R5 zoning in Burnaby: what can you build?
Mid-Rise / High-Rise
On a standard lot with a rear lane, R5 allows about 11 units on a 33 × 122 ft lot (mid-rise apartment); about 19 units on a 50 × 122 ft lot (mid-rise apartment); about 24 units on a 66 × 122 ft lot (mid-rise apartment). These figures come from running BuildHere’s engine on each lot size with the Burnaby rules for this zone.
Most units by lot size
| Lot (with lane) | Most units | Building form | Max floor area |
|---|---|---|---|
| 33 × 122 ft4,026 sq ft | About 11 units | Mid-rise apartment | 16,505 sq ft |
| 50 × 122 ft6,100 sq ft | About 19 units | Mid-rise apartment | 37,578 sq ft |
| 66 × 122 ft8,052 sq ft | About 24 units | Mid-rise apartment | 57,411 sq ft |
Building options on a 33 × 122 ft lot
| Option | Status | Units | Max floor area |
|---|---|---|---|
| Mid-rise apartment | Allowed | About 11 | 16,505 sq ft |
Size limits for mid-rise apartment on a 33 × 122 ft lot
| Max floor area (FSR 4.10) | 16,505 sq ft | Burnaby R5 s.1.5.4.1 (Maximum Height) |
|---|---|---|
| Max height | 118.1 ft, 12 storeys | Burnaby R5 s.1.5.4.1 (Maximum Height) |
| Site coverage | No limit set (form is controlled by setbacks and FSR) | Burnaby Part 4 s.4.3.1 (R2 to R8) |
| Front setback | 9.8 ft | Burnaby R5 s.1.5.4.1 (Street Yard) |
| Side setback | 9.8 ft | Burnaby R5 s.1.5.4.1 (If abutting R1 or R2 District lot; if exterior wall has windows or openings) |
| Rear setback | 3.9 ft | Burnaby R5 s.1.5.4.1 (Lane Yard) |
| Rough building footprint | up to 1,442 sq ft | Estimate, not a design |
| Parking stalls required | 12 stalls (minimum) | Burnaby Part 7 s.1.3.1.2 |
Your lot will differ.
Frontage, depth, lane access, corner lots and frequent-transit areas all change the answer. Search your address for a report on the real lot in Burnaby.
Common questions
How many units can I build in R5 zoning in Burnaby?
With a rear lane and outside a frequent-transit area, R5 allows about 11 units on a 33 × 122 ft lot (mid-rise apartment); about 19 units on a 50 × 122 ft lot (mid-rise apartment); about 24 units on a 66 × 122 ft lot (mid-rise apartment). Your own lot's frontage, depth and location change the result.
What is FSR?
Floor space ratio (FSR) is a building’s total floor area divided by the lot area. An FSR of 1.0 on a 4,026 sq ft lot allows about 4,026 sq ft of floor area across all storeys. Some bylaws, such as Burnaby’s R1, set no FSR at all; there BuildHere shows an effective FSR worked out from the height, setback and lot coverage limits.
Where do these R5 rules come from?
From Burnaby Zoning Bylaw 2026, Part 3 (R2 Townhouse, R3 Low-Rise Apartment 1, R4 Low-Rise Apartment 2, R5 Mid-Rise Apartment 1 Districts) and Part 4 (General Regulations), June 2026 consolidation (rules approved 2026-10-15). Preliminary screening only. Verify with the City of Burnaby.