In a major step toward housing diversity and affordability, Vancouver has officially greenlit a sweeping initiative to bring “missing middle” housing to its traditionally low-density neighbourhoods. Approved in September 2023 and now in the implementation phase, the project introduces multiplexes and consolidates complex zoning rules into a more accessible framework — all with the goal of easing Vancouver’s housing crunch and creating more inclusive communities.

Multiplexes to Replace One-Size-Fits-All Zoning

The heart of the new policy is the introduction of multiplex housing — typically 3 to 6 units on a single lot, with up to 8 if all units are secured as rental — across all low-density (RS) zones in the city. This long-anticipated move aims to address the “missing middle” gap: housing options that sit between detached houses and large apartment buildings, which have been in short supply despite growing demand from families and working professionals alike.

To qualify, multiplexes must generally follow new development guidelines:

• Floor Space Ratio (FSR): Up to 1.0, with incentives for rental or below-market units.

• Height: Up to 3 storeys, with above-grade designs encouraged over basements.

• Family-Friendly Units: A focus on two-bedroom-plus layouts.

• Parking: On-site car parking is not required, though underground options remain.

Not every property will qualify — sites lacking rear lanes, located in floodplains, or slightly under the minimum lot size may not meet criteria. Still, the change opens thousands of parcels to greater housing potential.

Simplifying the Rules: Nine Zones Become One

Alongside the push for new housing types, the city has overhauled its notoriously complicated RS zoning system. Nine existing low-density zones have now been streamlined into a single R1-1 Residential Inclusive zone.

The simplification does more than just reduce red tape. It’s designed to:

• Make development rules clearer for builders and homeowners.

• Allow for greater design flexibility within a consistent framework.

• Eliminate the need for public notifications or discretionary design reviews.

• Align application processes with the city’s tech-enabled 3-3-3-1 permit framework.

This unified approach aims to cut wait times, reduce staff strain, and remove the guesswork around what can be built where — all while supporting the city's sustainability and housing diversity goals.

Why This Matters: Addressing Affordability and Choice

Vancouver’s housing landscape has long been skewed toward high-cost detached homes and large-scale apartment projects. For families seeking more space, or for downsizers not ready to give up their neighbourhoods, the lack of options has been a growing pain point.

This initiative is a direct response to those concerns, shaped by public input from over 1,900 survey responses and more than 65,000 online interactions. Residents consistently expressed support for more varied housing options — particularly those that prioritize affordability, sustainability, and family suitability.

Yet, it hasn’t been without debate. Some residents have raised flags about parking, tree loss, school capacity, and potential changes to neighbourhood character. Others question whether multiplexes truly offer affordable options or whether they simply replace one expensive home with several expensive units.

Implementation Now Underway

Following approval at a Public Hearing in September 2023, the City entered its implementation phase. By-laws were enacted in late fall, and permit applications for multiplexes began in December 2023. To ease the transition, City staff developed a How-To Guide, launched enquiry sessions, and built in a window for in-progress applications to adapt.

Other resources, such as multilingual housing menus, illustrative visuals, and detailed FAQs, are helping residents understand the new regulations and what they mean for individual properties.

The Bigger Picture

This move is part of a broader planning effort that includes the Vancouver Plan, Housing Vancouver Strategy, and the Making Home motion — all of which aim to create a city that works for more people, not just a privileged few. As part of the shift toward “Right Supply” housing, the city hopes the Missing Middle strategy can deliver real results in terms of affordability, livability, and equity.

Curious what this could mean for your neighbourhood or your property?
We’re watching these changes closely to help our clients stay ahead in a rapidly evolving market. Want expert insight on how the new rules apply to your block? Let’s talk.

The City of Vancouver is reimagining a beloved yet dwindling piece of urban life: the corner store. Under the aptly named “Corner stores and more!” project, the city is working to make small-scale retail a regular part of residential life once again, aligning with its broader Vancouver Plan to build more complete, connected communities.

Corner Stores at the Heart of Community Life

For many long-time Vancouver residents, corner stores were once part of the daily rhythm—where you’d pick up fresh milk, bump into neighbours, and catch up on local news. In the 1920s, these stores numbered in the hundreds across the city, serving not just as commercial outlets but as informal community hubs.

However, decades of zoning changes and regulatory hurdles have eroded their presence. From 302 convenience store licenses in 2008, the number had dropped to 226 by 2018. Many older stores were unable to adapt or faced closure, while new ones struggled to open under outdated regulations. The rise in property taxes and land costs further compounded these challenges.

Now, a growing chorus of urban planners, city staff, and engaged residents is calling for a shift. They argue these small shops are key to revitalizing neighbourhood life—especially in a post-pandemic world where people are working from home and seeking local amenities more than ever.

A New Chapter for Neighbourhood Retail

“Corner stores and more!” is part of a broader effort tied to the Vancouver Plan, a 2022 council-approved strategy to guide the city’s growth through inclusivity, sustainability, and livability. One of the plan’s key pillars is creating “complete neighbourhoods,” where residents can access goods, services, and social spaces within a short walk or bike ride from home.

The project has already seen some early wins. Following a 2020 motion introduced by Councillor Sarah Kirby-Yung, the city began updating zoning bylaws to make it easier for small grocers and retailers to operate within residential zones. In 2021, Council passed zoning amendments to loosen restrictions and streamline approvals for new businesses and corner-store-style developments.

From summer to fall 2023, the City conducted public engagement to gather input on what types of small shops residents want and where they should go. The response was significant, with events held across six neighbourhoods—including Kitsilano, Kerrisdale, and Strathcona—alongside an online survey and digital map feature for sharing memories of favourite local stores.

A Legacy Worth Reviving

Public interest in the corner store revival taps into more than just convenience. A 2019 joint study by the City of Vancouver and UBC emphasized the role these spaces play in strengthening social bonds. They aren’t just about groceries—they’re about connection.

Stores like Le Marche St. George in Riley Park, The Wilder Snail in Strathcona, and The Mighty Oak in Mount Pleasant are modern examples of how this model can thrive. Older establishments such as Benny’s Market on Union Street, a fixture for over a century in a heritage building, also continue to serve their communities.

One particularly symbolic story is that of The Cardero Grocery in the West End. Built in 1902 and shuttered in 2017, the heritage property is now being restored—with plans to reopen the store. It's a potent example of how Vancouver might blend heritage preservation with community renewal.

What Comes Next

Following last year’s engagement phase, city planners are now preparing a summary of public feedback, expected in late 2023. That information, paired with technical analysis, will inform policy and regulatory changes scheduled for 2024.

While exact details are still to come, the direction is clear: Vancouver is laying the groundwork for a city where corner stores once again dot the residential landscape—not as relics, but as active ingredients in a more connected, walkable, and community-focused future.

Curious how this could shape the future of your neighbourhood? Projects like “Corner stores and more!” signal a shift toward prioritizing local life and amenities. We’re keeping a close eye on developments like this—so our clients always stay informed. Want to be one of them?