If you’re looking to buy a home in West Vancouver, you’ll want to make sure you know about the zonings for that area. There are three major types of zonings you’ll want to look at. Those are RS-3A, RS-5 and C-6.
C-6 district
West Vancouver is a city in British Columbia, Canada. It is located on the southeast shore of Howe Sound, northwest of Vancouver. The City has a population of 44,122 as of the Canadian census in 2021.
Many residents in the City of West Vancouver are looking for more affordable housing. The city has one of the highest rents in Canada, making it more expensive to live in.
One solution proposed is to build rental units for people in the area. This is not limited to workers or families. People can qualify to rent units based on their income and other qualifications. Some grants require that 20% of the units are rented at “deep subsidy” rates, which are below the market rate.
The District of West Vancouver is planning to develop a rental component on a site at 2195 Gordon Avenue. A third party is in negotiations to construct and operate the units.
The District of West Vancouver is currently conducting public consultation on this proposal. The District needs to provide more details about the plan, including the land value and current uses. They will also need to offer some details about their future plans.
This survey includes multiple choice questions and open-ended ones. Results will be reported to Council. In addition to the aforementioned survey, the District of West Vancouver will conduct additional consultation if the project proceeds.
One of the more important things about the District of West Vancouver’s proposed development is that it will not own the housing. Instead, the District is proposing to lease the land to a third party who will build and operate the rental units. That way, the District eliminates the financial risk to taxpayers.
RS-3 district
West Vancouver has one of the highest benchmark prices for all housing types. The benchmark price for a single-family detached home in West Vancouver stood at $2.53 million in March of this year. This price is down 7.8% over the past five years.
Housing is a highly sought after commodity in West Vancouver. Residents have been striving to maintain an affluent and vibrant community. However, high housing prices have decreased the number of residents in the area. Currently, half of the inhabitants are 65 years of age or older.
A recent report showed that the average assessment for a single-family detached home was $3.7 million in 2021. Meanwhile, the vacancy rate for rental apartments was pegged at just one per cent.
West Vancouver’s benchmark prices for all housing types have increased by 70% in the last ten years. As a result, residents are facing a higher tax burden than their peers in the rest of the region.
As a result, the City of Vancouver introduced a series of RS duplex zoning changes in September of this year. These changes affect almost all previously single-family properties in the City.
For example, the maximum floor area for a RS-3 district lot was reduced from 1,115 m2 to 975.6 m2. Two new three-storey houses can be built on a six-80-lot subdivision. Another change permits single-storey coach houses of up to 1,600 ft2.
Several other zoning changes are underway in West Vancouver. These include a reduction in the minimum lot size from 12,000 sq. ft to 10,500 sq. ft. It is also now possible to build multiple conversion dwellings on larger lots.
New housing is being planned for Ambleside. There are plans to add between 1,000 and 1,200 net new homes in this area. Ideally, the plan would maintain the seaside village feel of the community and address the aging housing stock.
RS-5 district
The RS-5 district in West Vancouver Zonings is for single family homes near Ambleside. It is intended to improve neighbourhood character and diversity by encouraging green landscaping and less hardscaping. It also provides a way to prevent new out-of-place monster homes.
The RS-5 district is located within the South Shaughnessy local area planning boundary, encompassing the neighbourhoods of East False Creek, West False Creek, South Granville, and West Cambie. In addition, this zoning area is designated a Housing Opportunity Area.
This means that, unlike other zones, this zoning is specifically targeted for housing. Specifically, it includes single family dwellings and low-density multiple-family housing.
The district will allow for mid-market rentals and purpose-built rental units. These types of uses are defined as 10% below CMHC’s average market rent in the City of North Vancouver.
This allows for a higher contribution of affordable units, which creates more housing opportunities for moderate income renters. Another benefit is the reduced permitting process.
Other changes include a reduction in the minimum lot size from 12,000 sq ft to 10,500 sq ft. This will make subdividing properties easier. Additionally, there will be a change to allow for conversion of large homes into additional uses.
For more information on the RS-5 District, check out the Planning Department’s design guidelines for the zone. Alternatively, you can buy a copy of the Zoning and Development By-law from the City Hall. Lastly, you can visit some local libraries for a more detailed understanding of the by-law.
As part of the RS-5 amendments, a number of other new zoning regulations will come into effect. These include a reduced maximum floor area ratio for two-storey coach houses and smaller lot sizes.
RS-3A district
West Vancouver, BC, is located northwest of Vancouver on the southeast shore of Howe Sound. It is a member municipality of the Metro Vancouver regional district. Many residents enjoy views of both the Lower Mainland and the Pacific Ocean. There are several public parks and recreational facilities in the area.
The Horseshoe Bay ferry terminal is one of the main connecting hubs in British Columbia. Whytecliff Park is regarded as one of the best scuba diving spots in Western Canada. Cypress Provincial Park is nearby. This park offers mountain biking trails. At Point Atkinson, old growth forest can be seen. Another popular family park is John Lawson Park, which features a playground and an open grass field for picnics.
West Vancouver is known for its many parks. Whytecliff Park, for instance, features scenic views of Howe Sound. In addition, there are tennis courts and an 18-hole par-3 golf course. Other amenities include a pool, skate park, ice rink, and basketball courts.
Many homes in West Vancouver have views of both Howe Sound and the Lower Mainland. Many of the houses were built before the 1940s, making them a good candidate for infill development.
West Vancouver is home to an 18-hole par-3 golf course. Several public parks are available, including the popular Ambleside Park.
West Vancouver is home to Canada’s first mall, Park Royal Shopping Centre. Canada’s longest municipal bus system, West Vancouver Municipal Transit, is also located in the city. TransLink buses also serve the city.
The city of Vancouver is divided into several zoning districts. Each zone defines permitted uses, lot coverage, and setbacks. For more information on these zones, check out the Zoning and Development By-law.
RS5 district
West Vancouver’s new RS5 district is aimed at retaining single family homes in the Ambleside neighbourhood. The plan includes a variety of incentives to enhance the single-family character of the neighbourhood.
It also offers more housing choices for moderate income renters. These include a bonus for building secondary suites, and smaller lot sizes. While the plan is designed to increase diversity of housing options, it may lead to a decrease in some single-family homes.
A number of recommendations were endorsed by the City of Vancouver’s council, including a new minimum lot size of 10,500 square feet and a reduction in soil removal bylaw. This will make subdividing properties easier.
As part of the RS5 plan, there are a number of design standards. These guidelines were prepared by the Planning Department. Several other design standards are also recommended.
Some of the bylaws include a “Coach House” bylaw, a boulevard bylaw, and landscaping. All of these are aimed at improving the physical appearance of the neighbourhood.
Other recommendations included encouraging the construction of green space and limiting the visual impact of new houses. Recommendations also included a simplified building process for coaches and other multi-family units.
Another recommendation was the creation of Housing Opportunity Areas. These areas are in areas of the city that have not been used for residential purposes. They are a prototype for determining whether a single-family zone could accommodate a mid-market rental. In addition to encouraging the construction of affordable ownership units, these pre-zonings would also require developers to contribute to the construction of a number of mid-market rentals.
For more information, check out the Zoning and Development By-law, available online, at the City Hall and some local libraries.
Among many other things, David A. Grantham is a contributing author to UmassExtension West Vancouver Blo. He is a renowned expert on real estate in BC.
Born in North Vancouver, Louisiana, Dr. Grantham grew up in Lower Lonsdale. He then went on to complete his business degree at the University British Columbia. As of this writing, Grantham has completed over 100 projects, including the development of a high rise building in Vancouver.
He is a husband, father, son, brother, and friend. He was a dedicated outdoorsman and enjoyed sports such as hunting, fishing, scuba diving, and snow skiing. His wife, Alison Grantham, and their two daughters survived him. He is survived by his wife Alison Martin Grantham and two daughters.