R5-4 Zoning in Vancouver — Residential High-Rise Apartment (Rental)
R5-4 — Residential High-Rise Apartment (Rental) is a residential zoning district in the City of Vancouver. The intent of this districts schedule, which contains the regulations for the R5-1, R5-2, R5-3 and R5-4 districts, is to encourage high-rise apartments and mixed-use residential buildings of varied tenures, while also preserving lower density options.
On a typical R5-4-zoned lot you can expect an FSR of roughly 1.45–6.8 and a maximum height of 84 m. 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 R5-4 district
The intent of this districts schedule, which contains the regulations for the R5-1, R5-2, R5-3 and R5-4 districts, is to encourage high-rise apartments and mixed-use residential buildings of varied tenures, while also preserving lower density options.
R5-4 at a glance
| Floor space ratio (FSR) | 1.45–6.8 |
|---|---|
| Max height | 84 m |
| Zone category | Residential |
Density tiers in R5-4
| Tier | Min lot area | Max units | FSR | Max height |
|---|---|---|---|---|
| Residential High-Rise Apartment (Rental) | 1532 m² | — | 6.8 | 84 m |
| Residential High-Rise Apartment (Rental) (low-rise tier) | 920 m² | — | 2.7 | 23 m |
| Residential High-Rise Apartment (Rental) (low-rise tier) | 613 m² | — | 2.2 | 23 m |
| Residential High-Rise Apartment (Rental) (low-rise tier) | 460 m² | — | 1.6 | 23 m |
| Residential High-Rise Apartment (Rental) (low-rise tier) (Other Uses) | — | — | 1.45 | 11.5 m |
Permitted uses in R5-4
- High-Rise Apartment
- High-Rise Mixed-Use Residential Building
- Mid-Rise Apartment
- Mid-Rise Mixed-Use Residential Building
- 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
R5-4 zoning FAQ
What is R5-4 zoning in Vancouver?
R5-4 (Residential High-Rise Apartment (Rental)) is a residential zoning district in the City of Vancouver. The intent of this districts schedule, which contains the regulations for the R5-1, R5-2, R5-3 and R5-4 districts, is to encourage high-rise apartments and mixed-use residential buildings of varied tenures, while also preserving lower density options.
What can you build on R5-4-zoned land in Vancouver?
Permitted uses in R5-4 include High-Rise Apartment, High-Rise Mixed-Use Residential Building, Mid-Rise Apartment, Mid-Rise Mixed-Use Residential Building, Low-Rise Apartment, among others. Permitted uses are allowed outright; conditional uses may require Development Permit Board approval.
What is the FSR for R5-4 in Vancouver?
Floor Space Ratio (FSR) in R5-4 generally ranges from about 1.45 up to 6.8. 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 R5-4?
R5-4 permits a maximum building height of 84 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 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
Look up a specific address in Vancouver
Source: official Vancouver zoning bylaw (PDF) · updated August 2026