Can Your Lot Support a Multiplex? Vancouver Feasibility Checklist
So you have a single detached home in Vancouver. And maybe you’re curious about whether or not you can build a multiplex on your property. But you’re not quite ready to talk to us yet. We get it - it’s nothing personal.
While there are several factors that still require a professional review, here is our Feasibility Checklist, based on our experience completing several multiplex projects over the years. Let us help you start navigating what you can - or can’t - do, before you start any project.
The 5 Key Factors of Multiplex Feasibility
Zoning and permitted uses
A developer’s common answer to the question of whether or not you can build something? “It depends.” A stereotype, yes. But it actually does.
Lot size and dimensions
The short response? Your lot needs to be at least 3,300 sq.ft. under the City of Vancouver’s R1-1 Zoning Bylaw. But numbers only tell part of the story.
Physical constraints
Size isn’t the only thing that matters: the environment around your home, including trees, slopes, and any potential easements, also come into play.
Servicing capacity
Can your theoretical new multiplex property provide utility services to the additional residents about to move in?
Regulatory overlays
This is just a fancy term for “additional zoning rules or policies” - such as heritage designations of floodplain areas - that may impact development.
Is Your Lot Zoned for Multiplex Development?
How to Check Your Zoning
To confirm if your property falls under the R1-1 zoning bylaw - which allows for multiplexes of up to 6 units, or 8 rentals, depending on the site size - you can simply enter your address using the City of Vancouver’s free Digital Zoning Map.
Outright vs Conditional Approval Uses
Most single detached homes qualify as a multiplex site automatically, or outright, assuming the site meets all requirements. Conditional approval, on the other hand, requires the approval of the Director of Planning as those sites might involve additional requests that are outside the base parameters of approval.
What determines unit count
Site size, frontage, depth, and lane access are key considerations we’ve noted in determining how many units you can build on a property.
Does Your Lot Meet Minimum Size Requirements?
Lot area and width (frontage)
How many units can you build? As expected, it depends - primarily on the size of your lot.
3,300 sq.ft+: single detached house with secondary suite, duplex, duplex with secondary suite, multiplex with 3 or 4 units
5,000 sq.ft+: Multiplex with 5 units
6,000 sq.ft+: Multiplex with 6, 7, or 8 units
Depth and lane access
For a standard multiplex site, you must have a minimum site depth of 99.7 ft; for a courtyard-style multiplex, 110 ft.
Corner lots and access considerations
Corner lots, especially if they lack rear lane access, may require additional attention from the Director of Planning; they may have to increase the maximum building depth for better site planning.
Can You Fit the Building Envelope You Want?
Setbacks
The exciting part? Browsing through multiplex designs and imagining what would look best on your lot. The less exciting, but essential, part? Determining if you can actually build it.
First off: defining a setback. A setback is merely the minimum space required between a building structure and a boundary - typically the property line or street. To measure your own front setback, you can go back to the Digital Zoning Map or simply measure the distance yourself with a measuring tape.
Height
In an effort to maintain a neighbourhood’s character, the maximum height for new multiplexes would be 3 storeys, unless it’s a rear building which only permits 2 storeys.
Density
Floor Space Ratio, or FSR, is the limit on how much “total living space” can be built on your site. The R1-1 zoning bylaw states a maximum FSR of 0.70, meaning that you can build up to 70% of total living space in proportion to the lot.
Site Constraints That Commonly Change the Plan
Trees
Vancouver’s current bylaws protect “significant” trees: those with a trunk measuring 20 cm or more in diameter, that measure at least 4.6 ft. above ground. If you have a “significant” tree on your property, you may have to either preserve it, apply for a permit to remove, or in rare cases, relocate.
Slopes
Typical rule of thumb? If your property has a slope of over 15%, you may have to go through a geotechnical review to further assess development feasibility. While there are some DIY methods available to measure your property’s slope, we recommend leaving this one to the professionals.
Easements and Rights-Of-Way (ROWs)
If you have an encumbrance on your property that allocates portions of your lot for others to use, this will definitely reduce the size and scope of any potential multiplex project. The easiest way to check this is to pull a title search via myLTSA.ca for $20.
Servicing & Utilities: The Hidden Feasibility Factor
Even with due diligence and planning, there are some things that you can’t (and shouldn’t) check on your own. While we don’t recommend digging around your water main and sewer lines yourself, there are some actions you can take:
- Pull your Property Disclosure Statement from LTSA
- Book a pre-application review through the City’s Development, Buildings, and Licensing (DBL) portal at a cost of $400
Frequently Asked Questions About Multiplex Lot Feasibility
Can you build a duplex on an RT-5 lot in Vancouver?
Yes, as long as your site is a minimum size of 3,300 sq.ft. If you would like to build a multiplex, you will require the Director of Planning’s approval under conditional approval.
Can you build a duplex on an RT-10 lot in Vancouver?
Yes, as long as your site is a minimum size of 3,300 sq.ft. If you would like to build a multiplex, you will require the Director of Planning’s approval under conditional approval.
What if my lot is slightly undersized?
This requires a discussion with the City of Vancouver; our team has had previous success with undersized lots and building to its maximum efficiency.
Ready to Explore Your Lot's Multiplex Potential?
After you complete your Feasibility Checklist, connect with our leadership team to schedule a consultation.
