Does Vancouver rezoning take longer than a variance?

Yes, rezoning almost always takes significantly longer than a variance — we're talking months to years versus weeks to a few months.

Rezoning changes the actual land use designation on a property — for example, converting a single-family RS lot to a higher-density CD (Comprehensive Development) zone, or to the new R1-1 Residential Inclusive Zone. In Vancouver, a full rezoning application typically takes 12 to 24+ months from submission to approval, and that's if everything goes smoothly. The process involves a public hearing at City Council, community notification, staff reports, and often multiple rounds of revisions. Complex or contentious rezonings (think large mixed-use developments or anything in a heritage area) can stretch well beyond two years.

A variance, by contrast, is a much more modest ask — you're not changing the zone, just requesting a relaxation of a specific bylaw requirement within your existing zone. Things like a reduced setback, increased height by a small amount, or a minor lot coverage exception. Variances in Vancouver are handled either by the Development Permit Board or the Board of Variance, depending on the type. A standard Development Variance Permit (DVP) typically takes 8 to 16 weeks, while a Board of Variance application (for minor relaxations where strict compliance causes undue hardship) can sometimes move faster — often 6 to 10 weeks.

Vancouver-specific context worth knowing: The City's permitting system is notoriously backlogged, so even these timelines can slip. Suburban municipalities like Surrey, Coquitlam, or Langley are often faster on both rezoning and variance applications. Also worth noting — with Vancouver's new R1-1 Residential Inclusive Zone now covering most former single-family lots, many projects that previously required rezoning (like a fourplex) no longer do. That's a significant time and cost saving for homeowners and developers exploring multiplex development.

When do you actually need rezoning vs. a variance? If your project fits within the permitted uses of your current zone but just needs a minor dimensional relaxation, a variance is likely your path. If you want to do something the zone fundamentally doesn't allow — a higher-density building type, a commercial use in a residential zone — you're looking at rezoning. A pre-application meeting with City of Vancouver Development Services (call 311 or visit vancouver.ca) is the best first step to confirm which stream applies to your project.

For either process, working with an experienced architect or development consultant familiar with Vancouver's zoning bylaws will save you time and reduce the risk of a costly refusal. Browse professionals in our Vancouver Construction Network directory who can help navigate the permitting process.