Adding missing middle housing and simplifying regulations in low density neighbourhoods

The City of Vancouver is proposing rainwater management regulations for new multiplex developments and all new residential buildings containing 3 to 8 suites. Feedback is requested by Monday, March 18, 2024.

Details can be found at vancouver.ca/rainwater

The new Residential Inclusive Zone (R1-1) took effect on October 17, and permit applications can now be submitted for multiplexes and for houses, duplexes and laneway houses under the new regulations. The following resources are available to help in determining what options apply to a particular property and in preparing an application:

• Zoning Map
• R1-1 How-to Guide
• R1-1 District Schedule (Consolidated Zoning By-law)
• Multiplex Application Checklist

Questions related to site eligibility, R1-1 zoning regulations, or the application process should now be submitted to the Development and Building Services Centre.

At the Council Meeting on Oct 17th, Council enacted the by-laws to add missing middle housing (multiplex) and simplify regulations in low density areas. The new R1-1 zone is now in effect in all areas previously zoned RS. Documents on the City’s webpage are in the process of being updated. In the interim, please refer to the amending by-laws and list of consequential amendments available via the meeting agenda page:

• Zoning and Development By-law Amendments (pages 19-28)
• R1-1 District Schedule (pages 28-45)
• Consequential Land Use Document Amendments

New resources and informational materials, including a R1-1 How-to Guide, permit application checklists, etc. will be posted in the coming weeks.

Inquiries related to permit applications including new multiplex permits under the new R1-1 zoning can be directed to the Development and Building Services Centre.

To support the implementation of multiplexes, City of Vancouver staff are hosting enquiry sessions with landowners or representatives of landowners to discuss the multiplex opportunity on their site. These meetings will help clarify questions around site eligibility, number of units, regulations, processing and preparation for an application.

Meetings will be hosted in 25-minute time slots, both online and in-person depending on the date. If you are interested in signing up for a session, please click on an event date and register through Eventbrite.

Online Multiplex Enquiry Sessions:

• Monday, October 16th, 2023, 2:00 pm - 8:30 pm
• Monday, October 30rd, 2023, 2:00 pm - 8:30 pm

In-person Multiplex Enquiry Sessions:

• Monday, October 23rd 2023, 2:00 pm - 8:30 pm
• Monday, November 6th, 2023, 2:00 pm - 8:30 pm

Note: The intent of the sessions is to review site-specific enquiries with landowners or a representative of landowners about the multiplex opportunity. To address all other questions please email our team at multiplexes@vancouver.ca.

UPDATE: Registration for the enquiry sessions and waitlist closed on Friday, October 13th. All timeslots have been filled. Due to high demand, staff are working to enable additional times to meet with those who have been waitlisted, and will contact you via email should a timeslot become available.

At the Public Hearing on September 14th, Council approved changes to add multiplexes as a new option and to simplify regulations for all new housing in low density areas.

To review the agenda and materials, view the staff presentation, watch the video or read the minutes from the Public Hearing, click here. For convenience, key documents include:

• Referral Report (July 25th, 2023)
• Draft Zoning and Development By-law (R1-1 District Schedule begins on page 12)
• Presentation
• Video
• Minutes

Thank you to everyone who participated in the process to date, including by engaging with the online materials and survey, attending an in-person session, submitting comments and questions to staff or taking part in the public hearing.

Next Steps

Before applications can be submitted to build a multiplex or other options under the new regulations, Council must enact the new by-laws, including the new R1-1 District Schedule. Enactment is scheduled for October 17, 2023. The enactment date will also be the deadline for applications made under the old RS regulations; complete applications received by that date will continue to be processed under those previous regulations following enactment.

In the interim, we will be making internal preparations and offering opportunities for those interested in building a multiplex under the new regulations to book a 30 minute 1:1 meeting (enquiry session) with staff. Details on available times and how to book will posted on this page in the near future. It is strongly recommended that those intending to submit a multiplex application take advantage of a meeting opportunity with staff before proceeding.

Questions about the regulations can continue to be sent to multiplexes@vancouver.ca. Please note that while training and other preparations to begin accepting applications are underway, staff do not have capacity to answer detailed questions about the eligibility of specific sites for the multiplex option. Those interested in eligibility are encouraged to review the Referral Report, including the description of eligibility requirements on page 7, the summary of multiplex regulations on page 1 of Appendix J, or sign up for an enquiry session meeting with staff. New and updated supporting materials and website content are being prepared, including a new R1-1- How-To Guide that will include a summary of eligibility requirements for the multiplex option.

In support of the consideration of the zoning changes at the Public Hearing Scheduled for September 14th, staff have prepared additional graphic materials to assist Council and the public with understanding of potential unit layouts and context in neighbourhoods. The graphics reflect the same building scale and regulations proposed in the July referral report.

The additional graphics include a block model, streetscape illustrations, and a project cross-section. A link to a gallery of the new supporting illustrations is available (link). Two videos have also been prepared to show:

• A fly-over of a entire block that includes multiplex and other housing options (link).
• A walk through of the interior of two units within a multiplex project (see below).

The animation below is a walkthrough of two units inside a multiplex. The units are stacked on top of each other as shown in the multiplex images above.

Walkthrough Instructions: By clicking on the circles and arrows in the animation, you are able to move through the various spaces inside each unit. You may also see a 360-degree view of each space by clicking and dragging your cursor left or right.

On July 25th, Council referred the proposal to Add Missing Middle Housing and Simplify Regulations to a Public Hearing.

The Public Hearing is scheduled for Thursday, September 14 at 1:00 pm. The meeting will be convened by electronic means, and in-person attendance is also permitted. You can listen and watch via the City’s website, and can follow @VanCityClerk on X (Twitter) for updates. You may participate by speaking by phone or in person, or by submitting written comments.

Send written comments to Mayor and Council by visiting the project feedback webpage for Public Hearings.

Or by writing to the City of Vancouver using the address:

City Clerk’s Office, 453 West 12th Avenue, Third Floor, Vancouver, BC, V5Y 1V4.

Registration to speak opens Friday, September 1 at 8:30 am, and can be done online or in-person at City Hall between 12:30 and 1:00 pm on the day of the Public Hearing. All spoken and written comments will be publicly accessible on the City of Vancouver’s website with your full name attached. A video recording of the meeting will also be available on the City’s website.

Copies of the final draft by-laws prepared for Council's decision will be available for viewing online via the Council Meeting Agenda webpage starting at 1:00 pm on Friday, September 1, and for in-person viewing from 8:30 am to 5:00 pm on weekdays in the City Clerk’s Office on the 3rd Floor of City Hall.

The staff report to Council containing the final recommendations for new regulations to permit multiplexes as a new missing middle housing option and simplified regulations for other housing options in low density neighbourhoods is now available online here.

For convenience, some of the key appendices to the report can be accessed via the following links (a full list of the appendices can be found on page 16 of the report):

• Summary of Multiplex Regulations
• Multiplex Configuration Option Examples
  
• Summary of Changes to Simplify Regulations
• Engagement Summary
• Summary of By-law and Land Use Documents Amendments

On July 25, Council referred the report’s recommendations to a Public Hearing. The Public Hearing is anticipated to be scheduled in September following the summer Council break. Further information on the date, time and how to sign up to speak to Council or share written comments will be provided once available.

To view the agenda, read the report and watch/listen to the meeting where Council referred the report's recommendations, click here.

Please note that Council will not be making a decision on any changes to zoning regulations until after a Public Hearing is held.

On July 11, staff presented a progress report update to Council on the work to add multiplexes as a new missing middle housing option and to simplify regulations in low density neighbourhoods.You can learn more by reviewing the presentation and report.

At the meeting, Council directed staff to consider changing the zoning classification name for low density areas to R1 Residential Inclusive, to reflect the wider range of housing choice, tenure and lower-cost home ownership options intended in these areas. The full motion can be found in the meeting minutes.

Information is now available regarding the proposed bonus density requirements for multiplexes. Projects will be required to contribute to either public amenities or affordable housing. The three options proposed are:

1. Payment of a fixed-rate floor area-based cash contribution
2. Delivery of one below-market homeownership unit
3. Security of all units as purpose-built rental housing

You can learn about the proposed density bonus contribution requirements by viewing the density bonus update.