R3-1 Zoning in Vancouver — Residential Rental
R3-1 — Residential Rental is a residential zoning district in the City of Vancouver. The intent of this districts schedule, which contains the regulations for the R3-1, R3-2 and R3-3 district, is to encourage low‑rise apartments and mixed‑use residential buildings of varied tenures, while also preserving lower density options.
On a typical R3-1-zoned lot you can expect an FSR of roughly 2.7–3.5 and a maximum height of 22 m (6 storeys). 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 R3-1 district
The intent of this districts schedule, which contains the regulations for the R3-1, R3-2 and R3-3 district, is to encourage low‑rise apartments and mixed‑use residential buildings of varied tenures, while also preserving lower density options.
R3-1 at a glance
| Floor space ratio (FSR) | 2.7–3.5 |
|---|---|
| Max height | 22 m |
| Max storeys (by right) | 6 |
| Zone category | Residential |
Density tiers in R3-1
| Tier | Min lot area | Max units | FSR | Max height |
|---|---|---|---|---|
| Residential Rental | 460 m² | — | 3.5 | 22 m |
Permitted uses in R3-1
- Mixed-Use Residential Building
- Seniors Supportive/Independent Living
- Child Day Care
- Community Centre
- Park/Playground
- Retail
- Office
- Service uses
- Institutional uses
- Public Utility
R3-1 zoning FAQ
What is R3-1 zoning in Vancouver?
R3-1 (Residential Rental) is a residential zoning district in the City of Vancouver. The intent of this districts schedule, which contains the regulations for the R3-1, R3-2 and R3-3 district, is to encourage low‑rise apartments and mixed‑use residential buildings of varied tenures, while also preserving lower density options.
What can you build on R3-1-zoned land in Vancouver?
Permitted uses in R3-1 include Mixed-Use Residential Building, Seniors Supportive/Independent Living, Child Day Care, Community Centre, Park/Playground, among others. Permitted uses are allowed outright; conditional uses may require Development Permit Board approval.
What is the FSR for R3-1 in Vancouver?
Floor Space Ratio (FSR) in R3-1 generally ranges from about 2.7 up to 3.5. 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 R3-1?
R3-1 permits a maximum building height of 22 m, generally about 6 storeys. Height can be affected by view corridors, setbacks, and the specific form of development.
Other residential zones in Vancouver
- FM-1 — Fraser Mile
- FSD — First Shaughnessy District
- R1-1 — Residential Inclusive (
- 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