R1-1 Zoning • Neighbourhood Scale
Gentle Density in Vancouver
Vancouver is adding thousands of new homes without changing what neighbourhoods look and feel like. R1-1 zoning lets homeowners build 4-6 units on lots that once held a single house, keeping families in their communities while addressing the housing shortage.
6
Max units on a standard 33 ft lot
1.25
FSR with net-zero energy bonus
35 ft
Height limit preserving streetscape
85%
Of Vancouver RS lots now R1-1 eligible
How R1-1 zoning enables gentle density
When Vancouver adopted R1-1 zoning city-wide in 2023, it replaced decades-old single-family restrictions with a framework that permits multiplexes on virtually every residential lot. The key innovation is that the zoning envelope—height, setbacks, and floor area—remains nearly identical to what was allowed for a detached home.
This means a new fourplex or sixplex occupies the same visual footprint as the house it replaces. From the sidewalk, the building reads as a large home. Inside, it contains four to six independent units with separate entrances, kitchens, and living spaces. The result is gentle density: more housing without taller buildings.
Owners who pursue net-zero energy certification unlock a bonus FSR of 1.25 (up from 1.0), which can add 500-800 square feet of buildable area. This incentive aligns climate goals with housing production and often improves project economics.
What R1-1 allows
- • 3-6 strata units on lots 33 ft and wider
- • Up to 8 rental-only units with secured rental commitment
- • Laneway house retained or integrated into multiplex design
- • No public hearing required for conforming applications
- • Net-zero FSR bonus of 0.25 for energy-efficient builds
- • Reduced parking requirements near frequent transit
Preserving neighbourhood character
One of the most common concerns about density is that it will change the character of established neighbourhoods. Vancouver's gentle density approach addresses this directly through design guidelines that govern form, materials, and landscaping.
Design continuity
New multiplexes must respect the prevailing streetwall height, front yard depth, and side setbacks of adjacent properties. Roof forms, window proportions, and material palettes are guided by neighbourhood context. The goal is buildings that feel like they have always belonged on the street.
Tree retention and landscaping
Vancouver requires arborist assessments for significant trees, and the Protection of Trees Bylaw applies to all R1-1 projects. Many successful designs work around existing mature trees, integrating them into site plans as amenities rather than obstacles. Landscaping requirements ensure soft edges between new buildings and the street.
Entrances and public interface
Gentle density designs prioritize street-facing entrances, front porches, and active ground floors. This creates the "eyes on the street" effect that Jane Jacobs identified as essential to safe, vibrant neighbourhoods. Each unit has its own front door, reinforcing a sense of individual homes within a shared structure.
Infrastructure capacity
Vancouver's residential infrastructure—water, sewer, power, and roads—was originally designed for higher populations than currently occupy most single-family neighbourhoods. Adding 3-5 additional units per lot utilizes existing capacity without requiring major upgrades, making gentle density cost-effective for both the city and developers.
Gentle density by neighbourhood
Kitsilano
4-6 units typical
Tree-lined streets near transit and beaches. Fourplexes on 33 ft lots blend with heritage character homes. Strong demand from young professionals and families priced out of detached ownership.
Dunbar
4-6 units typical
Larger lots on the west side allow spacious multiplexes with generous yards. Multi-generational families are building compounds where grandparents, parents, and adult children each have a separate unit.
Riley Park
5-6 units typical
Close to Main Street and transit, Riley Park lots offer strong rental yield. Investors are building sixplexes with a mix of 1-bed and 2-bed units targeting the rental market.
Community benefits of Vancouver's gentle density
School enrolment stability
Many Vancouver schools have seen declining enrolment as families are priced out. Gentle density brings young families back into established neighbourhoods, supporting schools that would otherwise face closures or consolidation.
Local business viability
More residents within walking distance of neighbourhood commercial strips means more customers for local shops, restaurants, and services. Gentle density supports the small-business ecosystem that gives Vancouver neighbourhoods their identity.
Climate-aligned growth
Multiplexes built to net-zero standards use a fraction of the energy per unit compared to detached homes. Residents in walkable, transit-served neighbourhoods drive less. Gentle density is one of the most effective tools for reducing per-capita emissions.
See what gentle density looks like on your Vancouver lot
Enter your address to discover how many units R1-1 zoning allows, estimated project costs, and potential returns.