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RT-11 zone in Vancouver

Two-Family Dwelling District (RT-11). Allow a variety of housing: several small houses and duplexes on larger or assembled sites, lower intensity on small sites, with laneway houses, suites and lock-offs; character retention encouraged (s.1.1).

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1,349lots in this zone on the map

404 m²median lot size (4,349 ft²)

51–5,687 m²smallest to largest lot

10.7 mmaximum height (35 ft)

The rules

Name	Two-Family Dwelling District (RT-11)
Homes allowed	Sites >= 511 m2 with >= 18.3 m frontage: 74 units/ha; under 18.3 m: 3 units (+1 discretionary); small corner/park/double-fronting sites: 3 units (s.3.1.1.5-6).
Floor space ratio	0.85
Floor space notes	Duplex on single-building site 0.75; other uses 0.60; discretionary up to 0.85 for non-duplex dwelling uses (s.3.1.1.1-2); 0.90 when retaining a pre-1940 building (s.5.1); rear building max 0.20 on small sites (s.3.1.1.3).
Height	10.7 m (35 ft) · 2 (3 for duplex) storeys
Height notes	Front 60% of depth 10.7 m and 2 storeys, rear 40% 7.7 m and 2 storeys; single-building duplex 10.7 m and 3 storeys; third storey partial <= 50% (s.3.1.2.3, 3.1.2.12).
Lot coverage	45%
Coverage notes	45% buildings; 70% impermeable; parking 30% (s.3.1.2.7-8, 4.3.1).
Setbacks	side 1.2 m (4 ft), rear 0.6 m (2 ft), flank 2.4 m (8 ft)
Setback notes	Front 4.9 m on frontage > 18.3 m with multiple buildings, else average of adjacent (s.3.1.2.4). Side 1.2 m, 2.4 m on some corner sites, plus 4.9 m additional side yard (s.3.1.2.5, 3.1.2.16-17). Rear 0.6 m (1.2 m with no lane) (s.3.1.2.6, 3.1.2.18).
Bonus density	Pre-1940 building retention FSR 0.90 (s.5.1); +1 unit discretionary (s.3.1.1.5).
Bylaw sections	s.1.1, 2.1, 2.2.1-2.2.9, 3.1.1.1-3.1.1.6, 3.1.2.1-3.1.2.19, 4.3, 5.1

What you can use it for

DuplexDuplex with secondary suiteSingle detached house (regulated by R1-1)Infill single detached house / duplexLaneway houseMultiple conversion dwelling (up to 3 units)Principal dwelling unit with lock-off unit

What BC law allows on these lots

6 homes (near frequent transit)673 lots
Transit-oriented area (taller buildings)574 lots
3 homes (lots up to 280 m²)79 lots
4 homes (lots over 280 m²)22 lots

Our estimate per lot under BC's Bills 44 and 47, from lot size, transit distance and the urban boundary.

Example lots in RT-11

No addressed lots in this zone on the map.

Other zones in Vancouver

R1-1 R3-3 RM-4 RT-5 R3-2 RM-3A RT-2 R3-1 RT-8 RM-5B RM-5A RT-10 RM-8A RT-7 RT-3 RM-7 RM-5 RM-3 RM-8 RM-1 FM-1 RM-6 RT-9 RM-9 RM-9A RM-12 RM-11 RM-2 RM-5D RM-10 RM-7A RT-4A RM-9B RM-5C RT-1 RT-4

Read from Zoning and Development By-law No. 3575 (district schedules consolidated to 2026-06; RT-1, RT-2, RT-4/4A, RT-8, RT-10, RM-2, RM-3, FM-1 headers read May 2026; RM-6 February 2026) ↗, checked 2026-10-21. Summaries are our reading of the bylaw: confirm with Vancouver before buying or designing. Page rebuilt October 25, 2026.