R4 Zoning in Burnaby - Low-Rise Apartment 2
Tracked amendment July 1, 2026: Burnaby Zoning Bylaw 2026 (No. 14815) replaces the 1965 rules. Burnaby Zoning Bylaw 2026, Bylaw No. 14815. See Burnaby zoning changes
R4: Low-Rise Apartment 2 is a residential zoning district in the City of Burnaby. The intent of this district is to provide low-rise residential apartment forms ranging from 6 to 8 storeys, with opportunities for ground-oriented residential and limited commercial uses.
R4 permits 6 storeys by right, rising to as much as 12 only where the bylaw's conditions are met. See the height note below.
Alongside housing, R4 also lists dormitory, Emergency Shelter, and Live-Work Units among its permitted uses.
Intent of the R4 district
The intent of this district is to provide low-rise residential apartment forms ranging from 6 to 8 storeys, with opportunities for ground-oriented residential and limited commercial uses.
R4 at a glance
| Max storeys (by right) | 6 |
|---|---|
| Max storeys (conditional) | 12 |
| Zone category | Residential |
6 storeys by right, up to 12 conditional. Base height is 6 storeys, rising to 8 storeys where the lot is inside a Transit-Oriented Area, within 800 m of a passenger rail station or 400 m of a bus exchange (Part 2 definitions; Part 3 s.1.4.4.1). Height averaging does not apply in R4; a Community Benefit Bonus may add storeys at Council discretion, to a maximum of 12 (Table 4-2.3).
Density tiers in R4
| Tier | Min lot area | Max units | Base FSR | Bonus FSR | Max height |
|---|---|---|---|---|---|
| Low-Rise Apartment 2 | - | - | - | - | - |
Permitted uses in R4
- Multiple Family Dwellings
- Dormitory
- Emergency Shelter
- Live-Work Units
- Supportive Housing (Cat A & B)
- All CM1 principal and secondary uses (secondary)
- Boarding Use
- Home Occupation
- Multi-Family Flex-Units
- Short-Term Rental
- Accessory Buildings/Structures
R4 zoning FAQ
What is R4 zoning in Burnaby?
R4 (Low-Rise Apartment 2) is a residential zoning district in the City of Burnaby. The intent of this district is to provide low-rise residential apartment forms ranging from 6 to 8 storeys, with opportunities for ground-oriented residential and limited commercial uses.
What can you build on R4-zoned land in Burnaby?
Permitted uses in R4 include Multiple Family Dwellings, Dormitory, Emergency Shelter, Live-Work Units, Supportive Housing (Cat A & B), among others. Permitted uses are allowed outright; conditional uses may require Development Permit Board approval.
How tall can a building be in R4?
R4 permits a maximum of 6 storeys. A further increase to 12 storeys is conditional, not by right. Base height is 6 storeys, rising to 8 storeys where the lot is inside a Transit-Oriented Area, within 800 m of a passenger rail station or 400 m of a bus exchange (Part 2 definitions; Part 3 s.1.4.4.1). Height averaging does not apply in R4; a Community Benefit Bonus may add storeys at Council discretion, to a maximum of 12 (Table 4-2.3). Height can be affected by view corridors, setbacks, and the specific form of development.
Other residential zones in Burnaby
- R1 - SSMUH – 5 to 6 Units (Frequent Transit Network Area only)
- R2 - Townhouse District
- R2r - Townhouse District – Rental
- R3 - Low-Rise Apartment 1
- R3r - Low-Rise Apartment 1 – Rental
- R4r - Low-Rise Apartment 2 – Rental
- R5 - Mid-Rise Apartment 1
- R6 - Mid-Rise Apartment 2
Look up a specific address in Burnaby
Source: official Burnaby zoning bylaw (PDF) · updated October 2026