R1-1 District Schedule

Vancouver R1-1 Multiplex-Complete Zoning Guide

Q: What is the intent of the R1-1 district?

R1-1 enables a variety of small-scale housing options while retaining single-lot character. Options include multiplex (up to 6 market units or 8 rental units), duplexes with suites and lock-offs, and single detached houses with secondary suites and laneway houses. Character house retention is encouraged.

Q: How many units can I build under R1-1 multiplex?

Up to 6 units (market) or up to 8 units if all are secured rental. 7-8 unit projects must be non-strata rental; 3-6 unit projects can be ownership or rental.

Q: What are the minimum lot size and frontage requirements?

3-4 units: 306 m2 and 10.0 m frontage (3 units max 463 m2/13.3 m). 5 units: 464 m2 and 13.4 m frontage. 6-8 units: 557 m2 and 15.1 m frontage. Depth typically 30.4 m (33.5 m courtyard).

Q: What FSR bonuses are available?

Base FSR is 0.70. It can increase to 1.00 if: (1) all units are secured rental (1 owner-occupied allowed), (2) 6 units max with at least 1 below-market homeownership unit (BC Housing partnership), or (3) amenity/affordable housing shares provided to City at 1 m2 per share.

Q: What is a below-market homeownership unit?

A unit with at least 2 bedrooms, min 90 m2 floor area, sold at minimum 50% below fair market value under a BC Housing agreement to purchasers meeting income/eligibility criteria.

Q: What heights and yards apply?

Front buildings up to 11.5 m and 3 storeys; rear buildings 8.5 m and 2 storeys. Front yard 4.9 m, side yard 1.2 m (1.0 m for frontage < 10.1 m), rear yard 10.7 m (0.9 m for rear buildings in a courtyard).

Q: What are the building separation requirements?

Buildings on site frontage: 2.4 m apart. Rear buildings: 2.4 m apart. Front to rear buildings: 6.1 m apart. Measured from closest exterior walls.

Q: Do I need lane access?

Yes. Multiplex sites must provide vehicular access from the rear lane and cannot be in a flood plain. The site must be a single lot on record prior to October 17, 2023 or created by subdivision.

Q: What tree requirements apply?

Frontage = 15.1 m: retain or plant 2 trees. Retained trees must have trunk diameter >= 20 cm at 1.4 m height. Planted trees must comply with Protection of Trees By-law Schedule D.

Everything from the City of Vancouver's March 2025 R1-1 District Schedule: FSR, lot requirements, approved uses, building form, floor area rules, and design standards-all in one builder-ready reference.

Need broader advice beyond zoning? See our Vancouver real estate agent services for buyer, seller, and builder strategy. Or read our homeowner's guide to building your own multiplex and what R1-1 zoning means for your property.

R1-1 multiplex at a glance (2026): Under Vancouver's R1-1 zoning, most single-family lots can be developed into 3–6 market-rate units or up to 8 secured-rental units without rezoning. Minimum lot size is 306 m² with 10.0 m frontage for 3–4 units, scaling to 557 m² and 15.1 m frontage for 6–8 units. Base FSR is 0.70, rising to 1.00 for all-rental projects. All sites require rear-lane vehicular access and must not be in a flood plain. Greyden Douglas at Rain City Properties has assessed 75+ lots for builder feasibility under these rules — contact us before you assume your lot qualifies or doesn't.

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Written by Greyden Douglas — Vancouver REALTOR® specialising in R1-1 multiplex development

Rain City Properties · PREC* · Licensed since 2006 · 75+ active builder contacts · Updated July 2026

Greyden has worked with Vancouver builders and homeowners navigating the R1-1 District Schedule since its implementation. He holds active membership in GVR, BCFSA, and CREA.

FSR

0.70 base (up to 1.00 rental/BMR)

Units

3-8 units; 7-8 must be rental

Frontage

10.0 m+ (3-4 units) - 15.1 m+ (6-8 units)

Site depth

30.4 m+ (33.5 m courtyard)

Section 1

R1-1 District Schedule: Intent & Overview

The R1-1 Residential Inclusive district enables a variety of small-scale housing options while retaining the single-lot character of the area. Housing options include:

Multiple dwellings ("multiplex"): Up to 6 dwelling units, or up to 8 rental dwelling units
Duplexes: May include secondary suites and lock-off units
Single detached houses: May include secondary suites and laneway houses

Retention of character houses is encouraged by permitting infill and multiple conversion dwellings where a character house is retained.

Source: City of Vancouver March 2025 Zoning and Development By-law, R1-1 District Schedule, Section 1.1

Applicable Guidelines

Guidelines for Additions, Infill and Multiple Conversion Dwelling in R1-1, RT-7 and RT-9 Zones
Flood Plain Standards and Requirements

Section 3.1.2

Lot Size & Frontage Requirements

R1-1 requirements for multiplex sites-builder-ready numbers from the District Schedule.

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Configuration	Min Site Area	Min Frontage	Min Depth	Max Site/Frontage
3-4 unit multiplex	Min 306 m2	Min 10.0 m	Min 30.4 m (33.5 m courtyard)	463 m2 (3 units) / 13.3 m (3 units)
5 unit multiplex	Min 464 m2	Min 13.4 m	Min 30.4 m	- / -
6-8 unit multiplex	Min 557 m2	Min 15.1 m	Min 30.4 m (33.5 m courtyard)	- / -
Duplex / Single Detached	Min 306 m2	Min 7.3 m	-	-

What this means for a typical Vancouver lot

A standard East Vancouver lot is 33 ft × 122 ft (roughly 10.0 m × 37 m = 374 m²). Under R1-1, this qualifies for a 3–4 unit multiplex — just meeting the 306 m² minimum, with lane access assumed. To unlock a 5-unit build, you need at least 464 m² — a 40 ft wide lot or a deeper-than-standard 33 ft lot. The 6-unit threshold (557 m², 15.1 m frontage) requires roughly a 50 ft wide lot, uncommon in East Van but more typical in Kerrisdale, Dunbar, and Point Grey where lots run wider. Buyers targeting redevelopment should measure actual frontage and lot area from the title document, not the listing — surveyors occasionally find small variations that cross these thresholds.

Section 3.1.2.11-13

Building Separation Requirements

Minimum distances between buildings on a multiplex site, measured from closest exterior walls.

Buildings on site frontage

2.4 m minimum

Between rear buildings

2.4 m minimum

Front to rear buildings

6.1 m minimum

Section 3.1.2 & 3.2.2

Form & Placement Regulations

Key R1-1 dimensions for multiplex layouts, including rear buildings and courtyard configurations.

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Heights

Front buildings: 11.5 m / 3 storeys. Rear buildings: 8.5 m / 2 storeys.

Yards

Front: 4.9 m. Side: 1.2 m (1.0 m if frontage < 10.1 m). Rear: 10.7 m (0.9 m for courtyard rear buildings).

Building depth/width

Max depth: 19.8 m. Max width: 17.4 m. Corner sites may increase depth with Director approval.

Access

Vehicular access from rear lane required. Site cannot be in designated flood plain.

Trees

Frontage < 15.1 m: 1 tree. Frontage >= 15.1 m: 2 trees. Must be retained or planted in front yard (s.2.2.1).

Bedroom mix

3-4 units: 1-2 must be 2+ bed. 5-6 units: 2-3 must be 2+ bed. 7-8 rental: 2-3 must be 2+ bed.

Section 3.1.1

FSR & Density Bonus Options

Multiple paths to increased floor space ratio for multiplex projects.

Option	Max FSR	Conditions
Base multiplex (3-6 units)	0.70	Standard market units
Secured rental multiplex	Up to 1.00	All units secured as residential rental tenure (1 unit may be owner-occupied)
Below-market homeownership	Up to 1.00	6 units max with at least 1 below-market unit (BC Housing partnership, 2+ bed, 90 m2, 50%+ below market)
Amenity/affordable housing shares	Up to 1.00	1 m2 per share provided to City at no cost (6 units max)

Below-Market Homeownership Unit Requirements

At least 2 bedrooms
Minimum floor area of 90 m2
Initial price minimum 50% below fair market value
Registered agreement with BC Housing Management Commission
Purchasers must meet income and eligibility criteria

Section 2.2.9

Bedroom Mix Requirements

Minimum number of dwelling units with 2 or more bedrooms required for each multiplex configuration.

Number of Units	Rental (1 owner-occupied allowed)	All Other (Market)
3 units	1 unit with 2+ bed	2 units with 2+ bed
4 units	1 unit with 2+ bed	2 units with 2+ bed
5 units	2 units with 2+ bed	3 units with 2+ bed
6 units	2 units with 2+ bed	3 units with 2+ bed
7 units (rental only)	2 units with 2+ bed	N/A
8 units (rental only)	3 units with 2+ bed	N/A

Section 2.1

Approved Dwelling Uses

Outright and conditional approval dwelling uses under R1-1 District Schedule.

Dwelling Use	Approval	Notes
Duplex	Outright	No conditional approval needed
Duplex with Secondary Suite	Conditional	Max 1 secondary suite per dwelling unit
Single Detached House	Outright	No conditional approval needed
Single Detached House with Secondary Suite	Conditional	Tree requirement applies
Multiple Dwelling (3-6 units)	Conditional	Market ownership allowed
Multiple Dwelling (7-8 units)	Conditional	All units must be secured rental (non-strata)
Laneway House	Conditional	Regulated by Section 11 of bylaw
Multiple Conversion Dwelling	Conditional	Character house retention required; no housekeeping units
Infill + Character House	Conditional	Character house must be retained
Principal Dwelling with Lock-Off	Conditional	Duplex only; max 1 lock-off per unit
Mixed-Use Residential	Conditional	Only neighbourhood grocery store permitted
Seniors Supportive/Independent Living	Conditional	Director approval required

Section 2.1

Other Conditional Approval Uses

Non-dwelling uses that may be approved in R1-1 with Director of Planning approval.

Institutional

Child Day Care, Church, School (Elementary/Secondary), Hospital, Community Care Facility, Group Residence, Social Service Centre

Cultural & Recreational

Community Centre, Neighbourhood House, Library (with Community Centre), Park or Playground, Marina, Golf Course

Agricultural

Urban Farm - Class A

Retail

Farmers' Market (conditional), Neighbourhood Grocery Store, Public Bike Share, Shared E-Scooter System

Service

Bed and Breakfast Accommodation, Short Term Rental Accommodation

Office

Temporary Sales Office only

Utility

Public Utility (conditional)

Section 4.2

Floor Area Computation

What's included and excluded when calculating floor space ratio.

Included in Floor Area

All floors measured to extreme outer limits (including accessory buildings)
Stairways, fire escapes, elevator shafts (gross cross-sectional area at each floor)
Extra area when floor-to-floor height exceeds 3.7 m (equal to floor area below excess)

Excluded from Floor Area

Laneway house floor area
Parking/bike storage in accessory or rear buildings (max 48 m2 for non-multiplex)
Heating/mechanical equipment (3.7 m2 per unit for multiplex)
Patios and roof decks
Balconies/decks up to 12% (multiplex) or 8% (other) of permitted FSR
Entries, porches, verandahs (with balcony exclusions, max 16% multiplex, 13% other)
Unconditioned space < 2.0 m ceiling below entries/porches
Floor area under sloping roofs (7:12+ pitch, 1.2-2.3 m height, max 10% of FSR)
Undeveloped attic space above highest storey (no permanent access)
Internal stairways between dwelling units (7.5 m2 per unit for multiplex)
Child day care facility (up to 10% of permitted FSR)

Section 4.4

External Design Requirements

Building design regulations for basements, entrances, windows, and outdoor space.

Basement projection

Basement/cellar cannot project horizontally beyond first storey perimeter

Window wells

Lowered ground allowed max 1.0 m from wall surface

Sunken entrances

Max 3.1 m into front/rear yard; total width max half building width or 4.6 m

Suite window glazing

Kitchen/living/dining: min 10% of floor area. Other rooms (except bath/laundry): min 5%

Exterior stairs (multiplex)

Max 2.4 m length

Outdoor space (multiplex)

Min 7.4 m2 per unit via balconies, decks, roof decks, patios, or similar

Section 2.2.14

Accessory Building Regulations

Requirements for accessory buildings to be permitted as outright approval.

Max height

4.6 m

Location

Rear yard only

Distance from lane centre

Min 3.1 m

Distance from rear property line

Min 0.6 m

Max total floor area

48 m2

Section 3.2.1

FSR for Duplex, Single & Character Retention

Compare multiplex to other R1-1 paths-useful when a site doesn't hit multiplex frontage or you're retaining character.

Duplex / duplex + suite

R1-1

FSR 0.70

Single + suite

R1-1

FSR 0.60 (0.65 with retained character house)

Multiple conversion

R1-1

FSR 0.75 with retained character house

Infill with retained character house

R1-1

FSR 0.85

FAQ

R1-1 Multiplex Questions Answered

Comprehensive answers pulled from the City of Vancouver's March 2025 R1-1 District Schedule.

What is the intent of the R1-1 district?

R1-1 enables a variety of small-scale housing options while retaining single-lot character. Options include multiplex (up to 6 market units or 8 rental units), duplexes with suites and lock-offs, and single detached houses with secondary suites and laneway houses. Character house retention is encouraged.

How many units can I build under R1-1 multiplex?

Up to 6 units (market) or up to 8 units if all are secured rental. 7-8 unit projects must be non-strata rental; 3-6 unit projects can be ownership or rental.

What are the minimum lot size and frontage requirements?

3-4 units: 306 m2 and 10.0 m frontage (3 units max 463 m2/13.3 m). 5 units: 464 m2 and 13.4 m frontage. 6-8 units: 557 m2 and 15.1 m frontage. Depth typically 30.4 m (33.5 m courtyard).

What FSR bonuses are available?

Base FSR is 0.70. It can increase to 1.00 if: (1) all units are secured rental (1 owner-occupied allowed), (2) 6 units max with at least 1 below-market homeownership unit (BC Housing partnership), or (3) amenity/affordable housing shares provided to City at 1 m2 per share.

What is a below-market homeownership unit?

A unit with at least 2 bedrooms, min 90 m2 floor area, sold at minimum 50% below fair market value under a BC Housing agreement to purchasers meeting income/eligibility criteria.

What heights and yards apply?

Front buildings up to 11.5 m and 3 storeys; rear buildings 8.5 m and 2 storeys. Front yard 4.9 m, side yard 1.2 m (1.0 m for frontage < 10.1 m), rear yard 10.7 m (0.9 m for rear buildings in a courtyard).

What are the building separation requirements?

Buildings on site frontage: 2.4 m apart. Rear buildings: 2.4 m apart. Front to rear buildings: 6.1 m apart. Measured from closest exterior walls.

Do I need lane access?

Yes. Multiplex sites must provide vehicular access from the rear lane and cannot be in a flood plain. The site must be a single lot on record prior to October 17, 2023 or created by subdivision.

What tree requirements apply?

Frontage < 15.1 m: retain or plant 1 tree in front yard. Frontage >= 15.1 m: retain or plant 2 trees. Retained trees must have trunk diameter >= 20 cm at 1.4 m height. Planted trees must comply with Protection of Trees By-law Schedule D.

What bedroom mix is required?

For 3-4 units: 1-2 must be 2+ bedrooms. For 5-6 units: 2-3 must be 2+ bedrooms. For 7-8 secured rental: 2-3 must be 2+ bedrooms. Rental projects with owner-occupied unit have lower requirements.

Can I do a lock-off or secondary suite?

Lock-off units are allowed in duplexes only (max 1 per dwelling unit). Duplex with secondary suite can have only 1 suite and 1 lock-off total, and the lock-off must be in the unit without the suite. Multiplex units count toward the total unit count.

What if I retain a character house?

FSR increases for character retention: single + suite to 0.65, multiple conversion to 0.75, infill with character to 0.85. Multiple conversion dwelling must result from converting a character house and cannot include housekeeping or sleeping units.

What floor area is excluded from FSR calculations?

Laneway house area, parking/bike storage in accessory buildings, mechanical equipment (3.7 m2/unit), patios/roof decks, balconies/decks (up to 12% for multiplex), entries/porches/verandahs, unconditioned space under porches, areas under sloping roofs, undeveloped attic, and internal stairways between units (7.5 m2/unit).

What outdoor space is required for multiplex?

Minimum 7.4 m2 per dwelling unit must be provided as balconies, decks, roof decks, patios, or other outdoor spaces satisfactory to the Director of Planning.

Can I have more than one principal building?

For multiplex, the Director of Planning may permit more than 1 principal building on a site if the Director considers the intent of the schedule and applicable Council policies and guidelines.

What accessory buildings are allowed?

Accessory buildings are outright approval if: max height 4.6 m, located in rear yard, at least 3.1 m from lane centre, at least 0.6 m from rear property line, and total floor area max 48 m2. Parking spaces must not exceed 7.3 m length.

What external design rules apply?

Basement cannot project beyond first storey. Window wells max 1.0 m from wall. Sunken entrances max 3.1 m into yard, total width max half building width or 4.6 m. Suite windows: min 10% glazing in kitchen/living/dining, 5% in other rooms. Multiplex exterior stairs max 2.4 m.

Multiplex Resources

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Best Realtor for Multiplex in Vancouver

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Best Realtor for Bill 44 / R1-1 Zoning

What to look for in a realtor who specializes in R1-1 eligible lots and development packaging.

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Rain City vs. Vuppie Real Estate

Comparing two multiplex-focused Vancouver agencies on builder network, pricing, and track record.

Read comparison →

Talk to Greyden

Get a builder-ready brief for your address — lot metrics, bedroom mix, and access notes.

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Information on this page is derived from the City of Vancouver Zoning and Development By-law, R1-1 District Schedule (March 2025). For official regulations, consult the City of Vancouver website.