446 W 13th Ave

Lot facts

Address

446 W 13th Ave

City

Vancouver

PID

010-826-726

Lot size

451 m² · 4,855 ft²

Zone

R3-2 Houses, duplexes & small multiplexes R3-2 rules

Homes guide

How many homes can I build in Vancouver?

Property tax

$3.36 per $1,000 of assessed value

• Near a frequent bus stop

Zoning rules · R3-2 · R3-2 District (Residential, low-rise apartment, rental only)

Encourage low-rise apartments and mixed-use residential buildings of varied tenures while preserving lower-density options (s.1.1).

Max floor area

4,855 ft² (451 m²), floor space ratio 1.00

Max height

75 ft (23.0 m)

Setbacks

front 3.7 m, side 1.8 m, rear 3.1 m, flanking side 3.7 m

Homes

No unit cap for apartments (FSR-based); all residential floor area must be 100% secured rental (s.3.1.1.4(a)); multiplex up to 8 under R1-1 rules. Unit mix (s.2.2.6): at least 35% of units 2+ bedrooms and at least 10% 3+ bedrooms (s.2.2.6; waived for 100% seniors social housing).

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) · s.1.1, 2.1, 2.2.1-2.2.10, 3.1.1.1-3.1.1.5, 3.1.2.1-3.1.2.10, 3.2.1.1, 3.2.2.1-3.2.2.4, 4.1.1-4.1.2. Estimated from the bylaw for a lot of this size; confirm with the city before buying or building.