RM-12 Zoning in Vancouver - Multiple Dwelling
Tracked amendment June 30, 2026: Density bonus payments removed: 1.00 FSR outright for multiplexes. By-law No. 14747 (enacted June 3, 2026). See Vancouver zoning changes
RM-12: Multiple Dwelling is a residential zoning district in the City of Vancouver. The intent of this schedule is to encourage the development of 4-storey townhouses, including hybrid townhouses.
On a typical RM-12-zoned lot you can expect an FSR of roughly 0.9–1.7, a maximum height of 13.7 m (4 storeys), and site coverage up to 55%. Exact figures vary with lot size, frontage, and form of development, so look up your specific address to confirm.
Alongside housing, RM-12 also lists Seniors Supportive/Independent Living, Child Day Care, and Community Centre among its permitted uses.
Intent of the RM-12 district
The intent of this schedule is to encourage the development of 4-storey townhouses, including hybrid townhouses. 4-storey apartments are permitted on larger sites
RM-12 at a glance
| Floor space ratio (FSR) | 0.9–1.7 |
|---|---|
| Max height | 13.7 m |
| Max storeys (by right) | 4 |
| Site coverage | 55% |
| Zone category | Residential |
Density tiers in RM-12
| Tier | Applies to | Min frontage (m) | Units / ha | Min lot area | Max units | Base FSR | Conditional FSR | Max height |
|---|---|---|---|---|---|---|---|---|
| Multiple Dwelling | Apartment and mixed-use residential building: FSR 1.70 (s3.1.1.1). Minimum site area 1,000 m² with 36.6 m frontage. Height 13.7 m and 4 storeys. | 36.6 | - | 1000 m² | - | 1.7 | - | 13.7 m |
| Multiple Dwelling | Townhouse: FSR 1.45, or 1.70 for a hybrid townhouse (s3.2.1.1); the hybrid figure is shown. Minimum site area 910 m² with 27.4 m frontage. Height 12.2 m and 4 storeys. | 27.4 | - | 910 m² | - | 1.7 | - | 12.2 m |
| Multiple Dwelling | Triplex: FSR 0.90 (s3.3.1.1). Height 10.7 m and 3 storeys. | 12.8 | - | 306 m² | - | 0.9 | - | 10.7 m |
Permitted uses in RM-12
- Apartment
- Townhouse
- Mixed-Use Residential Building
- Seniors Supportive/Independent Living
- Child Day Care
- Community Centre
- Park/Playground
- Institutional uses
- Farmers' Market
- Neighbourhood Grocery
- Bed & Breakfast
- Short Term Rental
- Public Utility
RM-12 zoning FAQ
What is RM-12 zoning in Vancouver?
RM-12 (Multiple Dwelling) is a residential zoning district in the City of Vancouver. The intent of this schedule is to encourage the development of 4-storey townhouses, including hybrid townhouses.
What can you build on RM-12-zoned land in Vancouver?
Permitted uses in RM-12 include Apartment, Townhouse, Mixed-Use Residential Building, Seniors Supportive/Independent Living, Child Day Care, among others. Permitted uses are allowed outright; conditional uses may require Development Permit Board approval.
What is the FSR for RM-12 in Vancouver?
Floor Space Ratio (FSR) in RM-12 generally ranges from about 0.9 up to 1.7. ZoneScout calculates the maximum buildable floor area for your specific lot.
How tall can a building be in RM-12?
RM-12 permits a maximum building height of 13.7 m, generally about 4 storeys. Height can be affected by view corridors, setbacks, and the specific form of development.
Other residential zones in Vancouver
- FM-1 - Fraser Mile
- FSD - First Shaughnessy District
- R1-1 - Residential Inclusive
- R3-1 - Residential Low-Rise Apartment
- R3-2 - Residential Low-Rise Apartment (Rental)
- R3-3 - Residential Low-Rise Apartment
- R4-1 - Residential Mid-Rise Apartment
- R5-1 - Residential High-Rise Apartment
Look up a specific address in Vancouver
Source: official Vancouver zoning bylaw (PDF) · updated October 2026