Adding missing middle housing and simplifying regulations in low density neighbourhoods
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As Vancouver grows and evolves, we need a wider range of housing options to meet the needs of the diverse households who live and work here. This includes more "missing middle" housing, which can provide more homes in established neighbourhoods.
To learn more about why Vancouver needs missing middle housing, watch this video.
A multiplex (multiple dwelling) is a form of missing middle housing that includes 3 to 8 dwelling units across one or more buildings on a single site. Each unit has its own direct exterior entrance.
Past engagement
In winter 2023, we invited residents, stakeholders, and industry representatives to share feedback on proposed new missing middle housing options and changes to simplify regulations in low-density neighbourhoods.
Read the 2023 Engagement Summary
The feedback received helped inform the Missing Middle Housing Proposal, which Council approved in fall 2023.
Next Steps
City staff are reviewing and updating policies and regulations related to multiplex and other low-density housing options. Information about this work, including future engagement opportunities, will be posted on this page as it becomes available.
Get involved
To receive updates about this work, sign up for our mailing list using the form on this page.
You can also share you feedback on multiplexes or missing middle housing by emailing multiplexes@vancouver.ca
Public hearing - Sept 14, 2023 (approved)
Block model fly-over
Supporting illustrations (gallery)
Video - Vancouver’s missing middle explained
Frequently asked questions
- Definitions of key terms
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Multiplexes
- How much change will this create? How many multiplexes will get built?
- Will the changes to RS zones increase property values?
- How much will multiplex units cost? Who will they be affordable to?
- Why can’t the units be more affordable? What can the City do?
- Why can’t the density allowed for multiplexes be greater than 1.0 FSR? Are there other opportunities for Missing Middle Housing in City that go beyond 1.0 FSR?
- Will allowing multiplexes cause more displacement of existing renters?
- Sites that are located in the City’s Designated Floodplain will not qualify for a multiplex project. Where do I find information if my property is in the Designated Floodplain?
- Will sites that are slightly below the lot size requirements be allowed to come in for a multiplex project?
- Why are there no parking minimum requirements for a multiplex project? There is already not enough parking in many neighbourhoods, this is going to make it much worse.
- To achieve greater parking on a site would I be allowed to build underground parking?
- I have a property without a rear lane. Why can’t I build a multiplex project?
- I heard that basements are not encouraged through the multiplex option. Do I have to build completely above grade?
- What’s going to be done to ensure there’s adequate school capacity for families with children in these neighbourhoods?
- Do trees on my property have to be removed to achieve a multiplex project?
- Are houses protected if they are on the Vancouver Heritage Register (VHR)? How might heritage houses be protected?
- How many units will trigger a need for a Pad Mounted Transformer (PMT) on a property? Explain the size, placement, and the cost of a PMT on homeowners.
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Simplifying Regulations
- How will the proposed changes to the RS zones help with processing applications?
- What will the proposed changes mean for the character retention program?
- Won’t adding multiplex increase the complexity of rules, not simplify them?
- If the same rules apply everywhere, won’t everything new look the same and compromise the character of different neighbourhoods?
- Will a single detached house be allowed to rebuild to the same size?
- Can a laneway house be sold separately from a single detached house?
- Will the larger (0.25 FSR) laneway house option be available for all RS zoned lots?
- Can you clarify the proposed changes to the rules about maximum garage sizes?
- Why are the RT or RM districts not being updated as part of the changes to RS Zones?
- Can I subdivide my land into two or more legal properties to build multiplex projects?
- Could I consolidate multiple legal properties into one single lot to build a multiplex?
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Instream and Future Applications
- When are the proposed changes expected to come into effect?
- What happens if I have a permit enquiry or application in-stream when the changes come into effect?
- When will the City require an applications to comply with the new rules?
- I have an existing application submitted for a project in an RS zone, can I amend my application to be for a multiplex?
- I have an existing permit application (e.g. for a house) and I would like to develop a multiplex instead, what should I do?
- Will I lose my spot in the processing queue if I decide to change my application?
- What are the costs of amending or resubmitting an application?
- How can I learn more about the proposed changes?
Project materials
Background information
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Council Memos
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Council Memo: Adding Missing Middle Housing and Simplifying Regulations – Response to Council Questions (Sept 2023)
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Council Memo: Update Advancing Making Home Motion (Multiplexes) and RS Simplification (June 2022) (1 MB)
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Council Memo: Exploration of Further Retention Incentives - Response to Council Motion (June 2022) (1 MB)
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Council Memo: Advancing Multiplexes - Making Home Housing For All of Us (April 2022) (1 MB)
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