R3-3 Zoning in Vancouver - Residential Low-Rise Apartment
R3-3: Residential Low-Rise Apartment 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 districts, is to encourage low-rise apartments and mixed-use residential buildings of varied tenures, while also preserving lower density options.
On a typical R3-3-zoned lot you can expect an FSR of roughly 1.45–2.7 and a maximum height of 23 m. Exact figures vary with lot size, frontage, and form of development, so look up your specific address to confirm.
Alongside housing, R3-3 also lists Urban Farm - Class A, Artist Studio - Class A, and Library (with Community Centre) among its permitted uses.
Intent of the R3-3 district
The intent of this districts schedule, which contains the regulations for the R3-1, R3-2 and R3-3 districts, is to encourage low-rise apartments and mixed-use residential buildings of varied tenures, while also preserving lower density options.
R3-3 at a glance
| Floor space ratio (FSR) | 1.45–2.7 |
|---|---|
| Max height | 23 m |
| Zone category | Residential |
Density tiers in R3-3
| Tier | Applies to | Min frontage (m) | Units / ha | Min lot area | Max units | Base FSR | Conditional FSR | Max height |
|---|---|---|---|---|---|---|---|---|
| Residential Low-Rise Apartment | R3-3 permits any tenure, EXCEPT that 100% secured rental is required where the development displaces a rental housing unit on the site (or would have, but for a demolition or change of use in the 3 years before the permit application). FSR is stepped by site area. Encoded from the "all other sites" column of the R3 schedule: 2.40 at 920 m² or more, 2.20 at 613 m², 1.60 at 460 m². Two uplifts are NOT applied here because neither is testable from the parcel record: a site no deeper than 33.5 m reaches 2.70 at 920 m² or more, and a CORNER site with 40.2 m or more frontage reaches 2.70 at 1,470 m² (2.40 at 920 m²). Confirm depth and corner status before relying on the base figure. The 2.70 shown as bonus needs a site of 920 m² or more with 100% of the residential floor area developed as social housing. A qualifying shallow or corner site instead reaches 3.00 with either 20% below-market rental in a transit-oriented area or 100% social housing (Schedule J applies). Maximum building height 23.0 m for apartment and mixed-use residential building (about 6 storeys), rising to 27.5 m (about 8) with 20% below-market rental in a transit-oriented area or 100% social housing. Townhouse is capped at 10.7 m. Minimum site area 460 m²; the schedule sets no minimum site frontage and no site coverage limit. | - | 920 m² | - | 2.4 | 2.7 | 23 m | |
| Residential Low-Rise Apartment | R3-3 permits any tenure, EXCEPT that 100% secured rental is required where the development displaces a rental housing unit on the site (or would have, but for a demolition or change of use in the 3 years before the permit application). FSR is stepped by site area. Encoded from the "all other sites" column of the R3 schedule: 2.40 at 920 m² or more, 2.20 at 613 m², 1.60 at 460 m². Two uplifts are NOT applied here because neither is testable from the parcel record: a site no deeper than 33.5 m reaches 2.70 at 920 m² or more, and a CORNER site with 40.2 m or more frontage reaches 2.70 at 1,470 m² (2.40 at 920 m²). Confirm depth and corner status before relying on the base figure. Maximum building height 23.0 m for apartment and mixed-use residential building (about 6 storeys), rising to 27.5 m (about 8) with 20% below-market rental in a transit-oriented area or 100% social housing. Townhouse is capped at 10.7 m. Minimum site area 460 m²; the schedule sets no minimum site frontage and no site coverage limit. | - | 613 m² | - | 2.2 | - | 23 m | |
| Residential Low-Rise Apartment | R3-3 permits any tenure, EXCEPT that 100% secured rental is required where the development displaces a rental housing unit on the site (or would have, but for a demolition or change of use in the 3 years before the permit application). FSR is stepped by site area. Encoded from the "all other sites" column of the R3 schedule: 2.40 at 920 m² or more, 2.20 at 613 m², 1.60 at 460 m². Two uplifts are NOT applied here because neither is testable from the parcel record: a site no deeper than 33.5 m reaches 2.70 at 920 m² or more, and a CORNER site with 40.2 m or more frontage reaches 2.70 at 1,470 m² (2.40 at 920 m²). Confirm depth and corner status before relying on the base figure. Maximum building height 23.0 m for apartment and mixed-use residential building (about 6 storeys), rising to 27.5 m (about 8) with 20% below-market rental in a transit-oriented area or 100% social housing. Townhouse is capped at 10.7 m. Minimum site area 460 m²; the schedule sets no minimum site frontage and no site coverage limit. | - | 460 m² | - | 1.6 | - | 23 m | |
| Residential Low-Rise Apartment (Other Uses) | Below the minimum site area for an apartment, the site falls to the schedule’s "Other Uses" regulations: maximum floor space ratio 1.45 and maximum building height 11.5 m. Lower-density forms (duplex, laneway house, multiple dwelling up to 8 units, infill with character-house retention) are permitted but are regulated by the R1-1 district, not by this schedule. | - | - | - | 1.45 | - | 11.5 m |
Permitted uses in R3-3
- Low-Rise Apartment
- Low-Rise Apartment in combination with Townhouse
- Low-Rise Mixed-Use Residential Building
- Townhouse
- Duplex
- Duplex with Secondary Suite
- Laneway House
- Infill with Character House retention
- Multiple Conversion Dwelling
- Multiple Dwelling (up to 8 units)
- Single Detached House
- Single Detached House with Secondary Suite
- Principal Dwelling Unit with Lock-off Unit
- Urban Farm - Class A
- Artist Studio - Class A
- Community Centre or Neighbourhood House
- Library (with Community Centre)
- Park or Playground
- Plaza
- Child Day Care Facility
- Church
- Group Residence
- School
- Public Bike Share
- Public Utility
R3-3 zoning FAQ
What is R3-3 zoning in Vancouver?
R3-3 (Residential Low-Rise Apartment) 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 districts, 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 R3-3-zoned land in Vancouver?
Permitted uses in R3-3 include Low-Rise Apartment, Low-Rise Apartment in combination with Townhouse, Low-Rise Mixed-Use Residential Building, Townhouse, Duplex, among others. Permitted uses are allowed outright; conditional uses may require Development Permit Board approval.
What is the FSR for R3-3 in Vancouver?
Floor Space Ratio (FSR) in R3-3 generally ranges from about 1.45 up to 2.7. ZoneScout calculates the maximum buildable floor area for your specific lot.
How tall can a building be in R3-3?
R3-3 permits a maximum building height of 23 m. 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
- R3-1 - Residential Low-Rise Apartment
- R3-2 - Residential Low-Rise Apartment (Rental)
- 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