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NR-5 zoning in New Westminster: what can you build?

Neighbourhood Single Detached Residential (small lots)

On a standard lot with a rear lane, NR-5 allows up to 2 units on a 33 × 122 ft lot (single detached house with secondary suite); up to 2 units on a 50 × 122 ft lot (single detached house with secondary suite); up to 2 units on a 66 × 122 ft lot (single detached house with secondary suite). These figures come from running BuildHere’s engine on each lot size with the New Westminster rules for this zone.

Most units by lot size

Lot (with lane)Most unitsBuilding formMax floor area
33 × 122 ft4,026 sq ftUp to 2 unitsSingle detached house with secondary suite2,013 sq ft
50 × 122 ft6,100 sq ftUp to 2 unitsSingle detached house with secondary suite3,050 sq ft
66 × 122 ft8,052 sq ftUp to 2 unitsSingle detached house with secondary suite4,026 sq ft

Building options on a 33 × 122 ft lot

OptionStatusUnitsMax floor area
Single detached houseAllowed12,013 sq ft
Single detached house with secondary suiteAllowed22,013 sq ft

Size limits for single detached house with secondary suite on a 33 × 122 ft lot

Max floor area (FSR 0.50)2,013 sq ftNW NR-5 s.320.16
Max height35.0 ft, about 2 storeysNW NR-5 s.324
Site coverage35% of siteNW NR-5 s.324
Front setback19.0 ftNW NR-5 s.324
Side setback4.1 ftNW NR-5 s.324
Rear setback24.4 ftNW NR-5 s.324
Rough building footprintup to 1,410 sq ftEstimate, not a design
Parking stalls required2 stalls (minimum)NW s.140.9

Source: City of New Westminster Zoning Bylaw No. 6680, 2001: Section 314 (RS-5), 315 (RS-6), 324 (NR-5), 331 (RQ-5), 410 to 413 (RT-2, RT-2A, RT-2B, RT-2C), 420 to 422 (RM-1, RM-1A, RM-1B), 431 (RM-2A), 440 (RM-4), 450 (RM-5), 451 (RM-5A), 460 (RM-6, RM-6A, RM-6B); Section 462 (RM-6C), 470 (RW-1), 471 (RMW-2), 472 (RMW-2A), 473 (RMW-3), 474 (RMW-3A), 475 (RMW-3B); Section 462 (RM-6C), 470 (RW-1), 471 (RMW-2), 472 (RMW-2A), 473 (RMW-3), 474 (RMW-3A), 475 (RMW-3B), Consolidation as of June 8, 2026 (section footers 2022-02-28 to 2026-02-23) consolidation (rules approved 2026-10-19)

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 New Westminster.

Check your address →orfind it on the map →

Common questions

How many units can I build in NR-5 zoning in New Westminster?

With a rear lane and outside a frequent-transit area, NR-5 allows up to 2 units on a 33 × 122 ft lot (single detached house with secondary suite); up to 2 units on a 50 × 122 ft lot (single detached house with secondary suite); up to 2 units on a 66 × 122 ft lot (single detached house with secondary suite). 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 NR-5 rules come from?

From City of New Westminster Zoning Bylaw No. 6680, 2001: Section 314 (RS-5), 315 (RS-6), 324 (NR-5), 331 (RQ-5), 410 to 413 (RT-2, RT-2A, RT-2B, RT-2C), 420 to 422 (RM-1, RM-1A, RM-1B), 431 (RM-2A), 440 (RM-4), 450 (RM-5), 451 (RM-5A), 460 (RM-6, RM-6A, RM-6B); Section 462 (RM-6C), 470 (RW-1), 471 (RMW-2), 472 (RMW-2A), 473 (RMW-3), 474 (RMW-3A), 475 (RMW-3B); Section 462 (RM-6C), 470 (RW-1), 471 (RMW-2), 472 (RMW-2A), 473 (RMW-3), 474 (RMW-3A), 475 (RMW-3B), Consolidation as of June 8, 2026 (section footers 2022-02-28 to 2026-02-23) consolidation (rules approved 2026-10-19). Preliminary screening only. Verify with the City of New Westminster.

Other New Westminster zones

RGO-ARGO-BRS-1RS-2RS-4NR-1NR-2RQ-1RT-ART-BRT-1RT-2DRT-2ERT-2FRT-3RT-3ART-3BRM-2RS-5RS-6RQ-5RT-2RT-2ART-2BRT-2CRM-1RM-1ARM-1BRM-2ARM-4RM-5RM-5ARM-6RM-6ARM-6BRMW-2RMW-2ARMW-3RMW-3ARMW-3BRM-6CRW-1