Investor & Land Tools
TOD Zoning Calculator — Vancouver BC
Bill 47 forced every BC municipality to allow up to 20-storey, 5.0 FSR towers near SkyTrain stations. Find your lot's TOD tier — and how much density the province says you're entitled to build.
This TOD zoning calculator for Vancouver BC identifies your Transit Oriented Development tier under Bill 47 (in force June 2024). The province now mandates minimum density entitlements for residential lots within 800m of designated SkyTrain stations and bus exchanges across Greater Vancouver.
Tier 1 (closest to a SkyTrain station) supports up to 20-storey towers and 5.0 FSR. Even Tier 3 supports midrise buildings.
Bill 47 TOD Tiers — Provincial Density Entitlements
Near a SkyTrain Station
| Tier | Distance | Max FSR | Max Storeys |
|---|---|---|---|
| Tier 1 | 0–200m | 5.0 | 20 storeys |
| Tier 2 | 200–400m | 4.0 | 12 storeys |
| Tier 3 | 400–800m | 3.0 | 8 storeys |
Near a Designated Bus Exchange
| Tier | Distance | Max FSR | Max Storeys |
|---|---|---|---|
| Tier 1 | 0–200m | 4.0 | 12 storeys |
| Tier 2 | 200–400m | 3.0 | 8 storeys |
| Tier 3 | 400–800m | 2.5 | 6 storeys |
FAQ
Are these TOD entitlements automatic?
Municipalities must permit them by right within designated TOD areas (no rezoning required). However, you still need a development permit, building permit, and to comply with form-and-character bylaws and the BC Building Code.
Which transit stations are designated?
All Expo, Millennium, and Canada Line SkyTrain stations, all West Coast Express stations, and several major bus exchanges. The province publishes the official map.
⚠️ Legal Disclaimer
This TOD zoning calculator is provided for general informational and estimation purposes only. Bill 47 TOD areas, designated transit stations, tier boundaries, and exempt heritage / hazard zones are governed by detailed provincial regulations and municipal implementing bylaws that are subject to change. The results are illustrative only and are not a planning opinion, zoning confirmation, development permit, or legal advice. Buildable area, height, and FSR are subject to additional municipal requirements (parking, setbacks, heritage, environmental reviews). Always consult a licensed BC architect, land-use planner, and the municipal planning department before acquiring property for TOD development. Dan Marusin PREC, Renanza Realty, and danmarusin.com assume no liability for any errors, omissions, or financial decisions made on the basis of this calculator's output.