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Burnaby | R1 Zoning Explained

R1 Zoning in Burnaby: What It Permits and How to Use It

Burnaby's R1 zoning now means multiplex housing. The old single-family-only R1 zone has been replaced by R1 SSMUH, which permits 3-6 units on every former residential lot. Learn what R1 zoning allows, how to check your property, and what you can build based on your lot type.

Check your R1 zoning eligibility

What R1 zoning permits in Burnaby today

If you see "R1" on your Burnaby property's zoning designation, it means R1 Small-Scale Multi-Unit Housing (SSMUH) -- the new unified residential zone that replaced all former R districts in 2024. This is not the same R1 that existed before; the regulatory framework has changed fundamentally.

Under the current R1 zoning, you can build multiple dwelling units by right, without a rezoning application. The number of units depends on your lot area and whether you are within 400 metres of a Frequent Transit Network stop. Every R1 lot supports at least 3 units. Larger lots near transit support up to 6.

R1 also permits stratification (individual unit ownership), fee simple rowhousing (each unit on its own lot), and secondary suites within primary dwelling units. The combination of these permissions makes R1 one of the most flexible residential zones in Metro Vancouver.

R1 zoning permits

  • Primary dwelling units: 3-6 depending on lot area and transit
  • Secondary suites: Within primary units (count toward total)
  • Laneway houses: On lots with rear lane access
  • Fee simple rowhousing: Individual lot titles per unit
  • Stratification: Strata title for primary units
  • Home-based businesses: Permitted with conditions
  • No FSR cap: Build volume defined by envelope only

Old R-zone system vs new R1 SSMUH

Former R zones (R1-R10)

  • • Single-family home only (1 principal unit)
  • • Optional secondary suite
  • • Maximum floor area limits (FSR or GFA cap)
  • • No stratification permitted
  • • 1-2 parking stalls required
  • • Ten different zone categories with varying rules
  • • Limited housing choice

Current R1 SSMUH

  • • 3-6 primary dwelling units
  • • Secondary suites + laneway houses
  • • No maximum floor area limits
  • • Stratification of primary units permitted
  • • Zero parking near transit; 0.5/unit elsewhere
  • • One unified zone with clear, consistent rules
  • • Diverse housing forms including rowhousing

Development potential by lot type

Your lot's area determines the baseline unit count. Transit proximity can increase it to 6. Here is what each lot size category supports under R1 SSMUH.

Small Lot

Under 280 m2 (Under 3,014 sq ft)

Base units

3

With transit

N/A

Triplex or duplex with secondary suite. Compact design with efficient layouts. Common in Burnaby Heights and some Edmonds areas.

Standard Lot

280-560 m2 (3,014-6,028 sq ft)

Base units

4

With transit

6 if within 400m FTN

Fourplex is the sweet spot. Enough area for comfortable 2-3 bedroom units. Most common lot type in Burnaby residential neighbourhoods.

Large Lot

560-930 m2 (6,028-10,010 sq ft)

Base units

4-6

With transit

6 if within 400m FTN

Sixplex with generous unit sizes. Room for fee simple rowhousing configurations. Found in Capitol Hill, Burnaby Lake, and Deer Lake areas.

Estate Lot

930+ m2 (10,010+ sq ft)

Base units

4-6

With transit

6 if within 400m FTN

Maximum flexibility for unit mix and design. Potential for courtyard-style layouts. Rare but high-value development candidates.

How to check your property's R1 zoning

Option 1: VanPlex Lookup

Enter your address below. We cross-reference Burnaby zoning data with lot dimensions and transit maps to show your exact unit capacity and development potential.

Use the lookup tool ↓

Option 2: Burnaby Zoning Map

Visit burnaby.ca and use the interactive zoning map. Search your address and look for the R1 SSMUH designation. The map also shows transit network boundaries.

Free municipal resource

Option 3: Planning Department

Contact Burnaby's Planning and Development department for a pre-application consultation. Staff can confirm zoning and flag site-specific constraints.

Recommended for complex sites

Check your Burnaby R1 zoning potential

Enter your Burnaby address to confirm R1 SSMUH zoning, lot area, transit proximity, and development potential.

Related guides

R1 SSMUH Deep-Dive

Former zone transition table, development standards, and building envelope calculations.

SSMUH Burnaby Plain Language

Simple explanation of what SSMUH means for Burnaby homeowners.

Build a Multiplex in Burnaby

Complete step-by-step development guide with costs and timelines.

Frequently Asked Questions

What does R1 zoning permit in Burnaby?
R1 zoning in Burnaby now permits 3-6 primary dwelling units depending on lot area and transit proximity. It also permits secondary suites within primary units, laneway houses on lots with lane access, and fee simple rowhousing. The zone replaced all former R-category designations (R1 through R10) under the SSMUH bylaw update.
How do I check if my property is zoned R1 in Burnaby?
Use Burnaby's online zoning map at burnaby.ca or enter your address into VanPlex's property lookup tool. If your lot was previously zoned under any R district (R1-R10), it is now automatically R1 SSMUH. Properties zoned for commercial, industrial, or higher-density residential (RM, C, M zones) are not part of the R1 SSMUH consolidation.
What is the difference between the old R1 zone and the new R1 SSMUH zone?
The old R1 zone was limited to single-family homes with an optional secondary suite. The new R1 SSMUH zone permits 3-6 units, removes maximum floor area limits, allows stratification of primary units, introduces fee simple rowhousing, and reduces or eliminates parking requirements near transit. It is a fundamentally different regulatory framework.
Can I build on any R1-zoned lot in Burnaby?
Most R1 SSMUH lots are eligible for multiplex development. However, site-specific constraints can affect feasibility: steep slopes, significant trees requiring retention, inadequate servicing (sewer/water capacity), or covenant restrictions. A pre-application consultation with Burnaby Planning helps identify these issues early.
What is the development potential of a typical Burnaby R1 lot?
A typical 560 m2 (6,000 sq ft) Burnaby lot can support a fourplex of approximately 840 m2 (9,000 sq ft) gross floor area across three storeys. Near frequent transit, the same lot could support a sixplex. With no FSR cap, the buildable area is limited only by height, setbacks, and site coverage -- often resulting in larger units than comparable Vancouver projects.