R4r Zoning in Burnaby - Low-Rise Apartment 2 – Rental
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
R4r: Low-Rise Apartment 2 – Rental 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.
R4r 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, R4r also lists dormitory, Emergency Shelter, and Live-Work Units among its permitted uses.
Intent of the R4r 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. This sub-district applies the same regulations as the R4 District, with all dwelling units restricted to purpose-built rental housing.
R4r 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 R4r
| Tier | Min lot area | Max units | Base FSR | Bonus FSR | Max height |
|---|---|---|---|---|---|
| Low-Rise Apartment 2 – Rental | - | - | - | - | - |
Permitted uses in R4r
- 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
R4r zoning FAQ
What is R4r zoning in Burnaby?
R4r (Low-Rise Apartment 2 – Rental) 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 R4r-zoned land in Burnaby?
Permitted uses in R4r 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 R4r?
R4r 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
- R4 - Low-Rise Apartment 2
- 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