96 W 16th Ave
Vancouver · PID 014-211-424
BC law allows 6 homes on this lot
7,018 ft² lot · zone RT-5
Free, no obligation. Questions go to a licensed BC REALTOR® with Vanak International Properties.
What BC law allows here
Under BC's small-scale multi-unit housing law, the city must allow at least 6 homes on this lot (a multiplex, a house with suites, or a house plus a laneway home).
If this lot were rezoned
| Floor space | Homes | |
|---|---|---|
| Today's zoning (RT-5) from the city's bylaw, FAR 0.75 | 5,264 ft² | about 4 |
| Small-scale housing (Bill 44) up to 6 homes, BC law, FAR 1.00 | 7,018 ft² | up to 6 |
Rough planning numbers: homes assume about 85% sellable floor space and 750 ft² apartments (1,100 ft² for houses and townhouses). Transit-area figures are the minimum a city must allow on a rezoning, not an approval. Confirm with the city.
Front of the lot
Street view, aerial photo and map from Google; drag to look around. Photos may be a few years old. Imagery © Google. Open in Google Maps ↗
Lot facts
- Address
- 96 W 16th Ave
- City
- Vancouver
- PID
- 014-211-424
- Lot size
- 652 m² · 7,018 ft²
- Zone
- RT-5 Houses, duplexes & small multiplexes RT-5 rules
- Street
- All 576 lots on W 16th Ave
- 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 · RT-5 · Two-Family Dwelling District (RT-5)
Strongly encourage retention and renovation of character houses through extra floor area and units, while new development stays consistent with lot pattern and character (s.1.1).
- Max floor area
- 5,264 ft² (489 m²), floor space ratio 0.75
- Max height
- 35 ft (10.7 m), 3 (third partial) storeys
- Max building footprint
- 3,158 ft² (293 m²)
- Setbacks
- front 7.3 m, side 1.5 m, rear 10.7 m
- Homes
- Up to 74 units per hectare (incl. suites and lock-offs) for multiple dwelling and on sites >= 338 m2 or with a character house; otherwise 2 units (s.3.1.1.2, 3.2.1.4).
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, 3.1.1.1-3.1.1.2, 3.1.2, 3.2.1, 3.2.2, 4.3.1, 5.1-5.2. Estimated from the bylaw for a lot of this size; confirm with the city before buying or building.
More on the map
The map shows this lot's true shape and buildable area, slope, sun and shadow, walking distances, schools, hazards, rents and building permits nearby.
Nearby lots
- 100 W 15th Ave 13,104 m² · RT-5
- 112 W 16th Ave 664 m² · RT-5
- 134 W 17th Ave 422 m² · R1-1
- 151 W 17th Ave 422 m² · R1-1
- 169 W 15th Ave 566 m² · R3-2
- 185 W 18th Ave 422 m² · R1-1
- 28 W 16th Ave 645 m² · RT-5
- 3150 Ontario St 365 m² · R3-3
- 3218 Ontario St 1,162 m² · RM-4
- 35 E 16th Ave 374 m² · R3-3
- 53 15th Ave W 45 m² · R3-2
- 6 W 17th Ave 1,107 m² · CD-1 (724)
Data updated Nov 2, 2026. Sources: lot lines from city open data and ParcelMap BC, zoning from each city's open data and bylaw, values from city open data where published, BC Bills 44 and 47. Estimates only, not an appraisal or legal advice; confirm with the city.