use category. Applicable use-specific regulations in section 2.2
of this schedule are cross-referenced in the third column. Cross-references to applicable use-specific
regulations are provided for information purposes only and do not form part of this by-law.
Use
Approval
Use-Specific
Regulations
Agricultural Uses
Urban Farm - Class A
Conditional
Cultural and Recreational Uses
Community Centre or Neighbourhood House
Conditional
Golf Course or Driving Range
Conditional
Library, in combination with Community Centre
Conditional
Marina
Conditional
Park or Playground
Conditional
Stadium or Arena
Conditional
Zoo or Botanical Garden
Conditional
Dwelling Uses
Duplex
Outright
Duplex with Secondary Suite
Conditional
2.2.1, 2.2.2,
2.2.3
Infill, in combination with the retention of a character house
Conditional
2.2.1, 2.2.2
Infill, existing as of October 17, 2023
Conditional
Laneway House
Conditional
2.2.1, 2.2.2,
2.2.4
Mixed-Use Residential Building
Conditional
2.2.5
Multiple Conversion Dwelling, resulting from the conversion of a
character house
Conditional
2.2.1, 2.2.2,
2.2.6
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Use
Approval
Use-Specific
Regulations
Multiple Conversion Dwelling, existing as of October 17, 2023
Conditional
Multiple Dwelling, containing no more than 8 dwelling units
Conditional
2.2.1, 2.2.2,
2.2.7, 2.2.8,
2.2.9, 2.2.10
Principal Dwelling Unit with Lock-Off Unit
Conditional
2.2.11
Seniors Supportive or Independent Living Housing
Conditional
Single Detached House
Outright
Single Detached House with Secondary Suite
Conditional
2.2.1, 2.2.2
Single Detached House in combination with another Single
Detached House, existing as of October 17, 2023
Conditional
Institutional Uses
Ambulance Station
Conditional
Child Day Care Facility
Conditional
Church
Conditional
Community Care or Assisted Living Facility - Class A
Outright
2.2.12
Community Care or Assisted Living Facility - Class B
Conditional
Group Residence
Conditional
Hospital
Conditional
Public Authority Use, essential in this district
Conditional
School - Elementary or Secondary
Conditional
Social Service Centre
Conditional
Office Uses
Temporary Sales Office
Conditional
Parking Uses
Parking Area, ancillary to a principal use on an adjacent site
Conditional
Retail Uses
Farmers' Market
Conditional
2.2.13
Neighbourhood Grocery Store
Conditional
Public Bike Share
Conditional
Shared E-Scooter System
Conditional
Service Uses
Bed and Breakfast Accommodation
Conditional
Short Term Rental Accommodation
Conditional
Utility and Communication Uses
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Use
Approval
Use-Specific
Regulations
Public Utility
Conditional
uncategorized
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1
Outright
2.2.14
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1 and not permitted as an outright approval use
Conditional
Accessory Uses, customarily ancillary to any outright approval use
listed in this section 2.1
Outright
2.2.15
Accessory Uses, customarily ancillary to any conditional approval
use listed in this section 2.1
Conditional
Deposition or extraction of material, which alters the configuration of
the land
Conditional
2.2
Use-Specific Regulations
2.2.1
A new multiple dwelling, duplex with secondary suite, single detached house with secondary suite,
laneway house, infill in combination with the retention of a character house, or multiple conversion dwelling
resulting from the conversion of a character house may only be permitted if:
(a) on a site less than 15.1 m in width, a minimum of 1 existing tree located in the front yard is retained
or, where an existing tree in the front yard cannot be retained or where there are no existing trees in
the front yard, a minimum of 1 tree is planted in the front yard; and
(b) on a site 15.1 m in width or wider, a minimum of 2 existing trees located in the front yard of the
site are retained or, where an existing tree in the front yard cannot be retained or where there are
no existing trees in the front yard, a minimum of 1 tree in the case where 1 existing tree could be
retained, or 2 trees in the case where no trees could be retained or there were no existing trees, are
planted in the front yard,
except that for a site without access to a lane, the Director of Planning may vary any requirement in this
section 2.2.1.
2.2.2
For the purposes of fulfilling the requirements of section 2.2.1 above:
(a) existing trees that are retained must have a trunk or stem the diameter of which, or 2 or more trunks
or stems the combined diameter of the 2 or 3 largest trunks or stems of which, measured 1.4 m above
the existing grade of the ground adjoining its base, is 20 cm or more; and
(b) for each tree that must be planted, any of the following may be planted:
(i)
1 tree as described in Part 1 of Schedule D of the Protection of Trees By-law,
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(ii)
2 trees as described in Part 2 of Schedule D of the Protection of Trees By-law, or
(iii) a tree or trees acceptable to the Director of Planning,
except that in the case of a sloping site, 1 tree as described in Part 2 of Schedule D of the Protection
of Trees By-law may be planted.
2.2.3
Duplex with secondary suite must have no more than 1 secondary suite for each dwelling unit.
2.2.4
Laneway house is regulated by Section 11 of this by-law and sections 3 and 4 of this schedule do not
apply.
2.2.5
The only non-dwelling use permitted in a mixed-use residential building is neighbourhood grocery store.
2.2.6
Multiple conversion dwelling resulting from the conversion of a character house, may be permitted if it
contains no housekeeping or sleeping units.
2.2.7
Multiple dwelling containing 7 or 8 dwelling units is only permitted where all of the dwelling units are non-
stratified and secured as residential rental tenure.
2.2.8
Multiple dwelling is only permitted on a site that:
(a) consists of a single lot on record in the Land Title Office:
(i)
prior to October 17, 2023, or
(ii)
created by subdivision;
(b) provides vehicular access from the rear of the site; and
(c)
is not located partially or fully within a designated flood plain.
2.2.9
Multiple dwellings containing the number of dwelling units specified in the first column below must have
a minimum number of dwelling units with 2 or more bedrooms according to the second or third column
below:
Number of dwelling units
Multiple dwellings where
all of the dwelling units
except a dwelling unit
occupied by a registered
owner are secured as
residential rental tenure
All other
multiple
dwellings
Multiple dwelling containing 3 dwelling units
1 dwelling unit
2 dwelling units
Multiple dwelling containing 4 dwelling units
1 dwelling unit
2 dwelling units
Multiple dwelling containing 5 dwelling units
2 dwelling units
3 dwelling units
Multiple dwelling containing 6 dwelling units
2 dwelling units
3 dwelling units
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Multiple dwelling containing 7 dwelling units
2 dwelling units
Not applicable
Multiple dwelling containing 8 dwelling units
3 dwelling units
Not applicable
2.2.10
For multiple dwelling, the Director of Planning may permit more than 1 principal building on a site, if the
Director of Planning considers the intent of this schedule and all applicable Council policies and guidelines.
2.2.11
Principal dwelling unit with lock-off unit may be permitted only in:
(a) a duplex and there may be no more than 1 lock-off unit for each dwelling unit; and
(b) a duplex with secondary suite if there is only 1 secondary suite and only 1 lock-off unit, and the lock-
off unit is in the dwelling unit without a secondary suite.
2.2.12
Community care or assisted living facility - class A is subject to the regulations, variations and relaxations
that apply to single detached house.
2.2.13
Farmers' market may be permitted if the Director of Planning considers the appropriateness of the use
with respect to compatibility with nearby sites, parking, traffic, noise, hours of operation, size of facility and
pedestrian amenity.
2.2.14
Accessory buildings customarily ancillary to any use listed in section 2.1 of this schedule are permitted as
an outright approval use if:
(a) no accessory building exceeds a
building height of 4.6 m;
(b) all accessory buildings are located:
(i)
in the rear yard,
(ii)
at least 3.1 m from the ultimate
centre line of any rear or flanking
lane, and
(iii) at least 0.6 m from the ultimate
rear property line; and
(c)
the total floor area of all accessory
buildings, measured to the extreme
outer limits of the building, does not
exceed 48 m2.
2.2.15
Accessory parking spaces customarily
ancillary to any outright approval use listed in
section 2.1 of this schedule must comply with
the provisions of section 2.2.14(b) above.
CL
Street
Lane
F
S
S
CL Centre line
R Rear yard
S Side yard
F Front yard
Property line
Distance from
ultimate centre
line of lane
Principal
building
Accessory
building
Distance from
ultimate rear
property line
Diagram: Building placement for accessory
building
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3
DENSITY, FORM AND PLACEMENT REGULATIONS
This section contains density, form and placement regulations organized by use.
3.1
Multiple dwelling, containing no more than 8 dwelling units
Multiple dwelling containing no more than 8 dwelling units is subject to the following regulations.
3.1.1
Density and Floor Area
3.1.1.1
The maximum floor space ratio is 0.70, except that the Director of Planning may increase:
(a) the permitted floor space ratio to a maximum of 1.00 for multiple dwelling containing no more than 8
dwelling units where all of the dwelling units are secured as residential rental tenure, except that 1
dwelling unit may be occupied by a registered owner of the site;
(b) the permitted floor space ratio to a maximum of 1.00 for multiple dwelling containing no more than
6 dwelling units where at least 1 dwelling unit is developed as a below-market homeownership
unit, if a partnering agreement between the City and the BC Housing Management Commission
that establishes terms and conditions related to a below-market homeownership program has been
entered into and is in effect; or
(c)
the permitted floor area by 1 m2 per amenity share or per affordable housing share provided to the
City at no cost to the City, to a maximum floor space ratio of 1.00 for multiple dwelling containing no
more than 6 dwelling units,
if the Director of Planning considers the intent of this schedule and all applicable Council policies and
guidelines.
3.1.1.2
For the purposes of this schedule, below-market homeownership unit means a dwelling unit with:
(a) at least 2 bedrooms; and
(b) a floor area of not less than 90 m2,
that is subject to a registered agreement with the BC Housing Management Commission with terms that
ensure the dwelling unit will be sold at an initial price of a minimum of 50% below fair market value to
purchasers that meet income and other eligibility criteria as specified by the BC Housing Management
Commission in consultation with the Director of Planning, and that is in compliance with a partnering
agreement between the City and the BC Housing Management Commission.
3.1.1.3
Despite section 3.1.1.1(c) above, the maximum floor space ratio achievable as a result of the provision of
amenity shares or affordable housing shares must otherwise comply in all respects with this schedule and
this by-law.
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3.1.2
Building Form and Placement
Regulations
R1-1
3.1.2.1
Site area and site frontage for multiple dwelling containing 6 or
more dwelling units:
(a) minimum site area
557 m²
(b) minimum site frontage
15.1 m
3.1.2.2
Site area and site frontage for multiple dwelling containing 5
dwelling units:
(a) minimum site area
464 m²
(b) minimum site frontage
13.4 m
3.1.2.3
Site area and site frontage for multiple dwelling containing 3 or 4
dwelling units:
(a) minimum site area
306 m²
(b) minimum site frontage
10.0 m
(c)
maximum site area for multiple dwelling containing 3 dwelling
units
463 m²
(d) maximum site frontage for multiple dwelling containing 3
dwelling units
13.3 m
3.1.2.4
Minimum site depth for:
(a) buildings in a courtyard configuration
33.5 m
(b) all other buildings
30.4 m
3.1.2.5
Maximum building height for:
(a) rear buildings
8.5 m and 2 storeys
(b) all other buildings
11.5 m and 3 storeys
3.1.2.6
Minimum front yard depth
4.9 m
3.1.2.7
Minimum side yard width
1.2 m
3.1.2.8
Minimum rear yard depth for:
(a) buildings in a courtyard configuration
0.9 m
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Regulations
R1-1
(b) all other buildings
10.7 m
3.1.2.9
Maximum building depth
19.8 m
3.1.2.10 Maximum building width
17.4 m
3.1.2.11 Minimum separation between:
(a) buildings located on a site frontage
2.4 m
(b) rear buildings
2.4 m
(c)
buildings located on a site frontage and rear buildings
6.1 m
Building Depth
3.1.2.12 For corner sites, the Director of Planning may
increase the maximum building depth if the
Director of Planning first considers the intent of
this schedule and all applicable Council policies
and guidelines.
Building Separation
3.1.2.13 Minimum separation between buildings must
be measured from the closest portion of the
exterior walls of any other building on the
site.
Building
height
Street
Lane
Separation
between
buildings
Principal
building -
rear building
Building
height
Property line
Principal
building
Diagram: Multiple dwelling - courtyard
configuration
Lane
F
S
R
S
Minimum rear
yard depth
Minimum front
yard depth
Minimum side
yard width
Separation
between buildings
C
Site depth
Principal
building
Principal building
- rear building
S Side yard
F Front yard
C Courtyard
R Rear yard
Property line
Permitted development area
Site frontage
Street
Diagram: Building placement for multiple dwelling
in a courtyard configuration
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Street
Lane
F
S
R
S
Minimum rear
yard depth
Minimum front
yard depth
Minimum side
yard width
Principal
building
Building
depth
Property line
R Rear yard
Permitted development area
F Front yard
S Side yard
Site depth
Site frontage
Diagram: Building placement for multiple dwelling
on a smaller site frontage
Street
Lane
F
S
R
C
F Front yard
Property line
C Courtyard
R Rear yard
S Side yard
Principal
building
Principal building
- rear building
Separation
between
buildings
located on
a site
frontage
and rear
buildings
S
Separation
between rear
buildings
Separation
between
buildings
located on a
site frontage
Building
width
Principal
building
Principal building
- rear building
Diagram: Separation between buildings and
building width for multiple dwelling in a courtyard
configuration on a wider site frontage
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3.2
Other Uses
All other uses not regulated by section 3.1 of this schedule are subject to the following regulations.
3.2.1
Density and Floor Area
3.2.1.1
The maximum floor space ratio is 0.60, except that for duplex and duplex with secondary suite, the
maximum floor space ratio is 0.70.
3.2.1.2
Despite section 3.2.1.1 above, the Director of Planning may increase the permitted floor space ratio to a
maximum of:
(a) 0.65 for single detached house and single detached house with secondary suite to facilitate an
addition to a character house;
(b) 0.75 for multiple conversion dwelling to facilitate an addition to a character house; or
(c)
0.85 for infill in combination with the retention of a character house,
if the Director of Planning considers the intent of this schedule and all applicable Council policies and
guidelines.
3.2.2
Building Form and Placement
Regulations
R1-1
3.2.2.1
Minimum site area for duplex, duplex with secondary suite, single
detached house, and single detached house with secondary suite
306 m²
3.2.2.2
Minimum site frontage for duplex, duplex with secondary suite,
single detached house, and single detached house with secondary
suite
7.3 m
3.2.2.3
Maximum building height
11.5 m and 3 storeys
3.2.2.4
Minimum front yard depth
4.9 m
3.2.2.5
Minimum side yard width
1.2 m
3.2.2.6
Minimum rear yard depth
10.7 m
3.2.2.7
Maximum site coverage for all buildings
50% of the site area
3.2.2.8
Maximum area of impermeable materials
75% of the site area
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Site Area and Site Frontage
3.2.2.9
The Director of Planning may reduce the
minimum site area and minimum site frontage
for a building containing a dwelling use if the
Director of Planning is satisfied with the
liveability of the dwelling units.
Building Height
3.2.2.10 Despite the maximum building height in
section 3.2.2.3 above, the third storey must
be a partial storey not exceeding 50% of the
storey immediately below.
Side Yard
3.2.2.11 For a site frontage less than 10.1 m in width,
the Director of Planning may reduce the
minimum side yard width to 1.0 m.
3.2.2.12 For sites less than 7.3 m in width, the
minimum side yard width will be reduced to
permit the construction of a single detached
house on an existing lot that was on record
in the Land Title Office as of June 24, 2014,
if the use was previously approved under
issued development or building permits.
Site Coverage and Impermeability
3.2.2.13 Except where the principal use of the site is a
parking area, the maximum site coverage for
any portion of the site used as a parking area
is 30%.
3.2.2.14 The Director of Planning may increase the
maximum area of impermeable materials for
non-dwelling uses if:
(a) there is a demonstrated need for
increased paved or otherwise
impermeable surface area to the
satisfaction of the Director of Planning;
and
Building height
Maximum building height
Property line
Diagram: Building height
Site coverage
=
Property line
R Rear yard
Permitted development area
F Front yard
S Side yard
Site frontage
Lane
F
S
R
S
Minimum rear
yard depth
Minimum front
yard depth
Minimum side
yard width
Principal
building
Street
Diagram: Building placement for principal
building
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(b) the Director of Planning considers the
intent of this schedule and all applicable
Council policies and guidelines.
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4
GENERAL REGULATIONS
All uses in this district are subject to the following regulations.
4.1
Amenity Shares and Affordable Housing Shares
4.1.1
For the purposes of this schedule, amenity has the meaning set out in Schedule F: Affordable Housing
Share and Amenity Share Cost Schedule of this by-law.
4.1.2
For the purposes of this schedule, the cost of an amenity share or affordable housing share is the amount
specified per m2 in Schedule F: Affordable Housing and Amenity Share Cost Schedule of this by-law
for the R1-1 zoning district.
4.2
Computation of Floor Area
4.2.1
Computation of floor area must include:
(a) all floors, including earthen floor, measured to the extreme outer limits of the building including
accessory buildings;
(b) stairways, fire escapes, elevator shafts, and other features that the Director of Planning considers
similar to the foregoing, measured by their gross cross-sectional areas and included in the
measurements for each floor at which they are located; and
(c)
where the distance from a floor to the floor above, or where there is no floor above, to the top of the
roof joists, exceeds 3.7 m, an amount equal to the area of the floor below the excess height.
4.2.2
Computation of floor area must exclude:
(a) the floor area of a laneway house;
(b) for multiple dwelling, where floors are used for off-street parking or bicycle storage, those floors or
portions thereof that are contained within an accessory building or a rear building, provided that:
(i)
each parking space is open on at least 2 sides and does not exceed 7.3 m in length, and
(ii)
bicycle storage to a maximum of 24 m2;
(c)
for all other uses, where floors are used for off-street parking, loading and bicycle storage, those
floors or portions thereof up to a maximum of 48 m2, that are located in:
(i)
an accessory building or a rear building,
(ii)
a principal building where a site has no developed secondary access, or
(iii) a principal building on a corner site where the rear property line of a site adjoins, without the
intervention of a lane, the side yard of a site in an R district,
provided that each parking space does not exceed 7.3 m in length;
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(d) for multiple dwelling, floors or portions thereof that are used for heating and mechanical equipment, or
uses that the Director of Planning considers similar to the foregoing, up to a maximum of 3.7 m2 per
dwelling unit;
(e) patios and roof decks;
(f)
balconies and decks, and any other appurtenances that the Director of Planning considers similar to
the foregoing, provided that the total area of these exclusions does not exceed:
(i)
12% of the permitted floor area for multiple dwelling, and
(ii)
8% of the permitted floor area for all other uses;
(g) entries, porches and verandahs, and covered porches above the first storey, if:
(i)
they are open or protected by guards that do not exceed the required minimum height,
(ii)
the total area of these exclusions, when combined with the balcony and deck exclusions under
section 4.2.2(f) above, does not exceed:
(A) 16% of the permitted floor area for multiple dwelling, or
(B) 13% of the permitted floor area for all other uses,
(iii) the depth of the total area being excluded for covered porches above the first storey does not
exceed 1.8 m, and
(iv) the ceiling height, excluding roof structure, of the total area being excluded does not exceed
3.1 m measured from the entry, porch or verandah floor;
(h) unconditioned floor areas with a ceiling height or height to the underside of joists of less than 2.0 m,
located below the floors of entries, porches and verandahs complying with section 4.2.2(g) above, to
which there is no access from the interior of the building;
(i)
areas of floors existing, proposed or as may be extended over open-to-below space located directly
below sloping roof rafters or a sloping ceiling where the ceiling is directly attached to the underside
of sloping roof rafters, and where the roof joists have a minimum 7:12 pitch and the related ceiling
maintains the same pitch as the roof joists, if:
(i)
the distance from the floor to any part of the roof rafters or ceiling is no higher than 2.3 m and no
lower than 1.2 m, both measured vertically, and
(ii)
the excluded floor area does not exceed 10% of the permitted total floor area,
and despite the definition of "partial storey" in Section 2 of this by-law, for the purposes of this
schedule the maximum permitted floor area contained in a partial storey must not include floor area
excluded in this section 4.2.2(i);
(j)
areas of undeveloped floors that are located:
(i)
above the highest storey or partial storey, and to which there is no permanent means of access
other than a hatch, or
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(ii)
adjacent to a storey or partial storey with a ceiling height of less than 1.2 m;
(k)
floors located at or below finished grade with a ceiling height of less than 1.2 m;
(l)
despite section 4.2.1(b) above, for multiple dwelling, where a dwelling unit is located above another
dwelling unit in a multiple dwelling, an area of 7.5 m2 per dwelling unit for an internal stairway that
provides access to the upper dwelling unit and the area located immediately below the internal
stairway; and
(m) child day care facilities to a maximum floor area of 10% of the permitted floor area, if the Director of
Planning is satisfied that there is a need for a child day care facility in the immediate neighbourhood.
4.3
Measurements
4.3.1
Where a building line has been established pursuant to section 8.1.2 of this by-law, such building line will
be deemed to be the southerly boundary of any required rear yard on lands described in "Plan A" of Part III
of Schedule E to this by-law, despite any dimension contained herein.
4.3.2
The maximum area of impermeable materials includes site coverage for all buildings.
4.3.3
For the purposes of section 3.1 of this schedule, building depth means the maximum distance from the
front exterior wall to the rear exterior wall, except that balconies and entries, porches and verandahs that
comply with Section 10 of this by-law and sections 4.2.2(f) and 4.2.2(g) of this schedule may be excluded
from the measurement of building depth.
4.4
External Design
4.4.1
No portion of the basement or cellar may project horizontally beyond the perimeter of the first storey,
including entries, porches and verandahs.
4.4.2
The surface of the ground adjoining a building may be lowered only for the purpose of providing:
(a) a window well for a basement or a cellar, if the lowered surface does not extend more than 1.0 m from
the surface of a wall;
(b) a sunken entrance for a basement, if:
(i)
the portion of the building abutting the lowered surface faces either the front street or the rear
property line,
(ii)
the lowered surface does not extend more than 3.1 m into the required front or rear yard,
measured from the street-facing wall and including stair runs or vertical change in grade
between the basement and the existing grade, and
(iii) the sum of the widths of all lowered surfaces abutting the building is not greater than half the
building width or 4.6 m, whichever is the lesser; or
(c)
a sunken entrance for a cellar in buildings existing prior to June 23, 2020, if:
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(i)
it complies with section 4.4.2(b) above, and
(ii)
the depth of the lowered surface does not exceed 1.8 m below the average finished grade,
except that the Director of Planning may vary the requirements of this section 4.4.2 if, in the opinion of the
Director of Planning, the design meets the intent of the regulations for quality and durability of design and
architectural expression.
4.4.3
Exterior windows in a secondary suite or lock-off unit must have a minimum total glazing area of:
(a) 10% of the total floor area of the room, in each of the kitchen, living room and dining room; and
(b) 5% of the total floor area of the room, in all other rooms, except bathrooms and laundry rooms.
4.4.4
For multiple dwelling, no exterior stairway can exceed the length of 2.4 m.
4.4.5
For multiple dwelling, a minimum area of 7.4 m2 per dwelling unit must be provided in the form of
balconies, decks, roof decks, patios, or other outdoor spaces to the satisfaction of the Director of Planning.
City of Vancouver
April 2025
Zoning and Development By-law
Page 1
RR-1
RR-1
District Schedule
1
INTENT AND OVERVIEW
1.1
Intent
The intent of this schedule is to permit triplexes and townhouses where all dwelling units are secured as
residential rental tenure.
Without limitation, applicable Council policies and guidelines for consideration include the Residential
Rental Districts Schedules Design Guidelines.
1.2
Overview
The table below provides an overview of outright and conditional approval uses in the RR-1 district,
categorized by the minimum site area required, where applicable. Applicable density, form and placement
regulations in section 3 of this schedule are cross-referenced in the third column.
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
920 m2
4-storey Townhouse, containing more than 8 dwelling units
3.1
613 m2
3-storey Townhouse, containing more than 8 dwelling units
3.1
465 m²
Townhouse, containing not less than 5 and not more than 8
dwelling units
3.1
303 m²
Townhouse, containing 4 dwelling units
3.1
Triplex
3.1
2
USE REGULATIONS
2.1
Outright and Conditional Approval Uses
All outright and conditional approval uses are subject to all other provisions of this by-law, including
Section 2, Section 10 and Section 11, and compliance with the regulations of this schedule including
section 2.2.
City of Vancouver
April 2025
Zoning and Development By-law
Page 2
RR-1
The uses identified in the table below as outright approval uses are permitted in this district and will be
issued a permit.
The uses identified in the table below as conditional approval uses may be approved in this district by the
Director of Planning or Development Permit Board, with or without conditions, if the Director of Planning or
Development Permit Board considers:
(a) the intent of this schedule and all applicable Council policies and guidelines; and
(b) the submission of any advisory group, property owner or tenant.
Uses are listed under their general land use category. Applicable use-specific regulations in section 2.2
of this schedule are cross-referenced in the third column. Cross-references to applicable use-specific
regulations are provided for information purposes only and do not form part of this by-law.
Use
Approval
Use-Specific
Regulations
Dwelling Uses
Townhouse
Conditional
2.2.1, 2.2.2,
2.2.3
Triplex
Conditional
2.2.1, 2.2.2
Retail Uses
Public Bike Share
Conditional
Shared E-Scooter System
Conditional
uncategorized
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1
Conditional
2.2.4
Accessory Uses, customarily ancillary to any use listed in this
section 2.1
Conditional
2.2
Use-Specific Regulations
2.2.1
All dwelling units must be secured as residential rental tenure, except that 1 dwelling unit in a townhouse
or triplex containing up to 8 units may be occupied by a registered owner of the site.
2.2.2
At least 35% of the dwelling units must have 2 or more bedrooms.
2.2.3
The Director of Planning may permit more than 1 principal building on a site if the Director of Planning
considers the intent of this schedule and all applicable Council policies and guidelines.
2.2.4
Accessory buildings customarily ancillary to any use listed in section 2.1 of this schedule may be permitted
if:
(a) no accessory building exceeds 3.7 m in building height; and
City of Vancouver
April 2025
Zoning and Development By-law
Page 3
RR-1
(b) all accessory buildings are located at least 0.6 m from the ultimate rear property line.
3
DENSITY, FORM AND PLACEMENT REGULATIONS
This section contains density, form and placement regulations organized by use.
3.1
All Uses
All uses in this district are subject to the following regulations.
3.1.1
Density and Floor Area
3.1.1.1
The maximum floor space ratio is:
(a) 1.45 for 4-storey townhouse containing more than 8 dwelling units;
(b) 1.20 for 3-storey townhouse containing more than 8 dwelling units;
(c)
1.00 for townhouse containing not less than 5 and not more than 8 dwelling units; and
(d) 1.00 for townhouse containing 4 dwelling units or triplex.
3.1.2
Building Form and Placement
Regulations
RR-1
3.1.2.1
Minimum site area for:
(a) 4-storey townhouse containing more than 8 dwelling units
920 m²
(b) 3-storey townhouse containing more than 8 dwelling units
613 m²
(c)
townhouse containing not less than 5 and not more than 8
dwelling units
465 m²
(d) townhouse containing 4 dwelling units or triplex
303 m²
3.1.2.2
Maximum site area for:
(a) 4-storey townhouse containing more than 8 dwelling units
1,500 m2
(b) 3-storey townhouse containing more than 8 dwelling units
1,500 m2
3.1.2.3
Minimum site frontage for:
(a) 4-storey townhouse containing more than 8 dwelling units
30.1 m
City of Vancouver
April 2025
Zoning and Development By-law
Page 4
RR-1
Regulations
RR-1
(b) 3-storey townhouse containing more than 8 dwelling units
20.1 m
(c)
townhouse containing not less than 5 and not more than 8
dwelling units
15.2 m
(d) townhouse containing 4 dwelling units or triplex
10.0 m
3.1.2.4
Maximum site frontage for:
(a) 4-storey townhouse containing more than 8 dwelling units
40.2 m
(b) 3-storey townhouse containing more than 8 dwelling units
40.2 m
3.1.2.5
Maximum building height for:
(a) 4-storey townhouse containing more than 8 dwelling units
other than a rear building
13.7 m and 4 storeys
(b) all other dwelling uses other than a rear building
11.5 m and 3 storeys
(c)
a rear building
10.7 m and 3 storeys
3.1.2.6
Minimum front yard depth
3.7 m
3.1.2.7
Minimum side yard width
1.2 m
3.1.2.8
Minimum rear yard depth
3.1 m
3.1.2.9
Maximum building depth for townhouse containing not more than
8 dwelling units
19.8 m
3.1.2.10 Minimum separation between:
(a) buildings located on a site frontage
3.1 m
(b) rear buildings
3.1 m
(c)
buildings located on a site frontage and rear buildings
7.3 m
(d) a building facing a flanking street and any other townhouse
building
4.6 m
Building Height and Floor-to-Floor Height
3.1.2.11 Despite the maximum building height in section 3.1.2.5(a) above, the fourth storey must be a partial storey
not exceeding 60% of the storey immediately below.
City of Vancouver
April 2025
Zoning and Development By-law
Page 5
RR-1
3.1.2.12 Despite the maximum building height in section 3.1.2.5(c) above, the third storey must be a partial storey
not exceeding 60% of the storey immediately below.
3.1.2.13 The maximum floor-to-floor height is 3.1 m.
3.1.2.14 The Director of Planning may:
(a) vary the requirement for a partial storey in
sections 3.1.2.11 and 3.1.2.12 above; and
(b) increase the maximum building height and
floor-to-floor height,
if the Director of Planning considers the intent
of this schedule and all applicable Council
policies and guidelines.
Side Yard
3.1.2.15 Despite the minimum side yard width in
section 3.1.2.7 above, on a corner site, the
front yard regulations in section 3.1.2.6 above
apply to the exterior side yard.
3.1.2.16 The Director of Planning may decrease the
minimum side yard width if the Director of
Planning considers the intent of this schedule
and all applicable Council policies and
guidelines.
Building Separation
3.1.2.17 Minimum separation between buildings must
be measured from the closest portion of the
exterior walls of any other building on the
site.
3.1.2.18 Despite the minimum building separation in
section 3.1.2.10(c) above, where an entrance
located at or above 1.5 m of grade, or more
than 0.6 m below grade, is connected to
grade by stairs that project into a courtyard,
the separation between buildings must be at
least 9.1 m.
3.1.2.19 The Director of Planning may decrease the minimum separation between buildings if the Director of
Planning considers the intent of this schedule and all applicable Council policies and guidelines.
Flanking street
Lane
S
R
F
C
S
Street
Rear yard depth
Exterior side yard width
Front yard depth
Side yard width
7.3 m
4.6 m
3.1 m
Property line
C Courtyard
S Side yard
F Front yard
R Rear yard
Townhouse
building
Townhouse
building
Townhouse
building
Rear
building
Rear
building
Diagram: Building placement for a corner site -
courtyard configuration
Entrance below grade
Street
Lane
Separation
between
buildings
Entrance above grade
Rear
building
Diagram: Minimum separation between buildings
projecting into a courtyard
City of Vancouver
April 2025
Zoning and Development By-law
Page 6
RR-1
Discretion to Vary Other Regulations
3.1.2.20 If the Director of Planning considers the intent of this schedule and all applicable Council policies and
guidelines, the Director of Planning may vary:
(a) the minimum and maximum site area;
(b) the minimum and maximum site frontage;
(c)
the minimum front yard depth;
(d) the minimum rear yard depth; and
(e) the maximum building depth.
City of Vancouver
April 2025
Zoning and Development By-law
Page 7
RR-1
4
GENERAL REGULATIONS
All uses in this district are subject to the following regulations.
4.1
Computation of Floor Area
4.1.1
Computation of floor area must include:
(a) all floors, including earthen floor, measured to the extreme outer limits of the building including
accessory buildings; and
(b) stairways, fire escapes, elevator shafts, and other features that the Director of Planning considers
similar to the foregoing, measured by their gross cross-sectional areas and included in the
measurements for each floor at which they are located.
4.1.2
Computation of floor area must exclude:
(a) balconies, decks, exterior passageways for townhouse access, and any other appurtenances that the
Director of Planning considers similar to the foregoing, provided that the total area of these exclusions
does not exceed 12% of the permitted floor area;
(b) patios and roof decks, if the Director of Planning considers the impact on privacy and overlook;
(c)
off-street parking and loading located at or below base surface, provided that the maximum exclusion
for a parking space does not exceed 7.3 m in length;
(d) bicycle storage located in a principal building or an accessory building;
(e) heating and mechanical equipment, or uses that the Director of Planning considers similar to the
foregoing;
(f)
areas of undeveloped floors that are located:
(i)
above the highest storey or partial storey and to which there is no permanent means of access
other than a hatch, or
(ii)
adjacent to a storey or partial storey with a ceiling height of less than 1.2 m;
(g) floors located at or below finished grade with a ceiling height of less than 1.2 m;
(h) entries, porches and verandahs, if:
(i)
the side facing the street, rear property line or courtyard is open or protected by guards that do
not exceed the required minimum height,
(ii)
the total excluded area, when combined with the balcony and deck exclusions under section
4.1.2(a) above, does not exceed 16% of the permitted floor area, and
(iii) the ceiling height, excluding roof structures, of the total area being excluded does not exceed
3.1 m measured from the entry, porch or verandah floor;
City of Vancouver
April 2025
Zoning and Development By-law
Page 8
RR-1
(i)
all residential storage area above or below base surface, except that if residential storage area above
base surface exceeds 3.7 m² per dwelling unit, there will be no exclusion for any of the residential
storage area above base surface for that unit; and
(j)
amenity areas, including recreation facilities and meeting rooms, accessory to a dwelling use, to a
maximum area of 10% of the total permitted floor area.
4.2
Yards: Projections
4.2.1
No portion of underground parking is permitted to project into any required yard except for an access
ramp, except that the Director of Planning may vary this requirement if the Director of Planning considers
the intent of this schedule and all applicable Council policies and guidelines.
4.2.2
Entries, porches and verandahs complying with section 4.1.2(h) of this schedule may project up to
1.8 m into the required rear yard.
4.3
Building Depth: Measurement
4.3.1
Building depth means the distance from the front exterior wall measured in a straight line to a point directly
opposite on the rear exterior wall, except that balconies and entries, porches and verandahs that comply
with section 10.8 of this by-law and section 4.2.2 of this schedule may be excluded from the measurement
of building depth.
4.4
Access to Natural Light
4.4.1
Each habitable room must have at least 1 window on an exterior wall of a building.
4.4.2
For the purposes of section 4.4.1 above, habitable room means any room except a bathroom or kitchen.
4.5
External Design
4.5.1
The following features are permitted in the courtyard:
(a) the features permitted in section 10.8 of this by-law, except balconies; and
(b) entries, porches and verandahs complying with section 4.1.2(h) of this schedule.
4.5.2
The minimum width of a dwelling unit in a townhouse must be at least 4.2 m, measured between finished
wall surfaces.
4.5.3
The Director of Planning may vary the requirements of this section 4.5 if the Director of Planning considers
the intent of this schedule and all applicable Council policies and guidelines.
City of Vancouver
April 2025
Zoning and Development By-law
Page 1
RR-2A, RR-2B and RR-2C
RR-2A, RR-2B and RR-2C
Districts Schedule
1
INTENT AND OVERVIEW
1.1
Intent
The intent of this schedule is to permit apartments where all dwelling units are secured as residential rental
tenure as follows:
-
in the RR-2A district, up to 4 storeys;
-
in the RR-2B district, up to 5 storeys; and
-
in the RR-2C district, up to 6 storeys if a minimum of 20% of the floor area is secured as below-market
rental dwelling units.
On sites of sufficient depth, 3-storey townhouses may be permitted in combination with an apartment if
townhouses are located at the rear of the site.
Without limitation, applicable Council policies and guidelines for consideration include the Residential
Rental Districts Schedules Design Guidelines.
1.2
Overview
The table below provides an overview of outright and conditional approval uses in the RR-2A, RR-2B and
RR-2C districts, categorized by the minimum site area required, where applicable. Applicable density, form
and placement regulations in section 3 of this schedule are cross-referenced in the third column.
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
920 m2
Apartment, up to 6 storeys in the RR-2C district
3.1
Apartment in combination with Townhouse in the RR-2C district
3.1
613 m2
Apartment, up to 5 storeys in the RR-2B district
3.1
Apartment, up to 4 storeys in the RR-2A district
3.1
Apartment in combination with Townhouse in the RR-2A and
RR-2B districts
3.1
City of Vancouver
April 2025
Zoning and Development By-law
Page 2
RR-2A, RR-2B and RR-2C
2
USE REGULATIONS
2.1
Outright and Conditional Approval Uses
All outright and conditional approval uses are subject to all other provisions of this by-law, including
Section 2, Section 10 and Section 11, and compliance with the regulations of this schedule including
section 2.2.
The uses identified in the table below as outright approval uses are permitted in these districts and will be
issued a permit.
The uses identified in the table below as conditional approval uses may be approved in these districts
by the Director of Planning or Development Permit Board, with or without conditions, if the Director of
Planning or Development Permit Board considers:
(a) the intent of this schedule and all applicable Council policies and guidelines; and
(b) the submission of any advisory group, property owner or tenant.
Uses are listed under their general land use category. Applicable use-specific regulations in section 2.2
of this schedule are cross-referenced in the third column. Cross-references to applicable use-specific
regulations are provided for information purposes only and do not form part of this by-law.
Use
Approval
Use-Specific
Regulations
Dwelling Uses
Apartment
Conditional
2.2.1, 2.2.2,
2.2.3, 2.2.4
Townhouse
Conditional
2.2.1, 2.2.2,
2.2.3, 2.2.4,
2.2.5
Retail Uses
Public Bike Share
Conditional
Shared E-Scooter System
Conditional
uncategorized
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1
Conditional
2.2.6
Accessory Uses, customarily ancillary to any use listed in this
section 2.1
Conditional
2.2
Use-Specific Regulations
2.2.1
All dwelling units must be secured as residential rental tenure.
City of Vancouver
April 2025
Zoning and Development By-law
Page 3
RR-2A, RR-2B and RR-2C
2.2.2
At least 35% of the dwelling units must have 2 or more bedrooms.
2.2.3
In the RR-2C district, a minimum of 20% of the floor area must be secured as below-market rental dwelling
units which, for the purposes of this schedule, means dwelling units where:
(a) the maximum starting rents and rents at unit turnover are at least 10% less than the average rents
for all private rental apartment units, city-wide as published by the Canada Mortgage and Housing
Corporation in the Rental Market Report in the previous calendar year; and
(b) the starting rent and turnover rent requirements are secured through a housing agreement.
2.2.4
The Director of Planning may permit more than 1 principal building on a site if the Director of Planning
considers the intent of this schedule and all applicable Council policies and guidelines.
2.2.5
Townhouse is only permitted in combination with apartment and must be located at the rear of the site.
2.2.6
Accessory buildings customarily ancillary to any use listed in section 2.1 of this schedule may be permitted
if:
(a) no accessory building exceeds 3.7 m in building height; and
(b) all accessory buildings are located at least 0.6 m from the ultimate rear property line.
City of Vancouver
April 2025
Zoning and Development By-law
Page 4
RR-2A, RR-2B and RR-2C
3
DENSITY, FORM AND PLACEMENT REGULATIONS
This section contains density, form and placement regulations organized by use.
3.1
All Uses
All uses in these districts are subject to the following regulations.
3.1.1
Density and Floor Area
3.1.1.1
The maximum floor space ratio is:
(a) 1.75 in the RR-2A district;
(b) 2.20 in the RR-2B district; and
(c)
2.40 in the RR-2C district.
3.1.1.2
Despite section 3.1.1.1 above, the Director of Planning may increase the permitted floor space ratio to a
maximum of 2.00 in the RR-2A district, 2.40 in the RR-2B district, and 2.70 in the RR-2C district, if:
(a) the site depth does not exceed 33.5 m; or
(b) the site is a corner site that:
(i)
adjoins a dedicated lane at the rear, whether or not that lane is constructed, or is a double-
fronting site,
(ii)
has a minimum site frontage of 40.2 m, and
(iii) has a minimum site area of 1,470 m2,
and if the Director of Planning considers the intent of this schedule and all applicable Council policies and
guidelines.
3.1.1.3
Despite sections 3.1.1.1 and 3.1.1.2 above, the Director of Planning may increase the permitted floor
space ratio in the RR-2C district for social housing to:
(a) a maximum of 2.70; or
(b) a maximum of 3.00 for a corner site that:
(i)
adjoins a dedicated lane at the rear, whether or not that lane is constructed, or is a double-
fronting site,
(ii)
has a minimum site frontage of 40.2 m, and
(iii) has a minimum site area of 1,470 m2,
if the Director of Planning considers the intent of this schedule and all applicable Council policies and
guidelines.
City of Vancouver
April 2025
Zoning and Development By-law
Page 5
RR-2A, RR-2B and RR-2C
3.1.2
Building Form and Placement
Regulations
RR-2A
RR-2B
RR-2C
3.1.2.1
Minimum site area
613 m²
613 m²
920 m²
3.1.2.2
Minimum site frontage
20.1 m
20.1 m
30.1 m
3.1.2.3
Maximum site frontage for:
(a) a corner site
45.7 m
no maximum
no maximum
(b) all sites other than a corner site
30.5 m
no maximum
no maximum
3.1.2.4
Minimum site depth for:
(a) apartment
30.5 m
(b) apartment in combination with townhouse
41.1 m
3.1.2.5
Maximum building height for:
(a) apartment
13.7 m and
4 storeys
16.8 m and
5 storeys
19.8 m and
6 storeys
(b) townhouse
10.7 m and 3 storeys
3.1.2.6
Minimum front yard depth
3.7 m
3.1.2.7
Minimum side yard width
1.8 m
2.4 m
2.4 m
3.1.2.8
Minimum rear yard depth for:
(a) apartment
7.6 m
(b) apartment in combination with townhouse
3.1 m
3.1.2.9
Minimum setback of all exterior walls of the
sixth storey from the exterior face of the wall
of the storey below, for apartment
2.4 m
3.1.2.10 Maximum building depth for apartment
22.8 m
City of Vancouver
April 2025
Zoning and Development By-law
Page 6
RR-2A, RR-2B and RR-2C
Regulations
RR-2A
RR-2B
RR-2C
3.1.2.11 Maximum building width
45.7 m
3.1.2.12 Minimum separation between:
(a) apartment buildings located on a site
frontage
7.3 m
(b) apartment and townhouse buildings
7.3 m
(c)
townhouse buildings
3.1 m
Building Height and Floor-to-Floor Height
3.1.2.13 Despite the maximum building height in
section 3.1.2.5(b) above, the third storey of
a townhouse must be a partial storey not
exceeding 60% of the storey immediately
below.
3.1.2.14 The maximum floor-to-floor height is 3.1 m.
3.1.2.15 The Director of Planning may:
(a) vary the requirement for a partial storey in
section 3.1.2.13 above; and
(b) increase the maximum building height and
floor-to-floor height,
if the Director of Planning considers the intent of
this schedule and all applicable Council policies and
guidelines.
Side Yard
3.1.2.16 Despite the minimum side yard width in
section 3.1.2.7 above, in the case of a corner
site, the front yard regulations in section
3.1.2.6 above apply to the exterior side yard.
3.1.2.17 The Director of Planning may decrease the minimum side yard width if the Director of Planning considers
the intent of this schedule and all applicable Council policies and guidelines.
Rear Yard
Street
Lane
R
C
F
S
S
Front yard depth
Separation
between buildings
Side yard width
Side yard width
Rear yard depth
Apartment
building
Townhouse
building
Townhouse
building
Apartment
building
Property line
C Courtyard
S Side yard
F Front yard
R Rear yard
Diagram: Building placement - courtyard
configuration
City of Vancouver
April 2025
Zoning and Development By-law
Page 7
RR-2A, RR-2B and RR-2C
3.1.2.18 Despite the minimum rear yard depth in
section 3.1.2.8(a) above, in the case of an
apartment on a corner site, the minimum
depth of the rear yard may be decreased to
4.6 m, if the portion of the building for which
the rear yard is decreased:
(a) is located a minimum distance of
15.3 m from an adjoining site with
or without the intervention of a lane,
measured from the side property line;
and
(b) does not exceed 22.8 m in width.
3.1.2.19 The Director of Planning may decrease the
minimum rear yard depth if the Director of
Planning considers the intent of this schedule
and all applicable Council policies and
guidelines.
Setback
3.1.2.20 The minimum setback of all exterior walls
in section 3.1.2.9 above is not required if
dwelling units are secured as social housing.
3.1.2.21 The Director of Planning may decrease the
minimum setback of all exterior walls if the
Director of Planning considers the intent
of this schedule and all applicable Council
policies and guidelines.
Building Separation
3.1.2.22 Minimum separation between buildings in
section 3.1.2.12(a) above must be measured
from the closest portion of the exterior side
wall of any other apartment on the site.
3.1.2.23 Minimum separation between buildings in sections 3.1.2.12(b) and 3.1.2.12(c) above must be measured
from the closest portion of the exterior walls of the buildings.
3.1.2.24 The Director of Planning may decrease the minimum separation between buildings if the Director of
Planning considers the intent of this schedule and all applicable Council policies and guidelines.
Lane
Street
Flanking street
F
R
S
S
15.3 m
22.8 m
7.6 m
Rear yard depth
R Rear yard
S Side yard
F Front yard
Property line
Apartment
Diagram: Decreased minimum rear yard depth for
apartment on a corner site
City of Vancouver
April 2025
Zoning and Development By-law
Page 8
RR-2A, RR-2B and RR-2C
Discretion to Vary Other Regulations
3.1.2.25 If the Director of Planning considers the intent of this schedule and all applicable Council policies and
guidelines, the Director of Planning may vary:
(a) the minimum site area;
(b) the minimum and maximum site frontage;
(c)
the minimum site depth;
(d) the minimum front yard depth;
(e) the maximum building depth; and
(f)
the maximum building width.
City of Vancouver
April 2025
Zoning and Development By-law
Page 9
RR-2A, RR-2B and RR-2C
4
GENERAL REGULATIONS
All uses in these districts are subject to the following regulations.
4.1
Computation of Floor Area
4.1.1
Computation of floor area must include:
(a) all floors, including earthen floor, measured to the extreme outer limits of the building including
accessory buildings; and
(b) stairways, fire escapes, elevator shafts, and other features that the Director of Planning considers
similar to the foregoing, measured by their gross cross-sectional areas and included in the
measurements for each floor at which they are located.
4.1.2
Computation of floor area must exclude:
(a) balconies, decks, exterior passageways for townhouse access, and any other appurtenances that the
Director of Planning considers similar to the foregoing, provided that the total area of these exclusions
does not exceed 12% of the permitted floor area;
(b) patios and roof decks, if the Director of Planning considers the impact on privacy and overlook;
(c)
off-street parking and loading located at or below base surface, provided that the maximum exclusion
for a parking space does not exceed 7.3 m in length;
(d) bicycle storage located in a principal building or an accessory building;
(e) heating and mechanical equipment, or uses that the Director of Planning considers similar to the
foregoing;
(f)
areas of undeveloped floors that are located:
(i)
above the highest storey or partial storey and to which there is no permanent means of access
other than a hatch, or
(ii)
adjacent to a storey or partial storey with a ceiling height of less than 1.2 m;
(g) floors located at or below finished grade with a ceiling height of less than 1.2 m;
(h) entries, porches and verandahs, if:
(i)
the side facing the street, rear property line or courtyard is open or protected by guards that do
not exceed the required minimum height,
(ii)
the total excluded area, when combined with the balcony and deck exclusions under section
4.1.2(a) above, does not exceed 16% of the permitted floor area, and
(iii) the ceiling height, excluding roof structures, of the total area being excluded does not exceed
3.1 m measured from the entry, porch or verandah floor;
City of Vancouver
April 2025
Zoning and Development By-law
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RR-2A, RR-2B and RR-2C
(i)
all residential storage area above or below base surface, except that if residential storage area above
base surface exceeds 3.7 m² per dwelling unit, there will be no exclusion for any of the residential
storage area above base surface for that unit; and
(j)
amenity areas, including recreation facilities and meeting rooms, accessory to a dwelling use, to a
maximum area of 10% of the total permitted floor area.
4.2
Yards: Projections
4.2.1
No portion of underground parking is permitted to project into any required yard except for an access
ramp, except that the Director of Planning may vary this requirement if the Director of Planning considers
the intent of this schedule and all applicable Council policies and guidelines.
4.2.2
Entries, porches and verandahs complying with section 4.1.2(h) of this schedule may project up to
1.8 m into the required rear yard.
4.3
Building Depth: Measurement
4.3.1
Building depth means the distance from the front exterior wall measured in a straight line to a point directly
opposite on the rear exterior wall, except that balconies and entries, porches and verandahs that comply
with section 10.8 of this by-law and section 4.2.2 of this schedule may be excluded from the measurement
of building depth.
4.4
Access to Natural Light
4.4.1
Each habitable room must have at least 1 window on an exterior wall of a building.
4.4.2
For the purposes of section 4.4.1 above, habitable room means any room except a bathroom or kitchen.
4.5
External Design
4.5.1
The following features are permitted in the courtyard:
(a) the features permitted in section 10.8 of this by-law, except balconies; and
(b) entries, porches and verandahs complying with section 4.1.2(h) of this schedule.
4.5.2
The minimum width of a dwelling unit in a townhouse is 4.2 m, measured between finished wall surfaces.
4.5.3
The Director of Planning may vary the requirements of this section 4.5 if the Director of Planning considers
the intent of this schedule and all applicable Council policies and guidelines.
City of Vancouver
April 2025
Zoning and Development By-law
Page 1
RR-3A and RR-3B
RR-3A and RR-3B
Districts Schedule
1
INTENT AND OVERVIEW
1.1
Intent
The intent of this schedule is to permit mixed-use residential buildings where all dwelling units are secured
as residential rental tenure. In the RR-3A district, developments are permitted up to 4 storeys. In the
RR-3B district, developments are permitted up to 6 storeys if a minimum of 20% of the residential floor
area is secured as below-market rental dwelling units.
Without limitation, applicable Council policies and guidelines for consideration include the Residential
Rental Districts Schedules Design Guidelines.
1.2
Overview
The table below provides an overview of outright and conditional approval uses in the RR-3A and RR-3B
districts, categorized by the minimum site area required, where applicable. Applicable density, form and
placement regulations in section 3 of this schedule are cross-referenced in the third column.
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
920 m2
Mixed-Use Residential Building
3.1
2
USE REGULATIONS
2.1
Outright and Conditional Approval Uses
All outright and conditional approval uses are subject to all other provisions of this by-law, including
Section 2, Section 10 and Section 11, and compliance with the regulations of this schedule including
section 2.2.
The uses identified in the table below as outright approval uses are permitted in these districts and will be
issued a permit.
City of Vancouver
April 2025
Zoning and Development By-law
Page 2
RR-3A and RR-3B
The uses identified in the table below as conditional approval uses may be approved in these districts
by the Director of Planning or Development Permit Board, with or without conditions, if the Director of
Planning or Development Permit Board considers:
(a) the intent of this schedule and all applicable Council policies and guidelines; and
(b) the submission of any advisory group, property owner or tenant.
Uses are listed under their general land use category. Applicable use-specific regulations in section 2.2
of this schedule are cross-referenced in the third column. Cross-references to applicable use-specific
regulations are provided for information purposes only and do not form part of this by-law.
Use
Approval
Use-Specific
Regulations
Dwelling Uses
Mixed-Use Residential Building
Conditional
2.2.1, 2.2.2,
2.2.3, 2.2.4,
2.2.5, 2.2.6,
2.2.7
Dwelling Uses
Public Bike Share
Conditional
Shared E-Scooter System
Conditional
uncategorized
Accessory Uses, customarily ancillary to any use listed in this
section 2.1
Conditional
2.2
Use-Specific Regulations
2.2.1
All dwelling units must be secured as residential rental tenure.
2.2.2
The only non-dwelling uses permitted in a mixed-use residential building are:
(a) cultural and recreational uses;
(b) institutional uses;
(c)
office uses;
(d) retail uses;
(e) service uses; or
(f)
any other use that the Director of Planning considers comparable in nature to the uses listed in this
section 2.2.2, having regard to the intent of this schedule.
City of Vancouver
April 2025
Zoning and Development By-law
Page 3
RR-3A and RR-3B
2.2.3
At least 35% of the dwelling units must have 2 or more bedrooms.
2.2.4
In a mixed-use residential building, dwelling uses are not permitted within a depth of 10.7 m from the front
wall of the first storey of a building, extending across the full width of the building, except for entrances to
the portion containing dwelling uses.
2.2.5
In the RR-3A district, the second storey and above, measured from the front property line, is limited to
dwelling uses only.
2.2.6
In the RR-3B district, the third storey and above, measured from the front property line, is limited to
dwelling uses only.
2.2.7
In the the RR-3B district, a minimum of 20% of the residential floor area must be secured as below-market
rental dwelling units which, for the purposes of this schedule, means dwelling units where:
(a) the maximum starting rents and rents at unit turnover are at least 20% less than the average rents
for all private rental apartment units, city-wide as published by the Canada Mortgage and Housing
Corporation in the Rental Market Report in the previous calendar year; and
(b) the starting rent and turnover rent requirements are secured through a housing agreement.
City of Vancouver
April 2025
Zoning and Development By-law
Page 4
RR-3A and RR-3B
3
DENSITY, FORM AND PLACEMENT REGULATIONS
This section contains density, form and placement regulations organized by use.
3.1
All Uses
All uses in these districts are subject to the following regulations.
3.1.1
Density and Floor Area
3.1.1.1
The maximum floor space ratio is:
(a) 2.40 in the RR-3A district; and
(b) 3.40 in the RR-3B district,
except that the floor space ratio for non-dwelling uses must be at least 0.35.
3.1.1.2
Despite section 3.1.1.1 above, the Director of Planning may increase the permitted floor space ratio to a
maximum of 2.50 in the RR-3A district and 3.50 in the RR-3B district, if the site is a corner site that:
(a) adjoins a dedicated lane at the rear, whether or not that lane is constructed, or is a double-fronting
site;
(b) has a minimum site frontage of 40.2 m; and
(c)
has a minimum site area of 1,470 m2,
and if the Director of Planning first considers the intent of this schedule and all applicable Council policies
and guidelines.
3.1.2
Building Form and Placement
Regulations
RR-3A
RR-3B
3.1.2.1
Minimum site area
920 m²
3.1.2.2
Minimum site frontage
30.1 m
3.1.2.3
Maximum building height
15.3 m and
4 storeys
22.0 m and
6 storeys
3.1.2.4
Minimum front yard depth
2.5 m
3.1.2.5
Minimum side yard width for a side yard that:
(a) adjoins the side yard of a site located in an R district, without
the intervention of a lane
3.7 m
City of Vancouver
April 2025
Zoning and Development By-law
Page 5
RR-3A and RR-3B
Regulations
RR-3A
RR-3B
(b) does not adjoin the side yard of a site located in an R district
not required
3.1.2.6
Minimum rear yard depth for portions of a building not containing
dwelling uses, with a building height less than 6.1 m
1.5 m
3.1.2.7
Minimum rear setback for portions of a building:
(a) not containing dwelling uses, and with a building height of
6.1 m or more
6.1 m
(b) containing dwelling uses
6.1 m
3.1.2.8
Minimum setback of all exterior walls of the 6th storey from the
exterior face of the wall of the storey below
not applicable
2.4 m
Building Height and Floor-to-Floor Height
3.1.2.9
The maximum height of a building is
measured from a plane formed by lines
extending horizontally back from the officially
established building grades at the front
property line.
3.1.2.10 Despite the maximum building height in
sections 3.1.2.3 and 3.1.2.9 above, portions
of a building located within 6.1 m of the
ultimate rear property line must not exceed
6.1 m in building height measured from base
surface, except for portions of a building
where the rear yard may be decreased under
section 3.1.2.16 below.
3.1.2.11 The minimum floor-to-floor height is 5.2 m for
non-dwelling uses.
3.1.2.12 The Director of Planning may increase the
maximum building height and decrease the
minimum floor-to-floor height if the Director of
Planning considers the intent of this schedule
and all applicable Council policies and
guidelines.
Side Yard
3.1.2.13 Despite the minimum side yard width in
section 3.1.2.5 above, in the case of a corner
site, the front yard regulations in section
6.1 m
Measured
from building
grade at the
front property
line
6.1 m
measured from
base surface
Base surface
Front yard depth
Rear yard depth
Property line
Maximum building height
Front
Rear
2.4 m
2.4 m
Diagram: Maximum building height for a 6-storey
building in RR-3B
City of Vancouver
April 2025
Zoning and Development By-law
Page 6
RR-3A and RR-3B
3.1.2.4 above and section 3.1.2.19(c) below,
apply to the exterior side yard.
3.1.2.14 The Director of Planning may decrease the
minimum side yard width if the Director of
Planning considers the intent of this schedule
and all applicable Council policies and
guidelines.
Rear Yard and Rear Setback
3.1.2.15 Despite the minimum rear yard depth in
section 3.1.2.6 above, in the case of a
corner site where the rear of the site adjoins
with the side yard of a site located in an R
district, without the intervention of a lane,
the minimum depth of the rear yard must be
3.1 m.
3.1.2.16 Despite the minimum rear setback in section
3.1.2.7 above, in the case of a corner site,
for portions of a building above 6.1 m in
height, the rear setback may be decreased
to a minimum depth of 4.6 m if the portion
of the building for which the rear setback is
decreased:
(a) is located a minimum distance of
15.3 m from an adjoining site; and
(b) does not exceed 22.8 m in width.
3.1.2.17 Despite the minimum rear setback in section 3.1.2.7(b) above, roof decks may project into the setback.
3.1.2.18 The Director of Planning may decrease the minimum rear yard depth or rear setback if the Director of
Planning considers the intent of this schedule and all applicable Council policies and guidelines.
Discretion to Vary Other Regulations
3.1.2.19 If the Director of Planning considers the intent of this schedule and all applicable Council policies and
guidelines, the Director of Planning may vary:
(a) the minimum site area;
(b) the minimum site frontage;
(c)
the minimum front yard depth; and
Lane
Street
Flanking street
F
R
S
15.3 m
22.8 m
6.1 m
Rear yard depth
R Rear yard
S Side yard
F Front yard
Property line
Portions of the building
above 6.1 m in height
Portions of the building
up to 6.1 m in height
Principal
building
Diagram: Decreased minimum rear yard
requirements on a corner site
City of Vancouver
April 2025
Zoning and Development By-law
Page 7
RR-3A and RR-3B
(d) the minimum setback of exterior walls.
Lane
Flanking street
Street
F
S
R
S
6.1 m
3.7 m
R
district
S Side yard
Property line
Portions of a building with a
height of 6.1 m or more or
containing dwelling uses
Portions of a building with a
height of 6.1 m or more or
containing dwelling uses
Non-dwelling uses under 6.1 m
in height
Diagram: Minimum rear yard and rear setback for
a corner site adjacent to an R district site without
the intervention of a lane
City of Vancouver
April 2025
Zoning and Development By-law
Page 8
RR-3A and RR-3B
4
GENERAL REGULATIONS
All uses in these districts are subject to the following regulations.
4.1
Computation of Floor Area
4.1.1
Computation of floor area must include:
(a) all floors, including earthen floor, measured to the extreme outer limits of the building including
accessory buildings; and
(b) stairways, fire escapes, elevator shafts, and other features that the Director of Planning considers
similar to the foregoing, measured by their gross cross-sectional areas and included in the
measurements for each floor at which they are located.
4.1.2
Computation of floor area must exclude:
(a) balconies and decks, and any other appurtenances that the Director of Planning considers similar to
the foregoing, provided that the total area of these exclusions does not exceed 12% of the permitted
floor area;
(b) patios and roof decks, if the Director of Planning considers the impact on privacy and overlook;
(c)
off-street parking and loading located at or below base surface, provided that the maximum exclusion
for a parking space does not exceed 7.3 m in length;
(d) bicycle storage located in a principal building or an accessory building;
(e) heating and mechanical equipment, or uses that the Director of Planning considers similar to the
foregoing;
(f)
all residential storage area above or below base surface, except that if residential storage area above
base surface exceeds 3.7 m² per dwelling unit, there will be no exclusion for any of the residential
storage area above base surface for that unit; and
(g) amenity areas, including recreation facilities and meeting rooms, accessory to a dwelling use, to a
maximum area of 10% of the total permitted floor area.
4.2
Access to Natural Light
4.2.1
Each habitable room must have at least 1 window on an exterior wall of a building.
4.2.2
For the purposes of section 4.2.1 above, habitable room means any room except a bathroom or kitchen.
City of Vancouver
April 2025
Zoning and Development By-law
Page 1
C-1
C-1
District Schedule
1
INTENT AND OVERVIEW
1.1
Intent
The intent of this schedule is to provide for small-scale convenience commercial establishments, catering
typically to the needs of a local neighbourhood and consisting primarily of retail sales and limited service
functions, and to provide for dwelling uses designed to be compatible with commercial uses.
Without limitation, applicable Council policies and guidelines for consideration include the C-1 Residential
Guidelines.
1.2
Overview
The table below provides an overview of outright and conditional approval uses in the C-1 district,
categorized by the minimum site area required, where applicable. Applicable density, form and placement
regulations in section 3 of this schedule are cross-referenced in the third column.
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
--
All uses in section 2.1 of this schedule
3.1
2
USE REGULATIONS
2.1
Outright and Conditional Approval Uses
All outright and conditional approval uses are subject to all other provisions of this by-law, including
Section 2, Section 10 and Section 11, and compliance with the regulations of this schedule including
section 2.2.
The uses identified in the table below as outright approval uses are permitted in this district and will be
issued a permit.
City of Vancouver
April 2025
Zoning and Development By-law
Page 2
C-1
The uses identified in the table below as conditional approval uses may be approved in this district by the
Director of Planning or Development Permit Board, with or without conditions, if the Director of Planning or
Development Permit Board considers:
(a) the intent of this schedule and all applicable Council policies and guidelines; and
(b) the submission of any advisory group, property owner or tenant.
Uses are listed under their general land use category. Applicable use-specific regulations in section 2.2
of this schedule are cross-referenced in the third column. Cross-references to applicable use-specific
regulations are provided for information purposes only and do not form part of this by-law.
Use
Approval
Use-Specific
Regulations
Agricultural Uses
Urban Farm - Class B
Conditional
Cultural and Recreational Uses
Artist Studio
Conditional
2.2.1
Billiard Hall
Conditional
2.2.1
Bowling Alley
Conditional
2.2.1
Club
Conditional
2.2.1
Community Centre or Neighbourhood House
Conditional
2.2.1
Fitness Centre
Conditional
2.2.1
Library
Conditional
2.2.1
Park or Playground
Conditional
Rink
Conditional
2.2.1
Swimming Pool
Conditional
2.2.1
Dwelling Uses
Mixed-Use Residential Building
Conditional
2.2.2, 2.2.3,
2.2.4
Multiple Conversion Dwelling, resulting from the conversion of a
building existing prior to June 18, 1956
Conditional
2.2.5
Residential Unit associated with and forming an integral part of an
Artist Studio
Conditional
Seniors Supportive or Independent Living Housing
Conditional
Institutional Uses
Child Day Care Facility
Conditional
2.2.1
Church
Conditional
2.2.1
Community Care or Assisted Living Facility - Class B
Conditional
2.2.1
Group Residence
Conditional
2.2.1
Hospital
Conditional
2.2.1
City of Vancouver
April 2025
Zoning and Development By-law
Page 3
C-1
Use
Approval
Use-Specific
Regulations
Public Authority Use
Conditional
2.2.1
School - Elementary or Secondary
Conditional
2.2.1
Social Service Centre
Conditional
2.2.1
Office Uses
Financial Institution
Conditional
2.2.1
General Office
Outright
2.2.1, 2.2.6
Health Care Office
Conditional
2.2.1
Health Enhancement Centre
Conditional
2.2.1
Parking Uses
Parking Uses
Conditional
Retail Uses
Cannabis Store
Conditional
2.2.1
Farmers' Market
Conditional
2.2.7
Gasoline Station - Full Serve
Conditional
Gasoline Station - Split Island
Conditional
Grocery or Drug Store, except for Small-Scale Pharmacy
Outright
2.2.1, 2.2.6
Grocery Store with Liquor Store
Conditional
2.2.1
Liquor Store
Conditional
2.2.1
Pawnshop
Conditional
2.2.1
Public Bike Share
Conditional
Retail Store
Outright
2.2.1, 2.2.6
Secondhand Store
Conditional
2.2.1
Shared E-Scooter System
Conditional
Small-Scale Pharmacy
Conditional
2.2.1
Service Uses
Barber Shop or Beauty Salon
Outright
2.2.1, 2.2.6
Beauty and Wellness Centre
Outright
2.2.1, 2.2.6
Bed and Breakfast Accommodation
Conditional
2.2.1
Laundromat or Dry Cleaning Establishment
Outright
2.2.1, 2.2.6
Neighbourhood Public House
Conditional
Photofinishing or Photography Studio
Outright
2.2.1, 2.2.6
Print Shop
Conditional
2.2.1
Repair Shop - Class B
Outright
2.2.1, 2.2.6
Restaurant - Class 1
Outright
2.2.6
City of Vancouver
April 2025
Zoning and Development By-law
Page 4
C-1
Use
Approval
Use-Specific
Regulations
Short Term Rental Accommodation
Conditional
2.2.1
Utility and Communication Uses
Public Utility
Conditional
2.2.1
Radiocommunication Station
Conditional
2.2.1
Recycling Depot
Conditional
2.2.1
uncategorized
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1
Outright
2.2.1, 2.2.8
Accessory Uses, customarily ancillary to any outright approval use
listed in this section 2.1
Outright
2.2.1, 2.2.9
Accessory Uses, customarily ancillary to any use listed in this
section 2.1
Conditional
2.2.1, 2.2.10
Any other use that is not specifically listed and defined as a use in
Section 2 of this by-law
Conditional
2.2.1, 2.2.11
Deposition or extraction of material, which alters the configuration of
the land
Conditional
2.2
Use-Specific Regulations
2.2.1
All commercial uses listed in section 2.1 of this schedule must be carried on wholly within a completely
enclosed building, other than the following:
(a) display of flowers, plants, fruits and vegetables;
(b) farmers' market;
(c)
gasoline station - full serve;
(d) gasoline station - split island;
(e) neighbourhood public house;
(f)
outdoor eating area in combination with a club, grocery or drug store, or retail store;
(g) parking and loading facilities;
(h) public bike share;
(i)
restaurant - class 1;
(j)
shared e-scooter system; and
(k)
urban farm - class B,
City of Vancouver
April 2025
Zoning and Development By-law
Page 5
C-1
except that the Director of Planning may vary this regulation to permit the outdoor display of retail goods
and the Director of Planning may impose any conditions that the Director of Planning considers necessary,
having regard to the types of merchandise, the area and location of the display or eating area with respect
to adjoining sites, the hours of operation and the intent of this schedule.
2.2.2
Any of the non-dwelling uses listed in section 2.1 of this schedule are permitted in a mixed-use residential
building.
2.2.3
Mixed-use residential building may be permitted if the Director of Planning considers the design and
liveability of the dwelling units.
2.2.4
No portion of the first storey of a mixed-use residential building, to a depth of 10.7 m from the front wall of
the building and extending across its full width, may be used for residential purposes except for entrances
to the residential portion.
2.2.5
Multiple conversion dwelling, resulting from the conversion of a building existing prior to June 18, 1956,
may be permitted if:
(a) the Director of Planning considers:
(i)
the quality and liveability of the resulting units,
(ii)
the suitability of the building for conversion in terms of age and size, and
(iii) the impact of the conversion on adjacent properties and the character of the area;
(b) there are no additions to the building; and
(c)
no housekeeping or sleeping units are created.
2.2.6
All outright approval office, retail and service uses must cater to the day-to-day needs of residents of the
local neighbourhood.
2.2.7
Farmers' market may be permitted if the Director of Planning considers the appropriateness of the use
with respect to compatibility with nearby sites, parking, traffic, noise, hours of operation, size of facility and
pedestrian amenity.
2.2.8
Accessory buildings customarily ancillary to any use listed in section 2.1 of this schedule are permitted as
an outright approval use if:
(a) no accessory building exceeds 3.7 m in height measured to:
(i)
the highest point of a flat roof,
(ii)
the deck line of a mansard roof, or
(iii) the mean height between the eaves and the ridge of a gable, hip or gambrel roof,
provided that no portion of an accessory building exceeds 4.6 m in building height;
City of Vancouver
April 2025
Zoning and Development By-law
Page 6
C-1
(b) all accessory buildings are located:
(i)
in the rear yard, and
(ii)
at least 3.1 m from the ultimate centre line of any rear or flanking lane; and
(c)
the total floor area of all accessory buildings, measured to the extreme outer limits of the building,
does not exceed 15% of the total site area,
except that the Director of Planning may vary the maximum height, the location regulations, and the floor
area regulations to a maximum total floor area not exceeding 33.3% of the gross floor area of the principal
use.
2.2.9
Accessory uses customarily ancillary to any outright approval use listed in section 2.1 of this schedule
are permitted provided that the total floor area of all accessory uses does not exceed 25% of the gross
floor area of the principal use, unless permitted as an outright approval use pursuant to section 2.1 of this
schedule or the accessory use is a home-based business, except that the Director of Planning may vary
the floor area regulations to a total floor area not exceeding 33.3% of the gross floor area of the principal
use.
2.2.10
Accessory uses customarily ancillary to any conditional approval use listed in section 2.1 of this schedule
must comply with the provisions in section 2.2.9 above.
2.2.11
Any other use that is not specifically listed and defined as a use in Section 2 of this by-law may be
permitted if the Director of Planning considers the use to be comparable in nature to the uses listed in this
schedule, having regard to the intent of this schedule.
City of Vancouver
April 2025
Zoning and Development By-law
Page 7
C-1
3
DENSITY, FORM AND PLACEMENT REGULATIONS
This section contains density, form and placement regulations organized by use.
3.1
All Uses
All uses in this district are subject to the following regulations.
3.1.1
Density and Floor Area
3.1.1.1
The maximum floor space ratio is 1.20, except that the floor space ratio for dwelling uses must not exceed
0.75.
3.1.1.2
For the purposes of section 3.1.1.1 above, where there is a residential unit associated with and forming an
integral part of an artist studio, the artist studio is also considered a dwelling use.
3.1.2
Building Form and Placement
Regulations
C-1
3.1.2.1
Maximum building height
9.2 m
3.1.2.2
Minimum front yard depth for a front yard that:
(a) adjoins the front yard of a site located in an R district, without
the intervention of a lane
3.7 m
(b) does not adjoin the front yard of a site located in an R district
not required
3.1.2.3
Minimum side yard depth for a side yard that:
(a) adjoins the side yard of a site located in an R district, without
the intervention of a lane, and where the site width:
(i)
does not exceed 9.0 m
0.9 m
(ii)
exceeds 9.0 m but does not exceed 15.0 m
10% of the site width
(iii) exceeds 15.0 m
1.5 m
(b) does not adjoin the side yard of a site located in an R district
not required
3.1.2.4
Minimum rear yard depth
10.7 m
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Building Height
3.1.2.5
The Director of Planning or Development
Permit Board may increase the maximum
building height to a height not exceeding 10.7
m, if the Director of Planning or Development
Permit Board considers:
(a) the height, bulk and location of the
building and its impact on the site,
surrounding buildings and streets, and
existing views;
(b) the extent to which the increase in
maximum building height allows for
roof forms and building design that
is sympathetic to buildings in the
surrounding neighbourhood;
(c)
the relationship of the development with
nearby residential areas; and
(d) the intent of this schedule, all applicable
Council policies and guidelines, and
the submission of any advisory group,
property owner or tenant.
Front Yard
3.1.2.6
No parking or loading of vehicles is permitted in a front yard or front setback.
3.1.2.7
The Director of Planning may decrease the minimum front yard depth to permit the outdoor display of retail
goods or an outdoor eating area in combination with a restaurant - class 1, and the Director of Planning
may impose any conditions that the Director of Planning considers necessary, having regard to the types
of merchandise, the area and location of the display or eating area with respect to adjoining sites, the
hours of operation and the intent of this schedule.
Side Yard
3.1.2.8
Despite the minimum side yard width in section 3.1.2.3(b) above, where a side yard is provided, although
not required, the minimum side yard width is 0.9 m.
3.1.2.9
For any parking area on a corner site, a setback of 1.2 m from the side property line abutting the flanking
street is required.
Street
Lane
Property line
R Rear yard
Rear yard depth
Principal
building
Diagram: Building placement for principal
building
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Rear Yard
3.1.2.10 Despite the minimum rear yard depth in section 3.1.2.4 above, where the rear of the site abuts a lane, the
required minimum rear yard depth will be decreased by the distance between the rear property line and the
ultimate centre line of the lane.
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4
GENERAL REGULATIONS
All uses in this district are subject to the following regulations.
4.1
Computation of Floor Area
4.1.1
Computation of floor area must include all floors of all buildings, including accessory buildings, both above
and below ground level, measured to the extreme outer limits of the building.
4.1.2
Computation of floor area must exclude:
(a) balconies and decks, and any other appurtenances that the Director of Planning considers similar to
the foregoing, provided that the total area of these exclusions does not exceed 8% of the permitted
floor area;
(b) patios and roof decks, if the Director of Planning considers the impact on privacy and overlook;
(c)
where floors are used for off-street parking and loading, the taking on or discharging of passengers,
bicycle storage, heating and mechanical equipment or uses that the Director of Planning considers
similar to the foregoing, those floors or portions thereof, which are located:
(i)
at or below the base surface, provided that the maximum exclusion for a parking space does not
exceed 7.3 m in length, or
(ii)
above the base surface and where developed as off-street parking are located in an accessory
building situated in the rear yard, provided that the maximum exclusion for parking space does
not exceed 7.3 m in length;
(d) amenity areas, including child day care facilities, recreational facilities and meeting rooms accessory
to a dwelling use, to a maximum floor area of 10% of the total permitted floor area, if in the case of
child day care facilities the Director of Planning is satisfied that there is a need for a child day care
facility in the immediate neighbourhood; and
(e) all residential storage area above or below base surface, except that if the residential storage area
above base surface exceeds 3.7 m² per dwelling unit, there will be no exclusion for any of the
residential storage area above base surface for that unit.
4.1.3
The Director of Planning may permit enclosed residential balconies to be excluded in the computation
of floor area, if the Director of Planning considers the intent of this schedule and all applicable Council
policies and guidelines and approves the design of any balcony enclosure, except that:
(a) the total area of all open and enclosed balcony or deck exclusions may not exceed 8% of the
permitted residential floor area; and
(b) no more than 50% of the excluded balcony floor area may be enclosed.
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4.2
Access to Natural Light
4.2.1
Each habitable room must have at least 1 window on an exterior wall of a building.
4.2.2
For the purposes of section 4.2.1 above, habitable room means any room except a bathroom or kitchen.
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C-2
District Schedule
1
INTENT AND OVERVIEW
1.1
Intent
The intent of this schedule is to provide for a wide range of commercial uses serving both local and city-
wide needs, as well as dwelling uses along arterial streets. This schedule emphasizes building design that
promotes compatibility among uses, ensures liveability, limits impact on adjacent residential sites, and
contributes to pedestrian interest and amenity. In addition, this schedule encourages mixed-use residential
buildings that contain secure rental housing by including provisions for residential rental tenure buildings.
Without limitation, applicable Council policies and guidelines for consideration include the C-2 Guidelines
and the C-2, C-2B, C-2C, and C-2C1 Guidelines for Residential Rental Tenure Buildings.
1.2
Overview
The table below provides an overview of outright and conditional approval uses in the C-2 district,
categorized by the minimum site area required, where applicable. Applicable density, form and placement
regulations in section 3 of this schedule are cross-referenced in the third column.
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
--
Mixed-Use Residential Building that is a residential rental tenure
building
3.1
Other uses in section 2.1 of this schedule
3.2
2
USE REGULATIONS
2.1
Outright and Conditional Approval Uses
All outright and conditional approval uses are subject to all other provisions of this by-law, including
Section 2, Section 10 and Section 11, and compliance with the regulations of this schedule including
section 2.2.
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The uses identified in the table below as outright approval uses are permitted in this district and will be
issued a permit.
The uses identified in the table below as conditional approval uses may be approved in this district by the
Director of Planning or Development Permit Board, with or without conditions, if the Director of Planning or
Development Permit Board considers:
(a) the intent of this schedule and all applicable Council policies and guidelines; and
(b) the submission of any advisory group, property owner or tenant.
Uses are listed under their general land use category. Applicable use-specific regulations in section 2.2
of this schedule are cross-referenced in the third column. Cross-references to applicable use-specific
regulations are provided for information purposes only and do not form part of this by-law.
Use
Approval
Use-Specific
Regulations
Agricultural Uses
Urban Farm - Class B
Conditional
Cultural and Recreational Uses
Arcade
Conditional
2.2.1
Artist Studio
Conditional
2.2.1
Arts and Culture Event
Outright
2.2.1
Billiard Hall
Conditional
2.2.1
Bowling Alley
Outright
2.2.1
Club
Conditional
2.2.1
Community Centre or Neighbourhood House
Conditional
2.2.1
Fitness Centre
Outright
2.2.1
Hall
Conditional
2.2.1
Library
Outright
2.2.1
Museum or Archives
Outright
2.2.1
Park or Playground
Conditional
Rink
Outright
2.2.1
Swimming Pool
Outright
2.2.1
Theatre
Conditional
2.2.1
Zoo or Botanical Garden
Conditional
2.2.1
Dwelling Uses
Mixed-Use Residential Building
Conditional
2.2.2, 2.2.3,
2.2.4
Multiple Conversion Dwelling, resulting from the conversion of a
building existing prior to June 18, 1956
Conditional
2.2.4, 2.2.5
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Use
Approval
Use-Specific
Regulations
Multiple Dwelling
Conditional
2.2.4, 2.2.6
Principal Dwelling Unit with Lock-Off Unit
Conditional
2.2.7
Residential Unit associated with and forming an integral part of an
Artist Studio
Conditional
Seniors Supportive or Independent Living Housing
Conditional
Institutional Uses
Ambulance Station
Conditional
2.2.1
Child Day Care Facility
Conditional
2.2.1
Church
Conditional
2.2.1
Community Care or Assisted Living Facility - Class B
Conditional
2.2.1
Detoxification Centre
Conditional
2.2.1
Group Residence
Conditional
2.2.1
Hospital
Conditional
2.2.1
Public Authority Use
Conditional
2.2.1
School - Elementary or Secondary
Conditional
2.2.1
School - University or College
Conditional
2.2.1
Social Service Centre
Conditional
2.2.1
Manufacturing Uses
Jewellery Manufacturing
Conditional
2.2.1
Printing and Publishing
Conditional
2.2.1
Office Uses
Financial Institution
Outright
2.2.1
General Office
Outright
2.2.1
Health Care Office
Outright
2.2.1
Health Enhancement Centre
Conditional
2.2.1
Parking Uses
Parking Uses
Conditional
Retail Uses
Adult Retail Store
Conditional
2.2.1
Cannabis Store
Conditional
2.2.1
Farmers' Market
Conditional
2.2.8
Furniture or Appliance Store
Conditional
2.2.1
Gasoline Station - Full Serve
Conditional
Gasoline Station - Split Island
Conditional
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September 2025
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Use
Approval
Use-Specific
Regulations
Grocery or Drug Store, except for Small-Scale Pharmacy
Outright
2.2.1
Grocery Store with Liquor Store
Conditional
2.2.1
Liquor Store
Conditional
2.2.1
Pawnshop
Conditional
2.2.1
Public Bike Share
Conditional
Retail Store
Outright
2.2.1
Secondhand Store
Conditional
2.2.1
Shared E-Scooter System
Conditional
Small-Scale Pharmacy
Conditional
2.2.1
Vehicle Dealer
Conditional
Service Uses
Animal Clinic or Shelter
Conditional
2.2.1
Animal Services
Conditional
2.2.1
Auction Hall
Outright
2.2.1
Barber Shop or Beauty Salon
Outright
2.2.1
Beauty and Wellness Centre
Outright
2.2.1
Bed and Breakfast Accommodation
Conditional
2.2.1
Cabaret
Conditional
2.2.1
Catering Establishment
Outright
2.2.1
Drive-Through Service
Conditional
Funeral Home
Conditional
2.2.1
Hotel
Conditional
2.2.1
Laundromat or Dry Cleaning Establishment
Outright
2.2.1
Motor Vehicle Repair Shop
Conditional
2.2.1
Motor Vehicle Wash
Conditional
2.2.1
Neighbourhood Public House
Conditional
Photofinishing or Photography Laboratory
Conditional
2.2.1
Photofinishing or Photography Studio
Outright
2.2.1
Print Shop
Outright
2.2.1
Repair Shop - Class A
Conditional
2.2.1
Repair Shop - Class B
Outright
2.2.1
Restaurant - Class 1
Outright
Restaurant - Class 2
Conditional
2.2.1
Restaurant - Drive-In
Conditional
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September 2025
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C-2
Use
Approval
Use-Specific
Regulations
School - Arts or Self-Improvement
Conditional
2.2.1
School - Business
Outright
2.2.1
School - Vocational or Trade
Conditional
2.2.1
Short Term Rental Accommodation
Conditional
2.2.1
Sign Painting Shop
Conditional
2.2.1
Wedding Chapel
Conditional
2.2.1
Transportation and Storage Uses
Taxicab or Limousine Station
Conditional
Utility and Communication Uses
Public Utility
Conditional
2.2.1
Radiocommunication Station
Conditional
2.2.1
Recycling Depot
Conditional
2.2.1
Wholesale Uses
Lumber and Building Materials Establishment
Conditional
Wholesaling - Class A
Conditional
2.2.1
Wholesaling - Class B
Conditional
2.2.1
uncategorized
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1
Outright
2.2.1, 2.2.9
Accessory Uses, customarily ancillary to any outright approval use
listed in this section 2.1
Outright
2.2.1, 2.2.10
Accessory Uses, customarily ancillary to any use listed in this
section 2.1
Conditional
2.2.1, 2.2.11
Any other use that is not specifically listed and defined as a use in
Section 2 of this by-law
Conditional
2.2.1, 2.2.12
Deposition or extraction of material, which alters the configuration of
the land
Conditional
2.2
Use-Specific Regulations
2.2.1
All commercial uses listed in section 2.1 of this schedule must be carried on wholly within a completely
enclosed building, other than the following:
(a) arts and culture event;
(b) display of flowers, plants, fruits and vegetables;
(c)
drive-through service;
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(d) farmers' market;
(e) gasoline station - full serve;
(f)
gasoline station - split island;
(g) lumber and buildings material establishment;
(h) neighbourhood public house;
(i)
outdoor eating area in combination with a cabaret, club, grocery or drug store, restaurant - class 2, or
retail store, subject to any conditions that the Director of Planning considers necessary, having regard
to the area and location of the eating area with respect to adjoining sites, the hours of operation and
the intent of this schedule;
(j)
parking and loading facilities;
(k)
public bike share;
(l)
restaurant - class 1;
(m) restaurant - drive-in;
(n) shared e-scooter system;
(o) taxicab or limousine station;
(p) urban farm - class B; and
(q) vehicle dealer,
except that the Director of Planning may vary this regulation to permit the outdoor display of retail goods
and the Director of Planning may impose any conditions that the Director of Planning considers necessary,
having regard to the types of merchandise, the area and location of the display with respect to adjoining
sites, the hours of operation and the intent of this schedule.
2.2.2
Any of the non-dwelling uses listed in section 2.1 of this schedule are permitted in a mixed-use residential
building.
2.2.3
No portion of the first storey of a mixed-use residential building, to a depth of 10.7 m from the front wall of
the building and extending across its full width, may be used for residential purposes except for entrances
to the residential portion.
2.2.4
Development on any site consisting of 3 or more dwelling units that:
(a) requires the demolition, or change of use or occupancy of a rental housing unit on that site; or
(b) would have required such demolition, or change of use or occupancy had a person, during the 3
years preceding the date of application for a development permit, not demolished 1 or more rental
housing units or changed their use or occupancy,
is subject to the Rental Housing Stock Official Development Plan.
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2.2.5
Multiple conversion dwelling, resulting from the conversion of a building existing prior to June 18, 1956,
may be permitted if:
(a) the Director of Planning considers:
(i)
the quality and liveability of the resulting units,
(ii)
the suitability of the building for conversion in terms of age and size, and
(iii) the impact of the conversion on adjacent properties and the character of the area; and
(b) there are no additions to the building.
2.2.6
Multiple dwelling may be permitted if the Director of Planning considers the site suitable for dwelling use.
2.2.7
Principal dwelling unit with lock-off unit is permitted only in a multiple dwelling or mixed-use residential
building.
2.2.8
Farmers' market may be permitted if the Director of Planning considers the appropriateness of the use
with respect to compatibility with nearby sites, parking, traffic, noise, hours of operation, size of facility and
pedestrian amenity.
2.2.9
Accessory buildings customarily ancillary to any use listed in section 2.1 of this schedule are permitted as
an outright approval use if:
(a) no accessory building exceeds 3.7 m in height measured to:
(i)
the highest point of a flat roof,
(ii)
the deck line of a mansard roof, or
(iii) the mean height between the eaves and the ridge of a gable, hip or gambrel roof,
provided that no portion of an accessory building exceeds 4.6 m in building height;
(b) all accessory buildings are located:
(i)
in the rear yard, and
(ii)
at least 3.1 m from the ultimate centre line of any rear or flanking lane; and
(c)
the total floor area of all accessory buildings, measured to the extreme outer limits of the building,
does not exceed 15% of the total site area,
except that the Director of Planning may vary the maximum height, the location regulations, and the floor
area regulations to a maximum total floor area not exceeding 33.3% of the gross floor area of the principal
use.
2.2.10
Accessory uses customarily ancillary to any outright approval use listed in section 2.1 of this schedule
are permitted provided that the total floor area of all accessory uses does not exceed 25% of the gross
floor area of the principal use, unless permitted as an outright approval use pursuant to section 2.1 of this
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schedule or the accessory use is a home-based business, except that the Director of Planning may vary
the floor area regulations to a total floor area not exceeding 33.3% of the gross floor area of the principal
use.
2.2.11
Accessory uses customarily ancillary to any conditional approval use listed in section 2.1 of this schedule
must comply with the provisions in section 2.2.10 above.
2.2.12
Any other use that is not specifically listed and defined as a use in Section 2 of this by-law may be
permitted if the Director of Planning considers the use to be comparable in nature to the uses listed in this
schedule, having regard to the intent of this schedule.
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3
DENSITY, FORM AND PLACEMENT REGULATIONS
This section contains density, form and placement regulations organized by use.
3.1
Mixed-Use Residential Building that is a Residential Rental Tenure
Building
Mixed-use residential building that is a residential rental tenure building is subject to the following
regulations. For the purposes of this schedule, "residential rental tenure building" means a building:
(a) that is located outside of sub-area A, which is illustrated in Map 1: Sub-Area A at the end of this
schedule;
(b) that is a mixed-use residential building and contains at least 3 dwelling units;
(c)
where all of the dwelling units are non-stratified and secured as residential rental tenure;
(d) where at least 35% of the total dwelling units have 2 or more bedrooms; and
(e) where the third storey and above, measured from the front property line, is limited to dwelling use
only.
3.1.1
Density and Floor Area
3.1.1.1
The maximum floor space ratio is 3.50 for all uses combined, provided that the floor space ratio for
non-dwelling uses on the first storey facing the street is at least 0.35.
3.1.1.2
Despite section 3.1.1.1 above, for a corner site, the maximum floor space ratio is 3.70 for all uses
combined, provided that:
(a) the floor space ratio for non-dwelling uses on the first storey facing the street is at least 0.35;
(b) the length of the front property line facing the street is at least 45.7 m; and
(c)
the site has a minimum site area of 1,672 m2.
3.1.1.3
Despite sections 3.1.1.1 and 3.1.1.2 above, the Director of Planning may increase the permitted floor
space ratio by up to 0.05 for exterior circulation located above the first storey.
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3.1.2
Building Form and Placement
Regulations
C-2
3.1.2.1
Maximum building height:
(a) where the floor-to-floor height for non-dwelling uses located
on the first storey, facing the street is:
(i)
5.2 m or greater
22.0 m and 6 storeys
(ii)
less than 5.2 m
19.8 m and 6 storeys
(b) for portions of a building located within 4.6 m of the ultimate
rear property line
6.1 m
3.1.2.2
Minimum front yard depth for:
(a) buildings located in sub-area B on Map 3: Sub-Area B at the
end of this schedule
4.6 m
(b) all other buildings
2.5 m
3.1.2.3
Minimum side yard width or setback for a side yard that:
(a) adjoins a site located in any R district, without the
intervention of a lane, for portions of a building below the
fourth storey
3.7 m
(b) adjoins a site located in any R district, without the
intervention of a lane, for portions of a building at or above
the fourth storey
10.7 m
(c)
does not adjoin a site located in an R district
not required
3.1.2.4
Minimum rear yard depth and rear setback for portions of a
building:
(a) containing non-dwelling uses only, and less than 6.1 m in
height
1.5 m
(b) containing non-dwelling uses only, and 6.1 m or more in
height
4.6 m
(c)
containing dwelling uses
4.6 m
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Building Height
3.1.2.5
Building height in section 3.1.2.1(a) above
is measured from a plane formed by lines
extending horizontally back from the officially
established building grades at the front
property line.
3.1.2.6
The maximum building height in section
3.1.2.1(b) above does not apply to portions
of buildings where the rear yard has been
decreased under section 3.1.2.13 below.
3.1.2.7
Despite the maximum building height in
sections 3.1.2.1 and 3.1.2.6 above, no
portion of the building may extend above an
envelope formed by a vertical line measuring
15.3 m in height at the front property line and
a plane formed by an angle of 135 degrees
measured from the vertical, except where:
(a) the site frontage faces a street:
(i)
with a total width measuring
24.4 m or greater, measured from
property line to property line or,
where any building lines exist,
measured from the building line or
lines, and
(ii)
generally running north-south; or
(b) the site frontage faces a street with a
total width measuring more than 27.5 m,
measured from property line to property
line or, where any building lines exist,
measured from the building line or lines.
3.1.2.8
The Director of Planning or Development
Permit Board may increase the maximum
building height if the Director of Planning or
Development Permit Board considers the
intent of this schedule and all applicable
Council policies and guidelines.
Front
Rear
6.1 m
measured
from base
surface
19.8 m
measured
from
building
grade at
the front
property
line
15.3 m
< 4.6 m
Property line
Building height envelope
Maximum building height
135°
Base surface
Rear wall
Diagram: Maximum building height for residential
rental tenure building
4th storey
3.7 m
10.7 m
Side adjacent to
any R district
Side property line adjacent to any R district
Diagram: Side yard and side setback for
residential rental tenure buildings
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Front Yard
3.1.2.9
The Director of Planning may decrease the
minimum front yard depth if the Director of
Planning considers the intent of this schedule
and all applicable Council policies and
guidelines.
Side Yard and Side Setback
3.1.2.10 Despite the minimum side yard width in section
3.1.2.3(c) above, where a side yard is provided,
although not required, the minimum side yard width
is 0.9 m.
3.1.2.11 Despite the minimum yard width in sections 3.1.2.3
and 3.1.2.10 above, in the case of a corner site, the
exterior side yard requirements are the same as the front yard requirements in section 3.1.2.2 above.
3.1.2.12 The Director of Planning may decrease the side yard width or side setback in sections 3.1.2.3(a) and
3.1.2.1(b) above if the Director of Planning considers the intent of this schedule and all applicable Council
policies and guidelines.
Rear Yard and Rear Setback
3.1.2.13 Despite the minimum rear yard depth and rear setback in section 3.1.2.4(a) above, if the rear of the site
adjoins the side yard of a site located in an R district, without the intervention of a lane, the minimum rear
yard depth and rear setback is 3.1 m.
3.1.2.14 Despite the minimum rear yard depth and rear setback in sections 3.1.2.4(b) and 3.1.2.4(c) above, in the
case of a corner site, the rear yard depth and rear setback may be decreased to a minimum of 1.5 m if the
portion of the building for which the rear yard is decreased:
(a) is located at least 22.8 m from an adjoining site; and
(b) does not exceed 25.3 m in width, measured from the ultimate exterior side property line,
except that if the rear of the site adjoins the side yard of a site located in an R district, without the
intervention of a lane, the minimum rear yard depth and rear setback may not be decreased.
3.1.2.15 Despite the minimum rear yard depth and rear setback in section 3.1.2.4(c) above, roof decks and
balconies may project into the setback.
3.1.2.16 The Director of Planning may decrease the minimum rear yard depth or rear setback if the Director of
Planning considers the intent of this schedule and all applicable Council policies and guidelines.
Front
Rear
Containing non-dwelling uses only
Containing dwelling uses
4.6 m
Property line
1.5 m
Front yard depth
Diagram: Front yard, rear yard and rear setback
for a building where the first floor contains
non-dwelling uses only
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3.2
Other Uses
Uses not regulated by section 3.1 of this schedule are subject to the following regulations.
3.2.1
Density and Floor Area
3.2.1.1
The maximum floor space ratio is 0.75, except that if the Director of Planning considers the intent of this
schedule and all applicable Council policies and guidelines, the Director of Planning may increase the
permitted floor space ratio to a maximum of:
(a) 2.15 for multiple dwelling; and
(b) 2.50 for all uses combined, provided that the floor space ratio for non-dwelling uses on the first storey
facing the street is at least 0.35.
3.2.1.2
For the purposes of section 3.2.1.1 above, where there is a residential unit associated with and forming an
integral part of an artist studio, the artist studio is also considered a dwelling use.
3.2.2
Building Form and Placement
Regulations
C-2
3.2.2.1
Maximum unit frontage for any commercial use in buildings
located in the area shown on Map 2: Nanaimo Street C-2 Areas
with Maximum Commercial Frontages and Land Dedications
at the end of this schedule
15.3 m
3.2.2.2
Maximum building height:
(a) where the floor-to-floor height for non-dwelling uses located
at the first storey facing the street is:
(i)
5.2 m or greater
15.3 m
(ii)
less than 5.2 m
13.8 m
(b) for portions of a building located within 6.1 m of the ultimate
rear property line
6.1 m
3.2.2.3
Minimum front yard depth for:
(a) buildings located in sub-area B on Map 3: Sub-Area B at the
end of this schedule
4.6 m
(b) all other buildings
2.5 m
3.2.2.4
Minimum side yard width or setback for a side yard that:
(a) adjoins a site located in an R district, without the intervention
of a lane, for portions of a building below the fourth storey
3.7 m
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September 2025
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Regulations
C-2
(b) adjoins a site located in an R district, without the intervention
of a lane, for portions of a building at or above the fourth
storey
10.7 m
(c)
does not adjoin a site located in an R district
not required
3.2.2.5
Minimum rear yard depth and rear setback for portions of a
building:
(a) containing non-dwelling uses only
1.5 m
(b) containing dwelling uses
6.1 m
Building Height
3.2.2.6
Building height in section 3.2.2.2(a) above is
measured from a plane formed by lines
extending horizontally back from the officially
established building grades at the front
property line.
3.2.2.7
The Director of Planning or Development
Permit Board may increase the maximum
building height if the Director of Planning or
Development Permit Board considers the
intent of this schedule, all applicable Council
policies and guidelines, and the submission
of any advisory group, property owner or
tenant.
Side Yard and Side Setback
3.2.2.8
Despite the minimum side yard width in
section 3.2.2.4(c) above, where a side yard is
provided, although not required, the minimum
side yard width is 0.9 m.
3.2.2.9
Despite the minimum yard width in sections
3.2.2.4 and 3.2.2.8 above, in the case
of a corner site, the exterior side yard
requirements are the same as the front yard
requirements in section 3.2.2.3 above.
3.2.2.10 The Director of Planning may decrease the
side yard width or side setback in 3.2.2.4(a)
and 3.2.2.4(b) above if the Director of
< 6.1 m
13.8 m
measured
from building
grade at the
front property
line
6.1 m
measured from
base surface
Front
Rear
Base surface
Property line
Building height envelope
Maximum building height
Rear wall
Diagram: Building height
4th storey
3.7 m
10.7 m
Side adjacent to
any R district
Side property line adjacent to any R district
Diagram: Side yard and side setback
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September 2025
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C-2
Planning considers the intent of this schedule
and all applicable Council policies and
guidelines.
Rear Yard and Rear Setback
3.2.2.11 Despite the minimum rear yard depth and
rear setback in section 3.2.2.5(a), without the
intervention of a lane, the minimum depth of
the rear yard or rear setback is 3.1 m.
3.2.2.12 Despite the minimum rear yard depth and
rear setback in section 3.2.2.5(b) above, roof
decks and balconies may project into the
setback.
3.2.2.13 The Director of Planning may decrease the
minimum rear yard depth or rear setback if
the Director of Planning considers the intent
of this schedule and all applicable Council
policies and guidelines.
Discretion to Vary Other Regulations
3.2.2.14 If the Director of Planning considers the intent of this schedule and all applicable Council policies and
guidelines, the Director of Planning may vary:
(a) the maximum unit frontage; and
(b) the minimum front yard depth.
Front
Rear
Containing non-dwelling uses only
Containing dwelling uses
6.1 m
Property line
1.5 m
Front yard depth
Diagram: Front yard, rear yard and rear setback
for a building where the first floor contains
non-dwelling uses only
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September 2025
Zoning and Development By-law
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C-2
4
GENERAL REGULATIONS
All uses in this district are subject to the following regulations.
4.1
Computation of Floor Area
4.1.1
Computation of floor area must include all floors of all buildings, including accessory buildings, both above
and below ground level, measured to the extreme outer limits of the building.
4.1.2
Computation of floor area must exclude:
(a) balconies and decks, and any other appurtenances that the Director of Planning considers similar to
the foregoing, provided that the total area of these exclusions does not exceed 8% of the permitted
floor area;
(b) patios and roof decks, if the Director of Planning considers the impact on privacy and overlook;
(c)
where floors are used for off-street parking and loading, the taking on or discharging of passengers,
bicycle storage, heating and mechanical equipment, or uses that the Director of Planning considers
similar to the foregoing, those floors or portions thereof, which are located:
(i)
at or below the base surface, provided that the maximum exclusion for a parking space does not
exceed 7.3 m in length, or
(ii)
above the base surface and where developed as off-street parking are located in an accessory
building situated in the rear yard, provided that the maximum exclusion for parking space does
not exceed 7.3 m in length;
(d) amenity areas, including child day care facilities, recreational facilities and meeting rooms accessory
to a dwelling use, to a maximum floor area of 10% of the total permitted floor area if, in the case of
child day care facilities, the Director of Planning is satisfied that there is a need for a child day care
facility in the immediate neighbourhood; and
(e) all residential storage area above or below base surface, except that if the residential storage area
above base surface exceeds 3.7 m² per dwelling unit, there will be no exclusion for any of the
residential storage area above base surface for that unit.
4.1.3
For buildings other than residential rental tenure buildings, the Director of Planning may permit enclosed
residential balconies to be excluded in the computation of floor area, if the Director of Planning considers
all applicable Council policies and guidelines and approves the design of any balcony enclosure, except
that:
(a) the total area of all open and enclosed balcony or deck exclusions may not exceed 8% of the
permitted residential floor area; and
(b) no more than 50% of the excluded balcony floor area may be enclosed.
City of Vancouver
September 2025
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C-2
4.2
Access to Natural Light
4.2.1
Each habitable room must have at least 1 window on an exterior wall of a building.
4.2.2
For the purposes of section 4.2.1 above, habitable room means any room except a bathroom or kitchen.
City of Vancouver
September 2025
Zoning and Development By-law
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C-2
Map 1: Sub-Area A
Sub-area A, as shown in Map 1 below, is further illustrated by Maps 1A, 1B, 1C, 1D and 1E.
Grandview Hwy S
LEGEND
SE Marine Dr
West 4th Ave
East Hastings St
Mcgill St
East 1st Ave
West Broadway
East Broadway
West 16th Ave
West 41st Ave
East 41st Ave
Sub-Area A
Sub-Area A
Sub-Area A
N
Kingsway
SW Marine Dr
Sub-Area A
Dunbar St
Arbutus St
Granville St
Main St
Knight St
Clark Drive
0
1,000
2,000
3,000 m
500
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September 2025
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C-2
Map 1A: Sub-Area A
East Hastings St
Mcgill St
East 1st Ave
East Broadway
South Grandview Hwy
Victoria Dr
Commercial Dr
Commercial Dr
Clark Dr
Kamloops St
East 11th Ave
East 10th Ave
East 12th Ave
Grandview Hwy S
Grandview Hwy N
Sub-Area A
Sub-Area A
N
LEGEND
Sub-Area A
East 13th Ave
0
500
1,000 m
250
0
250
500 m
125
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September 2025
Zoning and Development By-law
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C-2
Map 1B: Sub-Area A
West 1st Ave
West 1st Ave
East 1st Ave
Vine St
Arbutus St
Burrard St
Granville St
Oak St
Main St
Kingsway
Cambie St
Clark Drive
Knight St
Sub-Area A
Sub-Area A
N
LEGEND
Sub-Area A
West 16th Ave
East 16th Ave
King Edward Ave
0
1,000 m
500
250
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September 2025
Zoning and Development By-law
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C-2
Map 1C: Sub-Area A
West King Edward Ave
West 33rd Ave
West 37th Ave
West 38th Ave
West 39th Ave
West 40th Ave
West 41st Ave
Selkirk St
Oak St
West 28th Ave
Oak St
Osler St
Oak St
West 41st Ave
West 16th Ave
West King Edward Ave
Oak St
SW Marine Dr
Cambie St
Ontario St
Sub-Area A
Sub-Area A
N
LEGEND
Sub-Area A
Osler St
0
500
1,000 m
250
0
250
500 m
125
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September 2025
Zoning and Development By-law
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C-2
Map 1D: Sub-Area A
Cambie St
SW Marine Dr
West 70th Ave
Arthur Laing
Bridge
W Kent Ave North
Fraser River
Oak St Bridge
West 57th Ave
Granville St
Angus Dr
Ontario St
Oak St
Sub-Area A
N
LEGEND
Sub-Area A
Adera St
0
500
1,000 m
250
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September 2025
Zoning and Development By-law
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C-2
Map 1E: Sub-Area A
Euclid Ave
East 29th Ave
East 41st Ave
Kingsway
Boundary Rd
Rupert St
McHardy St
Joyce St
Spencer St
Cecil St
Mcgeer St
Vaness Ave
Austrey Ave
Ascot Pl
Ann St
Wellington Ave
Sub-Area A
N
LEGEND
Sub-Area A
Queens Ave
Church Ave
0
500
1,000 m
250
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September 2025
Zoning and Development By-law
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C-2
Map 2: Nanaimo Street C-2 Areas with Maximum Commercial Frontages and Land Dedications
Areas with maximum commercial frontages and land
dedications
Garden Dr
Nanaimo St
E 6th Ave
E 7th Ave
E 8th Ave
E Broadway
E 10th Ave
E 11th Ave
Kamloops St
Garden Dr
Nanaimo St
Kamloops St
William St
Graveley St
C-2
C-2
C-2
C-2
C-2 Boundary
E Broadway
E 10th Ave
E 11th Ave
LEGEND
Kitchener St
Grant St
Charles St
E 6th Ave
E 7th Ave
E 8th Ave
Kamloops St
William St
Graveley St
Kitchener St
Grant St
Charles St
Areas with maximum commercial frontages and land
dedications
C-2 Boundary
LEGEND
C-2
N
N
0
100
200 m
50
0
100
200 m
50
City of Vancouver
September 2025
Zoning and Development By-law
Page 25
C-2
Map 3: Sub-Area B
East 29th Ave
Euclid Ave
Kingsway
Killarney St
East 39th Ave
East 41st Ave
Nanaimo St
Gladstone St
Sub-Area B
N
LEGEND
Sub-Area B
0
100
200 m
50
City of Vancouver
September 2025
Zoning and Development By-law
Page 1
C-2B
C-2B
District Schedule
1
INTENT AND OVERVIEW
1.1
Intent
The intent of this schedule is to provide for a wide range of goods and services, to maintain commercial
activities that require central locations to serve larger neighbourhoods, districts or communities, and
through discretionary approvals, to encourage proper utilization of the land. In addition, this schedule
encourages mixed-use residential buildings that contain secure rental housing by including provisions for
residential rental tenure buildings.
Without limitation, applicable Council policies and guidelines for consideration include the C-2B, C-2C
and C-2C1 Guidelines and C-2, C-2B, C-2C, and C-2C1 Guidelines for Residential Rental Tenure
Buildings.
1.2
Overview
The table below provides an overview of outright and conditional approval uses in the C-2B district,
categorized by the minimum site area required, where applicable. Applicable density, form and placement
regulations in section 3 of this schedule are cross-referenced in the third column.
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
--
Mixed-Use Residential Building that is a residential rental tenure
building
3.1
Other uses in section 2.1 of this schedule
3.2
2
USE REGULATIONS
2.1
Outright and Conditional Approval Uses
All outright and conditional approval uses are subject to all other provisions of this by-law, including
Section 2, Section 10 and Section 11, and compliance with the regulations of this schedule including
section 2.2.
City of Vancouver
September 2025
Zoning and Development By-law
Page 2
C-2B
The uses identified in the table below as outright approval uses are permitted in this district and will be
issued a permit.
The uses identified in the table below as conditional approval uses may be approved in this district by the
Director of Planning or Development Permit Board, with or without conditions, if the Director of Planning or
Development Permit Board considers:
(a) the intent of this schedule and all applicable Council policies and guidelines; and
(b) the submission of any advisory group, property owner or tenant; and
(c)
the amount of open space, including plazas, and landscaping being provided and the impact of the
development on the character of the community.
Uses are listed under their general land use category. Applicable use-specific regulations in section 2.2
of this schedule are cross-referenced in the third column. Cross-references to applicable use-specific
regulations are provided for information purposes only and do not form part of this by-law.
Use
Approval
Use-Specific
Regulations
Agricultural Uses
Urban Farm - Class B
Conditional
Cultural and Recreational Uses
Artist Studio
Conditional
2.2.1
Arts and Culture Event
Outright
2.2.1
Billiard Hall
Conditional
2.2.1
Bowling Alley
Conditional
2.2.1
Club
Conditional
2.2.1
Community Centre or Neighbourhood House
Conditional
2.2.1
Fitness Centre
Conditional
2.2.1
Hall
Conditional
2.2.1
Library
Conditional
2.2.1
Museum or Archives
Conditional
2.2.1
Park or Playground
Conditional
Rink
Conditional
2.2.1
Swimming Pool
Conditional
2.2.1
Theatre
Conditional
2.2.1
Zoo or Botanical Garden
Conditional
2.2.1
Dwelling Uses
Mixed-Use Residential Building
Conditional
2.2.2, 2.2.3,
2.2.4
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September 2025
Zoning and Development By-law
Page 3
C-2B
Use
Approval
Use-Specific
Regulations
Multiple Conversion Dwelling, resulting from the conversion of a
building existing prior to June 18, 1956
Conditional
2.2.4, 2.2.5
Multiple Dwelling
Conditional
2.2.4, 2.2.6
Principal Dwelling Unit with Lock-Off Unit
Conditional
2.2.7
Residential Unit associated with and forming an integral part of an
Artist Studio
Conditional
2.2.1
Seniors Supportive or Independent Living Housing
Conditional
Institutional Uses
Ambulance Station
Conditional
2.2.1
Child Day Care Facility
Conditional
2.2.1
Church
Conditional
2.2.1
Community Care or Assisted Living Facility - Class B
Conditional
2.2.1
Detoxification Centre
Conditional
2.2.1
Group Residence
Conditional
2.2.1
Hospital
Conditional
2.2.1
Public Authority Use
Conditional
2.2.1
School - Elementary or Secondary
Conditional
2.2.1
School - University or College
Conditional
2.2.1
Social Service Centre
Conditional
2.2.1
Manufacturing Uses
Clothing Manufacturing
Conditional
2.2.1, 2.2.8
Miscellaneous Products Manufacturing - Class B
Conditional
2.2.1, 2.2.8
Printing and Publishing
Conditional
2.2.1, 2.2.8
Textile or Knit Goods Manufacturing
Conditional
2.2.1, 2.2.8
Office Uses
Office Uses
Conditional
2.2.1
Parking Uses
Parking Uses
Conditional
Retail Uses
Cannabis Store
Conditional
2.2.1
Farmers' Market
Conditional
2.2.9
Furniture or Appliance Store
Conditional
2.2.1
Gasoline Station - Full Serve
Conditional
Gasoline Station - Split Island
Conditional
City of Vancouver
September 2025
Zoning and Development By-law
Page 4
C-2B
Use
Approval
Use-Specific
Regulations
Grocery or Drug Store, except for Small-Scale Pharmacy
Outright
2.2.1
Grocery Store with Liquor Store
Conditional
2.2.1
Liquor Store
Conditional
2.2.1
Pawnshop
Conditional
2.2.1
Public Bike Share
Conditional
Retail Store
Outright
2.2.1
Secondhand Store
Conditional
2.2.1
Shared E-Scooter System
Conditional
Small-Scale Pharmacy
Conditional
2.2.1
Vehicle Dealer
Conditional
Service Uses
Animal Clinic or Shelter
Conditional
2.2.1
Animal Services
Conditional
2.2.1
Auction Hall
Conditional
2.2.1
Barber Shop or Beauty Salon
Outright
2.2.1
Beauty and Wellness Centre
Outright
2.2.1
Bed and Breakfast Accommodation
Conditional
2.2.1
Catering Establishment
Conditional
2.2.1
Funeral Home
Conditional
2.2.1
Laundromat or Dry Cleaning Establishment
Outright
2.2.1
Motor Vehicle Repair Shop
Conditional
2.2.1
Motor Vehicle Wash
Conditional
2.2.1
Neighbourhood Public House
Conditional
Photofinishing or Photography Studio
Outright
2.2.1
Print Shop
Conditional
2.2.1
Repair Shop - Class B
Outright
2.2.1
Restaurant - Class 1
Conditional
School - Arts or Self-Improvement
Conditional
2.2.1
School - Business
Conditional
2.2.1
School - Vocational or Trade
Conditional
2.2.1
Short Term Rental Accommodation
Conditional
2.2.1
Sign Painting Shop
Conditional
2.2.1
Utility and Communication Uses
Public Utility
Conditional
2.2.1
City of Vancouver
September 2025
Zoning and Development By-law
Page 5
C-2B
Use
Approval
Use-Specific
Regulations
Radiocommunication Station
Conditional
2.2.1
Recycling Depot
Conditional
2.2.1
Wholesale Uses
Wholesaling - Class A
Conditional
2.2.1
Wholesaling - Class B
Conditional
2.2.1
uncategorized
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1
Outright
2.2.1, 2.2.10
Accessory Uses, customarily ancillary to any outright approval use
listed in this section 2.1
Outright
2.2.1, 2.2.11
Accessory Uses, customarily ancillary to any conditional approval
use listed in this section 2.1
Conditional
2.2.1, 2.2.12
Any other use that is not specifically listed and defined as a use in
Section 2 of this by-law
Conditional
2.2.1, 2.2.13
Deposition or extraction of material, which alters the configuration of
the land
Conditional
2.2
Use-Specific Regulations
2.2.1
All commercial uses listed in section 2.1 of this schedule must be carried on wholly within a completely
enclosed building, other than the following:
(a) arts and culture event;
(b) display of flowers, plants, fruits and vegetables;
(c)
farmers' market;
(d) gasoline station - full serve;
(e) gasoline station - split island;
(f)
neighbourhood public house;
(g) outdoor eating area in combination with a club, grocery or drug store, or retail store, subject to any
conditions that the Director of Planning considers necessary, having regard to the area and location of
the eating area with respect to adjoining sites, the hours of operation and the intent of this schedule;
(h) parking and loading facilities;
(i)
public bike share;
(j)
restaurant - class 1;
City of Vancouver
September 2025
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C-2B
(k)
shared e-scooter system;
(l)
urban farm - class B; and
(m) vehicle dealer,
except that the Director of Planning may vary this regulation to permit the outdoor display of retail goods,
and the Director of Planning may impose any conditions that the Director of Planning considers necessary,
having regard to the types of merchandise, the area and location of the display with respect to adjoining
sites, the hours of operation and the intent of this schedule.
2.2.2
Any of the non-dwelling uses listed in section 2.1 of this schedule are permitted in a mixed-use residential
building.
2.2.3
No portion of the first storey of a mixed-use residential building, to a depth of 10.7 m from the front wall of
the building and extending across its full width, may be used for residential purposes except for entrances
to the residential portion.
2.2.4
Development on any site consisting of 3 or more dwelling units that:
(a) requires the demolition, or change of use or occupancy of a rental housing unit on that site; or
(b) would have required such demolition, or change of use or occupancy had a person, during the 3
years preceding the date of application for a development permit, not demolished 1 or more rental
housing units or changed their use or occupancy,
is subject to the Rental Housing Stock Official Development Plan.
2.2.5
Multiple conversion dwelling, resulting from the conversion of a building existing prior to June 18, 1956,
may be permitted if:
(a) the Director of Planning considers:
(i)
the quality and liveability of the resulting units,
(ii)
the suitability of the building for conversion in terms of age and size, and
(iii) the impact of the conversion on adjacent properties and the character of the area; and
(b) there are no additions to the building.
2.2.6
Multiple dwelling may be permitted if the Director of Planning considers the site suitable for dwelling use.
2.2.7
Principal dwelling unit with lock-off unit may be permitted only in a multiple dwelling or mixed-use
residential building.
2.2.8
Manufacturing uses may be permitted only if:
(a) the total floor area of manufacturing uses does not exceed 300 m²;
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September 2025
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C-2B
(b) the portion of the first storey of a building to a depth of 4.5 m from the front wall of the building and
extending across its full width is used for ancillary retailing purposes, except for:
(i)
entrances to the manufacturing portion of the building, and
(ii)
display features that, in the opinion of the Director of Planning, benefit pedestrian character,
unless the applicant can demonstrate, to the satisfaction of the Director of Planning, that the site
is located in a block predominantly developed with auto-oriented retailing or general business
commercial uses and that deletion of the required retailing would not adversely affect adjacent uses;
and
(c)
the Director of Planning is satisfied that there will be no undue adverse impact on uses within the
building or on an abutting site.
2.2.9
Farmers' market may be permitted if the Director of Planning considers the appropriateness of the use
with respect to compatibility with nearby sites, parking, traffic, noise, hours of operation, size of facility and
pedestrian amenity.
2.2.10
Accessory buildings customarily ancillary to any uses listed in section 2.1 of this schedule are permitted as
an outright approval use if:
(a) no accessory building exceeds 3.7 m in height measured to:
(i)
the highest point of a flat roof,
(ii)
the deck line of a mansard roof, or
(iii) the mean height between the eaves and the ridge of a gable, hip or gambrel roof,
provided that no portion of an accessory building exceeds 4.6 m in building height;
(b) all accessory buildings are located:
(i)
in the rear yard, and
(ii)
at least 3.1 m from the ultimate centre line of any rear or flanking lane; and
(c)
the total floor area of all accessory buildings, measured to the extreme outer limits of the building,
does not exceed 15% of the total site area,
except that the Director of Planning may vary the maximum height, the location regulations, and the floor
area regulations to a maximum total floor area not exceeding 33.3% of the gross floor area of the principal
use.
2.2.11
Accessory uses customarily ancillary to any use listed in section 2.1 of this schedule are permitted
provided that the total floor area of all accessory uses does not exceed 25% of the gross floor area of the
principal use, unless permitted as an outright approval use pursuant to section 2.1 of this schedule or the
accessory use is a home-based business, except that the Director of Planning may vary the floor area
regulations to a maximum total floor area not exceeding 33.3% of the gross floor area of the principal use.
City of Vancouver
September 2025
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Page 8
C-2B
2.2.12
Accessory uses customarily ancillary to any conditional approval use listed in section 2.1 of this schedule
must comply with the provisions in section 2.2.11 above.
2.2.13
Any other use that is not specifically listed and defined as a use in Section 2 of this by-law may be
permitted if the Director of Planning considers the use to be comparable in nature to the uses listed in this
schedule, having regard to the intent of this schedule.
City of Vancouver
September 2025
Zoning and Development By-law
Page 9
C-2B
3
DENSITY, FORM AND PLACEMENT REGULATIONS
This section contains density, form and placement regulations organized by use.
3.1
Mixed-Use Residential Building that is a Residential Rental Tenure
Building
Mixed-use residential building that is a residential rental tenure building is subject to the following
regulations. For the purposes of this schedule, "residential rental tenure building" means a building:
(a) that is located outside of sub-area A, which is illustrated in Map 1: Sub-Area A at the end of this
schedule;
(b) that is a mixed-use residential building and contains at least 3 dwelling units;
(c)
where all of the dwelling units are non-stratified and secured as residential rental tenure;
(d) where at least 35% of the total dwelling units have 2 or more bedrooms; and
(e) where the third storey and above, measured from the front property line, is limited to dwelling use
only.
3.1.1
Density and Floor Area
3.1.1.1
The maximum floor space ratio is 3.50 for all uses combined, provided that the floor space ratio for
non-dwelling uses on the first storey facing the street is at least 0.35.
3.1.1.2
Despite section 3.1.1.1 above, for a corner site, the maximum floor space ratio is 3.70 for all uses
combined, provided that:
(a) the floor space ratio for non-dwelling uses on the first storey facing the street is at least 0.35;
(b) the length of the front property line facing the street is at least 45.7 m; and
(c)
the site has a minimum site area of 1,672 m2.
3.1.1.3
Despite sections 3.1.1.1 and 3.1.1.2 above, the Director of Planning may increase the permitted floor
space ratio by up to 0.05 for exterior circulation located above the first storey.
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September 2025
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C-2B
3.1.2
Building Form and Placement
Regulations
C-2B
3.1.2.1
Maximum unit frontage for any commercial use
15.3 m
3.1.2.2
Maximum building height:
(a) where the floor-to-floor height for non-dwelling uses located
on the first storey, facing the street is:
(i)
5.2 m or greater
22.0 m and 6 storeys
(ii)
less than 5.2 m
19.8 m and 6 storeys
(b) for portions of a building located within 4.6 m of the ultimate
rear property line
6.1 m
3.1.2.3
Minimum front yard depth
2.5 m
3.1.2.4
Minimum side yard width for a side yard that:
(a) adjoins a site located in any RM district, without the
intervention of a lane
1.5 m
(b) adjoins a site located in any RA, R1 or RT district, without the
intervention of a lane
0.9 m
(c)
does not adjoin a site located in an R district
not required
3.1.2.5
Minimum rear yard depth and rear setback for portions of a
building:
(a) containing non-dwelling uses only, and less than 6.1 m in
height
1.5 m
(b) containing non-dwelling uses only, and 6.1 m or more in
height
4.6 m
(c)
containing dwelling uses
4.6 m
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September 2025
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C-2B
Building Height
3.1.2.6
Building height in section 3.1.2.2(a) above
is measured from a plane formed by lines
extending horizontally back from the officially
established building grades at the front
property line.
3.1.2.7
The maximum building height in section
3.1.2.2(b) above does not apply to portions of
buildings where the rear yard has been
decreased under section 3.1.2.14 below.
3.1.2.8
Despite the maximum building height in
sections 3.1.2.2 and 3.1.2.7 above, no
portion of the building may extend above an
envelope formed by a vertical line measuring
15.3 m in height at the front property line and
a plane formed by an angle of 135 degrees
measured from the vertical, except where:
(a) the site frontage faces a street:
(i)
with a total width measuring
24.4 m or greater, measured from
property line to property line or,
where any building lines exist,
measured from the building line or
lines, and
(ii)
generally running north-south; or
(b) the site frontage faces a street with a
total width measuring more than 27.5 m,
measured from property line to property
line or, where any building lines exist,
measured from the building line or lines.
Front Yard
3.1.2.9
The Director of Planning may decrease the minimum front yard depth if the Director of Planning considers
the intent of this schedule and all applicable Council policies and guidelines.
Side Yard and Side Setback
3.1.2.10 Despite the minimum side yard width in section 3.1.2.4(c) above, where a side yard is provided, although
not required, the minimum side yard width is 0.9 m.
Front
Rear
6.1 m
measured
from base
surface
19.8 m
measured
from
building
grade at
the front
property
line
15.3 m
< 4.6 m
Property line
Building height envelope
Maximum building height
135°
Base surface
Rear wall
Diagram: Maximum building height for residential
rental tenure building
Front
Rear
Containing non-dwelling uses only
Containing dwelling uses
4.6 m
Property line
1.5 m
Front yard depth
Diagram: Front yard, rear yard and rear setback
for a building where the first floor contains
non-dwelling uses only
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September 2025
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C-2B
3.1.2.11 Despite the minimum side yard width in sections 3.1.2.4 and 3.1.2.10 above, in the case of a corner site,
the exterior side yard requirements are the same as the front yard requirements in sections 3.1.2.3 and
3.1.2.9 above.
3.1.2.12 For any parking area on a corner site, a setback of 1.2 m from the side property line abutting the flanking
street is required.
Rear Yard and Rear Setback
3.1.2.13 Despite the minimum rear yard depth and rear setback in section 3.1.2.5(a) above, if the rear of the site
adjoins the side yard of a site located in an R district, without the intervention of a lane, the minimum rear
yard depth and rear setback is 3.1 m.
3.1.2.14 Despite the minimum rear yard depth and rear setback in sections 3.1.2.5(b) and 3.1.2.5(c) above, in the
case of a corner site, the rear yard depth and rear setback may be decreased to a minimum of 1.5 m if the
portion of the building for which the rear yard is decreased:
(a) is located at least 22.8 m from an adjoining site; and
(b) does not exceed 25.3 m in width, measured from the ultimate exterior side property line,
except that if the rear of the site adjoins the side yard of a site located in an R district, without the
intervention of a lane, the rear yard depth and rear setback may not be decreased.
3.1.2.15 Despite the minimum rear yard depth and rear setback in section 3.1.2.5(c) above, roof decks and
balconies may project into the setback.
Discretion to Vary Other Regulations
3.1.2.16 The Director of Planning may vary any regulation in this section 3.1 for mixed-use residential building,
residential unit associated with and forming an integral part of an artist studio, and office uses if, in
determining the amount of any variation that may be permitted, the Director of Planning where applicable,
considers the amount and quality in the provision of:
(a) landscaping;
(b) usable resident open space provided by balconies, decks, roof decks and courtyards;
(c)
individual dwelling units and residential units associated with and forming an integral part of an artist
studio; and
(d) light and air available to individual dwelling units and residential units associated with and forming an
integral part of an artist studio.
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September 2025
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C-2B
3.2
Other Uses
Uses not regulated by section 3.1 of this schedule are subject to the following regulations.
3.2.1
Density and Floor Area
3.2.1.1
The maximum floor space ratio is 1.50 for dwelling uses other than mixed-use residential building and
residential unit associated with and forming an integral part of an artist studio.
3.2.1.2
The maximum floor space ratio is 2.50 for all other uses combined, subject to the following allocations:
(a) the maximum floor space ratio for non-dwelling uses is:
(i)
1.00 if they are located on the ground or first floor, and
(ii)
0.50 if they are located on the second floor; and
(b) the maximum floor space ratio for dwelling uses if they are located on the second floor or higher is:
(i)
1.00, if the second floor contains up to 0.50 floor space ratio of non-dwelling use in accordance
with section 3.2.1.2(a)(ii) above, or
(ii)
1.50, if the second floor does not contain non-dwelling uses in accordance with section
3.2.1.2(a)(ii) above.
3.2.1.3
For the purposes of section 3.2.1.2 above, where there is a residential unit associated with and forming an
integral part of an artist studio, the artist studio is also considered a dwelling use.
3.2.2
Building Form and Placement
Regulations
C-2B
3.2.2.1
Maximum unit frontage for any commercial use
15.3 m
3.2.2.2
Maximum building height
12.2 m
3.2.2.3
Minimum front yard depth
2.5 m
3.2.2.4
Minimum side yard width for a side yard that:
(a) adjoins a site located in any RM district, without the
intervention of a lane
1.5 m
(b) adjoins a site located in any RA, R1 or RT district, without the
intervention of a lane
0.9 m
(c)
does not adjoin a site located in an R district
not required
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September 2025
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C-2B
Regulations
C-2B
3.2.2.5
Minimum rear yard depth and rear setback for portions of a
building:
(a) containing non-dwelling uses only
1.5 m
(b) containing dwelling uses
4.6 m
Building Height
3.2.2.6
Despite the maximum building height in
section 3.2.2.2 above, in the case of a site
fronting on a street generally running east-
west, no portion of a building may extend
above the envelope formed by a vertical
line measuring 7.3 m in height at the north
property line and a plane formed by an angle
of 120 degrees measured from the vertical
and having its vertex at the maximum building
height permitted at the north property line.
3.2.2.7
The Director of Planning or Development
Permit Board may increase the maximum
building height to a height not exceeding
15.3 m and may permit a building that
exceeds the required envelope if the Director
of Planning or Development Permit Board
considers:
(a) the height, bulk and location of the
building and its impact on the site,
surrounding buildings and streets, and
existing views;
(b) the amount of open space, including
plazas, and the impact of overall design
on the general amenity of the area;
(c)
the relationship of the development with
nearby residential areas; and
(d) the intent of this schedule, all applicable
Council policies and guidelines, and the
submission of any advisory group, property
owner or tenant.
120°
Building height
7.3 m
Base surface
North property line
Building height envelope
Maximum building height
Diagram: Maximum building height for a site
fronting on a street generally running east-west
Front
Rear
Containing non-dwelling uses only
Containing dwelling uses
4.6 m
Property line
1.5 m
Front yard depth
Diagram: Front yard, rear yard and rear setback
for a building where the first floor contains
non-dwelling uses only
City of Vancouver
September 2025
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Page 15
C-2B
Front Yard
3.2.2.8
The Director of Planning may decrease the minimum front yard depth if the Director of Planning considers
the intent of this schedule and all applicable Council policies and guidelines.
Side Yard and Side Setback
3.2.2.9
Despite the minimum side yard width in section 3.2.2.4(c) above, where a side yard is provided, although
not required, the minimum side yard width is 0.9 m.
3.2.2.10 Despite the minimum side yard width in sections 3.2.2.4 and 3.2.2.9 above, on a corner site, the exterior
side yard requirements are the same as the front yard requirements in sections 3.2.2.3 and 3.2.2.8 above.
3.2.2.11 For any parking area on a corner site, a side setback of 1.2 m from the side property line abutting the
flanking street is required.
Rear Yard and Rear Setback
3.2.2.12 Despite the minimum rear yard depth and rear setback in section 3.2.2.5(b) above, roof decks and
balconies may project into the setback.
Discretion to Vary Other Regulations
3.2.2.13 The Director of Planning may vary any regulation in this section 3.2 for mixed-use residential building,
residential units associated with and forming an integral part of an artist studio, and office uses if, in
determining the amount of any variation that may be permitted, the Director of Planning where applicable,
considers the amount and quality in the provision of:
(a) landscaping;
(b) usable resident open space provided by balconies, decks, roof decks and courtyards;
(c)
individual dwelling units and residential units associated with and forming an integral part of an artist
studio; and
(d) light and air available to individual dwelling units and residential units associated with and forming an
integral part of an artist studio.
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September 2025
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Page 16
C-2B
4
GENERAL REGULATIONS
All uses in this district are subject to the following regulations.
4.1
Computation of Floor Area
4.1.1
Computation of floor area must include all floors of all buildings, including accessory buildings, both above
and below ground level, measured to the extreme outer limits of the building.
4.1.2
Computation of floor area must exclude:
(a) balconies and decks, and any other appurtenances that the Director of Planning considers similar to
the foregoing, provided that the total area of these exclusions does not exceed 8% of the permitted
floor area;
(b) patios and roof decks, if the Director of Planning considers the impact on privacy and overlook;
(c)
where floors are used for off-street parking and loading, the taking on or discharging of passengers,
bicycle storage, heating and mechanical equipment, or uses that the Director of Planning considers
similar to the foregoing, those floors or portions thereof, which are located:
(i)
at or below the base surface, provided that the maximum exclusion for a parking space does not
exceed 7.3 m in length, or
(ii)
above the base surface and where developed as off-street parking are located in an accessory
building situated in the rear yard, provided that the maximum exclusion for a parking space does
not exceed 7.3 m in length;
(d) amenity areas, including child day care facilities, recreation facilities and meeting rooms accessory to
a dwelling use, to a maximum floor area of 10% of the total permitted floor area if, in the case of child
day care facilities, the Director of Planning is satisfied that there is a need for a child day care facility
in the immediate neighbourhood; and
(e) all residential storage area above or below base surface, except that if the residential storage area
above base surface exceeds 3.7 m² per dwelling unit, there will be no exclusion for any of the
residential storage area above base surface for that unit.
4.1.3
For a building other than a residential rental tenure buildings, the Director of Planning may permit enclosed
residential balconies to be excluded in the computation of floor area if the Director of Planning considers
the intent of this schedule and all applicable Council policies and guidelines and approves the design of
any balcony enclosure, except that:
(a) the total area of all open and enclosed balcony or deck exclusions may not exceed 8% of the
permitted residential floor area; and
(b) no more than 50% of the excluded balcony floor area may be enclosed.
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September 2025
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C-2B
4.2
Access to Natural Light
4.2.1
Each habitable room must have at least 1 window on an exterior wall of a building.
4.2.2
For the purposes of section 4.2.1 above, habitable room means any room except a bathroom or kitchen.
5
RELAXATIONS
5.1
The Director of Planning may relax the maximum unit frontage regulation in sections 3.1.2.1 and 3.2.2.1 of
this schedule if:
(a) a pedestrian amenity area such as a courtyard or resting area is provided, or pedestrian interest is
otherwise maintained; and
(b) the Director of Planning considers the intent of this schedule and all applicable Council policies and
guidelines.
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September 2025
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Page 18
C-2B
Map 1: Sub-Area A
Sub-area A, as shown in Map 1 below, is further illustrated by Maps 1A, 1B, 1C, 1D and 1E.
Grandview Hwy S
LEGEND
SE Marine Dr
West 4th Ave
East Hastings St
Mcgill St
East 1st Ave
West Broadway
East Broadway
West 16th Ave
West 41st Ave
East 41st Ave
Sub-Area A
Sub-Area A
Sub-Area A
N
Kingsway
SW Marine Dr
Sub-Area A
Dunbar St
Arbutus St
Granville St
Main St
Knight St
Clark Drive
0
1,000
2,000
3,000 m
500
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September 2025
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C-2B
Map 1A: Sub-Area A
East Hastings St
Mcgill St
East 1st Ave
East Broadway
South Grandview Hwy
Victoria Dr
Commercial Dr
Commercial Dr
Clark Dr
Kamloops St
East 11th Ave
East 10th Ave
East 12th Ave
Grandview Hwy S
Grandview Hwy N
Sub-Area A
Sub-Area A
N
LEGEND
Sub-Area A
East 13th Ave
0
500
1,000 m
250
0
250
500 m
125
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September 2025
Zoning and Development By-law
Page 20
C-2B
Map 1B: Sub-Area A
West 1st Ave
West 1st Ave
East 1st Ave
Vine St
Arbutus St
Burrard St
Granville St
Oak St
Main St
Kingsway
Cambie St
Clark Drive
Knight St
Sub-Area A
Sub-Area A
N
LEGEND
Sub-Area A
West 16th Ave
East 16th Ave
King Edward Ave
0
1,000 m
500
250
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September 2025
Zoning and Development By-law
Page 21
C-2B
Map 1C: Sub-Area A
West King Edward Ave
West 33rd Ave
West 37th Ave
West 38th Ave
West 39th Ave
West 40th Ave
West 41st Ave
Selkirk St
Oak St
West 28th Ave
Oak St
Osler St
Oak St
West 41st Ave
West 16th Ave
West King Edward Ave
Oak St
SW Marine Dr
Cambie St
Ontario St
Sub-Area A
Sub-Area A
N
LEGEND
Sub-Area A
Osler St
0
500
1,000 m
250
0
250
500 m
125
City of Vancouver
September 2025
Zoning and Development By-law
Page 22
C-2B
Map 1D: Sub-Area A
Cambie St
SW Marine Dr
West 70th Ave
Arthur Laing
Bridge
W Kent Ave North
Fraser River
Oak St Bridge
West 57th Ave
Granville St
Angus Dr
Ontario St
Oak St
Sub-Area A
N
LEGEND
Sub-Area A
Adera St
0
500
1,000 m
250
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September 2025
Zoning and Development By-law
Page 23
C-2B
Map 1E: Sub-Area A
Euclid Ave
East 29th Ave
East 41st Ave
Kingsway
Boundary Rd
Rupert St
McHardy St
Joyce St
Spencer St
Cecil St
Mcgeer St
Vaness Ave
Austrey Ave
Ascot Pl
Ann St
Wellington Ave
Sub-Area A
N
LEGEND
Sub-Area A
Queens Ave
Church Ave
0
500
1,000 m
250
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September 2025
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C-2C
C-2C
District Schedule
1
INTENT AND OVERVIEW
1.1
Intent
The intent of this schedule is to provide for a wide range of goods and services, to maintain commercial
uses that require central locations to serve larger neighbourhoods, districts or communities, and to
encourage creation of a pedestrian-oriented district shopping area by allowing more residential floor area
and limiting the floor area for office uses. In addition, this schedule encourages mixed-use residential
buildings that contain secure rental housing by including provisions for residential rental tenure buildings.
Without limitation, applicable Council policies and guidelines for consideration include the C-2B, C-2C
and C-2C1 Guidelines, C-2C Broadway and Commercial Drive Guidelines, and C-2, C-2B, C-2C, and
C-2C1 Guidelines for Residential Rental Tenure Buildings.
1.2
Overview
The table below provides an overview of outright and conditional approval uses in the C-2C district,
categorized by the minimum site area required, where applicable. Applicable density, form and placement
regulations in section 3 of this schedule are cross-referenced in the third column.
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
--
Mixed-Use Residential Building that is a residential rental tenure
building
3.1
Other uses in section 2.1 of this schedule
3.2
2
USE REGULATIONS
2.1
Outright and Conditional Approval Uses
All outright and conditional approval uses are subject to all other provisions of this by-law, including
Section 2, Section 10 and Section 11, and compliance with the regulations of this schedule including
section 2.2.
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September 2025
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C-2C
The uses identified in the table below as outright approval uses are permitted in this district and will be
issued a permit.
The uses identified in the table below as conditional approval uses may be approved in this district by the
Director of Planning or Development Permit Board, with or without conditions, if the Director of Planning or
Development Permit Board considers:
(a) the intent of this schedule and all applicable Council policies and guidelines; and
(b) the submission of any advisory group, property owner or tenant; and
(c)
the amount of open space, including plazas, and landscaping being provided and the impact of the
development on the character of the community.
Uses are listed under their general land use category. Applicable use-specific regulations in section 2.2
of this schedule are cross-referenced in the third column. Cross-references to applicable use-specific
regulations are provided for information purposes only and do not form part of this by-law.
Use
Approval
Use-Specific
Regulations
Agricultural Uses
Urban Farm - Class B
Conditional
Cultural and Recreational Uses
Artist Studio
Conditional
2.2.1
Arts and Culture Event
Outright
2.2.1
Billiard Hall
Conditional
2.2.1
Bowling Alley
Conditional
2.2.1
Club
Conditional
2.2.1
Community Centre or Neighbourhood House
Conditional
2.2.1
Fitness Centre
Conditional
2.2.1
Hall
Conditional
2.2.1
Library
Conditional
2.2.1
Museum or Archives
Conditional
2.2.1
Park or Playground
Conditional
Rink
Conditional
2.2.1
Swimming Pool
Conditional
2.2.1
Theatre
Conditional
2.2.1
Zoo or Botanical Garden
Conditional
2.2.1
Dwelling Uses
Mixed-Use Residential Building
Conditional
2.2.2, 2.2.3,
2.2.4, 2.2.5
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September 2025
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Use
Approval
Use-Specific
Regulations
Multiple Conversion Dwelling, resulting from the conversion of a
building existing prior to June 18, 1956
Conditional
2.2.5, 2.2.6
Principal Dwelling Unit with Lock-Off Unit
Conditional
2.2.3, 2.2.4,
2.2.7
Residential Unit associated with and forming an integral part of an
Artist Studio
Conditional
2.2.1
Seniors Supportive or Independent Living Housing
Conditional
Institutional Uses
Ambulance Station
Conditional
2.2.1
Child Day Care Facility
Conditional
2.2.1
Church
Conditional
2.2.1
Community Care or Assisted Living Facility - Class B
Conditional
2.2.1
Group Residence
Conditional
2.2.1
Public Authority Use
Conditional
2.2.1
School - Elementary or Secondary
Conditional
2.2.1
School - University or College
Conditional
2.2.1
Social Service Centre
Conditional
2.2.1
Office Uses
Office Uses
Conditional
2.2.1, 2.2.8
Retail Uses
Cannabis Store
Conditional
2.2.1
Farmers' Market
Conditional
2.2.9
Furniture or Appliance Store
Conditional
2.2.1
Gasoline Station - Full Serve
Conditional
Gasoline Station - Split Island
Conditional
Grocery or Drug Store, except for Small-Scale Pharmacy
Outright
2.2.1
Grocery Store with Liquor Store
Conditional
2.2.1
Liquor Store
Conditional
2.2.1
Pawnshop
Conditional
2.2.1
Public Bike Share
Conditional
Retail Store
Outright
2.2.1
Secondhand Store
Conditional
2.2.1
Shared E-Scooter System
Conditional
Small-Scale Pharmacy
Conditional
2.2.1
Service Uses
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September 2025
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Page 4
C-2C
Use
Approval
Use-Specific
Regulations
Animal Clinic or Shelter
Conditional
2.2.1
Animal Services
Conditional
2.2.1
Auction Hall
Conditional
2.2.1
Barber Shop or Beauty Salon
Outright
2.2.1
Beauty and Wellness Centre
Outright
2.2.1
Bed and Breakfast Accommodation
Conditional
2.2.1
Catering Establishment
Conditional
2.2.1
Laundromat or Dry Cleaning Establishment
Outright
2.2.1
Neighbourhood Public House
Conditional
Photofinishing or Photography Studio
Outright
2.2.1
Print Shop
Conditional
2.2.1
Repair Shop - Class B
Outright
2.2.1
Restaurant - Class 1
Conditional
School - Arts or Self-Improvement
Conditional
2.2.1
School - Business
Conditional
2.2.1
School - Vocational or Trade
Conditional
2.2.1
Short Term Rental Accommodation
Conditional
2.2.1
Utility and Communication Uses
Public Utility
Conditional
2.2.1
Radiocommunication Station
Conditional
2.2.1
Recycling Depot
Conditional
2.2.1
uncategorized
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1
Outright
2.2.1, 2.2.10
Accessory Uses, customarily ancillary to any outright approval use
listed in this section 2.1
Outright
2.2.1, 2.2.11
Accessory Uses, customarily ancillary to any conditional approval
use listed in this section 2.1
Conditional
2.2.1, 2.2.12
Any other use that is not specifically listed and defined as a use in
Section 2 of this by-law
Conditional
2.2.1, 2.2.13
Deposition or extraction of material, which alters the configuration of
the land
Conditional
2.2.1
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September 2025
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C-2C
2.2
Use-Specific Regulations
2.2.1
All commercial uses listed in section 2.1 of this schedule must be carried on wholly within a completely
enclosed building, other than the following:
(a) arts and culture event;
(b) display of flowers, plants, fruits and vegetables;
(c)
farmers' market;
(d) gasoline station - full serve;
(e) gasoline station - split island;
(f)
neighbourhood public house;
(g) outdoor eating area in combination with a club, grocery or drug store, or retail store, subject to any
conditions that the Director of Planning considers necessary, having regard to the area and location of
the eating area with respect to adjoining sites, the hours of operation and the intent of this schedule;
(h) parking and loading facilities;
(i)
public bike share;
(j)
restaurant - class 1;
(k)
shared e-scooter system; and
(l)
urban farm - class B,
except that the Director of Planning may vary this regulation to permit the outdoor display of retail goods
and the Director of Planning may impose any conditions that the Director of Planning considers necessary,
having regard to the types of merchandise, the area and location of the display with respect to adjoining
sites, the hours of operation and the intent of this schedule.
2.2.2
Any of the non-dwelling uses listed in section 2.1 of this schedule are permitted in a mixed-use residential
building.
2.2.3
No portion of the first storey of a mixed-use residential building, to a depth of 10.7 m from the front wall of
the building and extending across its full width, may be used for residential purposes except for entrances
to the residential portion.
2.2.4
Only dwelling uses are permitted on the third floor of any building, except that the Director of Planning may
vary this requirement if the Director of Planning is satisfied that dwelling use is inappropriate or impractical.
2.2.5
Development on any site consisting of 3 or more dwelling units that:
(a) requires the demolition, or change of use or occupancy of a rental housing unit on that site; or
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September 2025
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Page 6
C-2C
(b) would have required such demolition, or change of use or occupancy had a person, during the 3
years preceding the date of application for a development permit, not demolished 1 or more rental
housing units or changed their use or occupancy,
is subject to the Rental Housing Stock Official Development Plan.
2.2.6
Multiple conversion dwelling, resulting from the conversion of a building existing prior to June 18, 1956,
may be permitted if:
(a) the Director of Planning considers:
(i)
the quality and liveability of the resulting units,
(ii)
the suitability of the building for conversion in terms of age and size, and
(iii) the impact of the conversion on adjacent properties and the character of the area;
(b) there are no additions to the building; and
(c)
no housekeeping or sleeping units are created.
2.2.7
Principal dwelling unit with lock-off unit may be permitted only in a mixed-use residential building.
2.2.8
No portion of a storey having an elevation within 2.0 m of street grade on the fronting street, to a depth of
10.7 m of the front wall of the building and extending across its full width, may be used for general office
except for:
(a) an insurance or travel agency or real estate office; and
(b) entrances to the general office portion,
and in the case of a site abutting more than 1 street, the fronting street is to be determined by the Director
of Planning.
2.2.9
Farmers' market may be permitted if the Director of Planning considers the appropriateness of the use
with respect to compatibility with nearby sites, parking, traffic, noise, hours of operation, size of facility and
pedestrian amenity.
2.2.10
Accessory buildings customarily ancillary to any uses listed in section 2.1 of this schedule are permitted as
an outright approval use if:
(a) no accessory building exceeds 3.7 m in height measured to:
(i)
the highest point of a flat roof,
(ii)
the deck line of a mansard roof, or
(iii) the mean height between the eaves and the ridge of a gable, hip or gambrel roof,
provided that no portion of an accessory building exceeds 4.6 m in building height;
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C-2C
(b) all accessory buildings are located in the rear yard; and
(c)
the total floor area of all accessory buildings, measured to the extreme outer limits of the building,
does not exceed 15% of the total site area,
except that the Director of Planning may vary the maximum building height, the location regulations, and
the floor area regulations to a maximum total floor area not exceeding 33.3% of the gross floor area of the
principal use.
2.2.11
Accessory uses customarily ancillary to any use listed in section 2.1 of this schedule are permitted
provided that the total floor area of all accessory uses does not exceed 25% of the gross floor area of the
principal use, unless permitted as an outright approval use pursuant to section 2.1 of this schedule or the
accessory use is a home-based business, except that the Director of Planning may vary the floor area
regulations to a maximum total floor area not exceeding 33.3% of the gross floor area of the principal use.
2.2.12
Accessory uses customarily ancillary to any conditional approval use listed in section 2.1 of this schedule
must comply with the provisions in section 2.2.11 above.
2.2.13
Any other use that is not specifically listed and defined as a use in Section 2 of this by-law may be
permitted if the Director of Planning considers the use to be comparable in nature to the uses listed in this
schedule, having regard to the intent of this schedule.
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3
DENSITY, FORM AND PLACEMENT REGULATIONS
This section contains density, form and placement regulations organized by use.
3.1
Mixed-Use Residential Building that is a Residential Rental Tenure
Building
Mixed-use residential building that is a residential rental tenure building is subject to the following
regulations. For the purposes of this schedule, "residential rental tenure building" means a building:
(a) that is located outside of sub-area A, which is illustrated in Map 1: Sub-Area A at the end of this
schedule;
(b) that is a mixed-use residential building and contains at least 3 dwelling units;
(c)
where all of the dwelling units are non-stratified and secured as residential rental tenure;
(d) where at least 35% of the total dwelling units have 2 or more bedrooms; and
(e) where the third storey and above, measured from the front property line, is limited to dwelling use
only.
3.1.1
Density and Floor Area
3.1.1.1
The maximum floor space ratio is 3.50 for all uses combined, provided that the floor space ratio for non-
dwelling uses on the first storey facing the street is at least 0.35.
3.1.1.2
Despite section 3.1.1.1 above, for a corner site, the maximum floor space ratio is 3.70 for all uses
combined, provided that:
(a) the floor space ratio for non-dwelling uses on the first storey facing the street is at least 0.35;
(b) the length of the front property line facing the street is at least 45.7 m; and
(c)
the site has a minimum site area of 1,672 m2.
3.1.1.3
Despite sections 3.1.1.1 and 3.1.1.2 above, the Director of Planning may increase the permitted floor
space ratio by up to 0.05 for exterior circulation located above the first storey.
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3.1.2
Building Form and Placement
Regulations
C-2C
3.1.2.1
Maximum unit frontage for any commercial use
15.3 m
3.1.2.2
Maximum building height:
(a) where the floor-to-floor height for non-dwelling uses located
on the first storey, facing the street is:
(i)
5.2 m or greater
22.0 m and 6 storeys
(ii)
less than 5.2 m
19.8 m and 6 storeys
(b) for portions of a building located within 4.6 m of the ultimate
rear property line
6.1 m
3.1.2.3
Minimum front yard depth
2.5 m
3.1.2.4
Minimum side yard width for a side yard that:
(a) adjoins a site located in any RM district, without the
intervention of a lane
1.5 m
(b) adjoins a site located in any RA, R1 or RT district, without the
intervention of a lane
0.9 m
(c)
does not adjoin a site located in an R district
not required
3.1.2.5
Minimum rear yard depth and rear setback for portions of a
building:
(a) containing non-dwelling uses only, and less than 6.1 m in
height
1.5 m
(b) containing non-dwelling uses only, and 6.1 m or more in
height
4.6 m
(c)
containing dwelling uses
4.6 m
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Building Height
3.1.2.6
Building height in section 3.1.2.2(a) above
is measured from a plane formed by lines
extending horizontally back from the officially
established building grades at the front
property line.
3.1.2.7
The maximum building height in section
3.1.2.2(b) above does not apply to portions of
a building where the rear yard has been
decreased under section 3.1.2.16 below.
3.1.2.8
Despite the maximum building height in
sections 3.1.2.2 and 3.1.2.7 above, no
portion of the building may extend above an
envelope formed by a vertical line measuring
15.3 m in height at the front property line and
a plane formed by an angle of 135 degrees
measured from the vertical, except where:
(a) the site frontage faces a street:
(i)
with a total width measuring
24.4 m or greater, measured from
property line to property line or,
where any building lines exist,
measured from the building line or
lines, and
(ii)
generally running north-south; or
(b) the site frontage faces a street with a
total width measuring more than 27.5 m,
measured from property line to property
line or, where any building lines exist,
measured from the building line or lines.
3.1.2.9
The Director of Planning or Development Permit Board may increase the maximum building height if the
Director of Planning or Development Permit Board considers the intent of this schedule and all applicable
Council policies and guidelines.
Front Yard
3.1.2.10 The Director of Planning may decrease the minimum front yard depth if the Director of Planning considers
the intent of this schedule and all applicable Council policies and guidelines.
Front
Rear
6.1 m
measured
from base
surface
19.8 m
measured
from
building
grade at
the front
property
line
15.3 m
< 4.6 m
Property line
Building height envelope
Maximum building height
135°
Base surface
Rear wall
Diagram: Maximum building height for residential
rental tenure buildings
Front
Rear
Containing non-dwelling uses only
Containing dwelling uses
4.6 m
Property line
1.5 m
Front yard depth
Diagram: Front yard, rear yard and rear setback
for a building where the first floor contains
non-dwelling uses only
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Side Yard and Side Setback
3.1.2.11 Despite the minimum side yard width in section 3.1.2.4(c) above, where a side yard is provided, although
not required, the minimum side yard width is 0.9 m.
3.1.2.12 Despite the minimum side yard width in sections 3.1.2.4 and 3.1.2.11 above, in the case of a corner site,
the exterior side yard requirements are the same as the front yard requirements in section 3.1.2.4 above.
3.1.2.13 For any parking area on a corner site, a setback of 1.2 m from the side property line abutting the flanking
street is required.
3.1.2.14 The Director of Planning may decrease any minimum side yard width or side setback if the Director of
Planning considers the intent of this schedule and all applicable Council policies and guidelines.
Rear Yard and Rear Setback
3.1.2.15 Despite the minimum rear yard depth and rear setback in section 3.1.2.5(a) above, if the rear of the site
adjoins the side yard of a site located in an R district, without the intervention of a lane, the minimum rear
yard depth and rear setback is 3.1 m.
3.1.2.16 Despite the minimum rear yard depth and rear setback in sections 3.1.2.5(b) and 3.1.2.5(c) above, in the
case of a corner site, the rear yard depth and rear setback may be decreased to a minimum of 1.5 m if the
portion of the building for which the rear yard is decreased:
(a) is located at least 22.8 m from an adjoining site; and
(b) does not exceed 25.3 m in width, measured from the ultimate exterior side property line,
except that if the rear of the site adjoins the side yard of a site located in an R district, without the
intervention of a lane, the rear yard depth and rear setback may not be decreased.
3.1.2.17 Despite the minimum rear yard depth and rear setback in section 3.1.2.5(c) above, roof decks and
balconies may project into the setback.
3.1.2.18 The Director of Planning may decrease the minimum rear yard depth or rear setback if the Director of
Planning first considers the intent of this schedule and all applicable Council policies and guidelines.
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3.2
Other Uses
Uses not regulated by section 3.1 of this schedule are subject to the following regulations.
3.2.1
Density and Floor Area
3.2.1.1
The maximum floor space ratio is:
(a) 1.20 for office uses;
(b) 1.50 for dwelling uses other than mixed-use residential building; and
(c)
3.00 for all other uses,
provided that the floor space ratio for non-dwelling uses on the first storey facing the street must be at least
0.35.
3.2.1.2
For the purposes of section 3.2.1.1 above, where there is a residential unit associated with and forming an
integral part of an artist studio, the artist studio is also considered a dwelling use.
3.2.2
Building Form and Placement
Regulations
C-2C
3.2.2.1
Maximum unit frontage for any commercial use
15.3 m
3.2.2.2
Maximum building height
10.7 m
3.2.2.3
Minimum front yard depth
2.5 m
3.2.2.4
Minimum side yard width for a side yard that:
(a) adjoins a site located in any RM district, without the
intervention of a lane
1.5 m
(b) adjoins a site located in any RA, R1 or RT district, without the
intervention of a lane
0.9 m
(c)
does not adjoin a site located in an R district
not required
3.2.2.5
Minimum rear yard depth and rear setback for portions of a
building:
(a) containing non-dwelling uses only
1.5 m
(b) containing dwelling uses
4.6 m
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Building Height
3.2.2.6
Despite the maximum building height in
section 3.2.2.2 above, in the case of a site
fronting a street generally running east-west,
no portion of a building may extend above the
envelope formed by a vertical line measuring
7.3 m in height at the north property line and
a plane formed by an angle of 120 degrees
measured from the vertical and having its
vertex at the maximum building height
permitted at the north property line.
3.2.2.7
The Director of Planning or Development
Permit Board may increase the maximum
building height to a height not exceeding
15.3 m and may permit a building that
exceeds the required envelope if the Director
of Planning or Development Permit Board
considers:
(a) the height, bulk and location of the
building and its impact on the site,
surrounding buildings and streets, and
existing views;
(b) the amount of open space, including
plazas, and the impact of overall design
on the general amenity of the area;
(c)
the relationship of the development with
nearby residential areas; and
(d) the intent of this schedule, all applicable
Council policies and guidelines, and
the submission of any advisory group,
property owner or tenant.
Front Yard
3.2.2.8
The Director of Planning may decrease the minimum front yard depth if the Director of Planning considers
the intent of this schedule and all applicable Council policies and guidelines.
Side Yard and Side Setback
3.2.2.9
Despite the minimum side yard width in section 3.2.2.4(c) above, where a side yard is provided, although
not required, the minimum side yard width is 0.9 m.
120°
Building height
7.3 m
Base surface
North property line
Building height envelope
Maximum building height
Diagram: Maximum building height for a site
fronting on a street generally running east-west
Front
Rear
Containing non-dwelling uses only
Containing dwelling uses
4.6 m
Property line
1.5 m
Front yard depth
Diagram: Front yard, rear yard and rear setback
for a building where the first floor contains
non-dwelling uses only
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C-2C
3.2.2.10 Despite the minimum side yard width in sections 3.2.2.4 and 3.2.2.9 above, in the case of a corner site, the
exterior side yard requirements are the same as the front yard requirements in sections 3.2.2.3 and 3.2.2.8
above.
3.2.2.11 For any parking area on a corner site, a side setback of 1.2 m from the side property line abutting the
flanking street is required.
3.2.2.12 The Director of Planning may decrease any minimum side yard depth or side setback if the Director of
Planning considers the intent of this schedule and all applicable Council policies and guidelines.
Rear Yard and Rear Setback
3.2.2.13 Despite the minimum rear yard depth and rear setback in section 3.2.2.5(b) above, roof decks and
balconies may project into the setback.
3.2.2.14 The Director of Planning may decrease the minimum rear yard depth or rear setback if the Director of
Planning first considers the intent of this schedule and all applicable Council policies and guidelines.
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4
GENERAL REGULATIONS
All uses in this district are subject to the following regulations.
4.1
Computation of Floor Area
4.1.1
Computation of floor area must include all floors of all buildings, including accessory buildings, both above
and below ground level, measured to the extreme outer limits of the building.
4.1.2
Computation of floor area must exclude:
(a) balconies and decks, and any other appurtenances that the Director of Planning considers similar to
the foregoing, provided that the total area of these exclusions does not exceed 8% of the permitted
floor area;
(b) patios and roof decks, if the Director of Planning considers the impact on privacy and overlook;
(c)
where floors are used for off-street parking and loading, the taking on or discharging of passengers,
bicycle storage, heating and mechanical equipment or uses that the Director of Planning considers
similar to the foregoing, those floors or portions thereof, which are located:
(i)
at or below the base surface, provided that the maximum exclusion for a parking space does not
exceed 7.3 m in length, or
(ii)
above the base surface and where developed as off-street parking are located in an accessory
building situated in the rear yard, provided the maximum exclusion for parking space does not
exceed 7.3 m in length;
(d) amenity areas, including child day care facilities, recreation facilities and meeting rooms accessory to
a dwelling use, to a maximum floor area of 10% of the total permitted floor area; and
(e) all residential storage area above or below base surface, except that if the residential storage area
above base surface exceeds 3.7 m² per dwelling unit, there will be no exclusion for any of the
residential storage area above base surface for that unit.
4.1.3
For a building other than a residential rental tenure building, the Director of Planning may permit enclosed
residential balconies to be excluded in the computation of floor area, if the Director of Planning considers
all applicable Council policies and guidelines and approves the design of any balcony enclosure, except
that:
(a) the total area of all open and enclosed balcony or deck exclusions may not exceed 8% of the
permitted residential floor area; and
(b) no more than 50% of the excluded balcony floor area may be enclosed.
4.2
Access to Natural Light
4.2.1
Each habitable room must have at least 1 window on an exterior wall of a building.
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September 2025
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C-2C
4.2.2
For the purposes of section 4.2.1 above, habitable room means any room except a bathroom or kitchen.
5
RELAXATIONS
5.1
The Director of Planning may relax the maximum unit frontage regulation in sections 3.1.2.1 and 3.2.2.1 of
this schedule if:
(a) a pedestrian amenity area such as a courtyard or resting area is provided, or pedestrian interest is
otherwise maintained; and
(b) the Director of Planning considers the intent of this schedule and all applicable Council policies and
guidelines.
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September 2025
Zoning and Development By-law
Page 17
C-2C
Map 1: Sub-Area A
Sub-area A, as shown in Map 1 below, is further illustrated by Maps 1A, 1B, 1C, 1D and 1E.
Grandview Hwy S
LEGEND
SE Marine Dr
West 4th Ave
East Hastings St
Mcgill St
East 1st Ave
West Broadway
East Broadway
West 16th Ave
West 41st Ave
East 41st Ave
Sub-Area A
Sub-Area A
Sub-Area A
N
Kingsway
SW Marine Dr
Sub-Area A
Dunbar St
Arbutus St
Granville St
Main St
Knight St
Clark Drive
0
1,000
2,000
3,000 m
500
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September 2025
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C-2C
Map 1A: Sub-Area A
East Hastings St
Mcgill St
East 1st Ave
East Broadway
South Grandview Hwy
Victoria Dr
Commercial Dr
Commercial Dr
Clark Dr
Kamloops St
East 11th Ave
East 10th Ave
East 12th Ave
Grandview Hwy S
Grandview Hwy N
Sub-Area A
Sub-Area A
N
LEGEND
Sub-Area A
East 13th Ave
0
500
1,000 m
250
0
250
500 m
125
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September 2025
Zoning and Development By-law
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C-2C
Map 1B: Sub-Area A
West 1st Ave
West 1st Ave
East 1st Ave
Vine St
Arbutus St
Burrard St
Granville St
Oak St
Main St
Kingsway
Cambie St
Clark Drive
Knight St
Sub-Area A
Sub-Area A
N
LEGEND
Sub-Area A
West 16th Ave
East 16th Ave
King Edward Ave
0
1,000 m
500
250
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September 2025
Zoning and Development By-law
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C-2C
Map 1C: Sub-Area A
West King Edward Ave
West 33rd Ave
West 37th Ave
West 38th Ave
West 39th Ave
West 40th Ave
West 41st Ave
Selkirk St
Oak St
West 28th Ave
Oak St
Osler St
Oak St
West 41st Ave
West 16th Ave
West King Edward Ave
Oak St
SW Marine Dr
Cambie St
Ontario St
Sub-Area A
Sub-Area A
N
LEGEND
Sub-Area A
Osler St
0
500
1,000 m
250
0
250
500 m
125
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September 2025
Zoning and Development By-law
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C-2C
Map 1D: Sub-Area A
Cambie St
SW Marine Dr
West 70th Ave
Arthur Laing
Bridge
W Kent Ave North
Fraser River
Oak St Bridge
West 57th Ave
Granville St
Angus Dr
Ontario St
Oak St
Sub-Area A
N
LEGEND
Sub-Area A
Adera St
0
500
1,000 m
250
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September 2025
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C-2C
Map 1E: Sub-Area A
Euclid Ave
East 29th Ave
East 41st Ave
Kingsway
Boundary Rd
Rupert St
McHardy St
Joyce St
Spencer St
Cecil St
Mcgeer St
Vaness Ave
Austrey Ave
Ascot Pl
Ann St
Wellington Ave
Sub-Area A
N
LEGEND
Sub-Area A
Queens Ave
Church Ave
0
500
1,000 m
250
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C-2C1
C-2C1
District Schedule
1
INTENT AND OVERVIEW
1.1
Intent
The intent of this schedule is to provide for a wide range of goods and services, to maintain commercial
uses that require central locations to serve larger neighbourhoods, districts or communities, and to
encourage creation of a district shopping area by allowing more residential floor area and limiting the
amount of floor area for office uses. In addition, this schedule encourages mixed-use residential buildings
that contain secure rental housing by including provisions for residential rental tenure buildings.
Without limitation, applicable Council policies and guidelines for consideration include the C-2B, C-2C
and C-2C1 Guidelines and C-2, C-2B, C-2C, and C-2C1 Guidelines for Residential Rental Tenure
Buildings.
1.2
Overview
The table below provides an overview of outright and conditional approval uses in the C-2C1 district,
categorized by the minimum site area required, where applicable. Applicable density, form and placement
regulations in section 3 of this schedule are cross-referenced in the third column.
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
--
Mixed-Use Residential Building that is a residential rental tenure
building
3.1
Other uses in section 2.1 of this schedule
3.2
2
USE REGULATIONS
2.1
Outright and Conditional Approval Uses
All outright and conditional approval uses are subject to all other provisions of this by-law, including
Section 2, Section 10 and Section 11, and compliance with the regulations of this schedule including
section 2.2.
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C-2C1
The uses identified in the table below as outright approval uses are permitted in this district and will be
issued a permit.
The uses identified in the table below as conditional approval uses may be approved in this district by the
Director of Planning or Development Permit Board, with or without conditions, if the Director of Planning or
Development Permit Board considers:
(a) the intent of this schedule and all applicable Council policies and guidelines; and
(b) the submission of any advisory group, property owner or tenant; and
(c)
the amount of open space, plazas, and landscaping being provided and the impact of the
development on the character of the community.
Uses are listed under their general land use category. Applicable use-specific regulations in section 2.2
of this schedule are cross-referenced in the third column. Cross-references to applicable use-specific
regulations are provided for information purposes only and do not form part of this by-law.
Use
Approval
Use-Specific
Regulations
Agricultural Uses
Urban Farm - Class B
Conditional
Cultural and Recreational Uses
Artist Studio
Conditional
2.2.1
Arts and Culture Event
Outright
2.2.1
Billiard Hall
Conditional
2.2.1
Bowling Alley
Conditional
2.2.1
Club
Conditional
2.2.1
Community Centre or Neighbourhood House
Conditional
2.2.1
Fitness Centre
Conditional
2.2.1
Hall
Conditional
2.2.1
Library
Conditional
2.2.1
Museum or Archives
Conditional
2.2.1
Park or Playground
Conditional
Rink
Conditional
2.2.1
Swimming Pool
Conditional
2.2.1
Theatre
Conditional
2.2.1
Zoo or Botanical Garden
Conditional
2.2.1
Dwelling Uses
Duplex
Conditional
Mixed-Use Residential Building
Conditional
2.2.2, 2.2.3,
2.2.4, 2.2.5
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C-2C1
Use
Approval
Use-Specific
Regulations
Multiple Conversion Dwelling, resulting from the conversion of a
building existing prior to June 18, 1956
Conditional
2.2.4, 2.2.6
Multiple Dwelling
Conditional
2.2.4
Principal Dwelling Unit with Lock-Off Unit
Conditional
2.2.7
Residential Unit associated with and forming an integral part of an
Artist Studio
Conditional
Seniors Supportive or Independent Living Housing
Conditional
Single Detached House
Conditional
Institutional Uses
Ambulance Station
Conditional
2.2.1
Child Day Care Facility
Conditional
2.2.1
Church
Conditional
2.2.1
Community Care or Assisted Living Facility - Class A
Conditional
2.2.1, 2.2.8
Community Care or Assisted Living Facility - Class B
Conditional
2.2.1
Group Residence
Conditional
2.2.1
Public Authority Use
Conditional
2.2.1
School - Elementary or Secondary
Conditional
2.2.1
School - University or College
Conditional
2.2.1
Social Service Centre
Conditional
2.2.1
Manufacturing Uses
Clothing Manufacturing
Conditional
2.2.1, 2.2.9
Miscellaneous Products Manufacturing - Class B
Conditional
2.2.1, 2.2.9
Printing and Publishing
Conditional
2.2.1, 2.2.9
Textiles or Knit Goods Manufacturing
Conditional
2.2.1, 2.2.9
Office Uses
Office Uses
Conditional
2.2.1, 2.2.10
Parking Uses
Parking Uses
Conditional
Retail Uses
Cannabis Store
Conditional
2.2.1
Farmers' Market
Conditional
2.2.11
Furniture or Appliance Store
Conditional
2.2.1
Gasoline Station - Full Serve
Conditional
Gasoline Station - Split Island
Conditional
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September 2025
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C-2C1
Use
Approval
Use-Specific
Regulations
Grocery or Drug Store, except for Small-Scale Pharmacy
Outright
2.2.1
Grocery Store with Liquor Store
Conditional
2.2.1
Liquor Store
Conditional
2.2.1
Pawnshop
Conditional
2.2.1
Public Bike Share
Conditional
Retail Store
Outright
2.2.1
Secondhand Store
Conditional
2.2.1
Shared E-Scooter System
Conditional
Small-Scale Pharmacy
Conditional
2.2.1
Vehicle Dealer
Conditional
2.2.1
Service Uses
Animal Clinic or Shelter
Conditional
2.2.1
Animal Services
Conditional
2.2.1
Auction Hall
Conditional
2.2.1
Barber Shop or Beauty Salon
Outright
2.2.1
Beauty and Wellness Centre
Outright
2.2.1
Bed and Breakfast Accommodation
Conditional
2.2.1
Catering Establishment
Conditional
2.2.1
Drive-Through Service
Conditional
Funeral Home
Conditional
2.2.1
Laundromat or Dry Cleaning Establishment
Outright
2.2.1
Motor Vehicle Repair Shop
Conditional
2.2.1
Motor Vehicle Wash
Conditional
2.2.1
Neighbourhood Public House
Conditional
Photofinishing or Photography Studio
Outright
2.2.1
Print Shop
Conditional
2.2.1
Repair Shop - Class B
Outright
2.2.1
Restaurant - Class 1
Conditional
Restaurant - Drive-In
Conditional
School - Arts or Self-Improvement
Conditional
2.2.1
School - Business
Conditional
2.2.1
School - Vocational or Trade
Conditional
2.2.1
Short Term Rental Accommodation
Conditional
2.2.1
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September 2025
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Use
Approval
Use-Specific
Regulations
Sign Painting Shop
Conditional
2.2.1
Wedding Chapel
Conditional
2.2.1
Utility and Communication Uses
Public Utility
Conditional
2.2.1
Radiocommunication Station
Conditional
2.2.1
Recycling Depot
Conditional
2.2.1
uncategorized
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1
Outright
2.2.1, 2.2.12
Accessory Uses, customarily ancillary to any outright approval use
listed in this section 2.1
Outright
2.2.1, 2.2.13
Accessory Uses, customarily ancillary to any use listed in this
section 2.1
Conditional
2.2.1, 2.2.14
Any other use that is not specifically listed and defined as a use in
Section 2 of this by-law
Conditional
2.2.1, 2.2.15
Deposition or extraction of material, which alters the configuration of
the land
Conditional
2.2
Use-Specific Regulations
2.2.1
All commercial uses listed in section 2.1 of this schedule must be carried on wholly within a completely
enclosed building, other than the following:
(a) arts and culture event'
(b) display of flowers, plants, fruits and vegetables;
(c)
drive-through service;
(d) farmers' market;
(e) gasoline station - full serve;
(f)
gasoline station - split island;
(g) neighbourhood public house;
(h) outdoor eating area in combination with a club, grocery or drug store, or retail store, subject to any
conditions that the Director of Planning considers necessary, having regard to the area and location of
the eating area with respect to adjoining sites, the hours of operation and the intent of this schedule;
(i)
parking and loading facilities;
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(j)
public bike share;
(k)
restaurant - class 1;
(l)
restaurant - drive-in;
(m) shared e-scooter system; and
(n) urban farm - class B,
except that the Director of Planning may vary this regulation to permit the outdoor display of retail goods,
and the Director of Planning may impose any conditions that the Director of Planning considers necessary,
having regard to the types of merchandise, the area and location of the display with respect to adjoining
sites, the hours of operation and the intent of this schedule.
2.2.2
Any of the non-dwelling uses listed in section 2.1 of this schedule are permitted in a mixed-use residential
building.
2.2.3
No portion of the first storey of a mixed-use residential building, to a depth of 10.7 m from the front wall of
the building and extending across its full width, may be used for residential purposes except for entrances
to the residential portion.
2.2.4
Only dwelling uses are permitted on the third floor of any mixed-use residential building, except that the
Director of Planning may vary this condition where the Director of Planning is satisfied that dwelling use is
inappropriate or impractical.
2.2.5
Development on any site consisting of 3 or more dwelling units that:
(a) requires the demolition, or change of use or occupancy of a rental housing unit on that site; or
(b) would have required such demolition, or change of use or occupancy had a person, during the 3
years preceding the date of application for a development permit, not demolished 1 or more rental
housing units or changed their use or occupancy,
is subject to the Rental Housing Stock Official Development Plan.
2.2.6
Multiple conversion dwelling, resulting from the conversion of a building existing prior to June 18, 1956,
may be permitted if:
(a) the Director of Planning considers:
(i)
the quality and liveability of the resulting units,
(ii)
the suitability of the building for conversion in terms of age and size, and
(iii) the impact of the conversion on adjacent properties and the character of the area;
(b) there are no additions to the building; and
(c)
no housekeeping or sleeping units are created.
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2.2.7
Principal dwelling unit with lock-off unit is permitted only in a multiple dwelling or mixed-use residential
building.
2.2.8
Community care or assisted living facility - class A is subject to the regulations, variations and relaxations
that apply to single detached house.
2.2.9
Manufacturing uses may be permitted only if:
(a) the total floor area of manufacturing uses does not exceed 300 m²;
(b) the portion of the first storey of a building to a depth of 4.5 m from the front wall of the building and
extending across its full width is used for ancillary retailing purposes, except for:
(i)
entrances to the manufacturing portion, and
(ii)
display features that, in the opinion of the Director of Planning, benefit pedestrian character,
unless the applicant can demonstrate, to the satisfaction of Director of Planning, that the site
is located in a block predominantly developed with auto-oriented retailing or general business
commercial uses and that deletion of the required retailing would not adversely impact adjacent uses;
and
(c)
the Director of Planning is satisfied that there will be no undue adverse impact on uses within the
building or on an abutting site.
2.2.10
No portion of a storey having an elevation within 2.0 m of street grade on the fronting street, to a depth of
10.7 m of the front wall of the building and extending across its full width, may be used for general office
except for:
(a) an insurance or travel agency or real estate office; and
(b) entrances to the general office portion, and
in the case of a site abutting more than 1 street, the fronting street is to be determined by the Director of
Planning.
2.2.11
Farmers' market may be permitted if the Director of Planning considers the appropriateness of the use
with respect to compatibility with nearby sites, parking, traffic, noise, hours of operation, size of facility and
pedestrian amenity.
2.2.12
Accessory buildings customarily ancillary to any use listed in section 2.1 of this schedule are permitted as
an outright approval use if:
(a) no accessory building exceeds 3.7 m in height measured to:
(i)
the highest point of a flat roof,
(ii)
the deck line of a mansard roof, or
(iii) the mean height between the eaves and the ridge of a gable, hip or gambrel roof,
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September 2025
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C-2C1
provided that no portion of an accessory building exceeds 4.6 m in building height;
(b) all accessory buildings are located in the rear yard; and
(c)
the total floor area of all accessory buildings, measured to the extreme outer limits of the building,
does not exceed 15% of the total site area,
except that the Director of Planning may vary the maximum height, the location regulations, and the floor
area regulations to a maximum total floor area not exceeding 33.3% of the gross floor area of the principal
use.
2.2.13
Accessory uses customarily ancillary to any outright approval use listed in section 2.1 of this schedule
are permitted provided that the total floor area of all accessory uses does not exceed 25% of the gross
floor area of the principal use, unless permitted as an outright approval use pursuant to section 2.1 of this
schedule or the accessory use is a home-based business, except that the Director of Planning may vary
the floor area regulations to a total floor area not exceeding 33.3% of the gross floor area of the principal
use.
2.2.14
Accessory uses customarily ancillary to any conditional approval use listed in section 2.1 of this schedule
must comply with the provisions in section 2.2.13 above.
2.2.15
Any other use that is not specifically listed and defined as a use in Section 2 of this by-law may be
permitted if the Director of Planning considers the use to be comparable in nature to the uses listed in this
schedule, having regard to the intent of this schedule.
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September 2025
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3
DENSITY, FORM AND PLACEMENT REGULATIONS
This section contains density, form and placement regulations organized by use.
3.1
Mixed-Use Residential Building that is a Residential Rental Tenure
Building
Mixed-use residential building that is a residential rental tenure building is subject to the following
regulations. For the purposes of this schedule, "residential rental tenure building" means a building:
(a) that is located outside of sub-area A, which is illustrated in Map 1: Sub-Area A at the end of this
schedule;
(b) that is a mixed-use residential building and contains at least 3 dwelling units;
(c)
where all of the dwelling units are non-stratified and secured as residential rental tenure;
(d) where at least 35% of the total dwelling units have 2 or more bedrooms; and
(e) where the third storey and above, measured from the front property line, is limited to dwelling use
only.
3.1.1
Density and Floor Area
3.1.1.1
The maximum floor space ratio is 3.50 for all uses combined, provided that the floor space ratio for
non-dwelling uses on the first storey facing the street is at least 0.35.
3.1.1.2
Despite section 3.1.1.1 above, for a corner site, the maximum floor space ratio is 3.70 for all uses
combined, provided that:
(a) the floor space ratio for non-dwelling uses on the first storey facing the street is at least 0.35;
(b) the length of the front property line facing the street is at least 45.7 m; and
(c)
the site has a minimum site area of 1,672 m2.
3.1.1.3
Despite sections 3.1.1.1 and 3.1.1.2 above, the Director of Planning may increase the permitted floor
space ratio by up to 0.05 for exterior circulation located above the first storey.
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3.1.2
Building Form and Placement
Regulations
C-2C1
3.1.2.1
Maximum unit frontage for any commercial use
15.3 m
3.1.2.2
Maximum building height:
(a) where the floor-to-floor height for non-dwelling uses located
on the first storey, facing the street is:
(i)
5.2 m or greater
22.0 m and 6 storeys
(ii)
less than 5.2 m
19.8 m and 6 storeys
(b) for portions of a building located within 4.6 m of the ultimate
rear property line
6.1 m
3.1.2.3
Minimum front yard depth
2.5 m
3.1.2.4
Minimum side yard width for a side yard that:
(a) adjoins a site located in any RM district, without the
intervention of a lane
1.5 m
(b) adjoins a site located in any RA, R1 or RT district, without the
intervention of a lane
0.9 m
(c)
does not adjoin a site located in an R district
not required
3.1.2.5
Minimum rear yard depth and rear setback for portions of a
building:
(a) containing non-dwelling uses only, and less than 6.1 m in
height
1.5 m
(b) containing non-dwelling uses only, and 6.1 m or more in
height
4.6 m
(c)
containing dwelling uses
4.6 m
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Building Height
3.1.2.6
Building height in section 3.1.2.2(a) above is
measured from a plane formed by lines
extending horizontally back from the officially
established building grades at the front
property line.
3.1.2.7
The maximum building height in section
3.1.2.2(b) above does not apply to portions
of buildings where the rear yard has been
decreased under section 3.1.2.14 below.
3.1.2.8
Despite the maximum building height in
sections 3.1.2.2 and 3.1.2.7 above, no
portion of the building may extend above an
envelope formed by a vertical line measuring
15.3 m in height at the front property line and
a plane formed by an angle of 135 degrees
measured from the vertical, except where:
(a) the site frontage faces a street:
(i)
with a total width measuring
24.4 m or greater, measured from
property line to property line or,
where any building lines exist,
measured from the building line or
lines, and
(ii)
generally running north-south; or
(b) the site frontage faces a street with a
total width measuring more than 27.5 m,
measured from property line to property
line or, where any building lines exist,
measured from the building line or lines.
3.1.2.9
The Director of Planning or Development Permit Board may increase the maximum building height if the
Director of Planning or Development Permit Board considers the intent of this schedule and all applicable
Council policies and guidelines.
Front Yard
3.1.2.10 The Director of Planning may decrease the minimum front yard depth if the Director of Planning considers
the intent of this schedule and all applicable Council policies and guidelines.
Front
Rear
6.1 m
measured
from base
surface
19.8 m
measured
from
building
grade at
the front
property
line
15.3 m
< 4.6 m
Property line
Building height envelope
Maximum building height
135°
Base surface
Rear wall
Diagram: Maximum building height for a site
fronting on a street generally running east-west
Front
Rear
Containing non-dwelling uses only
Containing dwelling uses
4.6 m
Property line
1.5 m
Front yard depth
Diagram: Front yard, rear yard and rear setback
for a building where the first floor contains
non-dwelling uses only
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Side Yard and Side Setback
3.1.2.11 Despite the minimum side yard width in section 3.1.2.4(c), where a side yard is provided, although not
required, the minimum side yard width is 0.9 m.
3.1.2.12 Despite the minimum side yard width in sections 3.1.2.4 and 3.1.2.11 above, in the case of a corner site,
the exterior side yard requirements are the same as the front yard requirements in section 3.1.2.3 above.
3.1.2.13 For any parking area on a corner site, a setback of 1.2 m from the side property line abutting the flanking
street is required.
3.1.2.14 The Director of Planning may decrease any minimum side yard width if the Director of Planning considers
the intent of this schedule and all applicable Council policies and guidelines.
Rear Yard and Rear Setback
3.1.2.15 Despite the minimum rear yard depth and rear setback in section 3.1.2.5(a) above, if the rear of the site
adjoins the side yard of a site located in an R district, without the intervention of a lane, the minimum rear
yard depth and rear setback is 3.1 m.
3.1.2.16 Despite the minimum rear yard depth and rear setback in sections 3.1.2.5(b) and 3.1.2.5(c) above, in the
case of a corner site, the rear yard depth and rear setback may be decreased to a minimum of 1.5 m if the
portion of the building for which the rear yard is decreased:
(a) is located at least 22.8 m from an adjoining site; and
(b) does not exceed 25.3 m in width, measured from the ultimate exterior side property line,
except that if the rear of the site adjoins the side yard of a site located in an R district, without the
intervention of a lane, the minimum rear yard depth and rear setback may not be decreased.
3.1.2.17 Despite the minimum rear yard depth and rear setback in section 3.1.2.5(c) above, roof decks and
balconies may project into the setback.
3.1.2.18 The Director of Planning may decrease the minimum rear yard depth or rear setback if the Director of
Planning considers the intent of this schedule and all applicable Council policies and guidelines.
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3.2
Other Uses
Uses not regulated by section 3.1 of this schedule are subject to the following regulations.
3.2.1
Density and Floor Area
3.2.1.1
The maximum floor space ratio is:
(a) 1.20 for office uses;
(b) 1.50 for dwelling uses other than mixed-use residential; and
(c)
3.00 for all other uses,
provided that the floor space ratio for non-dwelling uses on the first storey facing the street is at least 0.35.
3.2.1.2
For the purposes of section 3.2.1.1 above, where there is a residential unit associated with and forming an
integral part of an artist studio, the artist studio is also considered a dwelling use.
3.2.2
Building Form and Placement
Regulations
C-2C1
3.2.2.1
Maximum unit frontage for any commercial use
15.3 m
3.2.2.2
Maximum building height
10.7 m
3.2.2.3
Minimum front yard depth
2.5 m
3.2.2.4
Minimum side yard width for a side yard that:
(a) adjoins a site located in any RM district, without the
intervention of a lane
1.5 m
(b) adjoins a site located in any RA, R1 or RT district, without the
intervention of a lane
0.9 m
(c)
does not adjoin a site located in an R district
not required
3.2.2.5
Minimum rear yard depth and rear setback for portions of a
building:
(a) containing non-dwelling uses only
1.5 m
(b) containing dwelling uses
4.6 m
Building Height
3.2.2.6
Despite the maximum building height in section 3.2.2.2 above, in the case of a site fronting a street
generally running east-west, no portion of a building may extend above the envelope formed by a vertical
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September 2025
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C-2C1
line measuring 7.3 m in height at the north
property line and a plane formed by an angle
of 120 degrees measured from the vertical
and having its vertex at the maximum building
height permitted at the north property line.
3.2.2.7
The Director of Planning or Development
Permit Board may increase the maximum
building height to a height not exceeding
15.3 m and may permit a building that
exceeds the required envelope, if the Director
of Planning or Development Permit Board
considers:
(a) the height, bulk, scale and location of
the building and its impact on the site,
surrounding buildings and streets, and
existing views;
(b) the amount of open space, including
plazas, and the impact of the overall
design on the general amenity of the
area;
(c)
the relationship of the development with
nearby residential areas; and
(d) the intent of this schedule and all
applicable Council policies, guidelines,
and the submission of any advisory
group, property owner or tenant.
Front Yard
3.2.2.8
The Director of Planning may decrease the
minimum front yard depth if the Director of
Planning considers the intent of this schedule
and all applicable Council policies and
guidelines.
Side Yard and Setback
3.2.2.9
Despite the minimum side yard width in section 3.2.2.4(c) above, where a side yard is provided, although
not required, the minimum side yard width is 0.9 m.
3.2.2.10 Despite the minimum side yard width in section 3.2.2.4 and 3.2.2.9 above, in the case of a corner site, the
exterior side yard requirements are the same as the front yard requirements in section 3.2.2.3 above.
Front
Rear
Containing non-dwelling uses only
Containing dwelling uses
4.6 m
Property line
1.5 m
Front yard depth
Diagram: Front yard, rear yard and rear setback
for a building where the first floor contains
non-dwelling uses only
120°
Building height
7.3 m
Base surface
North property line
Building height envelope
Maximum building height
Diagram: Maximum building height for a site
fronting on a street generally running east-west
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3.2.2.11 For any parking area on a corner site, a setback of 1.2 m from the side property line abutting the flanking
street is required.
3.2.2.12 The Director of Planning may decrease the minimum side yard width or side setback if the Director of
Planning considers the intent of this schedule and all applicable Council policies and guidelines.
Rear Yard and Setback
3.2.2.13 Despite the minimum rear yard depth and rear setback in section 3.2.2.5(b) above, roof decks and
balconies may project into the setback.
3.2.2.14 The Director of Planning may decrease the minimum rear yard depth or rear setback if the Director of
Planning considers the intent of this schedule and all applicable Council policies and guidelines.
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4
GENERAL REGULATIONS
All uses in this district are subject to the following regulations.
4.1
Computation of Floor Area
4.1.1
Computation of floor area must include all floors of all buildings, including accessory buildings, both above
and below ground level, measured to the extreme outer limits of the building.
4.1.2
Computation of floor area must exclude:
(a) balconies and decks, and any other appurtenances that the Director of Planning considers similar to
the foregoing, provided that the total area of these exclusions does not exceed 8% of the permitted
floor area;
(b) patios and roof decks, if the Director of Planning considers the impact on privacy and overlook;
(c)
where floors are used for off-street parking and loading, the taking on or discharging of passengers,
bicycle storage, heating and mechanical equipment, or uses that the Director of Planning considers
similar to the foregoing, those floors or portions thereof, which are located:
(i)
at or below the base surface, provided that the maximum exclusion for a parking space does not
exceed 7.3 m in length, or
(ii)
above the base surface and where developed as off-street parking are located in an accessory
building situated in the rear yard, provided the maximum exclusion for parking space does not
exceed 7.3 m in length;
(d) amenity areas, including child day care facilities, recreational facilities and meeting rooms accessory
to a dwelling use, to a maximum floor area of 10% of the total permitted floor area; and
(e) all residential storage area above or below base surface, except that if the residential storage area
above base surface exceeds 3.7 m² per dwelling unit, there will be no exclusion for any of the
residential storage area above base surface for that unit.
4.1.3
For buildings other than residential rental tenure buildings, the Director of Planning may permit enclosed
residential balconies to be excluded in the computation of floor area if the Director of Planning considers all
applicable Council policies and guidelines and approves the design of any balcony enclosure, except that:
(a) the total area of all open and enclosed balcony or deck exclusions may not exceed 8% of the
permitted residential floor area; and
(b) no more than 50% of the excluded balcony floor area may be enclosed.
4.2
Access to Natural Light
4.2.1
Each habitable room must have at least 1 window on an exterior wall of a building.
4.2.2
For the purposes of section 4.2.1 above, habitable room means any room except a bathroom or kitchen.
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September 2025
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5
RELAXATIONS
5.1
The Director of Planning may relax the maximum unit frontage regulations in sections 3.1.2.1 and 3.2.2.1
of this schedule if:
(a) a pedestrian amenity area such as a courtyard or resting area is provided, or where pedestrian
interest is otherwise maintained; and
(b) the Director of Planning considers the intent of this schedule and all applicable Council policies and
guidelines.
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September 2025
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Map 1: Sub-Area A
Sub-area A, as shown in Map 1 below, is further illustrated by Maps 1A, 1B, 1C, 1D and 1E.
Grandview Hwy S
LEGEND
SE Marine Dr
West 4th Ave
East Hastings St
Mcgill St
East 1st Ave
West Broadway
East Broadway
West 16th Ave
West 41st Ave
East 41st Ave
Sub-Area A
Sub-Area A
Sub-Area A
N
Kingsway
SW Marine Dr
Sub-Area A
Dunbar St
Arbutus St
Granville St
Main St
Knight St
Clark Drive
0
1,000
2,000
3,000 m
500
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September 2025
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C-2C1
Map 1A: Sub-Area A
East Hastings St
Mcgill St
East 1st Ave
East Broadway
South Grandview Hwy
Victoria Dr
Commercial Dr
Commercial Dr
Clark Dr
Kamloops St
East 11th Ave
East 10th Ave
East 12th Ave
Grandview Hwy S
Grandview Hwy N
Sub-Area A
Sub-Area A
N
LEGEND
Sub-Area A
East 13th Ave
0
500
1,000 m
250
0
250
500 m
125
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Map1B: Sub-Area A
West 1st Ave
West 1st Ave
East 1st Ave
Vine St
Arbutus St
Burrard St
Granville St
Oak St
Main St
Kingsway
Cambie St
Clark Drive
Knight St
Sub-Area A
Sub-Area A
N
LEGEND
Sub-Area A
West 16th Ave
East 16th Ave
King Edward Ave
0
1,000 m
500
250
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Map 1C: Sub-Area A
West King Edward Ave
West 33rd Ave
West 37th Ave
West 38th Ave
West 39th Ave
West 40th Ave
West 41st Ave
Selkirk St
Oak St
West 28th Ave
Oak St
Osler St
Oak St
West 41st Ave
West 16th Ave
West King Edward Ave
Oak St
SW Marine Dr
Cambie St
Ontario St
Sub-Area A
Sub-Area A
N
LEGEND
Sub-Area A
Osler St
0
500
1,000 m
250
0
250
500 m
125
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Map 1D: Sub-Area A
Cambie St
SW Marine Dr
West 70th Ave
Arthur Laing
Bridge
W Kent Ave North
Fraser River
Oak St Bridge
West 57th Ave
Granville St
Angus Dr
Ontario St
Oak St
Sub-Area A
N
LEGEND
Sub-Area A
Adera St
0
500
1,000 m
250
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Map 1E: Sub-Area A
Euclid Ave
East 29th Ave
East 41st Ave
Kingsway
Boundary Rd
Rupert St
McHardy St
Joyce St
Spencer St
Cecil St
Mcgeer St
Vaness Ave
Austrey Ave
Ascot Pl
Ann St
Wellington Ave
Sub-Area A
N
LEGEND
Sub-Area A
Queens Ave
Church Ave
0
500
1,000 m
250
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C-3A
C-3A
District Schedule
1
INTENT AND OVERVIEW
1.1
Intent
The intent of this schedule is to provide for a wide range of goods and services, to maintain commercial
activities, specialized services and some light manufacturing uses while preserving the character and
general amenity of the area and its immediate surroundings, and to provide for dwelling uses compatible
with commercial uses.
Without limitation, applicable Council policies and guidelines for consideration include Broadway/
Commercial C-3A Guidelines.
1.2
Overview
The table below provides an overview of outright and conditional approval uses in the C-3A district,
categorized by the minimum site area required, where applicable. Applicable density, form and placement
regulations in section 3 of this schedule are cross-referenced in the third column.
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
--
All uses in section 2.1 of this schedule
3.1
2
USE REGULATIONS
2.1
Outright and Conditional Approval Uses
All outright and conditional approval uses are subject to all other provisions of this by-law, including
Section 2, Section 10 and Section 11, and compliance with the regulations of this schedule including
section 2.2.
The uses identified in the table below as outright approval uses are permitted in this district and will be
issued a permit.
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The uses identified in the table below as conditional approval uses may be approved in this district by the
Director of Planning or Development Permit Board, with or without conditions, if the Director of Planning or
Development Permit Board considers:
(a) the intent of this schedule and all applicable Council policies and guidelines; and
(b) the submission of any advisory group, property owner or tenant.
Uses are listed under their general land use category. Applicable use-specific regulations in section 2.2
of this schedule are cross-referenced in the third column. Cross-references to applicable use-specific
regulations are provided for information purposes only and do not form part of this by-law.
Use
Approval
Use-Specific
Regulations
Agricultural Uses
Urban Farm - Class B
Conditional
Cultural and Recreational Uses
Arcade
Conditional
2.2.1
Artist Studio
Conditional
2.2.1
Arts and Culture Event
Outright
2.2.1
Billiard Hall
Conditional
2.2.1
Bingo Hall
Conditional
2.2.1
Bowling Alley
Outright
2.2.1
Casino - Class 1
Conditional
2.2.1
Club
Outright
2.2.1
Community Centre or Neighbourhood House
Outright
2.2.1
Fitness Centre
Outright
2.2.1
Hall
Outright
2.2.1
Library
Outright
2.2.1
Museum or Archives
Outright
2.2.1
Park or Playground
Conditional
Rink
Outright
2.2.1
Swimming Pool
Outright
2.2.1
Theatre
Outright
2.2.1
Zoo or Botanical Garden
Conditional
2.2.1
Dwelling Uses
Mixed-Use Residential Building
Conditional
2.2.2, 2.2.3,
2.2.4
Multiple Conversion Dwelling, resulting from the conversion of a
building existing prior to June 18, 1956
Conditional
2.2.5
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C-3A
Use
Approval
Use-Specific
Regulations
Multiple Dwelling
Conditional
2.2.6
Principal Dwelling Unit with Lock-Off Unit
Conditional
2.2.7
Residential Unit associated with and forming an integral part of an
Artist Studio
Conditional
Seniors Supportive or Independent Living Housing
Conditional
Institutional Uses
Ambulance Station
Conditional
2.2.1
Child Day Care Facility
Conditional
2.2.1
Church
Conditional
2.2.1
Community Care or Assisted Living Facility - Class B
Conditional
2.2.1
Detoxification Centre
Conditional
2.2.1
Group Residence
Conditional
2.2.1
Hospital
Conditional
2.2.1
Public Authority Use
Conditional
2.2.1
School - Elementary or Secondary
Conditional
2.2.1
School - University or College
Outright
2.2.1
Social Service Centre
Conditional
2.2.1
Manufacturing Uses
Clothing Manufacturing
Conditional
2.2.1
Dairy Products Manufacturing
Conditional
2.2.1
Food or Beverage Products Manufacturing - Class B
Conditional
2.2.1
Ice Manufacturing
Conditional
2.2.1
Jewellery Manufacturing
Conditional
2.2.1
Miscellaneous Products Manufacturing - Class B
Conditional
2.2.1
Printing or Publishing
Conditional
2.2.1
Textiles or Knit Goods Manufacturing
Conditional
2.2.1
Office Uses
Financial Institution
Outright
2.2.1
General Office
Outright
2.2.1
Health Care Office
Outright
2.2.1
Health Enhancement Centre
Conditional
2.2.1
Parking Uses
Parking Uses
Conditional
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C-3A
Use
Approval
Use-Specific
Regulations
Retail Uses
Adult Retail Store
Conditional
2.2.1
Cannabis Store
Conditional
2.2.1
Farmers' Market
Conditional
2.2.8
Furniture or Appliance Store
Outright
2.2.1
Gasoline Station - Full Serve
Conditional
Gasoline Station - Split Island
Conditional
Grocery or Drug Store, except for Small-Scale Pharmacy
Outright
2.2.1
Grocery Store with Liquor Store
Conditional
2.2.1
Liquor Store
Conditional
2.2.1
Pawnshop
Conditional
2.2.1
Public Bike Share
Conditional
Retail Store
Outright
2.2.1
Secondhand Store
Conditional
2.2.1
Shared E-Scooter System
Conditional
Small-Scale Pharmacy
Conditional
2.2.1
Vehicle Dealer
Conditional
Service Uses
Animal Clinic or Shelter
Conditional
2.2.1
Animal Services
Conditional
2.2.1
Auction Hall
Outright
2.2.1
Barber Shop or Beauty Salon
Outright
2.2.1
Beauty and Wellness Centre
Outright
2.2.1
Bed and Breakfast Accommodation
Conditional
2.2.1
Cabaret
Conditional
2.2.1
Catering Establishment
Outright
2.2.1
Drive-Through Service
Conditional
Funeral Home
Conditional
2.2.1
Hotel
Conditional
2.2.1
Laboratory
Outright
2.2.1
Laundromat or Dry Cleaning Establishment
Outright
2.2.1
Motor Vehicle Repair Shop
Conditional
2.2.1
Motor Vehicle Wash
Conditional
2.2.1
Neighbourhood Public House
Conditional
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Use
Approval
Use-Specific
Regulations
Photofinishing or Photography Laboratory
Conditional
2.2.1
Photofinishing or Photography Studio
Outright
2.2.1
Production or Rehearsal Studio
Conditional
2.2.1
Print Shop
Outright
2.2.1
Repair Shop - Class A
Conditional
2.2.1
Repair Shop - Class B
Outright
2.2.1
Restaurant - Class 1
Outright
Restaurant - Class 2
Conditional
2.2.1
Restaurant - Drive-In
Conditional
School - Arts or Self-Improvement
Conditional
2.2.1
School - Business
Outright
2.2.1
School - Vocational or Trade
Outright
2.2.1
Short Term Rental Accommodation
Conditional
2.2.1
Sign Painting Shop
Outright
2.2.1
Wedding Chapel
Conditional
2.2.1
Transportation and Storage Uses
Mini-Storage Warehouse
Conditional
2.2.1
Storage Warehouse
Conditional
2.2.1
Taxicab or Limousine Station
Conditional
Utility and Communication Uses
Public Utility
Conditional
2.2.1
Radiocommunication Station
Conditional
2.2.1
Recycling Depot
Conditional
2.2.1
Wholesale Uses
Lumber and Building Materials Establishment
Conditional
Wholesaling - Class A
Conditional
2.2.1
Wholesaling - Class B
Conditional
2.2.1
uncategorized
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1
Outright
2.2.1, 2.2.9
Accessory Uses, customarily ancillary to any outright approval use
listed in this section 2.1
Outright
2.2.1, 2.2.10
Accessory Uses, customarily ancillary to any use listed in this
section 2.1
Conditional
2.2.1, 2.2.11
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Use
Approval
Use-Specific
Regulations
Any other use that is not specifically listed and defined as a use in
Section 2 of this by-law
Conditional
2.2.1, 2.2.12
Deposition or extraction of material, which alters the configuration of
the land
Conditional
2.2
Use-Specific Regulations
2.2.1
All commercial uses listed in section 2.1 of this schedule and all outright approval accessory uses listed in
section 2.1 of this schedule, must be carried on wholly within a completely enclosed building, other than
the following:
(a) arts and culture event;
(b) display of flowers, plants, fruits and vegetables;
(c)
drive-through service;
(d) farmers' market;
(e) gasoline station - full serve;
(f)
gasoline station - split island;
(g) lumber and buildings material establishment;
(h) neighbourhood public house;
(i)
outdoor eating area in combination with a cabaret, club, grocery or drug store, restaurant - class 2, or
retail store, subject to any conditions that the Director of Planning considers necessary, having regard
to the area and location of the eating area with respect to adjoining sites, the hours of operation and
the intent of this schedule;
(j)
parking and loading facilities;
(k)
public bike share;
(l)
restaurant - class 1;
(m) restaurant - drive-in;
(n) shared e-scooter system;
(o) taxicab or limousine station;
(p) urban farm - class B; and
(q) vehicle dealer,
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except that the Director of Planning may vary this regulation to permit the outdoor display of retail goods,
and the Director of Planning may impose any conditions that the Director of Planning considers necessary,
having regard to the types of merchandise, the area and location of the display with respect to adjoining
sites, the hours of operation and the intent of this schedule.
2.2.2
Any non-dwelling uses listed in section 2.1 of this schedule are permitted in a mixed-use residential
building.
2.2.3
Mixed-use residential building may be permitted if the Director of Planning considers the design and
liveability of the dwelling units.
2.2.4
No portion of the first storey of a mixed-use residential building, to a depth of 10.7 m from the front wall of
the building and extending across its full width, may be used for dwelling uses except for entrances to the
residential portion.
2.2.5
Multiple conversion dwelling, resulting from the conversion of a building existing prior to June 18, 1956,
may be permitted if:
(a) the Director of Planning considers:
(i)
the quality and liveability of the resulting units,
(ii)
the suitability of the building for conversion in terms of age and size, and
(iii) the impact of the conversion on adjacent properties and the character of the area; and
(b) there are no additions to the building.
2.2.6
Multiple dwelling may be permitted if the Director of Planning considers the site suitable for dwelling uses.
2.2.7
Principal dwelling unit with lock-off unit is permitted only in a mixed-use residential building or multiple
dwelling.
2.2.8
Farmers' market may be permitted if the Director of Planning considers the appropriateness of the use
with respect to compatibility with nearby sites, parking, traffic, noise, hours of operation, size of facility and
pedestrian amenity.
2.2.9
Accessory buildings customarily ancillary to any use listed in section 2.1 of this schedule are permitted as
an outright approval use if:
(a) no accessory building exceeds 3.7 m in height measured to:
(i)
the highest point of a flat roof,
(ii)
the deck line of a mansard roof, or
(iii) the mean height between the eaves and the ridge of a gable, hip or gambrel roof,
provided that no portion of an accessory building exceeds 4.6 m in building height;
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(b) all accessory buildings are located:
(i)
in the rear yard, and
(ii)
at least 3.1 m from the ultimate centre line of any rear or flanking lane; and
(c)
the total floor area of all accessory buildings, measured to the extreme outer limits of the building,
does not exceed 15% of the total site area,
except that the Director of Planning may vary the maximum height, the location regulations, and the floor
area regulations to a maximum total floor area not exceeding 33.3% of the gross floor area of the principal
use.
2.2.10
Accessory uses customarily ancillary to any outright approval use listed in section 2.1 of this schedule
are permitted provided that the total floor area of all accessory uses does not exceed 25% of the gross
floor area of the principal use, unless permitted as an outright approval use pursuant to section 2.1 of this
schedule or the accessory use is a home-based business, except that the Director of Planning may vary
the floor area regulations to a total floor area not exceeding 33.3% of the gross floor area of the principal
use.
2.2.11
Accessory uses customarily ancillary to any conditional approval use listed in section 2.1 of this schedule
must comply with the provisions in section 2.2.10 above.
2.2.12
Any other use that is not specifically listed and defined as a use in Section 2 of this by-law may be
permitted if the Director of Planning considers the use to be comparable in nature to the uses listed in this
schedule, having regard to the intent of this schedule.
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3
DENSITY, FORM AND PLACEMENT REGULATIONS
This section contains density, form and placement regulations organized by use.
3.1
All Uses
All uses in this district are subject to the following regulations.
3.1.1
Density and Floor Area
3.1.1.1
The maximum floor space ratio is 1.00, except that:
(a) the Director of Planning or Development Permit Board may increase the permitted floor space ratio to
a maximum of 3.00, if the Director of Planning or Development Permit Board considers:
(i)
the relationship of the development with nearby residential areas,
(ii)
the height, bulk, location and overall design of the building and its impact on the site,
surrounding buildings and streets, and existing views,
(iii) the amount of open space, including plazas, and the impact of the overall design on the general
amenity of the area,
(iv) the impact of the development on traffic in the area,
(v)
the provision for pedestrian needs,
(vi) the design and liveability of any dwelling uses, and
(vii) the intent of this schedule and all applicable Council policies and guidelines;
(b) despite section 3.1.1.1(a) above, if there is no heritage density available for transfer, the Director
of Planning or Development Permit Board may permit an additional increase in the permitted floor
area of 1 m2 per amenity share provided to the City at no cost to the City, to a maximum of 10% of
the permitted floor space ratio, if the Director of Planning or Development Permit Board considers
the intent of this schedule, all applicable Council policies and guidelines, and the submission of any
advisory group, property owner or tenant; and
(c)
the Development Permit Board may increase the permitted floor space ratio by a maximum of 10%
where the increase results from a transfer of heritage density, except that this section 3.1.1.1(c) does
not apply to a development where there has been an increase in floor space ratio pursuant to section
3.1.1.1(b) above.
3.1.1.2
Despite section 3.1.1.1(b) above, the maximum floor space ratio achievable as a result of the provision of
amenity shares must otherwise comply in all respects with this schedule and this by-law.
3.1.1.3
For the purposes of this section 3.1.1, "heritage density" means density provided as compensation for a
heritage designation, which is transferred from the site of the designated heritage property to another site
in accordance with Heritage Incentive Program Policies and Procedures.
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3.1.2
Building Form and Placement
Regulations
C-3A
3.1.2.1
Maximum building height
9.2 m
3.1.2.2
Front yard
not required
3.1.2.3
Minimum side yard width for a side yard that:
(a) adjoins a site located in any RM district, without the
intervention of a lane
1.5 m
(b) adjoins a site located in any RA, R1 or RT district, without the
intervention of a lane
0.9 m
(c)
does not adjoin a site located in an R district
not required
3.1.2.4
Minimum rear yard depth
3.1 m
3.1.2.5
Minimum rear setback for portions of a building containing
dwelling uses
7.6 m
Building Height
3.1.2.6
The Director of Planning or Development
Permit Board may increase the maximum
building height if the Director of Planning or
Development Permit Board considers:
(a) the relationship of the development with
nearby residential areas;
(b) the height, bulk, location and overall
design of the building and its impact
on the site, surrounding buildings and
streets, and existing views;
(c)
the amount of open space, including plazas, and the impact of the overall design on the general
amenity of the area;
(d) the provision for pedestrian needs;
(e) the preservation of the character and general amenity desired for the area; and
(f)
the intent of this schedule, all applicable Council policies and guidelines, and the submission of any
advisory group, property owner or tenant.
Front Yard
3.1.2.7
For any parking area, a setback of 1.2 m from the front property line is required.
Front
Rear
Property line
Rear setback
Non-dwelling uses
Dwelling uses
Lane
Diagram: Rear yard and rear setback
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Side Yard and Side Setback
3.1.2.8
Despite the minimum side yard width in section 3.1.2.3(c) above, where a side yard is provided, although
not required, the minimum side yard width is 0.9 m.
3.1.2.9
For any parking area on a corner site, a side setback of 1.2 m from the side property line abutting the
flanking street is required.
Rear Yard and Rear Setback
3.1.2.10 Despite the minimum rear yard depth and rear setback in sections 3.1.2.4 and 3.1.2.5 above, where the
rear of a site abuts a lane, the required minimum rear yard depth and rear setback will be decreased by
the distance between the rear property line and the ultimate centre line of the lane.
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C-3A
4
GENERAL REGULATIONS
All uses in this district are subject to the following regulations.
4.1
Amenity Shares
4.1.1
For the purposes of this schedule, amenity means conservation of protected heritage property.
4.1.2
For the purposes of this schedule, the cost of an amenity share is the amount specified per m2 in
Schedule G: Heritage Amenity Share Cost Schedule of this by-law for the C-3A zoning district.
4.2
Computation of Floor Area
4.2.1
Computation of floor area must include:
(a) all floors of all buildings, including accessory buildings, both above and below ground level, measured
to the extreme outer limits of the building; and
(b) in dwelling units and artist studios, where the distance from a floor to the floor above, or where there
is no floor above, to the top of the roof rafters or deck, exceeds 3.7 m, an additional amount equal
to the area of the floor below the excess height, except that the Director of Planning may exclude
additional height in combination with:
(i)
an undeveloped floor area beneath roof elements which are, in the opinion of the Director of
Planning, solely for decorative purposes and to which the only means of access is a hatch,
residential lobby or mechanical penthouse, or
(ii)
venting skylights, opening clerestory windows or other similar features which, in the opinion of
the Director of Planning, reduce energy consumption or improve natural light and ventilation.
4.2.2
Computation of floor area must exclude:
(a) balconies and decks, and any other appurtenances that the Director of Planning considers similar to
the foregoing, provided that the total area of these exclusions does not exceed 8% of the permitted
floor area;
(b) patios and roof decks, if the Director of Planning considers the impact on privacy and overlook;
(c)
where floors are used for off-street parking and loading, the taking on or discharging of passengers,
bicycle storage, heating and mechanical equipment, or uses that the Director of Planning considers
similar to the foregoing, those floors or portions thereof, which are located:
(i)
at or below the base surface, provided that the maximum exclusion for a parking space does not
exceed 7.3 m in length, or
(ii)
above the base surface, and where developed as off-street parking, are located in an accessory
building situated in the rear yard, provided that the maximum exclusion for a parking space does
not exceed 7.3 m in length;
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(d) amenity areas for the social and recreational enjoyment of residents and employees, or providing a
service to the public, including facilities for general fitness, general recreation and child day care, if:
(i)
the total excluded floor area does not exceed the lesser of 20% of the permitted floor area or
1,000 m2, and
(ii)
in the case of child day care facilities the Director of Planning is satisfied that there is a need for
a child day care facility in the immediate neighbourhood; and
(e) all residential storage area above or below base surface, except that if the residential storage area
above base surface exceeds 3.7 m² per dwelling unit, there will be no exclusion for any of the
residential storage area above base surface for that unit.
4.2.3
The Director of Planning may permit the following to be excluded from the computation of floor area:
(a) enclosed residential balconies, if the Director of Planning considers the intent of this schedule and all
applicable Council policies and guidelines and approves the design of any balcony enclosure, except
that:
(i)
the total area of all open and enclosed balcony or deck exclusions may not exceed 8% of the
permitted residential floor area, and
(ii)
no more than 50% of the excluded balcony floor area may be enclosed; and
(b) interior public space, including atria and other similar spaces, if:
(i)
the excluded area does not exceed the lesser of 10% of the permitted floor area or 600 m²,
(ii)
the excluded area is secured by covenant and right-of-way in favour of the City of Vancouver
which set out public access and use, and
(iii) the Director of Planning considers the intent of this schedule and all applicable Council policies
and guidelines.
4.3
Access to Natural Light
4.3.1
Each habitable room must have at least 1 window on an exterior wall of a building.
4.3.2
For the purposes of section 4.3.1 above, habitable room means any room except a bathroom or kitchen.
5
RELAXATIONS
5.1
Where a need for any public, social, cultural or recreational facility has been demonstrated to the
satisfaction of the Development Permit Board, the Board may relax the maximum floor space ratio for any
1 building that includes 1 or more of such facilities, and may require that any such facility be preserved in
the public domain by way of a registered agreement and operated by the City or its delegates.
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5.2
In determining the increase in floor area that may be permitted under section 5.1 above, the Development
Permit Board must consider:
(a) the construction cost of the facility;
(b) any costs to the developer of continuing maintenance required for the facility;
(c)
the rental value of the increased floor area;
(d) the value of any authorized relaxation of other restrictions; and
(e) the opinion of City Council.
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C-5, C-5A and C-6
C-5, C-5A and C-6
Districts Schedule
1
INTENT AND OVERVIEW
1.1
Intent
The intent of this schedule is to provide for retail and services uses and forms of development compatible
with the primarily residential character of the West End, and to provide for dwelling units in C-5A and C-6
designed to be compatible with commercial uses. This schedule encourages the scale and function of the
external design of buildings oriented towards pedestrians.
The C-5 district provides opportunities for commercial uses throughout the district and opportunities for
nightlife in the Davie Village. The C-5A district differs from the C-5 district by providing density bonuses
for social housing and secured market rental housing. The C-6 district provides a transition between the
Downtown and the West End and differs from the C-5 and C-5A districts by permitting a greater density
and scale.
1.2
Overview
The table below provides an overview of outright and conditional approval uses in the C-5, C-5A and C-6
districts, categorized by the minimum site area required, where applicable. Applicable density, form and
placement regulations in section 3 of this schedule are cross-referenced in the third column.
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
--
All uses in section 2.1 of this schedule
3.1
2
USE REGULATIONS
2.1
Outright and Conditional Approval Uses
All outright and conditional approval uses are subject to all other provisions of this by-law, including
Section 2, Section 10 and Section 11, and compliance with the regulations of this schedule including
section 2.2.
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C-5, C-5A and C-6
The uses identified in the table below as outright approval uses are permitted in these districts and will be
issued a permit.
The uses identified in the table below as conditional approval uses may be approved in these districts
by the Director of Planning or Development Permit Board, with or without conditions, if the Director of
Planning or Development Permit Board considers:
(a) the intent of this schedule and all applicable Council policies and guidelines; and
(b) the submission of any advisory group, property owner or tenant.
Uses are listed under their general land use category. Applicable use-specific regulations in section 2.2
of this schedule are cross-referenced in the third column. Cross-references to applicable use-specific
regulations are provided for information purposes only and do not form part of this by-law.
Use
Approval
Use-Specific
Regulations
Agricultural Uses
Urban Farm - Class B
Conditional
Cultural and Recreational Uses
Artist Studio
Conditional
2.2.1
Arts and Culture Event
Outright
2.2.1
Billiard Hall
Outright
2.2.1
Bowling Alley
Outright
2.2.1
Club
Outright
2.2.1, 2.2.2
Community Centre or Neighbourhood House
Outright
2.2.1
Fitness Centre
Outright
2.2.1
Library
Outright
2.2.1
Museum or Archives
Outright
2.2.1
Rink
Outright
2.2.1
Swimming Pool
Outright
2.2.1
Theatre
Outright
2.2.1
Dwelling Uses
Dwelling uses, existing on or before February 4, 2014 and only in the
C-5 district
Conditional
2.2.3
Mixed-Use Residential Building, only in the C-5A and C-6 districts
Conditional
2.2.2, 2.2.4,
2.2.5
Residential Unit associated with and forming an integral part of an
Artist Studio, only in the C-5A and C-6 districts
Conditional
Seniors Supportive or Independent Living Housing, only in the C-5A
and C-6 districts
Conditional
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C-5, C-5A and C-6
Use
Approval
Use-Specific
Regulations
Seniors Supportive or Independent Living Housing, existing on or
before February 4, 2014 and only in the C-5 district
Conditional
2.2.3
Institutional Uses
Ambulance Station
Conditional
2.2.1, 2.2.6
Child Day Care Facility
Outright
2.2.2
Community Care or Assisted Living Facility - Class B, only in the
C-5A and C-6 districts
Conditional
2.2.1
Community Care or Assisted Living Facility - Class B, existing on or
before February 4, 2014 and only in the C-5 district
Conditional
2.2.1, 2.2.3
Detoxification Centre
Conditional
2.2.1, 2.2.7
Group Residence, only in the C-5A and C-6 districts
Conditional
2.2.1
Group Residence, existing on or before February 4, 2014 and only in
the C-5 district
Conditional
2.2.1, 2.2.3
Public Authority Use
Conditional
2.2.1, 2.2.6
School - Elementary or Secondary
Outright
2.2.1
School - University or College
Outright
2.2.1
Social Service Centre
Outright
2.2.1, 2.2.2
Office Uses
Financial Institution
Outright
2.2.1
General Office
Outright
2.2.1
Health Care Office
Outright
2.2.1
Health Enhancement Centre
Conditional
2.2.1
Parking Uses
Parking Area
Conditional
2.2.8
Retail Uses
Adult Retail Store
Conditional
2.2.1
Cannabis Store
Conditional
2.2.1
Farmers' Market
Conditional
2.2.9
Furniture or Appliance Store
Outright
2.2.1
Gasoline Station - Full Serve
Conditional
2.2.10
Gasoline Station - Split Island
Conditional
2.2.10
Grocery or Drug Store, except for Small-Scale Pharmacy
Outright
2.2.1
Grocery Store with Liquor Store
Conditional
2.2.1, 2.2.11
Liquor Store
Conditional
2.2.1, 2.2.11
Pawnshop
Conditional
2.2.1, 2.2.12
City of Vancouver
April 2025
Zoning and Development By-law
Page 4
C-5, C-5A and C-6
Use
Approval
Use-Specific
Regulations
Public Bike Share
Conditional
Retail Store
Outright
2.2.1
Secondhand Store
Conditional
2.2.1, 2.2.12
Shared E-Scooter System
Conditional
Small-Scale Pharmacy
Conditional
2.2.1
Service Uses
Animal Clinic or Shelter
Outright
2.2.1
Animal Services
Outright
2.2.1
Barber Shop or Beauty Salon
Outright
2.2.1
Beauty and Wellness Centre
Outright
2.2.1
Bed and Breakfast Accommodation
Conditional
2.2.1
Cabaret
Conditional
2.2.1, 2.2.13
Catering Establishment
Outright
2.2.1
Hotel
Conditional
2.2.1, 2.2.14
Laundromat or Dry Cleaning Establishment
Outright
2.2.1
Neighbourhood Public House
Conditional
2.2.15
Photofinishing or Photography Studio
Outright
2.2.1
Print Shop
Conditional
2.2.1
Repair Shop - Class B
Outright
2.2.1
Restaurant - Class 1
Outright
Restaurant - Class 2
Conditional
2.2.13
School - Arts or Self-Improvement
Outright
2.2.1
School - Business
Outright
2.2.1
School - Vocational or Trade
Outright
2.2.1
Short Term Rental Accommodation
Conditional
2.2.1
Utility and Communication Uses
Public Utility
Conditional
2.2.1, 2.2.16
Recycling Depot
Conditional
2.2.1
uncategorized
Accessory Uses, customarily ancillary to any outright approval use
listed in this section 2.1
Outright
2.2.1, 2.2.17
Accessory Uses, customarily ancillary to any conditional approval
use listed in this section 2.1
Conditional
2.2.1, 2.2.18
Any other use that is not specifically listed and defined as a use in
Section 2 of this by-law
Conditional
2.2.1, 2.2.19
City of Vancouver
April 2025
Zoning and Development By-law
Page 5
C-5, C-5A and C-6
Use
Approval
Use-Specific
Regulations
Deposition or extraction of material, which alters the configuration of
the land
Conditional
2.2
Use-Specific Regulations
2.2.1
All commercial uses listed in section 2.1 of this schedule, and all outright approval accessory uses
accessory to the outright commercial uses listed in section 2.1 of this schedule, must be carried on wholly
within a completely enclosed building, other than the following:
(a) arts and culture event;
(b) child day care facility;
(c)
display of flowers, plants, fruits and vegetables;
(d) farmers' market;
(e) gasoline station - full serve;
(f)
gasoline station - split island;
(g) neighbourhood public house;
(h) outdoor eating area in combination with a cabaret, club, grocery or drug store or retail store, subject
to any conditions that the Director of Planning considers necessary, having regard to the area and
location of the eating area with respect to adjoining sites, the hours of operation and the intent of this
schedule;
(i)
parking and loading facilities;
(j)
public bike share;
(k)
restaurant;
(l)
shared e-scooter system; and
(m) urban farm - class B.
2.2.2
In the C-5A and C-6 districts, no portion of any floor of a club, social service centre or child day care facility
is permitted within 2.0 m of street grade along a fronting street or flanking street if the adjoining site on the
flanking street is in a C district, except for entrances.
2.2.3
In the C-5 district, no portion of any floor of a dwelling unit, community care or assisted living facility - class
B or group residence is permitted within 2.0 m of street grade along the fronting street or a flanking street if
the adjoining site on the flanking street is in a C district, except for entrances.
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April 2025
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C-5, C-5A and C-6
2.2.4
Any of the non-dwelling uses listed in section 2.1 of this schedule are permitted in a mixed-use residential
building.
2.2.5
Mixed-use residential building may be permitted if the Director of Planning or Development Permit Board
considers the appropriateness of the use with respect to compatibility with use.
2.2.6
Ambulance station and public authority may be permitted if the Director of Planning or Development
Permit Board considers the appropriateness of the use with respect to compatibility with surrounding uses,
pedestrian amenity, and vehicular ingress and egress.
2.2.7
Detoxification centre may be permitted if the Director of Planning or Development Permit Board considers
the appropriateness of the use with respect to compatibility with surrounding uses and size.
2.2.8
Parking area may be permitted if the Director of Planning or Development Permit Board considers the
appropriateness of the use with respect to compatibility with surrounding uses and pedestrian amenity.
2.2.9
Farmers' market may be permitted if the Director of Planning or Development Permit Board considers the
appropriateness of the use with respect to compatibility with nearby sites, parking, traffic, noise, hours of
operation, size of facility and pedestrian amenity.
2.2.10
Gasoline station - full serve and gasoline station - split island may be permitted if the Director of Planning
or Development Permit Board considers the appropriateness of the use with respect to compatibility with
surrounding uses, pedestrian amenity, number existing, and vehicular ingress and egress.
2.2.11
Grocery store with liquor store and liquor store may be permitted if the Director of Planning or
Development Permit Board considers the appropriateness of the use with respect to compatibility with
surrounding uses, number existing, hours of operation, social and policing impacts, and vehicular ingress
and egress.
2.2.12
Pawnshop and secondhand store may be permitted if the Director of Planning or Development Permit
Board considers the appropriateness of the use with respect to compatibility with surrounding uses,
pedestrian amenity, number existing, social and policing impacts, hours of operation, and vehicular ingress
and egress.
2.2.13
Cabaret or restaurant - class 2 may be permitted if the Director of Planning or Development Permit Board
considers the appropriateness of the use with respect to parking, vehicular circulation, compatibility with
surrounding uses and noise control.
2.2.14
Hotel may be permitted if the Director of Planning or Development Permit Board considers the
appropriateness of the use with respect to design compatibility with any proximate residential area, size of
liquor facilities, noise control, parking, loading, and taxi and bus ingress and egress.
2.2.15
Neighbourhood public house may be permitted if the Director of Planning or Development Permit Board
considers the appropriateness of the use with respect to vehicular circulation and compatibility with
surrounding uses.
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April 2025
Zoning and Development By-law
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C-5, C-5A and C-6
2.2.16
Public utility may be permitted if the Director of Planning or Development Permit Board considers the
appropriateness of the use with respect to compatibility with surrounding uses, pedestrian amenity, and
category of facility.
2.2.17
Accessory uses customarily ancillary to any outright approval use listed in section 2.1 of this schedule
are permitted provided that the total floor area of all accessory uses does not exceed 25% of the gross
floor area of the principal use, unless permitted as an outright approval use pursuant to section 2.1 of this
schedule or the accessory use is a home-based business.
2.2.18
Accessory uses customarily ancillary to any conditional approval use listed in section 2.1 of this schedule
must comply with the provisions in section 2.2.17 above.
2.2.19
Any other use that is not specifically listed and defined as a use in Section 2 of this by-law may be
permitted if the Director of Planning considers the use to be comparable in nature to the uses listed in this
schedule, having regard to the intent of this schedule.
City of Vancouver
April 2025
Zoning and Development By-law
Page 8
C-5, C-5A and C-6
3
DENSITY, FORM AND PLACEMENT REGULATIONS
This section contains density, form and placement regulations organized by use.
3.1
All Uses
All uses in these districts are subject to the following regulations.
3.1.1
Density and Floor Area
3.1.1.1
The maximum floor space ratio is 2.20 in the C-5 and C-5A districts and 2.60 in the C-6 district, except
that:
(a) for a hotel existing on or before February 4, 2014, the floor space ratio must not exceed the greater
of the floor space ratio existing on September 30, 1986 or the maximum floor space ratio permitted in
this section 3.1.1.1; and
(b) if there is no heritage density available for transfer, the Director of Planning or Development Permit
Board may increase the permitted floor area by 1 m2 for each amenity share provided to the City at no
cost to the City, to a maximum of 10% above the maximum permitted floor space ratio, if the Director
of Planning or Development Permit Board considers the intent of this schedule, all applicable Council
policies and guidelines, and the submission of any advisory group, property owner or tenant.
3.1.1.2
The Director of Planning may increase the permitted floor area for hotel existing on September 30, 1986,
by a maximum of 5% if, in the opinion of the Director of Planning, the increase in floor area will result in
enhanced pedestrian amenities.
3.1.1.3
The Development Permit Board may increase the permitted floor space ratio by a maximum of 10% where
the increase results from a transfer of heritage density, except that this increase must not apply to a hotel
where the floor area has already been increased pursuant to section 3.1.1.2 above or a development
where there has been an increase in floor space ratio pursuant to section 3.1.1.1(b) above.
3.1.1.4
The Director of Planning or Development Permit Board may increase the maximum floor space ratio in the
C-5A and C-6 districts for mixed-use residential building, if:
(a) the floor space ratio does not exceed:
(i)
7.00 in the C-5A district, and
(ii)
8.75 in the C-6 district, except that the floor space ratio must be at least 1.20 for non-dwelling
uses;
(b) either a minimum of 20% of the floor area included in the calculation of floor space ratio is developed
as social housing, or all dwelling units are secured market rental housing, except that this requirement
does not apply to any portion of floor area that is increased pursuant to sections 3.1.1.1(b) or 3.1.1.3
above; and
(c)
the Director of Planning or the Development Permit Board considers the intent of this schedule and all
applicable Council policies and guidelines.
City of Vancouver
April 2025
Zoning and Development By-law
Page 9
C-5, C-5A and C-6
3.1.1.5
For the purposes of section 3.1.1.3 above, "heritage density" means density provided as compensation for
a heritage designation, which is transferred from the site of the designated heritage property to another site
in accordance with Heritage Incentive Program Policies and Procedures.
3.1.1.6
Despite section 3.1.1.1(b) above, the maximum floor space ratio achievable as a result of the provision of
amenity shares must otherwise comply in all respects with this schedule and this by-law.
3.1.2
Building Form and Placement
Regulations
C-5 and C-5A
C-6
3.1.2.1
Maximum unit frontage located on a floor having an elevation
within 2.0 m of street grade, except for community centre, gasoline
station - full serve, gasoline station - split island, parking area, and
school - elementary or secondary
7.7 m
no maximum
3.1.2.2
Maximum building height
18.3 m
3.1.2.3
Front yard
not permitted
3.1.2.4
Side yard
not permitted
3.1.2.5
Minimum rear yard and rear setback for portions of a building:
(a) containing dwelling uses
7.6 m
(b) containing non-dwelling uses
not required
Frontage
3.1.2.6
The Director of Planning or Development Permit Board may increase the maximum unit frontage in the
case of a grocery or drug store existing as of May 18, 1993, and for other retail or service uses on the
same site if:
(a) the Director of Planning or Development Permit Board considers the intent of this schedule and is
satisfied that the scale of development at the street property line will relate to pedestrians;
(b) the site has a frontage exceeding 45.8 m as of May 18, 1993;
(c)
no more than a total of 50% of the frontage of the site is occupied by grocery or drug store, or grocery
store with liquor store and their departments, except that this total amount must be interspersed with
other retail or service uses; and
(d) windows at the street property line are clear-glazed and unobstructed so that the interior of the
premises are at all times visible from the sidewalk.
City of Vancouver
April 2025
Zoning and Development By-law
Page 10
C-5, C-5A and C-6
3.1.2.7
For the purposes of section 3.1.2.6 above,
any department of a grocery or drug store, or
grocery store with liquor store that has its
own check-out facility and entrance/exit door
to the street is deemed to be an individual
occupancy.
Building Height
3.1.2.8
Despite the maximum building height in
section 3.1.2.2 above, no portion of the
building may extend above the envelope
formed by a vertical line measuring 7.4 m in
height at the north, northeast or northwest
property line at a street or lane and a vertical
line measuring 11.0 m at the south, southeast
or southwest property line at a street or
lane and a plane formed by an angle of
120 degrees measured from each of the
vertical lines.
3.1.2.9
The Director of Planning or Development
Permit Board may increase the maximum
building height to a height not exceeding
64.0 m in the C-5A and C-6 districts if the
Director of Planning or Development Permit
Board considers:
(a) the impact on neighbourhood liveability
and environmental quality;
(b) the impact on views, shadowing, privacy,
lower level treatment of buildings, and
open space; and
(c)
the intent of this schedule, all applicable
Council policies and guidelines, and
the submission of any advisory group,
property owner or tenant.
3.1.2.10 The Director of Planning or Development Permit Board may permit a portion of a building to extend above
the building envelope prescribed in section 3.1.2.8 above, except that the building height must not exceed
18.3 m in the C-5 district, if the Director of Planning or Development Permit Board considers:
(a) the impact on neighbourhood liveability and environmental quality;
(b) the impact on views, shadowing, privacy, lower level treatment of buildings, and open space; and
11.0 m
7.4 m
North, northeast or northwest
property line at street or lane
South, southeast or southwest
property line at street or lane
N/NE/NW
S/SE/SW
Maximum building height
Building height envelope
Base
surface
120°
120°
N/NE/NW
S/SE/SW
Diagram: Maximum building height envelope
Front
Rear
Property line
Dwelling uses
Non-dwelling uses
Rear setback
Lane
Diagram: Rear yard and rear setback
City of Vancouver
April 2025
Zoning and Development By-law
Page 11
C-5, C-5A and C-6
(c)
the intent of this schedule, all applicable Council policies, and guidelines and the submission of any
advisory group, property owner or tenant.
3.1.2.11 The Director of Planning or Development Permit Board may vary the maximum building height regulations
for a mixed-use residential building in the C-6 district if the Director of Planning or Development Permit
Board considers the intent of the schedule and all applicable Council policies and guidelines, and:
(a) the maximum building height does not exceed 91.4 m; and
(b) either a minimum of 20% of the floor area included in the calculation of floor space ratio is developed
as social housing, or all dwelling units are secured market rental housing.
Front Yard
3.1.2.12 Despite section 3.1.2.3 above, the Director of Planning may permit a front yard if the Director of Planning is
satisfied that shopping continuity and pedestrian amenity along any abutting sidewalk will be achieved.
Side Yard and Side Setback
3.1.2.13 Despite section 3.1.2.4 above, the Director of Planning may permit a side yard if:
(a) a portion of a building contains dwelling uses, in which case that portion may be set back from the
side property lines to comply with the horizontal angle of daylight regulations in section 4.4 of this
schedule; or
(b) the Director of Planning is satisfied that shopping continuity and pedestrian amenity along any
abutting sidewalk will be achieved.
Rear Yard and Rear Setback
3.1.2.14 Despite the minimum rear yard depth and rear setback in section 3.1.2.5(b) above, where the rear of the
site abuts a lane, the required minimum rear yard depth will be decreased by the distance between the
rear property line and the ultimate centre line of the lane.
3.1.2.15 The Director of Planning may decrease the rear yard depth and rear setback for dwelling uses, if the
Director of Planning is satisfied that residential liveability is achieved for the development site and
neighbouring existing or potential dwelling uses.
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April 2025
Zoning and Development By-law
Page 12
C-5, C-5A and C-6
4
GENERAL REGULATIONS
All uses in these districts are subject to the following regulations.
4.1
Amenity Shares
4.1.1
For the purposes of this schedule, amenity means conservation of protected heritage property.
4.1.2
For the purposes of this schedule, the cost of an amenity share is the amount specified per m2 in
Schedule G: Heritage Amenity Share Cost Schedule of this by-law for the C-5, C-5A and C-6 zoning
districts.
4.2
Computation of Floor Area
4.2.1
Computation of floor area must include all floors of all buildings including accessory buildings, both above
and below ground level, measured to the extreme outer limits of the building.
4.2.2
Computation of floor area must exclude:
(a) balconies and decks, and any other appurtenances that the Director of Planning considers similar to
the foregoing, provided that the total area of these exclusions does not exceed 12% of the permitted
floor area;
(b) patios and roof decks, if the Director of Planning considers the impact on privacy and overlook;
(c)
where floors are used for off-street parking and loading, the taking on or discharging of passengers,
bicycle storage, heating and mechanical equipment, or uses that the Director of Planning considers
similar to the foregoing, those floors or portions thereof, which are located at or below the base
surface, provided that the maximum exclusion for a parking space does not exceed 7.3 m in length;
and
(d) all residential storage area above or below base surface, except that if the residential storage area
above base surface exceeds 3.7 m² per dwelling unit, there will be no exclusion for any of the
residential storage area above base surface for that unit.
4.2.3
The Director of Planning may exclude:
(a) interior public space, including atria and other similar spaces, if:
(i)
the excluded area does not exceed the lesser of 10% of the permitted floor area or 600 m²,
(ii)
the excluded area is secured by covenant and right-of-way in favour of the City that sets out
public access and use, and
(iii) the Director of Planning considers the intent of this schedule and all applicable Council policies
and guidelines; and
(b) amenity areas, including child day care facilities and non-profit recreation facilities, to a maximum
area not exceeding the lesser of 10% of the total permitted floor area or 1,000 m2 if, in the case of
City of Vancouver
April 2025
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C-5, C-5A and C-6
child day care facilities, the Director of Planning is satisfied that there is a need for a child day care
facility in the immediate neighbourhood.
4.3
Access to Natural Light
4.3.1
Each habitable room must have at least 1 window on an exterior wall of a building.
4.3.2
For the purposes of section 4.3.1 above, habitable room means any room except a bathroom or kitchen.
4.4
External Design
4.4.1
All developments must provide along all abutting streets any 1 or a combination of:
(a) display windows;
(b) individualized tenancy unit design;
(c)
building articulation;
(d) pedestrian entrance definition via a recess or projecting canopy; or
(e) any other architectural features that facilitate pedestrian interest to the satisfaction of the Director of
Planning.
4.4.2
The first storey must be built to the front and side property lines except as otherwise permitted in section
3.1.2 of this schedule, while the remaining storeys may terrace back from the property lines.
4.4.3
Direct pedestrian access to each individual commercial occupancy which abuts the fronting street of the
site must be provided at the fronting street at or near grade level.
4.4.4
Continuous weather protection must be provided along the fronting street and flanking street where the
adjoining site on the flanking street is in a C district and must:
(a) have a minimum depth of 1.5 m; and
(b) be in the form of:
(i)
a retractable fabric awning,
(ii)
a canopy attached to the building face by bolts to facilitate easy removal, or
(iii) such other form as may be satisfactory to the Director of Planning and City Engineer.
4.4.5
That portion of a building located at the intersection of a fronting and flanking street where the adjoining
site on the flanking street is in a C district must be:
(a) rounded with a minimum radius of 1.8 m;
(b) indented or truncated with minimum dimensions of 1.8 m by 1.8 m; or
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April 2025
Zoning and Development By-law
Page 14
C-5, C-5A and C-6
(c)
architecturally treated by other means to facilitate pedestrian amenity to the satisfaction of the
Director of Planning.
4.4.6
Building corners at the intersection of a fronting and flanking street where the adjoining site on the flanking
street is in a C district must be accentuated by:
(a) variances of height;
(b) cupolas;
(c)
domes;
(d) other architectural appurtenances; or
(e) any proposals varying from the above, to the satisfaction of the Director of Planning.
4.4.7
A minimum of 1 pedestrian entrance to commercial uses must be provided from the flanking street where
the adjoining site on the flanking street is in a C district.
4.4.8
All garbage and recycling container storage areas must be screened from view from nearby sidewalks and
dwelling units.
4.4.9
Mechanical equipment must be enclosed and set back so as not to be visible from street level or
architecturally treated by other means satisfactory to the Director of Planning, and exposed duct work is
not permitted.
4.4.10
Dwelling uses must provide:
(a) pedestrian access separate from access to other uses; and
(b) a minimum of 1 bicycle rack per 4 dwelling units in an enclosed storage room.
5
RELAXATIONS
5.1
Where a need for any public, social, cultural or recreational facility has been demonstrated to the
satisfaction of the Development Permit Board, the Board may relax the maximum floor space ratio for any
1 building that includes 1 or more of such facilities, and may require that any such facility be preserved in
the public domain by way of a registered agreement and operated by the City or its delegates.
5.2
In determining the increase in floor area that may be permitted under section 5.1 above, the Development
Permit Board must consider:
(a) the construction cost of the facility;
(b) any costs to the developer of continuing maintenance required for the facility;
(c)
the rental value of the increased floor area;
(d) the value of any authorized relaxation of other restrictions; and
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C-5, C-5A and C-6
(e) the opinion of City Council.
City of Vancouver
April 2025
Zoning and Development By-law
Page 1
C-7 and C-8
C-7 and C-8
Districts Schedule
1
INTENT AND OVERVIEW
1.1
Intent
The intent of this schedule is to encourage the transition of a predominantly industrial and commercial area
into a mixed-use community with a strong residential component, primarily in the form of multiple dwelling
and mixed-use residential building, while respecting the needs of existing development. The C-8 district
differs from the C-7 district in that it encourages pedestrian-oriented retail uses at grade.
Without limitation, applicable Council policies and guidelines for consideration include the Arbutus C-7
and C-8 Guidelines.
1.2
Overview
The table below provides an overview of outright and conditional approval uses in the C-7 and C-8
districts, categorized by the minimum site area required, where applicable. Applicable density, form and
placement regulations in section 3 of this schedule are cross-referenced in the third column.
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
--
All uses in section 2.1 of this schedule
3.1
2
USE REGULATIONS
2.1
Outright and Conditional Approval Uses
All outright and conditional approval uses are subject to all other provisions of this by-law, including
Section 2, Section 10 and Section 11, and compliance with the regulations of this schedule including
section 2.2.
The uses identified in the table below as outright approval uses are permitted in this these districts and will
be issued a permit.
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April 2025
Zoning and Development By-law
Page 2
C-7 and C-8
The uses identified in the table below as conditional approval uses may be approved in these districts
by the Director of Planning or Development Permit Board, with or without conditions, if the Director of
Planning or Development Permit Board considers:
(a) the intent of this schedule and all applicable Council policies and guidelines; and
(b) the submission of any advisory group, property owner or tenant.
Uses are listed under their general land use category. Applicable use-specific regulations in section 2.2
of this schedule are cross-referenced in the third column. Cross-references to applicable use-specific
regulations are provided for information purposes only and do not form part of this by-law.
Use
Approval
Use-Specific
Regulations
Agricultural Uses
Urban Farm - Class B
Conditional
Cultural and Recreational Uses
Artist Studio
Conditional
2.2.1
Arts and Culture Event
Outright
2.2.1
Billiard Hall
Conditional
2.2.1
Bowling Alley
Conditional
2.2.1
Club
Conditional
2.2.1
Community Centre or Neighbourhood House
Conditional
2.2.1
Fitness Centre
Conditional
2.2.1
Hall
Conditional
2.2.1
Library
Outright
2.2.1
Museum or Archives
Outright
2.2.1
Park or Playground
Conditional
Rink
Conditional
2.2.1
Swimming Pool
Conditional
2.2.1
Theatre
Conditional
2.2.1
Zoo or Botanical Garden
Conditional
2.2.1
Dwelling Uses
Infill
Conditional
Mixed-Use Residential Building
Conditional
2.2.2
Multiple Conversion Dwelling, resulting from the conversion of a
building existing prior to June 18, 1956
Conditional
2.2.3
Multiple Dwelling, only in the C-7 District
Conditional
Residential Unit associated with and forming an integral part of an
Artist Studio
Conditional
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April 2025
Zoning and Development By-law
Page 3
C-7 and C-8
Use
Approval
Use-Specific
Regulations
Seniors Supportive or Independent Living Housing
Conditional
Institutional Uses
Ambulance Station
Conditional
2.2.1
Child Day Care Facility
Conditional
2.2.1
Church
Conditional
2.2.1
Community Care or Assisted Living Facility - Class A
Conditional
2.2.1
Community Care or Assisted Living Facility - Class B
Conditional
2.2.1
Group Residence
Conditional
2.2.1
Public Authority Use
Conditional
2.2.1
School - Elementary or Secondary
Outright
2.2.1
School - University or College
Outright
2.2.1
Social Service Centre
Conditional
2.2.1
Manufacturing Uses
Bakery Products Manufacturing
Conditional
2.2.1
Clothing Manufacturing
Conditional
2.2.1
Dairy Products Manufacturing
Conditional
2.2.1
Electrical Products or Appliances Manufacturing
Conditional
2.2.1
Food or Beverages Products Manufacturing - Class B
Conditional
2.2.1
Furniture and Fixtures Manufacturing
Conditional
2.2.1
Ice Manufacturing
Conditional
2.2.1
Jewellery Manufacturing
Conditional
2.2.1
Miscellaneous Products Manufacturing - Class B
Conditional
2.2.1
Printing or Publishing
Conditional
2.2.1
Textiles or Knit Goods Manufacturing
Conditional
2.2.1
Office Uses
Financial Institution
Outright
2.2.1
General Office
Outright
2.2.1
Health Care Office
Outright
2.2.1
Health Enhancement Centre
Conditional
2.2.1
Parking Uses
Parking Area
Conditional
Retail Uses
Cannabis Store
Conditional
2.2.1
Farmers' Market
Conditional
2.2.4
City of Vancouver
April 2025
Zoning and Development By-law
Page 4
C-7 and C-8
Use
Approval
Use-Specific
Regulations
Gasoline Station - Full Serve, only in the C-8 district
Conditional
Gasoline Station - Split Island, only in the C-8 district
Conditional
Grocery or Drug Store, only in the C-8 district
Outright
2.2.1
Grocery Store with Liquor Store, only in the C-8 district
Conditional
2.2.1
Liquor Store, only in the C-8 district
Conditional
2.2.1
Pawnshop, only in the C-8 district
Conditional
2.2.1
Public Bike Share
Conditional
Retail Store, only in the C-8 district
Outright
2.2.1
Secondhand Store, only in the C-8 district
Conditional
2.2.1
Shared E-Scooter System
Conditional
Small-Scale Pharmacy, only in the C-8 district
Conditional
2.2.1
Vehicle Dealer, only in the C-8 district
Conditional
Service Uses
Animal Clinic or Shelter
Conditional
2.2.1
Animal Services
Conditional
2.2.1
Auction Hall
Conditional
2.2.1
Barber Shop or Beauty Salon
Outright
2.2.1
Beauty and Wellness Centre
Outright
2.2.1
Bed and Breakfast Accommodation
Conditional
2.2.1
Catering Establishment
Conditional
2.2.1
Laboratory
Conditional
2.2.1
Laundromat or Dry Cleaning Establishment
Conditional
2.2.1
Motor Vehicle Repair Shop, only in the C-8 district
Conditional
2.2.1
Motor Vehicle Wash, only in the C-8 district
Conditional
2.2.1
Neighbourhood Public House
Conditional
Photofinishing or Photography Laboratory
Outright
2.2.1
Photofinishing or Photography Studio
Outright
2.2.1
Print Shop
Outright
2.2.1
Production or Rehearsal Studio
Conditional
2.2.1
Repair Shop - Class B
Conditional
2.2.1
Restaurant - Class 1
Conditional
School - Arts or Self-Improvement
Conditional
2.2.1
School - Business
Outright
2.2.1
School - Vocational or Trade
Conditional
2.2.1
City of Vancouver
April 2025
Zoning and Development By-law
Page 5
C-7 and C-8
Use
Approval
Use-Specific
Regulations
Short Term Rental Accommodation
Conditional
2.2.1
Wedding Chapel, only in the C-8 district
Conditional
2.2.1
Work Shop
Conditional
2.2.1
Transportation and Storage Uses
Mini-Storage Warehouse
Conditional
2.2.1
Storage Warehouse
Conditional
2.2.1
Taxicab or Limousine Station
Conditional
Works Yard
Conditional
2.2.1
Utility and Communication Uses
Public Utility
Conditional
2.2.1
Radiocommunication Station
Conditional
2.2.1
Recycling Depot
Conditional
2.2.1
Wholesale Uses
Lumber and Building Materials Establishment
Conditional
2.2.1
Wholesaling - Class A
Conditional
2.2.1
Wholesaling - Class B
Conditional
2.2.1
uncategorized
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1
Outright
2.2.1, 2.2.5
Accessory Uses, customarily ancillary to any outright approval use
listed in this section 2.1
Outright
2.2.1, 2.2.6
Accessory Uses, customarily ancillary to any conditional approval
use listed in this section 2.1
Conditional
2.2.1, 2.2.7
Any other use that is not specifically listed as an outright approval
use in this section 2.1 but that was existing as of December 12, 1995
Outright
2.2.1
Any other use that is not specifically listed and defined as a use in
Section 2 of this by-law
Conditional
2.2.1, 2.2.8
Deposition or extraction of material, which alters the configuration of
the land
Conditional
2.2
Use-Specific Regulations
2.2.1
All outright approval uses listed in section 2.1 of this schedule, and all conditional approval uses listed
in section 2.1 of this schedule that are commercial uses, must be carried on wholly within a completely
enclosed building, other than the following:
(a) arts and culture event;
City of Vancouver
April 2025
Zoning and Development By-law
Page 6
C-7 and C-8
(b) display of flowers, plants, fruits and vegetables;
(c)
farmers' market;
(d) gasoline station - full serve;
(e) gasoline station - split island;
(f)
neighbourhood public house;
(g) outdoor eating area in combination with a club, grocery or drug store, or retail store, subject to any
conditions that the Director of Planning considers necessary, having regard to the area and location of
the eating area with respect to adjoining sites, the hours of operation and the intent of this schedule;
(h) outside storage for any outright approval use that is not specifically listed as an outright approval use
in section 2.1 of this schedule but that was existing as of December 12, 1995;
(i)
parking and loading facilities;
(j)
public bike share;
(k)
restaurant;
(l)
shared e-scooter system;
(m) taxicab or limousine station;
(n) urban farm - class B; and
(o) vehicle dealer,
except that the Director of Planning may vary this regulation to permit the outdoor display of retail goods,
and the Director of Planning may impose any conditions that the Director of Planning considers necessary,
having regard to the types of merchandise, the area and location of the display with respect to adjoining
sites, the hours of operation and the intent of this schedule.
2.2.2
Any of the non-dwelling uses listed in section 2.1 of this schedule are permitted in a mixed-use residential
building.
2.2.3
Multiple conversion dwelling, resulting from the conversion of a building existing prior to June 18, 1956,
may be permitted if:
(a) the Director of Planning considers:
(i)
the quality and liveability of the resulting units,
(ii)
the suitability of the building for conversion in terms of age and size, and
(iii) the impact of the conversion on adjacent properties and the character of the area; and
(b) no housekeeping or sleeping units are created.
City of Vancouver
April 2025
Zoning and Development By-law
Page 7
C-7 and C-8
2.2.4
Farmers' market may be permitted if the Director of Planning considers the appropriateness of the use
with respect to compatibility with nearby sites, parking, traffic, noise, hours of operation, size of facility and
pedestrian amenity.
2.2.5
Accessory buildings customarily ancillary to any use listed in section 2.1 of this schedule are permitted as
an outright approval use if:
(a) no accessory building exceeds 3.7 m in height measured to:
(i)
the highest point of a flat roof,
(ii)
the deck line of a mansard roof, or
(iii) the mean height between the eaves and the ridge of a gable, hip or gambrel roof,
provided that no portion of an accessory building exceeds 4.6 m in building height;
(b) all accessory buildings are located:
(i)
in the rear yard, and
(ii)
at least 3.1 m from the ultimate centre line of any rear or flanking lane; and
(c)
the total floor area of all accessory buildings, measured to the extreme outer limits of the building,
does not exceed 15% of the total site area,
except that the Director of Planning may vary the maximum height, the location regulations, and the floor
area regulations to a maximum total floor area not exceeding 33.3% of the gross floor area of the principal
use.
2.2.6
Accessory uses customarily ancillary to any outright approval use in section 2.1 of this schedule are
permitted provided that the total floor area of all accessory uses does not exceed 25% of the gross floor
area of the principal use, unless permitted as an outright approval use pursuant to section 2.1 of this
schedule or the accessory use is a home-based business, except that the Director of Planning may vary
the floor area regulations to a total floor area not exceeding 33.3% of the gross floor area of the principal
use.
2.2.7
Accessory uses customarily ancillary to any conditional approval use listed in section 2.1 of this schedule
must comply with the provisions in section 2.2.6 above.
2.2.8
Any other use that is not specifically listed and defined as a use in Section 2 of this by-law may be
permitted if the Director of Planning considers the use to be comparable in nature to the uses listed in this
schedule, having regard to the intent of this schedule.
City of Vancouver
April 2025
Zoning and Development By-law
Page 8
C-7 and C-8
3
DENSITY, FORM AND PLACEMENT REGULATIONS
This section contains density, form and placement regulations organized by use.
3.1
All Uses
All uses in these districts are subject to the following regulations.
3.1.1
Density and Floor Area
3.1.1.1
The maximum floor space ratio:
(a) for uses not specifically listed as outright approval uses in section 2.1 of this schedule and that were
existing as of December 12, 1995, must not exceed the floor space ratio of the building on site as of
December 12, 1995, except that the Director of Planning may increase the permitted floor space ratio
to a maximum of 2.25, if the Director of Planning considers the intent of this schedule, all applicable
Council policies and guidelines, and the submission of any advisory group, property owner or tenant;
and
(b) is 0.75 for all other uses, except that the Director of Planning may increase the permitted floor space
ratio to a maximum of 2.25, if the Director of Planning considers the intent of this schedule, all
applicable Council policies and guidelines, and the submission of any advisory group, property owner
or tenant.
3.1.2
Building Form and Placement
Regulations
C-7
C-8
3.1.2.1
Maximum building height
12.2 m
3.1.2.2
Minimum average front yard depth
3.1 m
not permitted
3.1.2.3
Side yard width
not required
3.1.2.4
Minimum rear yard depth
3.1 m
3.1.2.5
Minimum rear setback for any portion of a building:
(a) containing dwelling uses
7.6 m
(b) not containing dwelling uses but located above the first
storey, except roof decks at the second storey level
7.6 m
City of Vancouver
April 2025
Zoning and Development By-law
Page 9
C-7 and C-8
Building Height
3.1.2.6
Despite the maximum building height in
section 3.1.2.1 above, on sites with front
yards or exterior side yards adjacent to an
R district, with or without the intervention
of a street, the maximum building height is
9.5 m for a distance of 4.6 m from the front or
side property line adjacent to the R district.
3.1.2.7
The Director of Planning or Development
Permit Board may increase the maximum
building height to a height not exceeding:
(a) 13.8 m with respect to any development;
(b) 18.3 m to improve residential liveability; and
(c)
24.4 m to facilitate the retention of heritage structures,
if the Director of Planning or Development Permit Board considers the intent of this schedule, all applicable
Council policies and guidelines, and the submission of any advisory group, property owner or tenant.
Front Yard and Front Setback
3.1.2.8
For any parking area, a setback of 1.2 m from the front property line is required.
3.1.2.9
The Director of Planning may decrease the minimum average front yard depth in the C-7 district where the
development does not contain dwelling uses, community care facilities or group residences within 2.0 m of
street grade, if the Director of Planning considers the intent of this schedule, all applicable Council policies
and guidelines, and the submission of any advisory group, property owner or tenant.
3.1.2.10 In the C-8 district, the Director of Planning may permit:
(a) a front yard or front setback where a pedestrian or shopping courtyard or other features benefitting
pedestrian character are provided; or
(b) a front setback to improve the liveability of dwelling uses, community care facilities or group
residences above grade,
if the Director of Planning considers the intent of this schedule, all applicable Council policies and
guidelines, and the submission of any advisory group, property owner or tenant.
Side Yard and Side Setback
3.1.2.11 Despite the side yard requirement in section 3.1.2.3 above, where a side yard is provided, although not
required, the minimum side yard width is 0.9 m.
Front
Rear
Property line
Dwelling uses
Non-dwelling uses
Rear setback
Lane
Diagram: Mixed-use residential building with
non-dwelling uses on the first storey
City of Vancouver
April 2025
Zoning and Development By-law
Page 10
C-7 and C-8
3.1.2.12 Despite the minimum side yard width in section 3.1.2.3, in the case of a corner site, the exterior side yard
requirements are the same as the front yard requirements in section 3.1.2.2 above.
3.1.2.13 For any parking area on a corner site, a setback of 1.2 m from the side property line abutting the flanking
street is required.
Rear Yard and Rear Setback
3.1.2.14 Despite the minimum rear yard depth or rear setback in sections 3.1.2.4 and 3.1.2.5 above, where the
rear of a site abuts a lane, the required minimum rear yard depth or rear setback will be decreased by the
distance between the rear property line and the ultimate centre line of the lane.
3.1.2.15 The Director of Planning may decrease the minimum rear yard depth or rear setback to improve the
liveability of dwelling uses, community care facilities or group residences, if the Director of Planning
considers the intent of this schedule and all applicable Council policies and guidelines and the submission
of any advisory group, property owner or tenant.
City of Vancouver
April 2025
Zoning and Development By-law
Page 11
C-7 and C-8
4
GENERAL REGULATIONS
All uses in this district are subject to the following regulations.
4.1
Computation of Floor Area
4.1.1
Computation of floor area must include all floors of all buildings, including accessory buildings, both above
and below ground level, measured to the extreme outer limits of the building.
4.1.2
Computation of floor area must exclude:
(a) balconies and decks, and any other appurtenances that the Director of Planning considers similar to
the foregoing, provided that the total area of these exclusions does not exceed 8% of the permitted
floor area;
(b) patios and roof decks, if the Director of Planning considers the impact on privacy and overlook;
(c)
where floors are used for off-street parking and loading, the taking on or discharging of passengers,
bicycle storage, heating and mechanical equipment, or uses that the Director of Planning considers
similar to the foregoing, those floors or portions thereof, which are located:
(i)
at or below the base surface, provided that the maximum exclusion for a parking space does not
exceed 7.3 m in length, or
(ii)
above the base surface and where developed as off-street parking are located in an accessory
building situated in the rear yard, provided that the maximum exclusion for parking space does
not exceed 7.3 m in length;
(d) amenity areas, including child day care facilities, recreational facilities and meeting rooms accessory
to a dwelling use, to a maximum floor area of 10% of the total permitted floor area if, in the case of
child day care facilities, the Director of Planning is satisfied that there is a need for a child day care
facility in the immediate neighbourhood; and
(e) all residential storage area above or below base surface, except that if the residential storage area
above base surface exceeds 3.7 m² per dwelling unit, there will be no exclusion for any of the
residential storage area above base surface for that unit.
4.1.3
The Director of Planning may permit enclosed residential balconies to be excluded in the computation
of floor area, if the Director of Planning considers the intent of this schedule and all applicable Council
policies and guidelines, and approves the design of any balcony enclosure, except that:
(a) the total area of all open and enclosed balcony or deck exclusions may not exceed 8% of the
permitted residential floor area; and
(b) no more than 50% of the excluded balcony floor area may be enclosed.
City of Vancouver
April 2025
Zoning and Development By-law
Page 12
C-7 and C-8
4.2
Access to Natural Light
4.2.1
Each habitable room must have at least 1 window on an exterior wall of a building.
4.2.2
For the purposes of section 4.2.1 above, habitable room means any room except a bathroom or kitchen.
City of Vancouver
March 2025
Zoning and Development By-law
Page 1
FC-1
FC-1
District Schedule
1
INTENT AND OVERVIEW
1.1
Intent
The intent of this schedule is to permit and encourage the development of a high-density mixed
commercial use neighbourhood, including some dwelling and compatible industrial uses. For commercial
development, a variety of small-scale retail and service uses are encouraged. Larger, more regional-
oriented office and retail commercial uses are limited in size for individual sites.
The retention and upgrading of existing multi-unit residential buildings and the development of new
residential units on upper floors of commercial buildings are encouraged. Similarly, the development of
new hotels is encouraged, provided that these do not result in the conversion of existing residential units.
New residential and hotel development will occur mostly to the west of Main Street, oriented to False
Creek and the waterfront park system. Special design measures, however, will be necessary to mitigate
the air and noise pollution problems, particularly adjacent to some existing industries and major traffic
streets.
Higher building forms will be concentrated adjacent to the Main Street and Terminal Avenue area, with a
transition to medium-scaled buildings around Thornton Park and adjacent to existing development on the
northerly part of Main Street.
Without limitation, applicable Council policies and guidelines for consideration include the East False
Creek FC-1 Guidelines.
1.2
Overview
The table below provides an overview of outright and conditional approval uses in the FC-1 district,
categorized by the minimum site area required, where applicable. Applicable density, form and placement
regulations in section 3 of this schedule are cross-referenced in the third column.
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
--
All uses in section 2.1 of this schedule
3.1
City of Vancouver
March 2025
Zoning and Development By-law
Page 2
FC-1
2
USE REGULATIONS
2.1
Outright and Conditional Approval Uses
All outright and conditional approval uses are subject to all other provisions of this by-law, including
Section 2, Section 10 and Section 11, and compliance with the regulations of this schedule including
section 2.2.
The uses identified in the table below as outright approval uses are permitted in this district and will be
issued a permit.
The uses identified in the table below as conditional approval uses may be approved in this district by the
Director of Planning or Development Permit Board, with or without conditions, if the Director of Planning or
Development Permit Board considers:
(a) the intent of this schedule and all applicable Council policies and guidelines; and
(b) the submission of any advisory group, property owner or tenant.
Uses are listed under their general land use category. Applicable use-specific regulations in section 2.2
of this schedule are cross-referenced in the third column. Cross-references to applicable use-specific
regulations are provided for information purposes only and do not form part of this by-law.
Use
Approval
Use-Specific
Regulations
Cultural and Recreational Uses
Arcade
Conditional
2.2.1
Artist Studio
Conditional
2.2.1
Arts and Culture Event
Outright
2.2.1
Billiard Hall
Conditional
2.2.1
Bingo Hall
Conditional
2.2.1
Bowling Alley
Outright
2.2.1
Casino - Class 1
Conditional
2.2.1
Club
Conditional
2.2.1
Community Centre or Neighbourhood House
Outright
2.2.1
Fitness Centre
Outright
2.2.1
Hall
Outright
2.2.1
Library
Outright
2.2.1
Museum or Archives
Conditional
2.2.1
Park or Playground
Conditional
Rink
Outright
2.2.1
Swimming Pool
Outright
2.2.1
City of Vancouver
March 2025
Zoning and Development By-law
Page 3
FC-1
Use
Approval
Use-Specific
Regulations
Theatre
Outright
2.2.1
Zoo or Botanical Garden
Conditional
2.2.1
Dwelling Uses
Mixed-Use Residential Building
Conditional
2.2.2, 2.2.3,
2.2.4
Micro Dwelling
Conditional
2.2.2
Multiple Dwelling
Conditional
2.2.2, 2.2.5
Residential Unit associated with and forming an integral part of an
Artist Studio
Conditional
2.2.2
Rooming House
Conditional
2.2.2, 2.2.5
Seniors Supportive or Independent Living Housing
Conditional
2.2.2
Institutional Uses
Ambulance Station
Conditional
2.2.1
Child Day Care Facility
Conditional
2.2.1
Church
Conditional
2.2.1
Community Care or Assisted Living Facility - Class B
Conditional
2.2.1
Detoxification Centre
Conditional
2.2.1
Group Residence
Conditional
2.2.1
Public Authority Use
Conditional
2.2.1
School - Elementary or Secondary
Conditional
2.2.1
School - University or College
Outright
2.2.1
Manufacturing Uses
Clothing Manufacturing
Conditional
2.2.1
Jewellery Manufacturing
Conditional
2.2.1
Miscellaneous Products Manufacturing - Class B
Conditional
2.2.1
Printing and Publishing
Conditional
2.2.1
Office Uses
Financial Institution
Outright
2.2.1
General Office
Outright
2.2.1
Health Care Office
Conditional
2.2.1
Health Enhancement Centre
Conditional
2.2.1
Parking Uses
Parking Uses
Conditional
City of Vancouver
March 2025
Zoning and Development By-law
Page 4
FC-1
Use
Approval
Use-Specific
Regulations
Retail Uses
Cannabis Store
Conditional
2.2.1
Farmers' Market
Conditional
2.2.5
Furniture or Appliance Store
Outright
2.2.1
Gasoline Station - Full Serve
Conditional
Gasoline Station - Split Island
Conditional
Grocery or Drug Store
Outright
2.2.1
Grocery Store with Liquor Store
Conditional
2.2.1
Liquor Store
Conditional
2.2.1
Pawnshop
Conditional
2.2.1
Public Bike Share
Conditional
Retail Store
Outright
2.2.1
Secondhand Store
Conditional
2.2.1
Shared E-Scooter System
Conditional
Small-Scale Pharmacy
Conditional
2.2.1
Vehicle Dealer
Conditional
Service Uses
Animal Clinic or Shelter
Conditional
2.2.1
Animal Services
Conditional
2.2.1
Auction Hall
Outright
2.2.1
Barber Shop or Beauty Salon
Outright
2.2.1
Beauty and Wellness Centre
Outright
2.2.1
Bed and Breakfast Accommodation
Conditional
2.2.1
Cabaret
Conditional
2.2.1
Catering Establishment
Outright
2.2.1
Drive-Through Service
Conditional
Funeral Home
Conditional
2.2.1
Hotel
Conditional
2.2.1, 2.2.2
Laboratory
Conditional
2.2.1
Laundromat or Dry Cleaning Establishment
Outright
2.2.1
Motor Vehicle Repair Shop
Conditional
2.2.1
Motor Vehicle Wash
Conditional
2.2.1
Neighbourhood Public House
Conditional
Photofinishing or Photography Laboratory
Conditional
2.2.1
City of Vancouver
March 2025
Zoning and Development By-law
Page 5
FC-1
Use
Approval
Use-Specific
Regulations
Photofinishing or Photography Studio
Outright
2.2.1
Print Shop
Outright
2.2.1
Production or Rehearsal Studio
Conditional
2.2.1
Repair Shop - Class A
Conditional
2.2.1
Repair Shop - Class B
Outright
2.2.1
Restaurant - Class 1
Outright
Restaurant - Class 2
Conditional
2.2.1
Restaurant - Drive-In
Conditional
School - Arts or Self-Improvement
Outright
2.2.1
School - Business
Outright
2.2.1
School - Vocational or Trade
Outright
2.2.1
Short Term Rental Accommodation
Conditional
2.2.1
Sign Painting Shop
Outright
2.2.1
Wedding Chapel
Conditional
2.2.1
Transportation and Storage Uses
Mini-Storage Warehouse
Conditional
2.2.1
Railway Station or Rail Yard
Conditional
2.2.1
Storage Warehouse
Conditional
2.2.1
Taxicab or Limousine Station
Conditional
2.2.1
Utility and Communication Uses
Public Utility
Conditional
2.2.1
Radiocommunication Station
Conditional
2.2.1
Recycling Depot
Conditional
2.2.1
Wholesale Uses
Lumber and Building Materials Establishment
Conditional
Wholesaling - Class A
Conditional
2.2.1
Wholesaling - Class B
Conditional
2.2.1
uncategorized
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1
Outright
2.2.1, 2.2.6
Accessory Uses, customarily ancillary to any outright approval use
listed in this section 2.1
Outright
2.2.1
Accessory Uses, customarily ancillary to any use listed in this
section 2.1 and not permitted as an outright use
Conditional
2.2.1
City of Vancouver
March 2025
Zoning and Development By-law
Page 6
FC-1
Use
Approval
Use-Specific
Regulations
Any other use that is not specifically listed and defined as a use in
Section 2 of this by-law
Conditional
2.2.1, 2.2.7
Deposition or extraction of material, which alters the configuration of
the land
Conditional
2.2
Use-Specific Regulations
2.2.1
All outright approval uses listed in section 2.1 of this schedule, and all conditional approval uses listed
in section 2.1 of this schedule that are commercial uses, must be carried on wholly within a completely
enclosed building, other than the following:
(a) arts and culture event;
(b) display of flowers and vegetables;
(c)
drive-through service;
(d) farmers' market;
(e) gasoline station - full serve;
(f)
gasoline station - split island;
(g) lumber and building material establishment;
(h) neighbourhood public house;
(i)
outdoor eating area in combination with a cabaret, club, grocery or drug store, restaurant - class 2, or
retail store, subject to any conditions that the Director of Planning considers necessary, having regard
to the area and location of the eating area with respect to adjoining sites, the hours of operation and
the intent of this schedule;
(j)
parking and loading facilities;
(k)
public bike share;
(l)
restaurant - class 1;
(m) restaurant - drive-in;
(n) shared e-scooter system;
(o) taxicab or limousine station; and
(p) vehicle dealer,
except that the Director of Planning may vary this regulation to permit the outdoor display of retail goods
and the Director of Planning may impose any conditions that the Director of Planning considers necessary,
having regard to the types of merchandise, the area and location of the display with respect to adjoining
sites, the hours of operation and the intent of this schedule.
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2.2.2
The conversion or upgrading of existing dwelling uses to hotels or other uses is subject to all applicable
Council policies and guidelines regarding the protection of existing tenants.
2.2.3
Mixed-use residential building, multiple dwelling and rooming house may be permitted if the Director of
Planning considers the site suitable for dwelling use.
2.2.4
Any of the non-dwelling uses listed in section 2.1 of this schedule are permitted in a mixed-use residential
building.
2.2.5
Farmers' market may be permitted if the Director of Planning considers the appropriateness of the use
with respect to compatibility with nearby sites, parking, traffic, noise, hours of operation, size of facility and
pedestrian amenity.
2.2.6
Accessory buildings customarily ancillary to any use listed in section 2.1 of this schedule are permitted as
an outright approval use if:
(a) no accessory building exceeds 3.7 m in height measured to:
(i)
the highest point of a flat roof,
(ii)
the deck line of a mansard roof, or
(iii) the mean height between the eaves and the ridge of a gable, hip or gambrel roof,
provided that no portion of an accessory building exceeds 4.6 m in building height; and
(b) the total floor area of all accessory buildings, measured to the extreme outer limits of the building,
does not exceed 10% of the total site area.
2.2.7
Any other use that is not specifically listed and defined as a use in Section 2 of this by-law may be
permitted if the Director of Planning considers the use to be comparable in nature to the uses listed in this
schedule, having regard to the intent of this schedule.
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3
DENSITY, FORM AND PLACEMENT REGULATIONS
This section contains density, form and placement regulations organized by use.
3.1
All Uses
All uses in this district are subject to the following regulations.
3.1.1
Density and Floor Area
3.1.1.1
The maximum floor space ratio is 5.00, except that if a development includes a dwelling use where all
dwelling units are social housing, the floor space ratio is 6.00, subject to the following allocations:
(a) the maximum floor space ratio is 3.00 for dwelling uses, or 4.50 for dwelling uses where all dwelling
units are social housing;
(b) the maximum floor space ratio is 4.00 for hotel;
(c)
the maximum floor space ratio is 1.50 for office uses or detoxification centre;
(d) the maximum floor space ratio is 1.00 for retail or service uses, other than hotel; and
(e) the maximum floor space ratio is 3.00 for all other non-dwelling uses combined, or 4.00 where a
development includes hotel with a floor space ratio of at least 1.00.
3.1.1.2
Despite the provisions of section 3.1.1.1 above, the Director of Planning or Development Permit Board
may increase the permitted floor space ratio by a maximum of 10% for the conservation of heritage
property if:
(a) Council first approves a heritage designation by-law;
(b) the development includes substantial retention of the existing structure and historically appropriate
conservation treatments; and
(c)
the Director of Planning or Development Permit Board considers the intent of this schedule and all
applicable Council policies and guidelines.
3.1.2
Building Form and Placement
Regulations
FC-1
3.1.2.1
Maximum unit frontage for uses on the ground level
15.3 m
3.1.2.2
Maximum building height
22.9 m
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Regulations
FC-1
3.1.2.3
Minimum front setback for sites:
(a) on the west side of Main Street, south of Terminal Avenue
3.0 m
(b) on the south side of Terminal Avenue, from Main Street to
Quebec Street
6.0 m
Building Height
3.1.2.4
The Director of Planning or Development Permit Board may increase in the maximum building height to a
height not exceeding 83.9 m if the Director of Planning or Development Permit Board considers:
(a) overshadowing;
(b) view obstruction; and
(c)
other environmental criteria set out in all applicable Council policies and guidelines.
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4
GENERAL REGULATIONS
All uses in this district are subject to the following regulations.
4.1
Computation of Floor Area
4.1.1
Computation of floor area must include all floors of all buildings, both above and below ground level,
measured to the extreme outer limits of the building, including accessory buildings.
4.1.2
Computation of floor area must exclude:
(a) balconies and decks, and any other appurtenances that the Director of Planning considers similar to
the foregoing, provided that the total area of these exclusions does not exceed 8% of the permitted
floor area;
(b) patios and roof decks, if the Director of Planning considers the impact on privacy and overlook;
(c)
where floors are used for off-street parking and loading, the taking on or discharging of passengers,
bicycle storage, heating and mechanical equipment, or uses that the Director of Planning considers
similar to the foregoing, those floors or portions thereof, which are located:
(i)
at or below the base surface, provided that the maximum exclusion for a parking space does not
exceed 7.3 m in length, or
(ii)
above the base surface and where developed as off-street parking are located in an accessory
building in the rear yard, provided that the maximum exclusion for a parking space does not
exceed 7.3 m in length;
(d) elevator shafts, laundry rooms and entrance lobbies provided that the areas are ancillary to dwelling
use;
(e) social and recreational amenities and facilities as listed below, provided that the total area of such
excluded facilities does not exceed the lesser of 20% of the permitted floor area or 1,000 m², and that
such facilities are open to and primarily for the use of residents, tenants and employees:
(i)
saunas,
(ii)
tennis courts,
(iii) swimming pools,
(iv) squash courts,
(v)
gymnasiums and work out rooms,
(vi) games room and hobby rooms, and
(vii) other similar related indoor uses of a recreational nature which in the opinion of the Director of
Planning contribute to social amenity; and
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(f)
all residential storage area above or below base surface, except that if the residential storage area
above base surface exceeds 3.7 m² per dwelling unit, there will be no exclusion for any of the
residential storage area above base surface for that unit.
4.1.3
The Director of Planning may permit the following to be excluded from the computation of floor area:
(a) enclosed residential balconies, if the Director of Planning considers the intent of this schedule and all
applicable Council policies and guidelines and approves the design of any balcony enclosure, except
that:
(i)
the total area of all open and enclosed balcony or deck exclusions does not exceed 8% of the
permitted residential floor area, and
(ii)
no more than 50% of the excluded balcony floor area may be enclosed; and
(b) interior public space, including atria and other similar spaces, if:
(i)
the total excluded area does not exceed the lesser of 10% of the permitted floor area or 600 m²,
(ii)
the excluded area is secured by covenant and right of way in favour of the City that set out
public access and use, and
(iii) the Director of Planning considers the intent of this schedule all applicable Council policies and
guidelines.
5
RELAXATIONS
5.1
The Director of Planning may relax the maximum unit frontage regulation in section 3.1.2.1 of this schedule
if:
(a) a pedestrian amenity area such as a courtyard or resting area is provided, or where pedestrian
interest is otherwise maintained; and
(b) the Director of Planning considers the intent of this schedule and all applicable Council policies and
guidelines.
5.2
Where a need for any public, social, cultural or recreational facility has been demonstrated to the
satisfaction of the Development Permit Board, the Board may relax the maximum floor space ratio or
density for any 1 building that includes 1 or more of such facilities, and may require that any such facility
be preserved in the public domain by way of a registered agreement and operated by the City or its
delegates and in determining the amount of the increase in floor area or density that may be permitted, the
Development Permit Board must consider:
(a) the construction cost of the facility;
(b) any costs to the developer of continuing maintenance required for the facility;
(c)
the rental value of the increased floor area;
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(d) the value of any authorized relaxation of other restrictions; and
(e) the opinion of City Council.
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FC-2
District Schedule
1
INTENT AND OVERVIEW
1.1
Intent
The intent of this schedule is to permit and encourage the development of a high-density mixed-use
neighbourhood, including some dwelling and compatible industrial uses, and job space to support a
wide spectrum of economic uses representing the broader False Creek Flats economy. This includes the
creative, cultural and food economy, industrial production, research and development, and employment
intensification.
The FC-2 district consists of 6 sub-areas identified as "sub-area A", "sub-area B", "sub-area C1", sub-area
C2", "sub-area D" and "sub-area E" in Map 1: Sub-Areas A, B, C1, C2, D and E in the FC-2 District for
the purpose of establishing permitted uses, floor area and building height.
Without limitation, applicable Council policies and guidelines for consideration include the False Creek
Flats Urban Design and Development Policies and Guidelines for FC-2 - The Innovation Hub.
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Main St
E 2nd Ave
E 1st Ave
Industrial Ave
Terminal Ave
LEGEND
Sub-Area A
FC-2 Boundary
Sub-Area B
Sub-Area C1
Sub-Area C2
Sub-Area D
Sub-Area E
Sub-Area E
Sub-Area E
Sub-Area
B
Sub-Area A
Sub-Area B
Sub-Area
C1
Sub-Area
D
Sub-Area
C1
Sub-Area
D
Sub-Area
C2
Sub-Area D
Sub-Area B
0
100
200 m
50
N
Map 1: Sub-Areas A, B, C1, C2, D and E in the FC-2 District
1.2
Overview
The table below provides an overview of outright and conditional approval uses in the FC-2 district,
categorized by the minimum site area required, where applicable. Applicable density, form and placement
regulations in section 3 of this schedule are cross-referenced in the third column.
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
--
All uses in sub-areas A and B
3.1
All uses in sub-area C1
3.2
All uses in sub-areas C2 and D
3.3
All uses in sub-area E
3.4
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2
USE REGULATIONS
2.1
Outright and Conditional Approval Uses
All outright and conditional approval uses are subject to all other provisions of this by-law, including
Section 2, Section 10 and Section 11, and compliance with the regulations of this schedule including
section 2.2.
The uses identified in the table below as outright approval uses are permitted in this district and will be
issued a permit.
The uses identified in the table below as conditional approval uses may be approved in this district by the
Director of Planning or Development Permit Board, with or without conditions, if the Director of Planning or
Development Permit Board considers:
(a) the intent of this schedule and all applicable Council policies and guidelines; and
(b) the submission of any advisory group, property owner or tenant.
Uses are listed under their general land use category. Applicable use-specific regulations in section 2.2
of this schedule are cross-referenced in the third column. Cross-references to applicable use-specific
regulations are provided for information purposes only and do not form part of this by-law.
Use
Approval
Use-Specific
Regulations
Agricultural Uses
Urban Farm - Class B
Conditional
2.2.1
Cultural and Recreational Uses
Artist Studio
Outright
2.2.2
Arts and Culture Event
Outright
2.2.2
Club
Conditional
2.2.1
Community Centre or Neighbourhood House
Conditional
2.2.1
Fitness Centre
Conditional
2.2.1
Hall
Conditional
2.2.1
Park or Playground
Conditional
2.2.1
Theatre
Outright
2.2.2
Dwelling Uses
Micro Dwelling, only in sub-areas B, C1, C2 and E
Conditional
2.2.1, 2.2.4
Mixed-Use Residential Building, only in sub-areas B, C1, C2 and E
Conditional
2.2.1, 2.2.3,
2.2.4
Residential Unit associated with and forming an integral part of an
Artist Studio, only in sub-areas B, C1, C2 and E
Conditional
2.2.1, 2.2.4
Temporary Modular Housing, only in sub-areas B, C1, C2 and E
Conditional
2.2.1, 2.2.4
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Use
Approval
Use-Specific
Regulations
Institutional Uses
Ambulance Station
Conditional
2.2.1
Child Day Care Facility
Conditional
2.2.1
Public Authority Use
Conditional
2.2.1
Social Service Centre
Conditional
2.2.1
Manufacturing Uses
Bakery Products Manufacturing
Outright
2.2.2
Batteries Manufacturing
Conditional
2.2.1
Brewing or Distilling
Conditional
2.2.1
Clothing Manufacturing
Outright
2.2.2
Creative Products Manufacturing
Outright
2.2.2
Dairy Products Manufacturing
Conditional
2.2.1
Electrical Products or Appliances Manufacturing
Conditional
2.2.1
Food or Beverage Products Manufacturing - Class A
Conditional
2.2.1
Food or Beverage Products Manufacturing - Class B
Outright
2.2.2
Furniture or Fixtures Manufacturing
Outright
2.2.2
Information Communication Technology Manufacturing
Outright
2.2.2
Jewellery Manufacturing
Outright
2.2.2
Leather Products Manufacturing
Outright
2.2.2
Machinery or Equipment Manufacturing
Conditional
2.2.1
Metal Products Manufacturing - Class B
Conditional
2.2.1
Miscellaneous Products Manufacturing - Class A
Conditional
2.2.1
Miscellaneous Products Manufacturing - Class B
Outright
2.2.2
Motor Vehicle Parts Manufacturing
Conditional
2.2.1
Non-Metallic Mineral Products Manufacturing - Class B
Conditional
2.2.1
Paper Products Manufacturing
Conditional
2.2.1
Plastic Products Manufacturing
Conditional
2.2.1
Printing or Publishing
Outright
2.2.2
Rubber Products Manufacturing
Conditional
2.2.1
Shoes or Boots Manufacturing
Outright
2.2.2
Textiles or Knit Goods Manufacturing
Outright
2.2.2
Transportation Equipment Manufacturing
Conditional
2.2.1
Wood Products Manufacturing - Class B
Outright
2.2.2
Office Uses
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Use
Approval
Use-Specific
Regulations
Financial Institution
Conditional
2.2.1, 2.2.4
General Office
Conditional
2.2.1, 2.2.4,
2.2.5
Health Care Office, only in sub-areas A and E
Conditional
2.2.1, 2.2.4
Parking Uses
Parking Uses
Conditional
2.2.1
Retail Uses
Farmers' Market
Conditional
2.2.1, 2.2.6
Neighbourhood Grocery Store
Conditional
2.2.1
Public Bike Share
Conditional
2.2.1
Retail Store
Conditional
2.2.1, 2.2.7
Shared E-Scooter System
Conditional
2.2.1
Service Uses
Animal Clinic or Shelter
Conditional
2.2.1
Animal Services
Conditional
2.2.1
Auction Hall
Conditional
2.2.1
Catering Establishment
Outright
2.2.2
Hotel
Conditional
2.2.1
Laboratory
Outright
2.2.2
Laundry or Cleaning Plant
Conditional
2.2.1
Motor Vehicle Repair Shop
Conditional
2.2.1
Neighbourhood Public House
Conditional
2.2.1
Photofinishing or Photography Laboratory
Outright
2.2.2
Photofinishing or Photography Studio
Outright
2.2.2
Print Shop
Outright
2.2.2
Production or Rehearsal Studio
Outright
2.2.2
Repair Shop - Class A
Outright
2.2.2
Repair Shop - Class B
Conditional
2.2.1
Restaurant - Class 1
Outright
2.2.2
Restaurant - Class 2
Conditional
2.2.1
School - Vocational or Trade
Outright
2.2.2
Short Term Rental Accommodation
Conditional
2.2.1
Sign Painting Shop
Outright
2.2.2
Work Shop
Outright
2.2.2
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Use
Approval
Use-Specific
Regulations
Transportation and Storage Uses
Bulk Data Storage
Conditional
2.2.1, 2.2.4
Cold Storage Plant
Conditional
2.2.1
Packaging Plant
Conditional
2.2.1
Railway Station or Rail Yard
Conditional
2.2.1
Storage Warehouse
Conditional
2.2.1
Taxicab or Limousine Station
Conditional
2.2.1
Truck Terminal or Courier Depot
Conditional
2.2.1
Utility and Communication Uses
Public Utility
Conditional
2.2.1
Radiocommunication Station
Outright
2.2.2
Recycling Depot
Conditional
2.2.1
Wholesale Uses
Wholesaling - Class A
Conditional
2.2.1
Wholesaling - Class B
Conditional
2.2.1
uncategorized
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1
Outright
2.2.2, 2.2.8
Accessory Uses, customarily ancillary to any outright approval use
listed in this section 2.1
Outright
2.2.2, 2.2.9
Accessory Uses, customarily ancillary to any use listed in this
section 2.1 and not permitted as an outright approval use
Conditional
2.2.1
Any other use that is not specifically listed and defined as a use in
Section 2 of this by-law
Conditional
2.2.1, 2.2.10
Any outright approval use listed in this section 2.1 that does not
comply with the applicable use-specific regulations in section 2.2.2 of
this schedule
Conditional
2.2.1
2.2
Use-Specific Regulations
2.2.1
Conditional approval uses listed in section 2.1 of this schedule:
(a) that are commercial uses, must be carried on wholly within a completely enclosed building, other than
the following:
(i)
display of flowers, plants, fruits and vegetables,
(ii)
farmers' market,
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(iii) neighbourhood grocery store,
(iv) neighbourhood public house,
(v)
outdoor eating area in combination with a club or neighbourhood grocery store subject to any
conditions that the Director of Planning considers necessary, having regard to the area and
location of the eating area with respect to adjoining sites, the hours of operation and the intent of
this schedule,
(vi) park or playground,
(vii) parking and loading facilities,
(viii) parking uses,
(ix) public bike share,
(x)
restaurant - class 2,
(xi) retail store,
(xii) shared e-scooter system,
(xiii) transportation and storage uses, and
(xiv) urban farm - class B,
except that the Director of Planning may vary this regulation if appropriate measures are taken, to the
satisfaction of the Director of Planning, to minimize any dangerous, injurious, noxious or otherwise
objectionable impacts that could adversely affect the surrounding area and adjoining non-industrial
districts;
(b) must not involve the bulk storage, pending ultimate distribution off-site, of: ammunition, explosives,
fireworks, flares or matches; compressed gas, petroleum, coal tar products or derivatives; or
radioactive materials;
(c)
must not involve the keeping of live animals, except for animal clinic or shelter or animal services;
(d) may involve the storage of the following only if they are wholly within a completely enclosed building:
animal oil or fat, fish, fish oil or meal, or vegetable oil; fertilizer; flammable liquids or solids; fungicides,
herbicides or pesticides; grain, hops or sugar; lime; paints, oil shellac, turpentine or varnishes; rags or
cotton waste; or toxic or corrosive chemicals or acids; and
(e) may involve the storage of goods or materials only if they are wholly within a completely enclosed
building, unless the yard or portion of the yard containing the goods or materials is enclosed by a
suitable fence or wall restricting public access.
2.2.2
Outright approval uses listed in section 2.1 of this schedule:
(a) other than cultural and recreational uses, production or rehearsal studio, and restaurant - class 1,
must be carried on wholly within a completely enclosed building, except for off-street parking and
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loading, heating and mechanical equipment, or other facilities or equipment that the Director of
Planning considers similar to the foregoing;
(b) must not involve the bulk storage, pending ultimate distribution off-site, of: compressed gas,
petroleum, coal tar products or derivatives; explosives, fireworks, ammunition, matches or flares; or
radioactive material;
(c)
must not involve the keeping of live animals, except for laboratory; and
(d) may involve the storage of the following only if they are wholly within a completely enclosed building:
animal oil or fat, fish, fish oil or meal, or vegetable oil; fertilizer; flammable liquids or solids; fungicides,
herbicides or pesticides; grain, hops or sugar; lime; paint, varnish, oil shellac or turpentine; rags or
cotton waste; scrap or junk; or toxic or corrosive chemicals or acids.
2.2.3
Any of the non-dwelling uses listed in section 2.1 of this schedule are permitted in a mixed-use residential
building.
2.2.4
Dwelling uses, office uses and bulk data storage are not permitted at grade, except for entrances.
2.2.5
In sub-areas B, C1, C2 and D, general office may not include the offices of accountants, lawyers, notary
publics, or real estate, advertising, insurance, travel and ticket agencies.
2.2.6
Farmers' market may be permitted if the Director of Planning considers the appropriateness of the use
with respect to compatibility with nearby sites, parking, traffic, noise, hours of operation, size of facility and
pedestrian amenity.
2.2.7
Retail store is limited to:
(a) the sale of art and hand-crafted products; and
(b) limited service food establishment, which means the use of premises for the primary purpose of
selling, or selling and serving, prepared food to the public during all hours of operation, where:
(i)
the premises include not more than 16 indoor or outdoor seats for customers consuming food
purchased on the premises,
(ii)
customers may also purchase food for take-out, and
(iii) live entertainment is not available.
2.2.8
Accessory buildings customarily ancillary to any use listed in section 2.1 of this schedule are permitted as
an outright approval use if:
(a) no accessory building exceeds 3.7 m in height measured to:
(i)
the highest point of a flat roof,
(ii)
the deck line of a mansard roof, or
(iii) the mean height between the eaves and the ridge of a gable, hip or gambrel roof,
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provided that no portion of an accessory building exceeds 4.6 m in building height;
(b) all accessory buildings are located:
(i)
in the rear yard, and
(ii)
at least 3.1 m from the ultimate centre line of any rear or flanking lane; and
(c)
the total floor area of an accessory building, measured to the extreme outer limits of the building,
does not exceed 10% of the total site area.
2.2.9
Accessory uses customarily ancillary to any outright approval use listed in section 2.1 of this schedule are
permitted if:
(a) accessory retail use:
(i)
is not combined with any wholesale use,
(ii)
has a floor area limited to the lesser of 33.3% of the gross floor area of the principal and
accessory uses combined or 500 m2, and
(iii) is separated from the floor area of other uses by a wall, unless the accessory retail use is
associated with an artist studio; and
(b) all uses, other than accessory retail use, are not accessible to the public.
2.2.10
Any use that is not specifically listed and defined as a use in Section 2 of this by-law may be permitted as
a conditional approval use if the Director of Planning considers the use to be comparable in nature to the
uses listed in this schedule, having regard to the intent of this schedule.
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3
DENSITY, FORM AND PLACEMENT REGULATIONS
This section contains density, form and placement regulations organized by use.
3.1
All Uses in Sub-Areas A and B
All uses in sub-areas A and B of this district are subject to the following regulations.
3.1.1
Density and Floor Area
3.1.1.1
In sub-area A, the maximum floor space ratio is 7.00, subject to the following allocations:
(a) the maximum floor space ratio is 6.75 for office uses;
(b) the maximum floor space ratio is 4.00 for hotel;
(c)
the maximum floor space ratio is 1.00 for retail uses or service uses, other than hotel, except that the
floor area for:
(i)
restaurant - class 1 must not exceed 300 m2, and
(ii)
restaurant - class 2 must not exceed 300 m2; and
(d) the maximum floor space ratio is 3.00 for all other uses combined,
provided that the Director of Planning or Development Permit Board considers: the relationship of the
development with nearby residential areas; the height, bulk, location and overall design of the building and
its impact on the site, surrounding buildings and streets, and existing views; the amount of open space,
including plazas, and the impact of overall design on the general amenity of the area; the impact of the
development on traffic in the area; the provision for pedestrian needs; and the intent of this schedule and
all applicable Council policies and guidelines.
3.1.1.2
In sub-area B, the maximum floor space ratio is:
(a) 5.00 for non-dwelling uses, except that the floor area for:
(i)
restaurant - class 1 must not exceed 300 m2, and
(ii)
restaurant - class 2 must not exceed 300 m2; and
(b) 3.00 for dwelling uses.
3.1.1.3
Despite section 3.1.1.2 above, the Director of Planning or Development Permit Board may increase the
permitted floor space ratio in sub-area B to a maximum of 6.50, provided that:
(a) the floor space ratio for dwelling uses does not exceed 5.00; and
(b) the Director of Planning or Development Permit Board considers: the relationship of the development
with nearby residential areas; the height, bulk, location and overall design of the building and its
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impact on the site, surrounding buildings and streets, and existing views; the amount of open space,
including plazas, and the impact of overall design on the general amenity of the area; the impact of
the development on traffic in the area; the provision for pedestrian needs; the design and liveability of
any dwelling uses; and the intent of this schedule and all applicable Council policies and guidelines.
3.1.2
Building Form and Placement
Regulations
Sub-Areas A and B
3.1.2.1
Maximum building height
22.9 m
3.1.2.2
Minimum front yard depth
0.6 m
3.1.2.3
Side yard
not permitted
3.1.2.4
Minimum rear yard depth
0.6 m
Building Height and Floor-to-Floor Height
3.1.2.5
The minimum floor-to-floor height of the first floor of a building is 6.0 m, except for buildings existing as of
October 31, 2017.
3.1.2.6
The Director of Planning may decrease the minimum floor-to-floor height in section 3.1.2.5 above if the
Director of Planning considers the intent of this schedule and all applicable Council policies and guidelines.
3.1.2.7
The Director of Planning or Development Permit Board may increase the maximum building height to a
height not exceeding 51.8 m if the Director of Planning or Development Permit Board considers:
(a) the relationship of the development with nearby residential areas;
(b) the height, bulk, location and overall design of the building and its impact on the site, surrounding
buildings and streets and existing views;
(c)
the amount of open space, including plazas, and the impact of overall design on the general amenity
of the area;
(d) the provision for pedestrian needs;
(e) the preservation of the character and general amenity desired for the area; and
(f)
the intent of this schedule, all applicable Council policies and guidelines, and the submission of any
advisory group, neighbouring property owner or tenant.
Front yard and front setback
3.1.2.8
A minimum front setback of 1.2 m is required for any parking area.
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3.1.2.9
The Director of Planning may decrease the minimum front yard depth or front setback for portions of the
building if the Director of Planning considers the intent of this schedule and all applicable Council policies
and guidelines.
Side yard and side setback
3.1.2.10 Despite section 3.1.2.3 above, in the case of a corner site, the exterior side yard width and side setback
requirements are the same as the front yard depth and front setback requirements in sections 3.1.2.2 and
3.1.2.8 above.
3.1.2.11 The Director of Planning may decrease the minimum side yard width or side setback requirements in
section 3.1.2.10 above for portions of the building if the Director of Planning considers the intent of this
schedule and all applicable Council policies and guidelines.
Rear yard
3.1.2.12 The Director of Planning may decrease the minimum rear yard depth if the Director of Planning considers
the intent of this schedule and all applicable Council policies and guidelines.
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3.2
All Uses in Sub-Area C1
All uses in sub-area C1 of this district are subject to the following regulations.
3.2.1
Density and Floor Area in Sub-Area C1
3.2.1.1
The maximum floor space ratio is 1.00 for non-dwelling uses, except that the floor area for:
(a) restaurant - class 1 must not exceed 300 m2; and
(b) restaurant - class 2 must not exceed 300 m2.
3.2.1.2
Despite section 3.2.1.1 above, the Director of Planning or Development Permit Board may increase the
permitted floor space ratio to a maximum of 2.50, provided that:
(a) the floor space ratio for non-dwelling uses does not exceed 1.50; and
(b) the floor space ratio for dwelling uses does not exceed 1.00 and all dwelling uses are developed as
social housing,
if the Director of Planning or Development Permit Board considers: the relationship of the development
with nearby residential areas; the height, bulk, location and overall design of the building and its impact on
the site, surrounding buildings and streets, and existing views; the amount of open space, including plazas,
and the impact of overall design on the general amenity of the area; the impact of the development on
traffic in the area; the provision for pedestrian needs; the design and liveability of any dwelling uses; and
the intent of this schedule and all applicable Council policies and guidelines.
3.2.2
Building Form and Placement
Regulations
Sub-Area C1
3.2.2.1
Maximum building height
10.7 m
3.2.2.2
Minimum front yard depth
0.6 m
3.2.2.3
Side yard
not permitted
3.2.2.4
Minimum rear yard depth
0.6 m
Building Height and Floor-to-Floor Height
3.2.2.5
The minimum floor-to-floor height of the first floor of a building is 6.0 m, except for buildings existing as of
October 31, 2017.
3.2.2.6
The Director of Planning may decrease the minimum floor-to-floor height in section 3.2.2.5 above if the
Director of Planning considers the intent of this schedule and all applicable Council policies and guidelines.
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3.2.2.7
The Director of Planning or Development Permit Board may increase the maximum building height to a
height not exceeding 18.3 m if the Director of Planning or Development Permit Board considers:
(a) the relationship of the development with nearby residential areas;
(b) the height, bulk, location and overall design of the building and its impact on the site, surrounding
buildings and streets and existing views;
(c)
the amount of open space, including plazas, and the impact of overall design on the general amenity
of the area;
(d) the provision for pedestrian needs;
(e) the preservation of the character and general amenity desired for the area; and
(f)
the intent of this schedule, all applicable Council policies and guidelines, and the submission of any
advisory group, neighbouring property owner or tenant.
Front yard and front setback
3.2.2.8
A minimum front setback of 1.2 m is required for any parking area.
3.2.2.9
The Director of Planning may decrease the minimum front yard depth or front setback for portions of the
building if the Director of Planning considers the intent of this schedule and all applicable Council policies
and guidelines.
Side yard and side setback
3.2.2.10 Despite section 3.2.2.3 above, in the case of a corner site, the exterior side yard width and side setback
requirements are the same as the front yard depth and front setback requirements in sections 3.2.2.2 and
3.2.2.8 above.
3.2.2.11 The Director of Planning may decrease the minimum side yard width or side setback requirements in
section 3.2.2.10 above for portions of the building if the Director of Planning considers the intent of this
schedule and all applicable Council policies and guidelines.
Rear yard
3.2.2.12 The Director of Planning may decrease the minimum rear yard depth if the Director of Planning considers
the intent of this schedule and all applicable Council policies and guidelines.
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3.3
All Uses in Sub-Areas C2 and D
All uses in sub-areas C2 and D of this district are subject to the following regulations.
3.3.1
Density and Floor Area
3.3.1.1
In sub-area C2, the maximum floor space ratio is 4.00, subject to the following allocations:
(a) the maximum floor space ratio is 3.00 for dwelling uses and all dwelling uses must be developed as
social housing; and
(b) the maximum floor space ratio is 1.00 for non-dwelling uses, except that the floor area for:
(i)
restaurant - class 1 must not exceed 300 m2; and
(ii)
restaurant - class 2 must not exceed 300 m2.
3.3.1.2
Despite section 3.3.1.1 above, the Director of Planning or Development Permit Board may increase the
permitted floor space ratio in sub-area C2 to a maximum of 6.50, provided that:
(a) the floor space ratio for dwelling uses does not exceed 5.00 and all dwelling uses are developed as
social housing; and
(b) the floor space ratio for non-dwelling uses does not exceed 1.50,
if the Director of Planning or Development Permit Board considers: the relationship of the development
with nearby residential areas; the height, bulk, location and overall design of the building and its impact on
the site, surrounding buildings and streets, and existing views; the amount of open space, including plazas,
and the impact of overall design on the general amenity of the area; the impact of the development on
traffic in the area; the provision for pedestrian needs; the design and liveability of any dwelling uses; and
the intent of this schedule and all applicable Council policies and guidelines.
3.3.1.3
In sub-area D, the maximum floor space ratio is 3.00, except that the maximum permitted floor area for:
(a) restaurant - class 1 must not exceed 300 m2; and
(b) restaurant - class 2 must not exceed 300 m2.
3.3.1.4
Despite section 3.3.1.3 above, the Director of Planning or Development Permit Board may increase the
permitted floor space ratio in sub-area D to a maximum of 7.50, provided that:
(a) a minimum floor space ratio of 1.00 is included for any of the following uses combined:
(i)
cultural and recreational uses, limited to artist studio - class B,
(ii)
manufacturing uses, limited to:
(A) bakery products manufacturing,
(B) brewing or distilling,
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(C) clothing manufacturing,
(D) dairy products manufacturing,
(E) food or beverage products manufacturing - class B,
(F) furniture or fixtures manufacturing,
(G) jewellery manufacturing,
(H) leather products manufacturing,
(I)
metal products manufacturing - class B,
(J)
miscellaneous products manufacturing - class A,
(K) miscellaneous products manufacturing - class B,
(L) non-metallic mineral products manufacturing - class B,
(M) paper products manufacturing,
(N) plastic products manufacturing,
(O) printing or publishing,
(P) rubber products manufacturing,
(Q) shoes or boots manufacturing,
(R) textiles or knit goods manufacturing, and
(S) wood products manufacturing - class B,
(iii) service uses, limited to catering establishment, motor vehicle repair shop, print shop, repair
shop - class A, repair shop - class B, and sign painting shop, or
(iv) accessory uses customarily ancillary to any use listed in this section 3.3.1.4(a); and
(b) the Director of Planning or Development Permit Board considers the relationship of the development
with nearby residential areas; the height, bulk, location and overall design of the building and its
impact on the site, surrounding buildings and streets, and existing views; the amount of open space,
including plazas, and the impact of overall design on the general amenity of the area; the impact of
the development on traffic in the area; the provision for pedestrian needs; the design and liveability of
any dwelling uses; and the intent of this schedule and all applicable Council policies and guidelines.
3.3.2
Building Form and Placement
Regulations
Sub-Areas C2 and D
3.3.2.1
Maximum building height
10.7 m
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Regulations
Sub-Areas C2 and D
3.3.2.2
Minimum front yard depth
0.6 m
3.3.2.3
Side yard
not permitted
3.3.2.4
Minimum rear yard depth
0.6 m
Building Height and Floor-to-Floor Height
3.3.2.5
The minimum floor-to-floor height of the first floor of a building is 6.0 m, except for buildings existing as of
October 31, 2017.
3.3.2.6
The Director of Planning may decrease the minimum floor-to-floor height in section 3.3.2.5 above if the
Director of Planning considers the intent of this schedule and all applicable Council policies and guidelines.
3.3.2.7
The Director of Planning or Development Permit Board may increase the maximum building height to a
height not exceeding 51.8 m if the Director of Planning or Development Permit Board considers:
(a) the relationship of the development with nearby residential areas;
(b) the height, bulk, location and overall design of the building and its impact on the site, surrounding
buildings and streets and existing views;
(c)
the amount of open space, including plazas, and the impact of overall design on the general amenity
of the area;
(d) the provision for pedestrian needs;
(e) the preservation of the character and general amenity desired for the area; and
(f)
the intent of this schedule, all applicable Council policies and guidelines, and the submission of any
advisory group, neighbouring property owner or tenant.
Front yard and front setback
3.3.2.8
A minimum front setback of 1.2 m is required for any parking area.
3.3.2.9
The Director of Planning may decrease the minimum front yard depth or front setback for portions of the
building if the Director of Planning considers the intent of this schedule and all applicable Council policies
and guidelines.
Side yard and side setback
3.3.2.10 Despite section 3.3.2.3 above, in the case of a corner site, the exterior side yard width and side setback
requirements are the same as the front yard depth and front setback requirements in sections 3.3.2.2 and
3.3.2.8 above.
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3.3.2.11 The Director of Planning may decrease the minimum side yard width or side setback requirements in
section 3.3.2.10 above for portions of the building if the Director of Planning considers the intent of this
schedule and all applicable Council policies and guidelines.
Rear yard
3.3.2.12 The Director of Planning may decrease the minimum rear yard depth if the Director of Planning considers
the intent of this schedule and all applicable Council policies and guidelines.
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3.4
All Uses in Sub-Area E
All uses in sub-area E of this district are subject to the following regulations.
3.4.1
Density and Floor Area in Sub-Area E
3.4.1.1
The maximum floor space ratio is 3.00, subject to the following allocations:
(a) the maximum floor space ratio is 3.00 for artist studio, manufacturing uses, outright approval service
uses, parking uses, transportation and storage uses, utility and communication uses, and wholesale
uses;
(b) the maximum floor space ratio is 1.00 for creative products manufacturing; and
(c)
the maximum floor space ratio is 1.00 for all other uses combined, except that the floor area for:
(i)
general office or health care office combined must not exceed 33% of the total gross floor area
of all principal and accessory uses combined, except that the Director of Planning may increase
the permitted floor space ratio to a maximum of 2.00 for general office or health care office if a
minimum floor space ratio of 0.50 is provided for any of the following uses combined:
(A) cultural and recreational uses, limited to artist studio - class B,
(B) manufacturing uses, limited to bakery products manufacturing, brewing or distilling,
clothing manufacturing, dairy products manufacturing, food or beverage products
manufacturing - class B, jewellery manufacturing, leather products manufacturing,
metal products manufacturing - class B, miscellaneous products manufacturing - class
A, miscellaneous products manufacturing - class B, non-metallic mineral products
manufacturing - class B, paper products manufacturing, printing or publishing, shoes
or boots manufacturing, textiles or knit goods manufacturing, and wood products
manufacturing - class B,
(C) service uses, limited to catering establishment, motor vehicle repair shop, print shop, and
repair shop - class B, or
(D) accessory uses customarily ancillary to any use listed in this section 3.4.1.1(c)(i),
(ii)
retail uses must not exceed 1,000 m²,
(iii) restaurant - class 1 must not exceed 300 m2,
(iv) restaurant - class 2 must not exceed 300 m2, and
(v)
a lounge use accessory to brewing or distilling must not exceed:
(A) 80 m2 for any portion of the lounge use located within the principal building, and
(B) 80 m2 for any portion of the lounge use located outside the principal building.
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3.4.1.2
Despite section 3.4.1.1 above, if the Director of Planning considers the intent of this schedule, all
applicable Council policies and guidelines, and the submission of any advisory group, property owner or
tenant, the Director of Planning may increase:
(a) the permitted floor area for dwelling uses, provided that at least 50% of the residential floor area is
developed as social housing;
(b) the permitted floor area for dwelling uses developed as secured market rental housing by 1 m2 per
amenity share or per affordable housing share provided to the City at no cost to the City; and
(c)
the permitted floor area for dwelling uses developed as secured market rental housing, provided that
a minimum of 35% of the dwelling units covering 35% of the floor space provided as secured market
rental housing meet the rent requirements for each unit type set out in Schedule H: Stipulated
Rents at Initial Occupancy for Secured Market Rental Housing of this by-law at the time of initial
occupancy, and subject to the rental increases agreed upon in any Housing Agreement. Agreed upon
rental increases will generally be in accordance with the increases permitted under section 22 of the
Residential Tenancy Regulation, B.C. Reg. 477/2003,
to a maximum additional floor space ratio of 3.50, in addition to the maximum permitted floor space ratio of
3.00 for non-dwelling uses, including the provision of a minimum floor space ratio of 0.50 combined for any
uses listed in sections 3.4.1.1(c)(i)(A), 3.4.1.1(c)(i)(B), 3.4.1.1(c)(i)(C) and 3.4.1.1(c)(i)(D) above.
3.4.1.3
Despite section 3.4.1.2 above, the maximum floor space ratio achievable as a result of the provision of
amenity shares or affordable housing shares must otherwise comply in all respects with this schedule and
this by-law.
3.4.2
Building Form and Placement
Regulations
Sub-Area E
3.4.2.1
Maximum building height
18.3 m
3.4.2.2
Minimum front yard depth
0.6 m
3.4.2.3
Side yard
not permitted
3.4.2.4
Minimum rear yard depth
0.6 m
Building Height and Floor-to-Floor Height
3.4.2.5
The minimum floor-to-floor height of the first floor of a building is 6.0 m, except for buildings existing as of
October 31, 2017.
3.4.2.6
The Director of Planning may decrease the minimum floor-to-floor height in section 3.4.2.5 above if the
Director of Planning considers the intent of this schedule and all applicable Council policies and guidelines.
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3.4.2.7
The Director of Planning or Development Permit Board may increase the maximum building height to a
height not exceeding 42.7 m if the Director of Planning or Development Permit Board considers:
(a) the relationship of the development with nearby residential areas;
(b) the height, bulk, location and overall design of the building and its impact on the site, surrounding
buildings and streets and existing views;
(c)
the amount of open space, including plazas, and the impact of overall design on the general amenity
of the area;
(d) the provision for pedestrian needs;
(e) the preservation of the character and general amenity desired for the area; and
(f)
the intent of this schedule, all applicable Council policies and guidelines, and the submission of any
advisory group, neighbouring property owner or tenant.
Front yard and front setback
3.4.2.8
A minimum front setback of 1.2 m is required for any parking area.
3.4.2.9
The Director of Planning may decrease the minimum front yard depth or front setback for portions of the
building if the Director of Planning considers the intent of this schedule and all applicable Council policies
and guidelines.
Side yard and side setback
3.4.2.10 Despite section 3.4.2.3 above, in the case of a corner site the exterior side yard width and side setback
requirements are the same as the front yard depth and front setback requirements in sections 3.4.2.2 and
3.4.2.8 above.
3.4.2.11 The Director of Planning may decrease the minimum side yard width or side setback requirements in
section 3.4.2.10 above for portions of the building if the Director of Planning considers the intent of this
schedule and all applicable Council policies and guidelines.
Rear yard
3.4.2.12 The Director of Planning may decrease the minimum rear yard depth if the Director of Planning considers
the intent of this schedule and all applicable Council policies and guidelines.
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4
GENERAL REGULATIONS
All uses in this district are subject to the following regulations.
4.1
Amenity Shares and Affordable Housing Shares
4.1.1
For the purposes of this schedule, amenity has the meaning set out in Schedule F: Affordable Housing
Share and Amenity Share Cost Schedule of this by-law.
4.1.2
For the purposes of this schedule, the cost of an amenity share or affordable housing share is the amount
specified per m2 in Schedule F: Affordable Housing and Amenity Share Cost Schedule of this by-law
for the FC-2 zoning district.
4.2
Computation of Floor Area
4.2.1
Computation of floor area must include all floors of all buildings, both above and below ground level,
measured to the extreme outer limits of the building, including accessory buildings.
4.2.2
Computation of floor area must exclude:
(a) balconies and decks, and any other appurtenances that the Director of Planning considers similar to
the foregoing, provided that the total area of these exclusions does not exceed 12% of the permitted
floor area;
(b) patios and roof decks, if the Director of Planning considers the impact on privacy and overlook;
(c)
where floors are used for off-street parking and loading, the taking on or discharging of passengers,
bicycle storage, heating and mechanical equipment, or uses that the Director of Planning considers
similar to the foregoing, those floors or portions thereof, which are located at or below the base
surface, provided that the maximum exclusion for a parking space does not exceed 7.3 m in length;
(d) all residential storage area above or below base surface, except that if the residential storage area
above base surface exceeds 3.7 m² per dwelling unit, there will be no exclusion for any of the
residential storage area above base surface for that unit; and
(e) storage area associated with an artist studio - class B where the storage area is provided below base
surface, to a maximum exclusion of 20 m² for each artist studio - class B.
4.2.3
The Director of Planning may permit the following to be excluded from the computation of floor area:
(a) interior public space, including atria and other similar spaces, provided that:
(i)
the excluded area must not exceed the lesser of 10% of the permitted floor area or 600 m²,
(ii)
the excluded area must be secured by covenant and right-of-way in favour of the City that sets
out public access and use, and
(iii) the Director of Planning considers all applicable Council policies and guidelines; and
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(b) amenity areas, including child day care facilities and non-profit recreation facilities, provided that:
(i)
the excluded area must not exceed the lesser of 20% of the permitted floor area or 1,000 m²,
and
(ii)
in the case of a child day care facility, the Director of Planning is satisfied that there is a need for
a child day care facility in the immediate neighbourhood.
4.3
Access to Natural Light
4.3.1
Each habitable room must have at least 1 window on an exterior wall of a building.
4.3.2
For the purposes of section 4.3.1 above, habitable room means any room except a bathroom or kitchen.
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I-1
District Schedule
1
INTENT AND OVERVIEW
1.1
Intent
The primary intent of this schedule is to permit light industrial uses, including advanced technology industry
and industry with a significant amount of research and development activity, that are generally compatible
with one another and with adjoining residential or commercial districts. Commercial uses, including office
and retail uses, which are compatible with or complementary to light industrial uses, are also permitted,
subject to the limitations in this schedule.
1.2
Overview
The table below provides an overview of the outright and conditional approval uses in the I-1 district,
categorized by the minimum site area required, where applicable. Applicable density, form and placement
regulations in section 3 of this schedule are cross-referenced in the third column.
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
--
All uses in section 2.1 of this schedule
3.1
2
USE REGULATIONS
2.1
Outright and Conditional Approval Uses
All outright and conditional approval uses are subject to all other provisions of this by-law, including
Section 2, Section 10 and Section 11, and compliance with the regulations of this schedule including
section 2.2.
The uses identified in the table below as outright approval uses are permitted in this district and will be
issued a permit.
The uses identified in the table below as conditional approval uses may be approved in this district by the
Director of Planning or Development Permit Board, with or without conditions, if the Director of Planning or
Development Permit Board considers:
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(a) the intent of this schedule and all applicable Council policies and guidelines; and
(b) the submission of any advisory group, property owner or tenant.
Uses are listed under their general land use category. Applicable use-specific regulations in section 2.2
of this schedule are cross-referenced in the third column. Cross-references to applicable use-specific
regulations are provided for information purposes only and do not form part of this by-law.
Use
Approval
Use-Specific
Regulations
Agricultural Uses
Urban Farm - Class B
Conditional
2.2.1
Cultural and Recreational Uses
Artist Studio - Class A
Outright
2.2.2
Artist Studio - Class B
Conditional
2.2.1
Arts and Culture Event
Outright
2.2.2
Club
Outright
2.2.2
Theatre
Conditional
2.2.1
Dwelling Uses
Dwelling Unit
Conditional
2.2.1, 2.2.3
Residential Unit associated with and forming an integral part of an
Artist Studio, limited to Artist Studio - Class B
Conditional
2.2.1, 2.2.4
Institutional Uses
Ambulance Station
Conditional
2.2.1
Child Day Care Facility
Conditional
2.2.1
Church
Outright
2.2.2
Public Authority Use
Conditional
2.2.1
Social Service Centre
Conditional
2.2.1
Manufacturing Uses
Bakery Products Manufacturing
Outright
2.2.2
Batteries Manufacturing
Outright
2.2.2
Brewing or Distilling
Conditional
2.2.1
Chemicals or Chemical Products Manufacturing - Class A
Conditional
2.2.1
Chemicals or Chemical Products Manufacturing - Class B
Outright
2.2.2
Clothing Manufacturing
Outright
2.2.2
Creative Products Manufacturing
Conditional
2.2.1, 2.2.5
Dairy Products Manufacturing
Outright
2.2.2
Electrical Products or Appliances Manufacturing
Outright
2.2.2
Food or Beverage Products Manufacturing - Class A
Conditional
2.2.1
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Use
Approval
Use-Specific
Regulations
Food or Beverage Products Manufacturing - Class B
Outright
2.2.2
Furniture or Fixtures Manufacturing
Outright
2.2.2
Ice Manufacturing
Outright
2.2.2
Information Communication Technology Manufacturing
Outright
2.2.2
Jewellery Manufacturing
Outright
2.2.2
Leather Products Manufacturing
Outright
2.2.2
Linoleum or Coated Fabrics Manufacturing
Conditional
2.2.1
Machinery or Equipment Manufacturing
Conditional
2.2.1
Metal Products Manufacturing - Class B
Conditional
2.2.1
Miscellaneous Products Manufacturing - Class A
Conditional
2.2.1
Miscellaneous Products Manufacturing - Class B
Outright
2.2.2
Motor Vehicle Parts Manufacturing
Conditional
2.2.1
Non-Metallic Mineral Products Manufacturing - Class A
Conditional
2.2.1
Non-Metallic Mineral Products Manufacturing - Class B
Outright
2.2.2
Paper Products Manufacturing
Outright
2.2.2
Plastic Products Manufacturing
Outright
2.2.2
Printing or Publishing
Outright
2.2.2
Rubber Manufacturing
Conditional
2.2.1
Rubber Products Manufacturing
Outright
2.2.2
Shoes or Boots Manufacturing
Outright
2.2.2
Textiles or Knit Goods Manufacturing
Conditional
2.2.1
Tobacco Products Manufacturing
Outright
2.2.2
Transportation Equipment Manufacturing
Conditional
2.2.1
Vegetable Oil Manufacturing
Conditional
2.2.1
Wood Products Manufacturing - Class B
Outright
2.2.2
Office Uses
General Office
Conditional
2.2.1
Health Care Office
Conditional
2.2.1
Health Enhancement Centre
Conditional
2.2.1
Parking Uses
Parking Uses
Conditional
2.2.1
Retail Uses
Farmers' Market
Conditional
2.2.1, 2.2.6
Gasoline Station - Full Serve
Outright
2.2.2
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Use
Approval
Use-Specific
Regulations
Public Bike Share
Conditional
2.2.1
Shared E-Scooter System
Conditional
2.2.1
Vehicle Dealer
Conditional
2.2.1
Service Uses
Animal Clinic or Shelter
Outright
2.2.2
Animal Services
Outright
2.2.2
Auction Hall
Conditional
2.2.1
Barber Shop or Beauty Salon
Conditional
2.2.1
Catering Establishment
Outright
2.2.2
Laboratory
Outright
2.2.2
Laundromat or Dry Cleaning Establishment
Conditional
2.2.1
Laundry or Cleaning Plant
Outright
2.2.2
Motor Vehicle Repair Shop
Outright
2.2.2
Motor Vehicle Wash
Outright
2.2.2
Neighbourhood Public House
Conditional
2.2.1
Photofinishing or Photography Laboratory
Outright
2.2.2
Photofinishing or Photography Studio
Conditional
2.2.1
Print Shop
Conditional
2.2.1
Production or Rehearsal Studio
Outright
2.2.2
Repair Shop - Class A
Outright
2.2.2
Repair Shop - Class B
Conditional
2.2.1
Restaurant - Class 1
Conditional
2.2.1
Restaurant - Class 2
Conditional
2.2.1
School - Arts or Self-Improvement
Conditional
2.2.1
School - Business
Conditional
2.2.1
School - Vocational or Trade
Outright
2.2.2
Sign Painting Shop
Outright
2.2.2
Work Shop
Outright
2.2.2
Transportation and Storage Uses
Aircraft Landing Place
Conditional
2.2.1
Cold Storage Plant
Outright
2.2.2
Mini-Storage Warehouse
Conditional
2.2.1
Packaging Plant
Outright
2.2.2
Storage Warehouse
Outright
2.2.2
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Use
Approval
Use-Specific
Regulations
Storage Yard
Conditional
2.2.1
Taxicab or Limousine Station
Conditional
2.2.1
Truck Terminal or Courier Depot
Conditional
2.2.1
Weighing or Inspection Station
Conditional
2.2.1
Works Yard
Conditional
2.2.1
Utility and Communication Uses
Public Utility
Conditional
2.2.1
Radiocommunication Station
Outright
2.2.2
Recycling Depot
Conditional
2.2.1
Wholesale Uses
Cardlock Fuel Station
Conditional
2.2.1
Lumber and Building Materials Establishment
Outright
2.2.2
Wholesaling - Class A
Outright
2.2.2
Wholesaling - Class B
Outright
2.2.2, 2.2.7
Wholesaling - Class B, not permitted as an outright approval use
Conditional
2.2.1
uncategorized
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1
Outright
2.2.2, 2.2.8
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1 and not permitted as an outright approval use
Conditional
2.2.1
Accessory Uses, customarily ancillary to any outright approval
use listed in this section 2.1, other than accessory retail use in
combination with outright approval wholesale uses listed in this
section 2.1
Outright
2.2.2, 2.2.9
Accessory Uses, customarily ancillary to any conditional approval
use listed in this section 2.1
Conditional
2.2.1, 2.2.10
Accessory Uses, customarily ancillary to any use listed in this
section 2.1 and not permitted as an outright approval use or
otherwise permitted as a conditional approval use
Conditional
2.2.1, 2.2.11
Any other use that is not specifically listed and defined as a use in
Section 2 of this by-law
Conditional
2.2.1, 2.2.12
Any other use that is not specifically listed in this section 2.1 but that
was a legally conforming use existing as of October 25, 1988
Conditional
2.2.1
Any outright approval use listed in this section 2.1 that does not
comply with section 2.2.2 of this schedule
Conditional
2.2.1
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2.2
Use-Specific Regulations
2.2.1
Conditional approval uses listed in section 2.1 of this schedule:
(a) except for cardlock fuel station, public bike share, shared e-scooter system, vehicle dealer,
transportation and storage uses, and outdoor eating area in combination with a neighbourhood
public house or restaurant, must be carried on wholly within a completely enclosed building unless
appropriate measures are taken, to the satisfaction of the Director of Planning, to eliminate any
dangerous, injurious, noxious or otherwise objectionable impact that could adversely affect the
surrounding area and adjoining non-industrial districts and, in the case of outdoor eating area, subject
to any conditions that the Director of Planning considers necessary, having regard to the area and
location of the eating area with respect to adjoining sites, the hours of operation and the intent of this
schedule;
(b) must not involve the bulk storage, pending ultimate distribution off-site, of: compressed gas,
petroleum, coal tar products or derivatives, except for cardlock fuel station; explosives, fireworks,
ammunition, matches, or flares; radioactive material; or rags or cotton waste;
(c)
may involve the storage of the following only if they are wholly within a completely enclosed building:
fish, fish oil or meal, animal oil or fat, or vegetable oil; fungicides, herbicides or pesticides; grain, hops
or sugar; paint, varnish, oil shellac or turpentine; scrap; or toxic or corrosive chemicals or acids; and
(d) may involve the storage of goods or materials only if they are wholly within a completely enclosed
building, unless the yard or portion of the yard containing the goods or materials is enclosed by a
suitable fence or wall restricting public access.
2.2.2
Outright approval uses listed in section 2.1 of this schedule:
(a) except for animal clinic or shelter, animal services, arts and culture event, gasoline station - full serve,
lumber and building materials establishment, and outdoor eating area in combination with a club,
must be carried on wholly within a completely enclosed building, except for heating and mechanical
equipment, off-street parking and loading, or other facilities or equipment that the Director of Planning
considers similar to the foregoing and, in the case of outdoor eating area, subject to any conditions
that the Director of Planning considers necessary, having regard to the area and location of the eating
area with respect to adjoining sites, the hours of operation and the intent of this schedule; and
(b) must not involve the bulk storage, pending ultimate distribution off-site, of: compressed gas,
petroleum, coal tar products or derivatives, except for gasoline station - full serve; explosives,
fireworks, ammunition, matches, or flares; radioactive material; or rags or cotton waste.
2.2.3
Dwelling unit may be permitted if:
(a) it is in combination with any use listed in section 2.1 of this schedule and:
(i)
it is for a caretaker or other person similarly employed, and
(ii)
such dwelling unit is considered to be essential to the operation of the business or
establishment; or
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(b) if it existed as of and was used continuously since October 25, 1988 provided that any additions are
limited to the lesser of 10% of the existing floor area or 37 m2.
2.2.4
Residential unit associated with and forming an integral part of an artist studio, limited to artist
studio - class B, may be permitted if:
(a) the change of use applies to floor area existing as of February 26, 2013; and
(b) additions are limited to a maximum of 10% of the existing floor area.
2.2.5
Creative products manufacturing is not permitted on the first storey, or on any storey with its floor level
within 2 m above finished grade.
2.2.6
Farmers' market may be permitted if the Director of Planning considers the appropriateness of the use
with respect to compatibility with nearby sites, parking, traffic, noise, hours of operation, size of facility and
pedestrian amenity.
2.2.7
Wholesaling Class - B is permitted as an outright approval use if the floor area does not exceed 1,000 m2.
2.2.8
Accessory buildings customarily ancillary to any use listed in section 2.1 of this schedule are permitted as
an outright approval use if:
(a) no accessory building exceeds 3.7 m in height, measured to:
(i)
the highest point of a flat roof,
(ii)
the deck line of a mansard roof, or
(iii) the mean height between the eaves and the ridge of a gable, hip or gambrel roof,
provided that no portion of an accessory building exceeds 4.6 m in building height;
(b) all accessory buildings are located:
(i)
in the rear yard, and
(ii)
at least 3.1 m from the ultimate centre line of any rear or flanking lane; and
(c)
the total floor area of an accessory building, measured to the extreme outer limits of the building,
does not exceed 10% of the total site area.
2.2.9
Accessory uses customarily ancillary to any outright approval use listed in section 2.1 of this schedule,
other than accessory retail use in combination with outright approval wholesale uses listed in section 2.1 of
this schedule, are permitted if:
(a) the total floor area of all accessory uses, except any portion of a lounge use accessory to brewing
and distilling located outside the principal building, does not exceed 33.3% of the gross floor area
of the principal and accessory uses combined, unless the accessory use is permitted as an outright
approval use pursuant to section 2.1 of this schedule; and
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(b) the floor area in accessory retail use, other than accessory retail use associated with an artist studio,
is separated from the floor area of all other uses, and the other uses are not accessible to the public.
2.2.10
Accessory uses customarily ancillary to any conditional approval use listed in section 2.1 of this schedule
must comply with the provisions in section 2.2.9 above.
2.2.11
Accessory uses customarily ancillary to any use listed in section 2.1 of this schedule that do not comply
with section 2.2.9 above, may be permitted as a conditional approval use, except that accessory retail use
may only be permitted in combination with manufacturing uses.
2.2.12
Any other use that is not specifically listed and defined as a use in Section 2 of this by-law may be
permitted as a conditional approval use if the Director of Planning considers the use to be comparable in
nature to the uses listed in section 2.1 of this schedule, having regard to the intent of this schedule.
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3
DENSITY, FORM AND PLACEMENT REGULATIONS
This section contains density, form and placement regulations organized by use.
3.1
All Uses
All uses in this district are subject to the following regulations.
3.1.1
Density and Floor Area
3.1.1.1
The maximum floor space ratio is 3.00, subject to the following allocations:
(a) the maximum floor space ratio is 3.00 for:
(i)
manufacturing uses,
(ii)
transportation and storage uses,
(iii) utility and communication uses,
(iv) wholesale uses
(v)
service uses limited to: animal clinic or shelter, catering establishment, laboratory, laundry or
cleaning plant, motor vehicle repair shop, photofinishing or photography laboratory, production or
rehearsal studio, repair shop - class A, sign painting shop, and work shop, and
(vi) cultural and recreational uses, limited to artist studio - class B; and
(b) the maximum floor space ratio is 1.00 for all other uses combined, except that
(i)
the Director of Planning may permit additional floor area to a maximum additional floor space
ratio of 1.00 for all other uses combined if an equal amount of floor area is provided for uses
listed in section 3.1.1.1(a) above, and
(ii)
the floor area for a lounge use accessory to brewing or distilling must not exceed:
(A) 80 m2 for any portion of the lounge use located within the principal building, and
(B) 80 m2 for any portion of the lounge use located outside the principal building.
3.1.1.2
Despite section 3.1.1.1 above, the Director of Planning may increase the permitted floor area by 1 m2 per
amenity share or per affordable housing share provided to the City at no cost to the City, to a maximum
additional floor space ratio of 1.50, if:
(a) a minimum of 33.3% of the total floor area is for uses listed in section 3.1.1.1(a) above; and
(b) the Director of Planning considers the intent of this schedule and all applicable Council policies and
guidelines.
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3.1.1.3
Despite section 3.1.1.2 above, the maximum floor space ratio achievable as a result of the provision of
amenity shares or affordable housing shares must otherwise comply in all respects with this schedule and
this by-law.
3.1.1.4
Despite sections 3.1.1.1 and 3.1.1.2 above, the Director of Planning may increase the permitted floor
space ratio by an additional floor space ratio of 0.50, if:
(a) the greater of a floor space ratio of 0.20 or 185 m² of contiguous floor area is provided for artist studio
- class B;
(b) the artist studio - class B is preserved in the public domain by way of a registered agreement and
operated by the City or its delegates; and
(c)
the Director of Planning considers the intent of this schedule, all applicable Council policies and
guidelines, and the submission of any advisory group, property owner or tenant.
3.1.2
Building Form and Placement
Regulations
I-1
3.1.2.1
Maximum building height
30.5 m
3.1.2.2
Minimum front yard depth for:
(a) buildings with a front yard on Quebec Street or Yukon Street
1.5 m
(b) all other buildings
0.65 m
3.1.2.3
Minimum side yard width for:
(a) buildings with a side yard on Quebec Street or Yukon Street
1.5 m
(b) buildings with a side yard that adjoins a site located in an R
district, without the intervention of a lane
1.5 m
(c)
all other buildings
not required
3.1.2.4
Minimum rear yard depth
3.1 m
Front Yard
3.1.2.5
The Director of Planning may decrease the minimum front yard depth if the Director of Planning considers
the intent of this schedule and all applicable Council policies and guidelines.
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Side Yard
3.1.2.6
Despite the minimum side yard width in
section 3.1.2.3(c) above, where a side yard is
provided, although not required, the minimum
side yard width is 0.9 m.
3.1.2.7
The Director of Planning may decrease the
minimum side yard width if the Director of
Planning considers the intent of this schedule
and all applicable Council policies and
guidelines.
Rear Yard
3.1.2.8
Despite the minimum rear yard depth in
section 3.1.2.4 above, where the rear of the
site abuts a lane, the required minimum rear
yard depth will be decreased by the distance
between the rear property line and the
ultimate centre line of the lane.
3.1.2.9
The Director of Planning may waive the
requirement to provide a rear yard if the
Director of Planning is satisfied that the site is
located within an area where rear access to
the site and adjacent sites is not likely to be
required.
Street
Lane
S
R
district
Property line
R Rear yard
S Side yard
Side yard width
Rear yard depth
Front yard
Front yard depth
Principal
building
Diagram: Building placement for principal
building
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4
GENERAL REGULATIONS
All uses in this district are subject to the following regulations.
4.1
Amenity Shares and Affordable Housing Shares
4.1.1
For the purposes of this schedule, amenity has the meaning set out in Schedule F: Affordable Housing
and Amenity Share Cost Schedule of this by-law.
4.1.2
For the purposes of this schedule, the cost of an amenity share or affordable housing share is the amount
specified per m2 in Schedule F: Affordable Housing and Amenity Share Cost Schedule of this by-law
for the I-1 zoning district.
4.2
Computation of Floor Area
4.2.1
Computation of floor area must include all floors of all buildings including accessory buildings, both above
and below ground level, measured to the extreme outer limits of the building.
4.2.2
Computation of floor area must exclude:
(a) balconies and decks, and any other appurtenances that the Director of Planning considers similar to
the foregoing, provided that the total area of these exclusions does not exceed 12% of the permitted
floor area;
(b) patios and roof decks, if the Director of Planning considers the impact on privacy and overlook;
(c)
where floors are used for off-street parking and loading, the taking on or discharging of passengers,
bicycle storage, heating and mechanical equipment, or uses that the Director of Planning considers
similar to the foregoing, those floors or portions thereof, which are located:
(i)
at or below base surface, provided that the maximum exclusion for a parking space does not
exceed 7.3 m in length, or
(ii)
above base surface and where developed as off-street parking are contained in an accessory
building located in the rear yard, provided that the maximum exclusion for a parking space does
not exceed 7.3 m in length;
(d) amenity areas, including child day care facilities, recreation facilities and meeting rooms accessory to
a dwelling use to a maximum floor area of 10% of the total permitted floor area; and
(e) storage area associated with an artist studio - class B where the area is provided below the base
surface, to a maximum exclusion of 20 m² for each artist studio - class B.
4.3
Yards: Projections
4.3.1
No portion of underground parking is permitted to project into any required yard except for an access
ramp, except that the Director of Planning may vary this requirement if the Director of Planning considers
the intent of this schedule and all applicable Council policies and guidelines.
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I-1A
District Schedule
1
INTENT AND OVERVIEW
1.1
Intent
The primary intent of this schedule is to permit light industrial uses, including those with a significant
amount of research and development activity, that are generally compatible with one another and with
adjoining residential or commercial districts. Complementary commercial uses, including office and retail,
with a particular focus on digital entertainment and information communication technology use, are also
permitted, subject to the limitations in this schedule.
1.2
Overview
The table below provides an overview of outright and conditional approval uses in the I-1A district,
categorized by the minimum site area required, where applicable. Applicable density, form and placement
regulations in section 3 of this schedule are cross-referenced in the third column.
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
--
All uses in section 2.1 of this schedule
3.1
2
USE REGULATIONS
2.1
Outright and Conditional Approval Uses
All outright and conditional approval uses are subject to all other provisions of this by-law, including
Section 2, Section 10 and Section 11, and compliance with the regulations of this schedule including
section 2.2.
The uses identified in the table below as outright approval uses are permitted in this district and will be
issued a permit.
The uses identified in the table below as conditional approval uses may be approved in this district by the
Director of Planning or Development Permit Board, with or without conditions, if the Director of Planning or
Development Permit Board considers:
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(a) the intent of this schedule and all applicable Council policies and guidelines; and
(b) the submission of any advisory group, property owner or tenant.
Uses are listed under their general land use category. Applicable use-specific regulations in section 2.2
of this schedule are cross-referenced in the third column. Cross-references to applicable use-specific
regulations are provided for information purposes only and do not form part of this by-law.
Use
Approval
Use-Specific
Regulations
Agricultural Uses
Urban Farm - Class B
Conditional
2.2.1
Cultural and Recreational Uses
Artist Studio - Class A
Outright
2.2.2
Artist Studio - Class B
Conditional
2.2.1
Arts and Culture Event
Outright
2.2.2
Club
Outright
2.2.2
Theatre
Conditional
2.2.1
Dwelling Uses
Dwelling Unit
Conditional
2.2.1, 2.2.3
Residential Unit associated with and forming an integral part of an
Artist Studio, limited to Artist Studio - Class B
Conditional
2.2.1, 2.2.4
Institutional Uses
Ambulance Station
Conditional
2.2.1
Child Day Care Facility
Conditional
2.2.1
Church
Outright
2.2.2
Public Authority Use
Conditional
2.2.1
Social Service Centre
Conditional
2.2.1
Manufacturing Uses
Bakery Products Manufacturing
Outright
2.2.2
Batteries Manufacturing
Outright
2.2.2
Brewing or Distilling
Conditional
2.2.1
Chemicals or Chemical Products Manufacturing - Class A
Conditional
2.2.1
Chemicals or Chemical Products Manufacturing - Class B
Outright
2.2.2
Clothing Manufacturing
Outright
2.2.2
Creative Products Manufacturing
Conditional
2.2.1, 2.2.5
Dairy Products Manufacturing
Outright
2.2.2
Electrical Products or Appliances Manufacturing
Outright
2.2.2
Food or Beverage Products Manufacturing - Class A
Conditional
2.2.1
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Use
Approval
Use-Specific
Regulations
Food or Beverage Products Manufacturing - Class B
Outright
2.2.2
Furniture or Fixtures Manufacturing
Outright
2.2.2
Ice Manufacturing
Outright
2.2.2
Information Communication Technology Manufacturing
Outright
2.2.2
Jewellery Manufacturing
Outright
2.2.2
Leather Products Manufacturing
Outright
2.2.2
Linoleum or Coated Fabrics Manufacturing
Conditional
2.2.1
Machinery or Equipment Manufacturing
Conditional
2.2.1
Metal Products Manufacturing - Class B
Conditional
2.2.1
Miscellaneous Products Manufacturing - Class A
Conditional
2.2.1
Miscellaneous Products Manufacturing - Class B
Outright
2.2.2
Motor Vehicle Parts Manufacturing
Conditional
2.2.1
Non-Metallic Mineral Products Manufacturing - Class A
Conditional
2.2.1
Non-Metallic Mineral Products Manufacturing - Class B
Outright
2.2.2
Paper Products Manufacturing
Outright
2.2.2
Plastic Products Manufacturing
Outright
2.2.2
Printing or Publishing
Outright
2.2.2
Rubber Manufacturing
Conditional
2.2.1
Rubber Products Manufacturing
Outright
2.2.2
Shoes or Boots Manufacturing
Outright
2.2.2
Textiles or Knit Goods Manufacturing
Conditional
2.2.1
Tobacco Products Manufacturing
Outright
2.2.2
Transportation Equipment Manufacturing
Conditional
2.2.1
Vegetable Oil Manufacturing
Conditional
2.2.1
Wood Products Manufacturing - Class B
Outright
2.2.2
Office Uses
General Office
Conditional
2.2.1
Health Care Office
Conditional
2.2.1
Health Enhancement Centre
Conditional
2.2.1
Parking Uses
Parking Uses
Conditional
2.2.1
Retail Uses
Farmers' Market
Conditional
2.2.1, 2.2.6
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Use
Approval
Use-Specific
Regulations
Gasoline Station - Full Serve
Outright
2.2.2
Public Bike Share
Conditional
2.2.1
Shared E-Scooter System
Conditional
2.2.1
Vehicle Dealer
Conditional
2.2.1
Service Uses
Animal Clinic or Shelter
Outright
2.2.2
Animal Services
Outright
2.2.2
Auction Hall
Conditional
2.2.1
Barber Shop or Beauty Salon
Conditional
2.2.1
Catering Establishment
Outright
2.2.2
Laboratory
Outright
2.2.2
Laundromat or Dry Cleaning Establishment
Conditional
2.2.1
Laundry or Cleaning Plant
Outright
2.2.2
Motor Vehicle Repair Shop
Outright
2.2.2
Motor Vehicle Wash
Outright
2.2.2
Neighbourhood Public House
Conditional
2.2.1
Photofinishing or Photography Laboratory
Outright
2.2.2
Photofinishing or Photography Studio
Conditional
2.2.1
Print Shop
Conditional
2.2.1
Production or Rehearsal Studio
Outright
2.2.2
Repair Shop - Class A
Outright
2.2.2
Repair Shop - Class B
Conditional
2.2.1
Restaurant - Class 1
Conditional
2.2.1
Restaurant - Class 2
Conditional
2.2.1
School - Arts or Self-Improvement
Conditional
2.2.1
School - Business
Conditional
2.2.1
School - Vocational or Trade
Outright
2.2.2
Sign Painting Shop
Outright
2.2.2
Work Shop
Outright
2.2.2
Transportation and Storage Uses
Aircraft Landing Place
Conditional
2.2.1
Cold Storage Plant
Outright
2.2.2
Packaging Plant
Outright
2.2.2
Storage Warehouse
Outright
2.2.2
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Use
Approval
Use-Specific
Regulations
Storage Yard
Conditional
2.2.1
Taxicab or Limousine Station
Conditional
2.2.1
Truck Terminal or Courier Depot
Conditional
2.2.1
Weighing or Inspection Station
Conditional
2.2.1
Works Yard
Conditional
2.2.1
Utility and Communication Uses
Public Utility
Conditional
2.2.1
Radiocommunication Station
Outright
2.2.2
Recycling Depot
Conditional
2.2.1
Wholesale Uses
Cardlock Fuel Station
Conditional
2.2.1
Lumber and Building Materials Establishment
Outright
2.2.2
Wholesaling - Class A
Outright
2.2.2
Wholesaling - Class B
Outright
2.2.2, 2.2.7
Wholesaling - Class B, not permitted as an outright approval use
Conditional
2.2.1
uncategorized
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1
Outright
2.2.2, 2.2.8
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1 and not permitted as an outright approval use
Conditional
2.2.1
Accessory Uses, customarily ancillary to any outright approval
use listed in this section 2.1, other than accessory retail use in
combination with outright approval wholesale uses listed in this
section 2.1
Outright
2.2.2, 2.2.9
Accessory Uses, customarily ancillary to any conditional approval
use listed in this section 2.1
Conditional
2.2.1, 2.2.10
Accessory Uses, customarily ancillary to any use listed in this
section 2.1 and not permitted as an outright approval use or
otherwise permitted as a conditional approval use
Conditional
2.2.1, 2.2.11
Any other use that is not specifically listed and defined as a use in
Section 2 of this by-law
Conditional
2.2.1, 2.2.12
Any other use that is not specifically listed in this section 2.1 but that
was a legally conforming use existing as of October 25, 1988
Conditional
2.2.1
Any outright approval use listed in this section 2.1 that does not
comply with section 2.2.2 of this schedule
Conditional
2.2.1
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2.2
Use-Specific Regulations
2.2.1
Conditional approval uses listed in section 2.1 of this schedule:
(a) except for cardlock fuel station, public bike share, shared e-scooter system, vehicle dealer,
transportation and storage uses, and outdoor eating area in combination with a neighbourhood
public house or restaurant, must be carried on wholly within a completely enclosed building unless
appropriate measures are taken, to the satisfaction of the Director of Planning, to eliminate any
dangerous, injurious, noxious or otherwise objectionable impact that could adversely affect the
surrounding area and adjoining non-industrial districts and, in the case of outdoor eating area, subject
to any conditions that the Director of Planning considers necessary, having regard to the area and
location of the eating area with respect to adjoining sites, the hours of operation and the intent of this
schedule;
(b) must not involve the bulk storage, pending ultimate distribution off-site, of: compressed gas,
petroleum, coal tar products or derivatives, except for a cardlock fuel station; explosives, fireworks,
ammunition, matches, or flares; radioactive material; or rags or cotton waste;
(c)
may involve the storage of the following only if they are wholly within a completely enclosed building:
fish, fish oil or meal, animal oil or fat, or vegetable oil; fungicides, herbicides or pesticides; grain, hops
or sugar; paint, varnish, oil shellac or turpentine; scrap; or toxic or corrosive chemicals or acids; and
(d) may involve the storage of goods or materials only if they are wholly within a completely enclosed
building unless the yard or portion of the yard containing the goods or materials is enclosed by a
suitable fence or wall restricting public access.
2.2.2
Outright approval uses listed in section 2.1:
(a) except for animal clinic or shelter, animal services, arts and culture event, gasoline station - full serve,
lumber and building materials establishment, and outdoor eating area in combination with a club,
must be carried on wholly within a completely enclosed building, except for heating and mechanical
equipment, off-street parking and loading, or other facilities or equipment that the Director of Planning
considers similar to the foregoing and, in the case of outdoor eating area, subject to any conditions
that the Director of Planning considers necessary, having regard to the area and location of the eating
area with respect to adjoining sites, the hours of operation and the intent of this schedule; and
(b) must not involve the bulk storage, pending ultimate distribution off-site, of: compressed gas,
petroleum, coal tar products or derivatives, except for a gasoline station - full serve; explosives,
fireworks, ammunition, matches, or flares; radioactive material; or rags or cotton waste.
2.2.3
Dwelling unit may be permitted in combination with any use listed in section 2.1 of this schedule if:
(a) it is for a caretaker or other person similarly employed; and
(b) such dwelling unit is considered to be essential to the operation of the business or establishment.
2.2.4
Residential unit associated with and forming an integral part of an artist studio, limited to artist studio -
class B, may be permitted if:
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(a) the change of use applies to floor area existing as of May 2, 2017; and
(b) additions are limited to a maximum of 10% of the existing floor area.
2.2.5
Creative products manufacturing is not permitted on the first storey, or on any storey with its floor level
within 2 m above finished grade.
2.2.6
Farmers' market may be permitted if the Director of Planning considers the appropriateness of the use
with respect to compatibility with nearby sites, parking, traffic, noise, hours of operation, size of facility and
pedestrian amenity.
2.2.7
Wholesaling class - B is permitted as an outright approval use if the floor area does not exceed 1,000 m2.
2.2.8
Accessory buildings customarily ancillary to any use listed in section 2.1 of this schedule are permitted as
an outright approval use if:
(a) no accessory building exceeds 3.7 m in height, measured to:
(i)
the highest point of a flat roof,
(ii)
the deck line of a mansard roof, or
(iii) the mean height between the eaves and the ridge of a gable, hip or gambrel roof,
provided that no portion of an accessory building exceeds 4.6 m in building height;
(b) all accessory buildings are located:
(i)
in the rear yard, and
(ii)
at least 3.1 m from the ultimate centre line of any rear or flanking lane; and
(c)
the total floor area of an accessory building, measured to the extreme outer limits of the building,
does not exceed 10% of the total site area.
2.2.9
Accessory uses customarily ancillary to any outright approval use listed in section 2.1 of this schedule,
other than accessory retail use in combination with outright approval wholesale uses listed in section 2.1 of
this schedule, are permitted if:
(a) the total floor area of all accessory uses, except any portion of a lounge use accessory to brewing
and distilling located outside the principal building, does not exceed 33.3% of the gross floor area
of the principal and accessory uses combined, unless the accessory use is permitted as an outright
approval use pursuant to section 2.1 of this schedule; and
(b) the floor area in accessory retail use, other than accessory retail use associated with an artist studio,
is separated from the floor area of all other uses, and the other uses are not accessible to the public.
2.2.10
Accessory uses customarily ancillary to any conditional approval use listed in section 2.1 of this schedule
must comply with the provisions of section 2.2.8 above.
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2.2.11
Accessory uses customarily ancillary to any use listed in section 2.1 of this schedule that do not comply
with section 2.2.8 above, may be permitted as a conditional approval use, except that accessory retail use
may only be permitted in combination with manufacturing uses.
2.2.12
Any other use that is not specifically listed and defined as a use in Section 2 of this by-law may be
permitted as a conditional approval use if the Director of Planning considers the use to be comparable in
nature to the uses listed in section 2.1 of this schedule, having regard to the intent of this schedule.
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3
DENSITY, FORM AND PLACEMENT REGULATIONS
This section contains density, form and placement regulations organized by use.
3.1
All Uses
All uses in this district are subject to the following regulations.
3.1.1
Density and Floor Area
3.1.1.1
The maximum floor space ratio is 3.00, subject to the following allocations:
(a) the maximum floor space ratio is 3.00 for:
(i)
manufacturing uses,
(ii)
transportation and storage uses,
(iii) utility and communication uses,
(iv) wholesale uses,
(v)
service uses limited to: animal clinic or shelter, catering establishment, laboratory, laundry or
cleaning plant, motor vehicle repair shop, photofinishing or photography laboratory, production or
rehearsal studio, repair shop - class A, sign painting shop, and work shop, and
(vi) cultural and recreational uses, limited to artist studio - class B; and
(b) the maximum floor space ratio is 1.00 for all other uses combined, except that:
(i)
the Director of Planning may permit additional floor area to a maximum additional floor space
ratio of 1.00 for all other uses combined if an equal amount of floor area is provided for uses
listed in section 3.1.1.1(a) above, and
(ii)
the floor area for a lounge use accessory to brewing or distilling must not exceed:
(A) 80 m2 for any portion of the lounge use located within the principal building, and
(B) 80 m2 for any portion of the lounge use located outside the principal building.
3.1.1.2
Despite section 3.1.1.1 above, the Director of Planning may increase the permitted floor area by 1 m2 per
amenity share or per affordable housing share provided to the City at no cost to the City, to a maximum
additional floor space ratio of 2.00, for:
(a) uses listed in section 3.1.1.1(a) or above; and
(b) digital entertainment and information communication technology,
if the Director of Planning considers the intent of this schedule and all applicable Council policies and
guidelines.
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3.1.1.3
Despite section 3.1.1.2 above, the maximum floor space ratio achievable as a result of the provision of
amenity shares or affordable housing shares must otherwise comply in all respects with this schedule and
this by-law.
3.1.2
Building Form and Placement
Regulations
I-1A
3.1.2.1
Maximum building height
33.5 m
3.1.2.2
Minimum building setbacks:
(a) from the property line adjacent to Quebec Street
1.50 m
(b) from the property line adjacent to 3rd Avenue
0.65 m
(c)
from the property line adjacent to 4th Avenue
0.65 m
(d) from the property line adjacent to 5th Avenue
0.65 m
(e) from the property line adjacent to the north-south lane,
running between 2nd Avenue and 5th Avenue
3.00 m
(f)
from any property line adjacent to an east-west lane
0.60 m
(g) for properties on the south side of 2nd Avenue
31.70 m measured from the property
line adjacent to the north side of the
dedicated street
Building Height and Floor-to-Floor Height
3.1.2.3
The floor-to-floor height of the first floor of a building must measure at least 5.35 m, except for buildings
existing as of May 2, 2017.
3.1.2.4
Despite the maximum building height in section 3.1.2.1 above, the height of a building must not exceed
18.3 m for:
(a) a depth of 6.1 m, measured from a property line adjacent to Quebec Street;
(b) a depth of 4.5 m, measured from a property line adjacent to 2nd Avenue, 3rd Avenue, 4th Avenue or
5th Avenue; and
(c)
a depth of 9.1 m measured from the
property line adjacent to the north-south
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lane running between 2nd Avenue and
5th Avenue.
3.1.2.5
Despite the maximum building height in
section 3.1.2.1 above, the floor area of any
storey located above 18.3 m in height must
not exceed 65% of the floor area of the
largest storey at or below 18.3 m.
3.1.2.6
The Director of Planning may vary the height
requirements as follows:
(a) a building existing as of May 2, 2017,
may have a maximum building height of
35.0 m; and
(b) any floor above 18.3 m may be
permitted to extend into the required
upper floor setback as follows:
(i)
on Quebec Street, the width of
the building may extend up to
3.0 m into the required 6.1 m upper
floor setback for up to 33.3% of
the width of a building fronting the
street, and
(ii)
on 2nd Avenue, 3rd Avenue, 4th
Avenue and 5th Avenue, the
4.5 m upper floor setback may be
reduced for up to 33.3% of the
width of a building fronting the
street,
except that:
(iii) the floor area of any storey located
above 18.3 m in height must not
exceed 80% of the floor area of the
largest permitted storey located at
or below 18.3 m, and
(iv) the building must not encroach into
the ground floor setbacks required
in section 3.1.2.2 above.
Building Setbacks
Street
6.1 m
18.3 m
1.5 m
Property line
Maximum building height
Diagram: Building height limit along Quebec
street
Street
4.5 m
18.3 m
0.65 m
Property line
Maximum building height
Diagram: Building height limit along 3rd Avenue,
4th Avenue and 5th Avenues
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3.1.2.7
Despite the minimum building setbacks
in section 3.1.2.2 above, no setbacks are
required for buildings existing as of May 2,
2017.
Street
9.1 m
18.3 m
3.0 m
Property line
Maximum building height
Diagram: Building height limit at north-south lane
between 2nd Avenue and 5th Avenue
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4
GENERAL REGULATIONS
All uses in this district are subject to the following regulations.
4.1
Amenity Shares and Affordable Housing Shares
4.1.1
For the purposes of this schedule, amenity has the meaning set out in Schedule F: Affordable Housing
Share and Amenity Share Cost Schedule of this by-law.
4.1.2
For the purposes of this schedule, the cost of an amenity share or affordable housing share is the amount
specified per m2 in Schedule F: Affordable Housing and Amenity Share Cost Schedule of this by-law
for the I-1A zoning district.
4.2
Computation of Floor Area
4.2.1
Computation of floor area must include all floors of all buildings including accessory buildings, both above
and below ground level, measured to the extreme outer limits of the building.
4.2.2
Computation of floor area must exclude:
(a) balconies and decks, and any other appurtenances that the Director of Planning considers similar to
the foregoing, provided that the total area of these exclusions does not exceed 12% of the permitted
floor area;
(b) patios and roof decks, if the Director of Planning considers the impact on privacy and overlook;
(c)
where floors are used for off-street parking and loading, the taking on or discharging of passengers,
bicycle storage, heating and mechanical equipment, or uses that the Director of Planning considers
similar to the foregoing, those floors or portions thereof, which are located:
(i)
at or below base surface, provided that the maximum exclusion for a parking space does not
exceed 7.3 m in length, or
(ii)
above base surface and where developed as off-street parking are contained in an accessory
building located in the rear yard, provided that the maximum exclusion for a parking space does
not exceed 7.3 m in length; and
(d) storage area associated with an artist studio - class B where the area is provided below the base
surface, to a maximum exclusion of 20 m² for each artist studio - class B.
4.2.3
The Director of Planning may vary the computation of floor area exclusions in section 4.2.2 above for
accessory amenity areas, including child day care facilities and recreation facilities, to a maximum of 10%
of the total permitted floor area.
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I-1B
District Schedule
1
INTENT AND OVERVIEW
1.1
Intent
The primary intent of this schedule is to permit light industrial uses, including those with a significant
amount of research and development activity, that are generally compatible with one another and with
adjoining residential or commercial districts. Complementary commercial uses, including office and retail,
with a particular focus on digital entertainment and information communication technology use, are also
permitted, subject to the limitations in this schedule.
1.2
Overview
The table below provides an overview of outright and conditional approval uses in the I-1B district,
categorized by the minimum site area required, where applicable. Applicable density, form and placement
regulations in section 3 of this schedule are cross-referenced in the third column.
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
--
All uses in section 2.1 of this schedule
3.1
2
USE REGULATIONS
2.1
Outright and Conditional Approval Uses
All outright and conditional approval uses are subject to all other provisions of this by-law, including
Section 2, Section 10 and Section 11, and compliance with the regulations of this schedule including
section 2.2.
The uses identified in the table below as outright approval uses are permitted in this district and will be
issued a permit.
The uses identified in the table below as conditional approval uses may be approved in this district by the
Director of Planning or Development Permit Board, with or without conditions, if the Director of Planning or
Development Permit Board considers:
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(a) the intent of this schedule and all applicable Council policies and guidelines; and
(b) the submission of any advisory group, property owner or tenant.
Uses are listed under their general land use category. Applicable use-specific regulations in section 2.2
of this schedule are cross-referenced in the third column. Cross-references to applicable use-specific
regulations are provided for information purposes only and do not form part of this by-law.
Use
Approval
Use-Specific
Regulations
Agricultural Uses
Urban Farm - Class B
Conditional
2.2.1
Cultural and Recreational Uses
Artist Studio - Class A
Outright
2.2.2
Artist Studio - Class B
Conditional
2.2.1
Arts and Culture Event
Outright
2.2.2
Club
Outright
2.2.2
Theatre
Conditional
2.2.1
Dwelling Uses
Dwelling Unit
Conditional
2.2.1, 2.2.3
Residential Unit associated with and forming an integral part of an
Artist Studio, limited to Artist Studio - Class B
Conditional
2.2.1, 2.2.4
Institutional Uses
Ambulance Station
Conditional
2.2.1
Child Day Care Facility
Conditional
2.2.1
Church
Outright
2.2.2
Public Authority Use
Conditional
2.2.1
Social Service Centre
Conditional
2.2.1
Manufacturing Uses
Bakery Products Manufacturing
Outright
2.2.2
Batteries Manufacturing
Outright
2.2.2
Brewing or Distilling
Conditional
2.2.1
Chemicals or Chemical Products Manufacturing - Class A
Conditional
2.2.1
Chemicals or Chemical Products Manufacturing - Class B
Outright
2.2.2
Clothing Manufacturing
Outright
2.2.2
Creative Products Manufacturing
Conditional
2.2.1, 2.2.5
Dairy Products Manufacturing
Outright
2.2.2
Electrical Products or Appliances Manufacturing
Outright
2.2.2
Food or Beverage Products Manufacturing - Class A
Conditional
2.2.1
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Use
Approval
Use-Specific
Regulations
Food or Beverage Products Manufacturing - Class B
Outright
2.2.2
Furniture or Fixtures Manufacturing
Outright
2.2.2
Ice Manufacturing
Outright
2.2.2
Information Communication Technology Manufacturing
Outright
2.2.2
Jewellery Manufacturing
Outright
2.2.2
Leather Products Manufacturing
Outright
2.2.2
Linoleum or Coated Fabrics Manufacturing
Conditional
2.2.1
Machinery or Equipment Manufacturing
Conditional
2.2.1
Metal Products Manufacturing - Class B
Conditional
2.2.1
Miscellaneous Products Manufacturing - Class A
Conditional
2.2.1
Miscellaneous Products Manufacturing - Class B
Outright
2.2.2
Motor Vehicle Parts Manufacturing
Conditional
2.2.1
Non-Metallic Mineral Products Manufacturing - Class A
Conditional
2.2.1
Non-Metallic Mineral Products Manufacturing - Class B
Outright
2.2.2
Paper Products Manufacturing
Outright
2.2.2
Plastic Products Manufacturing
Outright
2.2.2
Printing or Publishing
Outright
2.2.2
Rubber Manufacturing
Conditional
2.2.1
Rubber Products Manufacturing
Outright
2.2.2
Shoes or Boots Manufacturing
Outright
2.2.2
Textiles or Knit Goods Manufacturing
Conditional
2.2.1
Tobacco Products Manufacturing
Outright
2.2.2
Transportation Equipment Manufacturing
Conditional
2.2.1
Vegetable Oil Manufacturing
Conditional
2.2.1
Wood Products Manufacturing - Class B
Outright
2.2.2
Office Uses
General Office
Conditional
2.2.1
Health Care Office
Conditional
2.2.1
Health Enhancement Centre
Conditional
2.2.1
Parking Uses
Parking Uses
Conditional
2.2.1
Retail Uses
Farmers' Market
Conditional
2.2.1, 2.2.6
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Use
Approval
Use-Specific
Regulations
Gasoline Station - Full Serve
Outright
2.2.2
Public Bike Share
Conditional
2.2.1
Shared E-Scooter System
Conditional
2.2.1
Vehicle Dealer
Conditional
2.2.1
Service Uses
Animal Clinic or Shelter
Outright
2.2.2
Animal Services
Outright
2.2.2
Auction Hall
Conditional
2.2.1
Barber Shop or Beauty Salon
Conditional
2.2.1
Catering Establishment
Outright
2.2.2
Laboratory
Outright
2.2.2
Laundromat or Dry Cleaning Establishment
Conditional
2.2.1
Laundry or Cleaning Plant
Outright
2.2.2
Motor Vehicle Repair Shop
Outright
2.2.2
Motor Vehicle Wash
Outright
2.2.2
Neighbourhood Public House
Conditional
2.2.1
Photofinishing or Photography Laboratory
Outright
2.2.2
Photofinishing or Photography Studio
Conditional
2.2.1
Print Shop
Conditional
2.2.1
Production or Rehearsal Studio
Outright
2.2.2
Repair Shop - Class A
Outright
2.2.2
Repair Shop - Class B
Conditional
2.2.1
Restaurant - Class 1
Conditional
2.2.1
Restaurant - Class 2
Conditional
2.2.1
School - Arts or Self-Improvement
Conditional
2.2.1
School - Business
Conditional
2.2.1
School - Vocational or Trade
Outright
2.2.2
Sign Painting Shop
Outright
2.2.2
Work Shop
Outright
2.2.2
Transportation and Storage Uses
Aircraft Landing Place
Conditional
2.2.1
Cold Storage Plant
Outright
2.2.2
Packaging Plant
Outright
2.2.2
Storage Warehouse
Outright
2.2.2
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Use
Approval
Use-Specific
Regulations
Storage Yard
Conditional
2.2.1
Taxicab or Limousine Station
Conditional
2.2.1
Truck Terminal or Courier Depot
Conditional
2.2.1
Weighing or Inspection Station
Conditional
2.2.1
Works Yard
Conditional
2.2.1
Utility and Communication Uses
Public Utility
Conditional
2.2.1
Radiocommunication Station
Outright
2.2.2
Recycling Depot
Conditional
2.2.1
Wholesale Uses
Cardlock Fuel Station
Conditional
2.2.1
Lumber and Building Materials Establishment
Outright
2.2.2
Wholesaling - Class A
Outright
2.2.2
Wholesaling - Class B
Outright
2.2.2
Wholesaling - Class B, not permitted as an outright approval use
Conditional
2.2.1
uncategorized
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1
Outright
2.2.2, 2.2.8
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1 and not permitted as an outright approval use
Conditional
2.2.1
Accessory Uses, customarily ancillary to any outright approval
use listed in this section 2.1, other than accessory retail use in
combination with outright approval wholesale uses listed in this
section 2.1
Outright
2.2.2, 2.2.9
Accessory Uses, customarily ancillary to any conditional approval
use listed in this section 2.1
Conditional
2.2.1, 2.2.10
Accessory Uses, customarily ancillary to any use listed in this
section 2.1 and not permitted as an outright approval use or
otherwise permitted as a conditional approval use
Conditional
2.2.1, 2.2.11
Any other use that is not specifically listed and defined as a use in
Section 2 of this by-law
Conditional
2.2.1, 2.2.12
Any other use that is not specifically listed in this section 2.1 but that
was a legally conforming use existing as of October 25, 1988
Conditional
2.2.1
Any outright approval use listed in this section 2.1 that does not
comply with section 2.2.2 of this schedule
Conditional
2.2.1
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2.2
Use-Specific Regulations
2.2.1
Conditional approval uses listed in section 2.1 of this schedule:
(a) except for cardlock fuel station, public bike share, shared e-scooter system, vehicle dealer,
transportation and storage uses, and outdoor eating area in combination with a neighbourhood
public house or restaurant, must be carried on wholly within a completely enclosed building unless
appropriate measures are taken, to the satisfaction of the Director of Planning, to eliminate any
dangerous, injurious, noxious or otherwise objectionable impact that could adversely affect the
surrounding area and adjoining non-industrial districts and, in the case of outdoor eating area, subject
to any conditions that the Director of Planning considers necessary, having regard to the area and
location of the eating area with respect to adjoining sites, the hours of operation and the intent of this
schedule;
(b) must not involve the bulk storage, pending ultimate distribution off-site, of: compressed gas,
petroleum, coal tar products or derivatives, except for a cardlock fuel station; explosives, fireworks,
ammunition, matches, or flares; radioactive material; or rags or cotton waste;
(c)
may involve the storage of the following only if they are wholly within a completely enclosed building:
fish, fish oil or meal, animal oil or fat, or vegetable oil; fungicides, herbicides or pesticides; grain, hops
or sugar; paint, varnish, oil shellac or turpentine; scrap; or toxic or corrosive chemicals or acids; and
(d) may involve the storage of goods or materials only if they are wholly within a completely enclosed
building unless the yard or portion of the yard containing the goods or materials is enclosed by a
suitable fence or wall restricting public access.
2.2.2
Outright approval uses listed in section 2.1 of this schedule:
(a) except for animal clinic or shelter, animal services, arts and culture event, gasoline station - full serve,
lumber and building materials establishment, and outdoor eating area in combination with a club,
must be carried on wholly within a completely enclosed building, except for heating and mechanical
equipment, off-street parking and loading, or other facilities or equipment that the Director of Planning
considers similar to the foregoing and, in the case of outdoor eating area, subject to any conditions
that the Director of Planning considers necessary, having regard to the area and location of the eating
area with respect to adjoining sites, the hours of operation and the intent of this schedule; and
(b) must not involve the bulk storage, pending ultimate distribution off-site, of: compressed gas,
petroleum, coal tar products or derivatives, except for gasoline station - full serve; explosives,
fireworks, ammunition, matches, or flares; radioactive material; or rags or cotton waste.
2.2.3
Dwelling unit may be permitted in combination with any use listed in section 2.1 of this schedule if:
(a) it is for a caretaker or other person similarly employed; and
(b) such dwelling unit is considered to be essential to the operation of the business or establishment.
2.2.4
Residential unit associated with and forming an integral part of an artist studio, limited to artist studio -
class B, may be permitted if:
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(a) the change of use applies to floor area existing as of May 2, 2017; and
(b) additions are limited to a maximum of 10% of the existing floor area.
2.2.5
Creative products manufacturing is not permitted on the first storey, or on any storey with its floor level
within 2 m above finished grade.
2.2.6
Farmers' market may be permitted if the Director of Planning considers the appropriateness of the use
with respect to compatibility with nearby sites, parking, traffic, noise, hours of operation, size of facility and
pedestrian amenity.
2.2.7
Wholesaling class - B is permitted as an outright approval use if the floor area does not exceed 1,000 m2.
2.2.8
Accessory buildings customarily ancillary to any use listed in section 2.1 of this schedule are permitted as
an outright approval use if:
(a) no accessory building exceeds 3.7 m in height, measured to:
(i)
the highest point of a flat roof,
(ii)
the deck line of a mansard roof, or
(iii) the mean height between the eaves and the ridge of a gable, hip or gambrel roof,
provided that no portion of an accessory building exceeds 4.6 m in building height;
(b) all accessory buildings are located:
(i)
in the rear yard, and
(ii)
at least 3.1 m from the ultimate centre line of any rear or flanking lane; and
(c)
the total floor area of an accessory building, measured to the extreme outer limits of the building,
does not exceed 10% of the total site area.
2.2.9
Accessory uses customarily ancillary to any outright approval use listed in section 2.1 of this schedule,
other than accessory retail use in combination with outright approval wholesale uses listed in section 2.1 of
this schedule, are permitted if:
(a) the total floor area of all accessory uses, except any portion of a lounge use accessory to brewing
and distilling located outside the principal building, does not exceed 33.3% of the gross floor area
of the principal and accessory uses combined, unless the accessory use is permitted as an outright
approval use pursuant to section 2.1 of this schedule; and
(b) the floor area in accessory retail use, other than accessory retail use associated with an artist studio,
is separated from the floor area of all other uses, and the other uses are not accessible to the public.
2.2.10
Accessory uses customarily ancillary to any conditional approval use listed in section 2.1 of this schedule
must comply with the provisions in section 2.2.8 above.
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I-1B
2.2.11
Accessory uses customarily ancillary to any use listed in section 2.1 of this schedule that do not comply
with section 2.2.8 above, may be permitted as a conditional approval use, except that accessory retail use
may only be permitted in combination with manufacturing uses.
2.2.12
Any other use that is not specifically listed in and defined as a use in Section 2 of this by-law may be
permitted as a conditional approval use if the Director of Planning considers the use to be comparable in
nature to the uses listed in section 2.1 of this schedule, having regard to the intent of this schedule.
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3
DENSITY, FORM AND PLACEMENT REGULATIONS
This section contains density, form and placement regulations organized by use.
3.1
All Uses
All uses in this district are subject to the following regulations.
3.1.1
Density and Floor Area
3.1.1.1
The maximum floor space ratio is 3.00, subject to the following allocations:
(a) the maximum floor space ratio is 3.00 for:
(i)
manufacturing uses,
(ii)
transportation and storage uses,
(iii) utility and communication uses,
(iv) wholesale uses,
(v)
service uses limited to: animal clinic or shelter, catering establishment, laboratory, laundry or
cleaning plant, motor vehicle repair shop, photofinishing or photography laboratory, production or
rehearsal studio, repair shop - class A, sign painting shop, and work shop, and
(vi) cultural and recreational uses, limited to artist studio - class B; and
(b) the maximum floor space ratio is 1.00 for all other uses combined, except that:
(i)
the Director of Planning may permit additional floor area to a maximum additional floor space
ratio of 1.00 for all other uses combined if an equal amount of floor area is provided for uses
listed in section 3.1.1.1(a) above, and
(ii)
the floor area for a lounge use accessory to brewing or distilling must not exceed:
(A) 80 m2 for any portion of the lounge use located within the principal building, and
(B) 80 m2 for any portion of the lounge use located outside the principal building.
3.1.1.2
Despite section 3.1.1.1 above, the Director of Planning may increase the permitted floor area by 1 m2 per
amenity share or per affordable housing share (level 1) provided to the City at no cost to the City, to a
maximum additional floor space ratio of 2.00, for:
(a) uses listed in section 3.1.1.1(a) above; and
(b) digital entertainment and information communication technology,
if the Director of Planning considers the intent of this schedule and all applicable Council policies and
guidelines.
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3.1.1.3
Despite sections 3.1.1.1 and 3.1.1.2 above, the Director of Planning may increase the permitted floor area
by 1 m2 per amenity share or per affordable housing share (level 2) provided to the City at no cost to the
City, to a maximum additional floor space ratio of 1.00, for:
(a) uses listed in section 3.1.1.1(a) above; and
(b) digital entertainment and information communication technology,
if the Director of Planning considers the intent of this schedule and all applicable Council policies and
guidelines.
3.1.1.4
Despite sections 3.1.1.2 and 3.1.1.3 above, the maximum floor space ratio achievable as a result of the
provision of amenity shares or affordable housing shares must otherwise comply in all respects with this
schedule and this by-law.
3.1.2
Building Form and Placement
Regulations
I-1B
3.1.2.1
Minimum building height
38.0 m
3.1.2.2
Minimum building setbacks:
(a) from the property line adjacent to Quebec Street
1.50 m
(b) from the property line adjacent to 5th Avenue
0.65 m
(c)
from the property line adjacent to 6th Avenue
0.65 m
(d) from the property line adjacent to the north-south lane,
running between 5th Avenue and 6th Avenue
3.00 m
(e) from any property line adjacent to an east-west lane
0.60 m
Building Height and Floor-to-Floor Height
3.1.2.3
The floor-to-floor height of the first floor of a building must measure at least 5.35 m, except for buildings
existing as of May 2, 2017.
3.1.2.4
Despite the maximum building height in
section 3.1.2.1 above, the height of a building
must not exceed 18.3 m for:
(a) a depth of 6.1 m, measured from a
property line adjacent to Quebec Street;
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I-1B
(b) a depth of 4.5 m, measured from a
property line adjacent to 5th Avenue or
6th Avenue; and
(c)
a depth of 9.1 m, measured from the
property line adjacent to the north-south
lane running between 5th Avenue and
6th Avenue.
3.1.2.5
Despite the maximum building height in
section 3.1.2.1 above, the floor area of any
storey located above 18.3 m in height must
not exceed 65% of the floor area of the
largest storey at or below 18.3 m.
3.1.2.6
The Director of Planning may vary the height
requirements to permit any floor above
18.3 m to extend into the required upper floor
setback as follows:
(a) on Quebec Street, the width of the
building may extend up to 3.0 m into the
required 6.1 m upper floor setback for
up to 33.3% of the width of a building
fronting the street; and
(b) on 5th Avenue and 6th Avenue, the
4.5 m upper floor setback may be
reduced for up to 33.3% of the width of
a building fronting the street,
except that:
(c)
the floor area of any storey located
above 18.3 m in height must not exceed
80% of the floor area of the largest
permitted storey located at or below
18.3 m; and
(d) the building must not encroach into the
ground floor setbacks required in section
3.1.2.2 above.
Building Setbacks
3.1.2.7
Despite the minimum building setbacks
in section 3.1.2.2 above, no setbacks are
Street
6.1 m
18.3 m
1.5 m
Property line
Maximum building height
Diagram: Building height limit along Quebec
Street
Street
4.5 m
18.3 m
0.65 m
Property line
Maximum building height
Diagram: Building height limit along 5th Avenue
and 6th Avenue
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required for buildings existing as of May 2,
2017.
Street
9.1 m
18.3 m
3.0 m
Property line
Maximum building height
Diagram: Building height limit at north-south
Lane between 5th Avenue and 6th Avenue
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4
GENERAL REGULATIONS
All uses in this district are subject to the following regulations.
4.1
Amenity Shares and Affordable Housing Shares
4.1.1
For the purposes of this schedule, amenity has the same meaning set out in Schedule F: Affordable
Housing Share and Amenity Share Cost Schedule of this by-law.
4.1.2
For the purposes of this schedule, the cost of an amenity share or affordable housing share (level 1) is
the amount specified per m2 for an amenity share or affordable housing share (level 1) in Schedule F:
Affordable Housing and Amenity Share Cost Schedule of this by-law for the I-1B zoning district.
4.1.3
For the purposes of this schedule, the cost of an amenity share or affordable housing share (level 2) is
the amount specified per m2 for an amenity share or affordale housing share (level 2) in Schedule F:
Affordable Housing and Amenity Share Cost Schedule of this by-law for the I-1B zoning district.
4.2
Computation of Floor Area
4.2.1
Computation of floor area must include all floors of all buildings including accessory buildings, both above
and below ground level, measured to the extreme outer limits of the building.
4.2.2
Computation of floor area must exclude:
(a) balconies and decks, and any other appurtenances that the Director of Planning considers similar to
the foregoing, provided that the total area of these exclusions does not exceed 12% of the permitted
floor area;
(b) patios and roof decks, if the Director of Planning considers the impact on privacy and overlook;
(c)
where floors are used for off-street parking and loading, the taking on or discharging of passengers,
bicycle storage, heating and mechanical equipment, or uses that the Director of Planning considers
similar to the foregoing, those floors or portions thereof, which are located:
(i)
at or below base surface, provided that the maximum exclusion for a parking space does not
exceed 7.3 m in length, or
(ii)
above base surface and where developed as off-street parking are contained in an accessory
building located in the rear yard, provided that the maximum exclusion for a parking space does
not exceed 7.3 m in length; and
(d) storage area associated with an artist studio - class B where the area is provided below the base
surface, to a maximum exclusion of 20 m² for each artist studio - class B.
4.2.3
The Director of Planning may vary the computation of floor area exclusions in section 4.2.2 above for
accessory amenity areas, including child day care facilities and recreation facilities, to a maximum of 10%
of the total permitted floor area.
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I-1C
District Schedule
1
INTENT AND OVERVIEW
1.1
Intent
The primary intent of this schedule is to encourage employment-intensive light industrial uses on lower
levels with compatible office and service uses above. Limited retail uses at grade are permitted to activate
the street frontage, subject to the limitations in this schedule. The uses, building height, density, and form
in this schedule provide a transition between adjoining residential, commercial and light industrial districts.
Applications must demonstrate that industrial uses comprise a minimum of 33.3% of the net floor area,
including all other uses combined.
Without limitation, applicable Council policies and guidelines for consideration include the Mount Pleasant
Employment-Intensive Light Industrial Rezoning Policy and Guidelines (I-1C).
1.2
Overview
The table below provides an overview of outright and conditional approval uses in the I-1C district,
categorized by the minimum site area required, where applicable. Applicable density, form and placement
regulations in section 3 of this schedule are cross-referenced in the third column.
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
--
All uses in section 2.1 of this schedule
3.1
2
USE REGULATIONS
2.1
Outright and Conditional Approval Uses
All outright and conditional approval uses are subject to all other provisions of this by-law, including
Section 2, Section 10 and Section 11, and compliance with the regulations of this schedule including
section 2.2.
The uses identified in the table below as outright approval uses are permitted in this district and will be
issued a permit.
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The uses identified in the table below as conditional approval uses may be approved in this district, by the
Director of Planning or Development Permit Board, with or without conditions, if the Director of Planning or
Development Permit Board considers:
(a) the intent of this schedule and all applicable Council policies and guidelines; and
(b) the submission of any advisory group, property owner or tenant.
Uses are listed under their general land use category. Applicable use-specific regulations in section 2.2
of this schedule are cross-referenced in the third column. Cross-references to applicable use-specific
regulations are provided for information purposes only and do not form part of this by-law.
Use
Approval
Use-Specific
Regulations
Agricultural Uses
Urban Farm - Class B
Conditional
2.2.1
Cultural and Recreational Uses
Artist Studio - Class A
Outright
2.2.2
Artist Studio - Class B
Conditional
2.2.1
Arts and Culture Event
Outright
2.2.2
Club
Outright
2.2.2
Fitness Centre
Conditional
2.2.1
Park or Playground
Conditional
2.2.1
Theatre
Conditional
2.2.1
Dwelling Uses
Dwelling Unit
Conditional
2.2.1, 2.2.3
Institutional Uses
Ambulance Station
Conditional
2.2.1
Child Day Care Facility
Conditional
2.2.1
Church
Outright
2.2.2
Public Authority Use
Conditional
2.2.1
Social Service Centre
Conditional
2.2.1
Manufacturing Uses
Bakery Products Manufacturing
Outright
2.2.2
Batteries Manufacturing
Outright
2.2.2
Brewing or Distilling
Conditional
2.2.1
Chemicals or Chemical Products Manufacturing - Class A
Conditional
2.2.1
Chemicals or Chemical Products Manufacturing - Class B
Outright
2.2.2
Clothing Manufacturing
Outright
2.2.2
Creative Products Manufacturing
Conditional
2.2.1, 2.2.4
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Use
Approval
Use-Specific
Regulations
Dairy Products Manufacturing
Outright
2.2.2
Electrical Products or Appliances Manufacturing
Outright
2.2.2
Food or Beverage Products Manufacturing - Class A
Conditional
2.2.1
Food or Beverage Products Manufacturing - Class B
Outright
2.2.2
Furniture or Fixtures Manufacturing
Outright
2.2.2
Ice Manufacturing
Outright
2.2.2
Information Communication Technology Manufacturing
Outright
2.2.2
Jewellery Manufacturing
Outright
2.2.2
Leather Products Manufacturing
Outright
2.2.2
Linoleum or Coated Fabrics Manufacturing
Conditional
2.2.1
Machinery or Equipment Manufacturing
Conditional
2.2.1
Metal Products Manufacturing - Class B
Conditional
2.2.1
Miscellaneous Products Manufacturing - Class A
Conditional
2.2.1
Miscellaneous Products Manufacturing - Class B
Outright
2.2.2
Motor Vehicle Parts Manufacturing
Conditional
2.2.1
Non-Metallic Mineral Products Manufacturing - Class A
Conditional
2.2.1
Non-Metallic Mineral Products Manufacturing - Class B
Outright
2.2.2
Paper Products Manufacturing
Outright
2.2.2
Plastic Products Manufacturing
Outright
2.2.2
Printing or Publishing
Outright
2.2.2
Rubber Manufacturing
Conditional
2.2.1
Rubber Products Manufacturing
Outright
2.2.2
Shoes or Boots Manufacturing
Outright
2.2.2
Textiles or Knit Goods Manufacturing
Conditional
2.2.1
Tobacco Products Manufacturing
Outright
2.2.2
Transportation Equipment Manufacturing
Conditional
2.2.1
Vegetable Oil Manufacturing
Conditional
2.2.1
Wood Products Manufacturing - Class B
Outright
2.2.2
Office Uses
Financial Institution
Conditional
2.2.1
General Office
Conditional
2.2.1
Health Care Office
Conditional
2.2.1
Health Enhancement Centre
Conditional
2.2.1
Parking Uses
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Use
Approval
Use-Specific
Regulations
Parking Uses
Conditional
2.2.1
Retail Uses
Farmers' Market
Conditional
2.2.1, 2.2.5
Furniture or Appliance Store
Conditional
2.2.1
Grocery or Drug Store
Conditional
2.2.1
Public Bike Share
Conditional
2.2.1
Retail Store
Conditional
2.2.1
Secondhand Store
Conditional
2.2.1
Shared E-Scooter System
Conditional
2.2.1
Vehicle Dealer
Conditional
2.2.1
Service Uses
Animal Clinic or Shelter
Outright
2.2.2
Animal Services
Outright
2.2.2
Auction Hall
Conditional
2.2.1
Barber Shop or Beauty Salon
Conditional
2.2.1
Beauty and Wellness Centre
Conditional
2.2.1
Catering Establishment
Outright
2.2.2
Laboratory
Outright
2.2.2
Laundromat or Dry Cleaning Establishment
Conditional
2.2.1
Laundry or Cleaning Plant
Outright
2.2.2
Motor Vehicle Repair Shop
Outright
2.2.2
Motor Vehicle Wash
Outright
2.2.2
Neighbourhood Public House
Conditional
2.2.1
Photofinishing or Photography Laboratory
Outright
2.2.2
Photofinishing or Photography Studio
Conditional
2.2.1
Print Shop
Conditional
2.2.1
Production or Rehearsal Studio
Outright
2.2.2
Repair Shop - Class A
Outright
2.2.2
Repair Shop - Class B
Outright
2.2.2
Restaurant - Class 1
Conditional
2.2.1
Restaurant - Class 2
Conditional
2.2.1
School - Arts or Self-Improvement
Conditional
2.2.1
School - Business
Conditional
2.2.1
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Use
Approval
Use-Specific
Regulations
School - Vocational or Trade
Outright
2.2.2
Sign Painting Shop
Outright
2.2.2
Work Shop
Outright
2.2.2
Transportation and Storage Uses
Aircraft Landing Place
Conditional
2.2.1
Bulk Data Storage
Conditional
2.2.1
Cold Storage Plant
Outright
2.2.2
Packaging Plant
Outright
2.2.2
Storage Warehouse
Outright
2.2.2
Taxicab or Limousine Station
Conditional
2.2.1
Truck Terminal or Courier Depot
Conditional
2.2.1
Utility and Communication Uses
Public Utility
Conditional
2.2.1
Radiocommunication Station
Outright
2.2.2
Recycling Depot
Conditional
2.2.1
Wholesale Uses
Lumber and Building Materials Establishment
Outright
2.2.2
Wholesaling - Class A
Outright
2.2.2
Wholesaling - Class B
Outright
2.2.2, 2.2.6
Wholesaling - Class B, not permitted as an outright approval use
Conditional
2.2.1
uncategorized
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1
Outright
2.2.2, 2.2.7
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1 and not permitted as an outright approval use
Conditional
2.2.1
Accessory Uses, customarily ancillary to any outright approval
use listed in this section 2.1, other than accessory retail use in
combination with outright approval wholesale uses listed in this
section 2.1
Outright
2.2.2, 2.2.8
Accessory Uses, customarily ancillary to any conditional approval
use listed in this section 2.1
Conditional
2.2.1, 2.2.9
Accessory Uses, customarily ancillary to any use listed in this
section 2.1 and not permitted as an outright approval use or
otherwise permitted as a conditional approval use
Conditional
2.2.1, 2.2.10
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Use
Approval
Use-Specific
Regulations
Any other use that is not specifically listed and defined as a use in
Section 2 of this by-law
Conditional
2.2.1, 2.2.11
Any outright approval use listed in this section 2.1 that does not
comply with section 2.2.2 of this schedule
Conditional
2.2.1
2.2
Use-Specific Regulations
2.2.1
Conditional approval uses listed in section 2.1 of this schedule:
(a) except for park or playground, aircraft landing place, outdoor eating area in combination with a
grocery or drug store, neighbourhood public house, public bike share, restaurant, retail store, and
shared e-scooter system, must be carried on wholly within a completely enclosed building unless
appropriate measures are taken, to the satisfaction of the Director of Planning, to eliminate any
dangerous, injurious, noxious or otherwise objectionable impact that could adversely affect the
surrounding area and adjoining non-industrial districts and, in the case of outdoor eating area, subject
to any conditions that the Director of Planning considers necessary, having regard to the area and
location of the eating area with respect to adjoining sites, the hours of operation and the intent of this
schedule;
(b) must not involve the bulk storage, pending ultimate distribution off-site, of: compressed gas,
petroleum, coal tar products or derivatives; explosives, fireworks, ammunition, matches or flares;
radioactive material; or rags or cotton waste;
(c)
may involve the storage of the following only if they are wholly within a completely enclosed building:
fish, fish oil or meal, animal oil or fat, or vegetable oil; fungicides, herbicides or pesticides; grain, hops
or sugar; paint, varnish, oil shellac or turpentine; scrap; or toxic or corrosive chemicals or acids; and
(d) may involve the storage of goods or materials only if they are wholly within a completely enclosed
building, unless the yard or portion of the yard containing the goods or materials is enclosed by a
suitable fence or wall restricting public access.
2.2.2
Outright approval uses listed in section 2.1 of this schedule:
(a) except for animal clinic or shelter, animal services, arts and culture event, outdoor eating area in
combination with a club, must be carried on wholly within a completely enclosed building, except for
heating and mechanical equipment, off-street parking and loading, or other facilities or equipment that
the Director of Planning considers similar to the foregoing and, in the case of outdoor eating area,
subject to any conditions that the Director of Planning considers necessary, having regard to the area
and location of the eating area with respect to adjoining sites, the hours of operation and the intent of
this schedule; and
(b) must not involve the bulk storage, pending ultimate distribution off-site, of: compressed gas,
petroleum, coal tar products or derivatives; explosives, fireworks, ammunition, matches or flares;
radioactive material; or rags or cotton waste.
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2.2.3
Dwelling unit may be permitted in combination with any use listed in section 2.1 of this schedule if:
(a) it is for a caretaker or other person similarly employed; and
(b) such dwelling unit is considered to be essential to the operation of the business or establishment.
2.2.4
Creative products manufacturing is not permitted on the first storey, or on any storey with its floor level
within 2 m above finished grade.
2.2.5
Farmers' market may be permitted if the Director of Planning considers the appropriateness of the use
with respect to compatibility with nearby sites, parking, traffic, noise, hours of operation, size of facility and
pedestrian amenity.
2.2.6
Wholesaling class - B is permitted as an outright approval use if the floor area does not exceed 1,000 m2.
2.2.7
Accessory buildings customarily ancillary to any use listed in section 2.1 of this schedule are permitted as
an outright approval use if:
(a) no accessory building exceeds 3.7 m in height, measured to:
(i)
the highest point of a flat roof,
(ii)
the deck line of a mansard roof, or
(iii) the mean height between the eaves and the ridge of a gable, hip or gambrel roof,
provided that no portion of an accessory building exceeds 4.6 m in building height;
(b) all accessory buildings are located:
(i)
in the rear yard, and
(ii)
at least 3.1 m from the ultimate centre line of any rear or flanking lane; and
(c)
the total floor area of an accessory building, measured to the extreme outer limits of the building,
does not exceed 10% of the total site area.
2.2.8
Accessory uses customarily ancillary to any outright approval use listed in section 2.1 of this schedule,
other than accessory retail use in combination with outright approval wholesale uses listed in section 2.1 of
this schedule, are permitted if:
(a) the total floor area of all accessory uses, except any portion of a lounge use accessory to brewing
and distilling located outside the principal building, does not exceed 33.3% of the gross floor area
of the principal and accessory uses combined, unless the accessory use is permitted as an outright
approval use pursuant to section 2.1 of this schedule; and
(b) the floor area in accessory retail use, other than accessory retail use associated with an artist studio,
is separated from the floor area of all other uses, and the other uses are not accessible to the public.
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2.2.9
Accessory uses customarily ancillary to any conditional approval use listed in section 2.1 of this schedule
must comply with the provisions in section 2.2.8 above.
2.2.10
Accessory uses customarily ancillary to any use listed in section 2.1 of this schedule that do not comply
with section 2.2.8 above, may be permitted as a conditional approval use, except that accessory retail use
may only be permitted in combination with manufacturing uses.
2.2.11
Any other use that is not specifically listed and defined as a use in Section 2 of this by-law may be
permitted as a conditional approval use if the Director of Planning considers the use to be comparable in
nature to the uses listed in section 2.1 of this schedule, having regard to the intent of this schedule.
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3
DENSITY, FORM AND PLACEMENT REGULATIONS
This section contains density, form and placement regulations organized by use.
3.1
All Uses
All uses in this district are subject to the following regulations.
3.1.1
Density and Floor Area
3.1.1.1
The maximum floor space ratio is 6.00, subject to the following allocations:
(a) the maximum floor space ratio is 6.00 for:
(i)
manufacturing uses,
(ii)
transportation and storage uses,
(iii) utility and communication uses,
(iv) wholesale uses,
(v)
service uses limited to: animal clinic or shelter, catering establishment, laboratory, laundry or
cleaning plant, motor vehicle repair shop, photofinishing or photography laboratory, production or
rehearsal studio, repair shop - class A, repair shop - class B, sign painting shop, and work shop,
and
(vi) cultural and recreational uses limited to artist studio - class B;
(b) the total floor area of all uses listed in section 3.1.1.1(a) above must not be less than 33.3% of the net
floor area; and
(c)
the maximum floor space ratio is 4.00 for all other uses combined, except that the floor area for a
lounge use accessory to brewing or distilling must not exceed:
(i)
80 m2 for any portion of the lounge use located within the principal building, and
(ii)
80 m2 for any portion of the lounge use located outside the principal building.
3.1.2
Building Form and Placement
Regulations
I-1C
3.1.2.1
Maximum building height
46.5 m
3.1.2.2
Minimum building setbacks:
(a) from the property line adjacent to a north-south street
1.50 m
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Regulations
I-1C
(b) from the property line adjacent to 3rd Avenue
0.65 m
(c)
from the property line adjacent to 4th Avenue
0.65 m
(d) from any property line adjacent to a lane
0.60 m
Building Height and Floor-to-Floor Height
3.1.2.3
The floor-to-floor height of:
(a) the first floor of a building must measure
at least 6.1 m; and
(b) the second floor of a building must
measure at least 5.35 m.
3.1.2.4
Despite the maximum building height in
section 3.1.2.1 above, the height of a building
must not exceed 21.0 m for:
(a) a depth of 6.1 m, measured from a
property line adjacent to a north-south
street; and
(b) a depth of 4.5 m, measured from a
property line adjacent to 2nd Avenue,
3rd Avenue or 4th Avenue.
3.1.2.5
The Director of Planning may vary the height
requirements to permit any floor above
21.0 m to extend into the required upper floor
setback as follows:
(a) on north-south streets, the width of the
building may extend up to 3.0 m into the
required 6.1 m upper floor setback for
up to 33.3% of the width of a building
fronting on 2nd Avenue; and
(b) on 2nd Avenue, 3rd Avenue or 4th
Avenue, the 4.5 m upper floor setback
may be reduced for up to 33.3% of the
width of a building fronting the street,
Street
6.1 m
21.0 m
1.5 m
Property line
Maximum building height
Diagram: Building height for building portions
along north-south streets
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except that the building must not encroach
into the ground floor setbacks as specified in
section 3.1.2.2 above.
3.1.2.6
For the provision of rooftop access and
amenity spaces, the Director of Planning may
increase the maximum building height up
to 1 additional storey, to a maximum overall
building height not exceeding 50.3 m.
4
GENERAL REGULATIONS
All uses in this district are subject to the following regulations.
4.1
Computation of Floor Area
4.1.1
Computation of floor area must include all floors of all buildings including accessory buildings, both above
and below ground level, measured to the extreme outer limits of the building.
4.1.2
Computation of floor area must exclude:
(a) balconies and decks, and any other appurtenances that the Director of Planning considers similar to
the foregoing, provided that the total area of these exclusions does not exceed 12% of the permitted
floor area;
(b) patios and roof decks, if the Director of Planning considers the impact on privacy and overlook;
(c)
where floors are used for off-street parking and loading, the taking on or discharging of passengers,
bicycle storage, heating and mechanical equipment, or uses that the Director of Planning considers
similar to the foregoing, those floors or portions thereof, which are located:
(i)
at or below base surface, provided that the maximum exclusion for a parking space does not
exceed 7.3 m in length, or
Street
4.5 m
21.0 m
0.65 m
Property line
Maximum building height
Diagram: Building height for building portions
along 3rd and 4th avenues
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(ii)
above base surface and where developed as off-street parking are contained in an accessory
building located in the rear yard, provided that the maximum exclusion for a parking space does
not exceed 7.3 m in length; and
(d) storage area associated with an artist studio - class B where the area is provided below the base
surface, to a maximum exclusion of 20 m² for each artist studio - class B.
4.1.3
The Director of Planning may vary the computation of floor area exclusions in section 4.1.2 above for
accessory amenity areas, including child day care facilities and recreation facilities, to a maximum of 10%
of the total permitted floor area.
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I-2
District Schedule
1
INTENT AND OVERVIEW
1.1
Intent
The intent of this schedule is to permit industrial and similar uses that are generally incompatible with
residential land use but are beneficial in that they provide industrial and service employment opportunities
or serve a useful or necessary function in the city. It is not the intent to permit uses that are potentially
dangerous or environmentally incompatible when situated near residential districts.
Within the False Creek Flats, the area bounded by Prior Street, Clark Drive, Great Northern Way and Main
Street includes 2 sub-areas identified as "sub-area A" and "sub-area B" in Map 1: Sub-Area A and Sub-
Area B in the I-2 District, for the purpose of establishing permitted uses, setbacks, building height, floor
area, and building width and depth.
Without limitation, applicable Council policies and guidelines for consideration include the False Creek
Flats Urban Design Policies and Guidelines for I-2 and I-3 and Non-Industrial Uses (I-2 and M-2)
Policies and Guidelines.
Terminal Ave
Industrial Ave
N
Clark Dr
Terminal Ave
Vernon Dr
Glen Dr
Venables St
Malkin Ave
Malkin Ave
Prior St
Cottrell St
Evans Ave
Malkin Ave
Malkin Ave
Charles St
E 5th Ave
E 2nd Ave
Parker St
Raymur Ave
National Ave
Glen Dr
Vernon Dr
Clark Dr
Thornton St
Thornton St
National Ave
Begg St
Scotia St
Thornton St
Thornton St
Atlantic St
E 1st Ave
Grant St
Carolina St
Great Northern Way
Thornton St
E 2nd Ave
Fraser St
Foley St
E 5th Ave
E 4th Ave
Sub-Area A
Sub-Area B
Sub-Area A
Sub-Area B
LEGEND
Sub-Area A
I-2 Boundary
Sub-Area B
0
100
200
300 m
50
Map 1: Sub-Area A and Sub-Area B in the I-2 District
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1.2
Overview
The table below provides an overview of outright and conditional approval uses in the I-2 district,
categorized by the minimum site area required, where applicable. Applicable density, form and placement
regulations in section 3 of this schedule are cross-referenced in the third column.
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
--
All uses in areas other than sub-area B
3.1
All uses in sub-area B
3.2
2
USE REGULATIONS
2.1
Outright and Conditional Approval Uses
All outright and conditional approval uses are subject to all other provisions of this by-law, including
Section 2, Section 10 and Section 11, and compliance with the regulations of this schedule including
section 2.2.
The uses identified in the table below as outright approval uses are permitted in this district and will be
issued a permit.
The uses identified in the table below as conditional approval uses may be approved in this district by the
Director of Planning or Development Permit Board, with or without conditions, if the Director of Planning or
Development Permit Board considers:
(a) the intent of this schedule and all applicable Council policies and guidelines; and
(b) the submission of any advisory group, property owner or tenant.
Uses are listed under their general land use category. Applicable use-specific regulations in section 2.2
of this schedule are cross-referenced in the third column. Cross-references to applicable use-specific
regulations are provided for information purposes only and do not form part of this by-law.
Use
Approval
Use-Specific
Regulations
Agricultural Uses
Urban Farm - Class B
Conditional
2.2.1
Cultural and Recreational Uses
Artist Studio - Class A
Outright
2.2.2
Artist Studio - Class B, provided that the use must not be combined
with a Residential Unit
Outright
2.2.2
Artist Studio - Class B, not permitted as an outright approval use
Conditional
2.2.1
Arts and Culture Event
Outright
2.2.2
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Use
Approval
Use-Specific
Regulations
Community Centre or Neighbourhood House
Conditional
2.2.1
Marina
Conditional
2.2.1
Park or Playground
Conditional
2.2.1
Dwelling Uses
Dwelling Unit, but not in sub-area A or B
Conditional
2.2.1, 2.2.3
Residential Unit associated with and forming an integral part of an
Artist Studio, limited to Artist Studio - Class B and not in sub-area A
or B
Conditional
2.2.1, 2.2.4
Institutional Uses
Ambulance Station
Conditional
2.2.1
Child Day Care Facility
Conditional
2.2.1
Public Authority Use
Conditional
2.2.1
Social Service Centre
Conditional
2.2.1
Manufacturing Uses
Bakery Products Manufacturing
Outright
2.2.2
Batteries Manufacturing
Outright
2.2.2
Brewing or Distilling
Conditional
2.2.1
Chemicals or Chemical Products Manufacturing - Class A
Conditional
2.2.1
Chemicals or Chemical Products Manufacturing - Class B
Outright
2.2.2
Clothing Manufacturing
Outright
2.2.2
Creative Products Manufacturing, only in sub-area B
Conditional
2.2.1
Dairy Products Manufacturing
Outright
2.2.2
Electrical Products or Appliances Manufacturing
Outright
2.2.2
Food or Beverage Products Manufacturing - Class A
Conditional
2.2.1
Food or Beverage Products Manufacturing - Class B
Outright
2.2.2
Furniture or Fixtures Manufacturing
Outright
2.2.2
Ice Manufacturing
Outright
2.2.2
Information Communication Technology Manufacturing
Outright
2.2.2
Jewellery Manufacturing
Outright
2.2.2
Leather Products Manufacturing
Outright
2.2.2
Linoleum or Coated Fabrics Manufacturing
Conditional
2.2.1
Machinery or Equipment Manufacturing
Outright
2.2.2
Metal Products Manufacturing - Class B
Outright
2.2.2
Miscellaneous Products Manufacturing - Class A
Conditional
2.2.1
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Use
Approval
Use-Specific
Regulations
Miscellaneous Products Manufacturing - Class B
Outright
2.2.2
Motor Vehicle Parts Manufacturing
Outright
2.2.2
Non-Metallic Mineral Products Manufacturing - Class A
Conditional
2.2.1
Non-Metallic Mineral Products Manufacturing - Class B
Outright
2.2.2
Paper Manufacturing
Conditional
2.2.1
Paper Products Manufacturing
Outright
2.2.2
Plastic Products Manufacturing
Outright
2.2.2
Printing or Publishing
Outright
2.2.2
Rubber Manufacturing
Conditional
2.2.1
Rubber Products Manufacturing
Outright
2.2.2
Shoes or Boots Manufacturing
Outright
2.2.2
Textiles or Knit Goods Manufacturing
Outright
2.2.2
Tobacco Products Manufacturing
Outright
2.2.2
Transportation Equipment Manufacturing
Outright
2.2.2
Vegetable Oil Manufacturing
Conditional
2.2.1
Wood Products Manufacturing - Class B
Outright
2.2.2
Office Uses
General Office
Conditional
2.2.1
Health Care Office
Conditional
2.2.1
Parking Uses
Parking Uses
Conditional
2.2.1
Retail Uses
Farmers' Market
Conditional
2.2.1, 2.2.5
Furniture or Appliance Store
Conditional
2.2.1
Gasoline Station - Full Serve, but not in sub-area A or B
Outright
2.2.2
Gasoline Station - Split Island
Conditional
2.2.1
Public Bike Share
Conditional
2.2.1
Retail Store
Conditional
2.2.1, 2.2.6
Shared E-Scooter System
Conditional
2.2.1
Vehicle Dealer, but not in sub-area A
Conditional
2.2.1
Service Uses
Animal Clinic or Shelter
Outright
2.2.2
Animal Services
Outright
2.2.2
Auction Hall
Conditional
2.2.1
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Use
Approval
Use-Specific
Regulations
Catering Establishment
Outright
2.2.2
Funeral Home
Conditional
2.2.1
Laboratory
Outright
2.2.2
Laundromat or Dry Cleaning Establishment
Conditional
2.2.1
Laundry or Cleaning Plant
Outright
2.2.2
Motor Vehicle Repair Shop
Outright
2.2.2
Motor Vehicle Wash
Outright
2.2.2
Photofinishing or Photography Laboratory
Outright
2.2.2
Photofinishing or Photography Studio, only in sub-area A or B
Outright
2.2.2
Photofinishing or Photography Studio
Conditional
2.2.1
Print Shop
Conditional
2.2.1
Production or Rehearsal Studio
Outright
2.2.2
Repair Shop - Class A
Outright
2.2.2
Repair Shop - Class B
Conditional
2.2.1
Restaurant - Class 1
Conditional
2.2.1
School - Vocational or Trade
Outright
2.2.2
Sign Painting Shop
Outright
2.2.2
Work Shop
Outright
2.2.2
Transportation and Storage Uses
Aircraft Landing Place
Conditional
2.2.1
Booming Ground
Conditional
2.2.1
Bulk Data Storage
Conditional
2.2.1, 2.2.7
Cold Storage Plant
Outright
2.2.2
Marine Terminal or Berth
Conditional
2.2.1
Mini-Storage Warehouse, but not in sub-area A or B
Conditional
2.2.1
Railway Station or Rail Yard
Conditional
2.2.1
Packaging Plant
Outright
2.2.2
Storage Warehouse
Outright
2.2.2
Storage Yard
Conditional
2.2.1
Taxicab or Limousine Station
Conditional
2.2.1
Truck Terminal or Courier Depot
Conditional
2.2.1
Weighing or Inspection Station
Conditional
2.2.1
Works Yard
Conditional
2.2.1
Utility and Communication Uses
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Use
Approval
Use-Specific
Regulations
Public Utility
Outright
2.2.2, 2.2.8
Public Utility, not permitted as an outright approval use
Conditional
2.2.1
Radiocommunication Station
Outright
2.2.2
Recycling Depot
Conditional
2.2.1
Waste Disposal Facility
Conditional
2.2.1, 2.2.9
Wholesale Uses
Cardlock Fuel Station
Conditional
2.2.1
Junk Yard or Shop, existing as of November 26, 1996
Conditional
2.2.1
Lumber and Building Materials Establishment
Conditional
2.2.1
Wholesaling - Class A
Outright
2.2.2
Wholesaling - Class B
Conditional
2.2.1
uncategorized
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1
Outright
2.2.2, 2.2.10
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1 and not permitted as an outright approval use
Conditional
2.2.1
Accessory Uses, customarily ancillary to any outright approval
use listed in this section 2.1, other than accessory retail use in
combination with outright approval wholesale uses listed in this
section 2.1
Outright
2.2.2, 2.2.11
Accessory Uses, customarily ancillary to any use listed in this
section 2.1 and not permitted as an outright approval use
Conditional
2.2.1
Any other use that is not specifically listed and defined as a use in
Section 2 of this by-law
Conditional
2.2.1, 2.2.12
Any outright approval use listed in this section 2.1 that does not
comply with section 2.2.2 of this schedule
Conditional
2.2.1
Deposition or extraction of material, which alters the configuration of
the land
Conditional
2.2.1
2.2
Use-Specific Regulations
2.2.1
Conditional approval uses listed in section 2.1 of this schedule:
(a) except for transportation and storage uses listed in section 2.1 of this schedule, must not involve the
bulk storage, pending ultimate distribution off-site, of: ammunition, explosives, fireworks, flares or
matches; coal tar products or derivatives; compressed gas or petroleum, except for gasoline station -
split island; or radioactive material;
(b) must not involve the keeping of live animals, except for retail store;
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(c)
may involve the bulk storage of the following only if they are wholly within a completely enclosed
building or suitably contained for distribution off-site: animal oil or fat, fish, fish oil or meal, or
vegetable oil; fertilizer; flammable liquids or solids; fungicides, herbicides or pesticides; grain, hops
or sugar; lime; paint, varnish, oil shellac or turpentine; rags or cotton waste; or toxic or corrosive
chemicals or acids; and
(d) may involve the storage of goods or materials only if they are wholly within a completely enclosed
building, unless the yard or portion of the yard containing the goods or materials is enclosed by a
suitable fence or wall restricting public access.
2.2.2
Outright approval uses listed in section 2.1 of this schedule:
(a) must not involve the bulk storage, pending ultimate distribution off-site, of: coal tar products or
derivatives; compressed gas or petroleum, except for gasoline station - full serve; explosives,
fireworks, ammunition, matches, or flares; or radioactive material;
(b) must not involve the keeping of live animals, live poultry or other fowl, except for animal clinic or
shelter, animal services, or laboratory;
(c)
may involve the bulk storage of the following only if they are wholly within a completely enclosed
building: fertilizer; fish, fish oil or meal, animal oil or fat, or vegetable oil; flammable liquids or solids;
fungicides, herbicides or pesticides; grain, hops or sugar; lime; paint, varnish, oil shellac or turpentine;
rags or cotton waste; scrap or junk; or toxic or corrosive chemicals or acids; and
(d) except for gasoline station - full serve, may involve the storage of goods or materials only if they are
wholly within a completely enclosed building.
2.2.3
Dwelling unit may be permitted in combination with any use listed in section 2.1 of this schedule if:
(a) it is for a caretaker or other person similarly employed; and
(b) such dwelling unit is considered to be essential to the operation of the business or establishment.
2.2.4
Residential unit associated with and forming an integral part of an artist studio, limited to artist
studio - class B, may be permitted if:
(a) the change of use applies to floor area existing as of February 26, 2013; and
(b) additions are limited to a maximum of 10% of the existing floor area.
2.2.5
Farmers' market may be permitted if the Director of Planning considers the appropriateness of the use
with respect to compatibility with nearby sites, parking, traffic, noise, hours of operation, size of facility and
pedestrian amenity.
2.2.6
Retail store is limited to:
(a) convenience store in combination with a gasoline station - full serve or gasoline station - split island;
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(b) retail store for the renting of merchandise in which the exclusive use of at least 50% of the floor area
is for the storage of inventory; and
(c)
limited service food establishment, which means the use of premises for the primary purpose of
selling, or selling and serving, prepared food to the public during all hours of operation, where:
(i)
the premises include not more than 16 indoor or outdoor seats for customers consuming food
purchased on the premises,
(ii)
customers may also purchase food for take-out, and
(iii) live entertainment is not available.
2.2.7
Bulk data storage is not permitted at the ground floor, except for entrances.
2.2.8
Public utility is permitted as an outright approval use if it is located on a site that is at least 61.0 m from any
R district.
2.2.9
Waste disposal facility is limited to the transfer, sorting or recycling of refuse or garbage.
2.2.10
Accessory buildings customarily ancillary to any use listed in section 2.1 of this schedule are permitted as
an outright approval use if:
(a) no accessory building exceeds 3.7 m in height, measured to:
(i)
the highest point of a flat roof,
(ii)
the deck line of a mansard roof, or
(iii) the mean height between the eaves and the ridge of a gable, hip or gambrel roof,
provided that no portion of an accessory building exceeds 4.6 m in building height; and
(b) the total floor area of an accessory building, measured to the extreme outer limits of the building,
does not exceed 10% of the total site area.
2.2.11
Accessory uses customarily ancillary to any outright approval use listed in section 2.1 of this schedule,
other than accessory retail use in combination with outright approval wholesale uses listed in section 2.1 of
this schedule, are permitted if:
(a) the total floor area of all accessory uses does not exceed 33.3% of the gross floor area of the
principal and accessory uses combined, unless the accessory use is permitted as an outright
approval use pursuant to section 2.1 of this schedule; and
(b) the floor area in accessory retail use, other than accessory retail use associated with an artist studio,
is separated from the floor area of all other uses by a wall, and the other uses are not accessible to
the public.
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2.2.12
Any other use that is not specifically listed and defined as a use in Section 2 of this by-law may be
permitted as a conditional approval use if the Director of Planning considers the use to be comparable in
nature to the uses listed in section 2.1 of this schedule, having regard to the intent of this schedule.
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3
DENSITY, FORM AND PLACEMENT REGULATIONS
This section contains density, form and placement regulations organized by use.
3.1
All Uses in Areas Other than Sub-Area B
All uses in all areas of this district, other than sub-area B, are subject to the following regulations.
3.1.1
Density and Floor Area
3.1.1.1
The maximum floor space ratio is 3.00, subject to the following allocations:
(a) the maximum floor space ratio is 3.00 for:
(i)
artist studio - class B,
(ii)
manufacturing uses,
(iii) service uses, limited to: animal clinic or shelter, catering establishment, laboratory, laundry or
cleaning plant, motor vehicle repair shop, photofinishing or photography laboratory, production or
rehearsal studio, repair shop - class A, sign painting shop, and work shop,
(iv) transportation and storage uses,
(v)
utility and communication uses, and
(vi) wholesale uses; and
(b) the maximum floor space ratio is 1.00 for all other uses combined, except that the floor area for:
(i)
retail uses, including accessory retail use but not including vehicle dealer, must not exceed
1,000 m², except that in sub-area A the floor area for accessory retail must not exceed 500 m2,
(ii)
general office and health care office combined must not exceed the greater of 235 m² or 33.3%
of the total gross floor area of all principal and accessory uses combined,
(iii) convenience store in combination with a gasoline station - full serve or gasoline station - split
island must not exceed 200 m² per site,
(iv) restaurant - class 1 must not exceed 300 m², and
(v)
a lounge use accessory to brewing or distilling must not exceed:
(A) 80 m2 for any portion of the lounge use located within the principal building, and
(B) 80 m2 for any portion of the lounge use located outside the principal building.
3.1.1.2
Despite section 3.1.1.1 above, the Director of Planning may increase the permitted floor space ratio by an
additional floor space ratio of up to 0.35, if:
(a) the greater of a floor space ratio of 0.10 or 93 m² of contiguous floor area is provided for artist studio -
class B;
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(b) the artist studio - class B is preserved in the public domain by way of a registered agreement and
operated by the City or its delegates; and
(c)
the Director of Planning considers the intent of this schedule, all applicable Council policies and
guidelines, and the submission of any advisory group, property owner or tenant.
3.1.2
Building Form and Placement
Regulations
All Areas Except for
Sub-Area B
3.1.2.1
Maximum building height
18.3 m
3.1.2.2
Minimum side yard width for a side yard that:
(a) adjoins a site located in any RM district, without the
intervention of a lane
1.5 m
(b) adjoins a site located in any R1, RT or RA district, without the
intervention of a lane
0.9 m
(c)
does not adjoin a site located in an R district
not required
3.1.2.3
Minimum rear yard depth
3.1 m
Building Height and Floor-to-Floor Height
3.1.2.4
In sub-area A, except for buildings existing as
of October 31, 2017:
(a) the floor-to-floor height of the first floor
of a building must measure at least 6.1
m; and
(b) the floor-to-floor height of any floor
above the first floor of a building must
measure at least 4.0 m.
3.1.2.5
The Director of Planning or Development
Permit Board, may increase the maximum
building height to a height not exceeding
30.5 m if the Director of Planning or
Development Permit Board considers:
(a) the relationship of the development with
nearby residential districts;
(b) the impact of the height, bulk and siting
of the building on daylight access and
Street
Lane
S
R1, RT, RA
or RM district
Property line
R Rear yard
S Side yard
Side yard width
Rear yard depth
Principal
building
Diagram: Building placement for principal
building
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visual privacy of developments in nearby
residential districts; and
(c)
the intent of this schedule, all applicable Council policies and guidelines, and the submission of any
advisory group, property owner or tenant.
3.1.2.6
Despite sections 3.1.2.1 and 3.1.2.5 above, the Director of Planning or Development Permit Board may
increase the maximum building height to a height not exceeding 36.5 m if the permitted floor space ratio
is increased pursuant to section 3.1.1.2 above and the Director of Planning or Development Permit Board
considers:
(a) the relationship of the development with nearby residential districts;
(b) the impact of the height, bulk and siting of the building on daylight access and visual privacy of
developments in nearby residential districts; and
(c)
the intent of this schedule, all applicable Council policies and guidelines, and the submission of any
advisory group, property owner or tenant.
Side Yard
3.1.2.7
Despite the minimum side yard width in section 3.1.2.2(c) above, where a side yard is provided, although
not required, the minimum side yard width is 0.9 m.
Rear Yard
3.1.2.8
Despite the minimum rear yard depth in section 3.1.2.3 above, where the rear of a site abuts a lane, the
required minimum rear yard depth will be decreased by the distance between the rear property line and the
ultimate centre line of the lane.
3.1.2.9
The Director of Planning may waive the requirement to provide a rear yard if the Director of Planning is
satisfied that:
(a) the site is located within an area where rear access to the site and adjacent sites is not likely to be
required; and
(b) the site is sufficiently large to provide adequate open space.
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3.2
All Uses in Sub-Area B
All uses in sub-area B of this district are subject to the following regulations.
3.2.1
Density and Floor Area
3.2.1.1
The maximum floor space ratio is 3.00, subject to the following allocations:
(a) the maximum floor space ratio is 3.00 for:
(i)
artist studio - class B,
(ii)
manufacturing uses, except for creative products manufacturing,
(iii) service uses, limited to: animal clinic or shelter, catering establishment, laboratory, laundry or
cleaning plant, motor vehicle repair shop, photofinishing or photography laboratory, production or
rehearsal studio, repair shop - class A, sign painting shop, and work shop,
(iv) transportation and storage uses,
(v)
utility and communication uses, and
(vi) wholesale uses;
(b) the maximum floor space ratio is 1.00 for creative products manufacturing;
(c)
the maximum floor space ratio is 1.00 for vehicle dealer, subject to the provision of a minimum floor
space ratio of 2.00 of uses listed in section 3.2.1.1(a), which must include a minimum floor space ratio
of 1.00 for any of the following uses combined:
(i)
cultural and recreational uses, limited to artist studio - class B,
(ii)
manufacturing uses, limited to:
(A) bakery products manufacturing,
(B) brewing or distilling,
(C) chemicals or chemical products manufacturing - class B,
(D) clothing manufacturing,
(E) dairy products manufacturing,
(F) food or beverage products manufacturing - class B,
(G) furniture or fixtures manufacturing,
(H) jewellery manufacturing,
(I)
leather products manufacturing,
(J)
metal products manufacturing - class B,
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(K) miscellaneous products manufacturing - class A,
(L) miscellaneous products manufacturing - class B,
(M) non-metallic mineral products manufacturing - class B,
(N) paper products manufacturing,
(O) plastic products manufacturing,
(P) printing or publishing,
(Q) rubber products manufacturing,
(R) shoes or boots manufacturing,
(S) textiles or knit goods manufacturing, and
(T) wood products manufacturing - class B,
(iii) service uses, limited to:
(A) catering establishment,
(B) motor vehicle repair shop,
(C) print shop,
(D) repair shop - class A,
(E) repair shop - class B, and
(F) sign painting shop, or
(iv) accessory uses customarily ancillary to any use permitted in this section 3.2.1.1(c); and
(d) the maximum floor space ratio is 1.00 for all other uses combined:
(i)
the floor area for all retail uses, including accessory retail but not including vehicle dealer, must
not exceed 1,000 m², except that the floor area for accessory retail must not exceed 500 m2,
(ii)
the floor area for general office and health care office combined must not exceed the greater of
235 m² or 33.3% of the total gross floor area of all principal and accessory uses combined,
(iii) the floor area for convenience store in combination with a gasoline station - full serve or gasoline
station - split island must not exceed 200 m² per site,
(iv) the floor area for restaurant - class 1 must not exceed 300 m², and
(v)
the floor area for a lounge use accessory to brewing or distilling must not exceed,
(A) 80 m2 for any portion of the lounge use located within the principal building, and
(B) 80 m2 for any portion of the lounge use located outside the principal building.
(vi)
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3.2.1.2
The Director of Planning or Development Permit Board, may increase the total maximum floor space ratio
to 4.00, which may not include more than 3.00 floor space ratio of creative products manufacturing, if the
Director of Planning or Development Permit Board considers:
(a) the provision of a minimum floor space ratio of 1.00 combined for any uses listed in section 3.2.1.1(c)
above;
(b) the height, bulk, massing, location and overall design of the building and its impact on the site,
surrounding buildings and streets;
(c)
the provision of public open space, landscape, and the impacts of overall design on the general
amenity of the area;
(d) the impact of the development on traffic in the area;
(e) the provision for pedestrian needs; and
(f)
the intent of this schedule and all applicable Council policies and guidelines.
3.2.2
Building Form and Placement
Regulations
Sub-Area B
3.2.2.1
Maximum building height
18.3 m
3.2.2.2
Minimum front yard depth
0.6 m
3.2.2.3
Minimum front setback for portions of buildings with a height:
(a) exceeding 18.3 m and not exceeding 30.5 m
3.7 m
(b) exceeding 30.5 m
6.1 m
3.2.2.4
Minimum side yard width
7.6 m
3.2.2.5
Minimum side setback for portions of buildings with a height:
(a) exceeding 18.3 m and not exceeding 30.5 m
10.7 m
(b) exceeding 30.5 m
12.2 m
3.2.2.6
Minimum rear yard depth
3.1 m
3.2.2.7
Maximum building depth
61.0 m
3.2.2.8
Maximum building width
61.0 m
Building Height and Floor-to-Floor Height
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3.2.2.9
Except for buildings existing as of October
31, 2017:
(a) the floor-to-floor height of the first floor
of a building must measure at least 6.1
m; and
(b) the floor-to-floor height of any floor
above the first floor of a building must
measure at least 4.0 m.
3.2.2.10 The Director of Planning or Development
Permit Board may increase the maximum
building height to a height not exceeding
36.5 m if the Director of Planning or
Development Permit Board considers:
(a) the provision of a minimum floor space
ratio of 1.00 combined for any uses
listed in section 3.2.1.1(c) above;
(b) the height, bulk, massing, location and overall design of the building and its impact on the site,
surrounding buildings and streets;
(c)
the provision of public open space, landscape, and the impacts of overall design on the general
amenity of the area;
(d) the impact of the development on traffic in the area;
(e) the provision for pedestrian needs; and
(f)
the intent of this schedule and all applicable Council policies and guidelines.
Front Yard and Front Setback
3.2.2.11 Despite the minimum front setback in section 3.2.2.3 above:
(a) the minimum front setback, measured from the front property line, of any parking area is 1.2 m; and
(b) open roof decks may intrude into the setback.
3.2.2.12 The Director of Planning may decrease:
(a) the minimum front yard depth for
portions of the building; or
(b) the minimum front setback for portions
of the building,
Street
6.1 m
18.3 m
30.5 m
3.7
Front yard depth
Property line
Diagram: Front Setback in Sub-Area B
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if the Director of Planning considers the intent
of this schedule and all applicable Council
policies and guidelines.
Side Yard and Side Setback
3.2.2.13 Despite the minimum side yard width in
section 3.2.2.4 above and the minimum side
setback in section 3.2.2.5 above, on a corner
site, the exterior side yard and side setback
requirements are the same as the front yard
and front setback requirements in this section
3.2.
3.2.2.14 The Director of Planning may decrease:
(a) the minimum side yard width; or
(b) the minimum side setback,
if the Director of Planning considers the intent of this schedule and all applicable Council policies and
guidelines.
Rear Yard
3.2.2.15 Despite the minimum rear yard depth in section 3.2.2.6 above, where the rear of a site abuts a lane, the
required minimum rear yard depth will be decreased by the distance between the rear property line and the
ultimate centre line of the lane.
3.2.2.16 The Director of Planning may waive the requirement to provide a rear yard if the Director of Planning is
satisfied that:
(a) the site is located within an area where rear access to the site and adjacent sites is not likely to be
required; and
(b) the site is sufficiently large to provide adequate open space.
Building Depth and Building Width
3.2.2.17 If the Director of Planning considers the intent of this schedule and all applicable Council policies and
guidelines, the Director of Planning may increase:
(a) the maximum building depth where a functional need is demonstrated; or
(b) the maximum building width where a functional need is demonstrated.
10.7 m
18.3 m
30.5 m
Side yard width
12.2 m
Property line
Diagram: Side Yard Width and Side Setback in
Sub-Area B
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4
GENERAL REGULATIONS
All uses in this district are subject to the following regulations.
4.1
Computation of Floor Area
4.1.1
Computation of floor area must include all floors of all buildings including accessory buildings, both above
and below ground level, measured to the extreme outer limits of the building.
4.1.2
Computation of floor area must exclude:
(a) balconies and decks, and any other appurtenances that the Director of Planning considers similar to
the foregoing, provided that the total area of these exclusions does not exceed 12% of the permitted
floor area;
(b) patios and roof decks, if the Director of Planning considers the impact on privacy and overlook;
(c)
where floors are used for off-street parking and loading, the taking on or discharging of passengers,
bicycle storage, heating and mechanical equipment, or uses that the Director of Planning considers
similar to the foregoing, those floors or portions thereof, which are located:
(i)
at or below base surface, provided that the maximum exclusion for a parking space does not
exceed 7.3 m in length, or
(ii)
above base surface and where developed as off-street parking are contained in an accessory
building located in the rear yard, provided that the maximum exclusion for a parking space does
not exceed 7.3 m in length;
(d) amenity areas for the social and recreational enjoyment of residents and employees, or providing
a service to the public, including facilities for general fitness, general recreation and child day care,
provided that:
(i)
the total area being excluded does not exceed the lesser of 20% of the permitted floor space or
100 m², and
(ii)
in the case of a child day care facility, the Director of Planning is satisfied that there is a need for
a child day care facility in the building or in the immediate neighbourhood; and
(e) storage area associated with an artist studio - class B where the area is provided below the base
surface, to a maximum exclusion of 20 m² for each artist studio - class B.
4.2
Yards and Setbacks: Measurement
4.2.1
For the purposes of calculating the minimum front setback, the height of portions of buildings will be
measured from a plane formed by the lines extending horizontally back from the property line at grade.
4.2.2
Despite Section 10 of this by-law, eaves and gutters or other projections, which the Director of
Planning considers similar to the foregoing, may project into the minimum side yards to a maximum of
1.0 m measured horizontally.
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4.3
Building Depth and Building Width: Measurement
4.3.1
Building depth is measured in a straight line parallel to the side property line, from the front exterior wall to
the rear exterior wall at street grade.
4.3.2
Building width is measured in a straight line parallel to the front property line, from the 2 side exterior walls
at grade.
4.4
Daylight Access and Visual Privacy
4.4.1
For the purposes of section 3.1.2.5(b) of this schedule:
(a) daylight access can be adequately maintained if there is no shadow impact at 10 a.m., noon and
2 p.m. on September 21 and March 21; and
(b) visual privacy can be achieved by separating building facades by 24.4 m.
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I-3
District Schedule
1
INTENT AND OVERVIEW
1.1
Intent
The intent of this schedule is to permit high technology industry, creative products manufacturing, digital
entertainment, information and communication technology, and related industry with a significant amount
of research and development activity. It is also the intent to permit light industrial uses that are generally
compatible with high technology and other industrial uses, and with adjoining residential or commercial
districts. Health care offices are encouraged in the area around the St. Paul's Hospital site.
The I-3 district consists of 2 sub-areas, identified as "sub-area A" and "sub-area B" in Map 1: I-3 District
Sub-Areas, for the purpose of establishing permitted uses, floor area, building height, yards and setbacks,
and building depth and width.
Sub-Area B
LEGEND
Sub-Area A
Sub-Area B
Sub-Area A
Sub-Area A
Sub-Area A
I-3 Boundary
Great Northern Way
Main St
Main St
E 2nd Ave
Terminal Ave
Prior St
Sub-Area A
Evans Ave
National Ave
Malkin Ave
Clark Drive
Atlantic St
Scotia St
Industrial Ave
Station St
Terminal Ave
Thornton St
Gore Ave
Cottrell St
Glen Drive
0
100 200 300 m
50
N
Map 1: I-3 District Sub-Areas
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1.2
Overview
The table below provides an overview of outright and conditional approval uses in the I-3 district,
categorized by the minimum site area required, where applicable. Applicable density, form and placement
regulations in section 3 of this schedule are cross-referenced in the third column.
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
--
All uses in sub-area A
3.1
All uses in sub-area B
3.2
2
USE REGULATIONS
2.1
Outright and Conditional Approval Uses
All outright and conditional approval uses are subject to all other provisions of this by-law, including
Section 2, Section 10 and Section 11, and compliance with the regulations of this schedule including
section 2.2.
The uses identified in the table below as outright approval uses are permitted in this district and will be
issued a permit.
The uses identified in the table below as conditional approval uses may be approved in this district by the
Director of Planning or Development Permit Board, with or without conditions, if the Director of Planning or
Development Permit Board considers:
(a) the intent of this schedule and all applicable Council policies and guidelines; and
(b) the submission of any advisory group, property owner or tenant.
Uses are listed under their general land use category. Applicable use-specific regulations in section 2.2
of this schedule are cross-referenced in the third column. Cross-references to applicable use-specific
regulations are provided for information purposes only and do not form part of this by-law.
Use
Approval
Use-Specific
Regulations
Agricultural Uses
Urban Farm - Class B
Conditional
2.2.1
Cultural and Recreational Uses
Artist Studio - Class A
Outright
2.2.2
Artist Studio - Class B, only in sub-area A
Outright
2.2.2
Artist Studio - Class B
Conditional
2.2.1
Arts and Culture Event
Outright
2.2.2
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Use
Approval
Use-Specific
Regulations
Community Centre or Neighbourhood House
Conditional
2.2.1
Fitness Centre
Conditional
2.2.1
Hall
Conditional
2.2.1
Marina
Conditional
2.2.1
Park or Playground
Conditional
2.2.1
Dwelling Uses
Dwelling Unit, only in sub-area B
Conditional
2.2.1, 2.2.3
Residential Unit associated with and forming an integral part of an
Artist Studio, limited to Artist Studio - Class B and only in sub-area B
Conditional
2.2.1, 2.2.4
Institutional Uses
Ambulance Station
Conditional
2.2.1
Child Day Care Facility
Conditional
2.2.1
Public Authority Use
Conditional
2.2.1
School - University or College
Conditional
2.2.1
Social Service Centre
Conditional
2.2.1
Manufacturing Uses
Bakery Products Manufacturing
Conditional
2.2.1
Batteries Manufacturing
Conditional
2.2.1
Brewing or Distilling
Conditional
2.2.1
Chemicals or Chemical Products Manufacturing - Class B
Conditional
2.2.1
Clothing Manufacturing
Conditional
2.2.1
Creative Products Manufacturing, only in sub-area A
Conditional
2.2.1
Dairy Products Manufacturing
Conditional
2.2.1
Electrical Products or Appliances Manufacturing
Outright
2.2.2
Food or Beverage Products Manufacturing - Class A, existing as of
July 20, 1999
Conditional
2.2.1
Food or Beverage Products Manufacturing - Class B
Conditional
2.2.1
Furniture or Fixtures Manufacturing
Conditional
2.2.1
Ice Manufacturing
Conditional
2.2.1
Information Communication Technology Manufacturing
Outright
2.2.2
Jewellery Manufacturing
Conditional
2.2.1
Leather Products Manufacturing
Conditional
2.2.1
Machinery or Equipment Manufacturing
Conditional
2.2.1
Metal Products Manufacturing - Class B
Conditional
2.2.1
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Use
Approval
Use-Specific
Regulations
Miscellaneous Products Manufacturing - Class A
Conditional
2.2.1
Miscellaneous Products Manufacturing - Class B
Outright
2.2.2
Motor Vehicle Parts Manufacturing
Conditional
2.2.1
Non-Metallic Mineral Products Manufacturing - Class B
Conditional
2.2.1
Paper Products Manufacturing
Conditional
2.2.1
Plastic Products Manufacturing
Conditional
2.2.1
Printing or Publishing
Outright
2.2.2
Rubber Products Manufacturing
Conditional
2.2.1
Shoes or Boots Manufacturing
Conditional
2.2.1
Textiles or Knit Goods Manufacturing
Conditional
2.2.1
Tobacco Products Manufacturing
Conditional
2.2.1
Transportation Equipment Manufacturing
Conditional
2.2.1
Wood Products Manufacturing - Class B
Conditional
2.2.1
Office Uses
General Office, limited to digital entertainment and information
communication
Outright
2.2.2
General Office, not permitted as an outright approval use
Conditional
2.2.1, 2.2.5,
2.2.6
Health Care Office, only in sub-area A
Conditional
2.2.1, 2.2.6
Parking Uses
Parking Uses
Conditional
2.2.1
Retail Uses
Drug Store, only in sub-area A on sites adjacent to Great Northern
Way
Conditional
2.2.1
Farmers' Market
Conditional
2.2.1, 2.2.7
Gasoline Station - Full Serve, only in sub-area B
Conditional
2.2.1
Gasoline Station - Split Island, only in sub-area B
Conditional
2.2.1
Neighbourhood Grocery Store, only in sub-area A on sites adjacent
to Great Northern Way
Conditional
2.2.1
Public Bike Share
Conditional
2.2.1
Retail Store, only in sub-area A
Conditional
2.2.1, 2.2.8
Shared E-Scooter System
Conditional
2.2.1
Vehicle Dealer, only in sub-area B
Conditional
2.2.1, 2.2.9
Service Uses
Animal Clinic or Shelter
Conditional
2.2.1
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Use
Approval
Use-Specific
Regulations
Animal Services
Conditional
2.2.1
Catering Establishment
Conditional
2.2.1
Laboratory
Outright
2.2.2
Laundry or Cleaning Plant
Conditional
2.2.1
Motor Vehicle Repair Shop
Conditional
2.2.1
Motor Vehicle Wash
Conditional
2.2.1
Photofinishing or Photography Laboratory
Outright
2.2.2
Photofinishing or Photography Studio
Conditional
2.2.1
Print Shop
Conditional
2.2.1
Production or Rehearsal Studio
Outright
2.2.2
Repair Shop - Class A
Conditional
2.2.1
Repair Shop - Class B
Conditional
2.2.1
Restaurant - Class 1
Conditional
2.2.1, 2.2.10
Restaurant - Class 2, only in sub-area A
Conditional
2.2.1, 2.2.10
School - Arts or Self-Improvement
Conditional
2.2.1
School - Business
Conditional
2.2.1
School - Vocational or Trade
Conditional
2.2.1
Sign Painting Shop
Conditional
2.2.1
Work Shop
Outright
2.2.2
Transportation and Storage Uses
Aircraft Landing Place
Conditional
2.2.1
Bulk Data Storage, only in sub-area A
Conditional
2.2.1, 2.2.11
Cold Storage Plant
Conditional
2.2.1
Marine Terminal or Berth
Conditional
2.2.1
Mini-Storage Warehouse, only in sub-area B
Conditional
2.2.1
Packaging Plant
Conditional
2.2.1
Railway Station or Rail Yard
Conditional
2.2.1
Storage Warehouse
Conditional
2.2.1
Taxicab or Limousine Station
Conditional
2.2.1
Truck Terminal or Courier Depot
Conditional
2.2.1
Utility and Communication Uses
Public Utility
Conditional
2.2.1
Radiocommunication Station
Outright
2.2.2
Recycling Depot
Conditional
2.2.1
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March 2025
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Use
Approval
Use-Specific
Regulations
Wholesale Uses
Wholesaling - Class A
Conditional
2.2.1
Wholesaling - Class B
Conditional
2.2.1
uncategorized
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1
Outright
2.2.2, 2.2.12
Accessory Uses, customarily ancillary to any outright approval use
listed in this section 2.1
Outright
2.2.2, 2.2.13
Accessory Uses, customarily ancillary to any use listed in this
section 2.1 and not permitted as an outright approval use
Conditional
2.2.1
Any other use that is not specifically listed and defined as a use in
Section 2 of this by-law
Conditional
2.2.1, 2.2.14
Any outright approval use listed in this section 2.1 that does not
comply with section 2.2.2 of this schedule
Conditional
2.2.1
Deposition or extraction of material, which alters the configuration of
the land
Conditional
2.2.1
2.2
Use-Specific Regulations
2.2.1
Conditional approval uses listed in section 2.1 of this schedule:
(a) except for animal clinic or shelter, animal services, gasoline station, parking uses, transportation and
storage uses, public bike share, shared e-scooter system, vehicle dealer, and outdoor eating area in
combination with a neighbourhood grocery store, restaurant, or retail store, must be carried on wholly
within a completely enclosed building unless appropriate measures are taken, to the satisfaction of
the Director of Planning, to eliminate any dangerous, injurious, noxious or otherwise objectionable
impact that could adversely affect the surrounding area and adjoining non-industrial districts and,
in the case of outdoor eating area, subject to any conditions that the Director of Planning considers
necessary, having regard to the area and location of the eating area with respect to adjoining sites,
the hours of operation and the intent of this schedule;
(b) must not involve the bulk storage, pending ultimate distribution off-site, of: coal tar products or
derivatives; compressed gas or petroleum, except for gasoline station - full serve and gasoline
station - split island; explosives, fireworks, ammunition, matches or flares; or radioactive material;
(c)
must not involve the keeping of live animals, except for animal clinic or shelter or animal services;
(d) may involve the storage of the following only if they are wholly within a completely enclosed building:
fish, fish oil or meal, animal oil or fat, or vegetable oil; fertilizer; flammable liquids or solids; fungicides,
herbicides or pesticides; grain, hops or sugar; lime; paint, varnish, oil shellac or turpentine; rags or
cotton waste; or toxic or corrosive chemicals or acids; and
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(e) may involve the storage of goods or materials only if they are wholly within a completely enclosed
building, unless the yard or portion of the yard containing the goods or materials is enclosed by a
suitable fence or wall restricting public access.
2.2.2
Outright approval uses listed in section 2.1 of this schedule:
(a) except for arts and culture event, production or rehearsal studio, must be carried on wholly within
a completely enclosed building, except for off-street parking and loading, heating and mechanical
equipment, or other facilities or equipment which the Director of Planning considers similar to the
foregoing;
(b) must not involve the bulk storage, pending ultimate distribution off-site, of: coal tar products or
derivatives; compressed gas or petroleum; explosives, fireworks, ammunition, matches, or flares; or
radioactive material;
(c)
must not involve the keeping of live animals, except for laboratory; and
(d) may involve the storage of the following only if they are wholly within a completely enclosed building:
fertilizer; fish, fish oil or meal, animal oil or fat, or vegetable oil; flammable liquids or solids; fungicides,
herbicides or pesticides; grain, hops or sugar; lime; paint, varnish, oil shellac or turpentine; rags or
cotton waste; scrap or junk; or toxic or corrosive chemicals or acids.
2.2.3
In sub-area B, dwelling unit may be permitted in combination with any use listed in section 2.1 of this
schedule if:
(a) it is for a caretaker or other person similarly employed; and
(b) such dwelling unit is considered to be essential to the operation of the business or establishment.
2.2.4
In sub-area B, residential unit associated with and forming an integral part of an artist studio, limited to
artist studio - class B, may be permitted if:
(a) the change of use applies to floor area existing as of February 26, 2013; and
(b) additions are limited to a maximum of 10% of the existing floor area.
2.2.5
General office that is not permitted as an outright approval use may not include the offices of accountants,
lawyers and notary publics, or real estate, advertising, insurance, travel and ticket agencies.
2.2.6
General office that is not permitted as an outright approval use and health care office are not permitted at
the ground floor, except for entrances.
2.2.7
Farmers' market may be permitted if the Director of Planning considers the appropriateness of the use
with respect to compatibility with nearby sites, parking, traffic, noise, hours of operation, size of facility and
pedestrian amenity.
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2.2.8
Retail store is limited to limited service food establishment, which means the use of premises for the
primary purpose of selling, or selling and serving, prepared food to the public during all hours of operation,
where:
(a) the premises include not more than 16 indoor or outdoor seats for customers consuming food
purchased on the premises;
(b) customers may also purchase food for take-out; and
(c)
live entertainment is not available.
2.2.9
Vehicle dealer is limited to the rental of motor vehicles.
2.2.10
Restaurant class - 1 or restaurant class - 2 may be permitted if the total floor area does not exceed 300 m2.
2.2.11
Bulk data storage is not permitted at the ground floor, except for entrances.
2.2.12
Accessory buildings customarily ancillary to any use listed in section 2.1 of this schedule are permitted as
an outright approval use if:
(a) no accessory building exceeds 3.7 m in height, measured to:
(i)
the highest point of a flat roof,
(ii)
the deck line of a mansard roof, or
(iii) the mean height between the eaves and the ridge of a gable, hip or gambrel roof,
provided that no portion of an accessory building exceeds 4.6 m in building height;
(b) all accessory buildings are located:
(i)
in the rear yard, and
(ii)
at least 3.1 m from the ultimate centre line of any rear or flanking lane; and
(c)
the total floor area of an accessory building, measured to the extreme outer limits of the building,
does not exceed 10% of the total site area.
2.2.13
Accessory uses customarily ancillary to any outright approval use listed in section 2.1 of this schedule are
permitted if:
(a) the total floor area of all accessory uses does not exceed 33.3% of the gross floor area of the
principal and accessory uses combined, unless the accessory use is permitted as an outright
approval use pursuant to section 2.1 of this schedule; and
(b) the floor area in accessory retail use, other than accessory retail use associated with an artist studio,
is separated from the floor area in all other uses by a wall, and the other uses are not accessible to
the public.
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2.2.14
Any other use that is not specifically listed and defined as a use in Section 2 of this by-law may be
permitted as a conditional approval use if the Director of Planning considers the use to be comparable in
nature to the uses listed in section 2.1 of this schedule, having regard to the intent of this schedule.
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3
DENSITY, FORM AND PLACEMENT REGULATIONS
This section contains density, form and placement regulations organized by use.
3.1
All Uses in Sub-Area A
All uses in sub-area A of this district are subject to the following regulations.
3.1.1
Density and Floor Area
3.1.1.1
The maximum floor space ratio is 3.00, subject to the following allocations:
(a) the maximum floor space ratio is 3.00 for artist studio, manufacturing uses, office uses permitted as
outright approval uses, parking uses, service uses permitted as outright approval uses, transportation
and storage uses, utility and communication uses, and wholesale uses; and
(b) the maximum floor space ratio is 1.00 for all other uses combined, except that the floor area for:
(i)
retail uses, including accessory retail use, must not exceed 1,000 m2,
(ii)
office uses permitted as conditional approval uses must not exceed 33% of the total gross floor
area of all principal and accessory uses combined, and
(iii) a lounge use accessory to brewing or distilling must not exceed:
(A) 80 m2 for any portion of the lounge use located within the principal building, and
(B) 80 m2 for any portion of the lounge use located outside the principal building.
3.1.1.2
Despite section 3.1.1.1 above, if the Director of Planning considers the intent of this schedule and all
applicable Council policies and guidelines, the Director of Planning may increase the permitted floor area
by 1 m2 per amenity share or per affordable housing share provided to the City at no cost to the City to a
maximum additional floor space ratio of 2.00, for the following uses:
(a) artist studio, manufacturing uses, service uses permitted as outright approval uses, utility and
communication uses, and wholesale uses; and
(b) office uses, except that the total floor area may include up to a maximum floor space ratio of 4.00
for office uses, and must include a minimum floor space ratio of 1.00 for any of the following uses
combined:
(i)
cultural and recreational uses, limited to artist studio - class B,
(ii)
manufacturing uses, limited to:
(A) bakery products manufacturing,
(B) brewing or distilling,
(C) chemicals or chemical products manufacturing - class B,
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(D) clothing manufacturing,
(E) dairy products manufacturing,
(F) food or beverage products manufacturing - class B,
(G) furniture or fixtures manufacturing,
(H) jewellery manufacturing,
(I)
leather products manufacturing,
(J)
metal products manufacturing - class A
(K) metal products manufacturing - class B,
(L) miscellaneous products manufacturing - class A,
(M) miscellaneous products manufacturing - class B,
(N) non-metallic mineral products manufacturing - class B,
(O) paper products manufacturing,
(P) printing or publishing,
(Q) plastic products manufacturing,
(R) rubber products manufacturing,
(S) shoes or boots manufacturing,
(T) textiles or knit goods manufacturing, and
(U) wood products manufacturing - class B,
(iii) retail uses, limited to farmers' market,
(iv) service uses, limited to animal clinic or shelter, catering establishment, motor vehicle repair
shop, print shop, repair shop - class A, repair shop - class B, and sign painting shop, or
(v)
accessory uses customarily ancillary to any use listed in this section 3.1.1.2.
3.1.1.3
Despite section 3.1.1.2 above, the maximum floor space ratio achievable as a result of the provision of
amenity shares or affordable housing shares must otherwise comply in all respects with this schedule and
this by-law, and consideration will be given to:
(a) the height, bulk, massing, location and overall design of the building and its impact on the site,
surrounding buildings and streets;
(b) the provision of public open space, landscape, and the impact of the overall design on the general
amenity of the area;
(c)
the provision of roads and bike and pedestrian connections as outlined in Council plans and policies;
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(d) the impact of the development on traffic in the area; and
(e) the provision for pedestrian needs.
3.1.2
Building Form and Placement
Regulations
Sub-Area A
3.1.2.1
Maximum building height
18.3 m
3.1.2.2
Minimum front yard depth
0.6 m
3.1.2.3
Minimum front setback for portions of buildings with a height:
(a) exceeding 18.3 m but not exceeding 30.5 m
3.7 m
(b) exceeding 30.5 m
6.1 m
3.1.2.4
Minimum side yard width
7.6 m
3.1.2.5
Minimum side setback for portions of buildings with a height:
(a) exceeding 18.3 m but not exceeding 30.5 m
10.7 m
(b) exceeding 30.5 m
12.2 m
3.1.2.6
Minimum rear yard depth
3.1 m
3.1.2.7
Maximum building depth
61.0 m
3.1.2.8
Maximum building width
61.0 m
Building Height and Floor-to-Floor Height
3.1.2.9
Except for buildings existing as of October 31, 2017:
(a) the floor-to-floor height of the first floor of a building must measure at least 6.0 m; and
(b) the floor-to-floor height of any floor above the first floor of a building must measure at least 4.0 m.
3.1.2.10 The Director of Planning or Development Permit Board may increase the maximum building height to a
height not exceeding 30.5 m if the Director of Planning or Development Permit Board considers:
(a) the relationship of the development with nearby residential districts;
(b) the impact of the height, bulk and siting of the building on daylight access and visual privacy of
developments in nearby residential districts; and
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(c)
the intent of this schedule, all applicable
Council policies and guidelines, and
the submission of any advisory group,
property owner or tenant.
3.1.2.11 Despite section 3.1.2.10 above, the Director
of Planning or Development Permit Board
may increase the maximum building height to
a height not exceeding 45.7 m if the Director
of Planning or Development Permit Board
considers:
(a) the height, bulk, massing, location and
overall design of the building and its
impact on the site, surrounding buildings
and streets;
(b) the provision of public open space,
landscape, and the impact of the overall
design on the general amenity of the
area;
(c)
the impact of the development on traffic
in the area; and
(d) the provision for pedestrian needs.
Front Yard and Front Setback
3.1.2.12 Despite the minimum front setback in section
3.1.2.3 above, the minimum front setback of
any parking area is 1.2 m, measured from the
front property line.
3.1.2.13 Despite the minimum front setback in section
3.1.2.3 above, open roof decks may intrude
into the setback.
3.1.2.14 The Director of Planning may reduce the front yard or front setback requirement for portions of the building
if the Director of Planning considers the intent of this schedule and all applicable Council policies and
guidelines and the Director of Planning is satisfied that it provides:
(a) massing that is stepped and varied in response to the context; and
(b) a more visually interesting form of architectural expression.
Street
6.1 m
18.3 m
30.5 m
3.7
Front yard depth
Property line
Diagram: Front Setback in Sub-Area A
10.7 m
18.3 m
30.5 m
Side yard width
12.2 m
Property line
Diagram: Side Yard and Side Setback in Sub-Area
A
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Side Yard and Side Setback
3.1.2.15 Despite the minimum side yard width in section 3.1.2.4 above and the minimum side setback in section
3.1.2.5 above, in the case of a corner site, the exterior side yard and side setback requirements are the
same as the front yard and front setback requirements in this section 3.1.
3.1.2.16 The Director of Planning may decrease the side yard or side setback requirement if the Director of
Planning considers:
(a) the existing street network;
(b) loading and vehicular access; and
(c)
the provision of open space.
Rear Yard
3.1.2.17 Despite the minimum rear yard depth in section 3.1.2.6 above, where the rear of a site abuts a lane, the
required minimum rear yard depth will be decreased by the distance between the rear property line and the
ultimate centre line of the lane.
3.1.2.18 The Director of Planning may waive the requirement to provide a rear yard if the Director of Planning is
satisfied that:
(a) the site is located within an area where rear access to the site and adjacent sites is not likely to be
required; and
(b) the site is sufficiently large to provide adequate open space.
Building Depth and Building Width
3.1.2.19 The Director of Planning may increase the maximum building depth or building width where a functional
need is demonstrated, if the Director of Planning considers:
(a) the existing street network, loading and vehicular access;
(b) the provision of a visually interesting building massing; and
(c)
the intent of this schedule and all applicable Council policies and guidelines.
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3.2
All Uses in Sub-Area B
All uses in sub-area B of this district are subject to the following regulations.
3.2.1
Density and Floor Area
3.2.1.1
The maximum floor space ratio is 3.00, subject to the following allocations:
(a) the maximum floor space ratio is 3.00 for manufacturing uses, parking uses, service uses permitted
as outright approval uses, transportation and storage uses, utility and communication uses, and
wholesale uses; and
(b) the maximum floor space ratio is 1.00 for all other uses combined, except that the floor area for:
(i)
retail uses, including accessory retail use, must not exceed 1,000 m2,
(ii)
office uses permitted as conditional approval uses must not exceed 33% of the total gross floor
area of all principal and accessory uses combined, and
(iii) a lounge use accessory to brewing or distilling must not exceed:
(A) 80 m2 for any portion of the lounge use located within the principal building, and
(B) 80 m2 for any portion of the lounge use located outside the principal building.
3.2.1.2
Despite section 3.2.1.1 above, the Director of Planning or Development Permit Board may increase the
permitted floor space ratio to a maximum of 3.00 for office uses permitted as outright approval uses, if the
Director of Planning or Development Permit Board considers:
(a) the relationship of the development to any nearby dwelling uses;
(b) the height bulk, location, and overall design of the building and its impact on the site, surrounding
buildings, and streets;
(c)
the provision of roads and bike and pedestrian connections as outlined in Council plans and policies;
and
(d) the intent of this schedule and all applicable Council policies and guidelines.
3.2.2
Building Form and Placement
Regulations
Sub-Area B
3.2.2.1
Maximum building height
18.3 m
3.2.2.2
Minimum side yard width for a side yard that:
(a) adjoins a site located in an R district, without the intervention
of a lane
1.5 m
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(b) does not adjoin a site located in an R district
not required
3.2.2.3
Minimum rear yard depth
3.1 m
Building Height
3.2.2.4
The Director of Planning or Development
Permit Board may increase the maximum
building height to a height not exceeding
30.5 m if the Director of Planning or
Development Permit Board considers:
(a) the relationship of the development with
nearby residential districts;
(b) the impact of the height, bulk and siting
of the building on daylight access and
visual privacy of developments in nearby
residential districts; and
(c)
the intent of this schedule, all applicable
Council policies and guidelines, and
the submission of any advisory group,
property owner or tenant.
Side Yard
3.2.2.5
Despite the minimum side yard width in section 3.2.2.2(b) above, where a side yard is provided, although
not required, the minimum side yard width is 0.9 m.
Rear Yard
3.2.2.6
Despite the minimum rear yard depth in section 3.2.2.3 above, where the rear of a site abuts a lane, the
required minimum rear yard depth will be decreased by the distance between the rear property line and the
ultimate centre line of the lane.
3.2.2.7
The Director of Planning may waive the requirement to provide a rear yard if the Director of Planning is
satisfied that:
(a) the site is located within an area where rear access to the site and adjacent sites is not likely to be
required; and
(b) the site is sufficiently large to provide adequate open space.
Street
Lane
S
R
district
Property line
R Rear yard
S Side yard
Side yard width
Rear yard depth
Principal
building
Diagram: Building placement for principal
building
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4
GENERAL REGULATIONS
All uses in this district are subject to the following regulations.
4.1
Amenity Shares and Affordable Housing Shares
4.1.1
For the purposes of this schedule, amenity has the same meaning set out in Schedule F: Affordable
Housing Share and Amenity Share Cost Schedule of this by-law.
4.1.2
For the purposes of this schedule, the cost of an amenity share or affordable housing share is the amount
specified per m2 in Schedule F: Affordable Housing and Amenity Share Cost Schedule of this by-law
for the I-3 zoning district.
4.2
Computation of Floor Area
4.2.1
Computation of floor area must include all floors of all buildings including accessory buildings, both above
and below ground level, measured to the extreme outer limits of the building.
4.2.2
Computation of floor area must exclude:
(a) balconies and decks, and any other appurtenances that the Director of Planning considers similar to
the foregoing, provided that the total area of these exclusions does not exceed 12% of the permitted
floor area;
(b) patios and roof decks, if the Director of Planning considers the impact on privacy and overlook;
(c)
where floors are used for off-street parking and loading, the taking on or discharging of passengers,
bicycle storage, heating and mechanical equipment, or uses that the Director of Planning considers
similar to the foregoing, those floors or portions thereof, which are located:
(i)
at or below base surface, provided that the maximum exclusion for a parking space does not
exceed 7.3 m in length, or
(ii)
above base surface and where developed as off-street parking are contained in an accessory
building located in the rear yard, provided that the maximum exclusion for a parking space does
not exceed 7.3 m in length;
(d) amenity areas for the social and recreational enjoyment of residents and employees, or providing
a service to the public, including facilities for general fitness, general recreation and child day care,
provided that:
(i)
the total area being excluded does not exceed the lesser of 20% of the permitted floor area or
100 m², and
(ii)
in the case of a child day care facility, the Director of Planning is satisfied that there is a need for
a child day care facility in the building or in the immediate neighbourhood; and
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(e) storage area associated with an artist studio - class B where the area is provided below the base
surface, to a maximum exclusion of 20 m² for each artist studio - class B.
4.3
Yards and Setbacks: Measurement
4.3.1
For the purposes of calculating the minimum front setback, the height of portions of buildings will be
measured from a plane formed by the lines extending horizontally back from the property line at grade.
4.4
Building Depth and Building Width: Measurement
4.4.1
Building depth is measured in a straight line parallel to the side property line, from the front exterior wall to
the rear exterior wall at street grade.
4.4.2
Building width is measured in a straight line parallel to the front property line, from the 2 side exterior walls
at grade.
4.5
Daylight Access and Visual Privacy
4.5.1
For the purposes of sections 3.1.2.10(b) and 3.2.2.4(b) of this schedule:
(a) daylight access can be adequately maintained if there is no shadow impact at 10 a.m., noon and
2 p.m. on September 21 and March 21; and
(b) visual privacy can be achieved by separating building facades by 24.4 m.
4.6
External Design
4.6.1
Any fence, wall, or landscaping located along the street property line abutting a street but not a lane must
facilitate pedestrian interest to the satisfaction of the Director of Planning.
4.6.2
All garbage and recycling containers must be enclosed, located, or screened so as not to be visible from
the centre line of an abutting street.
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I-4
District Schedule
1
INTENT AND OVERVIEW
1.1
Intent
The Railtown Historic Industrial District is one of the city's original industrial districts. The precinct has a
distinct industrial character defined by its collection of historic building forms, building material, proximity to
the Port of Vancouver and unique street pattern.
The intent of this schedule is to permit industrial and other uses that are generally incompatible when
situated in or near residential districts but are beneficial because they provide industrial employment
opportunities and serve a useful or necessary function in the city. Creative products manufacturing is
a permitted industrial use. A limited number of office uses that are compatible with or complement light
industrial uses are also permitted. The retention or conservation of historic buildings and features is
encouraged.
1.2
Overview
The table below provides an overview of outright and conditional approval uses in the I-4 district,
categorized by the minimum site area required, where applicable. Applicable density, form and placement
regulations in section 3 of this schedule are cross-referenced in the third column.
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
--
All uses in section 2.1 of this schedule
3.1
2
USE REGULATIONS
2.1
Outright and Conditional Approval Uses
All outright and conditional approval uses are subject to all other provisions of this by-law, including
Section 2, Section 10 and Section 11, and compliance with the regulations of this schedule including
section 2.2.
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The uses identified in the table below as outright approval uses are permitted in this district and will be
issued a permit.
The uses identified in the table below as conditional approval uses may be approved in this district by the
Director of Planning or Development Permit Board, with or without conditions, if the Director of Planning or
Development Permit Board considers:
(a) the intent of this schedule and all applicable Council policies and guidelines; and
(b) the submission of any advisory group, property owner or tenant.
Uses are listed under their general land use category. Applicable use-specific regulations in section 2.2
of this schedule are cross-referenced in the third column. Cross-references to applicable use-specific
regulations are provided for information purposes only and do not form part of this by-law.
Use
Approval
Use-Specific
Regulations
Cultural and Recreational Uses
Artist Studio - Class A,
Outright
2.2.1
Artist Studio - Class B, provided that the use must not be combined
with a Residential Unit
Outright
2.2.1
Artist Studio - Class B, not permitted as an outright approval use
Conditional
Arts and Culture Event
Outright
2.2.1
Park or Playground
Conditional
Dwelling Uses
Dwelling Unit
Conditional
2.2.2
Residential Unit associated with and forming an integral part of an
Artist Studio, limited to Artist Studio - Class B
Conditional
2.2.3
Institutional Uses
Ambulance Station
Conditional
Child Day Care Facility
Conditional
Public Authority Use
Conditional
Social Service Centre
Conditional
Manufacturing Uses
Bakery Products Manufacturing
Outright
2.2.1
Batteries Manufacturing
Outright
2.2.1
Brewing or Distilling
Conditional
Chemicals or Chemical Products Manufacturing - Class A
Conditional
Chemicals or Chemical Products Manufacturing - Class B
Outright
2.2.1
Clothing Manufacturing
Outright
2.2.1
Creative Products Manufacturing
Outright
2.2.1
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Use
Approval
Use-Specific
Regulations
Dairy Products Manufacturing
Outright
2.2.1
Electrical Products or Appliances Manufacturing
Outright
2.2.1
Food or Beverage Products Manufacturing - Class A
Conditional
Food or Beverage Products Manufacturing - Class B
Outright
2.2.1
Furniture or Fixtures Manufacturing
Outright
2.2.1
Ice Manufacturing
Outright
2.2.1
Information Communication Technology Manufacturing
Outright
2.2.1
Jewellery Manufacturing
Outright
2.2.1
Leather Products Manufacturing
Outright
2.2.1
Linoleum or Coated Fabrics Manufacturing
Conditional
Machinery or Equipment Manufacturing
Outright
2.2.1
Metal Products Manufacturing - Class A
Conditional
Metal Products Manufacturing - Class B
Outright
2.2.1
Miscellaneous Products Manufacturing - Class A
Conditional
Miscellaneous Products Manufacturing - Class B
Outright
2.2.1
Motor Vehicle Parts Manufacturing
Outright
2.2.1
Non-Metallic Mineral Products Manufacturing - Class A
Conditional
Non-Metallic Mineral Products Manufacturing - Class B
Outright
2.2.1
Paper Products Manufacturing
Outright
2.2.1
Plastic Products Manufacturing
Outright
2.2.1
Printing or Publishing
Outright
2.2.1
Rubber Manufacturing
Conditional
Rubber Products Manufacturing
Outright
2.2.1
Shoes or Boots Manufacturing
Outright
2.2.1
Textiles or Knit Goods Manufacturing
Outright
2.2.1
Tobacco Products Manufacturing
Outright
2.2.1
Transportation Equipment Manufacturing
Outright
2.2.1
Vegetable Oil Manufacturing
Conditional
Wood Products Manufacturing - Class A
Conditional
Wood Products Manufacturing - Class B
Outright
2.2.1
Office Uses
General Office
Conditional
2.2.4
Parking Uses
Parking Uses
Conditional
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Use
Approval
Use-Specific
Regulations
Retail Uses
Farmers' Market
Conditional
2.2.5
Public Bike Share
Conditional
Retail Store
Conditional
2.2.6
Shared E-Scooter System
Conditional
Service Uses
Animal Clinic or Shelter
Outright
2.2.1
Animal Services
Outright
2.2.1
Catering Establishment
Outright
2.2.1
Laboratory
Conditional
Laundry or Cleaning Plant
Outright
2.2.1
Motor Vehicle Repair Shop
Outright
2.2.1
Motor Vehicle Wash
Conditional
Photofinishing or Photography Laboratory
Conditional
Photofinishing or Photography Studio
Conditional
Print Shop
Conditional
Production or Rehearsal Studio
Outright
2.2.1
Repair Shop - Class A
Outright
2.2.1
Repair Shop - Class B
Conditional
Restaurant - Class 1
Conditional
School - Vocational or Trade
Outright
2.2.1
Sign Painting Shop
Conditional
Work Shop
Outright
2.2.1
Transportation and Storage Uses
Cold Storage Plant
Outright
2.2.1
Packaging Plant
Outright
2.2.1
Storage Warehouse
Outright
2.2.1
Storage Yard
Conditional
2.2.7
Taxicab or Limousine Station
Conditional
Truck Terminal or Courier Depot
Conditional
Weighing or Inspection Station
Conditional
Works Yard
Conditional
Utility and Communication Uses
Public Utility
Outright
2.2.1
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Use
Approval
Use-Specific
Regulations
Public Utility, not permitted as an outright approval use
Conditional
Radiocommunication Station
Outright
2.2.1
Recycling Depot
Conditional
Wholesale Uses
Lumber and Building Materials Establishment
Conditional
Wholesaling - Class A
Outright
2.2.1
Wholesaling - Class B
Outright
2.2.1, 2.2.8
uncategorized
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1
Outright
2.2.1, 2.2.9
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1 and not permitted as an outright approval use
Conditional
Accessory Uses, customarily ancillary to any outright approval use
listed in this section 2.1
Outright
2.2.1, 2.2.10
Accessory Uses, customarily ancillary to any conditional approval
use listed in this section 2.1
Conditional
2.2.11
Any other use that is not specifically listed and defined as a use in
Section 2 of this by-law
Conditional
2.2.12
Any outright approval use listed in this section 2.1 that does not
comply with section 2.2.1 of this schedule
Conditional
Deposition or extraction of material, which alters the configuration of
the land
Conditional
2.2
Use-Specific Regulations
2.2.1
Outright approval uses listed in section 2.1 of this schedule must not involve:
(a) the bulk storage of: compressed gas, petroleum, coal tar products or derivatives; explosives; fertilizer;
fish oil or meal; industrial chemicals; junk; lime; matches; paints; scrap; varnishes; or vegetable oil or
fat; or
(b) the keeping of live animals, live poultry or other fowl, except for animal clinic or shelter or animal
services.
2.2.2
Dwelling unit may be permitted in combination with any use listed in section 2.1 of this schedule if:
(a) it is for a caretaker or other person similarly employed; and
(b) such dwelling unit is considered to be essential to the operation of the business or establishment.
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2.2.3
Residential unit associated with and forming an integral part of an artist studio, limited to artist
studio - class B, may be permitted if:
(a) the change of use applies to floor area existing as of May 2, 2017; and
(b) additions are limited to a maximum of 10% of the existing floor area.
2.2.4
General office may not include the offices of accountants, lawyers, notary publics, or real estate,
advertising, insurance, travel and ticket agencies.
2.2.5
Farmers' market may be permitted if the Director of Planning considers the appropriateness of the use
with respect to compatibility with nearby sites, parking, traffic, noise, hours of operation, size of facility and
pedestrian amenity.
2.2.6
Retail store is limited to:
(a) retail store for the renting of merchandise in which the exclusive use of at least 50% of the gross floor
area is for the storage of inventory; and
(b) limited service food establishment, which means the use of premises for the primary purpose of
selling, or selling and serving, prepared food to the public during all hours of operation, where:
(i)
the premises include not more than 16 indoor or outdoor seats for customers consuming food
purchased on the premises,
(ii)
customers may also purchase food for take-out, and
(iii) live entertainment is not available.
2.2.7
Storage yard must be enclosed by a suitable fence that is painted and neatly maintained at all times.
2.2.8
Wholesaling - class B is permitted as an outright approval use if the gross floor area does not exceed
500 m².
2.2.9
Accessory buildings customarily ancillary to any use listed in section 2.1 of this schedule are permitted as
an outright approval use if:
(a) no accessory building exceeds 3.7 m in height, measured to:
(i)
the highest point of a flat roof,
(ii)
the deck line of a mansard roof, or
(iii) the mean height between the eaves and the ridge of a gable, hip or gambrel roof,
provided that no portion of an accessory building exceeds 4.6 m in building height; and
(b) the total floor area of all accessory buildings, measured to the extreme outer limits of the building,
does not exceed 10% of the total site area.
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2.2.10
Accessory uses customarily ancillary to any outright approval use listed in section 2.1 of this schedule are
permitted, except that:
(a) accessory retail use:
(i)
must not be combined with wholesale use,
(ii)
is limited to the lesser of 33.3% of the gross floor area of the principal and accessory uses
combined or 500 m2, and
(iii) must be separated from the floor area of all other uses by a wall, other than accessory retail use
associated with an artist studio; and
(b) all uses other than accessory retail use must not be accessible to the public.
2.2.11
Accessory uses customarily ancillary to any conditional approval use listed in section 2.1 of this schedule
must comply with the provisions in section 2.2.10 above.
2.2.12
Any other use that is not specifically listed and defined as a use in Section 2 of this by-law may be
permitted as a conditional approval use if the Director of Planning considers the use to be comparable in
nature to the uses listed in section 2.1 of this schedule, having regard to the intent of this schedule.
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3
DENSITY, FORM AND PLACEMENT REGULATIONS
This section contains density, form and placement regulations organized by use.
3.1
All Uses
All uses in this district are subject to the following regulations.
3.1.1
Density and Floor Area
3.1.1.1
The maximum floor space ratio is 5.00, subject to the following allocations:
(a) the maximum floor space ratio is 5.00 for manufacturing uses, transportation and storage uses,
wholesaling - class A, wholesaling - class B, and artist studio - class B; and
(b) the maximum floor space ratio for production or rehearsal studio, office uses and all other uses
combined is 2.50, or 3.00 in a building existing as of May 2, 2017, except that:
(i)
the maximum floor space ratio for office uses and all other uses combined is 1.00, or 1.50 in a
building existing as of May 2, 2017,
(ii)
the floor area for office uses must not exceed 25% of the gross floor area of all principal and
accessory uses combined, or 33.3% in a building existing as of May 2, 2017,
(iii) the floor area for retail uses, including accessory retail use, must not exceed 500 m2,
(iv) the floor area for restaurant - class 1 must not exceed 150 m², and
(v)
the floor area for a lounge use accessory to brewing or distilling must not exceed:
(A) 80 m2 for any portion of the lounge use located within the principal building, and
(B) 80 m2 for any portion of the lounge use located outside the principal building.
3.1.2
Building Form and Placement
Regulations
I-4
3.1.2.1
Maximum building height
30.5 m
3.1.2.2
Minimum rear yard depth
3.1 m
Rear Yard
3.1.2.3
Despite the minimum rear yard depth in section 3.1.2.2 above, where the rear of a site abuts a lane, the
required minimum rear yard depth will be decreased by the distance between the rear property line and the
ultimate centre line of the lane.
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March 2025
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I-4
3.1.2.4
The Director of Planning may waive the requirement to provide a rear yard if the Director of Planning is
satisfied that:
(a) the site is located within an area where rear access to the site and adjacent sites is not likely to be
required; and
(b) the site is sufficiently large to provide adequate open space.
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March 2025
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4
GENERAL REGULATIONS
All uses in this district are subject to the following regulations.
4.1
Computation of Floor Area
4.1.1
Computation of floor area must include all floors of all buildings including accessory buildings, both above
and below ground level, measured to the extreme outer limits of the building.
4.1.2
Computation of floor area must exclude:
(a) balconies and decks, and any other appurtenances that the Director of Planning considers similar to
the foregoing, provided that the total area of these exclusions does not exceed 12% of the permitted
floor area;
(b) patios and roof decks, if the Director of Planning considers the impact on privacy and overlook;
(c)
where floors are used for off-street parking and loading, the taking on or discharging of passengers,
bicycle storage, heating and mechanical equipment, or uses that the opinion of the Director of
Planning considers similar to the foregoing, those floors or portions thereof, which are located:
(i)
at or below base surface, provided that the maximum exclusion for a parking space does not
exceed 7.3 m in length, or
(ii)
above base surface and where developed as off-street parking are contained in an accessory
building located in the rear yard, provided that the maximum exclusion for a parking space does
not exceed 7.3 m in length;
(d) amenity areas for the social and recreational enjoyment of employees, or providing a service to the
public, including facilities for general fitness, general recreation and child day care, provided that:
(i)
the total area being excluded does not exceed the lesser of 20% of the permitted floor area or
100 m², and
(ii)
in the case of a child day care facility, the Director of Planning is satisfied that there is a need for
a child day care facility in the building or in the immediate neighbourhood; and
(e) storage area associated with an artist studio - class B where the area is provided below the base
surface, to a maximum exclusion of 20 m² for each artist studio - class B.
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March 2025
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Page 1
IC-1
IC-1
District Schedule
1
INTENT AND OVERVIEW
1.1
Intent
The intent of this schedule is to permit light industrial uses, including those with a significant amount of
research and development activity, that are generally compatible with one another and with adjoining
residential or commercial districts. Commercial uses compatible with and complementing light industrial
uses are also permitted.
The intent of external design regulations for sites on Main Street is to achieve a form of development
compatible with the function and character of abutting major streets, and specifically to achieve building
continuity along major streets in the district.
1.2
Overview
The table below provides an overview of outright and conditional approval uses in the IC-1 district,
categorized by the minimum site area required, where applicable. Applicable density, form and placement
regulations in section 3 of this schedule are cross-referenced in the third column.
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
--
All uses in section 2.1 of this schedule
3.1
2
USE REGULATIONS
2.1
Outright and Conditional Approval Uses
All outright and conditional approval uses are subject to all other provisions of this by-law, including
Section 2, Section 10 and Section 11, and compliance with the regulations of this schedule including
section 2.2.
The uses identified in the table below as outright approval uses are permitted in these districts and will be
issued a permit.
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March 2025
Zoning and Development By-law
Page 2
IC-1
The uses identified in the table below as conditional approval uses may be approved in these districts
by the Director of Planning or Development Permit Board, with or without conditions, if the Director of
Planning or Development Permit Board considers:
(a) the intent of this schedule and all applicable Council policies and guidelines; and
(b) the submission of any advisory group, property owner or tenant.
Uses are listed under their general land use category. Applicable use-specific regulations in section 2.2
of this schedule are cross-referenced in the third column. Cross-references to applicable use-specific
regulations are provided for information purposes only and do not form part of this by-law.
Use
Approval
Use-Specific
Regulations
Agricultural Uses
Urban Farm - Class B
Conditional
2.2.1
Cultural and Recreational Uses
Artist Studio - Class A, provided that the use must not be combined
with a Residential Unit
Outright
2.2.2
Artist Studio - Class A, not permitted as an outright approval use
Conditional
2.2.1
Artist Studio - Class B
Conditional
2.2.1
Arts and Culture Event
Outright
2.2.2
Club
Conditional
2.2.1
Fitness Centre
Conditional
2.2.1
Park or Playground
Conditional
2.2.1
Dwelling Uses
Dwelling Unit
Conditional
2.2.1, 2.2.3
Residential Unit associated with and forming an integral part of an
Artist Studio
Conditional
2.2.1, 2.2.4
Institutional Uses
Ambulance Station
Conditional
2.2.1
Public Authority Use
Conditional
2.2.1
Social Service Centre
Conditional
2.2.1
Manufacturing Uses
Bakery Products Manufacturing
Outright
2.2.2
Batteries Manufacturing
Outright
2.2.2
Brewing or Distilling
Conditional
2.2.1
Chemicals or Chemical Products Manufacturing - Class A
Conditional
2.2.1
Chemicals or Chemical Products Manufacturing - Class B
Outright
2.2.2
Clothing Manufacturing
Outright
2.2.2
City of Vancouver
March 2025
Zoning and Development By-law
Page 3
IC-1
Use
Approval
Use-Specific
Regulations
Dairy Products Manufacturing
Outright
2.2.2
Electrical Products or Appliances Manufacturing
Outright
2.2.2
Food or Beverage Products Manufacturing - Class A
Conditional
2.2.1
Food or Beverage Products Manufacturing - Class B
Outright
2.2.2
Furniture or Fixtures Manufacturing
Outright
2.2.2
Ice Manufacturing
Outright
2.2.2
Information Communication Technology Manufacturing
Outright
2.2.2
Jewellery Manufacturing
Outright
2.2.2
Leather Products Manufacturing
Outright
2.2.2
Linoleum or Coated Fabrics Manufacturing
Conditional
2.2.1
Machinery or Equipment Manufacturing
Conditional
2.2.1
Metal Products Manufacturing - Class B
Conditional
2.2.1
Miscellaneous Products Manufacturing - Class A
Conditional
2.2.1
Miscellaneous Products Manufacturing - Class B
Outright
2.2.2
Motor Vehicle Parts Manufacturing
Conditional
2.2.1
Non-Metallic Mineral Products Manufacturing - Class A
Conditional
2.2.1
Non-Metallic Mineral Products Manufacturing - Class B
Outright
2.2.2
Paper Products Manufacturing
Outright
2.2.2
Plastic Products Manufacturing
Outright
2.2.2
Printing or Publishing
Outright
2.2.2
Rubber Manufacturing
Conditional
2.2.1
Rubber Products Manufacturing
Outright
2.2.2
Shoes or Boots Manufacturing
Outright
2.2.2
Textiles or Knit Goods Manufacturing
Conditional
2.2.1
Tobacco Products Manufacturing
Outright
2.2.2
Transportation Equipment Manufacturing
Conditional
2.2.1
Vegetable Oil Manufacturing
Conditional
2.2.1
Wood Products Manufacturing - Class B
Outright
2.2.2
Office Uses
General Office
Outright
2.2.2
Parking Uses
Parking Uses
Conditional
2.2.1
Retail Uses
Farmers' Market
Conditional
2.2.1, 2.2.5
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March 2025
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Page 4
IC-1
Use
Approval
Use-Specific
Regulations
Furniture or Appliance Store
Outright
2.2.2
Gasoline Station - Full Serve
Outright
2.2.2
Gasoline Station - Split Island
Conditional
2.2.1
Public Bike Share
Conditional
2.2.1
Retail Store
Outright
2.2.2
Shared E-Scooter System
Conditional
2.2.1
Vehicle Dealer
Outright
2.2.2
Service Uses
Animal Clinic or Shelter
Outright
2.2.2
Animal Services
Outright
2.2.2
Auction Hall
Conditional
2.2.1
Catering Establishment
Outright
2.2.2
Laboratory
Outright
2.2.2
Laundry or Cleaning Plant
Outright
2.2.2
Motor Vehicle Repair Shop
Outright
2.2.2
Motor Vehicle Wash
Outright
2.2.2
Photofinishing or Photography Laboratory
Outright
2.2.2
Photofinishing or Photography Studio
Outright
2.2.2
Print Shop
Outright
2.2.2
Production or Rehearsal Studio
Outright
2.2.2
Repair Shop - Class A
Outright
2.2.2
Repair Shop - Class B
Outright
2.2.2
Restaurant - Class 1
Outright
2.2.2, 2.2.6
School - Arts or Self-Improvement
Outright
2.2.2
School - Business
Outright
2.2.2
School - Vocational or Trade
Outright
2.2.2
Sign Painting Shop
Outright
2.2.2
Work Shop
Outright
2.2.2
Transportation and Storage Uses
Booming Ground
Conditional
2.2.1
Cold Storage Plant
Outright
2.2.2
Marine Terminal or Berth
Conditional
2.2.1
Mini-Storage Warehouse
Conditional
2.2.1
Packaging Plant
Outright
2.2.2
City of Vancouver
March 2025
Zoning and Development By-law
Page 5
IC-1
Use
Approval
Use-Specific
Regulations
Storage Warehouse
Outright
2.2.2
Storage Yard
Conditional
2.2.1
Taxicab or Limousine Station
Conditional
2.2.1
Truck Terminal or Courier Depot
Conditional
2.2.1
Weighing or Inspection Station
Conditional
2.2.1
Works Yard
Conditional
2.2.1
Utility and Communication Uses
Public Utility
Conditional
2.2.1
Radiocommunication Station
Outright
2.2.2
Recycling Depot
Conditional
2.2.1
Wholesale Uses
Cardlock Fuel Station
Conditional
2.2.1
Lumber and Building Materials Establishment
Outright
2.2.2
Wholesaling - Class A
Outright
2.2.2
Wholesaling - Class B
Outright
2.2.2
uncategorized
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1
Outright
2.2.2, 2.2.7
Accessory Uses, customarily ancillary to any outright approval
use listed in this section 2.1, other than accessory retail use in
combination with outright approval wholesale uses listed in this
section 2.1
Outright
2.2.2, 2.2.8
Accessory Uses, customarily ancillary to any conditional approval
use listed in this section 2.1
Conditional
2.2.1, 2.2.9
Accessory Uses, customarily ancillary to any use listed in this
section 2.1 and not permitted as an outright approval use or
otherwise permitted as a conditional approval use
Conditional
2.2.1
Any other use that is not specifically listed and defined as a use in
Section 2 of this by-law
Conditional
2.2.1, 2.2.10
Any outright approval use listed in this section 2.1 that does not
comply with section 2.2.2(a) of this schedule
Conditional
2.2.1
2.2
Use-Specific Regulations
2.2.1
Conditional approval uses listed in section 2.1 of this schedule:
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March 2025
Zoning and Development By-law
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IC-1
(a) except for cardlock fuel station, gasoline station - split island, public bike share, shared e-scooter
system, and outdoor eating area in combination with a club, must be carried on wholly within a
completely enclosed building unless appropriate measures are taken, to the satisfaction of the
Director of Planning, to eliminate any dangerous, injurious, noxious or otherwise objectionable impact
that could adversely affect the surrounding area and adjoining non-industrial districts and, in the case
of outdoor eating area, subject to any conditions that the Director of Planning considers necessary,
having regard to the area and location of the eating area with respect to adjoining sites, the hours of
operation and the intent of this schedule;
(b) must not involve the bulk storage, pending ultimate distribution off-site, of: compressed gas,
petroleum, coal tar products or derivatives, except for cardlock fuel station and gasoline station - split
island; explosives, fireworks, ammunition, matches, or flares; radioactive material; or rags or cotton
waste;
(c)
may involve the storage of the following only if they are wholly within a completely enclosed building:
fish, fish oil or meal, animal oil or fat, or vegetable oil; fungicides, herbicides or pesticides; grain, hops
or sugar; paint, varnish, oil shellac or turpentine; scrap; or toxic or corrosive chemicals or acids;
(d) may involve the storage of goods or materials only if they are wholly within a completely enclosed
building, unless the yard or portion of the yard containing the goods or materials is enclosed by a
suitable fence or wall restricting public access; and
(e) may involve the storage of goods or materials or the placement of machinery or of refuse or garbage
receptacles only if they are wholly within a completely enclosed building, unless they are adequately
screened from view from any adjacent R district, or any R district across an adjacent street or lane,
by evergreen planting, wall, or fence and related landscaping that is acceptable to the Director of
Planning.
2.2.2
Outright approval uses listed in section 2.1 of this schedule:
(a) except for animal clinic or shelter, animal services, arts and culture event gasoline station - full
serve, lumber and building materials establishment, and outdoor eating area in combination with a
restaurant or retail store, must be carried on wholly within a completely enclosed building, except for
off-street parking and loading, heating or mechanical equipment, or other facilities or equipment that
the Director of Planning considers similar to the foregoing and, in the case of outdoor eating area,
subject to any conditions that the Director of Planning considers necessary, having regard to the area
and location of the eating area with respect to adjoining sites, the hours of operation and the intent of
this schedule; and
(b) must not involve the bulk storage, pending ultimate distribution off-site, of: compressed gas,
petroleum, coal tar products or derivatives, except for gasoline station - full serve; explosives,
fireworks, ammunition, matches, or flares; radioactive material; or rags or cotton waste.
2.2.3
Dwelling unit may be permitted in combination with any use listed in section 2.1 of this schedule if:
(a) it is for a caretaker or other person similarly employed; and
(b) such dwelling unit is considered to be essential to the operation of the business or establishment.
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March 2025
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IC-1
2.2.4
Residential unit associated with and forming an integral part of an artist studio may be permitted if:
(a) the change of use applies to floor area existing as of February 26, 2013; and
(b) additions are limited to a maximum of 10% of the existing floor area.
2.2.5
Farmers' market may be permitted if the Director of Planning considers the appropriateness of the use
with respect to compatibility with nearby sites, parking, traffic, noise, hours of operation, size of facility and
pedestrian amenity.
2.2.6
Restaurant - class 1 is permitted as an outright approval use if the floor area does not exceed 65 m2.
2.2.7
Accessory buildings customarily ancillary to any use listed in section 2.1 of this schedule are permitted as
an outright approval use if:
(a) no accessory building exceeds 3.7 m in height, measured to:
(i)
the highest point of a flat roof,
(ii)
the deck line of a mansard roof, or
(iii) the mean height between the eaves and the ridge of a gable, hip or gambrel roof,
provided that no portion of an accessory building exceeds 4.6 m in building height;
(b) an accessory building is located:
(i)
in the rear yard, and
(ii)
at least 3.1 m from the ultimate centre line of any rear or flanking lane; and
(c)
the total floor area of an accessory building, measured to the extreme outer limits of the building,
does not exceed 10% of the total site area.
2.2.8
Accessory uses customarily ancillary to any outright approval use listed in section 2.1 of this schedule,
other than accessory retail use in combination with outright approval wholesale uses listed in section 2.1 of
this schedule, are permitted if:
(a) the total floor area of all accessory uses does not exceed 33.3% of the gross floor area of the
principal and accessory uses combined, unless the accessory use is permitted as an outright
approval use pursuant to section 2.1 of this schedule; and
(b) the floor area in accessory retail use, other than accessory retail use associated with an artist studio,
is separated from the floor area in all other uses by a wall, and the other uses are not accessible to
the public.
2.2.9
Accessory uses customarily ancillary to any conditional approval use listed in section 2.1 of this schedule
must comply with the provisions of section 2.2.8 above.
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March 2025
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Page 8
IC-1
2.2.10
Any other use that is not specifically listed and defined as a use in Section 2 of this by-law may be
permitted as a conditional approval use if the Director of Planning considers the use to be comparable in
nature to the uses listed in section 2.1 of this schedule, having regard to the intent of this schedule.
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March 2025
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Page 9
IC-1
3
DENSITY, FORM AND PLACEMENT REGULATIONS
This section contains density, form and placement regulations organized by use.
3.1
All Uses
All uses in these districts are subject to the following regulations.
3.1.1
Density and Floor Area
3.1.1.1
The maximum floor space ratio is 3.00, subject to the following allocations:
(a) the maximum floor space ratio is 3.00 for manufacturing uses, transportation and storage uses, and
wholesaling - class A; and
(b) the maximum floor space ratio is 1.00 for all other uses combined, except that:
(i)
the maximum floor space ratio may be increased to 1.50 for any office use ancillary to a
manufacturing use, if:
(A) the principal use or uses only includes manufacturing, and
(B) the total floor area of all accessory uses does not exceed 50% of the gross floor area of all
principal and accessory uses combined,
(ii)
the floor area for retail uses, including accessory retail use, must not exceed 1000 m², and
(iii) the floor area for a lounge use accessory to brewing or distilling must not exceed:
(A) 80 m2 for any portion of the lounge use located within the principal building, and
(B) 80 m2 for any portion of the lounge use located outside the principal building.
3.1.2
Building Form and Placement
Regulations
IC-1
3.1.2.1
Maximum building height
18.3 m
3.1.2.2
Minimum side yard width for a side yard that:
(a) adjoins a site located in any R district, without the
intervention of a lane
1.5 m
(b) does not adjoin a site located in an R district
not required
3.1.2.3
Minimum rear yard depth
3.1 m
Building Height
City of Vancouver
March 2025
Zoning and Development By-law
Page 10
IC-1
3.1.2.4
Despite the maximum building height in
section 3.1.2.1 above, in the case of a
building or part of a building on Main Street,
the maximum building height at the street
property line is 12.2 m and:
(a) no portion of the building may protrude
above an envelope formed by a
vertical line at the street property line
and a plane formed by an angle of
135 degrees measured from the vertical
and having its vertex at the maximum
building height permitted at the street
property line; and
(b) in the case of a corner site, the
provisions of section 3.1.2.4(a) above
apply at both street property lines.
Side Yard
3.1.2.5
Despite the minimum side yard width in
section 3.1.2.2(b) above, where a side yard is
provided, although not required, the minimum
side yard width is 0.9 m.
Rear Yard
3.1.2.6
Despite the minimum rear yard depth in
section 3.1.2.3 above, where the rear of a
site abuts a lane, the required minimum rear
yard depth will be decreased by the distance
between the rear property line and the
ultimate centre line of the lane.
3.1.2.7
The Director of Planning may waive the
requirement to provide a rear yard if the
Director of Planning is satisfied that the site is
located within an area where rear access to
the site and adjacent sites is not likely to be
required.
Street
Lane
S
R
district
Property line
R Rear yard
S Side yard
Side yard width
Rear yard depth
Principal
building
Diagram: Building placement for principal
building
Front
12.2 m
135°
Base surface
Property line
Building height envelope
Maximum building height
Diagram: Maximum building height envelope
City of Vancouver
March 2025
Zoning and Development By-law
Page 11
IC-1
4
GENERAL REGULATIONS
All uses in these districts are subject to the following regulations.
4.1
Computation of Floor Area
4.1.1
Computation of floor area must include all floors of all buildings including accessory buildings, both above
and below ground level, measured to the extreme outer limits of the building.
4.1.2
Computation of floor area must exclude:
(a) balconies and decks, and any other appurtenances that the Director of Planning considers similar to
the foregoing, provided that the total area of these exclusions does not exceed 12% of the permitted
floor area;
(b) patios and roof decks, if the Director of Planning considers the impact on privacy and overlook;
(c)
where floors are used for off-street parking and loading, the taking on or discharging of passengers,
bicycle storage, heating and mechanical equipment, or uses that the Director of Planning considers
similar to the foregoing, those floors or portions thereof, which are located at or below base surface,
provided that the maximum exclusion for a parking space does not exceed 7.3 m in length;
(d) amenity areas, including child day care facilities, recreation facilities and meeting rooms accessory to
a dwelling use, to a maximum area of 10% of the total permitted floor area; and
(e) storage area associated with an artist studio where the area is provided below the base surface, to a
maximum exclusion of 20 m² for each artist studio.
4.2
External Design
4.2.1
This section 4.2 applies to sites on Main Street.
4.2.2
For the purposes of this section 4.2, the street property line is the property line along an abutting street but
not a lane.
4.2.3
Building continuity must be achieved at the street property line as follows:
(a) no yard is permitted along a street property line, except for a required setback, side or rear yard, and
yard established by building line;
(b) the first storey must include the main pedestrian entrance and facilities serving the public, such
as reception area or lobby and showroom or display area, which must be oriented with maximum
visibility to the abutting street or, in the case of a corner site, the widest abutting street;
(c)
where a building occupies a corner site, architectural features, lighting, signage, and related facade
characteristics must be located so as to orient the building to the widest abutting street;
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IC-1
(d) transparent window area must comprise at least 80% of the exterior wall surface of the first storey
along an abutting street and 40% of the exterior wall surface on every upper storey along an abutting
street; and
(e) no portion of the floor of the first storey along an abutting street may be more than 1.0 m above or
below grade at the street property line.
4.2.4
Garbage and recycling container storage areas, heating and mechanical equipment, and off-street parking
and loading facilities must be enclosed, located or screened so as not to be visible from the centre line of
an abutting street.
4.2.5
Except for gasoline station - full-serve, gasoline station - split island, cardlock fuel station, and outdoor
eating area any use that is not carried on wholly within a completely enclosed building, including parking
use, must be set back 1.2 m from the street property line at an abutting street and screened by evergreen
planting, a wall or fence with related landscaping, so as not to be visible from the centre line of any
abutting street.
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March 2025
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Page 1
IC-2
IC-2
District Schedule
1
INTENT AND OVERVIEW
1.1
Intent
The intent of this schedule is to permit light industrial uses, including those with a significant amount of
research and development activity, that are generally compatible with one another and with adjoining
residential or commercial districts. Commercial uses compatible with and complementing light industrial
uses are also permitted.
The intent of external design regulations for sites with a front or side yard on Burrard Street is to achieve a
form of development compatible with the function and character of abutting major streets, and specifically
to achieve building continuity along major streets in the district.
1.2
Overview
The table below provides an overview of outright and conditional approval uses in the IC-2 district,
categorized by the minimum site area required, where applicable. Applicable density, form and placement
regulations in section 3 of this schedule are cross-referenced in the third column.
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
--
All uses in section 2.1 of this schedule
3.1
2
USE REGULATIONS
2.1
Outright and Conditional Approval Uses
All outright and conditional approval uses are subject to all other provisions of this by-law, including
Section 2, Section 10 and Section 11, and compliance with the regulations of this schedule including
section 2.2.
The uses identified in the table below as outright approval uses are permitted in this district and will be
issued a permit.
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March 2025
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Page 2
IC-2
The uses identified in the table below as conditional approval uses may be approved in this district by the
Director of Planning or Development Permit Board, with or without conditions, if the Director of Planning or
Development Permit Board considers:
(a) the intent of this schedule and all applicable Council policies and guidelines; and
(b) the submission of any advisory group, property owner or tenant.
Uses are listed under their general land use category. Applicable use-specific regulations in section 2.2
of this schedule are cross-referenced in the third column. Cross-references to applicable use-specific
regulations are provided for information purposes only and do not form part of this by-law.
Use
Approval
Use-Specific
Regulations
Agricultural Uses
Urban Farm - Class B
Conditional
2.2.1
Cultural and Recreational Uses
Artist Studio - Class A, provided that the use must not be combined
with a Residential Unit
Outright
2.2.2
Artist Studio - Class A, not permitted as an outright approval use
Conditional
2.2.1
Artist Studio - Class B
Conditional
2.2.1
Arts and Culture Event
Outright
2.2.2
Club
Conditional
2.2.1
Fitness Centre
Conditional
2.2.1
Park or Playground
Conditional
2.2.1
Dwelling Uses
Dwelling Unit
Conditional
2.2.1, 2.2.3
Residential Unit associated with and forming an integral part of an
Artist Studio
Conditional
2.2.1, 2.2.4
Institutional Uses
Ambulance Station
Conditional
2.2.1
Child Day Care Facility
Conditional
2.2.1
Public Authority Use
Conditional
2.2.1
Social Service Centre
Conditional
2.2.1
Manufacturing Uses
Bakery Products Manufacturing
Outright
2.2.2
Batteries Manufacturing
Outright
2.2.2
Brewing or Distilling
Conditional
2.2.1
Chemicals or Chemical Products Manufacturing - Class A
Conditional
2.2.1
Chemicals or Chemical Products Manufacturing - Class B
Outright
2.2.2
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March 2025
Zoning and Development By-law
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IC-2
Use
Approval
Use-Specific
Regulations
Clothing Manufacturing
Outright
2.2.2
Creative Products Manufacturing
Conditional
2.2.1, 2.2.5
Dairy Products Manufacturing
Outright
2.2.2
Electrical Products or Appliances Manufacturing
Outright
2.2.2
Food or Beverage Products Manufacturing - Class A
Conditional
2.2.1
Food or Beverage Products Manufacturing - Class B
Outright
2.2.2
Furniture or Fixtures Manufacturing
Outright
2.2.2
Ice Manufacturing
Outright
2.2.2
Information Communication Technology Manufacturing
Outright
2.2.2
Jewellery Manufacturing
Outright
2.2.2
Leather Products Manufacturing
Outright
2.2.2
Linoleum or Coated Fabrics Manufacturing
Conditional
2.2.1
Machinery or Equipment Manufacturing
Conditional
2.2.1
Metal Products Manufacturing - Class B
Conditional
2.2.1
Miscellaneous Products Manufacturing - Class A
Conditional
2.2.1
Miscellaneous Products Manufacturing - Class B
Outright
2.2.2
Motor Vehicle Parts Manufacturing
Conditional
2.2.1
Non-Metallic Mineral Products Manufacturing - Class A
Conditional
2.2.1
Non-Metallic Mineral Products Manufacturing - Class B
Outright
2.2.2
Paper Products Manufacturing
Outright
2.2.2
Plastic Products Manufacturing
Outright
2.2.2
Printing or Publishing
Outright
2.2.2
Rubber Manufacturing
Conditional
2.2.1
Rubber Products Manufacturing
Outright
2.2.2
Shoes or Boots Manufacturing
Outright
2.2.2
Textiles or Knit Goods Manufacturing
Conditional
2.2.1
Tobacco Products Manufacturing
Outright
2.2.2
Transportation Equipment Manufacturing
Conditional
2.2.1
Vegetable Oil Manufacturing
Conditional
2.2.1
Wood Products Manufacturing - Class B
Outright
2.2.2
Office Uses
General Office
Outright
2.2.2
Parking Uses
Parking Uses
Conditional
2.2.1
City of Vancouver
March 2025
Zoning and Development By-law
Page 4
IC-2
Use
Approval
Use-Specific
Regulations
Retail Uses
Farmers' Market
Conditional
2.2.1, 2.2.6
Furniture or Appliance Store
Outright
2.2.2
Gasoline Station - Full Serve
Outright
2.2.2
Gasoline Station - Split Island
Conditional
2.2.1
Public Bike Share
Conditional
2.2.1
Retail Store
Outright
2.2.2
Shared E-Scooter System
Conditional
2.2.1
Vehicle Dealer
Outright
2.2.2
Service Uses
Animal Clinic or Shelter
Outright
2.2.2
Animal Services
Outright
2.2.2
Auction Hall
Conditional
2.2.1
Catering Establishment
Outright
2.2.2
Laboratory
Outright
2.2.2
Laundry or Cleaning Plant
Outright
2.2.2
Motor Vehicle Repair Shop
Outright
2.2.2
Motor Vehicle Wash
Outright
2.2.2
Photofinishing or Photography Laboratory
Outright
2.2.2
Photofinishing or Photography Studio
Outright
2.2.2
Print Shop
Outright
2.2.2
Production or Rehearsal Studio
Outright
2.2.2
Repair Shop - Class A
Outright
2.2.2
Repair Shop - Class B
Outright
2.2.2
Restaurant - Class 1
Outright
2.2.2, 2.2.7
School - Arts or Self-Improvement
Outright
2.2.2
School - Business
Outright
2.2.2
School - Vocational or Trade
Outright
2.2.2
Sign Painting Shop
Outright
2.2.2
Work Shop
Outright
2.2.2
Transportation and Storage Uses
Booming Ground
Conditional
2.2.1
Cold Storage Plant
Outright
2.2.2
Marine Terminal or Berth
Conditional
2.2.1
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March 2025
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Page 5
IC-2
Use
Approval
Use-Specific
Regulations
Mini-Storage Warehouse
Conditional
2.2.1
Packaging Plant
Outright
2.2.2
Storage Warehouse
Outright
2.2.2
Storage Yard
Conditional
2.2.1
Taxicab or Limousine Station
Conditional
2.2.1
Truck Terminal or Courier Depot
Conditional
2.2.1
Weighing or Inspection Station
Conditional
2.2.1
Works Yard
Conditional
2.2.1
Utility and Communication Uses
Public Utility
Conditional
2.2.1
Radiocommunication Station
Outright
2.2.2
Recycling Depot
Conditional
2.2.1
Wholesale Uses
Cardlock Fuel Station
Conditional
2.2.1
Lumber and Building Materials Establishment
Outright
2.2.2
Wholesaling - Class A
Outright
2.2.2
Wholesaling - Class B
Outright
2.2.2
uncategorized
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1
Outright
2.2.2, 2.2.8
Accessory Uses, customarily ancillary to any outright approval
use listed in this section 2.1, other than accessory retail use in
combination with outright approval wholesale uses listed in this
section 2.1
Outright
2.2.2, 2.2.9
Accessory Uses, customarily ancillary to any conditional approval
use listed in this section 2.1
Conditional
2.2.1, 2.2.10
Accessory Uses, customarily ancillary to any use listed in this
section 2.1 and not permitted as an outright approval use or
otherwise permitted as a conditional approval use
Conditional
2.2.1
Any other use that is not specifically listed and defined as a use in
Section 2 of this by-law
Conditional
2.2.1, 2.2.11
Any outright approval use listed in this section 2.1 that does not
comply with section 2.2.2(a) of this schedule
Conditional
2.2.1
2.2
Use-Specific Regulations
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March 2025
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2.2.1
Conditional approval uses listed in section 2.1 of this schedule:
(a) except for cardlock fuel station, gasoline station - split island, public bike share, shared e-scooter
system, and outdoor eating area in combination with a club, must be carried on wholly within a
completely enclosed building, unless appropriate measures are taken, to the satisfaction of the
Director of Planning, to eliminate any dangerous, injurious, noxious or otherwise objectionable impact
that could adversely affect the surrounding area and adjoining non-industrial districts and, in the case
of outdoor eating area, subject to any conditions that the Director of Planning considers necessary,
having regard to the area and location of the eating area with respect to adjoining sites, the hours of
operation, and the intent of this schedule;
(b) must not involve the bulk storage, pending ultimate distribution off-site, of: compressed gas,
petroleum, coal tar products or derivatives, except for cardlock fuel station and gasoline station - split
island; explosives, fireworks, ammunition, matches, or flares; radioactive material; or rags or cotton
waste;
(c)
may involve the storage of the following only if they are wholly within a completely enclosed building:
fish, fish oil or meal, animal oil or fat, or vegetable oil; fungicides, herbicides or pesticides; grain, hops
or sugar; paint, varnish, oil shellac or turpentine; scrap; or toxic or corrosive chemicals or acids;
(d) may involve the storage of goods or materials only if they are wholly within a completely enclosed
building, unless the yard or portion of the yard containing the goods or materials is enclosed by a
suitable fence or wall restricting public access; and
(e) may involve the storage of goods or materials or the placement of machinery or of refuse or garbage
receptacles only if they are wholly within a completely enclosed building, unless they are adequately
screened from view from any adjacent R district, or any R district across an adjacent street or lane,
by evergreen planting, wall, or fence and related landscaping that is acceptable to the Director of
Planning.
2.2.2
Outright approval uses listed in section 2.1 of this schedule:
(a) except for animal clinic or shelter, animal services, arts and culture event, gasoline station - full
serve, lumber and building materials establishment, and outdoor eating area in combination with a
restaurant or retail store, must be carried on wholly within a completely enclosed building, except for
off-street parking and loading, heating or mechanical equipment, or other facilities or equipment that
the Director of Planning considers similar to the foregoing and, in the case of outdoor eating area,
subject to any conditions that the Director of Planning considers necessary, having regard to the area
and location of the eating area with respect to adjoining sites, the hours of operation, and the intent of
this schedule; and
(b) must not involve the bulk storage, pending ultimate distribution off-site, of: compressed gas,
petroleum, coal tar products or derivatives, except for gasoline station - full serve; explosives,
fireworks, ammunition, matches, or flares; radioactive material; or rags or cotton waste.
2.2.3
Dwelling unit may be permitted in combination with any use listed in section 2.1 of this schedule if:
(a) it is for a caretaker or other person similarly employed; and
City of Vancouver
March 2025
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IC-2
(b) such dwelling unit is considered to be essential to the operation of the business or establishment.
2.2.4
Residential unit associated with and forming an integral part of an artist studio may be permitted if:
(a) the change of use applies to floor area existing as of February 26, 2013; and
(b) additions are limited to a maximum of 10% of the existing floor area.
2.2.5
Creative products manufacturing is not permitted on the first storey, or on any storey with its floor level
within 2 m above finished grade.
2.2.6
Farmers' market may be permitted if the Director of Planning considers the appropriateness of the use
with respect to compatibility with nearby sites, parking, traffic, noise, hours of operation, size of facility and
pedestrian amenity.
2.2.7
Restaurant - class 1 is permitted as an outright approval use if the floor area does not exceed 65 m2.
2.2.8
Accessory buildings customarily ancillary to any use listed in section 2.1 of this schedule are permitted as
an outright approval use if:
(a) no accessory building exceeds 3.7 m in height, measured to:
(i)
the highest point of a flat roof,
(ii)
the deck line of a mansard roof, or
(iii) the mean height between the eaves and the ridge of a gable, hip or gambrel roof,
provided that no portion of an accessory building exceeds 4.6 m in building height;
(b) an accessory building is located:
(i)
in the rear yard, and
(ii)
at least 3.1 m from the ultimate centre line of any rear or flanking lane; and
(c)
the total floor area of an accessory building, measured to the extreme outer limits of the building,
does not exceed 10% of the total site area.
2.2.9
Accessory uses customarily ancillary to any outright approval use listed in section 2.1 of this schedule,
other than accessory retail use in combination with outright approval wholesale uses listed in section 2.1 of
this schedule, are permitted if:
(a) the total floor area of all accessory uses does not exceed 33.3% of the gross floor area of the
principal and accessory uses combined, unless the accessory use is permitted as an outright
approval use pursuant to section 2.1 of this schedule; and
(b) the floor area in accessory retail use, other than accessory retail use associated with an artist studio,
is separated from the floor area in all other uses, and the other uses are not accessible to the public.
City of Vancouver
March 2025
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2.2.10
Accessory uses customarily ancillary to any conditional approval use listed in section 2.1 of this schedule
must comply with the provisions of section 2.2.9 above.
2.2.11
Any other use that is not specifically listed and defined as a use in Section 2 of this by-law may be
permitted as a conditional approval use if the Director of Planning considers the use to be comparable in
nature to the uses listed in section 2.1 of this schedule, having regard to the intent of this schedule.
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March 2025
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3
DENSITY, FORM AND PLACEMENT REGULATIONS
This section contains density, form and placement regulations organized by use.
3.1
All Uses
All uses in these districts are subject to the following regulations.
3.1.1
Density and Floor Area
3.1.1.1
The maximum floor space ratio is 3.00, subject to the following allocations:
(a) the maximum floor space ratio is 3.00 for
(i)
manufacturing uses,
(ii)
transportation and storage uses,
(iii) wholesale uses, and
(iv) cultural and recreational uses, limited to artist studio - class B; and
(b) the maximum floor space ratio is 2.50 for all other uses combined, except that the floor area for a
lounge use accessory to brewing or distilling must not exceed:
(i)
80 m2 for any portion of the lounge use located within the principal building, and
(ii)
80 m2 for any portion of the lounge use located outside the principal building.
3.1.1.2
Despite section 3.1.1.1 above, the Director of Planning may increase the permitted floor area above a floor
space ratio of 3.00 by 1 m² per amenity share or per affordable housing share provided to the City at no
cost to the City, to a maximum additional floor space ratio of 1.50, if:
(a) a minimum of 50% of the floor area greater than a floor space ratio of 2.50 is for uses listed in section
3.1.1.1(a) above; and
(b) the Director of Planning considers the intent of this schedule and all applicable Council policies and
guidelines.
3.1.1.3
Despite section 3.1.1.2 above, the maximum floor space ratio achievable as a result of the provision of
amenity shares or affordable housing shares must otherwise comply in all respects with this schedule and
this by-law.
3.1.1.4
Despite sections 3.1.1.1 and 3.1.1.2 above, the Director of Planning may increase the permitted floor
space ratio by an additional floor space ratio of 0.50, if:
(a) the greater of a floor space ratio of 0.20 or 185 m² of contiguous floor area is provided for artist studio
- class B;
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March 2025
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IC-2
(b) the artist studio - class B is preserved in the public domain by way of a registered agreement and
operated by the City or its delegates; and
(c)
the Director of Planning considers the intent of this schedule, all applicable Council policies and
guidelines, and the submission of any advisory group, property owner or tenant.
3.1.2
Building Form and Placement
Regulations
IC-2
3.1.2.1
Maximum building height
30.5 m
3.1.2.2
Minimum front yard depth for:
(a) buildings with a front yard on 1st Avenue, Pine Street, Fir
Street north of 4th Avenue, or Fir Street south of the lane
between 4th Avenue and 5th Avenue
0.65 m
(b) buildings with a front yard on 3rd Avenue east of Fir Street
1.5 m
(c)
buildings with a front yard on Burrard Street, Fir Street north
of the lane between 4th Avenue and 5th Avenue and south of
4th Avenue, or 5th Avenue east of Fir Street
2.5 m
(d) all other buildings
not required
3.1.2.3
Minimum side yard width for:
(a) buildings with a side yard on Pine Street, Fir Street north
of 4th Avenue, or Fir Street south of the lane between 4th
Avenue and 5th Avenue
0.65 m
(b) buildings with a side yard on Burrard Street, or Fir Street
north of the lane between 4th Avenue and 5th Avenue and
south of 4th Avenue
2.5 m
(c)
buildings with a side yard that adjoins a site located in any R
district, without the intervention of a lane
1.5 m
(d) all other buildings
not required
3.1.2.4
Minimum rear yard depth
3.1 m
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March 2025
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IC-2
Building Height
3.1.2.5
Despite the maximum building height in
section 3.1.2.1 above, in the case of a
building or part of a building with a front or
side yard on Burrard Street, the maximum
building height at the street property line is
18.3 m, and no portion of the building may
protrude above an envelope formed by a
vertical line at the street property line and
a plane formed by an angle of 135 degrees
measured from the vertical and having
its vertex at the maximum building height
permitted at the street property line.
3.1.2.6
The Director of Planning may vary the
requirements in section 3.1.2.5 above if the
Director of Planning considers the intent
of this schedule and all applicable Council
policies and guidelines.
Front Yard
3.1.2.7
The Director of Planning may decrease the
minimum front yard depth if the Director of
Planning considers the intent of this schedule
and all applicable Council policies and
guidelines.
Side Yard
3.1.2.8
Despite the minimum side yard width in
section 3.1.2.3(d) above, where a side yard is
provided, although not required, the minimum
side yard width is 0.9 m.
3.1.2.9
The Director of Planning may decrease the
minimum side yard width if the Director of
Planning considers the intent of this schedule
and all applicable Council policies and
guidelines.
Rear Yard
Street
Lane
S
R
district
Property line
R Rear yard
S Side yard
Side yard width
Rear yard depth
Principal
building
Diagram: Building placement for principal
building
Front
18.3 m
135°
Base surface
Property line
Building height envelope
Maximum building height
Diagram: Maximum building height envelope
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March 2025
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IC-2
3.1.2.10 Despite the minimum rear yard depth in
section 3.1.2.4 above, where the rear of a
site abuts a lane, the required minimum rear
yard depth will be decreased by the distance
between the rear property line and the
ultimate centre line of the lane.
3.1.2.11 The Director of Planning may waive the
requirement to provide a rear yard if the
Director of Planning is satisfied that the site is
located within an area where rear access to
the site and adjacent sites is not likely to be
required.
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March 2025
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IC-2
4
GENERAL REGULATIONS
All uses in these districts are subject to the following regulations.
4.1
Amenity Shares and Affordable Housing Shares
4.1.1
For the purposes of this schedule, amenity has the meaning set out in Schedule F: Affordable Housing
Share and Amenity Share Cost Schedule of this by-law.
4.1.2
For the purposes of this schedule, the cost of an amenity share or affordable housing share is the amount
specified per m² in Schedule F: Affordable Housing and Amenity Share Cost Schedule of this by-law
for the IC-2 zoning district.
4.2
Computation of Floor Area
4.2.1
Computation of floor area must include all floors of all buildings including accessory buildings, both above
and below ground level, measured to the extreme outer limits of the building.
4.2.2
Computation of floor area must exclude:
(a) balconies and decks, and any other appurtenances that the Director of Planning considers similar to
the foregoing, provided that the total area of these exclusions does not exceed 12% of the permitted
floor area;
(b) patios and roof decks, if the Director of Planning considers the impact on privacy and overlook;
(c)
where floors are used for off-street parking and loading, the taking on or discharging of passengers,
bicycle storage, heating and mechanical equipment, or uses that the Director of Planning considers
similar to the foregoing, those floors or portions thereof, which are located at or below base surface,
provided that the maximum exclusion for a parking space does not exceed 7.3 m in length;
(d) amenity areas, including child day care facilities, recreation facilities and meeting rooms accessory to
a dwelling use, to a maximum area of 10% of the total permitted floor area; and
(e) storage area associated with an artist studio where the area is provided below the base surface, to a
maximum exclusion of 20 m² for each artist studio.
4.3
External Design
4.3.1
This section 4.3 applies to sites with a front or side yard on Burrard Street only.
4.3.2
For the purposes of this section 4.3, the street property line is the property line along an abutting street but
not a lane.
4.3.3
Building continuity must be achieved at the street property line as follows:
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(a) no yard is permitted along a street property line, except for a required setback, front, side or rear yard,
and yard established by building line;
(b) the first storey must include the main pedestrian entrance and facilities serving the public, such
as reception area or lobby and showroom or display area, which must be oriented with maximum
visibility to the abutting street or, in the case of a corner site, the widest abutting street;
(c)
where a building occupies a corner site, architectural features, lighting, signage, and related facade
characteristics must be located so as to orient the building to the widest abutting street;
(d) transparent window area must comprise at least 80% of the exterior wall surface of the first storey
along an abutting street and 40% of the exterior wall surface on every upper storey along an abutting
street; and
(e) no portion of the floor of the first storey along an abutting street may be more than 1.0 m above or
below grade at the street property line.
4.3.4
Garbage and recycling container storage areas, heating and mechanical equipment, and off-street parking
and loading facilities must be enclosed, located or screened so as not to be visible from the centre line of
an abutting street.
4.3.5
Except for gasoline station - full-serve, gasoline station - split island, cardlock fuel station, and outdoor
eating area, any use that is not carried on wholly within a completely enclosed building, including parking
use, must be set back 1.2 m from the street property line at an abutting street and screened by evergreen
planting a wall or fence with related landscaping, so as not to be visible from the centre line of any abutting
street.
4.4
Yards: Projections
4.4.1
No portion of underground parking is permitted to project into any required yard except for an access
ramp, except that the Director of Planning may vary this requirement if the Director of Planning considers
the intent of this schedule and all applicable Council policies and guidelines.
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April 2025
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IC-3
IC-3
District Schedule
1
INTENT AND OVERVIEW
1.1
Intent
The primary intent of this schedule is to permit a mix of light industrial, cultural, dwelling and related uses
that are generally compatible with adjoining residential and commercial districts. Service uses compatible
with and complementing light industrial uses and a limited number of office uses are also permitted, but not
general retail stores.
Within the False Creek Flats, an area north of Great Northern Way and 2nd Avenue is identified as "sub-
area A" in Map 1: IC-3 District Sub-Area A, for the purpose of establishing permitted uses, floor area,
building height, and setbacks. In sub-area A, additional discretionary building height and density may
also be considered where 20% of the residential floor area is used for social housing or where all of the
dwelling units are secured market rental housing.
Without limitation, applicable Council policies and guidelines for consideration include the False Creek
Flats Urban Design Policies and Guidelines for IC-3 and Downtown District and IC-3 District
Policies and Procedures for Low Cost Rental Artist Studios.
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April 2025
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Industrial Ave
Great Northern Way
E 7th Ave
E 2nd Ave
Sub-Area A
LEGEND
Sub-Area A
IC-3 Boundary
IC-3
Thornton St
Lorne St
Scotia St
E 1st Ave
Main St
0
100
200
300 m
50
N
Map 1: IC-3 District Sub-Area A
1.2
Overview
The table below provides an overview of outright and conditional approval uses in the IC-3 district,
categorized by the minimum site area required, where applicable. Applicable density, form and placement
regulations in section 3 of this schedule are cross-referenced in the third column.
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
--
All uses in section 2.1 of this schedule
3.1
2
USE REGULATIONS
2.1
Outright and Conditional Approval Uses
All outright and conditional approval uses are subject to all other provisions of this by-law, including
Section 2, Section 10 and Section 11, and compliance with the regulations of this schedule including
section 2.2.
The uses identified in the table below as outright approval uses are permitted in this district and will be
issued a permit.
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April 2025
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IC-3
The uses identified in the table below as conditional approval uses may be approved in this district by the
Director of Planning or Development Permit Board, with or without conditions, if the Director of Planning or
Development Permit Board considers:
(a) the intent of this schedule and all applicable Council policies and guidelines; and
(b) the submission of any advisory group, property owner or tenant.
Uses are listed under their general land use category. Applicable use-specific regulations in section 2.2
of this schedule are cross-referenced in the third column. Cross-references to applicable use-specific
regulations are provided for information purposes only and do not form part of this by-law.
Use
Approval
Use-Specific
Regulations
Agricultural Uses
Urban Farm - Class B
Conditional
2.2.1
Cultural and Recreational Uses
Artist Studio - Class A, provided that the use must not be combined
with a Residential Unit
Outright
2.2.2
Artist Studio - Class A, not permitted as an outright approval use
Conditional
2.2.1
Artist Studio - Class B
Conditional
2.2.1
Arts and Culture Event
Outright
2.2.2
Bingo Hall
Conditional
2.2.1
Casino - Class 1
Conditional
2.2.1
Club
Outright
2.2.2
Community Centre or Neighbourhood House
Conditional
2.2.1
Fitness Centre
Outright
2.2.2
Hall
Outright
2.2.2
Theatre
Outright
2.2.2
Dwelling Uses
Dwelling Unit
Conditional
2.2.1, 2.2.3
Micro Dwelling, only in sub-area A
Conditional
2.2.1
Mixed-Use Residential Building
Conditional
2.2.1, 2.2.4,
2.2.5
Residential Unit associated with and forming an integral part of an
Artist Studio
Conditional
2.2.1
Institutional Uses
Ambulance Station
Conditional
2.2.1
Child Day Care Facility
Conditional
2.2.1
Public Authority Use
Conditional
2.2.1
Social Service Centre
Conditional
2.2.1
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April 2025
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IC-3
Use
Approval
Use-Specific
Regulations
Manufacturing Uses
Bakery Products Manufacturing
Outright
2.2.2
Batteries Manufacturing
Outright
2.2.2
Brewing or Distilling
Conditional
2.2.1
Chemicals or Chemical Products Manufacturing - Class A
Conditional
2.2.1
Chemicals or Chemical Products Manufacturing - Class B
Outright
2.2.2
Clothing Manufacturing
Outright
2.2.2
Dairy Products Manufacturing
Outright
2.2.2
Electrical Products or Appliances Manufacturing
Outright
2.2.2
Food or Beverage Products Manufacturing - Class A
Conditional
2.2.1
Food or Beverage Products Manufacturing - Class B
Outright
2.2.2
Furniture or Fixtures Manufacturing
Outright
2.2.2
Ice Manufacturing
Outright
2.2.2
Information Communication Technology Manufacturing
Outright
2.2.2
Jewellery Manufacturing
Outright
2.2.2
Leather Products Manufacturing
Outright
2.2.2
Linoleum or Coated Fabrics Manufacturing
Conditional
2.2.1
Machinery or Equipment Manufacturing
Conditional
2.2.1
Metal Products Manufacturing - Class B
Conditional
2.2.1
Miscellaneous Products Manufacturing - Class A
Conditional
2.2.1
Miscellaneous Products Manufacturing - Class B
Outright
2.2.2
Motor Vehicle Parts Manufacturing
Conditional
2.2.1
Non-Metallic Mineral Products Manufacturing - Class A
Conditional
2.2.1
Non-Metallic Mineral Products Manufacturing - Class B
Outright
2.2.2
Paper Products Manufacturing
Outright
2.2.2
Plastic Products Manufacturing
Outright
2.2.2
Printing or Publishing
Outright
2.2.2
Rubber Manufacturing
Conditional
2.2.1
Rubber Products Manufacturing
Outright
2.2.2
Shoes or Boots Manufacturing
Outright
2.2.2
Textiles or Knit Goods Manufacturing
Conditional
2.2.1
Tobacco Products Manufacturing
Outright
2.2.2
Transportation Equipment Manufacturing
Conditional
2.2.1
Vegetable Oil Manufacturing
Conditional
2.2.1
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Use
Approval
Use-Specific
Regulations
Wood Products Manufacturing - Class B
Outright
2.2.2
Office Uses
General Office
Conditional
2.2.1, 2.2.6
Parking Uses
Parking Uses
Conditional
2.2.1
Retail Uses
Farmers' Market
Conditional
2.2.1, 2.2.7
Retail Store
Outright
2.2.2, 2.2.8
Public Bike Share
Conditional
2.2.1
Shared E-Scooter System
Conditional
2.2.1
Service Uses
Auction Hall
Conditional
2.2.1
Cabaret
Conditional
2.2.1
Catering Establishment
Outright
2.2.2
Laboratory
Outright
2.2.2
Laundry or Cleaning Plant
Outright
2.2.2
Motor Vehicle Repair Shop
Outright
2.2.2
Motor Vehicle Wash
Outright
2.2.2
Photofinishing or Photography Laboratory
Outright
2.2.2
Photofinishing or Photography Studio
Outright
2.2.2
Print Shop
Outright
2.2.2
Production or Rehearsal Studio
Outright
2.2.2
Restaurant
Conditional
2.2.1
School - Arts or Self-Improvement
Conditional
2.2.1
School - Vocational or Trade
Outright
2.2.2
Sign Painting Shop
Outright
2.2.2
Work Shop
Outright
2.2.2
Transportation and Storage Uses
Aircraft Landing Place
Conditional
2.2.1
Cold Storage Plant
Outright
2.2.2
Packaging Plant
Outright
2.2.2
Railway Station or Rail Yard
Conditional
2.2.1
Storage Warehouse
Outright
2.2.2
Storage Yard
Conditional
2.2.1
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Use
Approval
Use-Specific
Regulations
Taxicab or Limousine Station
Conditional
2.2.1
Truck Terminal or Courier Depot
Conditional
2.2.1
Weighing or Inspection Station
Conditional
2.2.1
Works Yard
Conditional
2.2.1
Utility and Communication Uses
Public Utility
Conditional
2.2.1
Radiocommunication Station
Outright
2.2.2
Recycling Depot
Conditional
2.2.1
Wholesale Uses
Cardlock Fuel Station
Conditional
2.2.1
Lumber and Building Materials Establishment
Outright
2.2.2
Wholesaling - Class A
Outright
2.2.2
Wholesaling - Class B
Outright
2.2.2, 2.2.9
Wholesaling - Class B, not permitted as an outright approval use
Conditional
2.2.1
uncategorized
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1
Outright
2.2.2, 2.2.10
Accessory Uses, customarily ancillary to any outright approval
use listed in this section 2.1, other than accessory retail use in
combination with outright approval wholesale uses listed in this
section 2.1
Outright
2.2.2, 2.2.11
Accessory Uses, customarily ancillary to any conditional approval
use listed in this section 2.1
Conditional
2.2.1, 2.2.12
Accessory Uses, customarily ancillary to any use listed in this
section 2.1 and not permitted as an outright approval use or
otherwise permitted as a conditional approval use
Conditional
2.2.1
Any other use that is not specifically listed and defined as a use in
Section 2 of this by-law
Conditional
2.2.1, 2.2.13
Any other use that is not specifically listed in this section 2.1 but that
was a legally conforming use existing as of October 25, 1988
Conditional
2.2.1
Any outright approval use listed in this section 2.1 that does not
comply with section 2.2.2(a) of this schedule
Conditional
2.2.1
2.2
Use-Specific Regulations
2.2.1
Conditional approval uses listed in section 2.1 of this schedule:
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(a) except for cardlock fuel station, public bike share, shared e-scooter system, transportation and
storage uses, and outdoor eating area in combination with a restaurant, must be carried on wholly
within a completely enclosed building unless appropriate measures are taken, to the satisfaction of
the Director of Planning, to eliminate any dangerous, injurious, noxious or otherwise objectionable
impact that could adversely affect the surrounding area and adjoining non-industrial districts and,
in the case of outdoor eating area, subject to any conditions that the Director of Planning considers
necessary, having regard to the area and location of the eating area with respect to adjoining sites,
the hours of operation and the intent of this schedule;
(b) must not involve the bulk storage, pending ultimate distribution off-site, of: compressed gas,
petroleum, coal tar products or derivatives, except for cardlock fuel station; explosives, fireworks,
ammunition, matches, or flares; radioactive material; or rags or cotton waste;
(c)
may involve the storage of the following only if they are wholly within a completely enclosed building:
fish, fish oil or meal, animal oil or fat, or vegetable oil; fungicides, herbicides or pesticides; grain, hops
or sugar; paint, varnish, oil shellac or turpentine; scrap; or toxic or corrosive chemicals or acids;
(d) may involve the storage of goods or materials only if they are wholly within a completely enclosed
building, unless the yard or portion of the yard containing the goods or materials is enclosed by a
suitable fence or wall restricting public access; and
(e) may involve the storage of goods or materials, or the placement of machinery or of refuse or garbage
receptacles only if they are wholly within a completely enclosed building, unless they are adequately
screened from view from any adjacent R district, or any R district across an adjacent street or lane,
by evergreen planting, wall, or fence and related landscaping that is acceptable to the Director of
Planning.
2.2.2
Outright approval uses listed in section 2.1 of this schedule:
(a) except for arts and culture event, retail store and lumber, building materials establishment, and
outdoor eating area in combination with a club, must be carried on wholly within a completely
enclosed building, except for off-street parking and loading, heating and mechanical equipment, or
other facilities or equipment that the Director of Planning considers similar to the foregoing and, in
the case of outdoor eating area, subject to any conditions that the Director of Planning considers
necessary, having regard to the area and location of the eating area with respect to adjoining sites,
the hours of operation and the intent of this schedule; and
(b) must not involve the bulk storage, pending ultimate distribution off-site, of: compressed gas,
petroleum, coal tar products or derivatives; explosives, fireworks, ammunition, matches, or flares;
radioactive material; or rags or cotton waste.
2.2.3
Dwelling unit may be permitted if:
(a) it is in combination with any use listed in section 2.1 of this schedule and:
(i)
it is for a caretaker or other person similarly employed, and
(ii)
such dwelling unit is considered to be essential to the operation of the business or
establishment; or
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(b) it existed as of and was used continuously since October 25, 1988, provided that any additions to the
dwelling unit are limited to the lesser of 10% of the existing floor area or 37 m².
2.2.4
Any of the non-dwelling uses listed in section 2.1 of this schedule are permitted in a mixed-use residential
building.
2.2.5
No portion of the first storey of a mixed-use residential building, to a depth of 10.7 m from the front wall of
the building and extending across its full width, may be used for dwelling purposes, other than entrances to
the portion containing dwelling uses.
2.2.6
General office may not include the offices of accountants, lawyers, notary publics, or real estate,
advertising, insurance, travel and ticket agencies.
2.2.7
Farmers' market may be permitted if the Director of Planning considers the appropriateness of the use
with respect to compatibility with nearby sites, parking, traffic, noise, hours of operation, size of facility and
pedestrian amenity.
2.2.8
Retail store is limited to the sale of art and hand-crafted products.
2.2.9
Wholesaling - class B is permitted as an outright approval use if the floor area does not exceed 1,000 m².
2.2.10
Accessory buildings customarily ancillary to any use listed in section 2.1 of this schedule are permitted as
an outright approval use if:
(a) no accessory building exceeds 3.7 m in height, measured to:
(i)
the highest point of a flat roof,
(ii)
the deck line of a mansard roof, or
(iii) the mean height between the eaves and the ridge of a gable, hip or gambrel roof,
provided that no portion of an accessory building exceeds 4.6 m in building height;
(b) all accessory buildings are located:
(i)
in the rear yard, and
(ii)
at least 3.1 m from the ultimate centre line of any rear or flanking lane; and
(c)
the total floor area of an accessory building, measured to the extreme outer limits of the building,
does not exceed 10% of the total site area.
2.2.11
Accessory uses customarily ancillary to any outright approval use listed in section 2.1 of this schedule,
other than accessory retail use in combination with outright approval wholesale uses listed in section 2.1 of
this schedule, are permitted if:
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(a) the total floor area of all accessory uses does not exceed 33.3% of the gross floor area of the
principal and accessory uses combined, unless the accessory use is permitted as an outright
approval use pursuant to section 2.1 of this schedule; and
(b) the floor area in accessory retail use, other than accessory retail use associated with an artist studio,
is separated from the floor area of all other uses by a wall, and the other uses are not accessible to
the public.
2.2.12
Accessory uses customarily ancillary to any conditional approval use listed in section 2.1 of this schedule
must comply with the provisions in section 2.2.11 above.
2.2.13
Any other use that is not specifically listed and defined as a use in Section 2 of this by-law may be
permitted as a conditional approval use if the Director of Planning considers the use to be comparable in
nature to the uses listed in section 2.1 of this schedule, having regard to the intent of this schedule.
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3
DENSITY, FORM AND PLACEMENT REGULATIONS
This section contains density, form and placement regulations organized by use.
3.1
All Uses
All uses in this district are subject to the following regulations.
3.1.1
Density and Floor Area
3.1.1.1
The maximum floor space ratio is 3.00, subject to the following allocations:
(a) the maximum floor space ratio is 3.00 for artist studio (provided that the use is not combined with a
residential unit), manufacturing uses, retail store, school, theatre, transportation and storage uses,
and wholesaling - class A;
(b) the maximum floor space ratio is 2.50 for artist studio in combination with a residential unit associated
with and forming an integral part of an artist studio; and
(c)
the maximum floor space ratio is 1.00 for all other uses combined, except that the floor area for:
(i)
retail uses, including accessory retail use, must not exceed 1,000 m², and
(ii)
a lounge use accessory to brewing or distilling must not exceed:
(A) 80 m2 for any portion of the lounge use located within the principal building, and
(B) 80 m2 for any portion of the lounge use located outside the principal building.
3.1.1.2
For any development where a residential unit associated with and forming an integral part of an artist
studio is being provided and is occupied by persons receiving income equal to or less than the income as
set out in the current "Housing Income Limits" published by the British Columbia Housing Management
Commission, the Director of Planning or Development Permit Board may increase the permitted floor
space ratio, subject to prior approval by City Council and the securing of a housing agreement.
In determining the amount of the increase in floor space ratio that may be permitted by this section 3.1.1.2,
the Director of Planning or Development Permit Board, with advice from the General Manager of Real
Estate and Facilities Management, must consider:
(a) the cost to the developer of adhering to the conditions of the housing agreement;
(b) the value of the increased floor area;
(c)
the value of any relaxation of other regulations;
(d) the impact on liveability and environmental quality of the neighbourhood; and
(e) the intent of this schedule and all applicable Council policies and guidelines.
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3.1.1.3
In sub-area A, the Director of Planning may increase the permitted floor space ratio for a mixed-use
residential building to a maximum of 4.00, if the Director of Planning considers the intent of this schedule
and all applicable Council policies and guidelines and:
(a) the floor space ratio for dwelling uses does not exceed 3.50, and for the purposes of this section
3.1.1.3(a), where there is a residential unit associated with and forming an integral part of an artist
studio, the artist studio is also considered a dwelling use; and
(b) a minimum of 20% of the residential floor area included in the calculation of floor space ratio is used
for social housing, or all dwelling units are secured market rental housing.
3.1.2
Building Form and Placement
Regulations
IC-3
3.1.2.1
Maximum building height
18.3 m
3.1.2.2
Minimum side yard width for a side yard that:
(a) adjoins a site located in an R district, without the intervention
of a lane
1.5 m
(b) does not adjoin a site located in an R district
not required
3.1.2.3
Minimum rear yard depth
3.1 m
Building Height
3.1.2.4
In sub-area A, the Director of Planning may
increase the maximum building height for a
mixed-use residential building to a height not
exceeding 30.5 m, if the Director of Planning
considers the intent of this schedule and all
applicable Council policies and guidelines,
and:
(a) a minimum of 20% of the residential
floor area included in the calculation
of floor space ratio is used for social
housing; or
(b) all dwelling units are secured market
rental housing.
Street
Lane
S
R
district
Property line
R Rear yard
S Side yard
Side yard width
Rear yard depth
Principal
building
Diagram: Building placement for principal
building
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Side Yard
3.1.2.5
Despite the minimum side yard width in section 3.1.2.2(b) above, where a side yard is provided, although
not required, the minimum side yard width is 0.9 m.
Rear Yard
3.1.2.6
Despite the minimum rear yard depth in section 3.1.2.3 above, where the rear of a site abuts a lane, the
required minimum rear yard depth will be decreased by the distance between the rear property line and the
ultimate centre line of the lane.
3.1.2.7
The Director of Planning may waive the requirement to provide a rear yard if the Director of Planning is
satisfied that the site is located within an area where rear access to the site and adjacent sites is not likely
to be required.
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4
GENERAL REGULATIONS
All uses in this district are subject to the following regulations.
4.1
Computation of Floor Area
4.1.1
Computation of floor area must include:
(a) all floors of all buildings including accessory buildings, both above and below ground level, measured
to the extreme outer limits of the building; and
(b) in dwelling units and artist studios where the distance from a floor to the floor above, or where there
is no floor above, to the top of the roof rafters or deck, exceeds 3.7 m, an amount equal to the area of
the floor below the excess height, except that the Director of Planning may exclude additional height
in combination with:
(i)
an undeveloped floor area beneath roof elements that are, in the opinion of the Director of
Planning, solely for decorative purposes and to which the only means of access is a hatch,
residential lobby or mechanical penthouse, and
(ii)
venting skylights, opening clerestory windows or other similar features that, in the opinion of the
Director of Planning, reduce energy consumption or improve natural light and ventilation.
4.1.2
Computation of floor area must exclude:
(a) balconies and decks, and any other appurtenances that the Director of Planning considers similar to
the foregoing, provided that the total area of these exclusions does not exceed 12% of the permitted
floor area;
(b) patios and roof decks, if the Director of Planning considers the impact on privacy and overlook;
(c)
where floors are used for off-street parking and loading, the taking on or discharging of passengers,
bicycle storage, heating and mechanical equipment, or uses that the Director of Planning considers
similar to the foregoing, those floors or portions thereof, which are located at or below base surface,
provided that the maximum exclusion for a parking space does not exceed 7.3 m in length;
(d) amenity areas, including child day care facilities, recreation facilities and meeting rooms accessory to
a dwelling use, to a maximum floor area of 10% of the total permitted floor area; and
(e) storage area associated with an artist studio where the area is provided below the base surface, to a
maximum exclusion of 20 m² for each artist studio.
4.2
External Design
4.2.1
For the purposes of this section 4.2, the street property line is the property line along an abutting street but
not a lane.
4.2.2
Building continuity must be achieved at the street property line as follows:
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(a) no yard is permitted along a street property line, except for a required setback, side yard or rear yard,
and yard established by building line;
(b) the first storey must include the main pedestrian entrance and facilities serving the public, such
as reception area or lobby and showroom or display area, which must be oriented with maximum
visibility to the abutting street or, in the case of a corner site, the widest abutting street;
(c)
where a building occupies a corner site, architectural features, lighting, signage, and related facade
characteristics must be located so as to orient the building to the widest abutting street;
(d) transparent window area must comprise:
(i)
at least 80% of the exterior wall surface of the first storey along an abutting street, and
(ii)
at least 40% of the exterior wall surface on every upper storey along an abutting street; and
(e) no portion of the floor of the first storey along an abutting street may be more than 1.0 m above or
below grade at the street property line.
4.2.3
Garbage and recycling container storage areas, heating and mechanical equipment, and off-street parking
and loading facilities must be enclosed, located or screened so as not to be visible from the centre line of
an abutting street.
4.2.4
Except for outdoor eating area, any use that is not carried on wholly within a completely enclosed building,
including parking use, must be set back 1.2 m from the street property line at an abutting street and
screened by evergreen planting, wall, or fence with related landscaping, so as not to be visible from the
centre line of any abutting street.
5
RELAXATIONS
5.1
Where a need for a cultural facility has been demonstrated to the satisfaction of the Development Permit
Board, the Development Permit Board may relax the maximum floor space ratio for any 1 building, which
includes 1 or more of such facilities. The Development Permit Board will require that any such facility be
preserved in the public domain by way of a registered agreement and operated by the City or its delegates.
In determining the amount of the increase in floor area that may be permitted, the Development Permit
Board must consider:
(a) the construction cost of the facility;
(b) any costs to the developer of continuing maintenance required for the facility;
(c)
the rental value of the increased floor area;
(d) the value of any authorized relaxation of other restrictions;
(e) the opinion of City Council; and
(f)
the intent of this schedule and all applicable Council policies and guidelines.
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5.2
If the Director of Planning is satisfied that enforcement of section 4.2.2 will result in unnecessary hardship,
and that the form of development will otherwise achieve building continuity, the Director of Planning may
relax all or some of the requirements of section 4.2.2.
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M-1
M-1
District Schedule
1
INTENT AND OVERVIEW
1.1
Intent
The intent of this schedule is to permit industrial and other uses that are generally incompatible with
residential land use but are beneficial in that they provide industrial employment opportunities or serve
a useful or necessary function in the city. It is not the intent, however, to permit uses that are potentially
dangerous or environmentally incompatible when situated near residential districts.
1.2
Overview
The table below provides an overview of outright and conditional approval uses in the M-1 district,
categorized by the minimum site area required, where applicable. Applicable density, form and placement
regulations in section 3 of this schedule are cross-referenced in the third column.
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
--
All uses in section 2.1 of this schedule
3.1
2
USE REGULATIONS
2.1
Outright and Conditional Approval Uses
All outright and conditional approval uses are subject to all other provisions of this by-law, including
Section 2, Section 10 and Section 11, and compliance with the regulations of this schedule including
section 2.2.
The uses identified in the table below as outright approval uses are permitted in this district and will be
issued a permit.
The uses identified in the table below as conditional approval uses may be approved in this district by the
Director of Planning or Development Permit Board, with or without conditions, if the Director of Planning or
Development Permit Board considers:
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(a) the intent of this schedule and all applicable Council policies and guidelines; and
(b) the submission of any advisory group, property owner or tenant.
Uses are listed under their general land use category. Applicable use-specific regulations in section 2.2
of this schedule are cross-referenced in the third column. Cross-references to applicable use-specific
regulations are provided for information purposes only and do not form part of this by-law.
Use
Approval
Use-Specific
Regulations
Agricultural Uses
Urban Farm - Class B
Conditional
2.2.1
Cultural and Recreational Uses
Artist Studio - Class A
Outright
2.2.2
Artist Studio - Class B
Conditional
2.2.1
Arts and Culture Event
Outright
2.2.2
Billiard Hall
Conditional
2.2.1
Bowling Alley
Conditional
2.2.1
Club
Conditional
2.2.1
Community Centre or Neighbourhood House
Conditional
2.2.1
Fitness Centre
Conditional
2.2.1
Hall
Conditional
2.2.1
Park or Playground
Conditional
2.2.1
Rink
Conditional
2.2.1
Swimming Pool
Conditional
2.2.1
Theatre
Conditional
2.2.1
Dwelling Uses
Dwelling Unit
Conditional
2.2.1, 2.2.3
Residential Unit associated with and forming an integral part of an
Artist Studio, limited to Artist Studio - Class B
Conditional
2.2.1, 2.2.4
Institutional Uses
Ambulance Station
Conditional
2.2.1
Child Day Care Facility
Conditional
2.2.1
Church
Conditional
2.2.1
Public Authority Use
Conditional
2.2.1
School - Elementary or Secondary
Conditional
2.2.1
School - University or College
Conditional
2.2.1
Social Service Centre
Conditional
2.2.1
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Use
Approval
Use-Specific
Regulations
Manufacturing Uses
Bakery Products Manufacturing
Outright
2.2.2
Batteries Manufacturing
Outright
2.2.2
Brewing or Distilling
Conditional
2.2.1
Chemicals or Chemical Products Manufacturing - Class A
Conditional
2.2.1
Chemicals or Chemical Products Manufacturing - Class B
Outright
2.2.2
Clothing Manufacturing
Outright
2.2.2
Dairy Products Manufacturing
Outright
2.2.2
Electrical Products or Appliances Manufacturing
Outright
2.2.2
Food or Beverage Products Manufacturing - Class A
Conditional
2.2.1
Food or Beverage Products Manufacturing - Class B
Outright
2.2.2
Furniture or Fixtures Manufacturing
Conditional
2.2.1
Ice Manufacturing
Outright
2.2.2
Information Communication Technology Manufacturing
Outright
2.2.2
Jewellery Manufacturing
Outright
2.2.2
Leather Products Manufacturing
Outright
2.2.2
Machinery or Equipment Manufacturing
Conditional
2.2.1
Metal Products Manufacturing - Class B
Outright
2.2.2
Miscellaneous Products Manufacturing - Class B
Outright
2.2.2
Motor Vehicle Parts Manufacturing
Conditional
2.2.1
Non-Metallic Mineral Products Manufacturing - Class A
Conditional
2.2.1
Non-Metallic Mineral Products Manufacturing - Class B
Conditional
2.2.1
Paper Manufacturing
Conditional
2.2.1
Paper Products Manufacturing
Outright
2.2.2
Plastic Products Manufacturing
Conditional
2.2.1
Printing or Publishing
Outright
2.2.2
Rubber Products Manufacturing
Outright
2.2.2
Shoes or Boots Manufacturing
Outright
2.2.2
Textiles or Knit Goods Manufacturing
Outright
2.2.2
Tobacco Products Manufacturing
Outright
2.2.2
Transportation Equipment Manufacturing
Outright
2.2.2
Wood Products Manufacturing - Class B
Conditional
2.2.1
Office Uses
General Office
Conditional
2.2.1, 2.2.5
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Use
Approval
Use-Specific
Regulations
Parking Uses
Parking Uses
Conditional
2.2.1
Retail Uses
Farmers' Market
Conditional
2.2.1, 2.2.6
Furniture or Appliance Store
Conditional
2.2.1
Gasoline Station - Full Serve
Outright
2.2.2
Gasoline Station - Split Island
Conditional
2.2.1
Grocery Store with Liquor Store
Conditional
2.2.1
Liquor Store
Conditional
2.2.1
Public Bike Share
Conditional
2.2.1
Retail Store
Conditional
2.2.1
Shared E-Scooter System
Conditional
2.2.1
Small-Scale Pharmacy
Conditional
2.2.1
Vehicle Dealer
Conditional
2.2.1
Service Uses
Animal Clinic or Shelter
Outright
2.2.2
Animal Services
Outright
2.2.2
Auction Hall
Conditional
2.2.1
Barber Shop or Beauty Salon
Conditional
2.2.1
Beauty and Wellness Centre
Conditional
2.2.1
Catering Establishment
Outright
2.2.2
Drive-Through Service
Conditional
2.2.1
Funeral Home
Conditional
2.2.1
Laboratory
Conditional
2.2.1
Laundromat or Dry Cleaning Establishment
Conditional
2.2.1
Laundry or Cleaning Plant
Outright
2.2.2
Motor Vehicle Repair Shop
Outright
2.2.2
Motor Vehicle Wash
Outright
2.2.2
Neighbourhood Public House
Conditional
2.2.1
Photofinishing or Photography Laboratory
Outright
2.2.2
Photofinishing or Photography Studio
Conditional
2.2.1
Print Shop
Conditional
2.2.1
Production or Rehearsal Studio
Outright
2.2.2
Repair Shop - Class A
Outright
2.2.2
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March 2025
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M-1
Use
Approval
Use-Specific
Regulations
Repair Shop - Class B
Conditional
2.2.1
Restaurant - Class 1
Conditional
2.2.1
Restaurant - Drive-In
Conditional
2.2.1
School - Arts or Self-Improvement
Conditional
2.2.1
School - Business
Outright
2.2.2
School - Vocational or Trade
Outright
2.2.2
Sign Painting Shop
Conditional
2.2.1
Work Shop
Outright
2.2.2
Transportation and Storage Uses
Aircraft Landing Place
Conditional
2.2.1
Cold Storage Plant
Outright
2.2.2
Mini-Storage Warehouse
Conditional
2.2.1
Packaging Plant
Outright
2.2.2
Railway Station or Rail Yard
Conditional
2.2.1
Storage Warehouse
Outright
2.2.2
Storage Yard
Conditional
2.2.1, 2.2.7
Taxicab or Limousine Station
Conditional
2.2.1
Truck Terminal or Courier Depot
Conditional
2.2.1
Weighing or Inspection Station
Conditional
2.2.1
Works Yard
Conditional
2.2.1
Utility and Communication Uses
Public Utility
Outright
2.2.2, 2.2.8
Public Utility, not permitted as an outright approval use
Conditional
2.2.1
Radiocommunication Station
Outright
2.2.2
Recycling Depot
Conditional
2.2.1
Wholesale Uses
Cardlock Fuel Station
Conditional
2.2.1
Lumber and Building Materials Establishment
Conditional
2.2.1
Wholesaling - Class A
Outright
2.2.2
Wholesaling - Class B
Conditional
2.2.1
uncategorized
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1
Outright
2.2.2, 2.2.9
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March 2025
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M-1
Use
Approval
Use-Specific
Regulations
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1 and not permitted as an outright approval use
Conditional
2.2.1
Accessory Uses, customarily ancillary to any outright approval
use listed in this section 2.1, other than accessory retail use in
combination with outright approval wholesale uses listed in this
section 2.1
Outright
2.2.2, 2.2.10
Accessory Uses, customarily ancillary to any use listed in this
section 2.1 and not permitted as an outright approval use
Conditional
2.2.1
Any other use that is not specifically listed and defined as a use in
Section 2 of this by-law
Conditional
2.2.1, 2.2.11
Any outright approval use listed in this section 2.1 that does not
comply with the applicable use-specific regulations in section 2.2.2 of
this schedule
Conditional
2.2.1
Deposition or extraction of material, which alters the configuration of
the land
Conditional
2.2.1
2.2
Use-Specific Regulations
2.2.1
Conditional approval uses listed in section 2.1 of this schedule must not involve:
(a) the bulk storage of: compressed gas, petroleum, coal tar products or derivatives, except for gasoline
station - split island and cardlock fuel station; explosives; fertilizer; fish oil or meal; lime; matches; or
vegetable oil or fat; or
(b) the keeping of live animals, except for laboratory or retail store.
2.2.2
Outright approval uses listed in section 2.1 of this schedule must not involve:
(a) the bulk storage of: compressed gas, petroleum, coal tar products or derivatives, except for gasoline
station - full serve; cotton waste; explosives; fertilizer; fish, fish oil or meal; furniture; industrial
chemicals; junk; lime; matches; paints; rags; scrap; varnishes; or vegetable oil or fat; or
(b) the keeping of live animals, live poultry or other fowl, except for animal clinic or shelter or animal
services.
2.2.3
Dwelling unit may be permitted in combination with any use listed in section 2.1 of this schedule if:
(a) it is for a caretaker or other person similarly employed; and
(b) such dwelling unit is considered to be essential to the operation of the business or establishment.
2.2.4
Residential unit associated with and forming an integral part of an artist studio, limited to artist
studio - class B, may be permitted if:
City of Vancouver
March 2025
Zoning and Development By-law
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M-1
(a) the change of use applies to floor area existing as of February 26, 2013; and
(b) additions are limited to a maximum of 10% of the existing floor area.
2.2.5
General office may not include the offices of accountants, lawyers, notary publics, or real estate,
advertising, insurance, travel and ticket agencies.
2.2.6
Farmers' market may be permitted if the Director of Planning considers the appropriateness of the use
with respect to compatibility with nearby sites, parking, traffic, noise, hours of operation, size of facility and
pedestrian amenity.
2.2.7
Storage yard must be enclosed by a suitable fence that is painted and neatly maintained at all times.
2.2.8
Public utility is permitted as an outright approval use if it is located on a site that is at least 61.0 m from any
R district.
2.2.9
Accessory buildings customarily ancillary to any use listed in section 2.1 of this schedule are permitted as
an outright approval use if:
(a) no accessory building exceeds 3.7 m in height, measured to:
(i)
the highest point of a flat roof,
(ii)
the deck line of a mansard roof, or
(iii) the mean height between the eaves and the ridge of a gable, hip or gambrel roof,
provided that no portion of an accessory building exceeds 4.6 m in building height; and
(b) the total floor area of all accessory buildings, measured to the extreme outer limits of the building,
does not exceed 10% of the total site area,
except that the Director of Planning may vary the height, floor area and site area regulations.
2.2.10
Accessory uses customarily ancillary to any outright approval use listed in section 2.1 of this schedule,
other than accessory retail use in combination with outright approval wholesale uses listed in section 2.1 of
this schedule, are permitted if:
(a) the total floor area of all accessory uses does not exceed 33.3% of the gross floor area of the
principal and accessory uses combined, unless the accessory use is permitted as an outright
approval use pursuant to section 2.1 of this schedule; and
(b) the floor area in accessory retail use, other than accessory retail use associated with an artist studio,
is separated from the floor area of all other uses by a wall, and the other uses are not accessible to
the public,
except that the Director of Planning may vary the floor area regulations.
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M-1
2.2.11
Any other use that is not specifically listed and defined as a use in Section 2 of this by-law may be
permitted as a conditional approval use if the Director of Planning considers the use to be comparable in
nature to the uses listed in section 2.1 of this schedule, having regard to the intent of this schedule.
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March 2025
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M-1
3
DENSITY, FORM AND PLACEMENT REGULATIONS
This section contains density, form and placement regulations organized by use.
3.1
All Uses
All uses in this district are subject to the following regulations.
3.1.1
Density and Floor Area
3.1.1.1
The maximum floor space ratio is 5.00, subject to the following allocations:
(a) the maximum floor space ratio is 5.00 for manufacturing uses, transportation and storage uses, and
wholesaling - class A; and
(b) the maximum floor space ratio is 1.00 for all other uses combined, except that the floor area for:
(i)
retail uses, including accessory retail use, must not exceed 1,000 m²,
(ii)
general office must not exceed the greater of 235 m² or 25% of the total gross floor area of all
principal and accessory uses combined, except that floor area for general office exceeding
25% of total gross floor area will be permitted on lots on record in the Land Title Office prior to
November 21, 1989, and
(iii) a lounge use accessory to brewing or distilling must not exceed:
(A) 80 m2 for any portion of the lounge use located within the principal building, and
(B) 80 m2 for any portion of the lounge use located outside the principal building.
3.1.2
Building Form and Placement
Regulations
M-1
3.1.2.1
Maximum building height
30.5 m
3.1.2.2
Minimum side yard width for a side yard that:
(a) adjoins a site located in any RM district, without the
intervention of a lane
1.5 m
(b) adjoins a site located in any R1, RT or RA district, without the
intervention of a lane
0.9 m
(c)
does not adjoin a site located in an R district
not required
3.1.2.3
Minimum rear yard depth
3.1 m
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March 2025
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M-1
Building Height
3.1.2.4
The Director of Planning or the Development
Permit Board may permit an increase in the
maximum building height.
Side Yard
3.1.2.5
Despite the minimum side yard width in
section 3.1.2.2(b) above, in the case of
a corner site, an exterior side yard is not
required.
3.1.2.6
Despite section 3.1.2.2(c) above, where a
side yard is provided, although not required,
the minimum side yard depth is 0.9 m.
Rear Yard
3.1.2.7
Despite the minimum rear yard depth in
section 3.1.2.3 above, where the rear of a
site abuts a lane, the required minimum rear
yard depth will be decreased by the distance
between the rear property line and the
ultimate centre line of the lane.
3.1.2.8
The Director of Planning may waive the
requirement to provide a rear yard if the
Director of Planning is satisfied that:
(a) the site is located within an area where rear access to the site and adjacent sites is not likely to be
required; and
(b) the site is sufficiently large to provide adequate open space.
Street
Lane
S
R1, RT, RA
or RM district
Property line
R Rear yard
S Side yard
Side yard width
Rear yard depth
Principal
building
Diagram: Building placement for principal
building
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March 2025
Zoning and Development By-law
Page 11
M-1
4
GENERAL REGULATIONS
All uses in this district are subject to the following regulations.
4.1
Computation of Floor Area
4.1.1
Computation of floor area must include all floors of all buildings including accessory buildings, both above
and below ground level, measured to the extreme outer limits of the building.
4.1.2
Computation of floor area must exclude:
(a) balconies and decks, and any other appurtenances that the Director of Planning considers similar to
the foregoing, provided that the total area of these exclusions does not exceed 12% of the permitted
floor area;
(b) patios and roof decks, if the Director of Planning considers the impact on privacy and overlook;
(c)
where floors are used for off-street parking and loading, the taking on or discharging of passengers,
bicycle storage, heating and mechanical equipment, or uses that the Director of Planning considers
similar to the foregoing, those floors or portions thereof, which are located:
(i)
at or below base surface, provided that the maximum exclusion for a parking space does not
exceed 7.3 m in length, or
(ii)
above base surface and where developed as off-street parking are contained in an accessory
building located in the rear yard, provided that the maximum exclusion for a parking space does
not exceed 7.3 m in length;
(d) amenity areas for the social and recreational enjoyment of residents and employees, or providing
a service to the public, including facilities for general fitness, general recreation and child day care,
provided that:
(i)
the total area being excluded does not exceed the lesser of 20% of the permitted floor area or
100 m², and
(ii)
in the case of a child day care facility, the Director of Planning is satisfied that there is a need for
a child day care facility in the building or in the immediate neighbourhood; and
(e) storage area associated with an artist studio - class B where the area is provided below the base
surface, to a maximum exclusion of 20 m² for each artist studio - class B.
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M-1A
M-1A
District Schedule
1
INTENT AND OVERVIEW
1.1
Intent
The intent of this schedule is to permit industrial and other uses that are generally incompatible with
dwelling uses but are beneficial in that they provide industrial employment opportunities or serve a useful
or necessary function in the city.
It is the intent, however, to permit these uses in a manner that achieves an acceptable level of compatibility
with adjacent residential districts and not to permit uses that are potentially dangerous or environmentally
incompatible when situated near residential districts.
1.2
Overview
The table below provides an overview of outright and conditional approval uses in the M-1A district,
categorized by the minimum site area required, where applicable. Applicable density, form and placement
regulations in section 3 of this schedule are cross-referenced in the third column.
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
--
All uses in section 2.1 of this schedule
3.1
2
USE REGULATIONS
2.1
Outright and Conditional Approval Uses
All outright and conditional approval uses are subject to all other provisions of this by-law, including
Section 2, Section 10 and Section 11, and compliance with the regulations of this schedule including
section 2.2.
The uses identified in the table below as outright approval uses are permitted in this district and will be
issued a permit.
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M-1A
The uses identified in the table below as conditional approval uses may be approved in this district by the
Director of Planning or Development Permit Board, with or without conditions, if the Director of Planning or
Development Permit Board considers:
(a) the intent of this schedule and all applicable Council policies and guidelines;
(b) the submission of any advisory group, property owner or tenant;
(c)
the provision of appropriate landscaping; and
(d) the design character and choice of building material in relation to adjoining residential districts.
Uses are listed under their general land use category. Applicable use-specific regulations in section 2.2
of this schedule are cross-referenced in the third column. Cross-references to applicable use-specific
regulations are provided for information purposes only and do not form part of this by-law.
Use
Approval
Use-Specific
Regulations
Agricultural Uses
Urban Farm - Class B
Conditional
2.2.1
Cultural and Recreational Uses
Artist Studio - Class A
Conditional
2.2.1
Artist Studio - Class B
Conditional
2.2.1
Arts and Culture Event
Conditional
2.2.1
Billiard Hall
Conditional
2.2.1
Bowling Alley
Conditional
2.2.1
Club
Conditional
2.2.1
Community Centre or Neighbourhood House
Conditional
2.2.1
Fitness Centre
Conditional
2.2.1
Hall
Conditional
2.2.1
Park or Playground
Conditional
2.2.1
Rink
Conditional
2.2.1
Swimming Pool
Conditional
2.2.1
Theatre
Conditional
2.2.1
Dwelling Uses
Dwelling Unit
Conditional
2.2.1, 2.2.2
Residential Unit associated with and forming an integral part of an
Artist Studio, limited to Artist Studio - Class B
Conditional
2.2.1, 2.2.3
Institutional Uses
Ambulance Station
Conditional
2.2.1
Child Day Care Facility
Conditional
2.2.1
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March 2025
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M-1A
Use
Approval
Use-Specific
Regulations
Church
Conditional
2.2.1
Detoxification Centre
Conditional
2.2.1
Public Authority Use
Conditional
2.2.1
School - Elementary or Secondary
Conditional
2.2.1
School - University or College
Conditional
2.2.1
Social Service Centre
Conditional
2.2.1
Manufacturing Uses
Bakery Products Manufacturing
Conditional
2.2.1
Batteries Manufacturing
Conditional
2.2.1
Chemicals or Chemical Products Manufacturing - Class B
Conditional
2.2.1
Clothing Manufacturing
Conditional
2.2.1
Dairy Products Manufacturing
Conditional
2.2.1
Electrical Products or Appliances Manufacturing
Conditional
2.2.1
Food or Beverage Products Manufacturing - Class B
Conditional
2.2.1
Furniture or Fixtures Manufacturing
Conditional
2.2.1
Ice Manufacturing
Conditional
2.2.1
Information Communication Technology Manufacturing
Conditional
2.2.1
Jewellery Manufacturing
Conditional
2.2.1
Leather Products Manufacturing
Conditional
2.2.1
Machinery or Equipment Manufacturing
Conditional
2.2.1
Metal Products Manufacturing - Class B
Conditional
2.2.1
Miscellaneous Products Manufacturing - Class B
Conditional
2.2.1
Motor Vehicle Parts Manufacturing
Conditional
2.2.1
Non-Metallic Mineral Products Manufacturing - Class A
Conditional
2.2.1
Non-Metallic Mineral Products Manufacturing - Class B
Conditional
2.2.1
Paper Products Manufacturing
Conditional
2.2.1
Plastic Products Manufacturing
Conditional
2.2.1
Printing or Publishing
Conditional
2.2.1
Rubber Products Manufacturing
Conditional
2.2.1
Shoes or Boots Manufacturing
Conditional
2.2.1
Textiles or Knit Goods Manufacturing
Conditional
2.2.1
Tobacco Products Manufacturing
Conditional
2.2.1
Transportation Equipment Manufacturing
Conditional
2.2.1
Wood Products Manufacturing - Class B
Conditional
2.2.1
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March 2025
Zoning and Development By-law
Page 4
M-1A
Use
Approval
Use-Specific
Regulations
Office Uses
Office Uses
Conditional
2.2.1
Parking Uses
Parking Uses
Conditional
2.2.1
Retail Uses
Farmers' Market
Conditional
2.2.1, 2.2.4
Furniture or Appliance Store
Conditional
2.2.1
Gasoline Station - Full Serve
Conditional
2.2.1
Gasoline Station - Split Island
Conditional
2.2.1
Grocery or Drug Store
Conditional
2.2.1
Grocery Store with Liquor Store
Conditional
2.2.1
Liquor Store
Conditional
2.2.1
Public Bike Share
Conditional
2.2.1
Retail Store
Conditional
2.2.1
Shared E-Scooter System
Conditional
2.2.1
Small-Scale Pharmacy
Conditional
2.2.1
Vehicle Dealer
Conditional
2.2.1
Service Uses
Animal Clinic or Shelter
Conditional
2.2.1
Animal Services
Conditional
2.2.1
Auction Hall
Conditional
2.2.1
Barber Shop or Beauty Salon
Conditional
2.2.1
Beauty and Wellness Centre
Conditional
2.2.1
Catering Establishment
Conditional
2.2.1
Drive-Through Service
Conditional
2.2.1
Funeral Home
Conditional
2.2.1
Laboratory
Conditional
2.2.1
Laundromat or Dry Cleaning Establishment
Conditional
2.2.1
Laundry or Cleaning Plant
Conditional
2.2.1
Motor Vehicle Repair Shop
Conditional
2.2.1
Motor Vehicle Wash
Conditional
2.2.1
Neighbourhood Public House
Conditional
2.2.1
Photofinishing or Photography Laboratory
Conditional
2.2.1
Photofinishing or Photography Studio
Conditional
2.2.1
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March 2025
Zoning and Development By-law
Page 5
M-1A
Use
Approval
Use-Specific
Regulations
Print Shop
Conditional
2.2.1
Production or Rehearsal Studio
Conditional
2.2.1
Repair Shop - Class A
Conditional
2.2.1
Repair Shop - Class B
Conditional
2.2.1
Restaurant - Class 1
Conditional
2.2.1
Restaurant - Drive-In
Conditional
2.2.1
School - Arts or Self-Improvement
Conditional
2.2.1
School - Business
Conditional
2.2.1
School - Vocational or Trade
Conditional
2.2.1
Sign Painting Shop
Conditional
2.2.1
Work Shop
Conditional
2.2.1
Transportation and Storage Uses
Cold Storage Plant
Conditional
2.2.1
Mini-Storage Warehouse
Conditional
2.2.1
Packaging Plant
Conditional
2.2.1
Storage Warehouse
Conditional
2.2.1
Storage Yard
Conditional
2.2.1, 2.2.5
Truck Terminal or Courier Depot
Conditional
2.2.1
Utility and Communication Uses
Public Utility
Conditional
2.2.1
Radiocommunication Station
Conditional
2.2.1
Recycling Depot
Conditional
2.2.1
Wholesale Uses
Cardlock Fuel Station
Conditional
2.2.1
Lumber and Building Materials Establishment
Conditional
2.2.1
Wholesaling - Class A
Conditional
2.2.1
Wholesaling - Class B
Conditional
2.2.1
uncategorized
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1
Conditional
2.2.1
Accessory Uses, customarily ancillary to any use listed in this
section 2.1
Conditional
2.2.1
Any other use that is not specifically listed and defined as a use in
Section 2 of this by-law
Conditional
2.2.1, 2.2.6
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March 2025
Zoning and Development By-law
Page 6
M-1A
Use
Approval
Use-Specific
Regulations
Deposition or extraction of material, which alters the configuration of
the land
Conditional
2.2.1
2.2
Use-Specific Regulations
2.2.1
Conditional approval uses listed in section 2.1 of this schedule must not involve:
(a) the bulk storage of: compressed gas, petroleum, coal tar products or derivatives, except for gasoline
station - full serve, gasoline station - split island, and cardlock fuel station; explosives; fertilizer; fish oil
or meal; lime; matches; or vegetable oil or fat; or
(b) the keeping of live animals, except for animal clinic or shelter, animal services, laboratory or retail
store.
2.2.2
Dwelling unit may be permitted in combination with any use listed in section 2.1 of this schedule if:
(a) it is for a caretaker or other person similarly employed; and
(b) such dwelling unit is considered to be essential to the operation of the business or establishment.
2.2.3
Residential unit associated with and forming an integral part of an artist studio, limited to artist studio -
class B, may be permitted if:
(a) the change of use applies to floor area existing as of February 26, 2013; and
(b) additions are limited to a maximum of 10% of the existing floor area.
2.2.4
Farmers' market may be permitted if the Director of Planning considers the appropriateness of the use
with respect to compatibility with nearby sites, parking, traffic, noise, hours of operation, size of facility, and
pedestrian amenity.
2.2.5
Storage yard must be enclosed by a suitable fence which is painted and neatly maintained at all times.
2.2.6
Any other use that is not specifically listed and defined as a use in Section 2 of this by-law may be
permitted if the Director of Planning considers the use to be comparable in nature to the uses listed in
section 2.1 of this schedule, having regard to the intent of this schedule.
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March 2025
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Page 7
M-1A
3
DENSITY, FORM AND PLACEMENT REGULATIONS
This section contains density, form and placement regulations organized by use.
3.1
All Uses
All uses in this district are subject to the following regulations.
3.1.1
Density and Floor Area
3.1.1.1
The maximum floor space ratio is 5.00, except that the floor area for retail uses, including accessory retail
use, must not exceed 1,000 m².
3.1.2
Building Form and Placement
Regulations
M-1A
3.1.2.1
Maximum building height
18.3 m
3.1.2.2
Minimum front yard depth for sites that:
(a) adjoin a site located in any R district
3.0 m
(b) do not adjoin a site located in an R district
not required
3.1.2.3
Minimum side yard width for a side yard that:
(a) adjoins a site located in any RM district, without the
intervention of a lane
1.5 m
(b) adjoins a site located in any RA, R1 or RT district, without the
intervention of a lane
0.9 m
(c)
does not adjoin a site located in an R district
not required
3.1.2.4
Minimum rear yard depth
3.1 m
Front Yard
3.1.2.5
Where a front yard is required, the front yard must be landscaped to the satisfaction of the Director of
Planning.
Side Yard
3.1.2.6
Despite the minimum side yard width in section 3.1.2.3(b) above, in the case of a corner site, an exterior
side yard is not required.
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March 2025
Zoning and Development By-law
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M-1A
3.1.2.7
Despite the minimum side yard width in
section 3.1.2.3(c) above, where a side yard is
provided, although not required, the minimum
side yard width is 0.9 m.
Rear Yard
3.1.2.8
A rear yard must be landscaped to the
satisfaction of the Director of Planning.
3.1.2.9
Despite the minimum rear yard depth in
section 3.1.2.4 above, where the rear of the
site abuts a lane, the minimum rear yard
depth will be decreased by the distance
between the rear property line and the
ultimate centre line of the lane.
3.1.2.10 The Director of Planning may waive the
requirement to provide a rear yard if the
Director of Planning is satisfied that:
(a) the site is located within an area where
rear access to the site and adjacent
sites is not likely to be required; and
(b) the site is sufficiently large to provide adequate open space.
Street
Lane
S
R
district
F
F Front yard
Property line
R Rear yard
S Side yard
Side yard width
Rear yard depth
Front yard depth
Principal
building
Diagram: Building placement for principal
building
City of Vancouver
March 2025
Zoning and Development By-law
Page 9
M-1A
4
GENERAL REGULATIONS
All uses in this district are subject to the following regulations.
4.1
Computation of Floor Area
4.1.1
Computation of floor area must include all floors of all buildings including accessory buildings, both above
and below ground level, measured to the extreme outer limits of the building.
4.1.2
Computation of floor area must exclude:
(a) balconies and decks, and any other appurtenances that the Director of Planning considers similar to
the foregoing, provided that the total area of these exclusions does not exceed 12% of the permitted
floor area;
(b) patios and roof decks, if the Director of Planning considers the impact on privacy and overlook;
(c)
where floors are used for off-street parking and loading, the taking on or discharging of passengers,
bicycle storage, heating and mechanical equipment, or uses that the Director of Planning considers
similar to the foregoing, those floors or portions thereof, which are located:
(i)
at or below base surface, provided that the maximum exclusion for a parking space does not
exceed 7.3 m in length, or
(ii)
above base surface and where developed as off-street parking are contained in an accessory
building located in the rear yard, provided that the maximum exclusion for a parking space does
not exceed 7.3 m in length;
(d) amenity areas for the social and recreational enjoyment of residents and employees, or providing
a service to the public, including facilities for general fitness, general recreation and child day care,
provided that:
(i)
the total area being excluded does not exceed the lesser of 20% of the permitted floor area or
100 m², and
(ii)
in the case of a child day care facility, the Director of Planning is satisfied that there is a need for
a child day care facility in the building or in the immediate neighbourhood; and
(e) storage area associated with an artist studio - class B where the area is provided below the base
surface, to a maximum exclusion of 20 m² for each artist studio - class B.
City of Vancouver
April 2024
Zoning and Development By-law
Page 1
M-1B
M-1B
District Schedule
1
INTENT AND OVERVIEW
1.1
Intent
The intent of this schedule is to permit industrial and other related uses under conditions designed to
minimize conflicts with adjacent or nearby dwelling uses, and to discourage uses that are not related
to the industrial sector. While certain commercial and office uses are permitted, the type and scale of
non-industrial uses is restricted.
1.2
Overview
The table below provides an overview of outright and conditional approval uses in the M-1B district,
categorized by the minimum site area required, where applicable. Applicable density, form and placement
regulations in section 3 of this schedule are cross-referenced in the third column.
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
--
All uses in section 2.1 of this schedule
3.1
2
USE REGULATIONS
2.1
Outright and Conditional Approval Uses
All outright and conditional approval uses are subject to all other provisions of this by-law, including
Section 2, Section 10 and Section 11, and compliance with the regulations of this schedule including
section 2.2.
The uses identified in the table below as outright approval uses are permitted in this district and will be
issued a permit.
The uses identified in the table below as conditional approval uses may be approved in this district by the
Director of Planning or Development Permit Board, with or without conditions, if the Director of Planning or
Development Permit Board considers:
City of Vancouver
April 2024
Zoning and Development By-law
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M-1B
(a) the intent of this schedule and all applicable Council policies and guidelines; and
(b) the submission of any advisory group, property owner or tenant.
Uses are listed under their general land use category. Applicable use-specific regulations in section 2.2
of this schedule are cross-referenced in the third column. Cross-references to applicable use-specific
regulations are provided for information purposes only and do not form part of this by-law.
Use
Approval
Use-Specific
Regulations
Agricultural Uses
Urban Farm - Class B
Conditional
2.2.1
Cultural and Recreational Uses
Artist Studio - Class A
Outright
2.2.1
Artist Studio - Class B
Conditional
2.2.1
Arts and Culture Event
Outright
2.2.1
Dwelling Uses
Dwelling Unit
Conditional
2.2.1, 2.2.2
Residential Unit associated with and forming an integral part of an
Artist Studio, limited to Artist Studio - Class B
Conditional
2.2.1, 2.2.3
Institutional Uses
Ambulance Station
Conditional
2.2.1
Public Authority Use
Conditional
2.2.1
Social Service Centre
Conditional
2.2.1
Manufacturing Uses
Bakery Products Manufacturing
Outright
2.2.1
Batteries Manufacturing
Outright
2.2.1
Chemicals or Chemical Products Manufacturing - Class B
Outright
2.2.1
Clothing Manufacturing
Outright
2.2.1
Dairy Products Manufacturing
Outright
2.2.1
Electrical Products or Appliances Manufacturing
Outright
2.2.1
Food or Beverage Products Manufacturing - Class B
Outright
2.2.1
Furniture or Fixtures Manufacturing
Outright
2.2.1
Ice Manufacturing
Outright
2.2.1
Information Communication Technology Manufacturing
Outright
2.2.1
Jewellery Manufacturing
Outright
2.2.1
Leather Products Manufacturing
Outright
2.2.1
Machinery or Equipment Manufacturing
Outright
2.2.1, 2.2.4
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April 2024
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M-1B
Use
Approval
Use-Specific
Regulations
Machinery or Equipment Manufacturing, not permitted as an outright
approval use
Conditional
2.2.1
Metal Products Manufacturing - Class B
Outright
2.2.1, 2.2.4
Metal Products Manufacturing - Class B, not permitted as an outright
approval use
Conditional
2.2.1
Miscellaneous Products Manufacturing - Class B
Outright
2.2.1
Motor Vehicle Parts Manufacturing
Outright
2.2.1, 2.2.4
Paper Products Manufacturing
Outright
2.2.1
Plastic Products Manufacturing
Conditional
2.2.1
Printing or Publishing
Outright
2.2.1
Rubber Products Manufacturing, limited to tire retreading
Outright
2.2.1
Rubber Products Manufacturing, not permitted as an outright
approval use
Conditional
2.2.1
Shoes or Boots Manufacturing
Outright
2.2.1
Textiles or Knit Goods Manufacturing
Outright
2.2.1, 2.2.4
Textiles or Knit Goods Manufacturing, not permitted as an outright
approval use
Conditional
2.2.1
Tobacco Products Manufacturing
Outright
2.2.1
Transportation Equipment Manufacturing
Outright
2.2.1, 2.2.4
Transportation Equipment Manufacturing, not permitted as an
outright approval use
Conditional
2.2.1
Wood Products Manufacturing - Class B
Outright
2.2.1
Office Uses
General Office
Conditional
2.2.1, 2.2.5
Parking Uses
Parking Uses
Conditional
2.2.1
Retail Uses
Farmers' Market
Conditional
2.2.1, 2.2.6
Gasoline Station - Full Serve
Outright
2.2.1
Gasoline Station - Split Island
Conditional
2.2.1
Public Bike Share
Conditional
2.2.1
Shared E-Scooter System
Conditional
2.2.1
Service Uses
Catering Establishment
Outright
2.2.1
Laboratory
Conditional
2.2.1
Laundry or Cleaning Plant
Outright
2.2.1
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April 2024
Zoning and Development By-law
Page 4
M-1B
Use
Approval
Use-Specific
Regulations
Motor Vehicle Repair Shop
Outright
2.2.1
Motor Vehicle Wash
Conditional
2.2.1
Photofinishing or Photography Laboratory
Outright
2.2.1
Print Shop
Conditional
2.2.1
Production or Rehearsal Studio
Outright
2.2.1
Repair Shop - Class A
Outright
2.2.1
Restaurant - Class 1
Conditional
2.2.1, 2.2.7
School - Business
Conditional
2.2.1
School - Vocational or Trade
Conditional
2.2.1
Sign Painting Shop
Outright
2.2.1
Work Shop
Outright
2.2.1
Transportation and Storage Uses
Aircraft Landing Place
Conditional
2.2.1
Cold Storage Plant
Outright
2.2.1
Mini-Storage Warehouse
Conditional
2.2.1
Packaging Plant
Outright
2.2.1
Storage Warehouse
Conditional
2.2.1
Storage Yard
Conditional
2.2.1
Truck Terminal or Courier Depot
Conditional
2.2.1
Weighing or Inspection Station
Conditional
2.2.1
Works Yard
Conditional
2.2.1
Utility and Communication Uses
Public Utility
Conditional
2.2.1
Radiocommunication Station
Conditional
2.2.1
Recycling Depot
Conditional
2.2.1
Wholesale Uses
Cardlock Fuel Station
Conditional
2.2.1
Lumber and Building Materials Establishment
Conditional
2.2.1
Wholesaling - Class A
Outright
2.2.1
uncategorized
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1
Outright
2.2.1, 2.2.8
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1 and not permitted as an outright approval use
Conditional
2.2.1
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April 2024
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M-1B
Use
Approval
Use-Specific
Regulations
Accessory Uses, customarily ancillary to any outright approval use
listed in this section 2.1
Outright
2.2.1, 2.2.9
Accessory Uses, customarily ancillary to any use listed in this
section 2.1 and not permitted as an outright approval use
Conditional
2.2.1
Any other use that is not specifically listed and defined as a use in
Section 2 of this by-law
Conditional
2.2.1, 2.2.10
Any other use that is not specifically listed in this section 2.1 but that
was a legally conforming use existing as of August 12, 1980
Conditional
2.2.1
Deposition or extraction of material, which alters the configuration of
the land
Conditional
2.2.1
2.2
Use-Specific Regulations
2.2.1
Uses listed in section 2.1 of this schedule:
(a) must not involve the bulk storage of: acids; ammunition; animal oil or fat; compressed gas, petroleum,
coal tar products or derivatives, except for cardlock fuel station, gasoline station - full serve, or
gasoline station - split island; explosives; fertilizer; fireworks; fish; fish oil or meal; flares; fungicides;
grain; hops; industrial chemicals; lime; paint; pesticides; radioactive material; scrap or waste
materials; sugar; varnish; vegetable oil or fat; or wax;
(b) may involve the storage of goods or materials or the placement of machinery, refuse or garbage
receptacles, only if they are within a wholly enclosed building, unless they are adequately screened
from view from any adjacent arterial street or R district, or any R district across an adjacent street or
lane, by a wall, fence or by landscaping that is acceptable to the Director of Planning;
(c)
may involve the storage of goods or materials, only if they are within a wholly enclosed building,
unless the yard or portion of the yard containing the goods or materials is enclosed by a suitable
fence or wall restricting public access and such fencing is neatly maintained at all times; and
(d) must not use required parking or loading spaces, manoeuvring aisles and the like for the storage of
goods or materials or the placement of machinery or of refuse or garbage receptacles.
2.2.2
Dwelling unit may be permitted in combination with any use listed in section 2.1 of this schedule if:
(a) it is for a caretaker or other person similarly employed; and
(b) such dwelling unit is considered to be essential to the operation of the business or establishment.
2.2.3
Residential unit associated with and forming an integral part of an artist studio, limited to artist
studio - class B, may be permitted if:
(a) the change of use applies to floor area existing as of February 26, 2013; and
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April 2024
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M-1B
(b) additions are limited to a maximum of 10% of the existing floor area.
2.2.4
The following uses are permitted as outright approval uses if they are on a site that is at least 61.0 m from
any R district:
(a) machinery or equipment manufacturing;
(b) metal products manufacturing - class B;
(c)
motor vehicle parts manufacturing;
(d) textiles or knit goods manufacturing; and
(e) transportation equipment manufacturing.
2.2.5
General office may not include the offices of accountants, lawyers, notary publics, or real estate,
advertising, insurance, travel and ticket agencies.
2.2.6
Farmers' market may be permitted if the Director of Planning considers the appropriateness of the use
with respect to compatibility with nearby sites, parking, traffic, noise, hours of operation, size of facility and
pedestrian amenity.
2.2.7
Restaurant - class 1 may be permitted if it caters primarily to the needs of employees in the area and does
not exceed a maximum gross floor area of 100 m2.
2.2.8
Accessory buildings customarily ancillary to any use listed in section 2.1 of this schedule are permitted as
an outright approval use if:
(a) no accessory building exceeds 3.7 m in height, measured to:
(i)
the highest point of a flat roof,
(ii)
the deck line of a mansard roof, or
(iii) the mean height between the eaves and the ridge of a gable, hip or gambrel roof,
provided that no portion of an accessory building exceeds 4.6 m in building height; and
(b) the total floor area of all accessory buildings, measured to the extreme outer limits of the building,
does not exceed 10% of the total site area.
2.2.9
Accessory uses customarily ancillary to any outright approval use listed in section 2.1 of this schedule are
permitted if:
(a) the total floor area of all accessory uses does not exceed 25% of the gross floor area of the principal
and accessory uses combined; and
(b) the floor area in accessory uses that are accessible to the public, other than accessory uses
associated with an artist studio, is separated from the floor area of all other uses by a wall.
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April 2024
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M-1B
2.2.10
Any other use that is not specifically listed and defined as a use in Section 2 of this by-law may be
permitted if the Director of Planning considers the use to be comparable in nature to the uses listed in
section 2.1 of this schedule, having regard to the intent of this schedule.
City of Vancouver
April 2024
Zoning and Development By-law
Page 8
M-1B
3
DENSITY, FORM AND PLACEMENT REGULATIONS
This section contains density, form and placement regulations organized by use.
3.1
All Uses
All uses in this district are subject to the following regulations.
3.1.1
Density and Floor Area
3.1.1.1
The maximum floor space ratio is 1.50, except that the floor area for:
(a) retail uses, including accessory retail use, must not exceed 1,000 m²; and
(b) general office must not exceed the greater of 235 m² or 25% of the total gross floor area of all
principal and accessory uses combined, except that floor area for general office exceeding 25% of
total gross floor area will be permitted on lots on record in the Land Title Office prior to November 21,
1989.
3.1.1.2
The Director of Planning may increase the permitted floor space ratio to a maximum of 2.00 if the Director
of Planning considers:
(a) the relationship of the development with nearby residential areas;
(b) the height, bulk, location and overall design of the building and its impacts on the site, surrounding
buildings, streets and views; and
(c)
the intent of this schedule and all applicable Council policies and guidelines.
3.1.2
Building Form and Placement
Regulations
M-1B
3.1.2.1
Minimum site area
6,000 m²
3.1.2.2
Building height
12.2 m
3.1.2.3
Minimum side yard width for:
(a) sites which front onto a major street requiring a landscaped
setback
10% of the site frontage
(b) sites that adjoin a site located in an R district, without the
intervention of a lane
10% of the site frontage
(c)
other sites
not required
3.1.2.4
Rear yard depth
3.1 m
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April 2024
Zoning and Development By-law
Page 9
M-1B
Site Area
3.1.2.5
The Director of Planning may decrease the
minimum site area requirements with respect
to any of the uses permitted in this schedule,
if:
(a) the minimum site area is not less than
3,100 m2, unless comprised of 1 or more
smaller parcels on record in the Land
Title Office as of August 12, 1980; and
(b) the Director of Planning considers the
intent of this schedule and all applicable
Council policies and guidelines.
Building Height
3.1.2.6
The Director of Planning may increase the
maximum building height if the Director of
Planning considers:
(a) the relationship of the development with
nearby residential areas;
(b) the bulk, location and overall design of the building and its impact on the site, surrounding buildings,
streets and views; and
(c)
the intent of this schedule and all applicable Council policies and guidelines.
Side Yard
3.1.2.7
Despite the minimum side yard width in sections 3.1.2.3(a) and 3.1.2.3(b) above, a side yard need not be
less than 1.5 m and need not be greater than 6.1 m.
3.1.2.8
Despite the minimum side yard width in section 3.1.2.3(c) above, where a side yard is provided, although
not required, the minimum side yard width is 10% of the site frontage, except that a side yard need not be
less than 1.5 m and need not be greater than 6.1 m.
Rear Yard
3.1.2.9
Despite the minimum rear yard depth in section 3.1.2.4 above, where the rear of the site abuts a lane, the
minimum rear yard depth will be decreased by the distance between the rear property line and the ultimate
centre line of the lane.
3.1.2.10 The Director of Planning may waive the requirement to provide a rear yard if the Director of Planning is
satisfied that:
Major street
Lane
S
R1, RT, RA
or RM district
Property line
R Rear yard
S Side yard
Side yard width
Rear yard depth
Principal
building
Diagram: Building Placement for Principal
Building
City of Vancouver
April 2024
Zoning and Development By-law
Page 10
M-1B
(a) the site is located within an area where rear access to the site and adjacent sites is not likely to be
required; and
(b) the site is sufficiently large to provide adequate open space.
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April 2024
Zoning and Development By-law
Page 11
M-1B
4
GENERAL REGULATIONS
All uses in this district are subject to the following regulations.
4.1
Computation of Floor Area
4.1.1
Computation of floor area must include all floors of all buildings including accessory buildings, both above
and below ground level, measured to the extreme outer limits of the building.
4.1.2
Computation of floor area must exclude:
(a) balconies and decks, and any other appurtenances that the Director of Planning considers similar to
the foregoing, provided that the total area of these exclusions does not exceed 12% of the permitted
floor area;
(b) patios and roof decks, if the Director of Planning considers the impact on privacy and overlook;
(c)
where floors are used for off-street parking and loading, the taking on or discharging of passengers,
bicycle storage, heating and mechanical equipment, or uses that the Director of Planning considers
similar to the foregoing, those floors or portions thereof, which are located:
(i)
at or below base surface, provided that the maximum exclusion for a parking space does not
exceed 7.3 m in length, or
(ii)
above base surface and where developed as off-street parking are contained in an accessory
building located in the rear yard, provided that the maximum exclusion for a parking space does
not exceed 7.3 m in length;
(d) amenity areas for the social and recreational enjoyment of residents and employees, or providing
a service to the public, including facilities for general fitness, general recreation and child day care,
provided that:
(i)
the total area being excluded does not exceed the lesser of 20% of the permitted floor area or
100 m², and
(ii)
in the case of a child day care facility, the Director of Planning is satisfied that there is a need for
a child day care facility in the building or in the immediate neighbourhood; and
(e) storage area associated with an artist studio - class B where the area is provided below the base
surface to a maximum exclusion of 20 m² for each artist studio - class B.
City of Vancouver
March 2025
Zoning and Development By-law
Page 1
M-2
M-2
District Schedule
1
INTENT AND OVERVIEW
1.1
Intent
The intent of this schedule is to permit industrial and other uses that are generally incompatible, potentially
dangerous, or environmentally incompatible when situated in or near residential districts, but that are
beneficial in that they provide industrial employment opportunities or serve a useful or necessary function
in the city.
Without limitation, applicable Council policies and guidelines for consideration include the Non-Industrial
Uses (I-2 and M-2) Policies and Guidelines.
1.2
Overview
The table below provides an overview of outright and conditional approval uses in the M-2 district,
categorized by the minimum site area required, where applicable. Applicable density, form and placement
regulations in section 3 of this schedule are cross-referenced in the third column.
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
--
All uses in section 2.1 of this schedule
3.1
2
USE REGULATIONS
2.1
Outright and Conditional Approval Uses
All outright and conditional approval uses are subject to all other provisions of this by-law, including
Section 2, Section 10 and Section 11, and compliance with the regulations of this schedule including
section 2.2.
The uses identified in the table below as outright approval uses are permitted in this district and will be
issued a permit.
City of Vancouver
March 2025
Zoning and Development By-law
Page 2
M-2
The uses identified in the table below as conditional approval uses may be approved in this district by the
Director of Planning or Development Permit Board, with or without conditions, if the Director of Planning or
Development Permit Board considers:
(a) the intent of this schedule and all applicable Council policies and guidelines; and
(b) the submission of any advisory group, property owner or tenant.
Uses are listed under their general land use category. Applicable use-specific regulations in section 2.2
of this schedule are cross-referenced in the third column. Cross-references to applicable use-specific
regulations are provided for information purposes only and do not form part of this by-law.
Use
Approval
Use-Specific
Regulations
Agricultural Uses
Urban Farm - Class B
Conditional
Cultural and Recreational Uses
Artist Studio - Class A
Outright
2.2.1
Artist Studio - Class B, provided that the use must not be combined
with a Residential Unit
Outright
2.2.1
Artist Studio - Class B, not permitted as an outright approval use
Conditional
Arts and Culture Event
Outright
2.2.1
Marina
Conditional
Park or Playground
Conditional
Dwelling Uses
Dwelling Unit
Conditional
2.2.2
Residential Unit associated with and forming an integral part of an
Artist Studio, limited to Artist Studio - Class B
Conditional
2.2.3
Institutional Uses
Ambulance Station
Conditional
Public Authority Use
Conditional
Social Service Centre
Conditional
Manufacturing Uses
Animal Products Processing
Conditional
Bakery Products Manufacturing
Outright
2.2.1
Batteries Manufacturing
Outright
2.2.1
Brewing or Distilling
Outright
2.2.1
Chemicals or Chemical Products Manufacturing - Class A
Conditional
Chemicals or Chemical Products Manufacturing - Class B
Outright
2.2.1
Clothing Manufacturing
Outright
2.2.1
City of Vancouver
March 2025
Zoning and Development By-law
Page 3
M-2
Use
Approval
Use-Specific
Regulations
Dairy Products Manufacturing
Outright
2.2.1
Electrical Products or Appliances Manufacturing
Outright
2.2.1
Food or Beverage Products Manufacturing - Class A
Conditional
Food or Beverage Products Manufacturing - Class B
Outright
2.2.1
Furniture or Fixtures Manufacturing
Outright
2.2.1
Ice Manufacturing
Outright
2.2.1
Information Communication Technology Manufacturing
Outright
2.2.1
Jewellery Manufacturing
Outright
2.2.1
Leather Products Manufacturing
Outright
2.2.1
Linoleum or Coated Fabrics Manufacturing
Conditional
Machinery or Equipment Manufacturing
Outright
2.2.1
Metal Products Manufacturing - Class A
Conditional
Metal Products Manufacturing - Class B
Outright
2.2.1
Miscellaneous Products Manufacturing - Class A
Conditional
Miscellaneous Products Manufacturing - Class B
Outright
2.2.1
Motor Vehicle Parts Manufacturing
Outright
2.2.1
Non-Metallic Mineral Products Manufacturing - Class A
Conditional
Non-Metallic Mineral Products Manufacturing - Class B
Outright
2.2.1
Paper Manufacturing
Conditional
Paper Products Manufacturing
Outright
2.2.1
Petroleum Products or Coal Products Manufacturing
Conditional
Plastic Products Manufacturing
Outright
2.2.1
Printing or Publishing
Outright
2.2.1
Pulp Manufacturing
Conditional
Rubber Manufacturing
Conditional
Rubber Products Manufacturing
Outright
2.2.1
Shoes or Boots Manufacturing
Outright
2.2.1
Textiles or Knit Goods Manufacturing
Outright
2.2.1
Tobacco Products Manufacturing
Outright
2.2.1
Transportation Equipment Manufacturing
Outright
2.2.1
Vegetable Oil Manufacturing
Conditional
Wood Products Manufacturing - Class A
Conditional
Wood Products Manufacturing - Class B
Outright
2.2.1
Office Uses
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March 2025
Zoning and Development By-law
Page 4
M-2
Use
Approval
Use-Specific
Regulations
General Office
Conditional
2.2.4
Parking Uses
Parking Uses
Conditional
Retail Uses
Farmers' Market
Conditional
2.2.5
Gasoline Station - Full Serve
Outright
2.2.1
Gasoline Station - Split Island
Conditional
Public Bike Share
Conditional
Retail Store
Conditional
2.2.6
Shared E-Scooter System
Conditional
Vehicle Dealer, in combination with Motor Vehicle Repair Shop
Conditional
Service Uses
Animal Clinic or Shelter
Outright
2.2.1
Animal Services
Outright
2.2.1
Catering Establishment
Outright
2.2.1
Laboratory
Conditional
Laundry or Cleaning Plant
Outright
2.2.1
Motor Vehicle Repair Shop
Outright
2.2.1
Motor Vehicle Wash
Conditional
Photofinishing or Photography Laboratory
Conditional
Photofinishing or Photography Studio
Conditional
Print Shop
Conditional
Production or Rehearsal Studio
Outright
2.2.1
Repair Shop - Class A
Outright
2.2.1
Repair Shop - Class B
Conditional
Restaurant - Class 1
Conditional
School - Vocational or Trade
Outright
2.2.1
Sign Painting Shop
Conditional
Work Shop
Outright
2.2.1
Transportation and Storage Uses
Aircraft Landing Place
Conditional
Booming Ground
Conditional
Cold Storage Plant
Outright
2.2.1
Grain Elevator
Conditional
City of Vancouver
March 2025
Zoning and Development By-law
Page 5
M-2
Use
Approval
Use-Specific
Regulations
Marine Terminal or Berth
Conditional
Mini-Storage Warehouse
Conditional
Packaging Plant
Outright
2.2.1
Railway Station or Rail Yard
Conditional
Stockyard
Conditional
Storage Warehouse
Outright
2.2.1
Storage Yard
Conditional
2.2.7
Taxicab or Limousine Station
Conditional
Truck Terminal or Courier Depot
Conditional
Weighing or Inspection Station
Conditional
Works Yard
Conditional
Utility and Communication Uses
Public Utility
Outright
2.2.1, 2.2.8
Public Utility, not permitted as an outright approval use
Conditional
Radiocommunication Station
Outright
2.2.1
Recycling Depot
Conditional
Waste Disposal Facility
Conditional
Wholesale Uses
Bulk Fuel Depot
Conditional
Cardlock Fuel Station
Conditional
Junk Yard or Shop
Conditional
Lumber and Building Materials Establishment
Conditional
Wholesaling - Class A
Outright
2.2.1
Wholesaling - Class B
Conditional
uncategorized
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1
Outright
2.2.1, 2.2.9
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1 and not permitted as an outright approval use
Conditional
Accessory Uses, customarily ancillary to any outright approval use
listed in this section 2.1, other than lounges accessory to brewing
or distilling, and accessory retail use in combination with outright
approval wholesale uses listed in this section 2.1
Outright
2.2.1, 2.2.10
Accessory Uses, customarily ancillary to any use listed in this
section 2.1 and not permitted as an outright approval use
Conditional
City of Vancouver
March 2025
Zoning and Development By-law
Page 6
M-2
Use
Approval
Use-Specific
Regulations
Any other use that is not specifically listed and defined as a use in
Section 2 of this by-law
Conditional
2.2.11
Any outright approval use listed in this section 2.1 that does not
comply with the applicable use-specific regulations in section 2.2.1 of
this schedule
Conditional
Deposition or extraction of material, which alters the configuration of
the land
Conditional
2.2
Use-Specific Regulations
2.2.1
Outright approval uses listed in section 2.1 of this schedule must not involve:
(a) the bulk storage of: compressed gas, petroleum, coal tar products or derivatives, except for gasoline
station - full serve; explosives; fertilizer; fish oil or meal; industrial chemicals; junk; lime; matches;
paints; scrap; varnishes; or vegetable oil or fat; or
(b) the keeping of live animals, live poultry or other fowl, except for animal clinic or shelter or animal
services.
2.2.2
Dwelling unit may be permitted in combination with any use listed in section 2.1 of this schedule if:
(a) it is for a caretaker or other person similarly employed; and
(b) such dwelling unit is considered to be essential to the operation of the business or establishment.
2.2.3
Residential unit associated with and forming an integral part of an artist studio, limited to artist
studio - class B, may be permitted if:
(a) the change of use applies to floor area existing as of February 26, 2013; and
(b) additions are limited to a maximum of 10% of the existing floor area.
2.2.4
General office may not include the offices of accountants, lawyers, notary publics, or real estate,
advertising, insurance, travel and ticket agencies.
2.2.5
Farmers' market may be permitted if the Director of Planning considers the appropriateness of the use
with respect to compatibility with nearby sites, parking, traffic, noise, hours of operation, size of facility and
pedestrian amenity.
2.2.6
Retail store is limited to:
(a) convenience store in combination with a gasoline station - full serve or gasoline station - split island;
City of Vancouver
March 2025
Zoning and Development By-law
Page 7
M-2
(b) retail store for the renting of merchandise in which the exclusive use of at least 50% of the floor area
is for the storage of inventory; and
(c)
limited service food establishment, which means the use of premises for the primary purpose of
selling, or selling and serving, prepared food to the public during all hours of operation, where:
(i)
the premises include not more than 16 indoor or outdoor seats for customers consuming food
purchased on the premises,
(ii)
customers may also purchase food for take-out, and
(iii) live entertainment is not available.
2.2.7
Storage yard must be enclosed by a suitable fence that is painted and neatly maintained at all times.
2.2.8
Public utility is permitted as an outright approval use if it is located on a site at least 61.0 m from any
R district.
2.2.9
Accessory buildings customarily ancillary to any use listed in section 2.1 of this schedule are permitted as
an outright approval use if:
(a) no accessory building exceeds 3.7 m in height, measured to:
(i)
the highest point of a flat roof,
(ii)
the deck line of a mansard roof, or
(iii) the mean height between the eaves and the ridge of a gable, hip or gambrel roof,
provided that no portion of an accessory building exceeds 4.6 m in building height; and
(b) the total floor area of all accessory buildings, measured to the extreme outer limits of the building,
does not exceed 10% of the total site area,
except that the Director of Planning may vary the height, floor area and site area regulations.
2.2.10
Accessory uses customarily ancillary to any outright approval use listed in section 2.1 of this schedule,
other than lounges accessory to brewing or distilling, and accessory retail use in combination with outright
approval wholesale uses listed in section 2.1 of this schedule, are permitted if:
(a) the total floor area of all accessory uses does not exceed 33.3% of the gross floor area of the
principal and accessory uses combined, unless the accessory use is permitted as an outright
approval use pursuant to section 2.1 of this schedule; and
(b) the floor area in accessory retail use, other than accessory retail use associated with an artist studio,
is separated from the floor area of all other uses by a wall, and the other uses are not accessible to
the public,
except that Director of Planning may vary the floor area regulations.
City of Vancouver
March 2025
Zoning and Development By-law
Page 8
M-2
2.2.11
Any other use that is not specifically listed and defined as a use in Section 2 of this by-law may be
permitted as a conditional approval use if the Director of Planning considers the use to be comparable in
nature to the uses listed in section 2.1 of this schedule, having regard to the intent of this schedule.
City of Vancouver
March 2025
Zoning and Development By-law
Page 9
M-2
3
DENSITY, FORM AND PLACEMENT REGULATIONS
This section contains density, form and placement regulations organized by use.
3.1
All Uses
All uses in this district are subject to the following regulations.
3.1.1
Density and Floor Area
3.1.1.1
The maximum floor space ratio is 5.00, subject to the following allocations:
(a) the maximum floor space ratio is 5.00 for manufacturing uses, transportation and storage uses, and
wholesaling - class A; and
(b) the maximum floor space ratio is 1.00 for all other uses combined, except that the floor area for:
(i)
retail uses, including accessory retail use, must not exceed 1,000 m², except that for
convenience store in combination with a gasoline station - full serve or gasoline station - split
island, the floor area must not exceed 200 m² per site,
(ii)
general office must not exceed the greater of 235 m² or 25% of the total gross floor area of all
principal and accessory uses combined,
(iii) restaurant - class 1 must not exceed 300 m², and
(iv) a lounge use accessory to brewing or distilling must not exceed:
(A) 80 m2 for any portion of the lounge use located within the principal building, and
(B) 80 m2 for any portion of the lounge use located outside the principal building.
3.1.2
Building Form and Placement
Regulations
M-2
3.1.2.1
Maximum building height
30.5 m
3.1.2.2
Minimum side yard width for a side yard that:
(a) adjoins a site located in any RM district, without the
intervention of a lane
1.5 m
(b) adjoins a site located in any R1, RT or RA district, without the
intervention of a lane
0.9 m
(c)
does not adjoin a site located in an R district
not required
3.1.2.3
Minimum rear yard depth
3.1 m
City of Vancouver
March 2025
Zoning and Development By-law
Page 10
M-2
Building Height
3.1.2.4
The Director of Planning or the Development
Permit Board may increase the maximum
building height in section 3.1.2.1 above.
Side Yard
3.1.2.5
Despite the minimum side yard width in
section 3.1.2.2(b) above, in the case of
a corner site, an exterior side yard is not
required.
3.1.2.6
Despite the minimum side yard width in
section 3.1.2.2(c) above, where a side yard is
provided, although not required, the minimum
side yard depth is 0.9 m.
Rear Yard
3.1.2.7
Despite the minimum rear yard depth in
section 3.1.2.3 above, where the rear of a
site abuts a lane, the required minimum rear
yard depth will be decreased by the distance
between the rear property line and the
ultimate centre line of the lane.
3.1.2.8
The Director of Planning may waive the requirement to provide a rear yard if the Director of Planning is
satisfied that:
(a) the site is located within an area where rear access to the site and adjacent sites is not likely to be
required; and
(b) the site is sufficiently large to provide adequate open space.
Street
Lane
S
R1, RT, RA
or RM district
Property line
R Rear yard
S Side yard
Side yard width
Rear yard depth
Principal
building
Diagram: Building placement for principal
building
City of Vancouver
March 2025
Zoning and Development By-law
Page 11
M-2
4
GENERAL REGULATIONS
All uses in this district are subject to the following regulations.
4.1
Computation of Floor Area
4.1.1
Computation of floor area must include all floors of all buildings including accessory buildings, both above
and below ground level, measured to the extreme outer limits of the building.
4.1.2
Computation of floor area must exclude:
(a) balconies and decks, and any other appurtenances that the Director of Planning considers similar to
the foregoing, provided that the total area of these exclusions does not exceed 12% of the permitted
floor area;
(b) patios and roof decks, if the Director of Planning considers the impact on privacy and overlook;
(c)
where floors are used for off-street parking and loading, the taking on or discharging of passengers,
bicycle storage, heating and mechanical equipment, or uses that the Director of Planning considers
similar to the foregoing, those floors or portions thereof, which are located:
(i)
at or below base surface, provided that the maximum exclusion for a parking space does not
exceed 7.3 m in length, or
(ii)
above base surface and where developed as off-street parking are contained in an accessory
building located in the rear yard, provided that the maximum exclusion for a parking space does
not exceed 7.3 m in length;
(d) amenity areas for the social and recreational enjoyment of residents and employees, or providing
a service to the public, including facilities for general fitness, general recreation and child day care,
provided that:
(i)
the total area being excluded does not exceed the lesser of 20% of the permitted floor area or
100 m², and
(ii)
in the case of a child day care facility, the Director of Planning is satisfied that there is a need for
a child day care facility in the building or in the immediate neighbourhood; and
(e) storage area associated with an artist studio - class B where the area is provided below the base
surface, to a maximum exclusion of 20 m² for each artist studio - class B.
City of Vancouver
April 2025
Zoning and Development By-law
Page 1
MC-1 and MC-2
MC-1 and MC-2
Districts Schedule
1
INTENT AND OVERVIEW
1.1
Intent
The intent of this schedule is to reinforce the mixed-use nature of this area, with dwelling, commercial and
light industrial uses permitted. Emphasis is placed on building design that furthers compatibility among
uses and contributes to area character and pedestrian interest. The MC-2 district differs from the MC-1
district in limiting dwelling uses in areas adjacent to a heavy impact industrial district.
Within the False Creek Flats, a portion of the MC-1 district north of Malkin Avenue is identified as "sub-area
A" in Map 1: MC-1 District Sub-Area A, for the purpose of establishing permitted uses, building height,
setbacks and floor area. In sub-area A, additional discretionary building height and density may also be
considered to achieve new secured market rental housing to provide a transition between the residential
area north of Atlantic and Prior Streets and the employment-focused area of the False Creek Flats to the
south.
Without limitation, applicable Council policies and guidelines for consideration include the MC-1 and MC-2
Guidelines for Cedar Cottage, Hudson Street, East Hastings (Clark to Semlin) and False Creek Flats
(Malkin-Atlantic-Prior) Areas.
City of Vancouver
April 2025
Zoning and Development By-law
Page 2
MC-1 and MC-2
1.2
Overview
The table below provides an overview of outright and conditional approval uses in the MC-1 and MC-2
districts, categorized by the minimum site area required, where applicable. Applicable density, form and
placement regulations in section 3 of this schedule are cross-referenced in the third column.
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
--
All uses in section 2.1 of this schedule
3.1
2
USE REGULATIONS
2.1
Outright and Conditional Approval Uses
All outright and conditional approval uses are subject to all other provisions of this by-law, including
Section 2, Section 10 and Section 11, and compliance with the regulations of this schedule including
section 2.2.
Prior St
Prior St
Malkin Ave
Sub-Area A
LEGEND
Sub-Area A
MC-1 Boundary
Atlantic St
Malkin Ave
Princess Ave
Heatley Ave
Hawks Ave
Thornton St
0
100
200
300 m
50
N
Map 1: MC-1 District Sub-Area A
City of Vancouver
April 2025
Zoning and Development By-law
Page 3
MC-1 and MC-2
The uses identified in the table below as outright approval uses are permitted in these districts and will be
issued a permit.
The uses identified in the table below as conditional approval uses may be approved in these districts
by the Director of Planning or Development Permit Board, with or without conditions, if the Director of
Planning or Development Permit Board considers:
(a) the intent of this schedule and all applicable Council policies and guidelines; and
(b) the submission of any advisory group, property owner or tenant.
Uses are listed under their general land use category. Applicable use-specific regulations in section 2.2
of this schedule are cross-referenced in the third column. Cross-references to applicable use-specific
regulations are provided for information purposes only and do not form part of this by-law.
Use
Approval
Use-Specific
Regulations
Agricultural Uses
Urban Farm - Class B
Conditional
2.2.1
Cultural and Recreational Uses
Artist Studio - Class A, provided that the use must not be combined
with a Residential Unit
Outright
2.2.2, 2.2.3
Artist Studio - Class A, not permitted as an outright approval use and
only in the MC-1 district
Conditional
2.2.1
Artist Studio - Class B
Conditional
2.2.1
Arts and Culture Event
Outright
2.2.2, 2.2.3
Billiard Hall
Conditional
2.2.1
Bowling Alley
Conditional
2.2.1
Club
Conditional
2.2.1
Community Centre or Neighbourhood House
Conditional
2.2.1
Fitness Centre
Conditional
2.2.1
Hall
Conditional
2.2.1
Library
Outright
2.2.2, 2.2.3
Museum or Archives
Outright
2.2.2, 2.2.3
Park or Playground
Conditional
2.2.1
Rink
Conditional
2.2.1
Swimming Pool
Conditional
2.2.1
Theatre
Conditional
2.2.1
Zoo or Botanical Garden
Conditional
2.2.1
Dwelling Uses
Dwelling Unit, only in the MC-2 district
Conditional
2.2.1, 2.2.4
City of Vancouver
April 2025
Zoning and Development By-law
Page 4
MC-1 and MC-2
Use
Approval
Use-Specific
Regulations
Mixed-Use Residential Building, only in the MC-1 district
Conditional
2.2.1, 2.2.5,
2.2.6
Multiple Conversion Dwelling, resulting from the conversion of a
building existing prior to June 18, 1956, only in the MC-1 district
Conditional
2.2.1, 2.2.7
Multiple Dwelling, only in the MC-1 district but not in sub-area A
Conditional
2.2.1
Residential Unit associated with and forming an integral part of an
Artist Studio, only in the MC-1 district
Conditional
2.2.1
Residential Unit associated with and forming an integral part of an
Artist Studio, limited to Artist Studio - Class B and only in the MC-2
district
Conditional
2.2.1, 2.2.8
Seniors Supportive or Independent Living Housing, only in the MC-1
district
Conditional
2.2.1
Institutional Uses
Ambulance Station
Conditional
2.2.1
Child Day Care Facility
Conditional
2.2.1
Church
Conditional
2.2.1
Community Care or Assisted Living Facility - Class A
Conditional
2.2.1
Community Care or Assisted Living Facility - Class B
Conditional
2.2.1
Detoxification Centre
Conditional
2.2.1
Group Residence
Conditional
2.2.1
Public Authority Use
Conditional
2.2.1
School - Elementary or Secondary
Conditional
2.2.1
School - University or College
Conditional
2.2.1
Social Service Centre
Conditional
2.2.1
Manufacturing Uses
Bakery Products Manufacturing
Outright
2.2.2, 2.2.3
Chemicals or Chemical Products Manufacturing - Class B
Outright
2.2.2, 2.2.3
Clothing Manufacturing
Outright
2.2.2, 2.2.3
Dairy Products Manufacturing
Outright
2.2.2, 2.2.3
Electrical Products or Appliances Manufacturing
Outright
2.2.2, 2.2.3
Food or Beverage Products Manufacturing - Class A
Conditional
2.2.1
Food or Beverage Products Manufacturing - Class B
Outright
2.2.2, 2.2.3
Furniture or Fixtures Manufacturing
Outright
2.2.2, 2.2.3
Ice Manufacturing
Outright
2.2.2, 2.2.3
Information Communication Technology Manufacturing
Outright
2.2.2, 2.2.3
Jewellery Manufacturing
Outright
2.2.2, 2.2.3
City of Vancouver
April 2025
Zoning and Development By-law
Page 5
MC-1 and MC-2
Use
Approval
Use-Specific
Regulations
Leather Products Manufacturing
Outright
2.2.2, 2.2.3
Metal Products Manufacturing - Class B
Conditional
2.2.1
Miscellaneous Products Manufacturing - Class B
Outright
2.2.2, 2.2.3
Non-Metallic Mineral Products Manufacturing - Class B
Outright
2.2.2, 2.2.3
Paper Products Manufacturing
Outright
2.2.2, 2.2.3
Plastic Products Manufacturing
Outright
2.2.2, 2.2.3
Printing or Publishing
Outright
2.2.2, 2.2.3
Shoes or Boots Manufacturing
Outright
2.2.2, 2.2.3
Textiles or Knit Goods Manufacturing
Conditional
2.2.1
Tobacco Products Manufacturing
Outright
2.2.2, 2.2.3
Wood Products Manufacturing - Class B
Conditional
2.2.1
Office Uses
Financial Institution
Outright
2.2.2, 2.2.3
General Office
Outright
2.2.2, 2.2.3
Health Care Office
Outright
2.2.2, 2.2.3
Health Enhancement Centre
Conditional
2.2.1
Parking Uses
Parking Area
Conditional
2.2.1
Retail Uses
Farmers' Market
Conditional
2.2.1, 2.2.9
Furniture and Appliance Store
Conditional
2.2.1
Gasoline Station - Full Serve
Conditional
2.2.1
Gasoline Station - Split Island
Conditional
2.2.1
Grocery or Drug Store, except for Small-Scale Pharmacy
Outright
2.2.2, 2.2.3
Grocery Store with Liquor Store
Conditional
2.2.1
Liquor Store
Conditional
2.2.1
Pawnshop
Conditional
2.2.1
Public Bike Share
Conditional
2.2.1
Retail Store
Outright
2.2.2
Secondhand Store
Conditional
2.2.1
Shared E-Scooter System
Conditional
2.2.1
Small-Scale Pharmacy
Conditional
2.2.1
Vehicle Dealer
Conditional
2.2.1
Service Uses
City of Vancouver
April 2025
Zoning and Development By-law
Page 6
MC-1 and MC-2
Use
Approval
Use-Specific
Regulations
Animal Clinic or Shelter
Outright
2.2.2, 2.2.3
Animal Services
Outright
2.2.2, 2.2.3
Auction Hall
Conditional
2.2.1
Barber Shop or Beauty Salon
Outright
2.2.2, 2.2.3
Beauty and Wellness Centre
Outright
2.2.2, 2.2.3
Bed and Breakfast Accommodation
Outright
2.2.2, 2.2.3
Catering Establishment
Outright
2.2.2, 2.2.3
Funeral Home
Conditional
2.2.1
Laboratory
Outright
2.2.2
Laundromat or Dry Cleaning Establishment
Outright
2.2.2, 2.2.3
Laundry or Cleaning Plant
Outright
2.2.2, 2.2.3
Motor Vehicle Repair Shop
Outright
2.2.2, 2.2.3
Motor Vehicle Wash
Outright
2.2.2, 2.2.3
Neighbourhood Public House
Conditional
2.2.1
Photofinishing or Photography Laboratory
Outright
2.2.2, 2.2.3
Photofinishing or Photography Studio
Outright
2.2.2, 2.2.3
Print Shop
Outright
2.2.2, 2.2.3
Production or Rehearsal Studio
Outright
2.2.2, 2.2.3
Repair Shop - Class A
Outright
2.2.2, 2.2.3
Repair Shop - Class B
Outright
2.2.2, 2.2.3
Restaurant - Class 1
Outright
2.2.2, 2.2.3
School - Arts or Self-Improvement
Outright
2.2.2, 2.2.3
School - Business
Outright
2.2.2, 2.2.3
School - Vocational or Trade
Outright
2.2.2, 2.2.3
Sign Painting Shop
Outright
2.2.2, 2.2.3
Work Shop
Outright
2.2.2, 2.2.3
Transportation and Storage Uses
Cold Storage Plant
Conditional
2.2.1
Mini-Storage Warehouse
Conditional
2.2.1
Storage Warehouse
Conditional
2.2.1
Taxicab or Limousine Station
Conditional
2.2.1
Works Yard
Conditional
2.2.1
Utility and Communication Uses
Public Utility
Conditional
2.2.1
City of Vancouver
April 2025
Zoning and Development By-law
Page 7
MC-1 and MC-2
Use
Approval
Use-Specific
Regulations
Radiocommunication Station
Conditional
2.2.1
Recycling Depot
Conditional
2.2.1
Wholesale Uses
Lumber and Building Materials Establishment
Conditional
2.2.1
Wholesaling - Class A
Conditional
2.2.1
Wholesaling - Class B
Conditional
2.2.1
uncategorized
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1
Outright
2.2.2, 2.2.3,
2.2.10
Accessory Uses, customarily ancillary to any outright approval use
listed in this section 2.1
Outright
2.2.2, 2.2.3,
2.2.11
Accessory Uses, customarily ancillary to any conditional approval
use listed in this section 2.1
Conditional
2.2.1, 2.2.12
Any other use that is not specifically listed and defined as a use in
Section 2 of this by-law
Conditional
2.2.1, 2.2.13
Deposition or extraction of material, which alters the configuration of
the land
Conditional
2.2.1
2.2
Use-Specific Regulations
2.2.1
Conditional approval uses listed in section 2.1 of this schedule:
(a) must not involve the bulk storage of: acids; ammunition, explosives, fireworks, flares or matches;
animal oil or fat, fish, fish oil or meal, or vegetable oil or fat; compressed gas, petroleum, coal tar
products or derivatives, except for gasoline station - full serve or gasoline station - split island; cotton
waste; fertilizer; fungicides, herbicides or pesticides; grain, hops or sugar; industrial chemicals; junk;
lime; paints or varnishes; radioactive materials; rags; scrap or waste materials; or wax;
(b) may involve the storage of the following only if they are wholly within a completely enclosed building:
animal oil or fat, fish, fish oil or meal, or vegetable oil or fat; fungicides, herbicides or pesticides;
grain, hops or sugar; paints, oil shellac, turpentine or varnishes; scrap or waste materials; or toxic or
corrosive chemicals or acids;
(c)
must be carried on wholly within a completely enclosed building, except for the following:
(i)
display of flowers, plants, fruits and vegetables,
(ii)
farmers' market,
(iii) gasoline station - full serve,
(iv) gasoline station - split island,
City of Vancouver
April 2025
Zoning and Development By-law
Page 8
MC-1 and MC-2
(v)
lumber and building materials establishment,
(vi) neighbourhood public house,
(vii) outdoor eating area in combination with a club, subject to any conditions that the Director of
Planning considers necessary, having regard to the area and location of the eating area with
respect to adjoining sites, the hours of operation and the intent of this schedule,
(viii) parking and loading facilities,
(ix) public bike share,
(x)
shared e-scooter system;
(xi) transportation and storage uses,
(xii) urban farm - class B, and
(xiii) vehicle dealer,
except that the Director of Planning may vary this regulation to permit the outdoor display of retail
goods, and the Director of Planning may impose any conditions that the Director of Planning
considers necessary, having regard to the type of merchandise, the area and location of the
display with respect to adjoining sites, the hours of operation, and the intent of this schedule and all
applicable Council policies and guidelines; and
(d) must not involve the storage or placement of goods, materials, machinery, or garbage or recycling
containers outside a building, unless they are:
(i)
enclosed by a suitable fence or wall restricting public access, and
(ii)
adequately screened from view from any adjacent R district, or any R district across an adjacent
street or lane, by evergreen planting, wall, or fence or related landscaping that is acceptable to
the Director of Planning; and
(e) must not be carried on outside a building, despite sections 2.2.1(c) and 2.2.1(d) above, unless
appropriate measures are taken to the satisfaction of the Director of Planning to minimize any noxious
or otherwise objectionable impacts that could adversely affect the surrounding area.
2.2.2
Outright approval uses listed in section 2.1 of this schedule:
(a) must not involve the bulk storage of: acids; ammunition, explosives, fireworks, flares or matches;
animal oil or fat, fish, fish oil or meal, or vegetable oil or fat; compressed gas, petroleum, coal tar
products or derivatives, except for gasoline station - full serve or gasoline station - split island; cotton
waste; fertilizer; fungicides, herbicides or pesticides; grain, hops or sugar; industrial chemicals; junk;
lime; paints or varnishes; radioactive materials; rags; scrap or waste materials; or wax;
(b) may involve the storage of the following only if they are wholly within a completely enclosed building:
animal oil or fat, fish, fish oil or meal, or vegetable oil or fat; fungicides, herbicides or pesticides;
grain, hops or sugar; paints, oil shellac, turpentine or varnishes; scrap or waste material; or toxic or
corrosive chemicals or acids;
City of Vancouver
April 2025
Zoning and Development By-law
Page 9
MC-1 and MC-2
(c)
must be carried on wholly within a completely enclosed building, except for the following:
(i)
arts and culture event,
(ii)
display of flowers, plants, fruits and vegetables,
(iii) gasoline station - full serve,
(iv) gasoline station - split island,
(v)
lumber and building materials establishment,
(vi) neighbourhood public house,
(vii) outdoor eating area in combination with a grocery or drug store, or retail store, subject to any
conditions that the Director of Planning considers necessary, having regard to the area and
location of the eating area with respect to adjoining sites, the hours of operation and the intent of
this schedule,
(viii) parking and loading facilities,
(ix) restaurant,
(x)
transportation and storage uses, and
(xi) vehicle dealer,
except that the Director of Planning may vary this regulation to permit the outdoor display of retail
goods, and the Director of Planning may impose any conditions that the Director of Planning
considers necessary, having regard to the type of merchandise, the area and location of the
display with respect to adjoining sites, the hours of operation, and the intent of this schedule and all
applicable Council policies and guidelines; and
(d) must not involve the storage or placement of goods, materials, machinery, or garbage or recycling
containers outside a building, unless they are enclosed by a minimum 1.8 m high fence, wall or
evergreen planting, to restrict public access and screen from public view.
2.2.3
Outright approval uses listed in section 2.1 of this schedule, other than dwelling uses, must not involve the
keeping of live animals, except for animal clinic or shelter, animal services, laboratory or retail store.
2.2.4
Dwelling unit may be permitted in combination with any use listed in section 2.1 of this schedule if:
(a) it is for a caretaker or other person similarly employed; and
(b) such dwelling unit is considered to be essential to the operation of the business or establishment.
2.2.5
Any of the non-dwelling uses listed in section 2.1 of this schedule are permitted in a mixed-use residential
building.
2.2.6
Mixed-use residential building may be permitted if:
City of Vancouver
April 2025
Zoning and Development By-law
Page 10
MC-1 and MC-2
(a) dwelling uses are not permitted on the first storey of a building, within a depth of 10.7 m from the front
wall of the building and extending across its full width, other than entrances to the portion containing
dwelling uses; and
(b) the Director of Planning considers the design and liveability of the dwelling units.
2.2.7
Multiple conversion dwelling, resulting from the conversion of a building existing prior to June 18, 1956,
may be permitted if:
(a) the Director of Planning considers the quality and liveability of the resulting dwelling units, the
suitability of the building for conversion in terms of age and size, and the impact of the conversion on
adjacent properties; and
(b) it contains no housekeeping or sleeping units.
2.2.8
In the MC-2 district, residential unit associated with and forming an integral part of an artist studio, limited
to artist studio - class B, may be permitted if:
(a) the change of use applies to floor area existing as of February 26, 2013; and
(b) additions are limited to a maximum of 10% of the existing floor area.
2.2.9
Farmers' market may be permitted if the Director of Planning considers the appropriateness of the use
with respect to compatibility with nearby sites, parking, traffic, noise, hours of operation, size of facility and
pedestrian amenity.
2.2.10
Accessory buildings customarily ancillary to any use listed in section 2.1 of this schedule are permitted as
an outright approval use if:
(a) no accessory building exceeds 3.7 m in height, measured to:
(i)
the highest point of a flat roof,
(ii)
the deck line of a mansard roof, or
(iii) the mean height between the eaves and the ridge of a gable, hip or gambrel roof,
provided that no portion of an accessory building exceeds 4.6 m in building height;
(b) all accessory buildings are located:
(i)
in the rear yard, and
(ii)
at least 3.1 m from the ultimate centre line of any rear or flanking lane; and
(c)
the total floor area of all accessory buildings, measured to the extreme outer limits of the building,
does not exceed 15% of the total site area,
except that the Director of Planning may vary the maximum height, floor area and location regulations,
provided that the varied height does not exceed 12.2 m and the varied floor area does not exceed 33.3%
of the gross floor area of the principal and accessory uses combined.
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MC-1 and MC-2
2.2.11
Accessory uses customarily ancillary to any outright approval listed in section 2.1 of this schedule are
permitted if the total floor area of all accessory uses is not greater than 25% of the gross floor area of
the principal and accessory uses combined, except that the Director of Planning may vary the floor area
regulations provided that the varied floor area does not exceed 33.3% of the gross floor area of the
principal and accessory uses combined.
2.2.12
Accessory uses customarily ancillary to any conditional approval use listed in section 2.1 of this schedule
must comply with the provisions in section 2.2.11 above.
2.2.13
Any other use that is not listed and defined as a use in Section 2 of this by-law may be permitted as a
conditional approval use if the Director of Planning considers the use to be comparable in nature to the
uses listed in section 2.1 of this schedule, having regard for the intent of this schedule.
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April 2025
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MC-1 and MC-2
3
DENSITY, FORM AND PLACEMENT REGULATIONS
This section contains density, form and placement regulations organized by use.
3.1
All Uses
All uses in these districts are subject subject to the following regulations.
3.1.1
Density and Floor Area
3.1.1.1
The maximum floor space ratio is 0.75.
3.1.1.2
Despite section 3.1.1.1 above, if the Director of Planning considers the intent of this schedule and all
applicable Council policies and guidelines, and the submissions of any advisory group, neighbourhood
property owner or tenant, the Director of Planning may increase the permitted floor space ratio in sub-area
A to a maximum of 2.50, provided that the maximum floor space ratio is 1.50 for:
(a) cultural and recreational uses;
(b) institutional uses;
(c)
manufacturing uses, transportation and storage uses, utility and communication uses, and wholesale
uses, combined;
(d) office uses;
(e) parking uses;
(f)
service uses; and
(g) any other use approved in accordance with section 2.2.13 of this schedule.
3.1.1.3
Despite section 3.1.1.1 above, if the Director of Planning considers the intent of this schedule and all
applicable Council policies and guidelines, and the submission of any advisory group, neighbourhood
property owner or tenant, the Director of Planning may increase the permitted floor space ratio in sub-area
A for dwelling uses, provided that either:
(a) all of the residential floor area is developed as social housing; or
(b) all of the dwelling units are developed as secured market rental housing,
to a maximum additional floor space ratio of 1.80, provided that a minimum 0.70 floor space ratio of
any cultural and recreational uses, manufacturing uses, transportation and storage uses, utility and
communication uses, or wholesale uses is provided.
3.1.1.4
Despite section 3.1.1.1 above, if the Director Planning considers the intent of this schedule and all
applicable Council policies and guidelines, and the submission of any advisory group, neighbourhood
property owner or tenant, the Director of Planning may increase the permitted floor space ratio in the
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MC-1 and MC-2
MC-1 district, excluding sub-area A, and in the MC-2 district to a maximum of 2.50, subject to the following
allocations:
(a) the maximum floor space ratio is 1.50 for:
(i)
cultural and recreational uses,
(ii)
institutional uses,
(iii) manufacturing uses, transportation and storage uses, utility and communication uses, and
wholesale uses, combined,
(iv) office uses,
(v)
parking uses,
(vi) service uses, and
(vii) any other use approved in accordance with section 2.2.13 of this schedule;
(b) in the MC-1 district, excluding sub-area A, the maximum floor space ratio is 1.50 for dwelling uses,
except that the Director of Planning may increase the maximum floor space ratio for dwelling uses to
a maximum of 1.80 and, for the purposes of this section 3.1.1.4(b), where there is a residential unit
associated with and forming an integral part of an artist studio, the artist studio is also considered a
dwelling use;
(c)
in the MC-2 district, the maximum floor space ratio is 1.00 for dwelling uses; and
(d) the maximum floor area for retail uses is 1,300 m².
3.1.2
Building Form and Placement
Regulations
MC-1 and MC-2
3.1.2.1
Maximum building height
12.2 m
3.1.2.2
Front yard and front setback
not permitted
3.1.2.3
Side yard
not required
3.1.2.4
Minimum rear yard depth
3.1 m
3.1.2.5
Minimum rear setback for portions of buildings:
(a) containing dwelling uses
7.6 m from the rear property line
across the full width of the building
(b) at the second storey, other than open roof gardens at the
second storey floor level
(c)
at the third storey
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April 2025
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MC-1 and MC-2
Regulations
MC-1 and MC-2
(d) at the fourth storey and above
9.1 m from the rear property line
across the full width of the site
Building Height
3.1.2.6
The Director of Planning or the Development
Permit Board may increase the maximum
building height to a height not exceeding
13.8 m, if the Director of Planning or the
Development Permit Board considers:
(a) the intent of this schedule and all
applicable Council policies and
guidelines; and
(b) the submission of any advisory group,
property owner or tenant.
Front Yard and Front Setback
3.1.2.7
Despite section 3.1.2.2 above, a setback of
1.2 m from the front property line is required
for any parking area.
3.1.2.8
Despite section 3.1.2.2 above, the Director of
Planning may:
(a) permit a front yard or front setback
where a pedestrian or shopping
courtyard or other features benefitting
pedestrian character are provided;
(b) permit a front setback to improve the
liveability of dwelling uses or community
care facilities or group residences
located above grade; and
(c)
require a front setback from Heatley
Avenue or Atlantic Street for sites in the
MC-1 district, to provide a transition to
dwelling units fronting on either of those
streets,
if the Director of Planning considers the intent of this schedule and all applicable Council policies and
guidelines, and the submission of any advisory group, property owner or tenant.
7.6 m
Front
Rear
9.1 m
7.6 m
Property line
7.6 m
Non-dwelling
uses
Dwelling uses
Dwelling uses and non-dwelling uses
Diagram: Mixed-use residential building with
dwelling on the first storey
Front
Rear
7.6 m
Property line
9.1 m
3.1 m
7.6 m
Non-dwelling uses
Dwelling uses and non-dwelling uses
Diagram: Mixed-use residential building with no
dwelling on the first storey
City of Vancouver
April 2025
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MC-1 and MC-2
Side Yard and Side Setback
3.1.2.9
Despite section 3.1.2.3 above, on a corner site, a setback of 1.2 m from the side property line abutting the
flanking street is required for any parking area.
3.1.2.10 Despite the minimum side yard width in section 3.1.2.3 above, where a side yard is provided, although not
required, the minimum side yard width is 0.9 m.
Rear Yard and Rear Setback
3.1.2.11 Despite the minimum rear yard depth in section 3.1.2.4 above, where the rear of a site abuts a lane, the
required minimum rear yard depth will be decreased by the distance between the rear property line and the
ultimate centre line of the lane.
3.1.2.12 Despite the minimum rear setback in section 3.1.2.5 above, where the rear of a site abuts a lane, the
required minimum rear setback will be decreased by the distance between the rear property line and the
ultimate centre line of the lane.
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MC-1 and MC-2
4
GENERAL REGULATIONS
All uses in these districts are subject to the following regulations.
4.1
Computation of Floor Area
4.1.1
Computation of floor area must include all floors of all buildings including accessory buildings, both above
and below ground level, measured to the extreme outer limits of the building.
4.1.2
Computation of floor area must exclude:
(a) balconies and decks, and any other appurtenances that the Director of Planning considers similar to
the foregoing, provided that the total area of these exclusions does not exceed 12% of the permitted
floor area;
(b) patios and roof decks, if the Director of Planning considers the impact on privacy and overlook;
(c)
where floors are used for off-street parking and loading, the taking on or discharging of passengers,
bicycle storage, heating and mechanical equipment, or uses that the Director of Planning considers
similar to the foregoing, those floors or portions thereof, which are located:
(i)
at or below base surface, provided that the maximum exclusion for a parking space does not
exceed 7.3 m in length, or
(ii)
above base surface and where developed as off-street parking are contained in an accessory
building located in the rear yard, provided that the maximum exclusion for a parking space does
not exceed 7.3 m in length;
(d) amenity areas, including child day care facilities, recreation facilities and meeting rooms, accessory to
a dwelling use, to a maximum area of 10% of the total permitted floor area, provided that for child day
care facilities the Director of Planning is satisfied that there is a need for a child day care facility in the
immediate neighbourhood; and
(e) all residential storage area above or below base surface, except that if the residential storage area
above base surface exceeds 3.7 m² per dwelling unit, there will be no exclusion for any residential
storage area above base surface for that unit.
4.1.3
The Director of Planning may permit enclosed residential balconies to be excluded from the computation of
floor space ratio, if the Director of Planning considers the intent of this schedule and all applicable Council
policies and guidelines, and approves the design of any balcony enclosure, except that:
(a) the total area of all open and enclosed balcony or deck exclusions must not exceed 8% of the
permitted residential floor area; and
(b) no more than 50% of the excluded balcony floor area may be enclosed.
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April 2025
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MC-1 and MC-2
4.2
Horizontal Angle of Daylight
4.2.1
Each habitable room must have at least 1 window on an exterior wall of a building.
4.2.2
For the purposes of section 4.2.1 above, habitable room means any room except a bathroom or a kitchen.
4.2.3
Each exterior window must be located so that a plane or planes extending from the window and formed
by an angle of 50 degrees, or 2 angles with a sum of 70 degrees, will encounter no obstruction over a
distance of 24.0 m.
4.2.4
The plane or planes referred to in section 4.2.3 above must be measured horizontally from the centre of
the bottom of each window.
4.2.5
An obstruction referred to in section 4.2.3 above means:
(a) any part of the same building excluding permitted projections; or
(b) the largest building permitted on any adjoining site.
4.2.6
The Director of Planning may vary the horizontal angle of daylight requirement if:
(a) the Director of Planning considers the intent of this schedule and all applicable Council policies and
guidelines; and
(b) the minimum distance of unobstructed view is at least 3.7 m.
City of Vancouver
April 2025
Zoning and Development By-law
Page 1
HA-1 and HA-1A
HA-1 and HA-1A
Districts Schedule
1
INTENT AND OVERVIEW
1.1
Intent
The Chinatown Historic Area is one of the city's original communities. It is a distinct community, which
was established in response to the cultural and social needs of its Chinese population, primarily from
Guangdong Province. The resulting "Chinatown Architecture" combined 19th century building patterns from
Guangdong Province - which were influenced by early contact with European, primarily Portuguese and
Italian, cultures - with the local adaptions of Victorian forms. The significant buildings of this period were
built between the Great Fire of 1886 and the beginning of the Great Depression in 1929 and many are
protected heritage properties. Chinatown has traditionally accommodated a variety of uses from retail to
residential to light industrial with a degree of tolerance not found in all parts of the city.
The intent of this schedule is to encourage the preservation and rehabilitation of the significant early
buildings of Chinatown, while recognizing that the evolving activities that make this district an asset to
the city need to be accommodated contextually. The schedule may permit a range of uses provided that
reasonable, but not rigorous, concerns for compatibility are met.
To achieve this intent, this schedule provides the basic development controls that regulate land uses and
building form. The HA-1 district corresponds to the boundaries of the protected heritage properties and the
National Historic Site on Pender Street and the HA-1A district is the remainder of Chinatown.
Without limitation, applicable Council policies and guidelines for consideration include the Chinatown
HA-1 Design Policies and the Chinatown HA-1A Design Policies.
1.2
Overview
The table below provides an overview of outright and conditional approval uses in the HA-1 and HA-1A
districts, categorized by the minimum site area required, where applicable. Applicable density, form and
placement regulations in section 3 of this schedule are cross-referenced in the third column.
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
--
All uses in section 2.1 of this schedule
3.1
City of Vancouver
April 2025
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Page 2
HA-1 and HA-1A
2
USE REGULATIONS
2.1
Outright and Conditional Approval Uses
All outright and conditional approval uses are subject to all other provisions of this by-law, including
Section 2, Section 10 and Section 11, and compliance with the regulations of this schedule including
section 2.2.
The uses identified in the table below as outright approval uses are permitted in these districts and will be
issued a permit.
The uses identified in the table below as conditional approval uses may be approved in these districts
by the Director of Planning or Development Permit Board, with or without conditions, if the Director of
Planning or Development Permit Board considers:
(a) the intent of this schedule and all applicable Council policies and guidelines; and
(b) the submission of any advisory group, property owner or tenant.
Uses are listed under their general land use category. Applicable use-specific regulations in section 2.2
of this schedule are cross-referenced in the third column. Cross-references to applicable use-specific
regulations are provided for information purposes only and do not form part of this by-law.
Use
Approval
Use-Specific
Regulations
Agricultural Uses
Greenhouse
Conditional
2.2.1, 2.2.2,
2.2.3
Urban Farm - Class B
Conditional
2.2.1, 2.2.2
Cultural and Recreational Uses
Arcade
Conditional
2.2.1, 2.2.2,
2.2.4
Artist Studio - Class A
Outright
2.2.1
Artist Studio - Class B
Conditional
2.2.1, 2.2.2
Arts and Culture Event
Outright
2.2.1
Billiard Hall
Conditional
2.2.1, 2.2.2,
2.2.3
Bingo Hall
Conditional
2.2.1, 2.2.2
Bowling Alley
Conditional
2.2.1, 2.2.2,
2.2.5
Casino - Class 1
Conditional
2.2.1, 2.2.2
Club
Outright
2.2.1
Community Centre or Neighbourhood House
Outright
2.2.1
Fitness Centre
Outright
2.2.1
City of Vancouver
April 2025
Zoning and Development By-law
Page 3
HA-1 and HA-1A
Use
Approval
Use-Specific
Regulations
Hall
Conditional
2.2.1, 2.2.2,
2.2.6
Library
Outright
2.2.1
Museum or Archives
Outright
2.2.1
Park or Playground
Conditional
2.2.2, 2.2.7
Rink
Conditional
2.2.1, 2.2.2,
2.2.3
Swimming Pool
Conditional
2.2.1, 2.2.2,
2.2.8
Theatre
Conditional
2.2.1, 2.2.2,
2.2.6
Dwelling Uses
Dwelling Uses, other than Micro Dwelling and Seniors Supportive or
Independent Living Housing
Outright
2.2.9
Micro Dwelling
Conditional
2.2.2, 2.2.10
Residential Unit associated with and forming an integral part of an
Artist Studio, limited to Artist Studio - Class B
Conditional
2.2.2, 2.2.10
Seniors Supportive or Independent Living Housing
Conditional
2.2.2, 2.2.10
Institutional Uses
Ambulance Station
Conditional
2.2.1, 2.2.2,
2.2.11
Child Day Care Facility
Outright
2.2.1
Church
Outright
2.2.1
Community Care or Assisted Living Facility - Class A
Outright
2.2.1
Hospital
Conditional
2.2.1, 2.2.2,
2.2.11
Public Authority Use
Conditional
2.2.1, 2.2.2,
2.2.11
School - Elementary or Secondary
Outright
2.2.1
School - University or College
Outright
2.2.1
Social Service Centre
Conditional
2.2.1, 2.2.2,
2.2.12
Manufacturing Uses
Bakery Products Manufacturing
Outright
2.2.1
Clothing Manufacturing
Outright
2.2.1
Dairy Products Manufacturing
Conditional
2.2.1, 2.2.2,
2.2.13
City of Vancouver
April 2025
Zoning and Development By-law
Page 4
HA-1 and HA-1A
Use
Approval
Use-Specific
Regulations
Electrical Products or Appliances Manufacturing
Conditional
2.2.1, 2.2.2,
2.2.13
Food or Beverage Products Manufacturing - Class B
Conditional
2.2.1, 2.2.2,
2.2.13
Furniture or Fixtures Manufacturing
Conditional
2.2.1, 2.2.2,
2.2.13
Jewellery Manufacturing
Outright
2.2.1
Leather Products Manufacturing
Conditional
2.2.1, 2.2.2,
2.2.13
Miscellaneous Products Manufacturing - Class B
Conditional
2.2.1, 2.2.2,
2.2.13
Non-Metallic Mineral Products Manufacturing - Class B
Conditional
2.2.1, 2.2.2,
2.2.13
Plastic Products Manufacturing
Conditional
2.2.1, 2.2.2,
2.2.13
Printing or Publishing
Outright
2.2.1
Shoes or Boots Manufacturing
Outright
2.2.1
Textiles or Knit Goods Manufacturing
Outright
2.2.1
Tobacco Products Manufacturing
Conditional
2.2.1, 2.2.2,
2.2.13
Wood Products Manufacturing - Class B
Conditional
2.2.1, 2.2.2,
2.2.13
Office Uses
Financial Institution
Outright
2.2.1, 2.2.14
General Office
Outright
2.2.1
Health Care Office
Outright
2.2.1
Health Enhancement Centre
Outright
2.2.1
Parking Uses
Parking Uses
Conditional
2.2.2, 2.2.15
Retail Uses
Cannabis Store
Conditional
2.2.1, 2.2.2
Farmers' Market
Conditional
2.2.2, 2.2.16
Furniture or Appliance Store
Outright
2.2.1
Gasoline Station - Split Island, existing as of December 6, 1994
Conditional
2.2.2, 2.2.17
Grocery or Drug Store
Outright
2.2.1
Pawnshop
Conditional
2.2.1, 2.2.2,
2.2.18
City of Vancouver
April 2025
Zoning and Development By-law
Page 5
HA-1 and HA-1A
Use
Approval
Use-Specific
Regulations
Public Bike Share
Conditional
2.2.2
Retail Store
Outright
2.2.1
Secondhand Store
Conditional
2.2.1, 2.2.2,
2.2.18
Shared E-Scooter System
Conditional
2.2.2
Small-Scale Pharmacy
Conditional
2.2.1, 2.2.2
Vehicle Dealer
Conditional
2.2.1, 2.2.2,
2.2.19
Service Uses
Auction Hall
Outright
2.2.1
Barber Shop or Beauty Salon
Outright
2.2.1
Beauty and Wellness Centre
Outright
2.2.1
Bed and Breakfast Accommodation
Outright
2.2.1
Cabaret
Conditional
2.2.1, 2.2.2,
2.2.20
Catering Establishment
Outright
2.2.1
Hotel
Conditional
2.2.1, 2.2.2,
2.2.21
Laboratory
Outright
2.2.1
Laundromat or Dry Cleaning Establishment
Outright
2.2.1
Laundry or Cleaning Plant
Conditional
2.2.1, 2.2.2,
2.2.22
Neighbourhood Public House
Conditional
2.2.2, 2.2.20
Photofinishing or Photography Laboratory
Outright
2.2.1
Photofinishing or Photography Studio
Outright
2.2.1
Print Shop
Outright
2.2.1
Production or Rehearsal Studio
Outright
2.2.1
Repair Shop - Class B
Outright
2.2.1
Restaurant - Class 1
Outright
Restaurant - Class 2
Conditional
2.2.2, 2.2.20
School - Arts or Self-Improvement
Outright
2.2.1
School - Business
Outright
2.2.1
School - Vocational or Trade
Outright
2.2.1
Short Term Rental Accommodation
Conditional
2.2.1, 2.2.2
Sign Painting Shop
Conditional
2.2.1, 2.2.2,
2.2.23
City of Vancouver
April 2025
Zoning and Development By-law
Page 6
HA-1 and HA-1A
Use
Approval
Use-Specific
Regulations
Wedding Chapel
Conditional
2.2.1, 2.2.2
Transportation and Storage Uses
Cold Storage Plant
Conditional
2.2.1, 2.2.2,
2.2.15
Mini-Storage Warehouse
Conditional
2.2.1, 2.2.2,
2.2.15
Packaging Plant
Conditional
2.2.1, 2.2.2,
2.2.15
Storage Warehouse
Conditional
2.2.1, 2.2.2,
2.2.15
Taxicab or Limousine Station
Conditional
2.2.1, 2.2.2,
2.2.15
Truck Terminal or Courier Depot
Conditional
2.2.1, 2.2.2,
2.2.15
Utility and Communication Uses
Public Utility, existing as of December 6, 1994
Conditional
2.2.1, 2.2.2,
2.2.24
Radiocommunication Station
Outright
2.2.1
Recycling Depot
Conditional
2.2.1, 2.2.2,
2.2.25
Wholesale Uses
Lumber and Building Materials Establishment
Conditional
2.2.1, 2.2.2,
2.2.26
Wholesaling - Class A
Conditional
2.2.1, 2.2.2,
2.2.11
Wholesaling - Class B
Conditional
2.2.1, 2.2.2,
2.2.11
uncategorized
Accessory Uses, customarily ancillary to any use listed in this
section 2.1, other than the sale of liquor accessory to a hotel
Outright
2.2.1, 2.2.27
Accessory Uses comprising the sale of liquor accessory to a hotel
Conditional
2.2.1, 2.2.2
Any other use that is not specifically listed and defined as a use in
Section 2 of this by-law
Conditional
2.2.1, 2.2.2,
2.2.10, 2.2.28
Live-Work Use
Conditional
2.2.1, 2.2.2,
2.2.29
City of Vancouver
April 2025
Zoning and Development By-law
Page 7
HA-1 and HA-1A
2.2
Use-Specific Regulations
2.2.1
All non-dwelling uses listed in section 2.1 of this schedule must be carried on wholly within a completely
enclosed building, other than the following:
(a) arts and culture event;
(b) display of flowers, plants, fruits and vegetables;
(c)
gas station - split island;
(d) farmers' market;
(e) neighbourhood public house;
(f)
outdoor eating area in combination with a cabaret, club, grocery or drug store, or retail store, subject
to any conditions that the Director of Planning considers necessary, having regard to the area and
location of the eating area with respect to adjoining sites, the hours of operation and the intent of this
schedule;
(g) park or playground;
(h) parking and loading facilities;
(i)
public bike share;
(j)
restaurant and refreshment facilities; and
(k)
shared e-scooter system,
except that the Director of Planning may vary this regulation to permit the outdoor display of retail goods,
and the Director of Planning may impose any conditions that the Director of Planning considers necessary,
having regard to the type of merchandise, the area and location of the display with respect to adjoining
sites, the hours of operation, the intent of this schedule and all applicable Council policies and guidelines,
and the submission of any advisory group, property owner or tenant.
2.2.2
Conditional approval uses listed in section 2.1 of this schedule must not involve the bulk storage of:
chemicals, paints or varnishes; cotton waste; fish, fish oil or meal; junk; petroleum, bitumen or tar products
or derivatives, or similar flammable products or materials; rags; scrap; or vegetable oil or fat.
2.2.3
Greenhouse, billiard hall and rink may be permitted if the Director of Planning or Development Permit
Board considers the appropriateness of the use with respect to compatibility with surrounding uses and
size.
2.2.4
Arcade may be permitted if the Director of Planning or Development Permit Board considers the
appropriateness of the use with respect to compatibility with surrounding uses, size, noise control and
hours of operation.
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2.2.5
Bowling alley may be permitted if the Director of Planning or Development Permit Board considers the
appropriateness of the use with respect to compatibility with surrounding uses, size, and noise and
vibration control.
2.2.6
Hall and theatre may be permitted if the Director of Planning or Development Permit Board considers the
appropriateness of the use with respect to compatibility with surrounding uses, number existing, hours
of operation, social and policing impacts, noise control, size of liquor facilities, parking, and taxi and bus
ingress and egress.
2.2.7
Park or playground may be permitted if the Director of Planning or Development Permit Board considers
the appropriateness of the use with respect to the continuity of pedestrian interest, social and policing
impacts, and the durability of materials.
2.2.8
Swimming pool may be permitted if the Director of Planning or Development Permit Board considers the
appropriateness of the use with respect to compatibility with surrounding uses, noise control, parking, and
taxi and bus ingress and egress.
2.2.9
Dwelling uses, other than micro dwelling and seniors supportive or independent living housing, are
permitted as outright approval uses if:
(a) residential unit associated with and forming an integral part of an artist studio is limited to
artist studio - class A; and
(b) except for residential unit associated with and forming an integral part of an artist studio, a
minimum of 25% of the total number of dwelling units contain 2 or more bedrooms, except that the
Development Permit Board may vary this condition where dwelling uses are developed as 100%
social housing.
2.2.10
All floors of a conditional approval dwelling use or live-work use must be at least 2.0 m above street grade
along a fronting or flanking street, except for entrances.
2.2.11
Ambulance station, hospital, public authority use, wholesaling - class A and wholesaling - class B may be
permitted if the Director of Planning or Development Permit Board considers the appropriateness of the
use with respect to compatibility with surrounding uses, pedestrian amenity and vehicular ingress and
egress.
2.2.12
Social service centre may be permitted if the Director of Planning or Development Permit Board considers
the appropriateness of the use with respect to compatibility with surrounding uses, pedestrian amenity,
and provision of services primarily for the occupants of dwelling uses within or immediately adjacent to the
HA-1 and HA-1A districts.
2.2.13
Any manufacturing use that is a conditional approval use in section 2.1 of this schedule may be permitted
if the Director of Planning or Development Permit Board considers the appropriateness of the use with
respect to compatibility with surrounding uses, pedestrian amenity, vehicular ingress and egress, location,
safety, noise, vibrations, size and odours.
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2.2.14
Financial institution is permitted as an outright approval use if it occupies a floor that is at least
3.0 m above grade or, in the case of a floor at or near grade, was in existence as of December 6, 1994.
2.2.15
Parking uses, cold storage plant, mini-storage warehouse, packaging plant, storage warehouse, taxicab
or limousine station, and truck terminal or courier depot may be permitted if the Director of Planning or
Development Permit Board considers the appropriateness of the use with respect to compatibility with
surrounding uses, pedestrian amenity, vehicular ingress and egress and size.
2.2.16
Farmers' market may be permitted if the Director of Planning or Development Permit Board considers the
appropriateness of the use with respect to compatibility with nearby sites, parking, traffic, noise, hours of
operation, size of facility and pedestrian amenity.
2.2.17
Gasoline station - split island, existing as of December 6, 1994, may be permitted if the Director of
Planning or Development Permit Board considers the appropriateness of the use with respect to
pedestrian amenity and vehicular ingress and egress.
2.2.18
Pawnshop and secondhand store may be permitted if the Director of Planning or Development Permit
Board considers the appropriateness of the use with respect to compatibility with surrounding uses,
pedestrian amenity, number existing, social and policing impacts, hours of operation and vehicular ingress
and egress.
2.2.19
Vehicle dealer may be permitted if the Director of Planning or Development Permit Board considers
the appropriateness of the use with respect to compatibility with surrounding uses, pedestrian amenity,
vehicular ingress and egress, size and impact on character of area.
2.2.20
Cabaret, neighbourhood public house and restaurant - class 2 may be permitted if the Director of Planning
or Development Permit Board considers the appropriateness of the use with respect to compatibility with
surrounding uses, number existing, hours of operation, social and policing impacts and noise control.
2.2.21
Hotel may be permitted if the Director of Planning or Development Permit Board considers the
appropriateness of the use with respect to size of liquor facilities, noise control, parking, loading, and taxi
and bus ingress and egress.
2.2.22
Laundry or cleaning plant may be permitted if the Director of Planning or Development Permit Board
considers the appropriateness of the use with respect to compatibility with surrounding uses, noise control
and vehicular impacts.
2.2.23
Sign painting shop may be permitted if the Director of Planning or Development Permit Board considers
the appropriateness of the use with respect to compatibility with surrounding uses.
2.2.24
Public utility, existing as of December 6, 1994, may be permitted if the Director of Planning or Development
Permit Board considers the appropriateness of the use with respect to pedestrian amenity and vehicular
ingress and egress.
2.2.25
Recycling depot may be permitted if the Director of Planning or Development Permit Board considers
the appropriateness of the use with respect to compatibility with surrounding uses, pedestrian amenity,
vehicular ingress and egress, size and hours of operation.
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2.2.26
Lumber and building materials establishment may be permitted if the Director of Planning or Development
Permit Board considers the appropriateness of the use with respect to compatibility with surrounding uses,
pedestrian amenity, vehicular ingress and egress, safety, size and impact on character of area.
2.2.27
Accessory uses customarily ancillary to any use listed in section 2.1 of this schedule, other than a home-
based business or the sale of liquor accessory to a hotel, are permitted as an outright approval use if:
(a) the total floor area of all accessory uses does not exceed 25% of the gross floor area of the principal
use, unless permitted as an outright approval use pursuant to section 2.1 of this schedule; and
(b) all accessory uses are located within the principal building.
2.2.28
Any other use that is not specifically listed and defined as a use in Section 2 of this by-law may be
permitted if the Director of Planning considers the use to be comparable in nature to the uses listed in
section 2.1 of this schedule, having regard to the intent of this schedule.
2.2.29
Any development permit issued for live-work use must stipulate as permitted uses:
(a) dwelling unit;
(b) general office, health care office, barber shop or beauty salon, photofinishing or photography studio,
or artist studio - class A; and
(c)
dwelling unit in combination with any use listed in 2.2.29(b) above.
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3
DENSITY, FORM AND PLACEMENT REGULATIONS
This section contains density, form and placement regulations organized by use.
3.1
All Uses
All uses in these districts are subject to the following regulations.
3.1.1
Density and Floor Area
3.1.1.1
The maximum floor space ratio is:
(a) in the HA-1 district:
(i)
4.80 for all uses combined,
(ii)
2.95 for dwelling uses, provided that the floor space ratio for non-dwelling uses is at least 1.50;
and
(b) in the HA-1A district:
(i)
5.35 for all uses combined,
(ii)
3.50 for dwelling uses, provided that the floor space ratio for non-dwelling uses is at least 1.50,
if the Director of Planning or Development Permit Board considers: the bulk, location, and overall design
of the building and its impact on the site, surrounding buildings and streets; the relationship of the
development to any designated heritage building; the design and liveability of any dwelling units; the
impact of an addition on the heritage value of any designated heritage building or building listed on the
Vancouver Heritage Register; the intent of this schedule and all applicable Council policies and guidelines;
and the submission of any advisory group, property owner or tenant.
3.1.1.2
The Development Permit Board may vary the maximum floor space ratio for dwelling uses in section
3.1.1.1 above, where the dwelling uses in the proposed development are developed as 100% social
housing.
3.1.2
Building Form and Placement
Regulations
HA-1
HA-1A
3.1.2.1
Maximum unit frontage for any ground floor shopfront
7.6 m
15.3 m
3.1.2.2
Maximum site width
15.3 m or the
existing width
of the lot as of
October 15, 2018
22.9 m or the
existing width
of the lot as of
October 15, 2018
3.1.2.3
Maximum building height
15.2 and 5 storeys
21.3 m and 6
storeys
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Regulations
HA-1
HA-1A
3.1.2.4
Required front yard depth
0.45 m
3.1.2.5
Side yard
not permitted
3.1.2.6
Minimum rear yard depth and rear setback for portions of a
building:
(a) containing non-dwelling uses only
1.0 m
(b) containing dwelling uses
7.0 m
Frontage
3.1.2.7
The Director of Planning may increase
the maximum unit frontage if the Director
of Planning considers the intent of this
schedule and all applicable Council policies
and guidelines and the submission of any
advisory group, property owner or tenant.
Building Height
3.1.2.8
Subject to the considerations in section
3.1.2.9 below, the Director of Planning or
Development Permit Board may increase the
maximum building height:
(a) in the HA-1 district, to a maximum of
22.8 m and 7 storeys; and
(b) in the HA-1A district, to a maximum of
27.4 m and 8 storeys,
provided that no portion below the third
storey of a building is used for dwelling uses,
except for entrances and amenity spaces that
serve the residential portion.
3.1.2.9
The Director of Planning or Development
Permit Board may increase the maximum
building height in accordance with section
3.1.2.8 above if the Director of Planning or
Development Permit Board considers:
(a) the bulk, location, and overall design of the building and its impact on the site, surrounding buildings
and streets;
Front
Rear
Containing only non-dwelling uses
Containing dwelling uses
7.0 m
Property line
1.0 m
Diagram: Rear yard and rear setback for a
building containing only non-dwelling uses on the
first floor
Unit frontage
Side
Side
Property line
Unit frontage
Shop
Shop
Dwelling uses
Diagram: Unit frontage
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(b) the relationship of the development to any designated heritage building;
(c)
the design and liveability of any dwelling units;
(d) the impact of an addition on the heritage value of any designated building that is listed on the
Vancouver Heritage Register;
(e) the intent of this schedule and all applicable Council policies and guidelines; and
(f)
the submission of any advisory group, property owner or tenant.
3.1.2.10 The Development Permit Board may vary the conditions for dwelling uses in section 3.1.2.8 above, where
the dwelling uses in the proposed development are developed as 100% social housing.
3.1.2.11 The Director of Planning or Development Permit Board may exclude from the maximum building height:
(a) building cornices and parapets to a maximum height of 2.2 m; and
(b) vertical decorative elements such as flagpoles and finials,
if the Director of Planning or Development Permit Board considers the intent of this schedule and all
applicable Council policies and guidelines.
3.1.2.12 A mezzanine floor located above ground, but below the second storey, will not be counted as a storey if:
(a) the floor area of the mezzanine does not exceed 60% of the site area; and
(b) the habitable floor area does not contain a dwelling use, or any accessory uses that are ancillary to a
dwelling use.
Front Yard
3.1.2.13 Despite the required front yard depth in section 3.1.2.4 above, the following may project into the front yard:
(a) architectural articulation on a building; or
(b) decoration of the front facade of a building.
3.1.2.14 The Director of Planning or Development Permit Board may allow a portion of the building to be recessed
above the second storey for the purposes of:
(a) providing passageways to interior courtyards;
(b) providing recessed balconies above the ground floor;
(c)
reducing the visual impact on the public realm of the uppermost storeys of the building, provided that
the recess is at least 3.0 m behind the principal facade;
(d) rooftop mechanical equipment;
(e) increasing residential units' exposure to natural light; and
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(f)
providing a covered area in front of a building entrance,
if the Director of Planning or Development Permit Board considers: the massing and overall design of the
building and its impact on the site, surrounding buildings, block face and character of the area; the intent of
this schedule and all applicable Council policies and guidelines; and the submission of any advisory group,
property owner or tenant.
Side Yard and Side Setbacks
3.1.2.15 Where a side property line abuts a street, lane or dedicated public park, the Director of Planning or
Development Permit Board may allow portions of the building to be recessed from the side property line, at
grade or above, for the purposes of:
(a) providing passageways to interior courtyards;
(b) providing recessed balconies above the ground floor;
(c)
reducing the visual impact on the public realm of the uppermost storeys of the building, provided that
the recess is at least 3.0 m behind the principal facade;
(d) rooftop mechanical equipment;
(e) increasing dwelling units' exposure to natural light; and
(f)
providing a covered area in front of a building entrance,
if the Director of Planning or Development Permit Board considers: the massing and overall design of the
building and its impact on the site, surrounding buildings, block face and character of the area; the intent of
this schedule and all applicable Council policies and guidelines; and the submission of any advisory group,
property owner or tenant.
3.1.2.16 The Director of Planning or Development Permit Board may allow setbacks for the purpose of creating a
light well or providing open space at grade, provided that:
(a) no portion is closer than 4.0 m to a street facade;
(b) any window looking directly into the light well is set back a minimum of 3.0 m from an existing building
or the maximum size building permitted on any adjacent site; and
(c)
the Director of Planning or Development Permit Board considers:
(i)
the massing and overall design of the building and its impact on the site, surrounding buildings,
block face and character of the area,
(ii)
the intent of this schedule and all applicable Council policies and guidelines, and
(iii) the submission of any advisory group, property owner or tenant.
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HA-1 and HA-1A
Rear Yard and Rear Setback
3.1.2.17 The Director of Planning may decrease the minimum rear yard depth and rear setback if the Director of
Planning considers the intent of this schedule and all applicable Council policies and guidelines, and the
submission of any advisory group, property owner or tenant.
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HA-1 and HA-1A
4
GENERAL REGULATIONS
All uses in these districts are subject to the following regulations.
4.1
Computation of Floor Area
4.1.1
Computation of floor area must include:
(a) all floors of all buildings, both above and below ground level, measured to the extreme outer limits of
the building;
(b) floor area, located at or above grade, that is used to access off-street parking and loading spaces in
the form of an access ramp, elevator or uses which the Director of Planning or Development Permit
Board considers similar to the foregoing; and
(c)
all interior residential floor area where the distance from a floor to the floor above, or where there is
no floor above, the top of the roof structure, exceeds 3.7 m, to an amount equal to the area of the
floor below the excess height, except that the Director of Planning may exclude an area designed
with venting skylights, opening clerestory windows or other similar features if:
(i)
in the opinion of the Director of Planning, the area is designed to reduce energy consumption or
improve natural light and ventilation, and
(ii)
the excluded area does not exceed 1% of the permitted floor area.
4.1.2
Computation of floor area must exclude:
(a) balconies and decks, and any other appurtenances that the Director of Planning or Development
Permit Board considers similar to the foregoing, provided that the total area of these exclusions does
not exceed 12% of the permitted floor area;
(b) patios and roof decks, if the Director of Planning considers the impact on privacy and overlook;
(c)
where floors are used for off-street parking and loading, the taking on or discharging of passengers,
bicycle storage, heating and mechanical equipment or uses that the Director of Planning considers
similar to the foregoing, those floors or portions thereof, which are located below the base surface,
provided that the maximum exclusion for a parking space does not exceed 7.3 m in length; and
(d) all residential storage area above or below base surface, except that if the residential storage area
above base surface exceeds 3.7 m² per dwelling unit, there will be no exclusion for any of the
residential storage area above base surface for that unit.
4.1.3
The Director of Planning may permit the following to be excluded from the computation of floor area:
(a) interior public space, including breezeways, courtyards and other similar spaces, if:
(i)
the excluded area does not exceed 10% of the permitted floor area,
(ii)
the excluded area is secured by covenant and right-of-way in favour of the City which sets out
public access and use, and
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(iii) the Director of Planning considers the intent of this schedule and all applicable Council policies
and guidelines;
(b) indoor amenity areas, including child day care facilities and non-profit recreation facilities, to a
maximum floor area of the lesser of 10% of the total permitted floor area or 1,000 m², if, in the case
of child day care facilities, the Director of Planning is satisfied that there is a need for a child day care
facility in the immediate neighbourhood;
(c)
floors used for off-street loading spaces located at base surface, to a maximum floor area of 26 m², if
the Director of Planning considers the intent of this schedule and all applicable Council policies and
guidelines; and
(d) floors used for off-street parking of shared vehicles located at base surface, to a maximum floor
space ratio of 0.07, if the Director of Planning considers the intent of this schedule and all applicable
Council policies and guidelines.
4.2
Side Width: Measurement
4.2.1
Site width must be measured along the front property line.
4.3
Rear Yard and Rear Setback: Measurement
4.3.1
Rear yard and rear setback must be measured from the rear property line across the full width of the
building.
4.4
Access to Natural Light
4.4.1
Each habitable room must have at least 1 window on an exterior wall of a building.
4.4.2
For the purposes of section 4.4.1 above, habitable room means any room except a bathroom or kitchen.
4.5
External Design
4.5.1
All new buildings and alterations or additions to existing buildings require the approval of the Director
of Planning or Development Permit Board for the design of buildings or alterations to elevations facing
streets, lanes, and adjacent buildings. The Director of Planning or Development Permit Board may approve
the design of such buildings, alterations or additions provided that consideration is given to:
(a) the impact of new visible exterior surfaces on the architectural and historically significant
characteristics of the existing building on site or adjacent buildings;
(b) the extent to which the alterations to existing buildings are consistent with documented evidence of
the original design or an earlier exterior treatment of historical significance to the building;
(c)
whether the alterations to historically significant characteristics of an existing building are necessary
to accommodate a change of use permitted in the schedule;
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HA-1 and HA-1A
(d) whether the alterations to historically significant characteristics of an existing building are necessary
to advance public health and safety;
(e) the intent of this schedule and all applicable Council policies and guidelines; and
(f)
the submission of any advisory group, property owner or tenant.
5
RELAXATIONS
5.1
The Development Permit Board may relax the conditions for dwelling uses in section 2.2.9 of this schedule
for:
(a) the conservation of a building listed on the Vancouver Heritage Register or a building that, in the
opinion of the Director of Planning, has sufficient heritage value or heritage character to justify its
conservation; or
(b) the renovation of existing low cost housing units for persons receiving assistance with the intent to
maintain these units with the same tenure.
5.2
Subject to the requirements in section 5.3 below, the Director of Planning or Development Permit Board
may relax the floor space ratio regulations of section 3.1.1.1(b) of this schedule, for the HA-1A district,
where, due to conditions peculiar either to the site or the proposed development, literal enforcement would
result in unnecessary hardship in the following cases:
(a) the retention of a designated heritage building or a building listed on the Vancouver Heritage Register;
(b) development on a site constrained by adjacent buildings listed on the Vancouver Heritage Register; or
(c)
development on a site smaller than 374 m2, or on a site with a site depth that is less than 37.2 m.
5.3
The Director of Planning or Development Permit Board may relax the floor area regulations of section
3.1.1.1(b) of this schedule, for the HA-1A district, in accordance with section 5.2 above, provided that:
(a) the maximum height does not exceed 21.3 m;
(b) the maximum floor space ratio for all uses combined does not exceed 4.40;
(c)
the maximum floor space ratio for dwelling uses does not exceed 3.25;
(d) the minimum floor space ratio for non-dwelling uses is at least 0.80; and
(e) the Director of Planning or Development Permit Board considers:
(i)
the bulk, location, and overall design of the building and its impact on the site, surrounding
buildings and streets,
(ii)
the relationship of the development to any designated heritage building,
(iii) the design and liveability of any dwelling units,
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HA-1 and HA-1A
(iv) the impact of an addition on the heritage value of any designated heritage building or building
listed on the Vancouver Heritage Register,
(v)
the intent of this schedule and all applicable Council policies and guidelines, and
(vi) the submission of any advisory group, property owner or tenant.
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HA-2
HA-2
District Schedule
1
INTENT AND OVERVIEW
1.1
Intent
The Gastown Historic Area is the site of the old Granville Townsite, and it is from this area that the City of
Vancouver developed and grew. The intent of this schedule is to recognize the area's special status and to
ensure the maintenance of Gastown's "turn of the century" historical and architectural character.
1.2
Overview
The table below provides an overview of outright and conditional approval uses in the the HA-2 district,
categorized by the minimum site area required, where applicable. Applicable density, form and placement
regulations in section 3 of this schedule are cross-referenced in the third column.
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
--
All uses in section 2.1 of this schedule
3.1
2
USE REGULATIONS
2.1
Outright and Conditional Approval Uses
All outright and conditional approval uses are subject to all other provisions of this by-law, including
Section 2, Section 10 and Section 11, and compliance with the regulations of this schedule including
section 2.2.
The uses identified in the table below as outright approval uses are permitted in this district and will be
issued a permit.
The uses identified in the table below as conditional approval uses may be approved in this district by the
Director of Planning or Development Permit Board, with or without conditions, if the Director of Planning or
Development Permit Board considers:
(a) the intent of this schedule and all applicable Council policies and guidelines; and
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HA-2
(b) the submission of any advisory group, property owner or tenant.
Uses are listed under their general land use category. Applicable use-specific regulations in section 2.2
of this schedule are cross-referenced in the third column. Cross-references to applicable use-specific
regulations are provided for information purposes only and do not form part of this by-law.
Use
Approval
Use-Specific
Regulations
Agricultural Uses
Urban Farm - Class B
Conditional
2.2.1
Cultural and Recreational Uses
Artist Studio
Conditional
2.2.1
Arts and Culture Event
Outright
2.2.2, 2.2.3,
2.2.4
Fitness Centre
Conditional
2.2.1
Hall
Conditional
2.2.1
Library
Conditional
2.2.1
Museum or Archives
Conditional
2.2.1
Park or Playground
Conditional
2.2.1
Swimming Pool
Conditional
2.2.1
Theatre
Conditional
2.2.1
Zoo or Botanical Garden
Conditional
2.2.1
Dwelling Uses
Dwelling Uses
Conditional
Institutional Uses
Child Day Care Facility
Conditional
2.2.1
Church
Conditional
2.2.1
Public Authority Use
Conditional
2.2.1
School - Elementary or Secondary
Conditional
2.2.1
School - University or College
Conditional
2.2.1
Social Service Centre
Conditional
2.2.1
Manufacturing Uses
Bakery Products Manufacturing
Conditional
2.2.1
Clothing Manufacturing
Conditional
2.2.1
Jewellery Manufacturing
Conditional
2.2.1
Office Uses
Office Uses
Conditional
2.2.1
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HA-2
Use
Approval
Use-Specific
Regulations
Parking Uses
Parking Uses
Conditional
Retail Uses
Cannabis Store
Conditional
2.2.1
Farmers' Market
Conditional
2.2.5
Furniture or Appliance Store
Conditional
2.2.1
Grocery or Drug Store
Outright
2.2.2, 2.2.3,
2.2.4
Grocery or Drug Store, not permitted as an outright approval use
Conditional
2.2.1
Grocery Store with Liquor Store
Conditional
2.2.1
Liquor Store
Conditional
2.2.1
Public Bike Share
Conditional
Retail Store
Outright
2.2.2, 2.2.3,
2.2.4
Retail Store, not permitted as an outright approval use
Conditional
2.2.1
Shared E-Scooter System
Conditional
Small-Scale Pharmacy
Conditional
2.2.1
Vehicle Dealer
Conditional
2.2.1
Service Uses
Auction Hall
Conditional
2.2.1
Barber Shop or Beauty Salon
Conditional
2.2.1
Beauty and Wellness Centre
Conditional
2.2.1
Bed and Breakfast Accommodation
Conditional
2.2.1
Cabaret
Conditional
2.2.1
Catering Establishment
Conditional
2.2.1
Hotel
Conditional
2.2.1
Laundromat or Dry Cleaning Establishment
Conditional
2.2.1
Laundry or Cleaning Plant
Conditional
2.2.1
Neighbourhood Public House
Conditional
Photofinishing or Photography Laboratory
Conditional
2.2.1
Photofinishing or Photography Studio
Conditional
2.2.1
Print Shop
Conditional
2.2.1
Production or Rehearsal Studio
Conditional
2.2.1
Repair Shop - Class B
Conditional
2.2.1
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Use
Approval
Use-Specific
Regulations
Restaurant - Class 1
Outright
2.2.3, 2.2.4
Restaurant - Class 1, not permitted as an outright approval use
Conditional
Restaurant - Class 2
Conditional
School - Arts or Self-Improvement
Conditional
2.2.1
School - Business
Conditional
2.2.1
School - Vocational or Trade
Conditional
2.2.1
Short Term Rental Accommodation
Conditional
2.2.1
Sign Painting Shop
Conditional
2.2.1
Wedding Chapel
Conditional
2.2.1
Utility and Communication Uses
Public Utility
Conditional
2.2.1
Wholesale Uses
Lumber and Building Materials Establishment
Conditional
2.2.1
Wholesaling - Class A
Conditional
2.2.1
Wholesaling - Class B
Conditional
2.2.1
uncategorized
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1
Conditional
2.2.1
Accessory Uses, customarily ancillary to any use listed in this
section 2.1
Conditional
2.2.1
Any other use that is not specifically listed and defined as a use in
Section 2 of this by-law
Conditional
2.2.1, 2.2.6
Deposition or extraction of material, which alters the configuration of
the land
Conditional
2.2.1
Live-Work Use
Conditional
2.2.1, 2.2.7
2.2
Use-Specific Regulations
2.2.1
All non-dwelling conditional approval uses listed in section 2.1 of this schedule must be carried on wholly
within a completely enclosed building, other than the following:
(a) display of flowers, plants, fruits and vegetables;
(b) farmers' market;
(c)
neighbourhood public house;
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(d) outdoor eating area in combination with a grocery or drug store, or retail store, subject to any
conditions that the Director of Planning considers necessary, having regard to the area and location of
the eating area with respect to adjoining sites, the hours of operation and the intent of this schedule;
(e) parking and loading facilities;
(f)
public bike share;
(g) restaurant; and
(h) shared e-scooter system,
except that the Director of Planning may vary these conditions for restaurant and refreshment facilities and
retail uses, and the Director of Planning may impose any conditions that the Director of Planning considers
necessary, if the Director of Planning considers the intent of this schedule and all applicable Council
policies and guidelines, and the submission of any advisory group.
2.2.2
All non-dwelling outright approval uses listed in section 2.1 of this schedule must be carried on wholly
within a completely enclosed building, other than the following:
(a) arts and culture event;
(b) display of flowers, plants, fruits and vegetables;
(c)
outdoor eating area in combination with a cabaret, grocery or drug store, or retail store, subject to any
conditions that the Director of Planning considers necessary, having regard to the area and location of
the eating area with respect to adjoining sites, the hours of operation and the intent of this schedule;
(d) parking and loading facilities; and
(e) restaurant and refreshment facilities,
except that the Director of Planning may vary these conditions for restaurant and refreshment facilities and
retail uses, and the Director of Planning may impose any conditions that the Director of Planning considers
necessary, if the Director of Planning considers the intent of this schedule and all applicable Council
policies and guidelines, and the submission of any advisory group.
2.2.3
For outright approval uses, despite the provisions of Section 4 of this by-law, any and all proposed
alterations or changes to the exterior treatment or appearance of any building or structure or change of
use requires the approval of the Director of Planning after consultation with any Council approved advisory
group for the area.
2.2.4
All outright approval uses are limited to:
(a) the ground floor only, which does not include a basement;
(b) a maximum gross floor area of 500 m2; and
(c)
a maximum frontage of 10.7 m.
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2.2.5
Farmers' market may be permitted if the Director of Planning or Development Permit Board considers the
appropriateness of the use with respect to compatibility with nearby sites, parking, traffic, noise, hours of
operation, size of facility and pedestrian amenity.
2.2.6
Any other use that is not specifically listed and defined as a use in Section 2 of this by-law may be
permitted if the Director of Planning considers the use to be comparable in nature to the uses listed in
section 2.1 of this schedule, having regard to the intent of this schedule.
2.2.7
For live-work use, any development permit issued must stipulate as permitted uses:
(a) dwelling unit;
(b) general office, health care office, barber shop or beauty salon, photofinishing or photography studio,
or artist studio - class A; and
(c)
dwelling unit in combination with any use listed in 2.2.7(b) above.
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3
DENSITY, FORM AND PLACEMENT REGULATIONS
This section contains density, form and placement regulations organized by use.
3.1
All Uses
All uses in this district are subject to the following regulations.
3.1.1
Density and Floor Area
3.1.1.1
There is no maximum floor space ratio in this district.
3.1.2
Building Form and Placement
Regulations
HA-2
3.1.2.1
Minimum building height
12.2 m
3.1.2.2
Maximum building height
22.9 m
Building Height
3.1.2.3
The Director of Planning or Development Permit Board may increase or decrease the maximum or
minimum building height if the Director of Planning or Development Permit Board consults with any Council
approved advisory group for the area and considers:
(a) the height, bulk and location of the building and its impact on the site, surrounding buildings and
streets, and existing views;
(b) the impact of overall design on the general amenity of the area; and
(c)
the intent of this schedule.
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4
GENERAL REGULATIONS
All uses in this district are subject to the following regulations.
4.1
Horizontal Angle of Daylight
4.1.1
Each habitable room must have at least 1 window on an exterior wall of a building.
4.1.2
For the purposes of section 4.1.1 above, habitable room means any room except a bathroom or kitchen.
4.1.3
Each exterior window must be located so that a plane or planes extending from the window and formed
by an angle of 50 degrees, or 2 angles with a sum of 70 degrees, will encounter no obstruction over a
distance of 24.0 m.
4.1.4
The plane or planes referred to in section 4.1.3 above must be measured horizontally from the centre of
the bottom of each window.
4.1.5
An obstruction referred to in section 4.1.3 above means:
(a) any part of the same building excluding permitted projections; or
(b) the largest building permitted on any adjoining site.
4.1.6
The Director of Planning may vary the horizontal angle of daylight requirement if:
(a) the Director of Planning considers all applicable Council policies and guidelines;
(b) the minimum distance of unobstructed view is at least 2.4 m; and
(c)
the building is listed on the Heritage Register or, in the opinion of the Director of Planning, the building
has sufficient heritage value or heritage character to justify its conservation.
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HA-3
District Schedule
1
INTENT AND OVERVIEW
1.1
Intent
The Yaletown Historic Area is a compact warehouse district developed in the early 1900s. Its special
character is created by the collection of buildings, constructed of heavy timber, brick and concrete, and the
narrow streets. The massing of buildings, built property line to property line, together with the similarities of
style and exterior finishes give Yaletown its unique, homogeneous character.
The intent of this schedule is to encourage the conversion and renovation of existing warehouse buildings
and the construction of compatible new buildings, to produce a more contemporary mix of commercial,
industrial and dwelling uses, and to introduce more activity-oriented uses into this area. Emphasis is
placed on requiring the external design of buildings to follow the proportions, rhythm and details of the
predominant circa 1900 architectural features, whether renovating or constructing a new building.
1.2
Overview
The table below provides an overview of outright and conditional approval uses in the HA-3 district,
categorized by the minimum site area required, where applicable. Applicable density, form and placement
regulations in section 3 of this schedule are cross-referenced in the third column.
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
--
All uses in section 2.1 of this schedule
3.1
2
USE REGULATIONS
2.1
Outright and Conditional Approval Uses
All outright and conditional approval uses are subject to all other provisions of this by-law, including
Section 2, Section 10 and Section 11, and compliance with the regulations of this schedule including
section 2.2.
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The uses identified in the table below as outright approval uses are permitted in this district and will be
issued a permit.
The uses identified in the table below as conditional approval uses may be approved in this district by the
Director of Planning or Development Permit Board, with or without conditions, if the Director of Planning or
Development Permit Board considers:
(a) the intent of this schedule and all applicable Council policies and guidelines; and
(b) the submission of any advisory group, property owner or tenant.
Uses are listed under their general land use category. Applicable use-specific regulations in section 2.2
of this schedule are cross-referenced in the third column. Cross-references to applicable use-specific
regulations are provided for information purposes only and do not form part of this by-law.
Use
Approval
Use-Specific
Regulations
Agricultural Uses
Urban Farm - Class B
Conditional
2.2.1, 2.2.2
Cultural and Recreational Uses
Arcade
Conditional
2.2.1, 2.2.2,
2.2.3
Artist Studio - Class A
Outright
2.2.1, 2.2.2,
2.2.4
Artist Studio - Class B
Conditional
2.2.1, 2.2.2
Arts and Culture Event
Outright
2.2.1, 2.2.2,
2.2.4
Billiard Hall
Outright
2.2.1, 2.2.2,
2.2.4
Bowling Alley
Outright
2.2.1, 2.2.2,
2.2.4
Club
Outright
2.2.1, 2.2.2,
2.2.4
Community Centre or Neighbourhood House
Outright
2.2.1, 2.2.2,
2.2.4
Fitness Centre
Outright
2.2.1, 2.2.2,
2.2.4
Hall
Outright
2.2.1, 2.2.2,
2.2.4
Library
Outright
2.2.1, 2.2.2,
2.2.4
Museum or Archives
Outright
2.2.1, 2.2.2,
2.2.4
Park or Playground
Conditional
2.2.2, 2.2.5
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Use
Approval
Use-Specific
Regulations
Rink
Outright
2.2.1, 2.2.2,
2.2.4
Swimming Pool
Outright
2.2.1, 2.2.2,
2.2.4
Theatre
Outright
2.2.1, 2.2.2,
2.2.4
Zoo or Botanical Garden
Conditional
2.2.1, 2.2.2,
2.2.6
Dwelling Uses
Dwelling Uses, other than Seniors Supportive or Independent Living
Housing
Outright
2.2.2, 2.2.4,
2.2.7
Residential Unit associated with and forming an integral part of an
Artist Studio, limited to Artist Studio - Class B
Conditional
2.2.2
Seniors Supportive or Independent Living Housing
Conditional
2.2.2
Institutional Uses
Ambulance Station
Conditional
2.2.1, 2.2.2,
2.2.8
Child Day Care Facility
Conditional
2.2.1, 2.2.2,
2.2.9
Church
Outright
2.2.1, 2.2.2,
2.2.4
Community Care or Assisted Living Facility - Class B
Conditional
2.2.1, 2.2.2
Detoxification Centre
Conditional
2.2.1, 2.2.2,
2.2.9
Group Residence
Conditional
2.2.1, 2.2.2
Hospital
Conditional
2.2.1, 2.2.2,
2.2.10
Public Authority Use
Conditional
2.2.1, 2.2.2,
2.2.11
School - Elementary or Secondary
Conditional
2.2.1, 2.2.2,
2.2.12
School - University or College
Outright
2.2.1, 2.2.2,
2.2.4
Social Service Centre
Outright
2.2.1, 2.2.2,
2.2.4
Manufacturing Uses
Bakery Products Manufacturing
Outright
2.2.1, 2.2.2,
2.2.4
Chemicals or Chemical Products Manufacturing - Class B
Outright
2.2.1, 2.2.2,
2.2.4
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Use
Approval
Use-Specific
Regulations
Clothing Manufacturing
Outright
2.2.1, 2.2.2,
2.2.4
Dairy Products Manufacturing
Outright
2.2.1, 2.2.2,
2.2.4
Electrical Products or Appliances Manufacturing
Outright
2.2.1, 2.2.2,
2.2.4
Food or Beverage Products Manufacturing - Class B
Outright
2.2.1, 2.2.2,
2.2.4
Furniture or Fixtures Manufacturing
Outright
2.2.1, 2.2.2,
2.2.4
Jewellery Manufacturing
Outright
2.2.1, 2.2.2,
2.2.4
Leather Products Manufacturing
Outright
2.2.1, 2.2.2,
2.2.4
Metal Products Manufacturing - Class B
Outright
2.2.1, 2.2.2,
2.2.4
Miscellaneous Products Manufacturing - Class B
Outright
2.2.1, 2.2.2,
2.2.4
Paper Products Manufacturing
Outright
2.2.1, 2.2.2,
2.2.4
Plastic Products Manufacturing
Outright
2.2.1, 2.2.2,
2.2.4
Printing or Publishing
Outright
2.2.1, 2.2.2,
2.2.4
Shoes or Boots Manufacturing
Outright
2.2.1, 2.2.2,
2.2.4
Textiles or Knit Goods Manufacturing
Outright
2.2.1, 2.2.2,
2.2.4
Tobacco Products Manufacturing
Outright
2.2.1, 2.2.2,
2.2.4
Wood Products Manufacturing - Class B
Outright
2.2.1, 2.2.2,
2.2.4
Office Uses
Office Uses
Outright
2.2.1, 2.2.2,
2.2.4
Parking Uses
Parking Uses
Outright
2.2.2, 2.2.4
Retail Uses
Cannabis Store
Conditional
2.2.1, 2.2.2
Farmers' Market
Conditional
2.2.2, 2.2.13
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Use
Approval
Use-Specific
Regulations
Furniture or Appliance Store
Outright
2.2.1, 2.2.2,
2.2.4
Grocery or Drug Store
Outright
2.2.2, 2.2.4
Grocery Store with Liquor Store
Conditional
2.2.1, 2.2.2,
2.2.3
Liquor Store
Conditional
2.2.1, 2.2.2,
2.2.3
Pawnshop
Conditional
2.2.1, 2.2.2,
2.2.14
Public Bike Share
Conditional
2.2.2
Retail Store
Outright
2.2.2, 2.2.4
Secondhand Store
Conditional
2.2.1, 2.2.2,
2.2.14
Shared E-Scooter System
Conditional
2.2.2
Small-Scale Pharmacy
Conditional
2.2.1, 2.2.2
Vehicle Dealer
Outright
2.2.1, 2.2.2,
2.2.4
Service Uses
Auction Hall
Conditional
2.2.1, 2.2.2
Barber Shop or Beauty Salon
Outright
2.2.1, 2.2.2,
2.2.4
Beauty and Wellness Centre
Outright
2.2.1, 2.2.2,
2.2.4
Bed and Breakfast Accommodation
Conditional
2.2.1, 2.2.2
Catering Establishment
Outright
2.2.1, 2.2.2,
2.2.4
Hotel
Outright
2.2.1, 2.2.2,
2.2.4
Laboratory
Outright
2.2.1, 2.2.2,
2.2.4
Laundromat or Dry Cleaning Establishment
Outright
2.2.1, 2.2.2,
2.2.4
Neighbourhood Public House
Conditional
2.2.2, 2.2.15
Photofinishing or Photography Studio
Outright
2.2.1, 2.2.2,
2.2.4
Print Shop
Outright
2.2.1, 2.2.2,
2.2.4
Production or Rehearsal Studio
Outright
2.2.1, 2.2.2,
2.2.4
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Use
Approval
Use-Specific
Regulations
Repair Shop - Class A
Outright
2.2.1, 2.2.2,
2.2.4
Repair Shop - Class B
Outright
2.2.1, 2.2.2,
2.2.4
Restaurant - Class 1
Outright
2.2.2, 2.2.4
Restaurant - Class 2
Conditional
2.2.1, 2.2.2,
2.2.15
School - Arts or Self-Improvement
Outright
2.2.1, 2.2.2,
2.2.4
School - Business
Outright
2.2.1, 2.2.2,
2.2.4
School - Vocational or Trade
Outright
2.2.1, 2.2.2,
2.2.4
Short Term Rental Accommodation
Conditional
2.2.1, 2.2.2
Sign Painting Shop
Outright
2.2.1, 2.2.2,
2.2.4
Wedding Chapel
Conditional
2.2.1, 2.2.2
Transportation and Storage Uses
Mini-Storage Warehouse
Conditional
2.2.1, 2.2.2
Packaging Plant
Outright
2.2.1, 2.2.2,
2.2.4
Storage Warehouse
Outright
2.2.1, 2.2.2,
2.2.4
Utility and Communication Uses
Public Utility
Conditional
2.2.1, 2.2.2,
2.2.11
Radiocommunication Station
Outright
2.2.1, 2.2.2,
2.2.4
Wholesale Uses
Lumber and Building Materials Establishment
Outright
2.2.1, 2.2.2,
2.2.4
Wholesaling - Class A
Outright
2.2.1, 2.2.2,
2.2.4
Wholesaling - Class B
Outright
2.2.1, 2.2.2,
2.2.4
uncategorized
Accessory Uses, customarily ancillary to any use listed in this
section 2.1, other than the sale of liquor accessory to a hotel
Outright
2.2.1, 2.2.2,
2.2.4, 2.2.16
Accessory Uses comprising the sale of liquor accessory to a hotel
Conditional
2.2.1, 2.2.2
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Use
Approval
Use-Specific
Regulations
Any other use that is not specifically listed and defined as a use in
Section 2 of this by-law
Conditional
2.2.1, 2.2.2,
2.2.17
2.2
Use-Specific Regulations
2.2.1
All non-dwelling uses listed in section 2.1 of this schedule must be carried on wholly within a completely
enclosed building, other than the following:
(a) arts and culture event;
(b) grocery store or drug store;
(c)
farmers' market;
(d) neighbourhood public house;
(e) outdoor eating area in combination with a club, grocery or drug store, or restaurant - class 2, subject
to any conditions that the Director of Planning considers necessary, having regard to the area and
location of the eating area with respect to adjoining sites, the hours of operation and the intent of this
schedule;
(f)
park or playground;
(g) parking and loading facilities;
(h) public bike share;
(i)
restaurant - class 1;
(j)
retail store; and
(k)
shared e-scooter system.
2.2.2
No use listed in section 2.1 of this schedule may involve the bulk storage of: compressed gas; cotton
waste; explosives; fertilizer; fish, fish oil or meal; industrial chemicals; paints, varnishes; junk; lime;
matches; petroleum, bitumen or tar products or derivatives, or other similar flammable products or
materials; rags; scrap; or vegetable oil or fat.
2.2.3
Arcade, grocery store with liquor store, and liquor store may be permitted if the Director of Planning or
Development Permit Board considers the appropriateness of the use with respect to compatibility with
surrounding uses.
2.2.4
For outright approval uses, no portion of a parking garage at the level of a street, sidewalk or loading dock
may be used for parking, except for vehicular access points or driveways, for a depth of at least 9.1 m from
any building face, and this setback area may only be developed with commercial or industrial uses.
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2.2.5
Park or playground may be permitted if the Director of Planning or Development Permit Board considers
the appropriateness of the use with respect to safety and the impact on the character of the area.
2.2.6
Zoo or botanical garden may be permitted if the Director of Planning or Development Permit Board
considers the appropriateness of the use with respect to the impact on the character of the area.
2.2.7
Dwelling uses, other than seniors supportive or independent living housing, are permitted as outright
approval uses if:
(a) residential unit associated with and forming an integral part of an artist studio is limited to artist studio
- class A; and
(b) no portion of the first storey of a building is used for residential purposes, except for entrances to the
residential portion and accessory uses to the residential portion including storage, locker and laundry
areas, and communal recreation facilities.
2.2.8
Ambulance station may be permitted if the Director of Planning or Development Permit Board considers
the appropriateness of the use with respect to vehicular circulation and accessibility.
2.2.9
Child day care facility and detoxification centre may be permitted if the Director of Planning or
Development Permit Board considers the appropriateness of the use with respect to location and safety.
2.2.10
Hospital may be permitted if the Director of Planning or Development Permit Board considers the
appropriateness of the use with respect to parking and vehicular circulation and accessibility.
2.2.11
Public authority use and public utility may be permitted if the Director of Planning or Development Permit
Board considers the appropriateness of the use with respect to the category of the facility.
2.2.12
School - elementary or secondary may be permitted if the Director of Planning or Development Permit
Board considers the appropriateness of the use with respect to safety for children.
2.2.13
Farmers' market may be permitted if the Director of Planning or Development Permit Board considers the
appropriateness of the use with respect to compatibility with nearby sites, parking, traffic, noise, hours of
operation, size of facility and pedestrian amenity.
2.2.14
Pawnshop and secondhand store may be permitted if the Director of Planning or Development Permit
Board considers the appropriateness of the use with respect to compatibility with surrounding uses,
pedestrian amenity, number existing, social and policing impacts, hours of operation and vehicular ingress
and egress.
2.2.15
Neighbourhood public house and restaurant - class 2 may be permitted if the Director of Planning or
Development Permit Board considers the appropriateness of the use with respect to parking, vehicular
circulation and compatibility with surrounding uses.
2.2.16
Accessory uses customarily ancillary to any of the uses listed in section 2.1 of this schedule, other than a
home-based business or the sale of liquor accessory to a hotel, are permitted as an outright approval use
if:
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(a) the total floor area of all accessory uses does not exceed 25% of the gross floor area of the principal
use, unless permitted as an outright approval use pursuant to section 2.1 of this schedule; and
(b) all accessory uses are located within the principal building.
2.2.17
Any other use that is not specifically listed and defined as a use in Section 2 of this by-law may be
permitted if the Director of Planning considers the use to be comparable in nature to the uses listed in
section 2.1 of this schedule, having regard to the intent of this schedule.
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3
DENSITY, FORM AND PLACEMENT REGULATIONS
This section contains density, form and placement regulations organized by use.
3.1
All Uses
All uses in this district are subject to the following regulations.
3.1.1
Density and Floor Area
3.1.1.1
The maximum floor space ratio is 5.00, except that:
(a) for a building existing on June 10, 1986, the floor space ratio must not exceed the greater of 5.00 or
the floor space ratio existing on June 10, 1986;
(b) the floor space ratio for dwelling uses must not exceed 3.00, and for the purposes of this section
3.1.1.1(b), where there is a residential unit associated with and forming an integral part of an artist
studio, the artist studio is also considered a dwelling use; and
(c)
the floor space ratio for non-dwelling uses must be at least 1.50 in the case of:
(i)
new construction,
(ii)
an addition to an existing building that increases the residential floor area: or
(iii) a change of use in an existing building that increases the residential floor area.
3.1.1.2
For the purposes of calculating floor space ratio in section 3.1.1.1 above, each square metre of parking
garage above grade counts as 0.7 m2.
3.1.2
Building Form and Placement
Regulations
HA-3
3.1.2.1
Maximum building height
the greater of 21.4 m or the building
height existing on June 10, 1986
3.1.2.2
Front yard
not permitted
3.1.2.3
Side yard
not permitted
3.1.2.4
Rear yard
not permitted
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4
GENERAL REGULATIONS
All uses in this district are subject to the following regulations.
4.1
Computation of Floor Area
4.1.1
Computation of floor area must include all floors of all buildings, both above and below ground level,
measured to the extreme outer limits of the buildings.
4.1.2
Computation of floor area must exclude:
(a) balconies and decks, and any other appurtenances that the Director of Planning considers similar to
the foregoing;
(b) patios and roof decks, if the Director of Planning considers the impact on privacy and overlook;
(c)
areas of floors used for accessory off-street parking and loading, the taking on or discharging of
passengers, bicycle storage, heating and mechanical equipment, or uses that the Director of Planning
considers similar to the foregoing;
(d) elevator shafts, lockers, common laundry rooms and entrance lobbies, ancillary storage located below
grade and basements or cellars in existing buildings;
(e) amenity areas, including child day care facilities, recreation facilities and meeting rooms, provided
that the areas are open to and primarily for the use of residents and employees, to a maximum area
not exceeding the lesser of 20% of the total permitted floor area or 1,000 m; and
(f)
all residential storage area above or below base surface, except that if the residential storage area
above base surface exceeds 3.7 m² per dwelling unit, there will be no exclusion for any of the
residential storage area above base surface for that unit.
4.2
Access to Natural Light
4.2.1
Each habitable room must have at least 1 window on an exterior wall of a building.
4.2.2
For the purposes of section 4.2.1 above, habitable room means any room except a bathroom or kitchen.
4.3
External Design
4.3.1
Building facades must be characterized by the following:
(a) exterior finishing materials of masonry, excluding tile and concrete block, except that lintels, window
components, and architectural features may be of other materials, as determined by the Director of
Planning;
(b) 1 natural earth-tone colour or white as the main colour, with lintels, window components and
architectural features which may be of 1 other colour compatible with the main colour and existing
streetscape character or of other colours, as determined by the Director of Planning; and
City of Vancouver
April 2025
Zoning and Development By-law
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HA-3
(c)
the lower 4 storeys must be built to the property line while the remaining storeys may terrace back
from the property lines.
4.3.2
Windows must be characterized by the following:
(a) wood frames or alternatives of a compatible frame profile, in terms of width and thickness, resulting in
a similar visual appearance;
(b) consistent window elements repeated on each facade, where each element must comprise several
glass panes in character with the existing pattern, except that the main floor may have a differing
pattern of repetition;
(c)
where balconies are provided, the doors must maintain the same spacing pattern as the windows on
that facade;
(d) for renovations or additions to buildings existing on or before June 10, 1986, new windows must
approximately replicate existing windows on that building;
(e) for new construction, windows must approximately replicate windows existing as of June 10, 1986 on
any 1 of the buildings in this district listed in the Vancouver Heritage Register; and
(f)
any proposals varying from the above, as may be determined by the Director of Planning.
4.3.3
Roofs must be flat except that shallow-pitched roofs may be permitted, as may be determined by the
Director of Planning.
4.3.4
Mechanical equipment must be enclosed and set back so as not to be visible from street level.
4.3.5
Balconies on external walls must be recessed.
4.3.6
Main building entrances must be accentuated by any 1 of or combination of the following:
(a) awnings made of fabric or metal;
(b) planters;
(c)
lighting; or
(d) any proposals varying from the above, as may be determined by the Director of Planning.
4.3.7
Decorative architectural elements may be required to be retained on renovations or additions and may be
required to be provided on new construction including any 1 or more of the following:
(a) window and door decoration;
(b) parapets;
(c)
cornices; or
(d) any proposals varying from the above, as may be determined by the Director of Planning.
City of Vancouver
November 2022
Zoning and Development By-law
Page 1
CD-1
CD-1 (Comprehensive Development)
District Schedule
1
USES PERMITTED
1.1
Where an area is zoned CD-1 (Comprehensive Development) District and Council has approved the form
of development, the Development Permit Board may approve the issuance of permits for the uses listed in
the by-law designating the district, subject to such conditions as it may decide, provided however:
(a) the development is consistent with the intent and purpose of this by-law and any applicable official
development plan; and
(b) legal instruments are provided, where necessary, to ensure that all features related to each individual
development are used, operated and maintained in accordance with the development as approved.
1.2
Sections 2 to 13 of this by-law apply to each area zoned CD-1 unless the CD-1 by-law for an area states
expressly that one or more particular sections do not apply.
[A list of CD-1 by-laws enacted by City Council can be found on the CD-1 webpage.]
City of Vancouver
October 2023
Zoning and Development By-law
Page 1
BCPED
(BCPED) B.C. Place/Expo District
By-Law No. 5744
A By-law to Amend By-law No. 3575, being the Zoning and Development By-law.
(Amended 1986 10 28 -- No. 6054)
THE COUNCIL OF THE CITY OF VANCOUVER, in open meeting assembled, enacts as follows:
1.
The "Zoning and District Plan" annexed to By-law No. 3575 as Schedule D is hereby amended according
to the plan marginally numbered Z-290A and attached to this By-law as Schedule A, and in accordance
with the explanatory legends, notations and references inscribed thereon, so that the boundaries and
districts shown on the Zoning District Plan are varied, amended or substituted to the extent shown on
Schedule A of this By-law, and Schedule A of this By-law is hereby incorporated as an integral part of
Schedule D of By-law No. 3575.
2.1
The area shown outlined in black on the said plan is rezoned to a Comprehensive Development District
to be known and described as "B.C. Place/Expo District (BCPED)", and the only uses permitted within the
said area and the only uses for which development permits may be issued are:
(a) residential uses;
(b) institutional uses;
(c)
industrial uses;
(d) marinas;
(e) commercial uses;
(f)
commercial-recreational uses;
(g) parks and open spaces;
(h) cultural and recreational uses, limited to arts and culture event, museum or archives, park or
playground and stadium or arena;
(i)
Urban Farm - Class B;
and customarily ancillary uses thereto, subject to the form of development being in conformity with such
conditions and regulations as may be prescribed by any Official Development Plan, By-law or applicable
City of Vancouver
October 2023
Zoning and Development By-law
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BCPED
policies and guidelines adopted by Council, and such other conditions not inconsistent therewith which the
Development Permit Board in its discretion may prescribe.
2.2
Despite Section 2.1, uses will be further limited in several of the sub-areas shown in Figure 1, as follows:
(a) sub-area 6(a) will be limited to residential, recreational, park and open spaces uses and customarily
ancillary uses;
(b) in sub-area 6(c) retail and service uses to a maximum of 1 400 m² (15,070 sq. ft.) will be permitted
within an area shown hatched in Figure 2 described, for greater particularity, as an area extending
46.0 m (151 ft.) along the west side of Pat Quinn Way immediately south of Pacific Boulevard, to a
depth of 31.0 m (102 ft.), and all of sub-area 6(c) will be limited to residential and recreational uses
and customarily ancillary uses;
(c)
sub-area 9 will be limited to park and recreational uses and customarily ancillary uses.
Figure 1 - False Creek North Sub-areas:
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October 2023
Zoning and Development By-law
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BCPED
3.
Any person wishing to carry out any development in the said district shall submit such plans and
specifications as may be required by the Director of Planning together with a development permit
application.
4.
No development permit shall be issued for any development unless such permit shall have received the
approval of the Development Permit Board.
5.
This By-law comes into force and takes effect on the date of its passing.
DONE AND PASSED in open Council this 21st day of February, 1984.
(signed) Michael Harcourt, Mayor
(signed) R. Henry, City Clerk
See also False Creek North Official Development Plan and Southeast Granville Slopes Official Development
Plan
Figure 2 - Area 6(c): Retail and Service Uses
City of Vancouver
November 2022
Zoning and Development By-law
Page 1
CWD
(CWD) Central Waterfront District
By-Law No. 5260
A By-law to Amend By-law No. 3575, being the Zoning and Development By-law.
THE COUNCIL OF THE CITY OF VANCOUVER in open meeting assembled enacts as follows:
1.
The plan attached to and forming an integral part of By-law No. 3575 and designated as the "Zoning
District Plan" and marked as Schedule "D" to said By-law is hereby amended according to the plan
marginally numbered Z-225A annexed to this By-law and marked as Schedule "D" hereto, and in
accordance with the explanatory legend, notations, references and boundaries designated, described,
delimited and specified in particularity shown upon said plan annexed hereto; and the various boundaries
and districts shown upon the plan hereto annexed respectively are an amendment of and in substitution
for the respective districts, designated and marked on said Schedule "D" of said By-law No. 3575 insofar
as the same are changed, modified or varied thereby, and the said Schedule "D" annexed to said By-law
No. 3575 shall be deemed to be and is hereby declared to be amended accordingly, and the said Schedule
"D" attached to this By-law is hereby declared to be and shall form an integral part of said plan marked
as Schedule "D" to said By-law No. 3575, as if originally incorporated therein, and shall be interpreted
accordingly.
2.
The area shown outlined in black on the said plan is rezoned a Comprehensive Development District to be
known and described as "Central Waterfront District (CWD)".
3.
The only uses permitted within the said areas and the only uses for which development permits may be
issued are:
(a) port uses;
(b) transportation uses;
(c)
marine uses;
(d) commercial uses;
(e) institutional uses;
(f)
industrial uses (light);
(g) parks and open spaces;
(h) public uses and facilities;
City of Vancouver
November 2022
Zoning and Development By-law
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CWD
(i)
Urban Farm - Class B;
and other similar use or uses customarily ancillary to such uses, subject to the form, location and any
special characteristics being in conformity with any Official Development Plan, By-law or applicable policies
and guidelines adopted by Council, and subject to such other conditions not inconsistent therewith which
the Development Permit Board in its discretion may prescribe.
4.
Any person wishing to carry out any development in the said district shall submit such plans and
specifications as may be required by the Director of Planning.
5.
No development permit shall be issued for any development unless such permit shall have received
the approval of the Development Permit Board, unless otherwise approved by the Director of Planning
pursuant to section 4.3 of this by-law.
6.
This By-law shall come into force and take effect on and after the date of the passing hereof.
DONE AND PASSED in open Council this 19th day of June, 1979.
(Sgd) John J. Volrich, Mayor
(Sgd) R. Henry, City Clerk
See also Central Waterfront Official Development Plan and Coal Harbour Official Development Plan
City of Vancouver
November 2022
Zoning and Development By-law
Page 1
DD
(DD) Downtown District
By-law No. 4911
A By-law to Amend By-law No. 3575, Being the Zoning and Development By-law.
THE COUNCIL OF THE CITY OF VANCOUVER in open meeting assembled enacts as follows:
1.
The plan attached to and forming an integral part of By-law No. 3575 and designated as the "Zoning
District Plan" and marked as Schedule "D" to said By-law is hereby amended according to the plan
marginally numbered Z-178 annexed to this By-law and marked as Schedule "D" hereto, and in
accordance with the explanatory legend, notations, references and boundaries designated, described,
delimited and specified in particularity shown upon said plan annexed hereto; and the various boundaries
and districts shown upon the plan hereto annexed respectively are an amendment of and in substitution
for the respective districts, designated and marked on said Schedule "D" of said By-law No. 3575 insofar
as the same are changed, modified or varied thereby, and the said Schedule "D" annexed to said By-law
No. 3575 shall be deemed to be and is hereby declared to be amended accordingly, and the said Schedule
"D" attached to this By-law is hereby declared to be and shall form an integral part of said plan marked
as Schedule "D" to said By-law No. 3575, as if originally incorporated therein, and shall be interpreted
accordingly.
2.
The two areas shown outlined in black on the said plan are rezoned a Comprehensive Development
District to be known and described as "Downtown District (DD)".
3.
The only uses permitted within the said areas and the only uses for which development permits may be
issued, as prescribed in detail in the Official Development Plan By-law No. 4912, are:
(a) commercial uses, including a body-rub parlour;
(b) residential uses;
(c)
institutional uses;
(d) industrial uses (light);
(e) parks and open spaces;
(f)
public uses and facilities;
(g) Urban Farm - Class B;
and other similar use or uses customarily ancillary to such uses, subject to the form, location and any
special characteristics being in conformity with any Official Development Plan, By-law or applicable policies
City of Vancouver
November 2022
Zoning and Development By-law
Page 2
DD
and guidelines adopted by Council, and subject to such other conditions not inconsistent therewith which
the Development Permit Board in its discretion may prescribe.
4.
Any person wishing to carry out any development in the said district shall submit such plans and
specifications as may be required by the Director of Planning.
5.
No development permit shall be issued for any development unless such permit shall have received
the approval of the Development Permit Board, unless otherwise approved by the Director of Planning
pursuant to section 4.3 of this by-law.
6.
This By-law shall come into force and take effect on and after the date of the passing hereof.
DONE AND PASSED in open Council this 4th day of November, 1975.
(Sgd) Arthur Phillips, Mayor
(Sgd) Douglas H. Little, City Clerk
See also Downtown District Official Development Plan
City of Vancouver
November 2022
Zoning and Development By-law
Page 1
DEOD
(DEOD) Downtown Eastside/
Oppenheimer District
By-Law No. 5529
A By-law to Amend By-law No. 3575, being the Zoning and Development By-law.
THE COUNCIL OF THE CITY OF VANCOUVER in open meeting assembled, enacts as follows:
1.
The "Zoning and District Plan" annexed to By-law No. 3575 as Schedule "D" is hereby amended
accordingly to the plan marginally numbered Z-256 and attached to this By-law as Schedule "A", and
in accordance with the explanatory legends, notations and references inscribed thereon, so that the
boundaries and districts shown on the Zoning District Plan are varied, amended or substituted to the extent
shown on Schedule "A" of this By-law and Schedule "A" of this By-law is hereby incorporated as an integral
part of Schedule "D" of By-law No. 3575.
2.
The area shown outlined in black on the said plan is rezoned to a Comprehensive Development District to
be known and described as "Downtown Eastside/Oppenheimer District (DEOD)".
3.
The only uses permitted with in the said area and the only uses for which development permits may be
issued are set out in the Downtown Eastside/Oppenheimer Official Development Plan and generally
include:
(a) residential uses;
(b) commercial uses;
(c)
industrial uses (light);
(d) parks and open spaces;
(e) public uses and facilities;
(f)
Urban Farm - Class B; and
(g) other uses comparable or accessory to such uses;
subject to the form, location and any special characteristics being in conformity with any Official
Development Plan, By-law or applicable policies and guidelines adopted by Council, and subject to such
other conditions not inconsistent therewith which the Development Permit Board in its discretion may
prescribe.
City of Vancouver
November 2022
Zoning and Development By-law
Page 2
DEOD
4.
Any person wishing to carry out any development in the said district shall submit such plans and
specifications as may be required by the Director of Planning.
5.
No development permit shall be issued for any development unless such permit shall have received
the approval of the Development Permit Board, unless otherwise approved by the Director of Planning
pursuant to section 4.3 of this by-law.
6.
This By-law comes into force and takes effect on the date of its passing.
DONE AND PASSED in open Council this 20th day of April, 1982.
(Sgd) Ald. May Brown, Deputy Mayor
(Sgd) R. Henry, City Clerk
See also Downtown Eastside/Oppenheimer Official Development Plan
City of Vancouver
October 2023
Zoning and Development By-law
Page 1
FCCDD
FCCDD (False Creek Comprehensive
Development District)
By-Law No. 4783
Being a Zoning Amendment By-law
THE COUNCIL OF THE CITY OF VANCOUVER in open meeting assembled enacts as follows:
1.
The plan attached to and forming an integral part of By-law No. 3575 and designated as the "Zoning
District Plan" and marked Schedule "D" to said By-law is hereby amended according to the plan marginally
numbered Z-162A annexed to this By-law and marked as Schedule "D" hereto and in accordance with the
explanatory legend, notations, references and boundaries designated, described, delimited and specified
in particularity shown upon said plan annexed hereto; and the various boundaries and districts shown
upon the plan hereto annexed respectively are an amendment of and in substitution for the respective
districts, designated and marked on said Schedule "D" of the said By-law No. 3575 insofar as the same are
changed, modified or varied thereby, and the said Schedule "D" annexed to said By-law No. 3575 shall be
deemed to be and is hereby declared to be amended accordingly and the said Schedule "D" attached to
this By-law is hereby declared to be and shall form an integral part of said plan marked as Schedule "D" to
said By-law No. 3575, as if originally incorporated therein, and shall be interpreted accordingly.
2.
The area shown outlined in black on the said plan is rezoned a Comprehensive Development District to be
known and described as "False Creek Comprehensive Development District (FCCDD)", and the only uses
permitted within the said area and the only uses for which development permits may be issued are:
(a) residential uses;
(b) institutional uses;
(c)
industrial uses;
(d) marinas;
(e) commercial uses;
(f)
commercial-recreational uses;
(g) parks and open spaces;
(h) arts and culture event;
(i)
Urban Farm-Class A;
City of Vancouver
October 2023
Zoning and Development By-law
Page 2
FCCDD
and customary and ancillary uses thereto, subject to the form of development being in conformity with such
conditions and regulations as may be prescribed by any Official Development Plan By-law, and such other
conditions and regulations not inconsistent therewith which the Development Permit Board in its discretion
may prescribe.
3.
Any person wishing to carry out any development in the said district shall submit such plans and
specifications as may be required by the Director of Planning, together with a development permit
application.
4.
No development permit shall be issued for any development unless such permit shall have received the
approval of the Development Permit Board.
5.
In considering any application for a development permit, the Development Permit Board shall have regard
to any specific area development plans that may from time to time be adopted by Council after a public
hearing thereon.
6.
This By-law shall come into force and take effect on and after the date of the passing hereof.
DONE AND PASSED in open Council this 9th day of July, 1974.
(Sgd) Arthur Phillips, Mayor
(Sgd) Douglas H. Little, City Clerk
See also False Creek Official Development Plan
City of Vancouver
October 2023
Zoning and Development By-law
Page 3
FCCDD
By-law No. 4924
THE COUNCIL OF THE CITY OF VANCOUVER, in open meeting assembled, enacts as follows:
7.
The plan attached to and forming an integral part of By-law No. 3575 and designated as the "Zoning
District Plan" and marked as Schedule "D" to the said By-law as the same was amended by By-law No.
4783 and the plan marginally numbered Z-162A annexed to the said By-law No. 4783 are hereby amended
in the manner following:
(a) the area shown outlined in black on the said plan Z-162A and marked "1" is hereby enlarged by
adding thereto the area shown outlined in black and marked "1" on the plan marginally numbered
Z-173D annexed to this By-law and forming part hereof; and
(b) the area shown outlined in black on the said plan Z-162A and marked "2" is hereby enlarged by
adding thereto the area shown outlined in black and marked "2" on the plan marginally numbered
Z-173D annexed to this By-law and forming part hereof;
and the various boundaries shown upon the plan hereto annexed respectively are an amendment of the
boundaries shown upon the aforesaid plan Z-162A and Schedule "D" of By-law No. 3575 as amended
by By-law No. 4783 and are in substitution for the respective districts designated and marked on the said
Schedule "D" of By-law No. 3575 insofar as the same are changed, modified or varied thereby, and the
said Schedule "D" annexed to the said By-law No.3575 shall be deemed to be and is hereby declared to
be amended accordingly, and the said plan Z-173D attached to this By-law is hereby declared to be and
shall form an integral part of plan Z-162 attached to and incorporated in By-law No. 4783 and Schedule
"D" of By-law No. 3575 (as amended by By-law No. 4783) as if originally incorporated therein and shall be
interpreted accordingly.
8.
This By-law shall come into force and take effect on and after the date of the passing hereof.
DONE AND PASSED in open Council this 16th day of December, 1975.
(Sgd) Arthur Phillips, Mayor
(Sgd) Douglas H. Little, City Clerk
City of Vancouver
March 2025
Zoning and Development By-law
Page 1
FSD
First Shaughnessy District (FSD)
District Schedule
1
INTENT AND OVERVIEW
1.1
Intent
The intent of this schedule is to protect the distinct estate character of First Shaughnessy by conserving
protected heritage property while allowing increased dwelling unit density with multiple conversion
dwellings, infill, and secondary suites. Multiple dwelling is only permitted on sites without protected
heritage property . Renovations and additions should be compatible with, subordinate to, and
distinguishable from existing buildings. For all developments, emphasis is on sensitive site planning,
compatible building scale, flexible and varied outcomes of built form and high quality design, materials and
construction.
For the purposes of this schedule:
"below-market homeownership unit" means a dwelling unit with:
(a) at least 2 bedrooms; and
(b) a floor area of not less than 90 m2,
that is subject to a registered agreement with the BC Housing Management Commission with terms that
ensure the dwelling unit will be sold at an initial price of a minimum of 50% below fair market value to
purchasers that meet income and other eligibility criteria as specified by the BC Housing Management
Commission in consultation with the Director of Planning, and that is in compliance with a partnering
agreement between the City and the BC Housing Management Commission;
"conserved" and "conserving" means protecting, preserving, or enhancing the heritage character or
heritage value of heritage property or a heritage conservation area, retaining the heritage character or
heritage value of heritage property or a heritage conservation area and extending the physical life of
protected heritage property by preservation, rehabilitation or restoration in accordance with the First
Shaughnessy Heritage Conservation Area Design Guidelines; and
"footprint" means the projected area of the extreme outer limits of the principal building measured at the
basement level, excluding:
(a) entries, porches and verandahs; and
City of Vancouver
March 2025
Zoning and Development By-law
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FSD
(b) a portion of the building located at the first storey that has:
(i)
a total area not exceeding 37 m2,
(ii)
a height no greater than 1 storey, and
(iii) a depth that is the lesser of 6.0 m and 35% of the building depth.
Without limitation, applicable Council policies and guidelines for consideration include the First
Shaughnessy Heritage Conservation Area Design Guidelines in the Heritage Conservation Area
Official Development Plan.
1.2
Overview
The table below provides an overview of the outright and conditional approval uses in the First
Shaughnessy district, categorized by the minimum site area required, where applicable. Applicable density,
form and placement regulations in section 3 of this schedule are cross-referenced in the third column.
Minimum
Site Area
Use
Density, Form
and Placement
Regulations
--
Multiple dwelling on a site without protected heritage property
3.1
Multiple conversion dwelling
3.2
Infill
3.2
Other uses permitted in section 2.1 of this schedule
3.3
2
USE REGULATIONS
2.1
Outright and Conditional Approval Uses
All outright and conditional approval uses are subject to all other provisions of this by-law, including
Section 2, Section 10 and Section 11, and compliance with the regulations of this schedule including
section 2.2.
The uses identified in the table below as outright approval uses are permitted in these districts and will be
issued a permit.
The uses identified in the table below as conditional approval uses may be approved in these districts by
the Director of Planning, with or without conditions, if the Director of Planning considers the intent of this
schedule and all applicable Council policies and guidelines.
Uses are listed under their general land use category. Applicable use-specific regulations in section 2.2
of this schedule are cross-referenced in the third column. Cross-references to applicable use-specific
regulations are provided for information purposes only and do not form part of this by-law.
City of Vancouver
March 2025
Zoning and Development By-law
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FSD
Use
Approval
Use-Specific
Regulations
Dwelling Uses
Infill
Conditional
2.2.1
Multiple Conversion Dwelling
Conditional
2.2.1
Multiple Dwelling, on a site without protected heritage property
Conditional
2.2.2, 2.2.3
Seniors Supportive or Independent Living Housing
Conditional
Single Detached House
Conditional
Single Detached House with Secondary Suite
Conditional
Institutional Uses
Child Day Care Facility
Conditional
Church, existing as of March 8, 2016
Conditional
Community Care or Assisted Living Facility
Conditional
Group Residence
Conditional
Public Authority Use, essential in this district
Conditional
Office Uses
General Office
Conditional
2.2.4
Retail Uses
Farmers' Market
Conditional
Service Uses
Bed and Breakfast Accommodation
Conditional
Short Term Rental Accommodation
Conditional
Utility and Communication Uses
Public Utility
Conditional
uncategorized
Accessory Buildings, customarily ancillary to any use listed in this
section 2.1
Conditional
2.2.5
Accessory Uses, customarily ancillary to any use listed in this
section 2.1
Conditional
2.2.6
Deposition or extraction of material, which alters the configuration of
the land
Conditional
City of Vancouver
March 2025
Zoning and Development By-law
Page 4
FSD
2.2
Use-Specific Regulations
2.2.1
For infill and multiple conversion dwelling the total number of dwelling units on a site must not exceed 6
dwelling units, except that:
(a) on a site with protected heritage property:
(i)
with a minimum site area of 4,645 m2 or more, the total number of dwelling units permitted is
increased to 8 dwelling units, or
(ii)
with a minimum site area of less than 4,645 m2, the Director of Planning may increase the total
number of dwelling units permitted to 7 dwelling units if the Director of Planning considers:
(A) all applicable Council policies and guidelines,
(B) the impact of any additional on-site parking on mature trees, existing gardens and
landscape design, and
(C) the impact of the additional unit on the protected heritage property;
(b) on a site without protected heritage property, the total number of dwelling units permitted is increased
to 8 dwelling units where all of the dwelling units are non-stratified and secured as residential rental
tenure.
2.2.2
For multiple dwelling, the total number of dwelling units on a site must not exceed 6 dwelling units, except
that the total number of dwelling units permitted is increased to 8 dwelling units where all of the dwelling
units are non-stratified and secured as residential rental tenure.
2.2.3
For multiple dwelling, the Director of Planning may permit more than 1 principal building on a site, if the
Director of Planning considers the intent of this schedule and all applicable Council policies and guidelines.
2.2.4
General office is only permitted if it is a consulate on a site that abuts West 16th Avenue, King Edward
Avenue or Granville Street.
2.2.5
Accessory building customarily ancillary to any use listed in section 2.1 of this schedule may only be
permitted if:
(a) no accessory building exceeds a building height of 4.5 m, measured to:
(i)
the highest point of a flat roof, or
(ii)
to the mean height level between the eaves and the ridge of a gable or hip roof,
provided that no portion of an accessory building exceeds 6.1 m in building height;
(b) all accessory buildings are located:
(i)
at least 3.0 m from a flanking street, and
(ii)
at least 1.5 m from an interior property line;
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March 2025
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FSD
(c)
the floor area of all accessory buildings for off-street parking on the site does not exceed 81 m2; and
(d) an accessory building on a corner site which has located at its rear, a site that fronts the street
flanking the corner site, has a setback of at least 7.3 m from the flanking street.
2.2.6
For all uses except for multiple dwelling, vehicle parking in a principal building is only be permitted if:
(a) the parking was in existence on September 29, 2015; or
(b) there is unnecessary hardship due to the slope or configuration of the site, or it would be necessary
to alter or remove features that have heritage character or heritage value worthy of conservation, in
order to accommodate parking in an accessory building.
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March 2025
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Page 6
FSD
3
DENSITY, FORM AND PLACEMENT REGULATIONS
This section contains density, form and placement regulations organized by use.
3.1
Multiple dwelling on a site without protected heritage property
Multiple dwelling on a site without protected heritage property is subject to the following regulations.
3.1.1
Density and Floor Area
3.1.1.1
The maximum floor space ratio is 0.25 plus 139 m2 to a maximum permitted floor area of 911 m2.
3.1.1.2
Despite section 3.1.1.1 above, the Director of Planning may increase:
(a) the permitted floor space ratio to a maximum of 0.50 for multiple dwelling containing no less than 4
and no more than 8 dwelling units where all of the dwelling units are secured as residential rental
tenure, except that 1 dwelling unit may be occupied by a registered owner of the site;
(b) the permitted floor space ratio to a maximum of 0.50 for multiple dwelling containing no less than
4 and no more than 6 dwelling units where at least 1 dwelling unit is developed as a below-market
homeownership unit, if a partnering agreement between the City and the BC Housing Management
Commission that establishes the terms and conditions related to a below-market homeownership
program has been entered into and is in effect; or
(c)
the permitted floor area by 1 m2 per amenity share or per affordable housing share provided to the
City at no cost to the City, to a maximum floor space ratio of 0.50 for multiple dwelling containing no
less than 4 and no more than 6 dwelling units,
if the Director of Planning considers the intent of this schedule and all applicable Council policies and
guidelines.
3.1.1.3
Despite section 3.1.1.2(c) above, the maximum floor space ratio achievable as a result of the provision of
amenity shares or affordable housing shares must otherwise comply in all respects with this schedule and
this by-law.
3.1.2
Building Form and Placement
Regulations
FSD
3.1.2.1
Maximum building height for:
(a) rear buildings
8.5 m and 2 storeys
(b) all other buildings
11.5 m and 3 storeys
3.1.2.2
Minimum front yard depth
8.5 m
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Regulations
FSD
3.1.2.3
Minimum side yard width
4.5 m
3.1.2.4
Minimum rear yard depth for:
(a) buildings in a courtyard configuration
4.5 m
(b) all other buildings
12.1 m
3.1.2.5
Maximum site coverage
35% of the site area
3.1.2.6
Maximum building depth
19.8 m
3.1.2.7
Maximum building width
17.4 m
3.1.2.8
Minimum separation between:
(a) buildings located on a site frontage
2.4 m
(b) rear buildings
2.4 m
(c)
buildings located on a site frontage and rear buildings
6.1 m
Building Separation
3.1.2.9
Minimum separation between buildings must be measured from the closest portion of the exterior walls of
any other building on the site.
Discretion to Vary Other Regulations
3.1.2.10 The Director of Planning may vary any of the regulations in this section 3.1.2 if the Director of Planning
considers the height, bulk, location and overall design of the building or buildings and the impact on the
site, surrounding buildings, neighbouring sites, streets and views and all applicable Council policies and
guidelines.
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3.2
Multiple conversion dwelling and infill
Multiple conversion dwelling and infill are subject to the following regulations.
3.2.1
Density and Floor Area
3.2.1.1
On a site with protected heritage property that is conserved, the maximum floor space ratio is 0.45.
3.2.1.2
On a site without protected heritage property, the maximum floor space ratio is 0.25 plus 139 m2, to a
maximum permitted floor area of 911 m2.
3.2.1.3
Despite section 3.2.1.2 above, the Director of Planning may increase:
(a) the permitted floor space ratio to a maximum of 0.45 for a site containing no less than 4 and no more
than 8 dwelling units where all of the dwelling units are secured as residential rental tenure, except
that 1 dwelling unit may be occupied by a registered owner of the site;
(b) the permitted floor space ratio to a maximum of 0.45 for a site containing no less than 4 and no more
than 6 dwelling units where at least 1 dwelling unit is developed as a below-market homeownership
unit, if a partnering agreement between the City and the BC Housing Management Commission that
establishes the terms and conditions related to a below-market homeownership program has been
entered into and is in effect; or
(c)
the permitted floor area by 1 m2 per amenity share or per affordable housing share provided to the
City at no cost to the City for a site containing no less than 4 and no more than 6 dwelling units,if
the Director of Planning considers the intent of this schedule and all applicable Council policies and
guidelines.
if the Director of Planning considers the intent of this schedule and all applicable Council policies and
guidelines.
3.2.1.4
Despite sections 3.2.1.1, 3.2.1.2 and 3.2.1.3 above, the maximum floor space ratio for infill is 0.30 of the
infill site area as determined by the following calculation:
(a) where the gross floor area of the basement, first and second storey of the principal building is equal
to or less than 543 m2, the infill site area is the total site area minus 1,208 m2; and
(b) where the gross floor area of the basement, first and second storey of the principal building is
more than 543 m2, the infill site area is calculated in accordance with the following formula, where
"x" equals the gross floor area of the basement, first and second storey of the principal building,
measured in m2:
site area for infill floor space ratio calculation
=
total site area
-
x
0.45
3.2.1.5
Despite section 3.2.1.4 above:
(a) if a site is less than 1,672 m2, the maximum floor area for infill is 63.7 m2; and
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(b) if a site is 1,672 m2 or greater, the maximum floor area for infill must not exceed 279 m2, or 50% of the
gross floor area of the basement, first and second storey of the principal building, whichever is less.";
3.2.1.6
Despite section 3.2.1.3(c) above, the maximum floor space ratio achievable as a result of the provision of
amenity shares or affordable housing shares must otherwise comply in all respects with this schedule and
this by-law.
3.2.2
Building Form and Placement
Regulations
FSD
3.2.2.1
Maximum building height for:
(a) infill
7.6 m and 2 storeys
(b) principal buildings
10.7 m and 3 storeys
3.2.2.2
Minimum front yard depth
25% of the depth of the site
3.2.2.3
Minimum side yard width for a site with a frontage:
(a) 22.9 m or greater
20% of the site width
(b) less than 22.9 m
15% of the site width
3.2.2.4
Minimum rear yard depth for:
(a) infill
4.5 m
(b) all other buildings
12.1 m
3.2.2.5
Maximum site coverage
35% of the site area
3.2.2.6
Maximum building depth
40% of the site depth
Building Height
3.2.2.7
The Director of Planning may increase the maximum building height of a principal building to a height not
exceeding 13.7 m, if the Director of Planning considers the impact of the additional height on neighbouring
sites with respect to massing, shadowing and overlook, and all appliable Council policies and guidelines,
and:
(a) the roof has no flat portions;
(b) the roof has a minimum slope of 8:12; and
(c)
the roof is a gable or hip roof.
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Front Yard
3.2.2.8
Despite the minimum front yard depth in section 3.2.2.2 above and section 10.8 of this by-law, basement
floor area underneath entries, porches and verandahs may project into the front yard to a maximum of
1.8 m measured horizontally.
Side Yard
3.2.2.9
The Director of Planning may decrease the minimum side yard width for an infill or for an existing
accessory building that is converted to residential use.
3.2.2.10 Despite section 3.2.2.3 above, the Director of Planning may increase the minimum side yard width if, in the
opinion of the Director of Planning, it is necessary to protect the privacy or liveability of a neighbouring site
or building.
Rear Yard
3.2.2.11 The Director of Planning may decrease the minimum rear yard depth for an infill or for an existing
accessory building that is converted to residential use.
3.2.2.12 Despite section 3.2.2.4 above, the Director of Planning may increase the minimum rear yard depth if, in the
opinion of the Director of Planning, it is necessary to protect the privacy or liveability of a neighbouring site
or building.
Building Depth
3.2.2.13 The Director of Planning may increase the maximum building depth to a maximum of 60% of the site depth
if the Director of Planning considers:
(a) the height, bulk, location and overall design of the building or buildings and the impact on the site,
surrounding buildings, neighbouring sites, streets and views;
(b) the amount of open space;
(c)
the preservation of the heritage character and heritage value of the area; and
(d) all applicable Council policies and guidelines .
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3.3
Other Uses
Uses not regulated by sections 3.1 and 3.2 of this schedule are subject to the following regulations.
3.3.1
Density and Floor Area
3.3.1.1
The maximum floor space ratio is 0.45 for protected heritage property that is conserved.
3.3.1.2
For all other developments, the maximum floor space ratio is 0.25 plus 139 m2, provided this maximum
does not exceed a total floor area of 911 m2.
3.3.2
Building Form and Placement
Regulations
FSD
3.3.2.1
Maximum building height:
10.7 m and 3 storeys
3.3.2.2
Minimum floor elevation for the first storey
1.4 m above finished grade
3.3.2.3
Minimum front yard depth
25% of the depth of the site
3.3.2.4
Minimum side yard width for a site with a frontage:
(a) 22.9 m or greater
20% of the site width
(b) less than 22.9 m
15% of the site width
3.3.2.5
Minimum rear yard depth
12.1 m
3.3.2.6
Maximum site coverage
35% of the site area
3.3.2.7
Maximum building depth
40% of the site depth
3.3.2.8
Maximum building footprint
Permitted floor area ÷ 2.5, up to a
maximum of 557 m2
Building Height
3.3.2.9
Despite the maximum building height in section 3.3.2.1 above, the third storey must be a partial storey not
exceeding 50% of the storey immediately below.
3.3.2.10 The Director of Planning may increase the maximum building height of a principal building to a height not
exceeding 13.7 m, if the Director of Planning considers the impact of the additional height on neighbouring
sites with respect to massing, shadowing and overlook, and all appliable Council policies and guidelines,
and:
(a) the roof has no flat portions;
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(b) the roof has a minimum slope of 8:12; and
(c)
the roof is a gable or hip roof.
Floor Elevation
3.3.2.11 The Director of Planning may reduce the minimum floor elevation if the Director of Planning considers the
site context and all applicable Council policies and guidelines.
Front Yard
3.3.2.12 Despite the minimum front yard depth in section 3.3.2.3 above and section 10.8 of this by-law, basement
floor area underneath entries, porches and verandahs may project into the front yard to a maximum of
1.8 m measured horizontally.
Building Depth
3.3.2.13 The Director of Planning may increase the maximum building depth to a maximum of 60% of the site depth
if the Director of Planning considers:
(a) the height, bulk, location and overall design of the building or buildings and the impact on the site,
surrounding buildings, neighbouring sites, streets and views;
(b) the amount of open space;
(c)
the preservation of the heritage character and heritage value of the area; and
(d) all applicable Council policies and guidelines .
Building Footprint
3.3.2.14 The Director of Planning may increase the maximum building footprint by an amount not exceeding 20% of
the building footprint requirements in section 3.3.2.8 above if the Director of Planning considers:
(a) the height, bulk, location and overall design of the building or buildings and the impact on the site,
surrounding buildings, neighbouring sites, streets and views;
(b) the amount of open space;
(c)
the preservation of the heritage character and heritage value of the area; and
(d) all applicable Council policies and guidelines.
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4
GENERAL REGULATIONS
All uses in this district are subject to the following regulations.
4.1
Amenity Shares and Affordable Housing Shares
4.1.1
For the purposes of this schedule, amenity has the meaning set out in Schedule F: Affordable Housing
and Amenity Share Cost Schedule of this by-law.
4.1.2
For the purposes of this schedule, the cost of an amenity share or affordable housing share is the amount
specified per m2 in Schedule F: Affordable Housing and Amenity Share Cost Schedule of this by-law
for the FSD zoning district.
4.2
Computation of Floor Area
4.2.1
Computation of floor area must include:
(a) all floors having a minimum ceiling height of 1.2 m, including earthen floor, both above and below
ground level, measured to the extreme outer limits of the building;
(b) stairways, fire escapes, elevator shafts, and other features that the Director of Planning considers
similar to the foregoing, measured by their gross cross-sectional areas and included in the
measurements for each floor at which they are located; and
(c)
where the distance from a floor to the floor above, or where there is no floor above, to the top of roof
joists, exceeds 3.7 m, an amount equal to the area of the floor below the excess height.
4.2.2
Computation of floor area must exclude:
(a) balconies, decks, and other appurtenances that in the opinion of the Director of Planning, area similar
to the foregoing if the total area of these exclusions does not exceed 8% of the permitted floor area;
(b) areas of undeveloped floors that are located:
(i)
above the highest storey or partial storey, and to which there is no permanent means of access
other than a hatch, or
(ii)
adjacent to a storey or partial storey with a ceiling height of less than 1.2 m;
(c)
where floors or portions of floors are located in an accessory building, infill building, or a principal
building, and are used for off-street parking or loading, provided that the maximum exclusion for a
parking space does not exceed 7.3 m in length;
(d) for all uses except for multiple dwelling, basements in principal buildings where the basement does
not extend beyond the outermost walls of the first storey, including entries, porches and verandahs,
except that this exclusion will only apply to that part of basements used for parking in principal
buildings if:
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(i)
there is unnecessary hardship due to the slope or configuration of the site, or because it would
be necessary to alter or remove features that have heritage character or heritage value worthy of
conservation, in order to accommodate parking in an accessory building,
(ii)
the site has no lane access, and
(iii) the exclusion does not exceed 81 m2;
(e) basements or cellars in protected heritage property, except that this exclusion will only apply to that
part of basements or cellars used for parking in protected heritage property if:
(i)
there is unnecessary hardship due to the slope or configuration of the site, or because it would
be necessary to alter or remove features that have heritage character or heritage value worthy of
conservation, in order to accommodate parking in an accessory building, and
(ii)
the exclusion does not exceed 81 m2;
(f)
entries, porches, verandahs, and covered porches above the first storey if;
(i)
they are open or protected by guards that do not exceed the required minimum height, and
(ii)
the total area being excluded does not exceed 20% of the floor area being provided;
(g) unconditioned floor areas with a ceiling height or height to the underside of the joists of less than 2.0
m, located below the floors of entries, porches and verandahs complying with section 4.2.2(f) above,
to which there is no access from the interior of the building; and
(h) for multiple dwelling, multiple conversion dwelling containing 3 or more dwelling units, or infill, floors
or portions thereof that are used for heating and mechanical equipment or uses that the Director of
Planning considers similar to the foregoing, up to a maximum of 3.7 m2 per dwelling unit.
4.2.3
The Director of Planning may vary the requirements in section 4.2.1(c) above if, in the opinion of the
Director of Planning:
(a) the resulting building massing does not overshadow or adversely affect the site or neighbouring sites;
(b) the excluded floor area enhances the design, liveability, and architectural expression of the building;
and
(c)
the excluded floor area enhances the heritage character and heritage value of the area provided that
the total excluded area does not exceed 37 m2.
4.3
Measurements
4.3.1
Building depth is measured in a straight line parallel to the property line, from the required front yard to
the required rear yard, except that where an existing building encroaches into the required front yard, the
distance must be measured from the front exterior wall rather than the required front yard.
4.3.2
Projections into the front and rear yards that are permitted under section 3.3.2.12 of this schedule and
section 10.8 of this by-law must not be included in the calculation of building depth.
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4.4
Storm Water and Impermeability
4.4.1
This section applies to a permit for any development that:
(a) increases the impermeable area of a site existing as of May 11, 1982, by more than 1% of the site
area; or
(b) creates a community care facility, group residence, multiple conversion dwelling, infill single detached
house or infill duplex.
4.4.2
The Director of Planning must not issue a permit referred to in section 4.4.1 above, unless the property
owner has first entered into a storm water storage agreement, to the satisfaction of the Director of Legal
Services and the City Engineer, to:
(a) construct a storm water storage system on the site that is designed and certified by a professional
engineer to meet the following criteria:
(i)
a minimum storage capacity equal to the volume of water that would be present if water
15 mm deep covered the entire site, and
(ii)
equipped with a device to restrict the maximum storm water flow from the site into the public
sewer to 17.5 litres per second per hectare of site area;
(b) maintain the storm water storage system at the expense of the owner;
(c)
grant a statutory right of way and equitable charge to the City; and
(d) release and indemnify the City from all liability related to the storm water storage system.
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5
RELAXATIONS
5.1
The Director of Planning may relax the front, side, and rear yard regulations prescribed in this schedule if,
in the opinion of the Director of Planning, there is unnecessary hardship due to the configuration of the site
and the Director of Planning considers:
(a) all applicable Council policies and guidelines;
(b) the height, bulk, location and overall design of the building or buildings and the effect on the site,
surrounding buildings, neighbouring sites, streets and views;
(c)
the amount of open space;
(d) the preservation of the heritage character and heritage value of the area; and
(e) the relaxation does not exceed 60% of the front, side, or rear yard requirements in this schedule.
5.2
The Director of Planning may relax any regulation in this schedule, except those regulations regarding use
or density, with respect to protected heritage property that is conserved, if, in the opinion of the Director
of Planning, the protected heritage property is conserved and the proposed development will make a
contribution to conserving heritage property, except that, before granting a relaxation under this section,
the Director of Planning must consider the intent of this schedule and all applicable Council policies and
guidelines.
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Schedule C
Schedule C
Streets Requiring Landscaped Setbacks
This is Schedule "C" to By-law No. 3575, being the "Zoning and Development By-law".
The following are the streets, lanes or other areas, or portions thereof lying between the specified intersections for
which landscaped setbacks are prescribed for the abutting or adjoining sites, as the case may be, by section 10.7 of
By-law No. 3575, being the "Zoning and Development By-law", together with the minimum depths of such setbacks,
measured from the ultimate street line or lane line, as determined by the City Engineer, or site boundary, as the case
may be.
Street, Lane or Other Area
Depth of
Setback
Argyle Street, west side, from S.E. Marine Drive to Kent Avenue North
3.6 m
Ash Street, east side, from 71st Avenue to 401.8 m northerly
3.6 m
Bentall Street, east side, from Grandview Highway to Cornett Road extension
3.6 m
Broadway and Lougheed Highway, north side, from Skeena Street to Boundary Road
12.1 m
Broadway and Lougheed Highway, south side, from Lillooet Street to Boundary Road
8.5 m
Broadway and Lougheed Highway, south side, from Slocan Street to Lillooet Street
12.1 m
Boundary Road, west side, from Lougheed Highway to Charles Street
12.1 m
Boundary Road, west side, from Lougheed Highway to Grandview Highway
12.1 m
Central Valley Greenway, north side, from Lillooet Street to Boundary Road
3.6 m
East 11th Avenue, south side, from Skeena Street to a point 152.5 m east of the easterly limit of
Skeena Street
3.6 m
Grandview Highway, north side from:
Renfrew Street to Bentall Street
12.1 m
Bentall Street to Natal Street
9.0 m
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Schedule C
Street, Lane or Other Area
Depth of
Setback
Natal Street to Boundary Road
12.1 m
Grant Street, north side, from McLean Drive to a point 160.24 feet west of the westerly limit of Odlum
Drive
1.8 m
Marine Drive, south side, from:
Cambie Street to Crompton Street
12.1 m
Laurel Street, northeasterly to the lane lying south of S.W. Marine Drive and 70th Avenue and
west of Ash Street
12.1 m
Borden Street to Argyle Street
12.1 m
McLean Drive, west side, from:
Grandview Highway to 3rd Avenue
3.6 m
Grant Street to William Street
3.6 m
Napier Street, south side, from the westerly limit of Odlum Drive to a point 107 feet westerly thereof
1.8 m
Natal Street, west side, from Grandview Highway to Cornett Road extension
3.6 m
Odlum Drive, west side, from Napier Street to William Street
1.8 m
Parker Street, north side, from McLean Drive to a point 107 feet west of the westerly limit of Odlum
Drive
1.8 m
Quebec Street, west side, from 1st Avenue to the boundary of the BCPED Zoning District
3.0 m
Renfrew Street, east side, from Broadway to a point 520 feet south
3.6 m
Raymur Avenue, east side, from the northerly boundary of Union Street to the southerly boundary of
East Pender Street
6.0 m
Rupert Street, east side, from Grandview Highway to 112.99 m north of Grandview Highway
3.6 m
Skeena Street, east side, from East 11th Avenue to a point 143.3 m south of the easterly limit of
Skeena Street
3.6 m
Skeena Street, east side, from Lougheed Highway to 5th Avenue
3.6 m
Terminal Avenue, north side, from a point 17.6 m east of the easterly boundary of Thornton Park,
eastward to a point in line with the northerly extension of the western boundary of Cottrell Street
3.0 m
Terminal Avenue, south side, from a point 2,060 feet east of the eastern boundary of Station Street,
eastward to the western boundary of Cottrell Street
6.0 m
William Street, south side, from McLean Drive to Odlum Drive
1.8 m
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Schedule C
Street, Lane or Other Area
Depth of
Setback
3rd Avenue, south side, from the westerly boundary of McLean Drive to the easterly boundary of the
lane east of Clark Drive
1.8 m
7th Avenue, north side, from Keith Drive to Clark Drive
3.6 m
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September 2015
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Schedule D
Schedule D
[See Back Cover for Diagrammatic Representation of Schedule "D" - Zoning District Plan]
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February 2025
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Schedule E
Schedule E
Building Lines
This is Schedule "E" to By-law No. 3575, being the "Zoning and Development By-law".
Introduction
This schedule contains three parts. Reference should be made to all three parts to ascertain the precise building line
requirements which may apply to any particular street.
Parts I and II of this schedule set forth the existing streets or lanes or portions of streets or lanes lying between the
specified intersections for which building lines are prescribed by Section 8, together with a description of the building
lines so prescribed.
Part III of this schedule establishes building lines for the maintenance of open space for parcels on the north side of
Point Grey Road and Cameron Avenue between Alma and Balsam Streets.
Part I
Streets or Lanes
Distance from the Centre
Line of the Street or Lane
Measured at Right Angles
thereto
Alma Street, west side, north of 12th Avenue to 4th Avenue
40 feet
Alma Street, east side, from the lane north of 4th Avenue to Broadway
40 feet
Arbutus Street, both sides, from 16th Avenue to 37th Avenue
(See also Part II of this schedule)
50 feet
Blenheim Street, both sides, south of 16th Avenue
40 feet
Burrard Street, both sides, from 1st Avenue to the lane south of Broadway
(See also Part II of this schedule)
40 feet
Cambie Street, west side, from 16th Avenue to King Edward Avenue
(See also Part II of this schedule)
50 feet
Dunbar Street, both sides, from King Edward Avenue to Marine Drive
40 feet
Fraser Street, both sides, from King Edward Avenue to one block south of S.E.
Marine Drive
40 feet
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Schedule E
Streets or Lanes
Distance from the Centre
Line of the Street or Lane
Measured at Right Angles
thereto
Granville Street, both sides, from 16th Avenue to S.W. Marine Drive
50 feet
Joyce Street, both sides, from Wellington St., to 342.5 feet south of Vanness
Avenue
(see also Part II of this schedule)
40 feet
Marine Drive, S.E., north side, from the intersection of 64th Avenue and Marine
Drive to Sophia Street, and from Poplar Street to Chester Street
40 feet
Marine Drive, S.E., south side, from Poplar Street to Chester Street
40 feet
Marine Drive, S.W., both sides, from Ash Street to west boundary of City except
that portion of Marine Drive S.W., from the west boundary of Granville Street to
the southerly limit of the intersection of Cornish Street, Marine Drive, S.W. and
West 70th Avenue
50 feet
Oak Street, both sides, from Park Drive to S.W. Marine Drive
40 feet
Oak Street, west side, from 160.55 feet south of Laurier Avenue to 27th Avenue
50 feet
Park Drive, both sides, from Granville Street to Oak Street
40 feet
Victoria Drive, both sides, from 19th Avenue to the Fraser River
40 feet
Yukon Street, both sides, from 2nd Avenue to 12th Avenue
37 feet
Broadway, both sides, from Alma Street to Highbury Street
40 feet
49th Avenue, both sides, from Marguerite Street to S.W. Marine Drive
40 feet
Part II
Arbutus Street, east side, from 10th Avenue to 16th Avenue (see also Part I of this schedule)
A building line on the easterly side of Arbutus Street which building line is more particularly described as
follows:
Commencing at a point on the northerly limit of 16th Avenue, which point is distant
3.150 m measured easterly along the said northerly limit of 16th Avenue from the westerly limit of the
West Half of Lot 19, Block 465, D.L. 526, Plan 3557; thence northwesterly in a straight line to a point
on the northerly limit of the lane lying parallel to and immediately to the north of 16th Avenue, which
point is distant 13.746 m measured easterly along the said northerly limit of the lane from the original
easterly limit of Arbutus Street; commencing again at a point on the northerly limit of 13th Avenue,
which point is perpendicularly distant 2.134 m easterly from the said original easterly limit of Arbutus
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Schedule E
Street; thence northerly following in a line parallel to and 2.134 m perpendicularly distant easterly
from the said original easterly limit of Arbutus Street, to intersection with the southerly limit of 10th
Avenue.
Arbutus Street, west side, from 10th Avenue to 15th Avenue (see also Part I of this schedule)
A building line on the westerly side of Arbutus Street which building line is more particularly described as
follows:
Commencing at a point on the northerly limit of 15th Avenue, which point is situate
3.048 m perpendicularly distant westerly from the original westerly limit of Arbutus Street; thence
northerly, parallel to and 3.048 m perpendicularly distant westerly from the said original westerly limit
to Arbutus Street, to intersection with the southerly limit of 10th Avenue.
Boundary Road, west side, from 29th Avenue to S.E. Marine Drive
A building line on the west side of Boundary Road, which building line is more particularly described as
follows:
Commencing at a point on the southerly limit of 29th Avenue, distant 67 feet westerly, measured
from and at right angles to the east boundary of the City of Vancouver; thence southerly, parallel
to and 67 feet distant westerly measured from and at right angles to the said east boundary of
the City of Vancouver, to the southerly limit of Price Street; thence southerly in a straight line to
a point on the northerly limit of Monmouth Street, distant 37 feet westerly, measured from and at
right angles to the said east boundary of the City of Vancouver; commencing again at a point on
the southerly limit of Monmouth Street, distant 33 feet westerly, measured from and at right angles
to the said east boundary of the City of Vancouver; thence southerly, parallel to and 33 feet distant
westerly, measured from and at right angles to the said east boundary of the City of Vancouver to the
southerly boundary of Lot 10, Block 1, North Half of the Southeast Quarter of District Lot 339; thence
southerly, in a straight line, to a point on the northerly limit of 52nd Avenue, distant 91 feet westerly,
measured from and at right angles to the said east boundary of the City of Vancouver; commencing
again at a point on the southerly limit of 52nd Avenue, distant 99 feet westerly, measured from and
at right angles to the said east boundary of the City of Vancouver; thence southerly, parallel to and
99 feet distant westerly, measured from and at right angles to the said east boundary of the City of
Vancouver, to the northerly limit of S.E. Marine Drive.
Broadway, north side, from Cambie Street to Quebec Street
A building line on the northerly side of Broadway which building line is more particularly described as
follows:
For Blocks Twenty-three (23) and Twenty-two (22), respectively, of District Lot Three Hundred and
Two (302), lying between the easterly limit of Cambie Street and the westerly limit of Alberta Street,
the building line is the straight line joining the survey monument situate approximately 10 feet northerly
and 7 feet westerly from the southwest corner of the aforesaid Block Twenty-three (23) with the survey
monument situate approximately 11 feet northerly and 7 feet westerly from the southwest corner of
the adjacent Block Twenty-one (21) of District Lot Three Hundred and Two (302). In Block Twenty-
City of Vancouver
February 2025
Zoning and Development By-law
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Schedule E
one (21) of District Lot Three Hundred and Two (302) lying between the easterly limit of Alberta Street
and the westerly limit of Columbia Street, the building line is the straight line joining the said survey
monument, situate approximately 11 feet northerly and 7 feet westerly from the southwest corner of
the said Block Twenty-one (21), with the survey monument situate approximately 9 feet northerly and 7
feet easterly from the southeast corner of the said Block Twenty-one (21).
For Blocks Forty-eight (48), Forty-nine (49) and Fifty (50), respectively, of District Lot Two Hundred
"A" (200A), lying between the easterly limit of Columbia Street and the westerly limit of Quebec Street,
the building line is the straight line joining the aforesaid survey monument situate approximately 9
feet northerly and 7 feet easterly from the southeast corner of Block Twenty-one (21) of District Lot
Three Hundred and Two (302) with the survey monument situate approximately 9 feet northerly and
7 feet easterly from the southeast corner of the said Block Fifty (50). On and after the passing of this
by-law it will be unlawful for any person either as owner or contractor to erect or cause to be erected
any building or part of a building on any of the above described blocks south of the said building line
hereby established.
Broadway, south side, from Cambie Street to Quebec Street
A building line on the southerly side of Broadway which building line is more particularly described as
follows:
For Block Three Hundred and Six "A" (306A) and Block "L", respectively, of District Lot Five Hundred
and Twenty-six (526) and for Lot One (1), Block Twenty-four (24), District Lot Three Hundred and Two
(302) lying between the easterly limit of Cambie Street and the westerly limit of Alberta Street, the
building line is that line following easterly from Cambie Street along the northerly boundary of the said
blocks, until the said boundary is intersected by a line drawn parallel to and at a distance of 86 feet,
measured southerly from and at right angles to the corresponding building line hereinbefore described
for the northerly side of that portion of Broadway adjacent to Blocks Twenty-three (23) and Twenty-two
(22), respectively, of District Lot Three Hundred and Two (302); thence following easterly along the
said parallel line to the westerly limit of Alberta Street.
For the portion of Block Twenty-four (24) of District Lot Three Hundred and Two (302) lying between
the easterly limit of Alberta Street and the westerly limit of Columbia Street, the building line is a line
drawn parallel to and at a distance of 86 feet measured southerly from and at right angles to the
corresponding building line hereinbefore described for the northerly side of that portion of Broadway
adjacent to Block Twenty-one (21) of District Lot Two Hundred "A" (200A). For Blocks Twenty-five
(25), Twenty-six (26) and Twenty-seven (27), respectively, of District Lot Three Hundred and Two (302)
lying between the easterly limit of Columbia Street and the westerly limit of Quebec Street, the building
line is a line drawn parallel to and at a distance southerly of 86 feet measured from and at right
angles to the corresponding building line hereinbefore described for the northerly side of that portion
of Broadway, adjacent to Blocks Forty-eight (48) and Forty-nine (49) and Fifty (50), respectively, of
District Lot Two Hundred "A" (200A).
On and after the passing of this by-law it will be unlawful for any person either as owner or contractor
to erect or cause to be erected any building or part of a building on any of the above described blocks
north of the said building line hereby established. All the provisions of the preceding section hereof will
City of Vancouver
February 2025
Zoning and Development By-law
Page 5
Schedule E
also apply to and include buildings for the erection of which permits have already been applied for or
granted, but the erection of or work on which has not been commenced at the date of the passing of
this by-law.
Building lines established by this by-law are shown and indicated by lines coloured red upon the
plan marginally numbered W 105 for purposes of identification, which plan is attached hereto and is
declared to form an integral part of this by-law.
Survey monuments referred to in sections 1 and 3 of this by-law and indicated by notations and
symbols upon the plan as properly established by survey upon the ground, will govern the precise
location of the building lines hereby established, any conflict of dimensions notwithstanding.
Broadway, north side, from Main Street to Scotia Street
A building line on the northerly side of Broadway which is more particularly described as follows:
For Block Fifty-two (52), District Lot Two Hundred "A" (200A), a straight line from a point in the
easterly limit of Main Street 8 feet northerly from the northerly limit of Broadway to the westerly limit of
Kingsway at a point 4.5 feet northerly from the northerly limit of Broadway. For Block Fifty-three (53),
District Lot Two Hundred "A" (200A) a straight line drawn parallel to and 10 feet perpendicular distant
northerly from the northerly limit of Broadway and the productions thereof between the easterly limit of
Kingsway and the westerly limit of Scotia Street.
On and after the passing of this by-law it will be unlawful for any person either as owner or contractor
to erect or cause to be erected any building or part of a building on any of the above-described blocks
north of the said building line hereby established. All the provisions of the preceding section hereof will
also apply to and include buildings for the erection of which permits have already been applied for or
granted, but the erection of or work on which has not been commenced at the date of the passing of
this by-law.
Building lines established by this by-law are shown and indicated by lines coloured red upon the plan
marginally numbered LF 8131 for purposes of identification, which plan is attached hereto and is
declared to form an integral part of this by-law."
Burrard Street, east side from the lane south of Broadway to the north side of 16th Avenue (see also Part I of
this schedule)
A building line on the east side of Burrard Street from the lane south of Broadway to the north side of 16th
Avenue, which building line is more particularly described as follows:
Commencing at a point on the northerly boundary of Lot 20, Block 348, District Lot 526, Plan 1949,
which point is situated 7 feet perpendicularly distant easterly from the westerly boundary of the said
lot; thence southerly in a straight line to a point on the southerly boundary of Lot 20, Block 468, District
Lot 526, Plan 3557, which point is situated 7 feet perpendicularly distant easterly from the westerly
boundary of the said Lot 20, Block 468, District Lot 526.
City of Vancouver
February 2025
Zoning and Development By-law
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Schedule E
Burrard Street, west side, from the lane south of Broadway to the north side of 16th Avenue (see also Part I of
this schedule)
A building line on the west side of Burrard Street from the lane south of Broadway to the north side of 16th
Avenue which building line is more particularly described as follows:
Commencing at a point on the northerly boundary of Lot 11, Block 347, District Lot 526, Plan 1949,
which point is situated 80 feet perpendicularly distant westerly from the building line hereinbefore
described for the east side of Burrard Street; thence southerly and parallel to the said building line for
the east side of Burrard Street, to the southerly boundary of Lot 11, Block 467, District Lot 526, Plan
3557.
Cambie Street, east side, from 5th Avenue to 7th Avenue
A building line on the easterly side of Cambie Street which building line is more particularly described as
follows:
Commencing at a point one (1) foot east of the northwesterly corner of Lot 1, Block 12, District Lot 302,
Plan 5832, the same being the southeasterly corner of 5th Avenue; thence southerly in a straight line
to a point in the northerly limit of 6th Avenue 10 feet easterly from the southwesterly corner of Lot 16 of
said Block 12; thence southerly in a straight line to a point in the northerly limit of 7th Avenue 10 feet
easterly from the southwesterly limit of Lot B, Block 17, of said District Lot 302.
Cambie Street west side, south of 8th Avenue
A line joining a point in the northerly limit of Lot 10, Block 340, D.L. 526, 10 feet west of the northeast corner
of said Lot 10 to a point in the southerly limit of Lot 11, Block 340, D.L. 526, 10 feet west of the southeast
corner of Lot 11.
Cambie Street, east side, from Broadway to 15th Avenue
A building line on the easterly side of Cambie Street which building line is more particularly described as
follows:
Commencing at a point in the southerly limit of Broadway 10 feet easterly from the northwesterly
corner of Lot 1, Block 360A, District Lot 526, Plan 1277; thence southerly in a line drawn parallel to
and 10 feet perpendicularly distant easterly from the easterly limit of Cambie Street to the northerly
limit of 15th Avenue.
Cambie Street, west side, from Broadway to 16th Avenue
A building line on the westerly side of Cambie Street which building line is more particularly described as
follows:
Commencing at a point in the southerly limit of Broadway 10 feet westerly from the northeasterly
corner of Lot 11, Block 360, District Lot 526, Plan 590; thence southerly in a line drawn parallel to and
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February 2025
Zoning and Development By-law
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Schedule E
10 feet perpendicularly distant westerly from the westerly limit of Cambie Street to the northerly limit of
16th Avenue.
Cambie Street, east side, from 15th Avenue to 17th Avenue (See also Part I of this Scshedule)
A building line on the east side of Cambie Street extending from the southerly limit of 15th Avenue to the
northerly limit of 17th Avenue, which building line is more particularly described as follows:
Commencing at a point in the southerly boundary of Lot 9, Block 501, D.L. 526 distant 10 feet east
of the southwest corner of said Lot 9; thence northerly in a straight line to a point in the northerly
boundary of Lot 1, Block 501, D.L. 526 distant 10 feet east of the northwest corner of said Lot 1;
thence continuing northerly in the most immediately preceding described course to a point in the
southerly boundary of Lot 16 except the north 50 feet, Block E, D.L. 526; thence northerly in a straight
line to a point in the northerly boundary of the north 50 feet of Lot 16, Block E, D.L. 526 distant 10 feet
east of the northwest corner of the said north 50 feet of Lot 16; thence northerly in a straight line to a
point in the northerly boundary of Lot 1, Block E, D.L. 526 distant 10 feet east of the northwest corner
of said Lot 1.
Cambie Street, east side, from 17th Avenue to King Edward Avenue
A building line on the easterly side of Cambie Street which building line is more particularly described as
follows:
A line drawn parallel to and 100 feet perpendicularly distant easterly from the established building
line for the west side of Cambie Street and extending from the southerly limit of 17th Avenue to the
northerly limit of King Edward Avenue.
Cambie Street, west side, from south side of 71st Avenue to north side of Kent Avenue North
A building line on the westerly side of Cambie Street which building line is more particularly described as
follows:
A line drawn parallel to and 33 feet perpendicularly distant westerly from the easterly limit of Lots A and
B, Block 6, north of right-of-way, District Lot 311, and extending from the northerly limit of said Lot B to
the southerly limit of said Lot A.
East side Clarendon Street and Elliott Street from a point opposite the lane south of 38th Avenue to the north
side of 54th Avenue
A line drawn parallel to and 86 feet perpendicularly distant easterly on the tangent portions and concentric
with and 86 feet radial distant easterly on the curve portions, from the building line described for the west
side of Clarendon and Elliott Streets. Extending from a point in the easterly production of the southerly limit
of the lane south of 38th Avenue to the northerly limit of 54th Avenue.
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February 2025
Zoning and Development By-law
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Schedule E
West side Clarendon Street and Elliott Street from the lane south of 38th Avenue to the north side of 54th
Avenue
Commencing at a point in the southerly limit of the lane south of 38th Avenue 10 feet perpendicularly distant
westerly from the easterly limit of Lot 16, Block 11, District Lot 394.
Thence southerly in a straight line to a point in the east 34 feet of Lot 12C, Block 14, District Lot 394, which
point is 10 feet perpendicularly distant westerly from the westerly limit of the said east 34 feet of Lot 12C,
250 feet northerly from the southerly limit of Amended Lot 11C, Block 14.
Thence southerly 338.18 feet, in the arc of a tangential circular curve to the left, whose radius is 1,586 feet.
Thence southerly 292.36 feet, in the arc of a reverse circular curve to the right, whose radius is 1500 feet, to
a point 10 feet perpendicularly distant westerly from the westerly limit of Clarendon Street.
Thence southerly tangential to the ending of the said reverse curve in a straight line to a point 10 feet
perpendicularly distant westerly from the westerly limit of Clarendon Street, at a distance of 252.47 feet
northerly from the northerly limit of 45th Avenue.
Thence southerly 304.33 feet in the arc of a tangential circular curve, to the left, whose radius is 834.69
feet.
Thence southeasterly in a line tangential to the ending of the previously mentioned curve, 58.52 feet to the
beginning of a tangential curve.
Thence southeasterly 296.41 feet, in the arc of a circular curve to the right, whose radius is 748.69 feet, to a
point 20 feet perpendicularly distant westerly from the westerly limit of Clarendon Street produced northerly
at 46th Avenue.
Thence southerly, in a straight line, tangential to the previously described curve, to a point in the northerly
limit of 49th Avenue, 13.23 feet westerly from the westerly limit of Elliott Street.
Thence southerly in a straight line to a point in the southerly limit of 51st Avenue, 10 feet perpendicularly
distant westerly from the westerly limit of Elliott Street.
Thence southerly in a straight line to a point in the northerly limit of 54th Avenue, 10 feet perpendicularly
distant westerly from the westerly limit of Elliott Street.
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February 2025
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Schedule E
Davie Street, north side, from Burrard Street to Jervis Street
A building line commencing at a point on the westerly limit of Burrard Street, distant 7 feet northerly,
measured along the said westerly limit from its intersection with the northerly limit of Davie Street; thence
westerly in a straight line to a point on the easterly limit of Jervis Street, distant 7 feet northerly measured
along the said easterly limit from its intersection with the northerly limit of Davie Street.
Davie Street, south side, from Burrard Street to Jervis Street
A building line commencing at a point on the westerly limit of Burrard Street, distant 7 feet southerly,
measured along the said westerly limit from its intersection with the northerly limit of Davie Street; thence
westerly in a straight line to a point on the easterly limit of Jervis Street, distant 7 feet southerly measured
along the said easterly limit from its intersection with the northerly limit of Davie Street.
Duchess Street, west side, from Kingsway to Ward Street
A building line on the westerly side of Duchess Street which building line is more particularly described as
follows:
Commencing at the intersection of a line drawn parallel to and 66 feet perpendicularly distant westerly
from the easterly limit of Duchess Street and the northerly limit of Kingsway; thence northerly 486.71
feet following in a line drawn parallel to and 66 feet perpendicularly distant westerly from the easterly
limit of Duchess Street; thence northerly in the arc of a tangential curve to the right whose radius is
368.36 feet to intersection with the southerly limit of Ward Street.
Dundas Street, south side, from Semlin Drive to Nanaimo Street
A building line on the southerly side of Dundas Street which building line is more particularly described as
follows:
Commencing at a point in the westerly limit of Lot One (1), Block Twenty-six (26), District Lot One
Hundred and Eighty-four (184), Plan 178, which point is 14 feet southerly from the northwesterly
corner of said Lot One (1); thence easterly in a straight line to intersection with the easterly limit of
Lot Eight (8), said Block Twenty-six (26), at a point 14 feet southerly from the northeasterly corner of
said Lot Eight (8), thence easterly in a straight line to intersection with the westerly limit of Lot One
(1), Block Twenty-four (24), District Lot One Hundred and Eighty-four (184), Plan 178, at a point 14
feet southerly from the northwesterly corner of said Lot One (1); thence easterly in a straight line
to intersection with the easterly limit of Lot Eight (8), said Block Twenty-four (24), at a point 7 feet
southerly from the northeasterly corner of said Lot Eight (8); thence easterly in a straight line to
intersection with the easterly limit of Lot Six (6), Block Twenty-three (23), District Lot One Hundred and
Eighty-four (184), Plan 178, at a point 7 feet southerly from the northeasterly corner of said Lot 6.
Dundas Street, north side, from Templeton Drive to Nanaimo Street
A building line on the northerly side of Dundas Street which building line is more particularly described as
follows:
City of Vancouver
February 2025
Zoning and Development By-law
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Schedule E
A line drawn parallel to and 80 feet perpendicularly distant northerly from the hereinbefore described
building line for the south side of Dundas Street extending from the easterly limit of Templeton Drive to
the westerly limit of Nanaimo Street.
Dunsmuir Street, south side, from Richards Street to the easterly limit of Dunsmuir Street
Commencing at a point on the easterly limit of Richards Street, distant 10 feet southerly, measured along
the said easterly limit from its intersection with the southerly limit of Dunsmuir Street; thence easterly in a
straight line to a point on the easterly limit of Hamilton Street, distant 10 feet southerly, measured along the
said easterly limit of Hamilton Street from its intersection with the southerly limit of Dunsmuir Street; thence
easterly in a straight line to a point on the easterly limit of Beatty Street, distant 10 feet southerly measured
along the said easterly limit of Beatty Street from its intersection with the southerly limit of Dunsmuir Street;
thence continuing easterly along the production easterly of the last mentioned course to intersection with
the easterly limit of the North Portion of Block 49, District Lot 541.
Dunsmuir Street, north side, from Richards Street to the easterly limit of Dunsmuir Street
That line drawn parallel to and 86 feet perpendicularly distant northerly from the corresponding building line
hereinbefore described for the southerly side of Dunsmuir Street.
Fir Street, east side, from Broadway to Marpole Avenue
A building line on the east side of Fir Street from the south side of Broadway to the north side of Marpole
Avenue, which building line is more particularly described as follows:
Commencing at a point in the northerly boundary of Block 350, District Lot 526, Plan 590, which point
is situated 7 feet perpendicularly distant easterly from the westerly boundary of said Block 350, thence
southerly in a straight line to a point in the easterly production of the southerly boundary of Lot 10,
Block 349, District Lot 526, Plan 590, which said point is situated 7 feet perpendicularly distant easterly
from the westerly boundary of said Block 350,
District Lot 526, Plan 590; thence southerly in a straight line to a point in the northerly boundary of
Lot 1, Block 490, District Lot 526, Plan 4502, which said point is situated 7 feet perpendicularly distant
easterly from the westerly boundary of said Lot 1, Block 490, District Lot 526; thence southerly parallel
to and 7 feet perpendicularly distant easterly from the westerly boundary of said Lot 1, Block 490, to
a point in the southerly boundary of said Lot 1, Block 490; thence southerly to a point in the northerly
boundary of Lot 10 in the said Block 490, which point is situated 7 feet perpendicularly distant easterly
from the westerly boundary of said Lot 10; thence southerly and southeasterly 7 feet perpendicularly
distant northeasterly from the westerly boundary of said Lot 10, to a point in the easterly boundary
of said Lot 10, thence southeasterly 7 feet perpendicularly distant northeasterly from the southerly
boundary and the southeasterly production thereof of Lot 9 of said Block 490 to Marpole Avenue.
Georgia Street, south side, from Chilco Street to Bidwell Street
A building line on the southerly side of Georgia Street which building line is more particularly described as
follows:
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February 2025
Zoning and Development By-law
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Schedule E
Commencing at the intersection of the northwesterly limit of Lot 13, Block 65, District Lot 185,
Plan 92, and a line drawn parallel to and 11.5 feet perpendicularly distant southwesterly from the
northeasterly limit of Lots 1 to 13, Block 65 and Lots 8 to 14, Block 55, District Lot 185, Plan 92;
thence southeasterly following in the said line drawn parallel to the northeasterly limit of Lots 1 to
13, said Block 65, and Lots 8 to 14, said Block 55, to intersection with a line drawn parallel to and
30 feet perpendicularly distant northwesterly from the southeasterly limit of Lot 8, said Block 55;
thence southerly in a straight line to a point in the southeasterly limit of Lot 8, said Block 55, 51.5 feet
southwesterly from the most easterly corner of said Lot 8.
Georgia Street, south side, from Bidwell Street to Cardero Street
A building line on the southerly side of Georgia Street which building line is more particularly described as
follows:
Commencing at a point in the northwesterly limit of Lot 7, Block 55, District Lot 185, Plan 92, 11.5 feet
southwesterly from the most northerly corner of said Lot 7; thence southeasterly in a straight line to a
point in the southeasterly limit of Lot A, Block 55, District Lot 185, Plan 6706, 11.5 feet southwesterly
from the most easterly corner of said Lot A.
Hastings Street, north side, from Cassiar Street to Boundary Road
A building line on the northerly side of Hastings Street which building line is more particularly described as
follows:
Commencing at a point in the easterly limit of Lot A of Block 46, T.H.S.L., Plan 17717, 1.2 m northerly
from the southerly limit of said Lot A; thence westerly, in a straight line to intersection with the westerly
limit of Lot A of Block 46, T.H.S.L., Plan EPP27624, at a point 0.59 m northerly from the southerly
limit of said Lot A; commencing again at a point in the easterly limit of Lot A (BN199299) of Block 47,
T.H.S.L., Plan 3419, 1.2 m northerly from the southerly limit of said Lot A; thence westerly, in a straight
line to intersection with the westerly limit of Lot B of Block 47, T.H.S.L., Plan 18237, 1.2 m northerly
from the southerly limit of said Lot B; thence southerly along said westerly limit of Lot B to a point
1.2 m northerly from the southerly limit of Lot A of Block 47, T.H.S.L. Plan 18237; thence westerly,
in a straight line to intersection with the westerly limit of Lot 24 of Block 47, T.H.S.L., Plan 4160,
1.2 m northerly from the southerly limit of said Lot 24; commencing again at a point in the easterly limit
of Lot 12, south half of Block 48, T.H.S.L., Plan 363, 1.2 m northerly from the southerly limit of said Lot
12; thence westerly in a straight line, parallel to the southerly limit of the south half of Block 48, Plan
363 to intersection with the southwesterly limit of Lot A of the south half of Block 48, T.H.S.L., Plan
22411.
Hemlock Street, west side, from 5th Avenue to 15th Avenue
A building line on the west side of Hemlock Street from the south side of 5th Avenue to the north side of
15th Avenue, which building line is more particularly described as follows:
Commencing at a point in the northerly boundary of Lot 17, Block 271, District Lot 526, Plan 590,
which said point is situated 7 feet perpendicularly distant westerly from the easterly boundary of said
Lot 17; thence southerly in a straight line to a point in the southerly boundary of Lot 19, Block 351,
City of Vancouver
February 2025
Zoning and Development By-law
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Schedule E
District Lot 526, Plan 590, which said point is situated 7 feet perpendicularly distant westerly from the
easterly boundary of said Lot 19; thence southerly in a straight line to a point in the southerly boundary
of Lot 19, Block 351, District Lot 526, Plan 590, which said point is situated 7 feet perpendicularly
distant westerly from the easterly boundary of said Lot 19; thence southerly in a straight line to a point
in the southerly boundary of Lot B of Lots 17 and 18, Block 451, District Lot 526, Plan 4970, which said
point is situated 7 feet perpendicularly distant westerly from the easterly boundary of said Lot B.
Hemlock Street, east side from 5th Avenue to Broadway
A building line on the east side of Hemlock Street from the easterly production of the northerly boundary
of Block 271, District Lot 526, Plan 590, to the northerly side of Broadway, which building line is more
particularly described as follows:
That line drawn parallel to and 80 feet perpendicularly distant easterly from the corresponding building
line hereinbefore described for the west side of Hemlock Street.
Joyce Street between Euclid Street and 41st Avenue [See also Part I of this schedule]
A building line on the east and west sides of Joyce Street is hereby established in accordance with the plan
shown below:
Plan Showing Building Line on Joyce Street.
West Side: Euclid Avenue to Kingsway
East Side: Euclid Avenue to School Avenue
Kent Avenue North from Crompton Street to Kerr Street
A building line on Kent Avenue North which building line is more particularly described as follows:
A line drawn parallel to and 33 feet perpendicularly distant northerly on the tangent portions and
concentric with and 33 feet radially distant northerly on the curve portions from the northerly limit of
City of Vancouver
February 2025
Zoning and Development By-law
Page 13
Schedule E
the Vancouver and Lulu Island Railway Right-of-Way as shown on Explanatory Plans 5814, 5811, and
Plan accompanying application under title 362883L; extending from the easterly limit of Crompton
Street to the westerly limit of Kerr Street.
Kent Avenue South from Ash Street to Boundary Road
A building line on Kent Avenue South which building line is more particularly described as follows:
A line drawn parallel to and 33 feet perpendicularly distant southerly on the tangent portions and
concentric with and 33 feet radially distant southerly on the curve portions, from the southerly limit
of the Vancouver and Lulu Island Railway Right-of-Way as shown on Explanatory Plans 5387, 5314,
5508, 5814, 5811, and Plans accompanying application under titles 362883L and 362776L; extending
from the easterly limit of Ash Street to the westerly limit of Boundary Road, save and except that
portion lying between the easterly limit of Lot A, Blocks V and W, District Lot 327, Plan 18761, and the
westerly limit of Block V in Highway Plan H116, District Lot 327, Plan 3402, and also save and except
that portion of Kent Avenue South lying between Kerr Street and Kinross Street.
Knight Street, west side, from the southerly limit of 15th Avenue to the northerly limit of 61st Avenue
A building line on the west side of Knight Street extending from the southerly limit of 15th Avenue to the
northerly limit of 61st Avenue, which building line is more particularly described as follows:
Commencing at a point on the southerly limit of 15th Avenue, the said point being the intersection of
a line drawn parallel to and 7 feet perpendicularly distant westerly from the westerly limit of Knight
Street with the said southerly limit of 15th Avenue; thence southerly in a straight line to a point on
the northerly limit of 20th Avenue, 7 feet perpendicularly distant westerly from the westerly limit of
Knight Street; thence southerly in a straight line to a point on the northerly limit of Kingsway 7 feet
perpendicularly distant westerly from the westerly limit of Knight Street; thence southerly in a straight
line to a point on the northerly limit of 23rd Avenue, distant 6.30 feet westerly, measured along the said
northerly limit from its intersection with the westerly limit of Knight Street; thence southerly in a straight
line to a point on the northerly limit of King Edward Avenue, distant 5.01 feet westerly, measured along
the said northerly limit from its intersection with the westerly limit of Knight Street; thence southerly
in a straight line to a point on the southerly limit of King Edward Avenue, distant 5.18 feet westerly
measured along the said southerly limit from its intersection with the westerly limit of Knight Street;
thence southerly in a straight line to the northeasterly corner of Lot 27, Block 2, of Block 18, District
Lots 391 and 392; amended Plan 1368; thence southerly in a straight line to a point on the northerly
limit of 29th Avenue, 7 feet perpendicularly distant westerly from the westerly limit of Knight Street;
thence southerly in a straight line to the intersection of the southerly limit of 29th Avenue with the
westerly limit of Knight Street; amended Plan 2534; thence southerly in a straight line to a point on the
northerly limit of 33rd Avenue 7 feet perpendicularly distant westerly from the westerly limit of Knight
Street;
Commencing again at the northeasterly corner of Lot 15, Block 6, District Lot 700; amended Plan
1522; thence southerly in a straight line parallel to and 7 feet perpendicularly distant westerly from
the westerly limit of Knight Street, to the southerly boundary of District Lot 700; thence southerly in a
straight line to a point on the northerly limit of 41st Avenue, 7 feet perpendicularly distant westerly from
the westerly limit of Knight Street;
City of Vancouver
February 2025
Zoning and Development By-law
Page 14
Schedule E
Commencing again at the intersection of the southerly limit of 49th Avenue with the westerly limit
of Knight Street; amended Plan 1645; thence southerly in a straight line to the intersection of the
northerly limit of 51st Avenue with the westerly limit of Knight Street; amended Plan 1645; thence
southerly in a straight line to the intersection of the northerly limit of 54th Avenue with the westerly limit
of Knight Street; amended Plan 1645;
Commencing again at the northeasterly corner of Lot 62, Blocks 29, 30 and 31, District Lot 200;
Explanatory Plan 3945; thence southerly in a straight line to the intersection of the northerly limit of
57th Avenue with the westerly limit of Knight Street; amended Plan 1770; thence southerly in a straight
line to the intersection of the northerly limit of 59th Avenue with the westerly limit of Knight Street; Plan
7942; thence southerly in a straight line to the intersection of the northerly limit of 61st Avenue with the
westerly limit of Knight Street; amended Plan 3155.
Knight Street, east side, from the southerly limit of 15th Avenue to the northerly limit of 61st Avenue
A building line on the east side of Knight Street extending from the southerly limit of 15th Avenue to the
northerly limit of 61st Avenue, which building line is more particularly described as follows:
That line drawn parallel to and 80 feet perpendicularly distant easterly from the corresponding building
lines hereinbefore described for the westerly side of Knight Street.
Nelson Street, north side, between Cambie Street and Beatty Street
A building line on the northeasterly side of Nelson Street southeasterly from Cambie Street, which building
line is more particularly described as follows:
Commencing at a point in the northwesterly limit of Parcel "H" (Reference Plan 2152), District Lots 541
and 5603, Plan 6108, 10.94 m northeasterly from the most westerly corner of said Parcel "H", said
point being a point of tangency;
Thence southerly and easterly following in the arc of a 7 m radius, circular curve to the left 11 m;
Thence southeasterly, 36.458 m more or less to a point in the southeasterly limit of said Parcel "H",
4.077 m northeasterly from the most southerly corner of said Parcel "H".
Oak Street, west side, south from Laurier Avenue
A building line on the westerly side of Oak Street which building line is more particularly described as
follows:
Commencing at a point in the southerly limit of Lot 4A, Block 73, District Lot 526, Plan 4502,
3.048 m westerly from the southeasterly corner of said Lot 4A; thence northerly in a straight line to
intersection with a line drawn parallel to and 1.83 m perpendicularly distant westerly from the easterly
limit of said Lot 4A at a point 19.57 m northerly from the southerly limit of said Lot 4A; thence northerly
following in the said parallel line to intersection with the northerly limit of said Lot 4A.
City of Vancouver
February 2025
Zoning and Development By-law
Page 15
Schedule E
Pacific Street, north side, between Howe Street and Thurlow Street
A building line on the north side of Pacific Street which building line is more particularly described as
follows:
Commencing at a point in the northerly limit of Pacific Street 60.1 feet distant west from the westerly
limit of Howe Street; thence westerly in a straight line to a point 12 feet perpendicularly distant north
of the northerly limit of Pacific Street and 47 feet perpendicularly distant east of the easterly limit of
Hornby Street; thence westerly in a straight line to a point in the easterly limit of Hornby Street 12 feet
perpendicularly distant north of the northerly limit of Pacific Street; commencing again at a point in
the westerly limit of Burrard Street 18.05 feet northerly of the northerly limit of Pacific Street; thence
westerly in a straight line to the southwesterly corner of the west one-half of Lot 16, Block 13, District
Lot 185, Plan 92.
Pender Street, north side from Cardero Street to Burrard Street
A building line on the northerly side of that portion of Pender Street extending from the intersection of
Pender Street with Georgia Street, at or near Cardero Street, to Burrard Street, which building line is more
particularly described as follows:
Commencing at a point on the northerly limit of Georgia Street 39.93 feet distant easterly, measured
along the said northerly limit from intersection of the same with the easterly limit of Cardero Street;
thence easterly in a straight line to a point situate 7 feet perpendicularly distant northerly from the
northerly limit of Pender Street measured from the intersection of the said northerly limit of Pender
Street with the westerly limit of Thurlow Street; thence easterly in a straight line to a point on the
westerly boundary of Lot 18, Block 1, D.L. 185, Group 1, New Westminster District, situate 7 feet
perpendicularly distant northerly from the adjacent northerly limit of Pender Street; thence easterly in
a straight line to the southeasterly corner of the said Lot 18, which corner is situated on the northerly
limit of Pender Street; thence easterly following the northerly limit of Pender Street to its intersection
with the westerly limit of Burrard Street.
Pender Street, south side, from Burrard Street to Nicola Street
A building line on the southerly side of that portion of Pender Street extending from the westerly limit of
Burrard Street to the easterly limit of Nicola Street, which building line is more particularly described as
follows:
Commencing at a point on the westerly limit of Burrard Street, distant 10 feet southerly measured
along the said westerly limit from its intersection with the southerly limit of Pender Street; thence
westerly along a line parallel to the said southerly limit to a point distant 78.61 feet, measured
westerly along the said line from its intersection with the said westerly limit of Burrard Street; thence
westerly in the arc of a tangential curve to the left of radius 235.26 feet to a point tangential with a
line drawn parallel to and 80 feet perpendicularly distant southerly from the corresponding building
line hereinbefore described for that section of the northerly side of Pender Street lying between
Thurlow Street and the westerly boundary of Lot 18, Block 1, District Lot 185, Group 1, New
Westminster District; thence westerly parallel to and 80 feet perpendicularly distant southerly from
the corresponding building line hereinbefore described for the northerly side of Pender Street to the
City of Vancouver
February 2025
Zoning and Development By-law
Page 16
Schedule E
easterly limit of Nicola Street, except that portion lying between the easterly and westerly limits of PID:
026-628-295, Lot A, Block 30, District Lot 185, Group 1, New Westminster District, Plan BCP22818.
Powell Street, south side, from Campbell Avenue to Semlin Drive
A building line on the south side of Powell Street extending from the easterly limit of Campbell Avenue to
the westerly limit of Semlin Drive, which building line is more particularly described as follows:
Commencing at a point in the westerly limit of Lot 1, Block 49, District Lot 181, 28.97 feet southerly
from the northwesterly corner of said Lot 1; thence easterly in a straight line to the intersection of a
line drawn 41 feet perpendicularly distant southerly from a point in the northerly limit of Lot 8, Block
49, District Lot 181, 10.59 feet westerly from the northeasterly corner of said Lot 8; thence easterly
in a straight line drawn parallel to the southerly limit of Powell Street to a point 10.20 feet easterly
from the easterly limit of Lot 20, except the north 7 feet now a road, Block 49, District Lot 181; thence
northeasterly in a straight line to a point 10 feet westerly in said straight line from a point in the easterly
limit of Lot 8, except portion included in Reference Plan 4641, now a road, Block 48, District Lot 181,
18.56 feet southerly from the northerly limit of said portion of Lot 8; thence southeasterly in a straight
line to a point in the easterly limit of said portion of Lot 8 at a point 28.56 feet southerly from the
northerly limit of said portion of Lot 8; commencing again at a point in the westerly limit of Lot 17, Block
2, Subdivision K, District Lot 182, 45.83 feet southerly from the northwesterly corner of said Lot 17;
thence northeasterly in a straight line to the northeasterly corner of Lot 27 except the north 7 feet now
a road, Block 2, Subdivision A, District Lot 182; thence easterly in a straight line to the northeasterly
corner of Lot A, Block 3, Subdivision A, District Lot 182; thence easterly in a straight line to a point 36.8
feet easterly from the westerly limit of Lot 33, Block 5, Subdivision B, District Lot 182, measured in a
line drawn parallel to and 7 feet perpendicularly distant southerly from the northerly limit of said Lot 33;
thence easterly in a straight line passing through the northeasterly corner of Lot 5, Block 3, Subdivision
C, District Lot 183 to a point 80 feet perpendicularly distant southerly from the southerly limit of Block
18, Subdivision D and East ½ of C, District Lot 183, said point being in the perpendicular to the said
southerly limit of Block 18 through the southwesterly corner of said Block 18; thence easterly in a
straight line to intersection of the westerly limit of Commercial Drive with a line drawn parallel to and
7 feet perpendicularly distant southerly from the northerly limit of Lot 13 except the north 7 feet, Block
17, Subdivision D, District Lot 183, thence easterly in a straight line to intersection of the westerly
limit of Salsbury Drive with a line drawn parallel to and 7 feet perpendicularly distant southerly from
the northerly limit of Lot 11 except the north 7 feet, Block 2, Subdivision D, District Lot 183; thence
easterly in a straight line to intersection of the easterly limit of Salsbury Drive with a line drawn parallel
to and 7 feet perpendicularly distant southerly from the northerly limit of Lot 1 except the north 7 feet,
Block 2, Subdivision E, District Lot 183; thence easterly in a straight line to intersection of the westerly
limit of Victoria Drive with a line drawn parallel to and 7 feet perpendicularly distant southerly from the
northerly limit of Lot B of Lots 10 to 13, Block 2, Subdivision E, District Lot 183; thence easterly in a
straight line to intersection of the easterly limit of Victoria Drive with a line drawn parallel to and 14 feet
perpendicularly distant southerly from the northerly limit of Lot 1, Block 27, District Lot 184; thence
easterly in a straight line to the northeasterly corner of Lot 8 except the north 14 feet, Block 27, District
Lot 184.
City of Vancouver
February 2025
Zoning and Development By-law
Page 17
Schedule E
Powell Street, north side, from Glen Drive to Woodland Drive
A building line on the northerly side of Powell Street extending from the westerly limit of Glen Drive to the
westerly limit of Woodland Drive, which building line is more particularly described as follows:
Commencing at the intersection of the northerly limit of Powell Street with the northerly production
of the westerly limit of Glen Drive; thence easterly in a straight line following in the southerly limit of
the C.P.R. Right-of-Way to intersection with the westerly production of a line drawn parallel to and 7
feet perpendicularly distant northerly from the southerly limit of Lots 28 to 32, Block 2, Subdivision A,
District Lot 182; thence easterly in a straight line following in the westerly production of the line drawn
parallel to and 7 feet perpendicularly distant northerly from the southerly limit of Lots 28 to 32, Block
2, Subdivision A, District Lot 182 to intersection with the easterly limit of Lot 28, Block 2, Subdivision
A, District Lot 182; thence easterly following in that line drawn parallel to and 80 feet perpendicularly
distant northerly from the building line hereinbefore described for the southerly side of Powell Street.
Robson Street, north side, from Burrard Street to Cambie Street
A building line commencing at a point on the easterly limit of Burrard Street, distant 7 feet northerly,
measured along the said easterly limit from its intersection with the northerly limit of Robson Street; thence
easterly in a straight line to a point on the easterly limit of Granville Street, distant 7 feet northerly, measured
along the said easterly limit of Granville Street from its intersection with the northerly limit of Robson Street;
thence easterly in a straight line to a point on the westerly limit of Hamilton Street, distant 7 feet northerly,
measured along the said westerly limit of Hamilton Street, from its intersection with the northerly limit of
Robson Street, thence continuing easterly along the production easterly of the last mentioned course
to intersection with the easterly limit of Hamilton Street, thence easterly in a straight line to the point of
intersection of the westerly limit of Cambie Street with the northerly limit of Robson Street.
Robson Street, south side, from Burrard Street to Cambie Street
A building line on the southerly side of that portion of Robson Street extending from the easterly limit of
Burrard Street to the westerly limit of Cambie Street, which building line is more particularly described as
being drawn parallel to and 80 feet perpendicularly distant southerly from the corresponding building line
hereinbefore described for the northerly side of Robson Street.
Robson Street, north side, from Burrard Street to Jervis Street
A building line commencing at a point on the westerly limit of Burrard Street, distant 7 feet northerly,
measured along the said westerly limit from its intersection with the northerly limit of Robson Street; thence
westerly in a straight line to a point on the easterly limit of Jervis Street, distant 7 feet northerly measured
along the said easterly limit from its intersection with the northerly limit of Robson Street.
Robson Street, south side, from Burrard Street to Jervis Street
A building line on the southerly side of that portion of Robson Street extending from the westerly limit of
Burrard Street to the easterly limit of Jervis Street, which building line is more particularly described as
being drawn parallel to and 80 feet perpendicularly distant southerly from the corresponding building line
hereinbefore described for the northerly side of Robson Street.
City of Vancouver
February 2025
Zoning and Development By-law
Page 18
Schedule E
Robson Street, north side, from Jervis Street to Denman Street
A building line commencing at a point on the westerly limit of Jervis Street, distant 7 feet northerly,
measured along the said westerly limit from its intersection with the northerly limit of Robson Street; thence
westerly in a straight line to a point on the easterly limit of Cardero Street, distant 7 feet northerly, measured
along the said easterly limit from its intersection with the northerly limit of Robson Street; thence westerly
to a point on the westerly limit of Cardero Street, distant 7 feet northerly, measured along the said westerly
limit from its intersection with the northerly limit of Robson Street; thence westerly in a straight line to a point
on the easterly limit of Denman Street, distant 7 feet northerly, measured along the said easterly limit from
its intersection with the northerly limit of Robson Street.
Robson Street, south side, from Jervis Street to Denman Street
A building line on the southerly side of that portion of Robson Street extending from the westerly limit of
Jervis Street to the easterly limit of Denman Street, which building line is more particularly described as
being drawn parallel to and 80 feet perpendicularly distant southerly from the corresponding building line
hereinbefore described for the northerly side of Robson Street.
6th Avenue, north side, from Clark Drive to Glen Drive
A building line on the northerly side of 6th Avenue which building line is more particularly described as
follows:
Commencing at the intersection of the westerly limit of Clark Drive and a line drawn parallel to and
99 feet perpendicularly distant northerly from the southerly limit of 6th Avenue; thence westerly in a
straight line drawn parallel to and 99 feet perpendicularly distant northerly from the southerly limit of
6th Avenue to a point 317.9 feet westerly limit of Keith Drive; thence westerly in the arc of a tangential
curve to the right whose radius is 951 feet to intersection with the easterly limit of Glen Drive.
37th Avenue, north side, from Fraser Street to Inverness Street
A building line on the northerly side of 37th Avenue which building line is more particularly described as
follows:
Commencing at a point on the easterly side of Fraser Street 17 feet northerly from the southwesterly
corner of Lot 18, Block 2, District Lots 668 to 670, Plan 1209; thence easterly in a line drawn parallel to
and 17 feet perpendicularly distant northerly from the northerly limit of 37th Avenue to the westerly limit
of Inverness Street.
39th Avenue, north side, from Yew Street easterly
A building line on the north side of 39th Avenue from Yew Street easterly, which building line is more
particularly described as follows:
A line drawn parallel to and 18 feet perpendicularly distant northerly from the southerly limit of Lot 1,
south portion of Block 8, Block 17, District Lot 526, extending from the westerly limit to the easterly
limit of said Lot 1.
City of Vancouver
February 2025
Zoning and Development By-law
Page 19
Schedule E
41st Avenue, south side, from Marine Drive to Wales Street
A building line commencing at the westerly end of the tangential portion of the southerly limit of 41st
Avenue, at or near Marine Drive, S.W.; thence easterly in a straight line to a point on the westerly limit of
Dunbar Street, 17 feet perpendicularly distant, southerly from the southerly limit of 41st Avenue; thence
easterly in a straight line to a point on the westerly limit of Collingwood Street, 17 feet perpendicularly
distant southerly from the southerly limit of 41st Avenue; thence easterly in a straight line to a point on
the easterly limit of Blenheim Street, 17 feet perpendicularly distant southerly from the southerly limit of
41st Avenue; thence easterly in a straight line to a point on the easterly limit of Trafalgar Street, produced
southerly, 17 feet perpendicularly distant southerly from the southerly limit of 41st Avenue; thence easterly
in a straight line to a point on the easterly limit of Vine Street, 17 feet perpendicularly distant southerly
from the southerly limit of 41st Avenue; thence easterly in a straight line to a point on the westerly limit of
West Boulevard, 17 feet perpendicularly distant southerly from the southerly limit of 41st Avenue; thence
easterly in a straight line to a point on the easterly limit of East Boulevard, 10 feet perpendicularly distant
southerly from the southerly limit of 41st Avenue; thence easterly in a straight line to a point on the easterly
limit of Angus Drive, 10 feet perpendicularly distant southerly from the southerly limit of 41st Avenue; thence
easterly in a straight line to a point on the westerly limit of Granville Street, 10 feet perpendicularly distant
southerly from the southerly limit of 41st Avenue; thence easterly in a straight line to a point on the easterly
limit of Granville Street, 10 feet perpendicularly distant southerly from the southerly limit of 41st Avenue;
thence easterly in a straight line to a point on the westerly limit of Hudson Street, 10 feet perpendicularly
distant southerly from the southerly limit of 41st Avenue; thence easterly in a straight line to the intersection
of the easterly limit of Selkirk Street with the southerly limit of 41st Avenue; thence easterly in a straight
line to the intersection of the westerly limit of Cambie Street with the southerly limit of 41st Avenue; thence
easterly in a straight line to the intersection of the easterly limit of Cambie Street with the southerly limit of
41st Avenue; thence easterly in a straight line to the intersection of the westerly limit of Columbia Street
with the southerly limit of 41st Avenue; thence easterly in a straight line to the intersection of the easterly
limit of Ontario Street with the southerly limit of 41st Avenue; thence easterly in a straight line to a point on
the westerly limit of Main Street 17 feet perpendicularly distant southerly from the southerly limit of 41st
Avenue; thence easterly in a straight line to the intersection of the easterly limit of Main Street with the
southerly limit of 41st Avenue; thence easterly in a straight line to a point on the easterly limit of Prince
Edward Street, 17 feet perpendicularly distant southerly from the southerly limit of 41st Avenue; thence
easterly in a straight line to a point on the easterly limit of Fraser Street, 17 feet perpendicularly distant
southerly from the southerly limit of 41st Avenue; thence easterly in a straight line to a point on the westerly
limit of Ross Street, 17 feet perpendicularly distant southerly from the southerly limit of 41st Avenue; thence
easterly in a straight line to the intersection of the westerly limit of Inverness Street with the southerly limit
of 41st Avenue; thence easterly in a straight line to the intersection of the westerly limit of Fleming Street
with the southerly limit of 41st Avenue; thence easterly in a straight line to a point on the westerly limit of
Commercial Drive, 17 feet perpendicularly distant southerly from the southerly limit of 41st Avenue; thence
easterly in a straight line to a point on the westerly limit of Beatrice Street, 17 feet perpendicularly distant
southerly from the southerly limit of 41st Avenue; commencing again at a point on the easterly boundary
of Lot 11, North Half, West 20 acres, D.L. 719, which point is 17 feet perpendicularly distant southerly
from the southerly limit of 41st Avenue; thence easterly in a straight line to a point on the easterly limit of
Gladstone Street, 17 feet perpendicularly distant southerly from the southerly limit of 41st Avenue; thence
easterly in a straight line to the intersection of the westerly limit of Clarendon Street with the southerly limit
of 41st Avenue; thence easterly in a straight line to a point on the westerly limit of Wales Street, 17 feet
perpendicularly distant southerly from the southerly limit of 41st Avenue.
City of Vancouver
February 2025
Zoning and Development By-law
Page 20
Schedule E
41st Avenue, north side, from Marine Drive to Wales Street
That line drawn parallel to and 100 feet perpendicularly distant northerly from the corresponding building
line hereinbefore described for the southerly side of 41st Avenue.
70th Avenue, north side, from Cornish Street to S.W. Marine Drive at or near Ash Street
A building line on the north side of 70th Avenue and on a portion of the north side of S.W. Marine Drive,
which building line is more particularly described as follows:
Commencing at a point on the easterly limit of Cornish Street, distant 17 feet northerly, measured
from and at right angles to the original northerly limit of 70th Avenue; thence easterly in a straight line,
parallel to the said northerly limit of 70th Avenue, to a point in the westerly limit of the lane lying parallel
to and next easterly from Cornish Street; thence easterly in a straight line to a point on the westerly
limit of Granville Street at its intersection with the northerly boundary of Lot 6 of Lots 1 and 2, of the
Subdivision of the East Part Block 6 and of South half Block 7, District Lot 325; commencing again at
the point of intersection of the northerly limit of 70th Avenue with the easterly limit of Granville Street;
thence easterly along the said northerly limit of 70th Avenue to the point of intersection of the same
with the eastern limit of the lane parallel to and next easterly from Granville Street; thence easterly
in a straight line to a point in the easterly limit of the lane parallel to and next westerly from Cartier
Street, which point is distant 17 feet northerly measured from and at right angles to the northerly limit
of 70th Avenue; thence easterly in a straight line to a point on the westerly limit of Oak Street, distant
17 feet northerly measured from and at right angles to the northerly limit of 70th Avenue; thence
easterly in a straight line to a point in the westerly limit of Heather Street, distant 17 feet northerly,
measured from and at right angles to the northerly limit of 70th Avenue; commencing again at the point
of intersection of the northerly limit of 70th Avenue with the easterly limit of Heather Street, thence
easterly along the said northerly limit of 70th Avenue to the point of intersection with the easterly
boundary of Lot 16, Block 22, Subdivision D, District Lots 319, 324, and Part of District Lot 323; thence
easterly in a straight line to a point in the westerly boundary of Lot 18 in the said Block 22, which
point is distant 4 feet northerly, measured along the said boundary, from the northerly limit of 70th
Avenue; thence easterly in a straight line to a point on the easterly boundary of the said Lot 18, distant
10 feet northerly, measured along the said boundary from the northerly limit of 70th Avenue; thence
northeasterly in a straight line to a point on the westerly limit of Ash Street, distant 20 feet northerly,
measured along the said westerly limit from its intersection with the northerly limit of S.W. Marine
Drive.
70th Avenue, south side, from S.W. Marine Drive at Cornish Street to S.W. Marine Drive at or near Ash Street
A building line on the south side of 70th Avenue, which building line is more particularly described as
follows:
Commencing at a point on the easterly limit of that portion of S.W. Marine Drive which runs southerly
from 70th Avenue at Cornish Street, which point is distant 17 feet southerly, measured from and at
right angles to the southerly limit of 70th Avenue; thence easterly and parallel to the said southerly
limit of 70th Avenue, to a point on the westerly limit of the lane parallel to and next easterly from the
aforesaid portion of S.W. Marine Drive; thence easterly in a straight line to a point on the easterly limit
City of Vancouver
February 2025
Zoning and Development By-law
Page 21
Schedule E
of Granville Street, distant 39 feet southerly, measured along the said easterly limit from the southerly
limit of 70th Avenue; thence easterly in a straight line to a point on the easterly limit of French Street,
distant 17 feet measured southerly from and at right angles to the southerly limit of 70th Avenue;
thence easterly and parallel to the said southerly limit of 70th Avenue to the westerly limit of Cartier
Street; commencing again at a point on the easterly limit of Cartier Street distant 100 feet southerly
measured from and at right angles to the building line hereinbefore described for the corresponding
portion of the northerly side of 70th Avenue; thence easterly and parallel to the said building line for the
northerly side of 70th Avenue, to the westerly limit of Heather Street; thence easterly in a straight line
to the northwest corner of Lot 14, Block 3, District Lot 311.
Building lines for lane purposes between 8th Avenue and Broadway, from 150 feet east of the easterly limit of
Birch Street to a point west of Ash Street
The building lines are the lines drawn 10 feet perpendicularly distant on both sides of the following
described centre lines which said centre lines are midway between the south property line of 8th Avenue
and the north property line of Broadway:
Commencing at a point 150 feet east of the easterly limit of Birch Street; thence easterly to the
westerly limit of Alder Street; commencing again at a point 150 feet east of the easterly limit of Oak
Street; thence easterly to the westerly limit of Laurel Street; commencing again at the easterly limit
of Laurel Street; thence easterly to a point 150 feet west of the westerly limit of Willow Street; thence
easterly from the easterly limit of Willow Street to the production northerly of the easterly limit of Lot 13,
Block 338, District Lot 526; commencing again at the westerly limit of Heather Street; thence easterly
to the production northerly of the easterly limit of Lot 15, Block 339, District Lot 526.
Part III
The following lands are subject to a building line for the maintenance of open space which is described in words or
phrases, or by maps or plans and the words endorsed thereon:
(1)
the northerly portions of the lands described in the plan annexed to this schedule and marked "Plan A".
City of Vancouver
February 2025
Zoning and Development By-law
Page 22
Schedule E
Plan "A"
Plan establishing a building line on certain parcels of land on the north side of Point Grey Road between Alma Street
and Balsam Street for the purpose of controlling development and preserving open space to the north of such line.
City of Vancouver
February 2025
Zoning and Development By-law
Page 23
Schedule E
Plan "A" (cont'd.)
Plan establishing a building line on certain parcels of land on the north side of Point Grey Road between Alma Street
and Balsam Street for the purpose of controlling development and preserving open space to the north of such line.
City of Vancouver
February 2025
Zoning and Development By-law
Page 24
Schedule E
Plan "A" (cont'd.)
City of Vancouver
February 2025
Zoning and Development By-law
Page 25
Schedule E
Plan "A" (cont'd.)
Plan establishing a building line on certain parcels of land on the north side of Point Grey Road between Alma Street
and Balsam Street for the purpose of controlling development and preserving open space to the north of such line.
City of Vancouver
February 2025
Zoning and Development By-law
Page 26
Schedule E
Plan "A" (cont'd.)
City of Vancouver
April 2025
Zoning and Development By-law
Page 1
Schedule F
Schedule F
Affordable Housing and Amenity Share Cost Schedule
This is Schedule "F" to By-law No. 3575, being the "Zoning and Development By-law".
Zoning District
Affordable Housing or Amenity Share Cost
R1-1
(site area from 306 m² up to but not including 464 m²
and
site frontage from 10.0 m up to but not including 13.4 m)
Sub-area A - $32.29 per m2
Sub-area B - $32.29 per m2
Sub-area C - $32.29 per m2
R1-1
(site area from 464 m² up to but not including 557 m²
and
site frontage from 13.4 m up to but not including 15.1 m)
Sub-area A - $699.65 per m2
Sub-area B - $538.20 per m2
Sub-area C - $322.92 per m2
R1-1
(site area from 557 m² up to but not including 623 m²
and
site frontage from 15.1 m up to but not including 17.1 m)
Sub-area A - $699.65 per m2
Sub-area B - $538.20 per m2
Sub-area C - $322.92 per m2
R1-1
(site area of 623 m² or greater and
site frontage of 17.1 m or greater)
Sub-area A - $1,506.95 per m2
Sub-area B - $1,076.39 per m2
Sub-area C - $753.47 per m2
RT-7 and RT-9
(site area from 317 m² up to but not including 464 m²)
$32.29 per m2
RT-7 and RT-9
(site area from 464 m² up to but not including 557 m²)
$699.65 per m2
RT-7 and RT-9
(site area from 557 m² up to but not including 623 m²)
$1,506.95 per m2
RT-7 and RT-9
(site area of 623 m² or greater)
$1,506.95 per m2
RM-8
(Marpole)
$235.08 per m2
RM-8A
(Cambie Corridor)
$914.93 per m2
RM-8A
(Grandview-Woodland)
$39.48 per m2
City of Vancouver
April 2025
Zoning and Development By-law
Page 2
Schedule F
Zoning District
Affordable Housing or Amenity Share Cost
RM-9
(Marpole)
$782.30 per m2
RM-9A
(Norquay)
$229.15 per m2
RM-9B
(Joyce-Collingwood)
$41.37 per m2
RM-10
(Joyce-Collingwood)
$176.28 per m2
RM-11
(Grandview-Woodland)
$39.48 per m2
RM-12
(Grandview-Woodland)
$39.48 per m2
I-1
(Mount Pleasant)
$123.65 per m2
(to a max FSR of 4.5 above 3.0 FSR)
I-1A
(Mount Pleasant)
$123.65 per m2
(to a max FSR of 5.0 above 3.0 FSR)
I-1B
(Mount Pleasant)
Level 1 - $123.65 per m2
(to a max FSR of 5.0 above 3.0 FSR)
Level 2 - $557.30 per m2
(to a max FSR of 6.0 above 5.0 FSR)
I-3
(False Creek Flats)
$123.65 per m2
IC-2
(Burrard Slopes)
$123.65 per m2
(to a max FSR of 4.5 above 3.0 FSR)
FC-2
(False Creek Flats)
$1,506.95 per m2
FSD
$1,506.95 per m2
Amenities
For the purposes of this schedule, "amenity" means 1 or more of the following, if they are made generally accessible
to the public:
(a) child day care facility;
(b) community centre or neighbourhood house;
(c)
cultural facility;
(d) library;
(e) park or playground;
City of Vancouver
April 2025
Zoning and Development By-law
Page 3
Schedule F
(f)
public authority use;
(g) rink;
(h) social service centre;
(i)
swimming pool;
(j)
transportation and public realm infrastructure.
R1-1 Share Costs and Sub-areas
For the purposes of this schedule, if an R1-1 site does not meet both the site area and the site frontage conditions set
out in the table above, then the amount applied to the site will be the cost that applies to the site area or site frontage
condition met by the site that results in the lower Affordable Housing or Amenity Share cost.
For the purposes of this schedule, sub-areas A, B and C of the R1-1 Zoning District are identified in Map 1: Sub-
areas A, B and C for R1-1 Zoning District Affordable Housing and Amenity Share Costs:
City of Vancouver
April 2025
Zoning and Development By-law
Page 4
Schedule F
Map 1: Sub-areas A, B and C for R1-1 Zoning District Affordable Housing and Amenity Share Costs
Fraser St
Oak St
Broadway
Clark Dr
Arbutus St
Sub-area A
Sub-area B
Sub-area C
0
2,500
5,000
1,250
Metres
LEGEND
Sub-area A
Sub-area B
Sub-area C
Boundaries of the City
N
City of Vancouver
April 2025
Zoning and Development By-law
Page 5
Schedule F
Explanatory Note Regarding Annual Rate Adjustments
In May 2016, Council adopted the DCL annual inflationary rate adjustment system for making annual adjustments to
Amenity Share Contributions (Density Bonus Contributions). The annual inflation index is based on a blend of annual
property value inflation (BC assessment net property values for the City of Vancouver) and annual construction cost
inflation (Statistics Canada non-residential construction price index for Vancouver) and calculated using public,
third-party data. The formula used to calculate the inflationary rate adjustment is as follows:
ANNUAL INFLATION ADJUSTMENT OF AMENITY SHARE COST AND AFFORDABLE HOUSING SHARE COST =
(ANNUAL CONSTRUCTION INFLATION x 0.83) + (ANNUAL PROPERTY VALUE INFLATION x 0.17)
Rates are adjusted in accordance with this formula annually. The rate adjustment will be presented in a Report to
Council every July, with new rates effective and enforceable on September 30 of every year.
To view the Council adopted inflation index, refer to the City website at:
https://vancouver.ca/home-property-development/annual-inflation-index.aspx
City of Vancouver
October 2017
Zoning and Development By-law
Page 1
Schedule G
Schedule G
Heritage Amenity Share Cost Schedule
This is Schedule "G" to By-law No. 3575, being the "Zoning and Development By-law".
Zoning District
Amenity Share Cost
RM-5, RM-5A, RM-5B, RM-5C and RM-5D
$925 per m2
C-3A
$925 per m2
C-5, C-5A and C-6
$925 per m2
City of Vancouver
July 2018
Zoning and Development By-law
Page 1
Schedule H
Schedule H
Stipulated Rents at initial occupancy for secured market rental housing
This is Schedule "H" to By-law No. 3575, being the "Zoning and Development By-law."
Targeted Rents in Below Market
Units (35% of all units)
Income Level Served in Below
Market Units
Studio
$950
$33,000 - $46,000
1-Bed
$1200
$41,000 - $58,000
2-Bed
$1600
$55,000 - $77,000
3-Bed
$2000
$69,000 - $96,000
Note: Income levels served assume 25% to 35% of income is spent on rent.
City of Vancouver
September 2025
Zoning and Development By-law
Page 1
Schedule I
Schedule I
Development Permit Conditions Regarding Amenities, Facilities and Utilities
This is Schedule "I" to By-law No. 3575, being the "Zoning and Development By-law".
The public amenities, facilities, or utilities listed in this Schedule, or land required for such purposes, can be required as a
condition of a development pursuant to sections 4.3.3, 4.3.4, and 4.3.5 of the Zoning and Development By-law.
1
Improvements to the City's Sewer and Drainage System
(a) Sanitary system improvements, including pipes and pumping stations.
(b) Drainage system improvements, including pipes, pumping stations, open conveyance channels such
as creeks and green rainwater infrastructure.
(c)
Separation and improvements of combined sewers.
(d) Flood management infrastructure, including dikes and foreshore erosion mitigation.
(e) Groundwater management improvements.
2
Improvements to the City's Drinking Water and Fire Fighting
System
(a) Water system improvements, including: distribution mains, transmission mains, pressure-reducing
valve stations and associated appurtenances; water fountains; and fire hydrants.
3
Solid Waste Management
(a) On-site and off-site solid waste management facilities and infrastructure, including adequate space
for storing all waste streams, separate waste rooms for commercial and residential uses within a
development, space for setting out and collection of waste streams on private property, including
adequate clearance for collection vehicles.
4
Improvements for Transportation and Streets
(a) Access and mobility improvements, including turn bays, bus stops, protected intersections, new
or widened sidewalks, new or widened boulevards, new or widened lanes, protected bike lanes,
City of Vancouver
September 2025
Zoning and Development By-law
Page 2
Schedule I
and space and electrical connections for public bike share stations, shared e- scooter stations, and
charging stations.
(b) Road system improvements, including curbs, curb ramps, lane ramps, crossings, road pavements,
bus slabs, and catch basins.
(c)
Transportation safety and accessibility, including laneway upgrades, traffic signals, street and lane
lighting, roadway reconfiguration and reconstruction to higher classification, and geometric changes
to improve sightlines.
(d) Traffic calming measures, including speed humps, diverters, street or lane closures, pedestrian
bulges, and traffic circles.
5
Improvements to the Public Realm
(a) Improvements to the public realm, including street or lane closures, sidewalk and boulevard widening,
seating and amenity areas, planting areas, streetscape elements such as street furniture, bus
stop amenities, lamp standards, public waste bins and associated concrete pads, street trees and
horticulture, utility connections for public space programming, and mid-block connections.
City of Vancouver
October 2025
Zoning and Development By-law
Page 1
Schedule J
Schedule J
Affordable Housing Schedule
This is Schedule "J" to By-law No. 3575, being the "Zoning and Development By-law".
This schedule applies to affordable dwelling units in a development where the applicable district schedule refers to
this Schedule J.
1
DEFINITIONS
Term
Definition
Affordable Dwelling Units
Any of the following:
(a) below-market rental dwelling units; or
(b) social housing.
Below-Market Rental Dwelling
Units
Dwelling units that are subject to the affordability, form of tenure,
duration and other enumerated requirements in this Schedule J.
Social Housing
See Section 2 of this by-law.
2
COMPUTATION OF RESIDENTIAL FLOOR AREA
2.1
Where used to establish the portion of the residential floor area to be allocated to affordable dwelling units,
residential floor area will be calculated as follows:
(a) for below-market rental dwelling units, as the area of all dwelling units in the development, measured
from the inside of all outer walls of each dwelling unit including any residential storage area excluded
from the computation of residential floor area; and
(b) for social housing, in the same manner as the computation of the floor area of the applicable district
schedule.
City of Vancouver
October 2025
Zoning and Development By-law
Page 2
Schedule J
3
AFFORDABILITY
3.1
Below-Market Rental Dwelling Units
3.1.1
Below-market rental dwelling units must have average rents per dwelling unit type at initial occupancy and
upon a change in tenancy that do not exceed an amount that is at least the following percentage discount
rate for the relevant zoning district less than the average rent for all private rental apartment units city-wide
for the applicable dwelling unit type as published by the Canada Mortgage and Housing Corporation
Rental Market Survey Data Tables, or equivalent publication, in the previous calendar year:
Zoning District
Discount Rate
R3-1, R3-2 and R3-3
10%
R4-1
20%
R5-1, R5-2, R5-3 and R5-4
20%
3.2
Social Housing
3.2.1
Affordability requirements for social housing are set out by the definition of "social housing" in Section 2
of this by-law, and for dwelling units required to be occupied by households with incomes below housing
income limits, the maximum rent must not exceed a rate that is equivalent to 30% of the gross income of
the household occupying the dwelling unit, except that if the units are rented at the shelter component of
income assistance, the maximum rent is the shelter component of income assistance.
4
FORM OF TENURE
4.1
All affordable dwelling units must be secured as residential rental tenure.
5
OWNERSHIP AND MANAGEMENT
5.1
Below-market rental dwelling units must be managed in accordance with terms specified by the Director of
Planning and secured in a housing agreement.
5.2
Social housing must be owned in accordance with the definition of "social housing" in Section 2 of this
by-law.
5.3
Where less than 100% of the residential floor area is developed as social housing, prior to the issuance of
a development permit in relation to the property on which the social housing will be situated, the owner of
the property on which such housing is situated must make arrangements to the satisfaction of the Director
of Legal Services in consultation with the Director of Planning and the Director of Facilities Planning and
City of Vancouver
October 2025
Zoning and Development By-law
Page 3
Schedule J
Development, to secure the applicant's obligation to design, build and deliver to the City an air space
parcel containing the social housing, and the associated agreement or agreements will include, but not be
limited to, the following terms:
(a) an air space parcel containing the social housing together with the appropriate rights and obligations
applicable to the ownership and operation of the legal parcel including reciprocal easements and
indemnities, repair and maintenance, cost sharing, insurance and other applicable legal obligations,
will be transferred to the City at a nominal cost upon completion of construction of the social housing;
(b) as a condition of issuance of the development permit, a Letter of Credit or other form of security will
be provided to the City in an amount equal to the estimated cost to complete and deliver the social
housing parcel to the City; and
(c)
such other terms and conditions as the Director of Legal Services, the Director of Planning and the
Director of Facilities Planning and Development may in their sole discretion require.
6
OCCUPANCY REQUIREMENTS
6.1
Below-market rental units must be occupied by households who satisfy eligibility requirements as specified
by the Director of Planning and secured by a housing agreement.
6.2
Social housing must be occupied by households who satisfy the applicable requirements in the definition of
"social housing" in Section 2 of this by-law.
7
HOUSING AGREEMENT AND DURATION
7.1
Housing Agreement
7.1.1
Prior to issuance of a development permit in relation to the property on which the affordable dwelling units
will be situated, the owner of the property on which such housing is situated must register against title to
that property a housing agreement pursuant to section 565.2 of the Vancouver Charter, with such priority of
registration and other terms as the Director of Legal Services and the Director of Planning may in their sole
discretion require.
7.1.2
In addition to any other terms necessary to secure the requirements in this Schedule J, the housing
agreement must include a section 219 covenant:
(a) securing the use of the affordable dwelling units as affordable dwelling units; and
(b) prohibiting the subdivision, stratification or separate sales of the affordable dwelling units.
City of Vancouver
October 2025
Zoning and Development By-law
Page 4
Schedule J
7.2
Duration
7.2.1
All affordable dwelling units are subject to the requirements of this Schedule J for the longer of:
(a) 60 years from the date of first occupancy of the affordable dwelling units; or
(b) the life of the building in which the affordable dwelling units are situated.