R4r Zoning in Burnaby — Low-Rise Apartment 2 – Rental
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.
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 | 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 August 2026