R3-3: Low-Rise Apartment

What the zone allows

Homes allowed

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

Main uses

Apartments, mixed-use buildings and the R1-1 district's homes; retail stores and neighbourhood grocery stores outright; offices, restaurants (Class 1), a grocery or drug store, services, a hotel, bed and breakfast and short-term rental as conditional uses, weighing traffic, parking and noise (ss. 2.1, 2.2.4, 2.2.9)

Smallest lot for a subdivision

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)

Lot coverage

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)

Height limit

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)

Setbacks

Apartments: front 3.7 m, a corner's street side 3.7 m, other sides 1.8 m, rear 3.1 m; 7.3 m between buildings (3.1 m between townhouse buildings). Other uses: front 3.7 m, sides 1.2 m, rear 3.1 m (ss. 3.1.2.3 to 3.1.2.6, 3.2.2)

Apartments need at least 35% of homes with 2 or more bedrooms and 10% with 3 or more, except all-social housing for people 55 and over (s. 2.2.6).

Whether a lot is in a transit-oriented area is set by the Transit-Oriented Areas Designation By-law; we don't check it: ask the City (Section 2).

Redeveloping a site with 3 or more homes that removes rental homes (or did within the 3 years before applying) falls under the Rental Housing Stock Official Development Plan (s. 2.2.5).

Outright uses get a permit once they meet the rules; conditional uses are at the Director of Planning's discretion, weighing the schedule's intent, Council's policies and guidelines and what neighbours, owners and tenants submit (s. 2.1).

A secondary suite: a smaller home inside a house or duplex with its own outside door (an inside door to the main home is allowed), one kitchen and a full bathroom, at least 37 m² (29.7 m² with the Director of Planning's approval); it may be in a basement (Section 2, ss. 10.20.3, 11.3.1.2, 11.3.3).

A lock-off unit: a smaller home inside a larger one with its own outside door and a shared inside door that locks, 26 to 29.7 m² (19 m² with the Director of Planning's approval), one kitchen and a full bathroom (Section 2, ss. 11.3.1.2, 11.3.1.3, 11.3.3).

A laneway house: only behind a single detached house (with or without a suite) on a lot with access from a lane, at least 9.8 m wide (7.3 m with the Director of Planning's approval); floor area at most 0.25 times the lot area or 186 m², whichever is less, not counted in the lot's floor space ratio (s. 4.1.2); 8.5 m and 2 storeys; 4.9 m from the house, 0.9 m from the rear line, 1.2 m from the sides; coverage with it up to 50% of the lot; no deck on its roof (s. 11.3.8).

One family to a home, plus at most 2 boarders or lodgers; no home rented for less than 30 days except as a hotel, bed and breakfast or short-term rental (ss. 11.3.1.1, 11.3.1.7). The smallest home is 37 m² (29.7 m² with the Director of Planning's approval) (s. 11.3.1.2).

Short-term rental is a conditional use, only in the operator's principal residence (a home, secondary suite, laneway house or lock-off unit); never in an accessory building or a vehicle, or alongside a bed and breakfast; at most 2 adults to a bedroom and one booking at a time; its permit lasts 2 years (s. 11.9.1).

Sections 2 (definitions), 10 (general regulations) and 11 (use-specific regulations) of the by-law also apply. Parking is set by the separate Parking By-law, which we haven't summarised.

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: the R3 Districts Schedule (July 2026) of Zoning and Development By-law No. 3575 (summarised in our words, checked 2026-10-05); Section 11, Use-Specific Regulations (February 2026), Zoning and Development By-law No. 3575; Section 2, Definitions (June 2026), Zoning and Development By-law No. 3575; zone map: Open Government Licence – Vancouver.