The city's latest zoning changes are creating new opportunities for property owners and developers in Vancouver. The new R1-1 residential zoning bylaw, introduced in November 2024, is unlocking new opportunities for developments that were once stuck behind stricter regulations.
Whether you're sitting on a single-family lot or thinking about property investment, these changes could be your gateway to maximizing your property's potential. Imagine turning your single-family property into a multi-unit development with up to eight homes, or creating a mix of rental and family living spaces that generate income. This is a significant shift in how Vancouver is approaching residential development, and it could be the opportunity you've been waiting for.
The Most Significant Changes.
1. Simplified Zoning System
Previously, Vancouver had multiple RS zones with different rules for different areas. Now consolidated into one clear system: R1-1 (Duplex, Multiplex, Laneway and Single Family Home). This makes the permitting process simpler and faster, with all rules now in one place.
2. Introduction of Multiplex Development
Prior to 2024, the only way to achieve multiplex type density was as character merit retention or to re-zone under a Heritage Bylaw to ensure you kept the character of the home. This new bylaw now makes space for the growing demand of multiplex housing while allowing for more design flexibility.
Under the new R-1 bylaw:
- Minimum of 3 stratified units required to qualify as multiplex
- Up to 6 units for lots with 49.5 and greater foot frontage, and up to 8 if all units designated as rental
- Previously only possible through heritage conservation or complex rezoning
3. New Floor Space Ratio (FSR) Incentives
- Multiplex: Up to 1.0 FSR living area (100% of lot area)
- Duplex: 0.7 FSR (70% of lot area)
- Single Family Home: 0.6 FSR (60% of lot area)
- Additional 19% floor area for Net Zero Labeled applications received up until the end of 2025
- City intentionally incentivizing density through these ratios
4. Development Flexibility
More design freedom (including flat roofs), building heights increased to 37 feet above grade, clear rules-based system, simplified front yard setbacks, and streamlined approval process.
This bylaw represents Vancouver's strategic shift toward increasing density while simplifying the development process. It's particularly noteworthy that the city actively involved industry professionals (architects, builders and engineers) in developing these new regulations through roundtable sessions, ensuring practical and effective implementation. Our Averra team was actively involved in these meetings to help streamline the bylaw process and offer our expertise as we've been building in Vancouver for over 17 years. We pride ourselves on the relationships we get to build within the industry that ultimately foster a smooth building process with our clients.
