RT-11 zoning in Vancouver: what can you build?
Small House / Duplex (laneway houses)
On a standard lot with a rear lane, RT-11 allows up to 4 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 5 units on a 66 × 122 ft lot (multiple small houses or duplexes). 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 4 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 5 units | Multiple small houses or duplexes (more than 1 principal building) | 4,831 sq ft |
Building options on a 33 × 122 ft lot
| Option | Status | Units | Max floor area |
|---|---|---|---|
| Multiple small houses or duplexes (more than 1 principal building)More than one principal building needs a site of 5,500 sq ft (or 3,595 sq ft for a corner or double-fronting site); this lot is 4,026 sq ft. | Not allowed | – | - |
| Duplex with secondary suites | Allowed | 4 | 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 |
| Single detached house with secondary suite and laneway house | Allowed | 3 | 3,422 sq ft |
| Single detached house and laneway house | Allowed | 2 | 3,422 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-11 s.3.1.1.1(b) |
|---|---|---|
| Max height | 35.1 ft, 3 storeys | RT-11 s.3.1.2.3(b) |
| Site coverage | 45% of site | RT-11 s.3.1.2.7 |
| Front setback | 24.0 ft | RT-11 s.3.1.2.4 |
| Side setback | 3.9 ft | RT-11 s.3.1.2.5 |
| Rear setback | 2.0 ft | RT-11 s.3.1.2.6 |
| Interior exclusions (max) | +0 sq ft under sloping roofs | RT-11 s.4.1.2(h) |
| Service + outdoor (max) | 0 sq ft service (parking, mechanical, bicycle); 0 sq ft balconies, decks, porches | RT-11 s.4.1.2 |
| Rough building footprint | up to 1,227 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 RT-11 zoning in Vancouver?
With a rear lane and outside a frequent-transit area, RT-11 allows up to 4 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 5 units on a 66 × 122 ft lot (multiple small houses or duplexes). 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 RT-11 rules come from?
From Zoning and Development By-law No. 3575, RT-11 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-11RM-12RT-2RT-3RT-5RT-7RT-8RT-10R3-1R3-2R3-3R5-1R5-2R5-3R5-4FM-1FSDRA-1R4-1RM-1RM-5RM-5ARM-5BRM-5CRM-5DRM-6RM-9RM-9BRR-2ARR-2BRR-3ARR-3BRR-3CRT-1RT-4RT-4ART-9