R1-1 Zoning in Vancouver — Residential Inclusive (
Formerly RS-1, RS-1B, RS-5, and RS-6.
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.
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%. The upper end of the density range is a bonus that is unlocked only where secured rental or below-market housing is provided. Exact figures vary with lot size, frontage, and form of development — look up your specific address to confirm.
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 | Min lot area | Max units | FSR | Max height |
|---|---|---|---|---|
| Residential Inclusive (Multiple Dwelling) | 557 m² | 8 | 1.0 | 11.5 m |
| Residential Inclusive (Multiple Dwelling) | 464 m² | 5 | 1.0 | 11.5 m |
| Residential Inclusive (Multiple Dwelling) | 306 m² | 4 | 1.0 | 11.5 m |
| Residential Inclusive (Duplex with Secondary Suite) | 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-1B, RS-5, and RS-6 zoning in Vancouver?
Vancouver's September 2024 city-wide rezoning folded the old RS single-family district schedules into the R1-1 Residential Inclusive zone, which delivers the Province's Bill 44 Small-Scale Multi-Unit Housing requirements. If your property was zoned RS-1, it is almost certainly 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. The higher figure is a density bonus tied to securing rental or below-market housing. 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 Rental
- 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 August 2026