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.
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