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5399 Joyce St

Vancouver · PID 032-294-999

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What BC law allows here

This lot is in a transit-oriented area: BC law lets the city approve buildings up to 8 storeys here.

If this lot were rezoned

Floor spaceHomes
Today's zoning (RM-10)
from the city's bylaw, FAR 2.60		38,929 ft²about 44
Transit-area rezoning (Bill 47)
the city must allow at least 8 storeys, FAR 3.00		44,918 ft²about 51

Rough planning numbers: homes assume about 85% sellable floor space and 750 ft² apartments (1,100 ft² for houses and townhouses). Transit-area figures are the minimum a city must allow on a rezoning, not an approval. Confirm with the city.

Front of the lot

Google Street View from the street in front of the lot; drag to look around. Photos may be a few years old. Imagery © Google.

Aerial view

Satellite photo, the pin marks the lot. Imagery © Google.

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Lot facts

Address
5399 Joyce St
City
Vancouver
PID
032-294-999
Lot size
1,391 m² · 14,973 ft²
Zone
RM-10 Townhouses & apartments RM-10 rules
Homes guide
How many homes can I build in Vancouver?
Property tax
$3.36 per $1,000 of assessed value

• Near a frequent bus stop

Zoning rules · RM-10 · Multiple Dwelling District (RM-10)

Encourage apartments up to 6 storeys, townhouses at the rear of deep sites and triplexes on small sites, with mixed unit sizes and tenures and small ground-floor retail (s.1.1).

Max floor area
38,929 ft² (3,617 m²), floor space ratio 2.60
Max height
66 ft (20.0 m), 6 storeys
Max building footprint
7,486 ft² (696 m²)
Setbacks
front 3.7 m, side 3.0 m, rear 3.7 m
Homes
No unit cap stated.

Zoning and Development By-law No. 3575 (district schedules consolidated to 2026-06; RT-1, RT-2, RT-4/4A, RT-8, RT-10, RM-2, RM-3, FM-1 headers read May 2026; RM-6 February 2026) · s.1.1, 2.1, 3.1.1.1, 3.1.2.1-3.1.2.17, 3.2-3.5. Estimated from the bylaw for a lot of this size; confirm with the city before buying or building.

More on the map

The map shows this lot's true shape and buildable area, slope, sun and shadow, walking distances, schools, hazards, rents and building permits nearby.

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