A G UIDELINE TO Z ONING B YLAW S ETBACK R EGULATIONS
T HIS BROCHURE IS INTENDED TO GIVE GENERAL GUIDELINES FOR THE PRELIMINARY
PREPARATION OF PLANS FOR SINGLE FAMILY AND DUPLEX DWELLINGS IN ACCORDANCE
W EST V ANCOUVER Z ONING B YLAW 2200, 1968, AS AMENDED .
R EGULATIONS CAN VARY WITH LOT CONDITIONS AND CONSTRAINTS . T HE Z ONING
B YLAW MUST BE REFERRED TO FOR EXACT REGULATIONS PRIOR TO PREPARATION OF
DETAILED PLANS FOR B UILDING P ERMIT APPLICATION .
WITH THE
The following lot regulations and setback requirements apply to all single family
(R.S.) and duplex (R.T.) zoned properties in West Vancouver.
A SETBACK is the required distance between the property line and the outermost
face of the building. The principal dwelling, including all decks, porches, bay
windows and attached garages must be within the building envelope (i.e. can
not be within any of the required setback areas). Refer to the chart below for
setback requirements for each zone. Accessory buildings and structures may
have different setback requirements - refer to the GUIDELINE TO ACCESSORY
BUILDING AND STRUCTURE REGULATIONS brochure.
If there is a restrictive covenant, easement or right-of-way on the property (a
waterline easement or a greenbelt, for example), then the required setback is
the minimum as per the Zoning Bylaw OR the restriction, whichever is
greater.
A THROUGH PROPERTY fronts onto two
approximately parallel streets. It
must maintain the required front yard
setback along both streets and has no
rear yard.
A CORNER FLANKING LOT faces two
intersecting streets, with the adjacent
properties each facing one of these
streets. A corner flanking lot must
maintain the required front yard
setback along both streets. A rear
yard setback is not required, but side
yard setbacks regulations apply to
the remaining yards.
lot depth
Street
S
Lot
width
F
Corner
Lot
S
S
R
Corner
Lot
R
F
S
S
F
Street
S
S
"Pie-shaped"
R
Lot
F
S
S
F
Through
Lot
S
R
Regular
Corner S S
Internal
Flanking
Lot
Lot
F
Street
S
R
Continuous
Frontage
S S Lot
F
A CORNER LOT, NOT FLANKING is also
F
F
F = Front Yard
on the intersection of two streets, but
R = Rear Yard
Property
Line
/
Lot
Line
/
Site
Line
the adjacent properties face parallel
S = Side Yard
Street
(non-intersecting) streets.
= Building
Envelope
Therefore, although a corner lot faces
two streets, one (the narrower frontage) has a front yard setback while the other is
considered a side yard. However, if access to the property is from the side street, a
larger side yard setback is required, as noted in the chart on page 4.
Contact the Planning (604-925-7055) or Building Department (604-925-7040) if you have any questions.
File # 22662
A G U ID E LI N E
TO
Z ON I N G B YL AW S E TBAC K R E GULA TI ON S
The BUILDING ENVELOPE is the area of the lot
available for construction of a house, after all of
the required setbacks are taken into account.
The FRONT YARD SETBACK is the minimum
distance from the front property line to the
outermost projection of the front face of the
building, across the full width of the property. On
corner or through lots, the front property line is
defined as the narrower of the two street lot lines.
This might not be the address of the property or
the street from which access to the lot is gained.
Excluding a sidewalk of up to 5 feet in width, no
more than 50% of the required front yard area
can be covered with paved (impervious) materials.
The REAR YARD SETBACK is the minimum distance
from the rear property line to the outermost
projection of the back face of the building. The
rear property line is approximately parallel or
opposite to the front property line. This setback is
measured to the centre-line of a lane if there is
one.
A WATERFRONT YARD SETBACK is the minimum
distance from the waterfront site line to the
exterior face of the building. Waterfront setback
requirements replace rear, side or front yard
setback requirements as applicable.
The WATERFRONT SITE LINE is the established
Waterfront Property Line as indicated on the plans
listed in Part 10, Division 2, Subdivision 1 of the
Zoning Bylaw, entitled Legal Plans Defining
Waterfront Boundaries. The Waterfront Property
Line may be neither the present actual shoreline
nor the current high water mark. A land surveyor
may be required to determine its exact location.
A minimum CREEK SETBACK of 10 feet from a
Creek Preservation Area is required on all lots
created after 1996 November 04. This
setback is intended to ensure that creek areas
remain undisturbed throughout the
construction process. For lots created before
this date, the creek setback is not required by
the Zoning Bylaw but is often required by
registered restriction, placed on title when the
subdivision was approved .
Stree t Allowance
Lot W idt h (frontage)
Front Property Line
Side
and
Front
Y ard
Req uired
Front Y ard
Side
and
Front
Y ard
Req uired
Side
Yard
Building
Envelo pe
Req uired
Side
Y ard
Front
Y ard
Setback
Side
Property
Line
Rear
Y ard
Setback
Req uired
Side
Rear Y ard
and
Rear
Rear Property Line
Y ard
Side Y ard
Setback
Side
and
Rear
Y ard
Street Allowance
Front Property Line
Front Yard
Side
Property
Line
Building
Envelope
Side
Yard
Waterfront Yard
30'
Side
Yard
Waterfront
Property
Line
Actual
Shoreline
10'
Ocean
Creek Preservation Area
Building
Envelope
Envelope
Lot Line
Required for lots created after 1996 Nov. 04 only.
Contact the Planning (604-925-7055) or Building Department (604-925-7040) if you have any questions.
Page - 2 of 4
Z ON I N G B YL AW S E TBAC K R E GULA TI ON S
TO
A G U ID E LI N E
Property Line
The SIDE YARD SETBACK (SYS) is the minimum distance
from the side property line to the face of the building (S1 in
Rear
S1
the example). The minimum SYS is 5’ for all duplexes;
houses of one storey (one basement level does not count as
15'
S3
min.
a storey); and for two storey houses in which the width of
the upper storey is less than 2/3 the width of the street
Side
Side
facade of the main floor.
For two storey houses in which the upper storey is greater
than 2/3 the width of the main floor street facade, the
minimum side yard setback is the lesser of 10’ or 10% of site
width, but shall not be less than 5’. See the chart below for
S2
Front
some examples.
On a corner lot where access to a garage is from a side
street and the door faces the street, a SYS of either 12.5 or 15 feet (depending on the
zone), is required. If a door faces the street, the door must provide the increased SYS.
The COMBINED SIDE YARD SETBACK (CSYS) is the sum of the minimum two side yards
(S1+S2 in the example above). Where a dwelling and an accessory building are more
than 15’ apart, CSYS measurements can be taken for individual buildings. In the example
above, if the separating distance was less than 15’, then CSYS would be S1+S3.
Required CSYS is the greater of the Bylaw minimum or 20% of site width for all
duplexes; houses of one storey; and two storey houses in which the width of the upper
storey is less than 2/3 the width of the street facade of the main floor.
For two storey houses in which the width of the upper storey is greater than 2/3 the
width of the street facade of the main floor, the required CSYS is the greater of the
Bylaw minimum (as noted on the chart on Page 4) or 25% of site width.
In the examples below, the lots are zoned R.S.3 - regulations vary for other zones.
R.S.3 Zone
One Storey
1 2/3 (or less) Storey Houses
Two Storey Houses (upper storey
more than 2/3 main storey width)
Min’m. Minimum CSYS = greater
SYS
of 16’ or 25% of lot width
5.0’
16.0’
LOT
WIDTH
40.0’
Min’m.
SYS
5.0’
Minimum
CSYS
16.0’
Min’m.
SYS
5.0’
Min'm CSYS = greater of
16’ or 20% of lot width
16.0’
50.0’
5.0’
16.0’
5.0’
16.0’
5.0’
16.0’
80.0’
5.0’
16.0’
5.0’
16.0’
8.0’
20.0’
120.0’
5.0’
24.0’
5.0’
24.0’
10.0’
30.0’
180.0’
5.0’
36.0’
5.0’
36.0’
10.0’
45.0’
< 2/3
width
5'
11'
80' lot width
side yard = 5' min.
combined side yard = 16' min.
5'
11'
80'
side yard = 5' min.
combined side yard = 16' min.
R.S.3 Zone - Front Elevation View (not to scale)
12'
8'
80'
side yard = 10% of lot width = 8'
combined side yard
= 25% of lot width = 20'
Contact the Planning (604-925-7055) or Building Department (604-925-7040) if you have any questions.
Page - 3 of 4
S ITE W IDTH (to determine required side yard setback):
Site width is measured at the front yard setback
line. For corner or through lots, the narrower of
the street lot lines is considered to be the front
yard lot line.
A G U ID E LI N E
S1 Side
Street 30'
Site
Width
For a highly irregularly shaped lot, consult a land
surveyor or the Building Department.
Dwelling
Rear
Lot
bisector
Side S2
E XEMPTIONS : The following can project into or be located within a required setback area:
•
•
•
•
•
accessory buildings (such as a detached garage) can be located in the rear yard area
only. It must provide a minimum setback of 4' from the rear property line, and the
required side yard setback (except if located in the rear 40' of R.S.5, R.S.9, R.T.1 and R.T.2
zones). Refer to the GUIDELINE TO ACCESSORY BUILDING AND STRUCTURE REGULATIONS Brochure
for more information.
sills, belt courses, cornices and eaves may project into a setback area by 2 feet, or up
to 4 feet where the distance from the projection to the property line is greater than 4 feet.
uncovered front steps can project into the front yard by up to 4'. Landings and decks
that are part of the building and over 2 feet above ground can not project into required
yard areas.
trellises (pervious wood or metal structures open on all sides and less than 12’ in height),
children’s play equipment and one flagpole may be constructed anywhere on a property.
underground parking structures may be sited to within 10 feet of a front or flanking
side lot line, provided they are no more than 3’ in height above the lower of natural or
finished grade and have no more than one single garage door generally facing the street.
Features such as decks (more than 2’ above grade), porches, and bay windows MUST
conform to setback regulations.
P RINCIPAL D WELLING S ETBACK R EGULATIONS FOR S INGLE F AMILY AND D UPLEX Z ONES :
TO
Z ON I N G B YL AW S E TBAC K R E GULA TI ON S
For "pie" shaped lots, such as the one on the
right, width is measured at the front yard setback
line perpendicular to a bisector of the lot.
Property
Line
Minimum:
Front
Yard
Rear
Yard
R.S.1
R.S.2 &
R.S.3
R.S.4
35’
30’
35’
30’
30’
30’
R.S.5
25’
30’
R.S.6
29.5’
(9m)
30’
29.5’
(9m)
30’
30’
30’
25’
30’
R.S.7 &
R.S.8
R.S.9
R.T.1 &
R.T.2
Side Yard:
Combined Side Yard:
house on a
duplexes; and
duplexes; and
houses with an
houses with an
corner lot houses of 1 storey
houses of 1 storey
upper storey >2/3
upper storey >2/3
with side
or with an upper
or with an upper
the main floor
the main floor
street
storey <2/3 the
storey <2/3 the
width
width
access
main floor width
main floor width
35’
35’
35’
70’
70’
15’
16’ or
16’ or
5’
10% lot width;
20% of lot width*
25% of lot width*
5’ min. - 10’ max.
5’
10% lot width;
15’
15’ or
15’ or
5’ min. - 10’ max.
20% of lot width*
25% of lot width*
5’
10% lot width;
12.5’
10’ or
10’ or
5’ min. - 10’ max.
20% of lot width*
25% of lot width*
5’
10% lot width;
n/a
16’ or
16’ or
5’ min. - 10’ max.
20% of lot width*
25% of lot width*
5’
10% lot width;
15’
16’ or
16’ or
5’ min. - 10’ max.
20% of lot width*
25% of lot width*
5’
10% lot width;
12.5’
10’ or
10’ or
5’ min. - 10’ max.
20% of lot width*
25% of lot width*
5’
10% lot width;
12.5’
10’ or
10’ or
5’ min. - 10’ max.
20% of lot width*
25% of lot width*
* Greater of...
Contact the Planning (604-925-7055) or Building Department (604-925-7040) if you have any questions.
Page - 4 of 4