Vancouver Residential Zoning Codes Simplified

RT-1 is the workhorse duplex zone across Renfrew, Hastings-Sunrise, and pockets of Marpole. The schedule keeps a low two-storey profile but rewards owners who layer in secondary suites or lock-off rentals with additional floor space and simplified approvals. Expect side-by-side layouts, consolidated driveways, and streets that blend refreshed character homes with brand-new gentle density projects.

RT-2 invites duplexes, coach homes, and character conversions while still supporting single detached rebuilds. Wider or corner sites can pursue compact multiple-dwelling projects, making this schedule a flexible bridge between conventional lots and the more urban RT designations. Investors often target RT-2 when they want stratified duplexes with steady market absorption.

RT-3 protects the pre-war fabric of Strathcona and Kiwassa while still enabling sensitive infill. Projects must respect narrow frontage rhythms, retain heritage cues, and rely on additions, secondary suites, or courtyard homes that sit comfortably beside streets lined with 1900s rowhouses. Builders who lean into adaptive reuse earn community support and faster approvals.

RT-4 variants serve long-established East Vancouver streets such as Vanness Avenue and Trinity Street. They keep tree-lined curb appeal intact while allowing duplex, secondary suite, and infill options that echo the original rooflines and front-yard rhythm.

Suffixes "N" and "AN" flag additional acoustic upgrades near rapid transit or arterial traffic so that new multiplex interiors stay quiet. Think of these zones as a safe harbour for three to four units without sacrificing neighbourhood charm.

RT-5 rewards character house retention with bonus floor space, extra dwelling units, and streamlined stratification, making it a favourite for owners who want to monetize heritage assets. The schedule clusters around Commercial Drive and Grandview-Woodland where mature tree canopies and angled streets define the vibe.

RT-5N layers in soundproofing expectations to manage SkyTrain, port, and arterial exposure, but otherwise mirrors the parent schedule.

RT-6 is a preservation-first schedule centred on Mount Pleasant and Fairview Slopes. Projects often relocate or lift heritage structures, slide in lane homes, and stratify suites while retaining the craftsman detailing that residents expect. Buyers here pay a premium for boutique heritage strata with walkable access to Cambie Village.

RT-7 governs heritage streets in north Kitsilano, where turn-of-the-century homes frame views to the Downtown skyline. The city allows owners to reimagine oversized lots with multiple suites or lane infill, but insists on gabled roofs, generous porches, and setbacks that read as Edwardian.

For VanPlex developers this translates into boutique, family-sized strata product with outsized resale demand.

RT-8 applies to select West Kitsilano blocks where the city wants curated change without losing landmark houses. Expect rigorous design panels, strata infill tucked behind retained façades, and stacked townhome configurations that step down toward the lane.

Projects that deliver high-end finishes paired with thoughtful restoration routinely outperform resale benchmarks here.

RT-9 modernizes character homes near Commercial Drive and Victoria. It enables stratified conversions, laneway infill, and multi-suite layouts while preserving mature street trees and front façades that anchor the block.

Most projects here deliver three to four saleable homes with private outdoor space, giving investors a predictable exit strategy.

RT-10 is a gentle density play that invites courtyard rowhomes, multiple conversion dwellings, and family-sized suites in the heart of Norquay Village. The schedule balances new housing with activated laneways, rainwater capture, and improved pedestrian links to Kingsway transit.

With 1.2 FSR available on assembled lots, the economics favour three-level multiplexes that cater to move-up buyers.

RT-11 is tailored for larger corner lots where a retained house anchors new courtyard rowhomes. It supports stratification, family-forward layouts, and permeable landscaping to absorb additional density without overwhelming the block.

Expect guidelines that emphasize mid-block walkways, shared play areas, and visual coherency between the original and new buildings.

RM-1 covers East Vancouver duplex districts poised for multiplex upgrades. It supports low-rise townhomes, stacked suites, and character-retention incentives while safeguarding mature street trees.

Developers often combine two or three lots here to unlock courtyard formats that sell well to multi-generational households.

RM-3 districts sit next to neighbourhood high streets such as West 4th and Main Street. They welcome three- to four-storey apartments, often with active retail or community uses on the corner.

RM-3A extends the height and floor-space envelope for sites that deliver stronger urban design, secured rental, or heritage integration.

Capitalize on these schedules when you want boutique wood-frame apartments with rapid lease-up potential.

RM-4 is the classic medium-density apartment schedule found across Mount Pleasant and Fairview. It delivers courtyard walk-ups, secured market rentals, and family-sized condos that stitch together arterials and quieter streets.

RM-4N mirrors the form but compels acoustic packages where aircraft, rail, or arterial noise are present.

Lenders appreciate the predictable envelope, making these projects quicker to finance.

RM-5 schedules shape the West End tower-and-podium landscape. They calibrate tower separation, podium height, and landscaped setbacks to keep sunlight on Nelson Park while enabling rental replacement and new strata product.

Each suffix tweaks the allowable floor space and view cone management to match its sub-area plan. These sites favour experienced development teams with a long view on entitlement timelines.

RM-6 frames the luxury corridor between Alberni and Georgia. It encourages terraced podiums, boutique retail, and sculpted towers that transition from downtown office towers to residential streets.

Projects here lean into premium finishes and hospitality-level amenity programs to capitalize on international demand.

RM-7 clusters ground-oriented townhomes around emerging rapid transit corridors such as Nanaimo, Rupert, and Joyce. Courtyard formats, stacked three-bedroom units, and secured rental incentives are common, often with permeable lanes and rainwater features.

RM-7N and RM-7AN add enhanced acoustic standards for projects fronting busy alignments so interior comfort remains high.

RM-8 is the Cambie Corridor townhome program. It sets up three-storey strata or secured rental forms with family-sized minimums and landscaped courtyards.

Suffixes N and AN again trigger acoustic mitigation, while A districts demand a higher share of attainable unit sizes. Energy step-code compliance is expected here, so budget for airtight envelopes and high-performance windows.

RM-9A and RM-9AN are transition zones between single detached blocks and larger apartment precincts. They allow four-storey apartments with family-oriented layouts, courtyard access, and generous bike storage.

The AN variant calls for acoustic upgrades along arterials like 41st Avenue. These schedules are ideal when you want wood-frame apartments that step up from lane-oriented multiplexes.

RM-9 schedules broaden the toolkit to include four-storey apartments and courtyard townhomes in the same block. They require a spectrum of unit sizes for families, insist on at-grade entrances, and set minimum outdoor amenity areas.

The N and BN sub-districts add acoustic performance targets to keep interior noise in check. Assemble two to three lots and you can deliver 30 to 40 units with predictable municipal support.

RM-10 responds to SkyTrain station areas where six-storey apartments become feasible. Projects must set aside outdoor amenities, bike storage, and lane-accessed townhomes to soften the scale. RM-10N flags additional acoustic insulation.

With access to rapid transit, these sites are primed for rental partnerships, CMHC financing, and energy step-code upgrades that unlock taller ceilings and premium rents.

RM-11 focuses on four-storey rental apartments that integrate generous courtyards and family units. It is often used on assembled corner sites in Joyce-Collingwood and Marpole that knit together arterial and local streets.

The N suffix references the same acoustic package requirement, ensuring comfort even with SkyTrain rumbling nearby.

FM-1 applies to Fairview Slopes and celebrates stacked townhomes stepping down the hill. It favours view-friendly roof decks, articulated façades, and a walkable public realm with pocket retail.

These sites offer some of the best False Creek views in the city, so premium finishes and elevator access help maximize returns.

R1-1 replaced RS-1 and now covers most of Vancouver's single-detached landscape. It guarantees multiplex rights citywide: up to six market units or eight secured rental homes on standard lots with a 1.0 FSR, climbing to 1.25 with net-zero construction.

Front-yard setbacks stay similar to past builds, but rear yards can host two-storey lane homes and stacked suites that share parking pads and communal amenities. This schedule is the backbone of VanPlex's multiplex opportunity and the reason address-level underwriting now matters.

RR-1 is Vancouver's rental-only multiplex schedule for leafy side streets. It allows purpose-built rental triplexes and stacked townhomes, securing every dwelling for long-term tenants.

Owners benefit from reduced parking, simplified approvals, and higher floor space limits in exchange for recorded rental covenants.

RR-2A through RR-2C unlock three- to six-storey apartments within a five-minute walk of rapid transit. All units must remain secured rental housing, and projects must deliver amenities such as indoor lounges, bike rooms, and landscaped terraces.

City staff are prioritizing these rezonings, making them prime territory for CMHC-backed construction financing and long-term hold strategies.

RR-3 districts support mixed-use buildings between four and six storeys that blend rental housing above neighbourhood-serving retail. They typically appear along Broadway Plan arterials and station areas.

All homes remain rental, but developers gain extra height, density, and reduced parking ratios in return.