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R1-1 zone in Vancouver

Residential Inclusive District. Enable a variety of small-scale housing options (multiplexes, duplexes, houses with suites and laneway houses) while retaining the single-lot character of the area; character-house retention encouraged (s.1.1).

Find lots in VancouverHow many homes can I build in Vancouver?
76,178lots in this zone on the map
399 m²median lot size (4,295 ft²)
51–3,745,799 m²smallest to largest lot
11.5 mmaximum height (38 ft)

The rules

NameResidential Inclusive District
Homes allowed6 multiplex (strata/any tenure) or 8 if 100% secured rental, on sites >= 557 m2 and >= 15.1 m frontage; 5 units on >= 464 m2/13.4 m; 3-4 units on >= 306 m2/10.0 m. Otherwise duplex + suites, or house + suite + laneway house.
Floor space ratio1
Floor space notesMultiple dwelling (multiplex, 3-8 units): 1.00 FSR (s.3.1.1.2). Duplex / duplex with suite: 0.70; single detached house (with or without suite) and other uses: 0.60 (s.3.2.1.1). Laneway house floor area excluded (s.4.1.2(a)). Multiplex exclusions: balconies/decks up to 12%, combined with porches up to 16% of permitted floor area (s.4.1.2(f),(g)). Relaxations (s.5.1): 0.65 SDH addition to character house, 0.75 multiple conversion addition, 0.85 infill with character house retention. Applies city-wide, not only near frequent transit.
Height11.5 m (38 ft) · 3 storeys
Height notesMultiplex: 11.5 m and 3 storeys for frontage buildings, 8.5 m and 2 storeys for rear buildings (s.3.1.2.5). Other uses: 11.5 m and 3 storeys with third storey a partial storey <= 50% of storey below (s.3.2.2.3, 3.2.2.10). Accessory buildings 4.6 m (s.2.2.13).
Coverage notesNo building site coverage limit for multiple dwellings (s.3.1.2 is silent; s.4.2.2 impermeable rule). Other uses: 50% building coverage, 75% impermeable materials, 30% parking area (s.3.2.2.7, 3.2.2.8, 3.2.2.13).
Setbacksfront 4.9 m (16 ft), side 1.2 m (4 ft), rear 10.7 m (35 ft)
Setback notesMultiplex: front 4.9 m, side 1.2 m, rear 10.7 m (0.9 m for courtyard configuration) (s.3.1.2.6-3.1.2.8); separation 2.4 m between frontage buildings / between rear buildings, 6.1 m frontage-to-rear (s.3.1.2.11); max depth 19.8 m, max width 17.4 m (s.3.1.2.9-10). Other uses: front 4.9 m, side 1.2 m (may be 1.0 m on frontage < 10.1 m), rear 10.7 m (s.3.2.2.4-3.2.2.6, 3.2.2.11). Min site depth 33.5 m courtyard / 30.4 m other (s.3.1.2.4).
Bonus densityRental: 8 units instead of 6 when 100% secured rental (one unit may be owner-occupied) (s.3.1.1.3-3.1.1.4). Inclusionary: non-rental multiplex on sites >= 623 m2, >= 17.1 m frontage, west of Ontario/Carrall must provide 5% social housing floor area or cash in lieu (s.3.1.1.3(b)(ii); Schedule J).
Bylaw sectionss.1.1, 1.2, 2.1, 2.2.13, 3.1.1.2-3.1.1.4, 3.1.2.1-3.1.2.11, 3.2.1.1, 3.2.2.1-3.2.2.13, 4.1.2, 5.1

What you can use it for

Multiple dwelling (multiplex) up to 6 units, or 8 if secured rental (conditionalDuplexDuplex with secondary suiteSingle detached houseSingle detached house with secondary suiteLaneway houseInfillMultiple conversion dwellingPrincipal dwelling unit with lock-off unit

What BC law allows on these lots

  • 6 homes (near frequent transit)46,568 lots
  • Transit-oriented area (taller buildings)11,491 lots
  • 3 homes (lots up to 280 m²)9,020 lots
  • 4 homes (lots over 280 m²)8,447 lots

Our estimate per lot under BC's Bills 44 and 47, from lot size, transit distance and the urban boundary.

Example lots in R1-1

Other zones in Vancouver

R3-3RM-4RT-5R3-2RM-3ART-2R3-1RT-8RM-5BRM-5ART-10RM-8ART-11RT-7RT-3RM-7RM-5RM-3RM-8RM-1FM-1RT-9RM-6RM-9RM-9ARM-12RM-11RM-2RM-5DRM-10RM-7ARM-9BRT-4ARM-5CRT-1RT-4

Read from Zoning and Development By-law No. 3575 (district schedules consolidated to 2026-06; RT-1, RT-2, RT-4/4A, RT-8, RT-10, RM-2, RM-3, FM-1 headers read May 2026; RM-6 February 2026) ↗, checked 2026-10-21. Summaries are our reading of the bylaw: confirm with Vancouver before buying or designing. Page rebuilt October 26, 2026.