M-2 Zoning in Vancouver — Heavy Industrial
M-2 — Heavy Industrial is a industrial zoning district in the City of Vancouver. The intent of this schedule is to permit industrial and other uses that are generally incompatible, potentially dangerous, or environmentally incompatible when situated in or near residential districts, but that are beneficial in that they provide industrial employment opportunities or serve a useful or necessary function in the city.
On a typical M-2-zoned lot you can expect an FSR of roughly 1.0–5.0 and a maximum height of 30.5 m. Exact figures vary with lot size, frontage, and form of development — look up your specific address to confirm.
Intent of the M-2 district
The intent of this schedule is to permit industrial and other uses that are generally incompatible, potentially dangerous, or environmentally incompatible when situated in or near residential districts, but that are beneficial in that they provide industrial employment opportunities or serve a useful or necessary function in the city.
M-2 at a glance
| Floor space ratio (FSR) | 1.0–5.0 |
|---|---|
| Max height | 30.5 m |
| Zone category | Industrial |
Density tiers in M-2
| Tier | Min lot area | Max units | FSR | Max height |
|---|---|---|---|---|
| Heavy Industrial | — | — | 5.0 | 30.5 m |
Permitted uses in M-2
- Office uses
- Retail uses
- Service uses
- Community uses
- Public Utility
M-2 zoning FAQ
What is M-2 zoning in Vancouver?
M-2 (Heavy Industrial) is a industrial zoning district in the City of Vancouver. The intent of this schedule is to permit industrial and other uses that are generally incompatible, potentially dangerous, or environmentally incompatible when situated in or near residential districts, but that are beneficial in that they provide industrial employment opportunities or serve a useful or necessary function in the city.
What can you build on M-2-zoned land in Vancouver?
Permitted uses in M-2 include Office uses, Retail uses, Service uses, Community uses, Public Utility. Permitted uses are allowed outright; conditional uses may require Development Permit Board approval.
What is the FSR for M-2 in Vancouver?
Floor Space Ratio (FSR) in M-2 generally ranges from about 1.0 up to 5.0. ZoneScout calculates the maximum buildable floor area for your specific lot.
How tall can a building be in M-2?
M-2 permits a maximum building height of 30.5 m. Height can be affected by view corridors, setbacks, and the specific form of development.
Other industrial zones in Vancouver
- I-1 — Light Industrial
- I-1A — Light Industrial
- I-1B — Light Industrial
- I-1C — Light Industrial
- I-2 — General Industrial
- I-3 — High Technology
- I-4 — High Technology
- M-1 — Light Industrial
Look up a specific address in Vancouver
Source: official Vancouver zoning bylaw (PDF) · updated August 2026