Vancouver | R1-1 Zone
Vancouver SSMUH Zoning: R1-1 Rules Explained
Vancouver's R1-1 zone is the city's implementation of BC's SSMUH mandate. Understand the lot size thresholds, frontage minimums, FSR caps, height limits, setback rules, and parking exemptions that determine what you can build on your property.
Check your lot's R1-1 eligibilityWhat is the R1-1 zone?
In June 2024, Vancouver replaced most of its legacy RS residential zones with the new R1-1 Small-Scale Multi-Unit Housing district. The change was mandated by BC's Bill 44, which requires every municipality with more than 5,000 residents to allow multiplex housing on formerly single-family-only lots.
R1-1 zoning permits a range of housing forms including duplexes, triplexes, fourplexes, and sixplexes. Laneway houses and secondary suites remain available and count toward the total unit cap. The number of units your lot supports depends primarily on frontage width and proximity to frequent transit.
This is distinct from older RS zones, which were limited to one principal dwelling plus a secondary suite and laneway house. R1-1 fundamentally expands what Vancouver homeowners can build by right, without requiring a rezoning application.
R1-1 at a glance
- Unit range: 2-6 units depending on lot frontage
- Max height: 10.7 m (35 ft) -- three storeys
- Base FSR: 1.0, with 1.25 bonus for net-zero-ready builds
- Parking: Eliminated near frequent transit
- Ownership: Stratified strata or fee-simple permitted
- Lane access: Not required, but affects rear setback calculation
R1-1 zoning development standards
These are the key parameters that govern what can be built on an R1-1 lot in Vancouver. Every multiplex project must comply with these standards at the building permit stage.
| Parameter | Requirement | Notes |
|---|---|---|
| Maximum Height | 10.7 m (35 ft) | Allows 3-storey construction |
| Base FSR | 1.0 | Applies to all R1-1 projects |
| Bonus FSR (Net-Zero) | 1.25 | Requires net-zero-ready energy performance |
| Front Setback | 6.1 m (20 ft) | From front property line |
| Rear Setback | 10.7 m (35 ft) from centre of lane | Or 1.2 m from property line if no lane |
| Side Setback | 1.2 m (4 ft) minimum | Increases with building height |
| Site Coverage | 45% | Maximum lot coverage by buildings |
| Min Frontage (4 units) | 13.4 m (44 ft) | Standard lot width |
| Min Frontage (6 units) | 15.24 m (50 ft) | Wider lots for sixplex |
| Parking (Transit) | 0 stalls | Within 400m of frequent transit |
| Parking (Non-Transit) | 1 stall per unit | Outside transit proximity |
Frontage determines your unit count
In Vancouver's R1-1 zone, your lot's street frontage is the primary factor that determines how many dwelling units you can build. Here is the breakdown by frontage width:
Narrow Lots
Under 10 m (33 ft) frontage
Up to 2 units
Duplex with optional secondary suite
Standard Lots
13.4 m+ (44 ft+) frontage
Up to 4 units
Fourplex or multiplex configurations
Wide Lots
15.24 m+ (50 ft+) frontage
Up to 6 units
Maximum density under R1-1
Transit proximity and parking rules
Vancouver has tied parking requirements to transit access. If your lot falls within 400 metres of a frequent transit stop -- which includes most areas along major bus routes, SkyTrain stations, and the Canada Line corridor -- you have zero parking minimums. This dramatically simplifies site planning and reduces construction costs.
For lots outside transit areas, one off-street parking stall per unit is required. However, the majority of Vancouver's R1-1 zoned lots benefit from transit proximity. You can verify your lot's transit status using Vancouver's VanMap tool or by entering your address into our lookup below.
Bicycle parking is required for all projects: one space per unit minimum, with secure, covered storage preferred. Accessible parking provisions apply under the BC Building Code when the project exceeds four units.
Parking checklist
- ✓ Confirm lot is within 400 m of frequent transit for zero-parking eligibility
- ✓ If outside transit zone: plan 1 stall per unit with adequate maneuvering aisle
- ✓ Provide 1 bicycle space per unit (covered and secure)
- ✓ Review accessible parking requirements if building 5+ units
- ✓ Coordinate driveway location with City engineering requirements
Net-zero-ready FSR bonus: from 1.0 to 1.25
Base FSR 1.0
Available to all R1-1 projects by right. On a standard 4,000 sq ft (372 m2) lot, this translates to 4,000 sq ft of buildable floor area before exclusions.
Exclusions for stairs, elevator shafts, and mechanical rooms can add 5-8% more usable space beyond the base FSR.
Bonus FSR 1.25
Achieved by designing to net-zero-ready energy standards. On the same 4,000 sq ft lot, you get 5,000 sq ft of buildable floor area -- a 25% increase that often funds the incremental energy costs.
Requirements include high-performance envelope, heat pumps, and pre-wiring for solar. Energy modelling by a certified advisor is required at the permit stage.
Check your property's R1-1 zoning potential
Enter your Vancouver address to see frontage width, unit capacity, FSR allowance, and transit-area parking status instantly.