Vancouver Zoning Bylaw
BY-LAW NO. 14717
A By-law to amend the
Zoning and Development By-law No. 3575
regarding the repeal of the RR-2C district
and the enactment of a new RR-3C district
THE COUNCIL OF THE CITY OF VANCOUVER, in public meeting, enacts as follows:
-
This by-law amends the indicated provisions of the Zoning and Development By-law
No. 3575. -
In section 9.1.1, under the heading “Residential Rental”, Council:
(a) strikes out “RR-2C”; and
(b) adds “RR-3C” after “RR-3B”.
- In section 9.4.1, Council:
(a) in subsection (h), strikes out “RR-2A, RR-2B and RR-2C” and substitutes “RR-2A and RR-2B”;
(b) in subsection (i), strikes out “RR-2A, RR-2B and RR-2C” and substitutes “RR-2A and RR-2B”; and
(c) in subsection (j), strikes out “RR-3A and RR-3B” and substitutes “RR-3A, RR-3B and RR-3C”.
- In section 3.1.1 of Schedule J, adds a new row to the table under the row for R5-1, R5-2, R5-3 and R5-4 as follows:
“ RR-2B 10% RR-3B 10%
”.
- In the RR-1 District Schedule, Council:
(a) in section 2.1:
(i) strikes out “2.2.1,” wherever it appears,
(ii) strikes out “2.2.2” wherever it appears and substitutes “2.2.1”,
(iii) strikes out “2.2.3” wherever it appears and substitutes “2.2.2”, and
(iv) strikes out “2.2.4” wherever it appears and substitutes “2.2.3”;
(b) strikes out section 2.2.1;
(c) renumbers sections 2.2.2 through 2.2.4 as sections 2.2.1 through 2.2.3, respectively;
(d) renumbers section 3.1.1.1 as section 3.1.1.2; and
(e) adds a new section 3.1.1.1 as follows:
“3.1.1.1 All dwelling units must be secured as residential rental tenure, except that 1 dwelling unit in a townhouse containing up to 8 units or in a triplex may be occupied by a registered owner of the site.”.
- In the RR-2A, RR-2B and RR-2C Districts Schedule, Council:
(a) in the title, strikes out “RR-2A, RR-2B and RR-2C” and substitutes “RR-2A and RR-2B”;
(b) strikes out section 1.1 and substitutes the following:
“1.1 Intent
The intent of this schedule is to permit apartments where all dwelling units are secured as residential rental tenure as follows:
(a) in the RR-2A district, up to 4 storeys; and
(b) in the RR-2B district, up to 6 storeys, or up to 8 storeys if:
(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.
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.
For the purposes of this schedule, below-market rental dwelling units has the meaning set out in Schedule J: Affordable Housing Schedule.
Without limitation, applicable Council policies and guidelines for consideration include the Residential Rental Districts Schedules Design Guidelines.”
(c) in section 1.2, strikes out “RR-2A, RR-2B and RR-2C” and substitutes “RR-2A and RR-2B”;
(d) strikes out the table in section 1.2 and substitutes the following table:
“
Minimum Site Area
Use
Density, Form
and Placement
Regulations
613 m 2 Apartment 3.1 Apartment in combination with Townhouse 3.1 ”;
(e) in the table in section 2.1 under the column for Use-Specific Regulations:
(i) in the line for Apartment, strikes out “, 2.2.3, 2.2.4”,
(ii) in the line for Townhouse, strikes out “, 2.2.4, 2.2.5”, and
(iii) in the line for Accessory Buildings, customarily ancillary to any use listed in this section 2.1, strikes out “2.2.6” and substitutes “2.2.4”;
(f) strikes out section 2.2.1;
(g) renumbers section 2.2.2 as section 2.2.1;
(h) strikes out section 2.2.3;
(i) renumbers sections 2.2.4, 2.2.5 and 2.2.6 as sections 2.2.2, 2.2.3 and 2.2.4, respectively;
(j) strikes out section 3.1.1 and substitutes the following:
“
3.1.1
Density and Floor Area
3.1.1.1 Developments requiring below-market rental dwelling units or social housing are subject to Schedule J: Affordable Housing Schedule.
3.1.1.2 All dwelling units must be secured as residential rental tenure.
3.1.1.3 In the RR-2A district, 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
(a) on a site that does not
exceed 33.5 m in depth
2.00
2.00
2.00
(b) on a corner site with a
minimum site frontage of
40.2 m
2.00
1.75
1.75
(c) all other sites
1.75
1.75
1.75
3.1.1.4 In the RR-2B district, 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
(a) on a site that does not
exceed 33.5 m in depth
2.70
2.70
2.40
(b) on a corner site with a
minimum site frontage of
40.2 m
2.70
2.40
2.20
(c) all other sites
2.40
2.40
2.20
3.1.1.5 Despite sections 3.1.1.4(a) and 3.1.1.4(b) above, the maximum floor space ratio is 3.00 if:
(a) the site:
(i) does not exceed 33.5 m in depth and has a minimum site area of 920 m2, or
(ii) is a corner site with a minimum site frontage of 40.2 m and has a minimum site area of 1,470 m2; and
(b) either:
(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.
3.1.1.6
Despite section 3.1.1.4(c) above, the maximum floor space ratio is 2.70
if the site has a minimum site area of 920 m2 and 100% of the residential
floor area is developed as social housing.”;
(k) in the table in section 3.1.2, strikes out the column for RR-2C in its entirety, including the title of the column;
(l) strikes out sections 3.1.2.2, 3.1.2.3 and 3.1.2.4 in their entirety;
(m) renumbers sections 3.1.2.5 through 3.1.2.25 as sections 3.1.2.2 through 3.1.2.22, respectively, and in the renumbered section 3.1.2.2, strikes out “16.8 m and 5 storeys” and replaces it with “19.8 m and 6 storeys”;
(n) strikes out the title “Building Height and Floor-to-Floor Height” above section 3.1.2.10 and substitutes “Building Height”;
(o) strikes out sections 3.1.2.10, 3.1.2.11 and 3.1.2.12 and substitutes the following:
“3.1.2.10 Despite section 3.1.2.2(a) above, the maximum building height is 27.5 m in the RR-2B district for buildings where:
(a) 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
(b) 100% of the residential floor area is developed as social housing.
3.1.2.11 Despite the maximum building height in section 3.1.2.2(b) above, the third storey of a townhouse must be a partial storey not exceeding 60% of the storey immediately below.
3.1.2.12 The Director of Planning may:
(a) vary the requirement for a partial storey in section 3.1.2.11 above; and
(b) increase the maximum building height,
if the Director of Planning considers the intent of this schedule and all applicable Council policies and guidelines.”;
(p) in section 3.1.2.13:
(i) strikes out “section 3.1.2.7” and substitutes “3.1.2.4”, and
(ii) strikes out “section 3.1.2.6” and substitutes “section 3.1.2.3”;
(q) in section 3.1.2.15, strikes out “section 3.1.2.8(a)” and substitutes “section 3.1.2.5(a)”;
(r) in section 3.1.2.17, strikes out “section 3.1.2.9” and substitutes “section 3.1.2.6”;
(s) in section 3.1.2.19, strikes out “section 3.1.2.12(a)” and substitutes “section 3.1.2.9(a)”;
(t) in section 3.1.2.20, strikes out “sections 3.1.2.12(b) and 3.1.2.12(c)” and substitutes “sections 3.1.2.9(b) and 3.1.2.9(c)”;
(u) in section 3.1.2.22:
(i) strikes out subsections (b) and (c), and
(ii) renumbers subsections (d), (e), and (f) as subsections (b), (c), and (d), respectively; and
(v) strikes out section 4.2.1 and substitutes the following:
“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.”.
- In the RR-3A and RR-3B Districts Schedule, Council:
(a) in the title, strikes out “and RR-3B” and substitutes “, RR-3B and RR-3C”;
(b) in section 1.1:
(i) adds “In the RR-3C district, developments are permitted up to 6 storeys.” after “is secured as below-market rental dwelling units.”, and
(ii)
adds the following new paragraph under the paragraph starting with “The
intent of this schedule”:
“For the purposes of this schedule, below-market rental dwelling units has the meaning set out in Schedule J: Affordable Housing Schedule.”;
(c) in section 1.2, strikes out “RR-3A and RR-3B” and substitutes “RR-3A, RR-3B and RR-3C”;
(d) strikes out the table in section 2.1 and substitutes the following:
“
”;
(e)
strikes out sections 2.2.1 and 2.2.2 and substitutes the following:
Use
Approval
Use-Specific
Regulations
Cultural and Recreational Uses
Cultural and Recreational Uses
Conditional
2.2.1
Dwelling Uses
Mixed-Use Residential Building
Conditional
2.2.2,
2.2.3, 2.2.4,
2.2.5, 2.2.6
Institutional Uses
Institutional Uses
Conditional
2.2.1
Office Uses
Office Uses
Conditional
2.2.1
Retail Uses
Retail Uses
Conditional
2.2.1
Service Uses
Service Uses
Conditional
2.2.1
uncategorized
Accessory Uses, customarily ancillary to any 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
2.2.1, 2.2.7
“2.2.1 Non-dwelling uses listed in section 2.1 of this schedule may be permitted only in a mixed-use residential building.
2.2.2 Mixed-use residential building may include any non-dwelling use listed in section 2.1 of this schedule.”;
(f) in section 2.2.6, strikes out “RR-3B district” and substitutes “RR-3B and RR-3C districts”;
(g) strikes out section 2.2.7 and substitutes the following:
“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 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.”;
(h) renumbers sections 3.1.1.1 and 3.1.1.2 as sections 3.1.1.3 and 3.1.1.4, respectively;
(i) adds new sections 3.1.1.1 and 3.1.1.2 as follows:
“3.1.1.1 For the RR-3B district:
(a) a minimum of 20% of the residential floor area must be secured as below-market rental dwelling units; and
(b)
the
below-market rental
dwelling
units
are
subject to
Schedule J: Affordable Housing Schedule.
3.1.1.2 All dwelling units must be secured as residential rental tenure.”;
(j) in section 3.1.1.3:
(i) strikes out “RR-3B district” and substitutes “RR-3B and RR-3C districts”, and
(ii)
strikes out “except that the floor space ratio for non-dwelling uses must be
at least 0.35” and substitutes “provided that the floor space ratio for non-
dwelling uses is at least 0.35”;
(k) in section 3.1.1.4:
(i) strikes out “section 3.1.1.1” and substitutes “section 3.1.1.3”,
(ii) strikes out “RR-3B district” and substitutes “RR-3B and RR-3C districts”,
(iii) strikes out subsection (a), and
(iv) renumbers subsections (b) and (c) as subsections (a) and (b), respectively;
(l) strikes out the table in section 3.1.2, and substitutes the following new table:
“3.1.2 Building Form and Placement
Regulations RR-3A RR-3B RR-3C 3.1.2.1 Minimum site area 920 m² 3.1.2.2 Maximum building height 15.3 m and 4 storeys 23.0 m and 6 storeys 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 the side yard of a site
located in an R district, without the
intervention of a lane 3.7 m (b) does not adjoin the side yard of a
site located in an R district
not required
3.1.2.5 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
3.1.2.6 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 3.1.2.7 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
”;
(m) renumbers sections 3.1.2.9 through 3.1.2.19 as sections 3.1.2.8 through 3.1.2.18, respectively;
(n) strikes out the title “Building Height and Floor-to-Floor Height” above section 3.1.2.8 and substitutes “Building Height”;
(o) in section 3.1.2.9:
(i) strikes out “sections 3.1.2.3 and 3.1.2.9” and substitutes “3.1.2.2 and 3.1.2.8”, and
(ii) strikes out “section 3.1.2.16” and substitutes “section 3.1.2.14”;
(p) strikes out section 3.1.2.10;
(q) renumbers sections 3.1.2.11 through 3.1.2.18 as sections 3.1.2.10 through 3.1.2.17, respectively;
(r) in section 3.1.2.10, strikes out “and decrease the minimum floor-to-floor height”;
(s) in section 3.1.2.11:
(i) strikes out “section 3.1.2.5” and substitutes “section 3.1.2.4”, and
(ii) strikes out “section 3.1.2.4 above and section 3.1.2.19(c) below” and
substitutes “section 3.1.2.3 above and section 3.1.2.17(b) below”; and
(t) in section 3.1.2.13, strikes out “section 3.1.2.6” and substitutes “section 3.1.2.5”;
(u) in section 3.1.2.14, strikes out “section 3.1.2.7” and substitutes “section 3.1.2.6”;
(v) in section 3.1.2.15, strikes out “section 3.1.2.7(b)” and substitutes “section 3.1.2.6(b)”; and
(w) in section 3.1.2.17:
(i)
strikes out subsection (b), and
(ii) renumbers subsections (c) and (d) as subsections (b) and (c),
respectively.
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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.
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This by-law is to come into force and take effect on the date of its enactment.
ENACTED by Council this 2nd day of June, 2026
Signed “Ken Sim” Mayor
Signed “Jason Twa” City Clerk