December 9, 2025 – VanPlex Housing Intelligence Newsletter
Last night, the City of North Vancouver crossed a historic threshold.
At 7:14 p.m. on December 8th, Council officially adopted Zoning Amendment Bylaw No. 9137 and the accompanying OCP updates required under Bill 44 / Small-Scale Multi-Unit Housing.
The era of single-family exclusivity in CNV is over.
The era of gentle density is now law.
But as always in housing: the devil is in the details—and the details are where financial viability lives or dies.
Let’s break down exactly what was approved, what didn’t change, and what this means for developers, homeowners, and investors starting today.
The New Density Reality: 0.85 and 1.0 FSR Are Now the Law
The new Ground Oriented Residential Zone replaces the traditional RS-1/RS-2 baseline across thousands of lots. Two density tiers now govern all multiplex development.
Tier 1 — 4 Units (Standard Multiplex Zone)
FSR Cap: 0.85
Coverage: ~4,300 lots across most of the low-density neighbourhood fabric
Typical Output: 3,300–3,400 sq. ft. total buildable on a standard 33’ × 120’ lot
This is the City’s intended “missing middle” form.
Viability will depend heavily on design efficiency and soft-cost management.
Tier 2 — 6 Units (High-Density Corridor)
FSR Cap: 1.0
Coverage: ~600 lots between St. Andrews → Mahon, plus designated Frequent Transit Network (FTN) areas
Form: Primarily 3-storey, simplified rooflines, reduced parking
This corridor is now one of the most opportunity-dense infill zones in the region.
The extra FSR is essential to making six units feasible—but Council held the line at 1.0, despite industry lobbying for 1.2–1.5 FSR.
The message: gentle density, not mid-rise massing.
The Surprises, Non-Surprises, and the One Real Curveball
No Bonus Density
Builders pushed hard for more volume on 6-unit sites.
Council didn’t budge.
1.0 FSR is final.
Financially, this keeps the 6-unit model tight—successful projects will rely on precision pro formas and disciplined design.
Heritage Carve-Outs (Confirmed)
Three areas remain protected and fully excluded from the multiplex up-zoning:
- Grand Boulevard
- East 19th Street
- East 10th Street
These areas remain under SFH/duplex rules while the City undertakes a separate Heritage Strategy.
Parking Reform (Critical for Viability)
Council adopted the planned relaxation of parking mandates—especially near transit.
Without this, 1.0 FSR projects would be almost impossible on 33–50-ft lots.
This decision alone salvages dozens of otherwise marginal sites.
Permit Intake: Yes, You Can Apply Today
Effective: December 9, 2025
Status: Zoning is fully in force. Applications are accepted.
If you walk into City Hall today with a Development Permit application for a 4-unit or 6-unit multiplex under the new rules, it is legally valid.
Here’s the nuance:
- The bylaw is in effect immediately—no waiting period
- Staff are finalizing the first-generation Multiplex DP Checklist
- Expect a slower review cycle this week as staff calibrate internal processes
- The City had no choice but to implement before Dec 31 to comply with Bill 44
- First movers will gain an outsized advantage simply by being first in the queue
In other words: Yes, you can submit. No, the City isn’t perfectly ready. And that is an opportunity.
Summary Table for Fast Reference
| Metric | Approved Standard | Notes |
|---|---|---|
| Zone Name | Ground Oriented Residential | Replaces RS-1/RS-2 in designated areas |
| Tier 1 (4 Units) | 0.85 FSR | Default across most neighbourhoods |
| Tier 2 (6 Units) | 1.00 FSR | St. Andrews → Mahon corridor + FTN |
| Height | 3 storeys (~11.5m) | Applies across both tiers |
| Exclusions | Grand Blvd, E 19th, E 10th | Heritage carve-outs |
| Parking | Relaxed near transit | Key to achieving full FSR |
| Intake | Immediate | Applications accepted now |
What This Means for 2026
Markets respond to clarity.
CNV just delivered the clearest small-scale density framework in the province.
That clarity creates:
- A new class of “viable lots”
- A new yield model for investors
- A new path for homeowners seeking equity release
- A new era of small-scale development competition
Those who understand the numbers first will lead the market.
In the coming weeks, VanPlex will release:
- The CNV Multiplex Viability Index
Ranking all ~5,000 eligible lots by buildable area, return on equity, frontage, massing efficiency, and parking feasibility.
- Interactive Maps
Showing every 0.85 and 1.0 FSR parcel under the newly adopted bylaw.
- Financial Models
For 4-unit and 6-unit stratas calibrated to CNV’s true soft/hard cost environment.
This is the moment where data stops being optional.
If you want the first look at our CNV Multiplex Index, reply “CNV” or connect directly.
Multiplex certainty has finally arrived—now the real work begins.
— David Babakaiff
Co-Founder, VanPlex
Multiplex Intelligence for the Next Housing Cycle
