M-2: Industrial, heavy

What the zone allows

Homes allowed

No homes, except a caretaker's home where it is essential to the business, and a home with an artist studio in floor space that stood on February 26, 2013 (additions up to 10%); both conditional (ss. 2.1, 2.2.2, 2.2.3)

Main uses

Heavy industry, including uses that are dangerous or don't sit well near homes: manufacturing, transportation and storage, wholesaling, storage yards, brewing, artist studios and utilities; offices (not accountants, lawyers, real estate, insurance or travel agents), a few kinds of shop and restaurants, conditional and limited in size (ss. 1.1, 2.1, 2.2.4, 2.2.6)

Smallest lot for a subdivision

None set in the district (our reading)

Lot coverage

None set. Floor space ratio 5.00 for manufacturing, transportation and storage and wholesaling (Class A), 1.00 for all other uses together: retail at most 1,000 m², offices the greater of 235 m² or 25% of the floor area, a restaurant 300 m² (s. 3.1.1.1)

Height limit

30.5 m; the Director of Planning or Development Permit Board may allow more (ss. 3.1.2.1, 3.1.2.4)

Setbacks

No front yard; sides 1.5 m beside an RM district and 0.9 m beside an RA, R1 or RT district with no lane between, else none; rear 3.1 m, less the distance from the rear line to a lane's centre line, and the Director of Planning may waive it where rear access isn't needed; no street-side yard on a corner (ss. 3.1.2.2, 3.1.2.3, 3.1.2.5, 3.1.2.7, 3.1.2.8)

Outright uses get a permit once they meet the rules; conditional uses are at the Director of Planning's discretion, weighing the schedule's intent, Council's policies and guidelines and what neighbours, owners and tenants submit (s. 2.1).

Sections 2 (definitions), 10 (general regulations) and 11 (use-specific regulations) of the by-law also apply. Parking is set by the separate Parking By-law, which we haven't summarised.

Site-specific exceptions listed in the bylaw by legal description can add or change uses for one property, and development permit areas, the ALR and building rules apply on top. Confirm with the City of Vancouver's development, buildings and licensing department before you buy or build.

Source: the M-2 District Schedule (February 2026) of Zoning and Development By-law No. 3575 (summarised in our words, checked 2026-10-05); Section 11, Use-Specific Regulations (February 2026), Zoning and Development By-law No. 3575; Section 2, Definitions (June 2026), Zoning and Development By-law No. 3575; zone map: Open Government Licence – Vancouver.