976 E 22nd Ave
Vancouver · PID 004-786-505
BC law allows 6 homes on this lot
4,026 ft² lot · zone RT-10
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-10) from the city's bylaw, FAR 0.80 | 3,221 ft² | about 2 |
| Small-scale housing (Bill 44) up to 6 homes, BC law, FAR 1.00 | 4,026 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
- 976 E 22nd Ave
- City
- Vancouver
- PID
- 004-786-505
- Lot size
- 374 m² · 4,026 ft²
- Zone
- RT-10 Houses, duplexes & small multiplexes RT-10 rules
- Street
- All 558 lots on E 22nd 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-10 · Two-Family Dwelling District (RT-10)
Encourage multiple small houses and duplexes on large or assembled sites, with lower intensity on small sites; massing compatible with houses; character retention encouraged (s.1.1).
- Max floor area
- 3,221 ft² (299 m²), floor space ratio 0.80
- Max height
- 35 ft (10.7 m), 2 storeys
- Max building footprint
- 1,812 ft² (168 m²)
- Setbacks
- side 1.2 m, rear 0.6 m, flanking side 2.4 m
- Homes
- 74 units/ha on frontage >= 18.3 m; 3 units on 15.0-18.3 m frontage; 2 units below 15.0 m (s.3.1.1.2).
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, 3.1.2.1-3.1.2.19, 4.1.2, 4.3.1. 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
- 1005 E 21st Ave 559 m² · RT-10
- 1033 E 21st Ave 560 m² · RT-10
- 1060 E 22nd Ave 190 m² · RT-10
- 1091 E 21st Ave 748 m² · RT-10
- 3815 Glen Drive 281 m² · RT-10
- 841 E 24th Ave 562 m² · R1-1
- 865 E 22nd Ave 560 m² · R1-1
- 892 E 22nd Ave 374 m² · R1-1
- 910 E 23rd Ave 374 m² · RT-10
- 933 E 24th Ave 373 m² · RT-10
- 946 E 21st Ave 373 m² · RT-10
- 975 E 21st Ave 1,122 m² · RT-10
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.