R5: Three and Four Unit Residential

What the zone allows

Homes allowed

Up to 3 homes, 4 on a lot of 280 m² or more (s. 7.3.1), as houses, a duplex or a small multi-family building, at most two main buildings on the lot (s. 7.2.1). A secondary suite only where the lot has no more than two main homes (s. 7.2.3.1); whether a suite counts toward the 3 or 4 is unclear, so ask the City

Main uses

A house, a duplex, a multi-family building (two buildings at most); a secondary suite, boarders, daycare, a home-based business, short-term rental

Smallest lot for a subdivision

600 m², 15 m wide, 30 m deep (550 m² and 26.5 m deep with a lane)

Lot coverage

50%; a lot with one house only, 40% (s. 7.6.4)

Height limit

10.5 m with a sloped roof (4 in 12 or steeper), 9 m with a flat one; a lot with one house only, as R1: 9 m and 7 m, perimeter walls 7.32 m (s. 7.6.4)

Setbacks

Front 3.0 m, sides 1.5 m, flanking side 2.5 m, rear 7.5 m; a garage or carport door facing a street 6 m back; a lot with one house only, R1's setbacks (front 4.5 m, flanking side 4.0 m); 2.5 m more beside a major road not yet widened (ss. 7.5.1, 7.5.3, 7.5.4, 7.5.7)

The zone is for small multi-family homes of up to four units in the scale and style of the houses around them (s. 7.1).

The lot sizes are for lots on community water, sewer and storm drains; 45 m deep beside the Nanaimo Parkway, and a watercourse leave strip or geotechnical setback doesn't count toward the area (ss. 7.4.1 to 7.4.4).

Secondary suites: one per home; a house with no other main use may have two, one of them in an accessory building (not in R2 or R3). A suite inside a house is at most 40% of the house's living space and 100 m². One in an accessory building only on an R5 or R14 lot, a corner, through or lane lot, or a lot of 500 m² or more; never on its own title, with 30 m² of private outdoor space, and no bigger than the zone lets an accessory building be, up to 100 m² (s. 6.15).

Boarders: at most two people in two sleeping rooms, inside a house (s. 7.2.3).

Short-term rental (stays under 30 days) only in the operator's own primary residence, the whole home or rooms; one per lot where the home has suites (s. 6.16).

Part 6 (general regulations: accessory buildings, watercourse setbacks, flood levels, fences, home businesses) also applies.

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 Nanaimo's planning and development department before you buy or build.

Source: Part 7 of City of Nanaimo Zoning Bylaw No. 4500 (summarised in our words, checked 2026-10-04); zone map: Open Government Licence – Nanaimo.