PlaceDossier / Zoning / City of Vancouver
Zoning and Development By-law No. 3575
The City of Vancouver's zoning bylaw, which applies in Vancouver. Our summary of its 8 residential districts R1-1, RT-2, RT-5, R3-1 to R3-3 and RM-4, and the C-2A commercial district zones, read from the consolidation to July 2026 and checked 2026-10-05. Its other zones aren't summarised here.
The zones side by side
| Zone | Homes allowed | Smallest lot for a subdivision | Lot coverage | Height limit |
|---|---|---|---|---|
| R1-1 Residential Inclusive | A single detached house (outright) with a secondary suite and a laneway house (conditional): up to 3 homes. Or a duplex (outright), each half with a secondary suite or a lock-off unit (conditional): up to 4. Or a multiplex (conditional): 3 or 4 homes on a lot of 306 m² and 10.0 m frontage (3 only on a lot of at most 463 m² and 13.3 m), 5 on 464 m² and 13.4 m, 6 on 557 m² and 15.1 m; up to 8 when every home is secured rental (one may be the owner's). Multiplexes only on a lot on title before October 17, 2023 or created by subdivision, with car access from the rear, outside the designated flood plain (ss. 2.1, 2.2.3, 2.2.7, 2.2.10, 3.1.1.3) | 306 m² and 7.3 m frontage for a house or duplex, which the Director of Planning may reduce; multiplexes as under Homes, and at least 30.4 m deep (33.5 m for a courtyard layout) (ss. 3.1.2, 3.2.2.1, 3.2.2.2, 3.2.2.9) | Houses and duplexes: 50% of the lot, and at most 75% under hard surfaces (coverage included). Floor space ratio 0.60 for a house, 0.70 for a duplex, 1.00 for a multiplex (laneway houses not counted) (ss. 3.1.1.2, 3.2.1.1, 3.2.2.7, 3.2.2.8, 4.1.2) | 11.5 m and 3 storeys, the third a partial storey of at most half the one below for houses and duplexes; a multiplex's rear building 8.5 m and 2 storeys. Accessory buildings 4.6 m, at most 48 m² together, in the rear yard (ss. 2.2.13, 3.1.2.5, 3.2.2.3, 3.2.2.10) |
| RT-5 Two-Family Dwelling, character retention | A single detached house (outright) with a secondary suite and a lock-off unit (conditional) and a laneway house (conditional); a duplex (outright), each half with a suite or lock-off unit (conditional); two houses on a lot (conditional); or a multiple dwelling (conditional) on a lot of 338 m² or more made of one lot or two adjoining lots on title before January 16, 2018. At most 74 homes per hectare counting suites and lock-off units on a lot of 338 m² or more or with a character house; else 2 homes, suites and lock-off units aside. Where a character house is torn down, only a house, suite and laneway house may replace it, unless the lot is under-used (ss. 2.1, 2.2.1, 2.2.11, 3.1.1.2, 3.2.1.4) | 306 m² for a house or duplex (less for a lot on title before August 10, 1976 or in step with its block), 338 m² for a multiple dwelling (ss. 3.1.2.1, 3.2.2.1, 3.2.2.8) | 45% of the lot. Floor space ratio 0.60 for a house or multiple dwelling (0.75 with the Director of Planning's approval), 0.75 for a duplex, 0.50 for a new house where a character house was torn down; where a character house is kept, up to 0.75 for an addition and 0.85 with infill (ss. 3.1.1.1, 3.1.2.7, 3.2.1, 3.2.2.6, 5.2) | 10.7 m and 3 storeys, the third a partial storey of at most half the one below; a rear building 7.7 m and 2 storeys, the second partial. Accessory buildings 3.7 m (4.6 m at the peak) (ss. 2.2.14, 3.1.2.3, 3.1.2.10, 3.2.2.2, 3.2.2.9) |
| RT-2 Two-Family Dwelling | A single detached house (outright), with a secondary suite (conditional); a duplex (outright); a 2-home conversion of an existing building (outright, no additions); or a multiple dwelling (conditional) on a lot of 668 m² or more. No laneway houses or lock-off units are listed (ss. 2.1, 2.2.3, 3.1.2.1) | 445 m² for a duplex (353 m² for a lot on title before September 7, 1965, with the Director of Planning's approval), 668 m² for a multiple dwelling (ss. 3.1.2.1, 3.2.2.1, 3.2.2.7) | 45% of the lot for houses and duplexes; 40% for a multiple dwelling (55% when no building is over 6.1 m and one storey), counting driveways and parking. Floor space ratio 0.60, or 0.75 for a multiple dwelling or seniors housing (ss. 3.1.1.1, 3.1.2.6, 3.1.2.9, 3.1.2.10, 3.2.1.1, 3.2.2.6) | 9.2 m, and at most 2 storeys and a cellar or 1 storey and a basement. Accessory buildings 3.7 m (ss. 2.2.7, 3.1.2.2, 3.1.2.7, 3.2.2.2, 3.2.2.8) |
| RM-4 Multiple Dwelling | Apartments and other multiple dwellings up to 4 storeys (conditional) on a lot of 550 m² or more, 6 storeys of social housing; a single detached house or duplex (outright), a house with a secondary suite (conditional); infill beside an existing building; a 2-home conversion of an existing building (outright, no additions); a rooming house (outright). No laneway houses or lock-off units are listed (ss. 1.1, 2.1, 2.2.4, 3.1.2.1) | 550 m² for apartments and seniors housing (500 m² for a lot on title before March 9, 1976), at most 45.8 m of frontage; none set for a house or duplex (ss. 3.1.2.1, 3.1.2.2, 3.1.2.7, 3.4.2.1) | None set, but parking at most 30% of the lot. Floor space ratio 1.45 for apartments, infill and seniors housing (3.00 when every home is social housing), 1.00 for a house or duplex, 0.75 for other uses (ss. 3.1.1, 3.2.1.1, 3.3.1.1, 3.4.1.1, 3.5.1.1, 4.2.1) | 10.7 m, under a plane rising from 7.3 m at the north, northeast or northwest lot line; up to 19.9 m when every home is social housing, at the Director of Planning's or Development Permit Board's discretion (ss. 3.1.2.3, 3.1.2.8, 3.1.2.11, 3.2.2.1, 3.2.2.5) |
| C-2A Commercial | Homes only in a mixed-use building (conditional) above shops or other businesses: no homes in the first 10.7 m of the ground floor behind the street wall, entrances aside. Houses, duplexes, apartments and seniors housing only where they stood on May 19, 2026; lock-off units only in an apartment or mixed-use building (ss. 2.1, 2.2.2, 2.2.3, 2.2.5) | None set in the district (our reading) | None set. Floor space ratio 2.50, with at least 0.35 in businesses on the street-facing ground floor; 3.50 for a mixed-use building whose homes are all secured rental with at least 35% having 2 or more bedrooms, or a hotel; 3.70 for those on a corner lot with 45.7 m of frontage and 1,672 m² (s. 3.1.1) | 23.0 m, measured from the building grades at the front lot line; 27.5 m in a transit-oriented area. Accessory buildings 4.6 m (ss. 2.2.8, 3.1.2.1, 3.1.2.5, 3.1.2.6) |
| R3-1 Low-Rise Apartment | Low-rise apartments and mixed-use buildings of more than 8 homes (conditional) on a lot of 460 m² or more, any tenure; and everything the R1-1 district allows, under its rules (houses with a suite and a laneway house, duplexes with suites or lock-off units, multiplexes of up to 8 homes), without its 5% social housing share (ss. 1.2, 2.1, 2.2.2, 2.2.3, 3.1.2.1). Townhouses of more than 8 homes follow the RM-8A schedule, which we haven't summarised | 460 m² for an apartment; houses, duplexes and multiplexes as in R1-1 (306 m², 7.3 m frontage) (ss. 2.2.3, 3.1.2.1) | None set for apartments. Floor space ratio for apartments: when every home is secured rental, 1.60 on a lot of 460 m²; from 613 m², 2.20 (2.40 on a lot up to 33.5 m deep); from 920 m², 2.40 (2.70 on a lot up to 33.5 m deep, or with all social housing); from 1,470 m² on a corner with 40.2 m of frontage, 2.70; 3.00 on a lot up to 33.5 m deep from 920 m² or such a corner from 1,470 m², with 20% of the floor area below-market rental in a transit-oriented area, or all social housing; otherwise 1.60 on 460 m² and 1.75 from 613 m² (2.00 on a lot up to 33.5 m deep from 613 m², and on a corner with 40.2 m of frontage from 1,470 m²) (s. 3.1.1). Houses, duplexes and multiplexes as in R1-1; other uses 1.45 (s. 3.2.1.1) | Apartments and mixed-use buildings 23.0 m; 27.5 m with 20% of the floor area below-market rental in a transit-oriented area, or all social housing; townhouses 10.7 m; other uses 11.5 m (ss. 3.1.2.2, 3.1.2.7, 3.2.2.1) |
| R3-2 Low-Rise Apartment | Low-rise apartments and mixed-use buildings of more than 8 homes (conditional) on a lot of 460 m² or more, every home secured rental; and everything the R1-1 district allows, under its rules (houses with a suite and a laneway house, duplexes with suites or lock-off units, multiplexes of up to 8 homes), without its 5% social housing share (ss. 1.2, 2.1, 2.2.2, 2.2.3, 3.1.2.1). Townhouses of more than 8 homes follow the RR-1 schedule, which we haven't summarised | 460 m² for an apartment; houses, duplexes and multiplexes as in R1-1 (306 m², 7.3 m frontage) (ss. 2.2.3, 3.1.2.1) | None set for apartments. Floor space ratio for apartments: 1.60 on a lot of 460 m²; from 613 m², 2.20 (2.40 on a lot up to 33.5 m deep); from 920 m², 2.40 (2.70 on a lot up to 33.5 m deep, or with all social housing); from 1,470 m² on a corner with 40.2 m of frontage, 2.70; 3.00 on a lot up to 33.5 m deep from 920 m² or such a corner from 1,470 m², with 20% of the floor area below-market rental in a transit-oriented area, or all social housing (s. 3.1.1). Houses, duplexes and multiplexes as in R1-1; other uses 1.45 (s. 3.2.1.1) | Apartments and mixed-use buildings 23.0 m; 27.5 m with 20% of the floor area below-market rental in a transit-oriented area, or all social housing; townhouses 10.7 m; other uses 11.5 m (ss. 3.1.2.2, 3.1.2.7, 3.2.2.1) |
| R3-3 Low-Rise Apartment | Low-rise apartments and mixed-use buildings of more than 8 homes (conditional) on a lot of 460 m² or more, every home secured rental where the project replaces rental homes, any tenure otherwise; and everything the R1-1 district allows, under its rules (houses with a suite and a laneway house, duplexes with suites or lock-off units, multiplexes of up to 8 homes), without its 5% social housing share (ss. 1.2, 2.1, 2.2.2, 2.2.3, 3.1.2.1). Townhouses of more than 8 homes follow the RR-1 (where rental homes are replaced) or RM-8A schedule, which we haven't summarised | 460 m² for an apartment; houses, duplexes and multiplexes as in R1-1 (306 m², 7.3 m frontage) (ss. 2.2.3, 3.1.2.1) | None set for apartments. Floor space ratio for apartments: 1.60 on a lot of 460 m²; from 613 m², 2.20 (2.40 on a lot up to 33.5 m deep); from 920 m², 2.40 (2.70 on a lot up to 33.5 m deep, or with all social housing); from 1,470 m² on a corner with 40.2 m of frontage, 2.70; 3.00 on a lot up to 33.5 m deep from 920 m² or such a corner from 1,470 m², with 20% of the floor area below-market rental in a transit-oriented area, or all social housing (3.00 only when every home is secured rental) (s. 3.1.1). Houses, duplexes and multiplexes as in R1-1; other uses 1.45 (s. 3.2.1.1) | Apartments and mixed-use buildings 23.0 m; 27.5 m with 20% of the floor area below-market rental in a transit-oriented area, or all social housing; townhouses 10.7 m; other uses 11.5 m (ss. 3.1.2.2, 3.1.2.7, 3.2.2.1) |
"Not set" means the zone itself sets no figure; general rules elsewhere in the bylaw may still apply. Each zone's page has its uses, setbacks and the general rules that apply to it.
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 Vancouver's development, buildings and licensing department before you buy or build.
Source: Zoning and Development By-law No. 3575 (summarised in our words); zone map: Open Government Licence – Vancouver.