RT-11 Zoning in Vancouver — Two Family Residential
RT-11 — Two Family Residential is a residential zoning district in the City of Vancouver. The intent of this schedule is to allow a variety of housing options by encouraging development of multiple small single detached houses and duplexes on larger lots and assembled sites, while continuing to permit lower intensity development on smaller sites
On a typical RT-11-zoned lot you can expect up to 3 dwelling units, an FSR of roughly 0.6–0.85, a maximum height of 10.7 m (3 storeys), and site coverage up to 45%. Exact figures vary with lot size, frontage, and form of development — look up your specific address to confirm.
Intent of the RT-11 district
The intent of this schedule is to allow a variety of housing options by encouraging development of multiple small single detached houses and duplexes on larger lots and assembled sites, while continuing to permit lower intensity development on smaller sites
RT-11 at a glance
| Max dwelling units | 3 |
|---|---|
| Floor space ratio (FSR) | 0.6–0.85 |
| Max height | 10.7 m |
| Max storeys (by right) | 3 |
| Site coverage | 45% |
| Zone category | Residential |
Density tiers in RT-11
| Tier | Min lot area | Max units | FSR | Max height |
|---|---|---|---|---|
| Two Family Residential | 511 m² | — | 0.85 | 10.7 m |
| Two Family Residential | 334 m² | 3 | 0.85 | 10.7 m |
| Two Family Residential | 303 m² | 2 | 0.75 | 10.7 m |
Permitted uses in RT-11
- Multiple Dwelling
- Mixed-Use Residential Building
- Seniors Supportive/Independent Living
- Community Centre
- Library
- Park/Playground
- Institutional uses
- Farmers' Market
- Neighbourhood Grocery
- Bed & Breakfast
- Short Term Rental
- Public Utility
RT-11 zoning FAQ
What is RT-11 zoning in Vancouver?
RT-11 (Two Family Residential) is a residential zoning district in the City of Vancouver. The intent of this schedule is to allow a variety of housing options by encouraging development of multiple small single detached houses and duplexes on larger lots and assembled sites, while continuing to permit lower intensity development on smaller sites
What can you build on RT-11-zoned land in Vancouver?
Permitted uses in RT-11 include Multiple Dwelling, Mixed-Use Residential Building, Seniors Supportive/Independent Living, Community Centre, Library, among others. Permitted uses are allowed outright; conditional uses may require Development Permit Board approval.
What is the FSR for RT-11 in Vancouver?
Floor Space Ratio (FSR) in RT-11 generally ranges from about 0.6 up to 0.85. ZoneScout calculates the maximum buildable floor area for your specific lot.
How tall can a building be in RT-11?
RT-11 permits a maximum building height of 10.7 m, generally about 3 storeys. Height can be affected by view corridors, setbacks, and the specific form of development.
How many units are allowed in RT-11 zoning?
RT-11 allows up to 3 dwelling units on an eligible lot. Under the Province's Bill 44 Small-Scale Multi-Unit Housing rules, most standard residential lots in Vancouver now permit multiple units outright. The exact number depends on lot size and whether rental tenure is secured.
Other residential zones in Vancouver
- FM-1 — Fraser Mile
- FSD — First Shaughnessy District
- R1-1 — Residential Inclusive (
- R3-1 — Residential Rental
- 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 August 2026