R1-1 Zoning in Vancouver - Residential Inclusive
Formerly RS-1, RS-1A, RS-1B, RS-2, RS-3, RS-3A, RS-5, RS-6, and RS-7.
Tracked amendment June 30, 2026: Density bonus payments removed: 1.00 FSR outright for multiplexes. By-law No. 14747 (enacted June 3, 2026). See Vancouver zoning changes
R1-1: Residential Inclusive is a residential zoning district in the City of Vancouver. The intent of this Residential Inclusive district schedule is to enable a variety of small-scale housing options while retaining the single lot character of the area. It replaced the former RS-1, RS-1A, RS-1B, RS-2, RS-3, RS-3A, RS-5, RS-6, and RS-7 zoning.
On a typical R1-1-zoned lot you can expect up to 8 dwelling units, an FSR of roughly 0.7–1.0, a maximum height of 11.5 m (3 storeys), and site coverage up to 50%. Exact figures vary with lot size, frontage, and form of development, so look up your specific address to confirm.
Alongside housing, R1-1 also lists Seniors Supportive/Independent Living, Urban Farm - Class A, and Golf Course/Driving Range among its permitted uses.
Intent of the R1-1 district
The intent of this Residential Inclusive district schedule is to enable a variety of small-scale housing options while retaining the single lot character of the area.
R1-1 at a glance
| Max dwelling units | 8 |
|---|---|
| Floor space ratio (FSR) | 0.7–1.0 |
| Max height | 11.5 m |
| Max storeys (by right) | 3 |
| Site coverage | 50% |
| Zone category | Residential |
Density tiers in R1-1
| Tier | Applies to | Min frontage (m) | Units / ha | Min lot area | Max units | Base FSR | Conditional FSR | Max height |
|---|---|---|---|---|---|---|---|---|
| Residential Inclusive (Multiple Dwelling) | FSR 1.00, no bonus. 8 units requires 100% secured rental tenure; strata caps at 6. A strata project on a site 623 m² or more with 17.1 m or more frontage, west of Ontario or Carrall St, owes 5% of residential floor area as social housing or cash-in-lieu. No coverage limit. Form is set by a 19.8 m max building depth and 17.4 m width. Multiple dwelling also needs rear lane access, a lot on record before 2023-10-17, and a site outside the designated floodplain (s2.2.7). Where the dwellings are split into a front and a rear building, the rear building is limited to 8.5 m and 2 storeys. | 15.1 | 557 m² | 8 | 1.0 | - | 11.5 m | |
| Residential Inclusive (Multiple Dwelling) | FSR 1.00, no bonus. No coverage limit. Form is set by a 19.8 m max building depth and 17.4 m width. Multiple dwelling also needs rear lane access, a lot on record before 2023-10-17, and a site outside the designated floodplain (s2.2.7). Where the dwellings are split into a front and a rear building, the rear building is limited to 8.5 m and 2 storeys. | 13.4 | 464 m² | 5 | 1.0 | - | 11.5 m | |
| Residential Inclusive (Multiple Dwelling) | FSR 1.00, no bonus. No coverage limit. Form is set by a 19.8 m max building depth and 17.4 m width. Multiple dwelling also needs rear lane access, a lot on record before 2023-10-17, and a site outside the designated floodplain (s2.2.7). Where the dwellings are split into a front and a rear building, the rear building is limited to 8.5 m and 2 storeys. | 10 | 306 m² | 4 | 1.0 | - | 11.5 m | |
| Residential Inclusive (Duplex with Secondary Suite) | Below the 306 m² / 10.0 m frontage minimum for multiple dwelling, so s3.2 applies: FSR 0.70 duplex (0.60 all other uses), 50% site coverage, 75% impermeable. No bonus. | 7.3 | 306 m² | 2 | 0.7 | - | 11.5 m |
Permitted uses in R1-1
- Multiple Dwelling (max 8 units)
- Duplex with Secondary Suite
- Laneway House
- Infill (with character house retention)
- Multiple Conversion Dwelling (character house)
- Mixed-Use Residential Building
- Principal Dwelling Unit with Lock-Off Unit
- Seniors Supportive/Independent Living
- Urban Farm - Class A
- Community Centre/Neighbourhood House
- Golf Course/Driving Range
- Library
- Marina
- Park/Playground
- Stadium/Arena
- Zoo/Botanical Garden
- Ambulance Station
- Child Day Care
- Church
- Community Care - Class B
- Group Residence
- Hospital
- School
- Social Service Centre
- Temporary Sales Office
- Farmers' Market
- Neighbourhood Grocery Store
- Public Bike Share
- Bed & Breakfast
- Short Term Rental
- Public Utility
R1-1 zoning FAQ
What is R1-1 zoning in Vancouver?
R1-1 (Residential Inclusive) is a residential zoning district in the City of Vancouver. The intent of this Residential Inclusive district schedule is to enable a variety of small-scale housing options while retaining the single lot character of the area.
Did R1-1 replace RS-1, RS-1A, RS-1B, RS-2, RS-3, RS-3A, RS-5, RS-6, and RS-7 zoning in Vancouver?
Vancouver replaced all nine of its RS single-family zones with the R1-1 Residential Inclusive zone on October 17, 2023 (approved at the September 14, 2023 public hearing). R1-1 meets the Province's Bill 44 Small-Scale Multi-Unit Housing requirements. If your property was zoned RS-1, it is R1-1 today. Look up your address to confirm the zone that applies today.
What can you build on R1-1-zoned land in Vancouver?
Permitted uses in R1-1 include Multiple Dwelling (max 8 units), Duplex with Secondary Suite, Laneway House, Infill (with character house retention), Multiple Conversion Dwelling (character house), among others. Permitted uses are allowed outright; conditional uses may require Development Permit Board approval.
What is the FSR for R1-1 in Vancouver?
Floor Space Ratio (FSR) in R1-1 generally ranges from about 0.7 up to 1.0. ZoneScout calculates the maximum buildable floor area for your specific lot.
How tall can a building be in R1-1?
R1-1 permits a maximum building height of 11.5 m, generally about 3 storeys. Height can be affected by view corridors, setbacks, and the specific form of development.
How many units are allowed in R1-1 zoning?
R1-1 allows up to 8 dwelling units on an eligible lot. Under the Province's Bill 44 Small-Scale Multi-Unit Housing rules, most standard residential lots in Vancouver now permit multiple units outright. The exact number depends on lot size and whether rental tenure is secured.
Other residential zones in Vancouver
- FM-1 - Fraser Mile
- FSD - First Shaughnessy District
- R3-1 - Residential Low-Rise Apartment
- R3-2 - Residential Low-Rise Apartment (Rental)
- R3-3 - Residential Low-Rise Apartment
- R4-1 - Residential Mid-Rise Apartment
- R5-1 - Residential High-Rise Apartment
- R5-2 - Residential High-Rise Apartment (Rental)
Look up a specific address in Vancouver
Source: official Vancouver zoning bylaw (PDF) · updated October 2026