RM-12 zoning in Vancouver: what can you build?
Townhouses and apartments (4-storey)
On a standard lot with a rear lane, RM-12 allows up to 3 units on a 33 × 122 ft lot (duplex with secondary suites); up to 4 units on a 50 × 122 ft lot (duplex with secondary suites); up to 4 units on a 66 × 122 ft lot (duplex with secondary suites). These figures come from running BuildHere’s engine on each lot size with the Vancouver 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 | Up to 3 units | Duplex with secondary suites | 3,019 sq ft |
| 50 × 122 ft6,100 sq ft | Up to 4 units | Duplex with secondary suites | 4,575 sq ft |
| 66 × 122 ft8,052 sq ft | Up to 4 units | Duplex with secondary suites | 6,039 sq ft |
Building options on a 33 × 122 ft lot
| Option | Status | Units | Max floor area |
|---|---|---|---|
| ApartmentSite area 4,026 sq ft is below the 10,764 sq ft minimum. | Not allowed | – | - |
| TownhouseSite area 4,026 sq ft is below the 9,795 sq ft minimum. | Not allowed | – | - |
| TriplexFrontage 33.1 ft is below the 42.0 ft minimum. | Not allowed | – | - |
| Duplex with secondary suites | Allowed | 3 | 3,019 sq ft |
| Duplex | Allowed | 2 | 3,019 sq ft |
| Single detached house with secondary suite | Allowed | 2 | 2,415 sq ft |
| Single detached house | Allowed | 1 | 2,415 sq ft |
Size limits for duplex with secondary suites on a 33 × 122 ft lot
| Max floor area (FSR 0.75) | 3,019 sq ft | RT-5 s.3.2.1.2(a) |
|---|---|---|
| Max height | 35.1 ft, 3 storeys | RT-5 s.3.1.2.3(a), 3.2.2.2(a) |
| Site coverage | 45% of site | RT-5 s.3.1.2.7, 3.2.2.6 |
| Front setback | 24.0 ft | RT-5 s.3.1.2.4, 3.2.2.3 |
| Side setback | 3.3 ft | RT-5 s.3.1.2.5(a), 3.2.2.4(a) |
| Rear setback | 36.6 ft | RT-5 s.3.1.2.6(b), 3.2.2.5(b) |
| Rough building footprint | up to 1,453 sq ft | Estimate, not a design |
| Parking stalls required | None | Parking By-law s.4.1.1, 4.1.3, 4.1.4 |
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 Vancouver.
Common questions
How many units can I build in RM-12 zoning in Vancouver?
With a rear lane and outside a frequent-transit area, RM-12 allows up to 3 units on a 33 × 122 ft lot (duplex with secondary suites); up to 4 units on a 50 × 122 ft lot (duplex with secondary suites); up to 4 units on a 66 × 122 ft lot (duplex with secondary suites). 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 RM-12 rules come from?
From Zoning and Development By-law No. 3575, RM-12 District Schedule, June 2026 consolidation (rules approved 2026-10-13). Preliminary screening only. Verify with the City of Vancouver.
Other Vancouver zones
R1-1RM-2RM-3RM-3ARM-4RM-7RM-7ARM-8RM-8ARM-9ARM-10RM-11RT-2RT-3RT-5RT-7RT-8RT-10RT-11R3-1R3-2R3-3R5-1R5-2R5-3R5-4FM-1FSDRA-1R4-1RM-1RM-5RM-5ARM-5BRM-5CRM-5DRM-6RM-9RM-9BRR-2ARR-2BRR-3ARR-3BRR-3CRT-1RT-4RT-4ART-9