Zoning and Development By-Law
Introduction
The Zoning and Development
By-law is a collection of regulations that govern how development
may occur in the various zones in the City of Vancouver. Each zone has
its own unique requirements for development, although some similarities
may occur in related zones. These requirements are described in the individual
District Schedules.
The Zoning and Development By-law is laid out as follows:
There is a section of Bulletins, including General Administration Bulletins
and zone specific administration bulletins, which is not officially part
of the By-law, but included with it. These are additional explanations
of particular issues or questions that have arisen as a result of actual
developments. This material is meant to provide further clarification
on the interpretation of the By-law about these issues. The items are
listed alphabetically. The “General” items section applies to
all zones. Others are grouped by zone: for example, the “RS”
section refers only to residential development issues in RS areas. It
would be prudent to check this section for any applicable items when planning
a development.
First is the explanatory note and the table of contents. The first page
gives the date to which this particular By-law has been updated, a short
explanation of its organization, a description of how you may subscribe
for amendments, a few words about the accompanying zoning map, and a reference
to the Official Development Plan By-laws. This is a separate book containing
all the official development plans for False Creek, False Creek North,
Downtown, Central Waterfront, Downtown Eastside/Oppenheimer, First Shaughnessy,
Southeast Granville Slopes, and Coal Harbour zoning areas. This additional
regulatory material has been included in a separate binder due to the
volume and complexity of the material.
Next are sections 2 to 16. Section 2 includes the definition of terms
used in the By-law. These are described at some length, and include explanations
of the different “use” categories. Sections 3 to 16 give information
on the authority of the Director of Planning, what documentation is required
in an application for submission, when a permit is or is not required,
enforcement penalties, and some important general & additional regulations
that apply to various types of developments. It is important to read through
these sections when planning a development to ensure vital requirements
are not overlooked.
Following this are the District Zoning Schedules for all zones. These
are grouped into “R” for residential zones, “C” for
commercial zones, “M & I” for industrial zones, “HA”
for historical areas, and “CD” for the comprehensive development
districts which are further detailed in the Official Development Plan
By-laws. The binder tabs make it relatively easy to find the appropriate
zone.
Immediately after the district schedules is another important section
the “General Schedules” section which details the locations
of landscape setbacks and building lines. Next comes the “Appendices”
section “A” to “M” which has extracts from the Vancouver
Charter, information on panels and boards such as the Board of Variance
and Urban Design Panel, as well as tables of fees, metric/imperial equivalents,
a list of historical building sites and information on Demolitions.
There is an “Index” section at the back of the By-law for easy
reference to specific material.
The district zoning schedules themselves are all documented in identical
format. Each district zoning schedule has the following five sections:
- Intent: a statement of what this particular zone is meant to
achieve.
- Outright Approval Uses: a list of uses that are permitted in
the zone subject to all provisions of the By-law, and in compliance
with the conditions and regulations of the District Schedule.
- Conditional Approval Uses: a list of uses which may be approved
with conditions after considering the intent of the schedule and all
applicable policies and guidelines and the submission of any advisory
group, property owner or tenant, in addition to all other relevant provisions
of the By-law and in compliance with the conditions and regulations
of the District Schedule.
- Regulations which apply to developments in the District Schedule.
- Relaxation of Regulations which may be permitted in the District
Schedule.
Section 4, in each district schedule, contains the regulations. These
are divided into subsections in all zones as shown below. All sections
are not applicable in every zone - some sections may be blank in a particular
district schedule, but the numbering is the same.
Subsection 4.1: Site area
Subsection 4.2: Frontage
Subsection 4.3: Height
Subsection 4.4: Front Yard
Subsection 4.5: Side Yard
Subsection 4.6: Rear Yard
Subsection 4.7: Floor Space Ratio
Subsection 4.8: Site Coverage
Subsection 4.9: Blank - deleted section now covered by the Parking By-law
Subsection 4.10: Horizontal Angle of daylight
Subsection 4.11: Vertical Angle of daylight
Subsection 4.12: Dedication of Land for Lane Development
Subsection 4.13: Area of Transparent Surface
Subsection 4.14: Blank - deleted section now covered by the Parking By-law
Subsection 4.15: Acoustics
Subsection 4.16: Building Depth
Subsection 4.17: External Design
If you wish to know about Floor Space Ratio, for instance, you would
be able to find it in any of the district schedules in section 4, subsection
4.7. This allows for easy cross-reference of requirements between different
zones.
The Zoning and Development
By-law is one large volume which is available online, for purchase
on the 3rd floor of the East Wing of City Hall, and is available for reference
at some local libraries.
See also Land Use and Development
Policies and Guidelines Vol 1 & 2, Official
Development Plans, Development
Permits.
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Zoning District Descriptions
The City of Vancouver is divided into many zoning districts. Each zoning
district has a corresponding district schedule in the Zoning and Development
By-law.
The following is a brief description of the intent of the district schedules.
The Zoning and Development By-law and applicable official development
plan by-laws must be consulted for a definitive statement of district
schedule intent and regulations. Where a zoning district applies to one
specific area of the city, the area is noted in parenthesis.
RA (Limited Agriculture District)
RA-1
Limited Agriculture District (Southlands)
The intent is to maintain and encourage the semi-rural, equestrian and
limited agricultural nature of this District, to permit one-family dwellings
and in specific circumstances to permit infill one-family dwellings.
RS (One-Family District)
RS-1
One-Family Dwelling Districts
The intent of this Schedule is generally to maintain the single-family residential character of the RS-1 District, but also to permit conditionally one-family dwellings with secondary suites. Emphasis is placed on encouraging neighbourly development by preserving outdoor space and views. Neighbourhood amenity is enhanced through the maintenance of healthy trees and planting which reflects the established streetscape.
RS-1A
One-Family Dwelling District
The intent is to maintain the single-family residential character of the
District, but also to conditionally permit in some instances one secondary
suite or additional dwelling unit in a single-family residence.
RS-1B
One-Family Dwelling District (Riverside)
The intent is to maintain the single-family residential character of the
District, but also to permit a second one-family dwelling on some sites.
RS-2
One-Family Dwelling District
The intent is primarily to maintain the single-family residential character
of the District, but also to conditionally permit in some instances the
conversion of large homes to contain additional accommodation, and some
two-family and multiple-family dwellings.
RS-3 and RS-3A
One-Family Dwelling Districts
The intent is to preserve and maintain the single-family residential character
of the RS-3 and RS-3A Districts in a manner compatible with the existing
amenity and design of development, and to encourage new development that
is similar in character to existing development in this District. Emphasis
is placed on encouraging neighbourly development by preserving outdoor space
and views and by ensuring that the bulk and size of new development is similar
to existing development. Neighbourhood amenity is enhanced through the maintenance
of healthy trees and planting which reflects the established streetscape.
The RS-3 District permits a higher non-discretionary density than the RS-3A
District.
RS-4
One-Family Dwelling District (Turner-Ferndale)
The intent is primarily to maintain the single-family residential character
of the District, to conditionally permit, in some instances, the conversion
of large homes to contain additional accommodation, and some two-family
dwellings and to accommodate retention of an existing residential building
where creation of a new lot is otherwise approvable.
RS-5
One-Family Dwelling District
The intent of this Schedule is generally to maintain the existing single-family residential character of the RS-5 District by encouraging new development that is compatible with the form and design of existing development, and by encouraging the retention and renovation of existing development but also to permit conditionally one-family dwellings with secondary suites. Emphasis is placed on design compatibility with the established streetscape. Neighbourhood amenity is intended to be enhanced through the maintenance and addition of healthy trees and plants.
RS-6
One-Family Dwelling District
The intent is to maintain the single-family residential character, to encourage
a good standard of building design, materials, and landscape evelopment
while allowing design diversity in new development and to encourage retention
of existing housing stock. Neighbourhood amenity is enhanced through the
maintenance of healthy trees and planting which reflects the established
landscape.
RS-7
One-Family Dwelling District
The intent of this Schedule is to maintain the single-family residential character of the RS-7 District and, on typical smaller lots, to conditionally permit two-family dwellings and multiple conversion dwellings and, on larger lots, to conditionally permit multiple-family dwellings and infill. Neighbourhood amenity is enhanced through external design regulations.
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RT (Two-Family Dwelling District)
RT-1
Two-Family Dwelling District
The intent is primarily to permit side-by-side two-family dwellings.
RT-2
Two-Family Dwelling District
The intent is to permit two-family dwellings and to conditionally permit,
in some instances, low density multiple-family housing.
RT-3
Two-Family Dwelling District (Strathcona/Kiwassa)
The intent 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 which 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 which are important to the
neighbourhood’s character.
RT-4, RT-4A, RT-4N, RT-4AN, RT5, RT-5A, RT-5N and RT-5AN
Two-Family Dwelling Districts
The intent is to encourage the retention of exisiting residential structures
and to encourage and maintain a family emphasis in the RT-4, RT-4N, RT-5
and RT-5N Districts 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-4A,
RT-4AN, RT-5 and RT-5AN District this emphasis is limited to certain uses
or, in RT-5A and RT-5AN Districts, to development seeking density relaxations.
The RT-4N, RT-4AN, RT-5N and RT-5AN Districts require evidence of noise
mitigation for residential development.
RT-6
Two-Family Dwelling District (Mount Pleasant)
The intent is to encourage the retention, renovation and restoration of
existing residential buildings which maintain an architectural style and
building form consistent with the area. Redevelopment is encouraged on
sites with smaller buildings or buildings of architectural style and form
which are inconsistent with the area. Emphasis is placed on requiring
the external design of buildings and additions to buildings to follow
the proportions, rhythm and details of architectural features of the area.
RT-7 and RT-8
Two-Family Dwelling Districts
The intent is to encourage the retention and renovation of existing buildings
which maintain an architectural style and building form consistent with
the historical character of the area. Redevelopment will be 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.
RT-9
Two-Family Dwelling District (Kitsilano Point)
The intent is to encourage new development with a diversity of character
and neighbourly building scale and placement. The retention and renovation
of existing buildings is also permitted on sites where buildings have
historical or architectural merit.
RT-10 and RT-10N
Two Family Dwelling Districts
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 family development. Retention of older character buildings and high quality architectural design of all new development are encouraged.
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RM (Multiple Dwelling District)
RM-1 and RM-1N
Multiple Dwelling Districts
The intent of this Schedule is to encourage development of courtyard rowhouses on larger 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 family development. High quality architectural design of all new development is encouraged.
RM-2
Multiple Dwelling District
The intent is to permit low to medium density residential development,
including low-rise apartment buildings, and to secure a higher quality
of parking, open space and daylight access through floor area bonus incentives.
RM-3 and RM-3A
Multiple Dwelling Districts
The intent is to permit medium density residential development, including
high-rise apartment buildings, and to secure a higher quality of parking,
open space and daylight access through floor area bonus incentives.
RM-4 and RM-4N
Multiple Dwelling Districts
The intent is to permit medium density residential development, including
a variety of multiple dwelling types, to encourage the retention of existing
buildings and good design, and to achieve a number of community and social
objectives through permitted increases in floor area. The RM-4N District
requires evidence of noise mitigation for residential development.
RM-5, RM-5A, RM-5B and RM-5C
Multiple Dwelling Districts (West End)
The intent is to permit a variety of residential developments and some compatible
retail, office, service and institutional uses. Emphasis is placed on achieving
development which is compatible with neighbouring development with respect
to streetscape character, open spaces, view retention, sunlight access and
privacy. The RM-5A, RM-5B and RM-5C Districts permit greater densities than
RM-5.
RM-5
The additional intent of the RM-5 District is to require developments
suited to families with children. The additional intent of the RM-5C District
is to permit a greater range of uses.
RM-6
Multiple Dwelling District (West End)
The intent is to permit high density residential development and some
compatible retail, cultural, recreational, service and institutional uses.
Emphasis is placed on achieving development which recognizes the formal
character of Georgia Street and is compatible with the West End residential
character along Alberni Street.
FM-1
Multiple Dwelling District (Fairview Slopes)
The intent 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 neighbourhood.
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C (Commercial District)
C-1
Commercial District
The intent 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 certain limited service functions, and to
provide for dwelling uses designed compatibly with commercial uses.
C-2
Commercial District
The intent is to provide for a wide range of goods and services, to maintain
commercial activities and personal services that require central locations
to serve large neighbourhoods, and to provide for dwelling uses designed
compatibly with commercial uses.
C-2B
Commercial District
The intent is to provide for a wide range of goods and services, to maintain
commercial activities and personal services that require central locations
to serve larger neighbourhoods, districts or communities and through discretionary
approvals to encourage good design and proper utilization of the land.
C-2C
Commercial District
The intent is to provide for a wide range of goods and services, to maintain
commercial activities and personal services that require central locations
to serve larger neighbourhoods, districts or communities and to encourage
creation of a pedestrian oriented district shopping area by increasing
the residential component and limiting the amount of office use.
C-2C1
Commercial District
The intent is to provide for a wide range of goods and services, to maintain
commercial activities and personal services that require central locations
to serve larger neighbourhoods, districts or communities and to encourage
creation of a district shopping area by increasing the residential component
and limiting the amount of office use.
C-3A
Commercial District
The intent is to provide for a wide range of goods and services, to maintain
commercial activities, specialized services and some light manufacturing
enterprises while preserving the character and general amenity of the
area and its immediate surroundings, and to provide for dwelling uses
designed compatibly with commercial uses.
C-5 and C-6
Commercial Districts (West End)
The intent is to provide for retail and services uses and forms of development
which are compatible with the primarily residential character of the West
End, and to provide for dwelling units designed compatibly with commercial
uses. Emphasis is placed on requiring the external design of buildings
to be oriented to the pedestrian in terms of scale and functional considerations.
The C-6 District provides a transition between Downtown and the West End
by permitting a greater density and scale and range of uses than C-5.
C-7 and C-8
Commercial Districts (Arbutus Neighbourhood)
The intent is to encourage the transition of a predominantly industrial
and commercial area into a mixed-use community with a strong residential
component, while respecting the needs of existing development. Emphasis
is placed on well-designed all-residential or mixed residential and commercial
buildings. The C-8 District differs from the C-7 District in encouraging
pedestrian-oriented retail uses at grade.
FC-1
Commercial District (East False Creek)
The intent is to permit and encourage the development of a high density
mixed commercial use neighbourhood, including some residential 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 and extent for individual
sites.
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M&I (Industrial District)
MC-1 and MC-2
Industrial Districts
The intent of this Schedule is to reinforce the mixed-use nature of this
area, with residential, 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 zone.
M-1
Industrial District
The intent 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.
M-1A
Industrial District (Cornwall & Cypress)
The intent 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 the intent, however, to permit these uses in a manner which
achieves an acceptable level of compatibility with adjacent residential
districts and to not permit uses that are potentially dangerous or environmentally
incompatible when situated near residential districts.
M-1B
Industrial District (S.E. Marine Lands)
The intent is to provide an industrial district schedule that permits
industrial and other related uses under conditions designed to minimize
conflicts with adjacent or nearby residential uses. The Schedule is also
intended to discourage uses that are not related to the industrial sector.
While certain commercial and office uses are permitted as either outright
or conditional uses, the type and scale of non-industrial uses is restricted.
M-2
Industrial District
The intent is to permit industrial and other uses that are generally incompatible
or 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
IC-1 and IC-2
Industrial Districts
The primary intent is to permit light industrial uses that are generally
compatible with one another and with adjoining residential or commercial
districts. It is also the intent to permit advanced technology industry,
industry with a significant amount of research and development activity,
and commercial uses compatible with and complementing light industrial
uses.
The general intent of external design regulations in the IC-2 District
is to achieve a form of development compatible with the function and character
of abutting major streets.
IC-3
Industrial District
The primary intent is to permit a mix of light industrial, live arts and
theatre, residential 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. The general intent
of the external design regulations is to achieve certain public objectives
with respect to the historic Brewery Creek water course.
I-1
Industrial District
The primary intent is to permit light industrial uses that are generally
compatible with one another and with adjoining residential or commercial
districts. It is also the intent to permit advanced technology industry,
and industry with a significant amount of research and development activity.
Service commercial uses compatible with and complementing light industrial
uses are also permitted but not offices or retail stores.
I-2
Industrial District
The internt is to permit industrial and other 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 internt, however, to
permit uses that are potentially dangerous or environmentally incompatible
when situated near residential districts.
I-3
Industrial District
The intent is to permit high technology industry, and 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
one another and with adjoining residential or commercial districts.
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HA (Historic Area Districts)
HA-1 and HA-1A
Historic Area Districts (Chinatown)
The intent 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. There are two Districts: HA-1
corresponds to the boundaries of the Provincially designated sites; HA-1A
is the remainder of Chinatown.
HA-2
Historic Area District (Gastown)
Gastown is the site of the old Granville Townsite, and it is from this
area that the City of Vancouver developed and grew. This District Schedule
is designed to recognize the area’s special status and to ensure the maintenance
of Gastown’s “turn of the century” historical and architectural
character.
HA-3
Historic Area District (Yaletown)
The intent 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 residential 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.
CD (Comprehensive Development District)
CD-1
Comprehensive Development District
A separate CD-1 bylaw exists for each area or site zoned CD-1, tailor-made
to the intended form of development.
FCCDD
Comprehensive Development District (False Creek - South Side)
The intent of this District and accompanying official and area development
plans is to encourage high standards of design and development for the south
shore of False Creek, west of the Cambie Bridge
DD
Comprehensive Development District (Downtown)
The intent of this District and accompanying official development plan
is to ensure that all buildings and developments in the Downtown District
meet the highest standards of design and amenity for the benefit of all
users who live, work, shop or visit the Downtown.
CWD
Comprehensive Development District (Central Waterfront)
The intention of this District and its two accompanying official development
plans (Central Waterfront and Coal Harbour) is to encourage the development
of commercial, recreational, cultural and public uses throughout the waterfront
area as well as residential uses west of BurrardStreet. Marathon’s Coal
Harbour redevelopment is in this area, between Cardero and Burrard Streets.
DEOD
Comprehensive Development District (Downtown-Eastside/Oppenheimer)
The intent of this District and accompanying official development plan
is to retain existing and provide new affordable housing for the population
of the Downtown-Eastside Oppenheimer area, and to provide for compatible
commercial and industrial uses in some areas.
FSD
Comprehensive Development District (First Shaughnessy)
The intent of this District and accompanying official development plan
is to protect and preserve Shaughnessy’s unique pre-1940 single-family
residential character. Provision is made to allow large pre-1940 houses
to be redeveloped as multiple conversion dwellings, and to allow large
sites with pre-1940 residential buildings to provide infill development.
BCPED
Comprehensive Development District (False Creek - North Side)
The intent of this District and its two accompanying official development
plans (False Creek North and Southeast Granville Slopes) is to achieve
a high standard of design and development within a number of residential
neighbourhoods, parks, public facilities and commercial areas on the north
side of False Creek.
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