M4 Zoning in Burnaby — Special Industrial
M4 — Special Industrial is a industrial zoning district in the City of Burnaby. This District provides for the accommodation of light industrial activities under conditions that are designed to minimize conflict with existing residential uses in areas of mixed development.
On a typical M4-zoned lot you can expect a maximum height of 10.5 m (3 storeys) and site coverage up to 50%. Exact figures vary with lot size, frontage, and form of development — look up your specific address to confirm.
Intent of the M4 district
This District provides for the accommodation of light industrial activities under conditions that are designed to minimize conflict with existing residential uses in areas of mixed development.
M4 at a glance
| Max height | 10.5 m |
|---|---|
| Max storeys (by right) | 3 |
| Site coverage | 50% |
| Zone category | Industrial |
Density tiers in M4
| Tier | Min lot area | Max units | FSR | Max height |
|---|---|---|---|---|
| Special Industrial – Residential Lot | 560 m² | — | — | 10.5 m |
| Special Industrial – Non-Residential Lot | 560 m² | — | — | 10.5 m |
Permitted uses in M4
- Automotive Repair (incl. body/paint)
- Boot/Shoe Repair
- Car Washing
- Cartage/Delivery
- Laboratories
- Laundries/Dry Cleaning/Dyeing
- Locksmith
- Trade Contractor Storage/Workshops
- Tool/Equipment Sales/Repair
- Tailoring/Dressmaking
- Upholstering
- Architectural/Engineering Offices
- Industrial Fueling
- Broadcasting/Production Studios
- Light Manufacturing (bakery, candy, dairy, beverages, textiles, wood/metal/paper products, furniture, vehicles ≤9m, electronics, glass/ceramic, chemicals, pharmaceuticals, miscellaneous)
- Printing/Publishing
- Warehousing/Wholesale
- Cold Storage
- Residential Uses (duplex/two-family on lots lawfully residential before Jan 1 2004)
- Home Occupations
- Animal Training/Daycare (≥10m from residential boundary)
- Indoor Athletics ≥370m2 ≥6m ceiling (M4L only)
- Residential Sales Centres
- Taxi Dispatch (Kingsway area only)
- Trade Schools (Kingsway area only)
- Cannabis Production (CD plan)
- Child Care
- Cannabis Processing
- Emergency Shelters
- Fire Halls
- Accessory Buildings/Uses
M4 zoning FAQ
What is M4 zoning in Burnaby?
M4 (Special Industrial) is a industrial zoning district in the City of Burnaby. This District provides for the accommodation of light industrial activities under conditions that are designed to minimize conflict with existing residential uses in areas of mixed development.
What can you build on M4-zoned land in Burnaby?
Permitted uses in M4 include Automotive Repair (incl. body/paint), Boot/Shoe Repair, Car Washing, Cartage/Delivery, Laboratories, among others. Permitted uses are allowed outright; conditional uses may require Development Permit Board approval.
How tall can a building be in M4?
M4 permits a maximum building height of 10.5 m, generally about 3 storeys. Height can be affected by view corridors, setbacks, and the specific form of development.
Other industrial zones in Burnaby
- E1 — Employment District
- I1 — Industrial District
- I1a — Industrial District
- M1 — Manufacturing District
- M2 — General Industrial District
- M3 — Heavy Industrial District
- M5 — Light Industrial District
- M6 — Truck Terminal District
Look up a specific address in Burnaby
Source: official Burnaby zoning bylaw (PDF) · updated August 2026