Agent Will

$1 City of Vancouver Land Use and Development Policies and Guidelines Community Services, 453 W. 12th Ave Vancouver, BC V5Y 1V4 F 604.873.7344 fax 604.873.7060 planning@vancouver.ca LANEWAY HOUSE (LWH) GUIDELINES Adopted by City Council on July 28, 2009 July 2009 Contents Page 1 2 3 Application and Intent …………………………………………………………………………………………………. 1 Quality, Durability and Expression ………………………………………………………………………………. 1 Scale and Massing Guidelines …………………………………………………………………………………….. 1 3.1 3.2 3.3 3.4 3.5 3.6 3.7 3.8 4 Pitched roofs and dormers ……………………………………………………………………………………………… 1 On a roof where the ridge runs across the property:…………………………………………………………… 2 On a roof with gable ends facing the lane: ……………………………………………………………………….. 2 Cross-gable roof designs: ………………………………………………………………………………………………. 2 Flat roofs, shed roofs, and roof pitches less than 7:12:……………………………………………………….. 2 East/West oriented sites: ………………………………………………………………………………………………… 2 Area Exclusions……………………………………………………………………………………………………………. 2 Height and Location Relaxations…………………………………………………………………………………….. 2 Privacy and Overlook Guidelines…………………………………………………………………………………. 3 4.1 4.2 4.3 5 6 Stairs …………………………………………………………………………………………………………………………… 3 Upper Level Windows …………………………………………………………………………………………………… 4 Outdoor Roof Decks and Balconies ………………………………………………………………………………… 4 Lane Frontage Guidelines……………………………………………………………………………………………. 4 Landscape Guidelines…………………………………………………………………………………………………. 5 City of Vancouver Laneway House (LWH) Guidelines July 2009 Page i 1 Application and Intent These guidelines are to be used in conjunction with the Section 11 regulations of the Zoning and Development by-law pertaining to LWH throughout the city. The regulations and guidelines focus on creating neighbourly relationships with adjacent properties, a positive lanescape, and enhanced environmental performance of the site overall. The guidelines are organized into the following topic areas: (a) (b) (c) (d) (e) Quality, Durability and Expression Scale and Massing Privacy and Overlook Lane Frontage Landscape 2 Quality, Durability and Expression Laneway housing should be designed to be a lasting, quality addition to the neighbourhood. Buildings which are not designed to last are not environmentally sustainable, nor can they be considered affordable when the costs of maintenance and replacement of materials over time is considered. (a) Material selection and detailing should ensure performance over time. Vancouver building by-law requirements cover many aspects of building performance, but in addition consideration should be given to elements such as roof overhangs and building projections that both protect surfaces and assist with passive energy performance. Modular construction can be used to advantage to reduce on site construction time and costs, however, LWH using modular construction must be permanent non-moveable dwellings following all the by-laws that apply to conventional site-built dwellings. Once assembled, a LWH of modular construction should be indistinguishable from a site-built dwelling. While LWH may have a full range of architectural expressions, a LWH should clearly express its function as a residence. (b) (c) 3 Scale and Massing Guidelines Homeowners can choose to build a single storey LWH, or a 1 ½ storey LWH. The following guidelines focus on the upper level of a 1 ½ storey design as it has greater potential to affect the solar access, privacy and outdoor enjoyment of neighbours. The guidelines apply to any orientation of site, as they are intended to address both solar access and perceived scale from adjacent neighbours. In general the guidelines direct upper level massing and primary outlook toward the lane so that it becomes a safe and welcoming public space, and a neighbourly relationship is maintained with adjacent properties. Numerical values are given to assist with quick evaluation of proposed LWH designs. Flexibility is intended, and the numbers should be seen as neither finite limits nor conversely a means to justify height unnecessary to the building design. 3.1 Pitched roofs and dormers The eave height of a LWH with a sloping roof should be no more than: (a) (b) 3.7 m (12.1 ft.) above grade adjacent to the garden where the main ridge of the roof runs across the width of the property, or 3.7 m (12.1 ft.) above grade adjacent to a required side-yard where the main ridge of the roof runs perpendicular to the lane and garden. This may be accomplished by the main roof of the building, or by a section of lower roof that extends a minimum of 1.5 m (4.9 ft.) back over the building from the garden or side-yard face. Dormers are not restricted by this setback. City of Vancouver Laneway House (LWH) Guidelines July 2009 Page 1 3.2 On a roof where the ridge runs across the property: (a) (b) 3.3 The largest dormer(s) should face the lane, and should not exceed 60% of the building width. Dormers facing the garden should not exceed 30% of the building width. On a roof with gable ends facing the lane: (a) 3.4 Dormers facing a required side-yard should not exceed 50% of the building length. Cross-gable roof designs: (a) In a cross-gable roof design, the gables may be equal in size, but the windows in each gable end should be sized to reflect the spaces they overlook – most window to the lane, less to the garden and side-yards. 3.5 Flat roofs, shed roofs, and roof pitches less than 7:12: (a) (b) 3.6 A flat roof, shed roof, or shallow pitched roof LWH should have an area of lower height adjacent to the garden. The roof should not exceed a height of 3.7 m (12.1 ft.) within 1.5 m (4.9 ft.) of the garden. Projections may be allowed into this area provided they do not exceed 30% of the width of the building and are located to minimize shadowing on adjacent sites. Tallest elements and upper level floor space should be located adjacent to the lane, and/or or centrally located on the site on larger lots. East/West oriented sites: (a) A LWH should generally be located toward the south side of the site to reduce shadowing on the site to the north, except where topography or retention of existing significant trees or landscape suggests otherwise. 3.7 Area Exclusions The by-law identifies areas that may be excluded at the discretion of the Director of Planning. To get the exclusion for volume space and/or reduced height areas under sloping roofs, the following conditions need to be met to the satisfaction of the Director of Planning: (a) (b) (c) 3.8 The exclusions do not noticeably increase the visible mass of the building, or shadowing of neighbouring properties. The exclusions assist in creating a simple, logical roof form. The excluded areas do not create the potential to ‘fill-in’ with additional rooms beyond the allowable floor area. Height and Location Relaxations The Director of Planning has the ability to relax the Height and Location provisions of the by-law. These regulations have been set to ensure a modest, neighbourly scale of building, located in the area of the site that might otherwise be occupied by garage, and any relaxation considered must be evaluated against these objectives. The DOP may consider relaxation of location provisions where: (a) (b) There are site circumstances, such as sloping topography or existing trees to be retained. The existing principal house to be retained is sited unusually. – i.e., a LWH may be allowed in the front portion of the site when the existing principal house is located at the rear of the site. City of Vancouver Laneway House (LWH) Guidelines July 2009 Page 2 (c) The lot depth exceeds the typical lot depth of 37.2 m (122 ft.), with staff assessment to include the following: (i) Minimizing the extension into the rear yard. Greater flexibility on depth may be considered where the lot width enables the proposed LWH to be sited and designed in a way that it is sufficiently distant or shielded from neighbouring properties to mitigate the effect of any relaxation. (ii) Consideration of the effects on neighbouring properties, including shadowing and privacy. (iii) Providing a LWH presence on the lane. This means that a relaxation of location will only be considered where there are no more than 2 parking spaces on the lane on 10.0 m (33 ft.) wide lots (with Director of Planning consideration of more than 2 spaces on wider lots). (iv) The portion of the building that extends into the rear yard should not exceed a single storey. (v) A LWH may be a one storey unit, or a one and half storey unit, provided the proposed LWH design follows the section of these guidelines regarding upper floor massing, privacy and overlook. (vi) Maintenance of all other regulations including maximum building footprint, site permeability etc. (vii) A LWH can be located within the same area as a garage, 7.9 m (26.0 ft.) from the rear lane (and subject to setbacks, footprint, etc). On a typical 37.2 m (122 ft.) deep lot, this means that the relative proportion of the length is just over 21% (7.9m/37.2 m or 26 feet/122 feet = 21%). Applying this same ratio of 21% to deeper lots provides a guide for the relaxation of the backyard open space –- an additional 0.6 m (2 ft.) extension beyond the 7.9 m (26 ft.) location limit will be considered for every additional 3.0 m (10 ft.) of lot length, as follows: +0.6 m on a 39.6 m lot, +1.2 m on a 42.6 m lot, +1.8 m on a 45.6 m lot, +2.4 m on a 48.6 m lot, (+2 feet on a 130 foot lot, +4 feet on a 140 foot lot, +6 feet on a 150 foot lot, +8 feet on a 160 foot lot), etc. Numerical values are given to assist with quick evaluation of proposed LWH designs. Flexibility is intended, and the numbers should be seen as neither finite limits nor conversely a means to justify unnecessary building length and impact on neighbouring properties. In all cases, a minimum distance of 4.9 m (16.1 ft.) must be maintained between the LWH and the existing principal house. Sites where this distance cannot be achieved will not be considered eligible for a LWH. The DOP may consider minor increases in height: (a) (b) (c) (d) 4 To accommodate sloping topography. Where the proposed LWH and the upper floor massing are, in the opinion the Director of Planning, sufficiently distant or shielded from neighbouring properties to mitigate the effect of any increase. Where the increase will assist in the provision of a green roof. Where existing buildings immediately adjacent to the proposed LWH exceed the by-law maximums. Privacy and Overlook Guidelines The following guidelines focus on access and overlook from the upper level of a 1 ½ storey LWH. The guidelines address exterior stairs, window placement, and the design and use of flat roofs at upper levels. As with scale and massing, the guidelines direct outlook and upper level roof decks toward the lane in the interests of making the lane the focus of the LWH, and maintaining a neighbourly relationship with adjacent properties. 4.1 Stairs (a) Stairs to the upper level should be enclosed within the allowable footprint and building area, except that the main entry may have outside stairs and a landing/porch area within 1.2 m (3.9 ft.) of grade. City of Vancouver Laneway House (LWH) Guidelines July 2009 Page 3 4.2 Upper Level Windows (a) (b) (c) (d) 4.3 Living rooms and bedrooms on the upper level should have their primary windows facing the lane. Upper level windows facing the garden and side-yards should be modestly sized. Skylights, clerestory windows, or obscured glazing should be considered as a means to enhance interior daylighting without creating overlook. A LWH should be designed with consideration given to the relationship between desired window size and placement and the scale of building faces, projections and dormers. Dormers and building faces should not be windowless. On a corner lot, primary windows to living rooms and bedrooms may face the lane and/or street. Outdoor Roof Decks and Balconies Balconies and roof decks (other than intensive green roofs) should be designed and located as follows: (a) (b) (c) The total area should not exceed 8 m² (86.1 sq. ft.). Located facing the lane on a mid-block lot. Located facing the lane and/or the flanking street on a corner lot. To ensure that other flat roof areas are not accessible for use other than as intensive green roof areas: (a) (b) (c) Balcony railings are not allowed around intensive green roofs (except where required under VBBL) or flat or shallow pitched areas other than outdoor decks described above. Doors from the upper level may not open out to intensive green roofs or flat or shallow pitched areas other than outdoor decks described above. Flat roofs above the upper storey cannot be used as roof deck areas, and must not have stair access, or railings. Ladder and roof hatch access necessary for green roof maintenance can be provided. 5 Lane Frontage Guidelines A LWH should be designed to enhance the lane. In effect, the lane becomes the public space or ‘street’ on which the LWH is located. (a) (b) (c) (d) (e) Consideration should be given to placing entries and doors on the lane where feasible. Dwelling units should have an outlook to the lane on the lower level, and primary windows facing the lane on upper levels. The space between the lane and the dwelling unit should be permeable and landscaped. A LWH should be designed with lighting that enhances the pedestrian experience of the lane at night. This may include eave lighting, porch lighting, bollard, or garden lights, etc. High-wattage, motion-activated security lights are discouraged. Garbage and recycling needs should be considered, and provided with space at the lane, in a garage, or on-site adjacent to parking areas. Alternative parking configurations may be considered if it can be demonstrated that the quality and function of the lanescape is not compromised. Parking configurations must provide: (a) (b) (c) (d) (e) (f) (g) (h) A positive relationship of dwelling unit to the lane as described above. A 0.6 m (2.0 ft.) landscaped setback. High quality screening between the lane and any parking parallel to the lane. No increase in required manoeuvring area within the 0.6 m (2.0 ft.) setback area adjacent to the lane, or decrease in landscape potential in this area. Permeable surfaces for both parking and manoeuvring. Demonstration of manoeuvring acceptable to the Director of Engineering Services. Building elements that are not vulnerable to vehicle movement on site or in the lane. Green roof areas to compensate for any increased on-site manoeuvring area. City of Vancouver Laneway House (LWH) Guidelines July 2009 Page 4 6 Landscape Guidelines The landscape of a LWH should enhance the experience of the lane, improve the environmental performance of the property, and assist with the creation of privacy for the dwelling and for neighbours. The following guidelines apply to the design and review of LWHs: (a) A LWH should be located and designed to preserve existing trees where possible. The Director of Planning may require the retention of a significant tree. The Director of Planning may relax the regulations regarding LWH location and massing, and the required number of parking stalls to accomplish this. A LWH should be provided with access to private outdoor space as part of the backyard, an area adjacent to the lane, and/or an upper level roof deck. High quality screening/fencing should be provided along the property line adjacent to surface parking spaces where the Director of Planning has relaxed the landscape setback requirement, and where possible, adjacent to paths required for fire access to the dwelling and lane. Where space is constrained, a narrow area sufficient for vine growth should be provided at the base of the screening or fence, or at the foot of the LWH structure. Surface parking spaces should have permeable surfaces: permeable pavers, gravel, grass-crete, or impermeable wheel paths with ground-cover planting in the centre and sides. The 0.6 m (2.0 ft.) minimum setback between the building and the lane should be permeable and landscaped where not required for vehicle access. Landscaping in this area should not be low ground cover, but rather should be comprised of plantings that are tall enough to have greater visual impact in the lane. (b) (c) (d) (e) The following should be considered in the landscape design of a LWH: (a) (b) (c) (d) The landscape plan should be developed with consideration of Council-approved Water Wise Landscaping Guidelines. Provision of rain barrels. Where more than the minimum 0.6 m (2.0 ft.) setback is provided adjacent to the lane, consideration should be given to planting trees in this area. Tree selection should take into account overhead wires and lane visibility. Vertical greening should be used as a means to improve both privacy and environmental performance. Vertical greening can include using building walls and/or the provision of fences and arbours as support structures for plants. Tall plantings such as some varieties of bamboo can also provide effective screening and greening in a constrained area. Green roofs should be considered to compensate for ground area occupied by dwelling and parking and to provide an amenable outlook from upper levels of neighbouring houses. (e) Planting of deciduous trees for summertime shading of a LWH should be considered where feasible. City of Vancouver Laneway House (LWH) Guidelines July 2009 Page 5 

Section 11 Section 11 Additional Regulations Whenever any of the following uses are permitted in any district pursuant to any provision of this By-law and reference is specifically made to this section, the following additional regulations shall apply: 11.1 Development in an RA, RS, RT or C-1 District, on a corner site which has located at its rear, with or without the intervention of a lane, a site which fronts on the street flanking the corner site, shall provide: (a) in the case of the principal building, a setback from the flanking street of a distance not less than one half of the depth of the required front yard of the rear site, but which need not exceed the greater of 3.7 m or the minimum side yard of the District Schedule, or result in the reduction of the building width on the corner lot to less than 7.9 m so long as the minimum side yards of the district schedule are provided; and in the case of any accessory building, a setback of 7.3 m from the flanking street or as otherwise approved by the Director of Planning. (b) 11.2 Development in an RS, RT or C-1 District on a site which is less than 36.6 m deep may reduce the required depths as follows: (a) (b) the front yard to 20 percent of the average depth of the site, except that the front yard shall in no case have a depth of less than 5.5 m; the rear yard to 30 percent of the average depth of the site, except that the rear yard shall in no case have a depth of less than 8.2 m or, where it abuts a lane, 8.2 m less the lane width between the rear property line and the ultimate centre line of the lane. 11.3 Development in an M or I (Industrial) District or a CD-1 (Comprehensive Development) District where the site abuts any portion of the streets, lanes or other areas set forth in Schedule C to this By-law, shall be subject to the following: A setback shall be provided and maintained at a depth as set forth in Schedule C. No building or structure of any kind, or area for manoeuvring aisles, parking, loading or any other like purpose, shall be permitted within the setback area. Except as provided for elsewhere in this section, the setback area shall be fully graded and landscaped with trees, shrubs and lawn to the satisfaction of the Director of Planning. The following may be permitted within the landscaped setback area by the Director of Planning: (a) (b) (c) statuary, fountains and other objects of art; open ornamental fences if necessary for the protection and preservation of landscaping or permitted objects of art; walks or driveways which in the opinion of the Director of Planning may be required to provide direct access to any building or use on the site. 11.3.1 11.3.2 11.3.3 11.3.4 11.4 Bed and Breakfast Accommodation — subject to the following: A maximum of two bedrooms accommodating a maximum of four bed and breakfast guests may be permitted in a dwelling unit. 11.4.1 City of Vancouver Zoning and Development By-law 1 Section 11 November 2002 Section 11 11.4.2 11.4.3 11.5 The provision of bed and breakfast accommodation shall not be permitted coincidentally with the keeping of boarders and lodgers. The operator of the bed and breakfast accommodation shall reside in the dwelling unit. Riding Ring — subject to the following: No riding ring shall be used for the sale, whether by auction or otherwise, of horses or other animals. In the granting of a development permit, the Director of Planning shall have regard to the size, siting and location of the proposed development, the type and hours of operation, whether operated privately or open to the public with or without payment, generation of traffic, parking facilities and any effect upon adjacent property and the amenity of the neighbourhood, and shall notify such owners of adjoining property as he deems necessary. Homecraft — subject to the following: No person other than one resident member of the family occupying the dwelling shall be engaged in the homecraft on the premises; Where located in an R district, there shall be nothing to indicate from the exterior of the dwelling unit or building that it is being used for any purpose other than its principal or approved use; No products or material shall be sold from or within the dwelling unit; No products or materials shall be stored outside of the dwelling unit, building or accessory building; No offensive noise, odour, vibration, smoke, heat or other objectionable effect shall be produced. Church — subject to the following: The site shall have a minimum frontage of 20.1 m. The Director of Planning may permit a greater height than permitted by the district schedule, provided he first considers the effect of the additional height on the amenity of the neighbourhood. Yards shall be provided in accordance with the district schedule except that interior side yards shall have a minimum width of 4.5 m plus an additional .3 m for every .6 m by which the height of the building exceeds 10.7 m. School – Elementary or Secondary — subject to the following: The site shall have a minimum frontage of 20.1 m. The Director of Planning may permit a greater height than permitted by the district schedule, provided he first considers the effect of the additional height on the amenity of the neighbourhood. 11.5.1 11.5.2 11.6 11.6.1 11.6.2 11.6.3 11.6.4 11.6.5 11.7 11.7.1 11.7.2 11.7.3 11.8 11.8.1 11.8.2 City of Vancouver Zoning and Development By-law 2 Section 11 October 1996 Section 11 11.8.3 Yards shall be provided in accordance with the district schedule except that side yards shall have a minimum width of 6.0 m plus an additional .3 m for every .6 m by which the height of the building exceeds 10.7 m. Hospital — subject to the following: Before granting a development permit, the Director of Planning shall: (a) (b) (c) be satisfied that the landscaping and open space provision is appropriate for the size and nature of the development; have due regard to the design of all buildings, to the location and provision of off-street parking and loading, and to their effect on the amenity of the neighbourhood; and prior to final consideration, notify adjacent property owners and any others that he deems necessary. 11.9 11.9.1 11.9.2 In the case of a specifically designed facility not being a conversion: (a) (b) (c) the site area shall not be less than 3 700 m² except as provided in clause (b) below; the Director of Planning may permit a greater height than permitted by the District Schedule, provided he first considers the effect of the additional height on the amenity of the neighbourhood, and he may therefor require a site area of larger than 3 700 m²; the floor space ratio shall not exceed the maximum permitted for any residential use in the particular district schedule. 11.9.3 In the case of a hospital resulting from the conversion of an existing building, the Director of Planning before granting a development permit shall be satisfied that the building is suitable for the conversion, having regard to the size of the site and building, open space on the site and the proximity of adjacent buildings. Full Serve and Split Island Gasoline Stations — subject to the following: Yard Requirements: In the case of a full serve or split island gasoline station located in a C-1 District, notwithstanding section 11.1 of this section and the front, side and rear yard regulations as set out in the C-1 Commercial District Schedule: (a) (b) the minimum width of the side yard on a street which flanks a corner site shall be 4.5 m; a rear yard with a minimum depth of 4.5 m shall be provided, except that where the rear property line of the site adjoins a dedicated lane, the minimum depth of the rear yard may be reduced by the width of that portion of the lane equal to the distance from the ultimate centre line of the lane to the rear line of the site; pump islands shall be permitted in the front yard provided that they are set back a minimum distance of 4.5 m from the front property line; canopies over the pump islands may be located to the satisfaction of the Director of Planning in the front and side yards as long as all such canopies are set back at least 1.5 m from the front or side property line of the site, as the case may be, and no canopy is longer than 33 11.10 11.10.1 (c) (d) City of Vancouver Zoning and Development By-law 3 Section 11 October 1996 Section 11 percent of the length of the street boundary of the yard in which it is located, to a maximum of 12.2 m. 11.10.2 Outdoor Display of Merchandise: Notwithstanding any other provisions of this By-law, no merchandise shall be displayed outdoors on any full serve or split island gasoline station site except for the following: (a) (b) (c) if located at a pump island, the small sample display of new tires, lubricating oils and automotive accessories; if located adjacent to the principal building, tires and vending machines; if located within an accessory building approved by the Director of Planning, other merchandise including fireplace logs, garden equipment, garden furniture and similar items. 11.10.3 Vehicles Parked or Stored on Site: No truck, bus, utility or camper trailer, camper or similar vehicle shall be stored or parked at any time, other than the necessary waiting period for service, on a full serve or split island gasoline station site in a C (commercial) district except for the following: (a) (b) (c) (d) (e) in a C-1 District, trucks with a registered gross vehicle weight not exceeding 4 550 kg; in all other C districts, trucks and small buses with a registered gross vehicle weight not exceeding 6 825 kg; five utility trailers, provided that they do not exceed 1.5 m in width and 3.1 m in length and are located in the rear or side yards; one service truck operated by the full serve or split island gasoline station; trucks or equipment temporarily required for the construction, repair, servicing or maintenance of the premises. 11.10.4 Provision of Screening and Landscaping: Full serve or split island gasoline stations in all districts shall be subject to the following: (a) except for points of access to and from the perimeter, every full serve or split island gasoline station site shall be screened to the satisfaction of the Director of Planning along those boundaries which adjoin or are across the lane from any R district or any residence in a C, M or I district; the site of every full serve or split island gasoline station shall be properly landscaped and maintained with lawns, shrubs, trees or other suitable landscaping of a type and location to the satisfaction of the Director of Planning, such landscaping to constitute a minimum of five percent of the site subject to such minor variations as the Director of Planning may approve. (b) 11.10.5 Vehicular Ingress and Egress (lanes): The total width of vehicular access to a full serve or split island gasoline station from a lane in a C, M or I district shall not exceed an amount equal to 15 percent of the total length of the lane abutting the site; except that in no case shall the total width of vehicular access be restricted to less than 3.7 m. City of Vancouver Zoning and Development By-law 4 Section 11 October 1996 Section 11 11.11 11.12 11.13 11.14 11.15 11.16 [Reserved] [Reserved] [Deleted -- see Parking By-law.] [Deleted -- see Parking By-law.] [Reserved] Neighbourhood Grocery Stores and Dwelling Units in Conjunction with Neighbourhood Grocery Stores — subject to the following: The maximum frontage for a site shall be 15.3 m. Before granting a development permit, the Director of Planning shall: (a) (b) (c) notify surrounding property owners and residents and have regard to their opinions; have regard to the adequacy of the collection, holding and disposal of garbage and litter; and in the case of building additions, have regard to the adequacy of the light, ventilation and privacy of adjacent residents and the design of the addition. 11.16.1 11.16.2 11.16.3 To facilitate the rehabilitation of existing premises, the Director of Planning may approve a neighbourhood grocery store or a dwelling unit in conjunction with a neighbourhood grocery store which does not comply with the provisions of section 11.16.l or the yard, floor space ratio or site coverage regulations of the applicable district schedule. Community Care Facility – Class B; or Group Residence; or Seniors Supportive or Assisted Housing – subject to the following: Before granting a Development Permit, the Director of Planning shall: (a) (b) (c) (d) be satisfied that the landscaping and open space provision is appropriate for the size and nature of the development; have due regard to the effect of the design of all buildings and the provision and location of off-street parking and loading on the amenity of the neighbourhood; notify adjacent property owners and any others that he deems necessary; and consider all applicable policies and guidelines adopted by Council. 11.17 11.17.1 11.17.2 In the case of a specifically designed facility not being a conversion, the Director of Planning shall establish the minimum site area, having particular regard to: (a) (b) the nature of the proposed facility in terms of type of service being provided and number of residents; and the character of development within the adjacent neighbourhood. City of Vancouver Zoning and Development By-law 5 Section 11 June 2008 Section 11 11.17.3 In the case of a community care facility – class B, group residence, or seniors supportive or assisted housing resulting from the conversion of an existing building, the Director of Planning before granting a development permit shall be satisfied that the building is suitable for the conversion, having regard to the size of the site and building, open space on the site and the proximity of adjacent buildings. Artist Studio Where an artist studio is combined with a residential unit, the studio may only be used by the individuals residing in the residential unit associated with and forming an integral part of the artist studio. The maximum size for an Artist Studio shall be 500 m². Residential Unit Associated with an Artist Studio No more than 2 persons may occupy the residential unit associated with an artist studio except that the Director of Planning may relax this occupancy limit for the residential unit associated with an artist studio – Class A in an IC-3, HA or C district, provided that: (a) (b) a ventilated workshop space is provided in a room separated from the residential units; the Director of Planning considers the submission of any advisory group, property owner or tenant and all applicable policies and guidelines adopted by Council. 11.18 11.18.1 11.18.2 11.19 11.19.1 11.19.2 The total minimum and maximum size of an Artist Studio when combined with a residential unit associated with and forming an integral part of an Artist Studio shall be 47 m² and 500 m², respectively. Wedding Chapel Subject to section 11.20.2, the size of a wedding chapel must not exceed 140 m². The Director of Planning may permit a wedding chapel of a larger size having regard to the siting and location of the proposed development, the type and hours of operation, generation of traffic, parking facilities, and any effect upon adjacent property and the amenity of the neighbourhood, and will notify such owners of adjoining property as the Director of Planning deems necessary. Farmers’ Market The site of a Farmers’ Market shall not include any permanent structures. A Farmers’ Market shall include at least 10 vendors selling from individual stalls or spaces on any one site. The size of the site of a Farmers’ Market shall not exceed 1 200 m². A vendor at a Farmers’ Market may sell only fresh fruits and vegetables and prepared foods and crafts. 11.20 11.20.1 11.20.2 11.21 11.21.1 11.21.2 11.21.3 11.21.4 City of Vancouver Zoning and Development By-law 6 Section 11 June 2008 Section 11 11.21.5 11.22 At least 60% of the vendors at a Farmers’ Market shall sell fresh fruits and vegetables. Small-scale Pharmacy A small-scale pharmacy must include at least 25 m² of publicly accessible space except that if the Director of Planning first considers all applicable guidelines and policies adopted by Council and potential impacts on the site and the surrounding properties, the Director of Planning may allow a lesser amount of space. Any development permit for a small-scale pharmacy must be limited in time to two years from the date of issuance. Live-Work Use The size of a live-work unit must be at least 47 m². Laneway House In this section 11.24, “footprint” means the projected area of the extreme outer limits of a laneway house including carports and enclosed or covered accessory building areas but excluding steps, eaves, and such other projections as section 10.7 of this By-law may allow. A laneway house is not permissible except on: (a) (b) (c) a site served by an open lane; a site located on a corner served by an open or dedicated lane; or a double-fronting site served by a street at both the front and rear of the site. 11.22.1 11.22.2 11.23 11.23.1 11.24 11.24.1 11.24.2 11.24.3 11.24.4 The width of a site on which a laneway house is situate must be at least 10.0 m. Subject to sections 11.24.5 and 11.24.7, the height of a laneway house must not exceed: (a) (b) (c) 6.1 m to the ridge of a gable, hip, or gambrel roof; 5.5 m to the highest point of a flat roof; or 5.8 m to the highest point of a shed or arced or butterfly roof. 11.24.5 If a laneway house does not include dwelling space located above an accessory parking area, the height of the roof over the accessory parking area must not exceed the maximum height for accessory buildings under the applicable district schedule. The footprint of a laneway house must not exceed the greater of: (a) (b) the allowable floor area of an accessory building under the applicable district schedule; and the allowable floor area of the laneway house, not including enclosed or covered parking spaces, if the height of the laneway house does not exceed the allowable height of the accessory building. 11.24.6 11.24.7 A laneway house must not exceed one storey and a partial second storey that does not exceed 60% of the footprint of the laneway house and does not include exclusions allowed by the Director of Planning under section 11.24.17. A laneway house may have a basement which the calculation of the floor area is to include. 11.24.8 City of Vancouver Zoning and Development By-law 7 Section 11 July 2009 Section 11 11.24.9 The location of a laneway house must be: (a) (b) (c) (d) within 7.9 m of the ultimate rear property line; at least 4.9 m, measured across the width of the site, from the one-family dwelling or one-family dwelling with secondary suite on the site; at least 0.6 m from the rear property line at the lane; and a distance from each side property line equal to the required side yards for the site, except that if the height of the laneway house does not exceed the height limit for an accessory building under the applicable district schedule, the distance from each side property line need not exceed 10% of the lot width. 11.24.10 The width of a laneway house must not exceed that permitted for an accessory building under the applicable district schedule. 11.24.11 The projections into required yards regulated under section 10.7 apply to the location of a laneway house under sections 11.24.9 and 11.24.10. 11.24.12 The floor area of a laneway house, not including enclosed or covered parking spaces, must not exceed the lesser of: (a) (b) 0.125 multiplied by the site area; and 70 m². 11.24.13 Despite section 10.21, the floor area of a laneway house must be at least 26 m², except that the Director of Planning may allow a reduction to not less than 19 m² if the Director of Planning is satisfied that the design and location of the unit provides satisfactory living accommodation, having regard to the type of occupancy proposed. 11.24.14 Floor area used for off-street parking or loading, bicycle storage, or accessory uses that support urban agriculture must not exceed 21 m² on a site of 740 m² or less or 42 m² on a site of more than 740 m². 11.24.15 Computation of floor area for a laneway house must include: (a) (b) (c) all floors, including earthen floor, measured to the extreme outer limits of the building; stairways, fire escapes, elevator shafts, and other features which the Director of Planning considers similar, measured by their gross cross-sectional areas and included in the measurements for each floor at which they are located; and if the distance from a floor to the floor above or, in the absence of a floor above, to the top of the roof rafters or deck exceeds 3.7 m, an additional amount equal to the area of the floor area below the excess. 11.24.16 Computation of floor area for a laneway house must exclude: (a) areas of undeveloped floors located: (i) above the highest storey or half-storey and to which there is no permanent means of access other than a hatch, or (ii) adjacent to a storey or half-storey with a ceiling height of less than 1.2 m; floors located at or below finished grade with a ceiling height of less than 1.2 m; covered porches if: (i) their location is at the level of the basement or first storey, (ii) they are open on at least one side or protected by guard rails, the height of which must not exceed the minimum specified in the Building By-law, (b) (c) City of Vancouver Zoning and Development By-law 8 Section 11 July 2009 Section 11 (d) (e) (iii) the total excluded area does not exceed 3 m² , and (iv) the ceiling height of the total excluded area does not exceed 2.75 m measured from the porch floor; where a Building Envelope Professional as defined in the Building By-law has recommended exterior walls greater than 152 mm in thickness, the area of the walls exceeding 152 mm, but to a maximum exclusion of 152 mm thickness, except that this clause does not apply to walls in existence prior to March 14, 2000; and with respect to exterior: (i) wood frame construction walls greater than 152 mm thick that accommodate RSI 3.85 (R-22) insulation, or (ii) walls other than wood frame construction greater than 152 mm thick that meet the standard RSI 2.67 (R-15), the area of such walls that exceeds 152 mm to a maximum exclusion of 51 mm of thickness for wood frame construction walls and 127 mm of thickness for other walls, except that this clause is not to apply to walls in existence before January 20, 2009. A registered professional must verify that any wall referred to in this section meets the standards set out therein. 11.24.17 Computation of floor area for a laneway house may exclude, at the discretion of the Director of Planning, if the Director of Planning first considers all applicable policies and guidelines adopted by Council: (a) open residential balconies, sundecks, roof decks, or any other appurtenances which, in the opinion of the Director of Planning, are similar to the foregoing, if: (i) the total area of all open balcony, sundeck, or roof deck exclusions does not exceed 8 m², and (ii) the open balconies, sundecks, or roof decks face the lane or, in the case of a corner site, the lane and flanking street or either of them; patios and green roofs if the Director of Planning first approves the design of sunroofs, walls, and railings; despite section 11.24.15(c), open to below spaces or double height volumes under sloping roofs with a pitch of at least 3:12 if: (i) the vertical distance from the floor level to the ceiling does not exceed 4.5 m, (ii) the ceiling attaches directly to the underside of the sloping roof rafter and follows its slope, (iii) the excluded area does not exceed 25% of the maximum floor space under section 11.24.12, and (iv) the excluded area, combined with the excluded area under subsection (d), does not exceed 25% of the maximum allowable floor space; despite section 11.24.15(c), floor areas under sloping roofs with a pitch of at least 3:12 if: (i) the vertical distance from the floor to any part of the ceiling is between 1.2 m and 2.1 m, (ii) the ceiling attaches directly to the underside of the sloping roof rafter and follows its slope, (iii) the excluded floor area does not exceed 10% of the maximum floor space allowed under section 11.24.12, and (iv) the excluded area, combined with the excluded area under subsection (c), does not exceed 25% of the maximum allowable floor space; and for units that have a partial second floor, an area not exceeding 2.75 m² for stairs, if the excluded area, combined with the excluded areas under subsections (c) and (d), does not exceed 25% of the maximum allowable floor space. (b) (c) (d) (e) City of Vancouver Zoning and Development By-law 9 Section 11 July 2009 Section 11 11.24.18 The Director of Planning may relax sections 11.24.4 and 11.24.9 (a), (c), and (d) if: (a) (b) the relaxation would assist in addressing issues arising from site topography or other site conditions; the Director of Planning first considers: (i) the intent of this Schedule and all applicable policies and guidelines adopted by Council, and (ii) the effects on neighbouring properties. 11.24.19 Section 4.8 of each of the RS-1 District Schedule and RS-5 District Schedule applies to a laneway house. City of Vancouver Zoning and Development By-law 10 Section 11 July 2009 

Construction of a Laneway House Development and Building Application Submission Requirements – July 23, 2009 DEVELOPMENT SERVICES – Processing Centre Prior to submitting an application for the construction of a laneway house, it is imperative to confirm site servicing (sewer, water, gas, etc) can be accomplished for the laneway house. If you have any questions regarding the information requested on this form, please call 604-871-6477. Once you are ready to submit for permit application please call 604-871-6526 to book an appointment for Intake. (This form MUST be completed by Applicant and attached to submission) Project Address: Building Permit: Drawings Required – Professional must sign and seal each page of all drawings and details. Scale not less than 1/4″ = 1’0″ (1:50) unless otherwise noted. See sample plans attached. Document Copies Required 2 Details Notes Staff Use Only Copies Attached Accepted Survey Plan prepared by a BC Registered Land Signed/sealed by BCLS within 6 months of Surveyor, certified correct with original seals application date. and signatures should include the following: The PID (The Property Identifier Number) Scale not less than 1/20″ = 1’0″ Legal description (found on tax notice) Street address, street name(s) and location, as well as location and width of any lane(s) Dimensions of site including north arrow Indicate location of lead plugs, iron pins & show corner angles, datum Indicate location and dimensions of all existing buildings on the site for proposed additions Indicate front and rear yard depth at each corner of the house (especially important where site dimensions are irregular) Setbacks must be taken from the established building line (where applicable) Ultimate property line (where lane “dedications” are required, setbacks must be measured from the dedication line) Lane dedications, registered easements, encroachments & right-of-ways must be indicated on the surveys Width & condition of lane Indicate location of existing street crossings Indicate existing grades at the top and bottom of all retaining walls at 3 metre (10’0″) intervals Indicate existing grades at each of the four corners of the site Indicate existing grades at each corner of the existing and/or proposed principle building envelope (based on Zoning & Development Bylaw requirements) Indicate existing grades on the adjacent property, parallel to side property lines at regular intervals approximately 3 metres (10’0″) into the neighbouring sites. Indicate existing grade levels at the four corners of the proposed laneway house building envelope Indicate elevations along the centre line of the lane opposite to the centre line of the laneway house building envelope (if lane paved, elevations must also be shown along the centre-line of the gutter) Page 1 of 6 Construction of a Laneway House cont’d Drawings Required – Professional must sign and seal each page of all drawings and details. Scale not less than 1/4″ = 1’0″ (1:50) unless otherwise noted. See sample plans attached. Document Survey Plan (cont’d) Copies Required 2 Details Indicate location of all existing trees 20cm (8″) in diameter or greater (and all multibranching trees where the combined diameters of the three largest stems equal 20cm (8″) caliper or greater) when measured 1.4 metres (4’6″) above the ground including their drip lines; include trees on adjacent property within 3m of the development site Indicate location, height & diameter of all stumps 20cm (8″) caliper or greater Along the road & lane frontages including registered right-of-ways and extending to the opposite side of the street, lane and registered right-of-ways, to a point 3 metres (10’0″) beyond either side of the property lines, locate the following: all utility manhole covers and their elevations, fire hydrants, street lights, utility kiosks, utility poles and their transformer and anchor rod locations, catch basins, any other street furniture, street(s), lane(s) and/or registered right-of-ways, as well as sidewalk(s), curb(s) and gutter(s) For 3 metres (10’0″) adjacent to the property and extending to the opposite side of the street(s) or lane(s) and or registered rightof-ways at 3 metre (10’0″) increments, provide the centre line elevation of all street(s), lane(s) and/or registered right-ofways, as well as sidewalk(s), curb(s) and gutter(s) at 3 metre (10’0″) increments. For “Clearance” of Engineering Services. Contact Engineering Client Services at 604-873-7323 for more information. 1 An updated posting plan is required for all new construction, in addition to the surveys. Site Plans should include the following: Legal Description and north arrow Street names, location and dimension of lanes Dimension of site Size of all yards, measured from the property line, including front yard, side yards, rear yard and separation distance Indicate limiting distance between the principle building and the laneway house. Indicate location of all window seats, bay windows and/or chimneys Building dimensions – this includes principal building and any accessory buildings Indicate access to parking, width of access and the number of parking spaces provided Existing and finished grades levels at each corner of the proposed laneway house Indicate the location of any window wells and/or patios wells Fire Fighting Access Statement Scale not less than 1/8″ = 1’0″. Notes Staff Use Only Copies Attached Accepted Additional Survey for Engineering Department Posting Plan 1 Site Plans 2 Fire Fighting Access statement should include: width of access, vertical clearance, distance, paved surface, etc Page 2 of 6 Construction of a Laneway House cont’d Drawings Required – Professional must sign and seal each page of all drawings and details. Scale not less than 1/4″ = 1’0″ (1:50) unless otherwise noted. See sample plans attached. Document Copies Required Details Indicate the location of trees and tree barriers Any right-of-ways, registered easement or encroachments are to be indicated Indicate ultimate property lines Proposed parking slab elevation (Bulletin 9205) Public Sewer and Water Connection Information Public water, storm and sanitary services with sizes and dimensions to the property line Indicate the location of storm sump(s) and/or rock pits Invert (bottom of pipe) elevations of the storm and sanitary connections Water pressures Location of Gas (contact Terasen Gas for location at 1-888-224-2710). It is the Owner’s/Applicant’s responsibility to ensure that the Gas service does not conflict with the proposed Sewer and Water services. Site Coverage and Impermeable Material Site Coverage Plan 2 Site Coverage and Impermeable Material Site Coverage Plan should include the following: Indicate and dimension all impermeable material, including all buildings, sidewalks, paved areas, decks, pools, plastic planting area sheets and other construction which stop rain water from directly entering the soil on a site Impermeable Material Site Coverage statement (maximum and proposed) Site Coverage Statement Floor Plans should include the following: Indicate all outside floor dimensions (to be taken to the extreme outer limits of the building) Proposed building width and depth match what is shown on Site plan Indicate all room uses/dimensions, including finished/unfinished areas Indicate stair details (rise/run, width, handrails, headroom etc) Indicate all door, window and skylight locations and dimensions Indicate construction of wall assemblies and fire separations Highlight shear walls and cross reference with specific details Indicate plumbing fixtures Indicate the locations of all smoke and carbon monoxide alarms on all floors Notes Include both retained trees and trees proposed to be removed Staff Use Only Copies Attached Accepted Scale not less than 1/8″ = 1’0″ Floor Plans 2 Scale not less than 1/4″ = 1′ 0″ (*) Part of Green homes Program – New VBBL requirements for 1 & 2 Family Dwellings effective September 5, 2008. For more information visit http://vancouver.ca/greenhomes Page 3 of 6 Construction of a Laneway House cont’d Drawings Required – Professional must sign and seal each page of all drawings and details. Scale not less than 1/4″ = 1’0″ (1:50) unless otherwise noted. See sample plans attached. Document Floor Plans (cont’d) Copies Required Details Indicate direction, location and size of all joists, beams, lintels, girders, girder supports and trusses Indicate location and dimensions of any chimneys including vents, bay windows, air conditioning units and/or condensing units Indicate location of In Home Display (IHD)* Plug in for electric vehicles* 2 Elevations should include the following: All four elevations(front, rear and two sides) Exterior cladding – finish details and material of exterior Floor level elevations indicated as well as height above and below finished grade (basement/cellar heights) including below grade patio and window wells Elevation at the top of wall under the eaves is required to calculate exposed building face Dimensions of any exterior guards and guard details Indicate location of bay windows, window wells, chimneys including height to roof ratio Existing and proposed grade elevation numbers Eave overhang dimensions including gutters Indicate location and sizes of all windows, doors and skylights including safety glass where required (must match floor plans) Elevation of proposed top of concrete around the perimeter of the building Porch dimensions and clear height to the underside of the ceiling Roof pitch and roofing material Guy wire, transformer and anchor location (where applicable) Scale not less than 1/4″ = 1′ 0″ Notes Staff Use Only Copies Attached Accepted Elevations Roof Plans Cross Sections and Structural Details 2 2 Construction Detail/Cross Sections should include the following: Stair dimensions (width, rise, run, number of risers, headroom) height of guards, handrails and guardrails) Ceiling height of crawl spaces and all habitable floors (floor to ceiling) Height of all half storeys or dormers where floor area has a minimum ceiling height of 4 feet (1.2m) Details of vaulted areas and adjacent attic spaces Wall, floor, roof and/or ceiling/foundation assemblies Scale not less than 1/4″ = 1′ 0″ More than one cross section may be required, particularly if the lot is sloped. (i.e slab on grade at one end of the proposed building and raised slab at the other) The area under the raised slab may be included in the floor area calculations if the distance from finished grade to the underside of the slab is four (4) feet or more. *New insulation & window requirements effective September 5, 2008. Visit http://vancouver.ca/greenhomes for more information. Page 4 of 6 Construction of a Laneway House cont’d Drawings Required – Professional must sign and seal each page of all drawings and details. Scale not less than 1/4″ = 1’0″ (1:50) unless otherwise noted. See sample plans attached. Document Cross Sections and Structural Details (cont’d) Copies Required 2 Details Bay window, window seat and window well details Insulation, vapour barriers, damp proofing and waterproofing details Lintel, beam, joist and stud sizes including spacing and lumber grade Prefabricated roof trusses/ Laminated wood or steel beams (2 sets -signed and sealed ) Certified by a Professional Engineer registered in British Columbia Details of prefabricated fireplaces/chimneys (CSA approved) Details of factory built homes in accordance with CSA Standard CAN/CSA-A277 including CSA label For attached carports/garages – detail of fire/smoke/gas barrier, door closures & weather stripping. Shear wall details (with plywood or OSB as part of the assembly) continuous from the foundation to roof top including hold-down details and nailing patterns Details of pony walls that need reinforcement to withstand lateral movement Sheathing and strapping details If concrete roof tiles are being used Shear walls should be cross referenced on the floor plan (indicated by highlighting which walls are shear walls) Seismic note signed and sealed by a Professional Engineer Include Rainscreen details – refer to Bulletin 2009-009-BU Notes Staff Use Only Copies Attached Accepted Documents/Statements Required Application Form Energy Utilization Calculations Statement Floor Space Ratio Statement Geo-technical Report Homeowner Protection Office Form Owner’s Undertaking Letter 1 1 i.e. heat loss calculations. 1 If peat bog/soil liquefaction potential area. Visit http://hpo.bc.ca for more information. 1 1 1 Page 5 of 6 Construction of a Laneway House cont’d Staff Use Only Document Impermeable Material Site Coverage Statement clearance for Engineering Services Proof of Ownership Site Coverage Statement Spatial Calculations Copies Required 1 Details Notes Copies Attached Accepted 1 Must be cleared by Engineering staff prior to submission. 1 1 1 Letters of Assurance Schedule B1/B2 -Structural Schedule B1/B2 – Geo-technical Schedule B1/B2 – Architectural 1 1 Required when excavation exceeds 4’0” Buildings not complying with Part 9 of VBBL (i.e. use of spray foam insulation) General Notes Two sets of plans, with scale as noted, are required before application can be processed. Pencil drawings or notations are not acceptable. Calculations of Energy Utilization and Spatial Separation Calculations must be provided with the drawings, as well as Floor Space Ratio Statement (above grade FSR and maximum), A Site Coverage Statement must be provided as well as an Impermeable Material Site Coverage Statement with a detailed breakdown. If the building site is located in a known peat bog area or in an area where the soil is subject to liquefaction due to an earthquake or in a flood plain area, a soils report from a Geotechnical Engineer is also required, stating the soil type and conditions as well as a recommendation of the type of foundations, footings and excavation details required for that particular site. Signed & sealed B1/B2 letters of assurance for Geotechnical items must accompany the soils report. A signed statement from the Structural Engineer must be on the plans, indicating that he has read the Geotechnical report and that the building has been designed to meet the recommendations of that report. The statement must make reference to the Report number, the date the report was made and the name and firm of the Geo-technical Engineer. A signed statement from a Structural Engineer that the building design complies with Section 9.4 of the VBBL must be included on the plans submitted (refer to Bulletin 2001-011-BU) Construction of a laneway house requires a registered covenant be placed against the property title, prohibiting strata titling. This process is initiated by Processing Centre staff; however, a permit will not be issued until the covenant is fully registered at the Land Title Office. Note: If the preliminary plan review reveals that the application does not meet outright Zoning and Development Bylaw approval requirements and/or Vancouver Building Bylaw requirements, additional drawings and information may be required prior to processing. The list of requirements is not limited in its content. Further review of the application, plans or documents may reveal additional requirements. Page 6 of 6