R5 Zoning in Burnaby — Mid-Rise Apartment 1
R5 — Mid-Rise Apartment 1 is a residential zoning district in the City of Burnaby. The intent of this district is to provide mid-rise residential apartment buildings of up to 12 storeys that offer a transition in scale and form between low- and high-rise buildings, with opportunities for ground-oriented residential and commercial uses.
R5 permits 12 storeys by right, rising to as much as 20 only where the bylaw's conditions are met — see the height note below.
Intent of the R5 district
The intent of this district is to provide mid-rise residential apartment buildings of up to 12 storeys that offer a transition in scale and form between low- and high-rise buildings, with opportunities for ground-oriented residential and commercial uses.
R5 at a glance
| Max storeys (by right) | 12 |
|---|---|
| Max storeys (conditional) | 20 |
| Zone category | Residential |
12 storeys by right, up to 20 conditional. Base height is 12 storeys. Height averaging may add up to 4 storeys to an individual building component, voluntary commercial storeys up to 8, and a Community Benefit Bonus further storeys at Council discretion — cumulatively capped at 20 storeys (Table 4-2.3).
Density tiers in R5
| Tier | Min lot area | Max units | FSR | Max height |
|---|---|---|---|---|
| Mid-Rise Apartment 1 | — | — | — | — |
Permitted uses in R5
- 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
R5 zoning FAQ
What is R5 zoning in Burnaby?
R5 (Mid-Rise Apartment 1) is a residential zoning district in the City of Burnaby. The intent of this district is to provide mid-rise residential apartment buildings of up to 12 storeys that offer a transition in scale and form between low- and high-rise buildings, with opportunities for ground-oriented residential and commercial uses.
What can you build on R5-zoned land in Burnaby?
Permitted uses in R5 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 R5?
R5 permits a maximum of 12 storeys. A further increase to 20 storeys is conditional, not by right. Base height is 12 storeys. Height averaging may add up to 4 storeys to an individual building component, voluntary commercial storeys up to 8, and a Community Benefit Bonus further storeys at Council discretion — cumulatively capped at 20 storeys (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
- R4r — Low-Rise Apartment 2 – Rental
- R6 — Mid-Rise Apartment 2
Look up a specific address in Burnaby
Source: official Burnaby zoning bylaw (PDF) · updated August 2026