The Density Door is Open (But Mind the Fine Print)
TL;DR
- It’s Official: The City of North Vancouver has adopted the new "Ground Oriented Housing" bylaws to comply with Provincial mandates.
- The Big Change: Most single-family lots can now host 3 to 6 units, depending on lot size and transit proximity.
- The Catch: Allowable square footage (FSR) is capped conservatively (approx. 0.85 FSR), meaning you can build more units but not necessarily a massive building.
- The "Sweet Spot": Lots within 400m of the R2 or 240 bus lines gain the most density (6 units) and parking relaxations.
- Market Impact: Don’t expect an overnight construction boom; high costs and strict FSR limits mean only specific sites will "pencil out" for developers right now.
The wait is officially over.
After months of drafts, provincial pressure (Bill 44), and community debate, the City of North Vancouver (CNV) has officially adopted its new Ground Oriented Housing zoning bylaws as of this December.
If you own a single-family home in the City, your lot likely just gained significant theoretical density. But before you start counting your development dollars, it is critical to understand the fine print. The new rules open the door to "Missing Middle" housing, but they also come with strict constraints that will determine if a project actually "pencils out" in our current market.
Here is your Market Minute breakdown of the changes and what they mean for property values in North Vancouver.
The Headline Numbers: 3, 4, and 6 Units
The old days of "Single Family Residential" are effectively behind us. The new Ground Oriented Housing zones maximize unit counts based on your lot size and proximity to transit.
- 3 Units (The Minimum): Allowed on smaller lots (under 280 m² / ~3,014 sq. ft).
- 4 Units (The Standard): Allowed on standard lots (over 280 m²) in "Low Rise Neighbourhood 1" (the standard residential areas).
- 6 Units (The Transit Premium): Allowed on lots over 280 m² that are within "Low Rise Neighbourhood 2" (typically near frequent transit corridors like the R2 Marine Dr and 240 Lynn Valley routes).
The "Fine Print" That Matters
While the unit count has gone up, the building size hasn't skyrocketed as much as some expected. This is the biggest friction point we are seeing in the development community right now.
- Density (FSR):
- Standard Lots (Neighbourhood 1): Capped at 0.85 FSR. This is a modest increase over historical allowances for a house + suite + coach house.
- Transit Lots (Neighbourhood 2): These lots get a larger lift to 1.0 FSR, making them the prime targets for 6-unit projects.
- Lot Coverage: The City is allowing you to cover more of your land as you add more density. Coverage scales from 30% (for 1 unit) up to 45% (for 5-6 units).
- Height: Generally capped at 3 storeys (approx. 10-12 metres).
Parking: The requirement is consistently 0.5 spaces per unit. This means a 4-plex needs 2 spots, and a 6-plex needs 3.
Cheat Sheet: What Can You Build?
Quick reference based on the new Zoning Bylaw 6700 guidelines.
| Feature | Small Lots (<280 m²) | Standard Lots (Neighbourhood 1) | Transit Lots (Neighbourhood 2) |
|---|---|---|---|
| Max Units |
3 Units
|
4 Units
|
6 Units
|
| Max Density (FSR) | Zone Dependent |
0.85 FSR
|
1.0 FSR
|
| Max Lot Coverage | 40% (for 3 units)
| 40%
| 45% (for 5-6 units)
|
| Max Height | 3 Storeys
| 3 Storeys
| 3 Storeys
|
| Parking Required | 0.5 per unit | 0.5 per unit | 0.5 per unit |
Matt’s Market Perspective: Will It Actually Get Built?
This is the multi-million dollar question.
Just because you can build a 4-plex, doesn't mean a developer will pay a premium for your land to do so immediately. With construction costs still high, the profit margins for "small-scale developers" are tight.
What we expect to see in 2026:
- The "Pink Zones" will move first: Flat lots in Low Rise Neighbourhood 2 (1.0 FSR) offer the best math for builders.
- Homeowner-Developers: We may see more families pooling resources to build a multiplex for themselves (multi-generational living) rather than speculative builders flipping for profit.
- Holding Value: Even if development doesn't happen overnight, the underlying land value for standard City lots is now supported by this higher highest-and-best-use potential.
The Bottom Line
The City of North Vancouver has complied with the Provincial mandate, and the zoning map has changed forever. If you are sitting on a standard 33' or 50' lot in the City, you now own a potential multiplex site.
The next step? Don't rely on the general headlines. If you want to know exactly what your specific lot is zoned for under these new bylaws - and whether it makes financial sense to sell as a development site or hold - contact me via the form on this page or give me a call. I can pull the specific zoning specs for your property.
About Matt Council, PREC
North Shore-focused Realtor with 10+ years helping homeowners in North Vancouver and West Vancouver. I specialize in detached homes, strata, and North Shore presales. If you want a quick, no-pressure read on your options, I’m here.
Call/Text: 604-317-4464 • Email: matt@rossettirealty.ca
Service areas: North Vancouver and West Vancouver - from Deep Cove to Horseshoe Bay