R1-A: Rockland Single Family Dwelling District

What the zone allows

Homes allowed

A house with one of a secondary suite, a garden suite or up to 4 roomers or boarders; or attached or semi-attached homes, each with 835 m² of the lot (s. 1.1.1, 1.1.2); or a houseplex or corner townhouse in the Residential Fabric (Schedule P, below). Because the zone allows attached homes, whether s. 52's small-scale multi-unit housing applies here is unclear: ask the City

Main uses

A house, a secondary suite or garden suite or roomers and boarders, a house conversion (Schedule G), home occupations, accessory buildings, a private garage, garage sales (2 a year), attached and semi-attached homes, public buildings, commercial exhibits there before 2011

Smallest lot for a subdivision

740 m², 24 m wide on average; 835 m² a home with attached or semi-attached homes; a lot with a pre-1970 building fit for conversion 2,800 m² or 3.63 times its floor area, whichever is less (s. 1.1.2); a panhandle lot 850 m², 24 m wide (Schedule H)

Lot coverage

40%; 25% with attached or semi-attached homes (s. 1.1.6); Schedule P as it sets

Height limit

House and attached homes 7.6 m and 2½ storeys, no roof deck; public building 11 m; garden suite 3.5 m (4.2 m on a plus site); accessory buildings 3.5 m; Schedule P 11 m (12 m with a pitched roof)

Setbacks

Front 10.5 m (7.5 m on a lot under 30.5 m deep; steps 2.5 m and a porch 1.6 m may reach into it), rear 7.5 m or 25% of the lot's depth (attached homes 7.5 m), sides 3.0 m, flanking street 10.5 m, less on a lot under 35 m wide but never under 6 m (s. 1.1.5)

A house or attached home: at least 130 m² of floor area; no upper limit is set in the zone; a garage at most 37 m² (s. 1.1.3).

Attached or semi-attached homes sit in the side or rear yard of an existing house, under a common roof (s. 1.1.6).

A panhandle lot created after July 10, 2009 (Schedule H): 850 m², 24 m wide not counting the driveway; a house at most 280 m², 5.0 m high and one storey, 7.5 m from the lot lines where a wall has windows to living rooms, 4.0 m elsewhere, coverage 25%; accessory buildings 3.0 m high (2.4 m if not a garage), 37.5 m², 4.0 m back. A house there may still have a suite, a garden suite or boarders, but no house conversion or public building; in R-2 no duplex; Schedule P doesn't apply.

Small-scale multi-unit housing (general regulations s. 52, the Province's rules): in a zone limited to a house or duplex with suites, up to 4 housing units (homes, secondary suites and garden suites counted) on a lot over 280 m², 3 on a lot of 280 m² or less, 6 on a lot over 280 m² any part of which is within 400 m of a bus stop meeting the Province's frequent-service test (no car parking needed then, bar one van-accessible space and six long-term bicycle spaces). A garden suite may then sit beside a suite or a duplex. Height, setbacks and coverage then follow Schedule P ss. 3.2 to 3.4: 11 m with a flat roof, 12 m otherwise; front and other street sides 4 m, sides 1.5 m, rear 10 m or 25% of the lot's depth, whichever is more, 5 m between buildings; coverage 40%, open site space 45%. Which floor area limit then applies is unclear. Not on a lot off City water or sewer, in a transit-oriented area (Schedule T), over 4,050 m², under 230 m² or narrower than 7.5 m on average, or on heritage-designated or protected land.

Missing Middle (general regulations s. 49, Schedule P): on a lot in the Residential Fabric of the Official Community Plan, 2025, a houseplex of 3 to 6 homes (lot 12 m wide, 14 m if more than one parking space is needed; within 30 m of a street; floor space ratio 1.0, at most 235 m² a floor) or, on a corner lot 18 m wide, a corner townhouse (up to 12 homes on the lot, floor space ratio 1.1, coverage 50%), secondary dwelling units also allowed; at least 2 homes or 30% of them with three bedrooms; each home at least 33 m², at most 1,410 m² of floor area on the lot; houseplexes 11 m high (12 m with a pitched roof), front 4 m, sides 1.5 m, rear 10 m or 25% of the depth, coverage 40%, open site space 45%; 0.77 parking spaces a home, fewer with car share or transit passes. Not on a panhandle lot, a Gorge Waterway waterfront lot, a lot with a heritage-designated or covenanted building, or in a heritage conservation area. Which of these maps a lot is on we don't check: ask the City.

A garden suite (Schedule M): one per lot, in the rear yard, one storey, 3.5 m high and 37 m² (on a corner lot, a lot with two street fronts or a rear lane, or a lot over 557 m²: 4.2 m, 1.5 storeys, 56 m²), no roof deck; 0.6 m from the rear and side lines, 3.5 m from a flanking street (or the neighbours' front setback if more), 2.4 m from the house; with accessory buildings at most 25% of the rear yard. Outside s. 52 only with a house and never with a secondary suite; an accessory building may become one only if built before July 11, 2019 or at least 5 years earlier.

Accessory buildings (Schedule F): in the rear yard, at most 37 m² and 3.5 m high, no roof deck; 0.6 m from the rear and side lines, 3.5 m from a flanking street (or the neighbours' front setback if more), 2.4 m from the house; together with a garden suite at most 25% of the rear yard; no home, shower, bath or toilet in them.

Short-term rental (stays under 30 nights) only as a home occupation in the operator's principal residence: at most two bedrooms, never a whole home, except the whole residence while the operator is away for no more than 160 nights a year; no liquor, no sign (s. 17(4), Schedule D s. 12). A bed and breakfast of up to two bedrooms in a house is also a home occupation (Schedule D s. 11).

Home occupations (Schedule D): one person who lives there (two for urban agriculture), no sales to customers on the lot, teaching at most 5 people at a time in a house; at most three in a home, one with customers attending.

On a lot under 230 m² or narrower than 7.5 m on average, only a private garage is allowed.

On a waterfront lot, garden suites, accessory buildings, outdoor features and retaining walls between the house and the water keep the house's setbacks (s. 46).

Decks, patios and other outdoor features keep the house's setbacks and are at most 3.5 m high.

A child care facility is allowed in an existing house or duplex (s. 51).

The general regulations, Schedule C (parking), Schedule G (house conversions) and Schedule S (fences) also apply.

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 Victoria's planning department before you buy or build.

Source: Part 1.1 of City of Victoria Zoning Regulation Bylaw No. 80-159 (summarised in our words, checked 2026-10-05); zone map: Open Government Licence – City of Victoria.