Vancouver's housing mix is transforming as recent zoning changes and provincial legislation opens doors for homeowners to work with a builder to develop multiplex projects on residential lots. These are the biggest and most dramatic changes to Vancouver zoning in decades.

While the opportunity to convert a single-family home into a 3- to 6-unit building presents exciting possibilities, these are complex, multi-million dollar projects. New developers must contend with the financial and physical constraints of design before committing to their multiplex projects.

Find out more about Burnaby's multiplex regulations here.

What is "Missing Middle" Housing?

Missing middle housing fills the gap between single-family homes and large apartment buildings. In Vancouver's context, multiplexes are synonymous to this higher-density housing type. They offer 3 to 6 residential units (up to 8 units are possible as rental only) within a single development on typical lots within Vancouver neighborhoods. As much of Vancouver’s housing is built as either single family homes or condo towers, missing middle housing fills the gap to offer more affordable units in family-oriented neighbourhoods.

The concept of the “missing middle” emerged from urban planning understanding that cities need a mix of housing options. Triplexes, 4plexes, 5plexes and 6plexes offer rental opportunities and homeownership alternatives without the density impacts of high-rise developments.These units are also space and material efficient and more economical to build than traditional single family homes.

For Vancouver homeowners, missing middle housing is a chance to contribute to housing solutions while potentially creating additional living spaces for family members or rental income. These benefits are a win-win as multiplex development may generate a better financial return for homeowners than selling their existing single family home.

How Many Units Can I Build?

Vancouver was the first municipality to permit multiplexes by consolidating all single family zones into a single multiplex zone. Current British Columbia legislation, Bill 44, compels cities to allow 1 to 4 units on most residential lots throughout the province, with up to 6 on lots in proximity to high frequency transit routes. The specific number depends on your lot size, orientation, proximity to transit, and other municipal zoning. While Bill 44 established the provincial framework, individual cities have implemented their own zoning rules including building set-backs and total square footage.

In the City of Vancouver, properties in R1-1 zones with lane access can accommodate 4 units on standard 33’ (~10m) wide lots (measured at the front of the property). Lots larger than 49.5 feet frontage are allowed up to 6 strata units or 8 rental units. Due to the additional number of units, the city allows more floor space (equal to 100% of lot size).

To achieve this density bonus and maximise the development square footage, the city offers a minimum number of units per multiplex development as well. The minimum number of units is 3 on lots that are less than 44 feet wide and 4 on lots larger than 44 feet (measure at the front of the property).

Where Can I Build?

Vancouver's multiplex zoning applies broadly across residential areas, with a few exceptions. Most single-family zones are now combined into the new R1-1 zone and permit multiplex development, as do the heritage districts (RT-7 and RT-9). The result is that a multiplex can be built on most single family lots in the city, provided it meets 4 criteria.

The first is that the property must be at least 33’ wide and 100’ deep. Secondly it must have a lane, alleyway or street frontage on both sides. Third, it must be located outside of a city-designated floodplain, these are located south of SW Marine Dr., in Kits Point, and near Locarno beach in Point Grey. And the final criteria is the existing house isn’t designated as heritage.

Find City Zoning and Multiplex How To Guide

To verify your zone use your city’s GIS viewer app. A quick google search for city name and the letters GIS will take you there; in Vancouver this tool is called the VanMap viewer. By typing the address into the search bar and clicking on the property (some viewers by selecting the “i” tool) you will list the zone and a suite of attributes for your lot.

Vancouver's multiplex zoning regulations are simplified in their Low Density Housing Options How-to Guide. The document discusses tree retention, design constraints like building height, BC Hydro safety clearances and more. It is the most useful and up to date guide for property owners considering the development potential for their multiplex project.

Cities in the region outside of Vancouver provide important zoning documents and development guidelines relevant to their own planning department. Property owners should consult the most up to date municipal resources directly to understand current development requirements and permissions. Alternatively a professional consultation with a residential designer like Smallworks will provide development options so you can avoid project pitfalls.

Key Design Challenges Revealed

Lot Constraints: On standard 10m (32.8 ft.) wide lots 3-4 units can be accommodated. A 6.1m (20 ft.) courtyard separation between front and rear buildings is available for minimum site depths of 33.5m (110 ft.). For large lots a building width restrictions of 17.4m (57 ft.) and where side-by-side buildings are feasible a minimum 2.4m (8 ft.) separation between buildings constrain their design. These minimums along with mandatory setbacks and the need to preserve existing trees in front yards will play into how a designer maximizes livable space for multiplex units.

Privacy: Achieving privacy in multiplex developments requires careful consideration of unit orientation and outdoor space design. Units must avoid single exposures facing interior side yards while providing adequate screening between neighbouring properties and internal units. For larger multiplexes with multiple entrances facing shared courtyards, side yards, or backyards it may be a challenge to create visual barriers without compromising the sense of openness in limited courtyard spaces.

Parking: No minimum parking is required and spatial constraints limit provision to typically 2 spaces on 30 ft. wide sites and 4 spaces on 50 ft. wide sites. All parking must be located at the rear and accessed through the lane, with restrictions against tandem or parallel arrangements. This is further constrained as the rear yard area also accommodates garbage collection, bicycle storage, and utility connections.

Building Code: Although most multiplexes will be held to the same building code as single family houses and duplexes (Part 9 of the BC Building code), the Vancouver Building By-law creates complex compliance challenges for some larger multiplex buildings constrained to Part 3 of the building code. Part 3 is required when buildings exceed 3 storeys or contain 5 or more units in a single building.

These regulations mandate firefighter access travel distances (maximum 45m from street to unit entrance), pathway widths (minimum 900mm clear), and emergency lighting systems for rear units not visible from the street. Part 3 projects demand a full consultant team including an architect which impacts project feasibility and higher cost compared to Part 9 projects.

Utilities: BC Hydro requires 3.6m x 3.6m transformer space reservation for projects with more than three units and some 3 unit multiplexes depending on energy demand. Vancouver also requires gravity-flow detention tanks sized to site area (3,400L to 7,200L) that must be located near sewer connections.

Professional Guidance Consideration

Local designers are experts that help guide developers and first-time builders through Vancouver's multiplex design permitting process. Their specialized understanding of lot constraints, privacy considerations, parking solutions, building code nuances, and utility integration requirements underscore how well suited they are at anticipating challenges with multiplex development before they become costly problems.

A designer will assure the project moves smoothly through the approval process while avoiding delays and unexpected expenses that can derail budgets and timelines. Choosing and working with professionals who understand Vancouver's multiplex regulations is essential for property owners navigating development decisions.

Making Informed Decisions

Vancouver multiplex development offers genuine opportunities for property owners, but success requires realistic expectations about design challenges and regulatory complexity. Understanding zoning rules, building code requirements, and practical construction limitations helps homeowners make informed decisions about multiplex projects.

The transformation from single home to 3 or even 6-unit multiplex involves more than adding walls and doors. A successful multiplex project has careful planning and professional guidance to resolve design constraints and overcome expected and unexpected challenges that emerge through the design, build and development process.