R3-2 zone in Vancouver
R3-2 District (Residential, low-rise apartment, rental only). Encourage low-rise apartments and mixed-use residential buildings of varied tenures while preserving lower-density options (s.1.1).
The rules
| Name | R3-2 District (Residential, low-rise apartment, rental only) |
|---|---|
| Homes allowed | No unit cap for apartments (FSR-based); all residential floor area must be 100% secured rental (s.3.1.1.4(a)); multiplex up to 8 under R1-1 rules. Unit mix (s.2.2.6): at least 35% of units 2+ bedrooms and at least 10% 3+ bedrooms (s.2.2.6; waived for 100% seniors social housing). |
| Floor space ratio | 1 on lots 0–460 m²; 1.6 on lots 460–613 m²; 2.2 on lots 613–920 m²; 2.4 on lots over 920 m² |
| Floor space notes | 100% rental required (s.3.1.1.4(a)); FSR (s.3.1.1.4(b)): 1.60 on 460-613 m2, 2.20 on 613-920 m2, 2.40 on >= 920 m2 (all other sites). Tiers shown use the 'all other sites' row; sites <= 33.5 m deep get 2.70 from 920 m2 (2.40 at 613-920 m2) and corner sites with >= 40.2 m frontage get 2.70 from 1,470 m2 (2.40 at 920-1,470 m2). Below the 460 m2 minimum site area for apartments (s.3.1.2.1) only R1-1 forms apply (multiplex up to 8 units at 1.00 FSR via s.2.2.2(a); duplex/house per R1-1, s.2.2.3); that tier is shown as 1.0. Other uses (non-residential, e.g. institutional) 1.45 FSR (s.3.2.1.1). Exclusions (s.4.1.2): balconies/decks/townhouse passageways up to 12%, with porches up to 16% of permitted floor area; amenity areas and child day care up to 10% each; parking/storage below base surface. |
| Height | 23 m (75 ft) |
| Height notes | Apartment and mixed-use residential building 23.0 m; townhouse 10.7 m (s.3.1.2.2); raised to 27.5 m where >= 20% of residential floor area is below-market rental in a transit-oriented area, or 100% social housing (s.3.1.2.7). Other uses 11.5 m (s.3.2.2.1). The schedule sets no storey limit. Multiple dwellings of 8 or fewer units, duplexes and houses follow R1-1 (11.5 m / 3 storeys). |
| Coverage notes | The R3 schedule sets no site coverage limit for apartments, mixed-use buildings or other uses (s.3.1.2, 3.2.2). |
| Setbacks | front 3.7 m (12 ft), side 1.8 m (6 ft), rear 3.1 m (10 ft), flank 3.7 m (12 ft) |
| Setback notes | Apartment / townhouse / mixed-use: front 3.7 m, exterior side 3.7 m, other side 1.8 m, rear 3.1 m (s.3.1.2.3-3.1.2.5); separation 3.1 m between townhouse buildings, 7.3 m between other principal buildings (s.3.1.2.6); Director of Planning may vary front/side yards and reduce separation (s.3.1.2.9-3.1.2.10). Other uses: front 3.7 m, side 1.2 m, rear 3.1 m (s.3.2.2.2-3.2.2.4). Accessory buildings 4.6 m high, 3.1 m from lane centre line, 0.6 m from rear property line (s.2.2.10). R1-1 setbacks apply to multiplexes of 8 or fewer units, duplexes and houses. |
| Bonus density | 3.00 FSR on qualifying shallow (>= 920 m2) or corner (>= 1,470 m2) sites with 20% below-market rental in a transit-oriented area or 100% social housing (s.3.1.1.4(c)); 2.70 on other sites >= 920 m2 with 100% social housing (s.3.1.1.4(d)); height 27.5 m under same conditions (s.3.1.2.7). |
| Bylaw sections | s.1.1, 2.1, 2.2.1-2.2.10, 3.1.1.1-3.1.1.5, 3.1.2.1-3.1.2.10, 3.2.1.1, 3.2.2.1-3.2.2.4, 4.1.1-4.1.2 |
What you can use it for
Apartment (more than 8 units, conditional)Apartment in combination with townhouse (townhouse at rear)Mixed-use residential buildingTownhouse (more than 8 units) - goes to RR-1 per s.2.2.1(b)Multiple dwelling of 8 or fewer units (R1-1 rules)Duplex, duplex with secondary suiteSingle detached house (with or without suite)Laneway houseInfill with character house retentionNeighbourhood grocery store, retail store, barber/beauty, financial institution,
What BC law allows on these lots
- 6 homes (near frequent transit)2,105 lots
- Transit-oriented area (taller buildings)1,401 lots
- 3 homes (lots up to 280 m²)212 lots
- 4 homes (lots over 280 m²)35 lots
Our estimate per lot under BC's Bills 44 and 47, from lot size, transit distance and the urban boundary.
Example lots in R3-2
No addressed lots in this zone on the map.
Other zones in Vancouver
R1-1R3-3RM-4RT-5RM-3ART-2R3-1RT-8RM-5BRM-5ART-10RM-8ART-11RT-7RT-3RM-7RM-5RM-3RM-8RM-1FM-1RM-6RT-9RM-9RM-9ARM-12RM-11RM-2RM-5DRM-10RM-7ART-4ARM-9BRM-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 25, 2026.