Cities › North Vancouver (District)
How many homes can I build in North Vancouver (District)?
What BC's housing laws and North Vancouver (District)'s own zones allow on house lots, counted lot by lot from public data. To check one lot, find it on the map and open its card.
What BC law requires
Under BC's Bill 44 (2023), lots zoned for houses or duplexes inside the urban containment boundary must allow at least 3 homes on lots up to 280 m², 4 homes on larger lots, and 6 homes on lots of at least 281 m² near a frequent bus stop. Under Bill 47, land near SkyTrain stations and bus exchanges is a transit-oriented area where the city can't refuse taller buildings on height or density grounds alone (up to 20 storeys right next to a SkyTrain station).
The city's own zones can allow more than this. Lots in the Agricultural Land Reserve, outside the urban boundary, or on hazard land are treated differently.
Lots in North Vancouver (District) by homes allowed
- 4 homes (lots over 280 m²)16,973 lots
- 6 homes (near frequent transit)3,369 lots
- 3 homes (lots up to 280 m²)161 lots
Our estimate per lot from lot size, distance to frequent transit and SkyTrain, the urban boundary and the farmland reserve.
House lots by size
| Up to 280 m² (3,014 ft²) | 197 lots |
| 280–557 m² (3,014–6,000 ft²) | 3,720 lots |
| 557–1,000 m² (6,000–10,764 ft²) | 13,828 lots |
| Over 1,000 m² (10,764 ft²) | 3,946 lots |
Lot size decides the 3- versus 4-home threshold and, in most zones, how much floor space you can build.
What North Vancouver (District)'s zones allow
| Zone | Lots | Homes allowed (city bylaw) |
|---|---|---|
| R2 | 19,801 | 3 (house + secondary suite + coach house) |
| RL1 | 579 | 1 dwelling unit per 1,200 sq ft (111.5 m2) of lot area |
| RS1 | 353 | 3 (house + secondary suite + coach house; coach house only inside the Urban Containment Boundary) |
| R1 | 219 | 2 (house + secondary suite; no coach house) |
| RS4 | 210 | 3 (house + secondary suite + coach house; coach house only inside the Urban Containment Boundary) |
| RS3 | 187 | 3 (house + secondary suite + coach house; coach house only inside the Urban Containment Boundary) |
| RL2 | 161 | 1 dwelling unit per 800 sq ft (74.3 m2) of lot area |
| RS2 | 76 | 3 (house + secondary suite + coach house; coach house only inside the Urban Containment Boundary) |
| RL3 | 72 | 1 dwelling unit per 750 sq ft (69.7 m2) of lot area |
| RSKL | 11 | 3 (house + secondary suite + coach house; coach house only inside the Urban Containment Boundary) |
| RSEW | 4 | 3 (house + secondary suite + coach house; coach house only inside the Urban Containment Boundary) |
| RSMF | 4 | 3 (house + secondary suite + coach house; coach house only inside the Urban Containment Boundary) |
| RSPH | 3 | 3 (house + secondary suite + coach house; coach house only inside the Urban Containment Boundary) |
| RSNQ | 3 | 3 (house + secondary suite + coach house; coach house only inside the Urban Containment Boundary) |
| RS5 | 2 | 3 (house + secondary suite + coach house; coach house only inside the Urban Containment Boundary) |
Zoning changes in progress
- Small-scale multi-unit housing (Bill 44/Bill 25) compliance zoning, 4-6 units per lot Council voted 4-3 not to proceed 2026-04-13; provincial deadline 2026-06-30 passed with no compliant bylaw; provincial enforcement possible
Province requires 4-6 units on most single-family lots inside the Urban Containment Boundary; DNV currently allows 3 (house + suite + coach house). source ↗ - SSMUH time extension + OCP redesignation for 319 lots (Hope Rd / Pemberton Ave / Sowden St / McGuire Ave, Marine Dr BRT corridor) staff report 2026-02-25; Council consideration scheduled 2026-03-02; outcome not confirmed
Proposes moving the SSMUH deadline for these lots to 2030-12-31 and redesignating them for mixed-use, apartments and townhouses. source ↗ - Future rezoning of remaining RS-zoned lots planned, no date
About 200 private lots plus some District parcels left in the old RS zones after Bylaw 8799 are to be rezoned later. source ↗ - Coach houses outside the Urban Containment Boundary (R1) Council motion 2026-05-04; options in staff report; no bylaw introduced
Whether to allow coach houses on R1 lots; staff recommended against. source ↗ - Comprehensive Zoning Bylaw rewrite (replaces Bylaw 3210) full bylaw to Council in 2027
Phase 1 (R1/R2) done July 2026; complete new zoning bylaw planned. source ↗
Sources: BC Housing Statutes (Residential Development) Amendment Act 2023 (Bill 44) and Bill 47; Zoning Bylaw No. 3210, 1965 (consolidation 'Document updated October 2026'; exact day not stated) ↗; ParcelMap BC; the city's open zoning data. Estimates only: confirm with North Vancouver (District) before buying or designing. Page rebuilt October 25, 2026.