R5 Zoning in Burnaby - Mid-Rise Apartment 1
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
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.
Alongside housing, R5 also lists dormitory, Emergency Shelter, and Live-Work Units among its permitted uses.
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 | Base FSR | Bonus 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 October 2026