Updated March 2026 — Ground-Oriented Housing Adopted December 2025
District of North Vancouver SSMUH Multiplex & Gentle Density Guide
The District of North Vancouver adopted Ground-Oriented Housing and SSMUH regulations in December 2025, permitting up to 4 units on more than 4,000 properties. Bill 25 now requires the District to allow up to 6 units near frequent transit by June 30, 2026. Of 19,961 SF lots, roughly 8,583 are exempt under natural hazard Development Permit Areas.
319 Properties May Be Delayed Until 2030 for BRT Corridor
On March 2, 2026, DNV Council reviewed a staff request to delay SSMUH rezoning for 319 single-family properties in the Marine Drive BRT corridor area. The affected area is bounded by Hope Road (north), Pemberton Avenue (east), Sowden Street (south), and McGuire Avenue (west).
Staff is requesting a provincial time extension under Bill 25 that would push the rezoning deadline from June 30, 2026 to December 31, 2030. The reason: TransLink's planned Metrotown–North Shore Bus Rapid Transit (BRT) corridor runs through the area. With the BRT at only 10% conceptual design (funding approved to reach 30%), staff argue that locking in lower-density SSMUH zoning now could constrain future transit-oriented development and disrupt road network planning.
Staff also proposes OCP amendments to redesignate the 319 properties for higher density in line with the anticipated transit investment:
- North of Marine Drive: Mixed-use commercial-residential development
- Surrounding Marine Drive: Medium-density apartments
- West 15th to Sowden Street: Townhouses or low-rise apartments
Ground-Oriented Housing Adopted
In December 2025, DNV Council adopted new Ground-Oriented Housing and SSMUH regulations that permit up to 4 units on more than 4,000 properties across the District. These changes satisfied earlier provincial rules under Bill 44 but do not fully align with Bill 25, which was passed by the Province in November 2025.
Bill 25 expanded the areas where SSMUH is allowed and now requires municipalities to permit up to 6 units on lots within 400 metres of frequent transit routes. The District must adopt a compliant zoning bylaw by June 30, 2026 and is currently working to update its OCP and zoning bylaws to meet this deadline.
District of North Vancouver's SSMUH Framework
On June 18, 2024, the District of North Vancouver adopted Bylaw 8698, amending the parent Zoning Bylaw 3210 (1965, consolidated) to comply with BC's Bill 44 SSMUH legislation. A companion bylaw, Bylaw 8696, updated dimensional standards for secondary suites and coach houses.
In December 2025, the District went further by adopting Ground-Oriented Housing regulations that allow up to 4 units on more than 4,000 properties. While this satisfied the earlier Bill 44 requirements, the Province's Bill 25 (November 2025) raised the bar again -- requiring up to 6 units on lots within 400 m of frequent transit by June 30, 2026.
The District is now in the process of updating its OCP and zoning bylaws to meet the Bill 25 deadline. A comprehensive zoning bylaw rewrite is underway with a draft OCP expected mid-April 2026.
Bill 25 Compliance: Deadline June 30, 2026
Although the District adopted Ground-Oriented Housing rules in December 2025, those changes do not fully satisfy Bill 25. Under BC's Bill 25 (passed November 2025), the District must adopt updated zoning bylaws by June 30, 2026 that permit:
- 4 units on lots > 280 m2 outside frequent transit areas
- 6 units on lots > 280 m2 within 400 m of frequent transit stops
- 3 storeys / ~11 m height (up from current ~7.6 m / 2 storeys)
- Coach house expansion from 90 m2 to proposed 130 m2
The December 2025 Ground-Oriented Housing adoption allows up to 4 units on eligible properties today. However, the District's zoning bylaw rewrite is still underway for full Bill 25 compliance. Investors planning 6-unit projects near transit should monitor the June 2026 deadline closely.
Unit Allowances: Bylaw 8698 vs. December 2025 vs. Bill 25
| Lot Criteria | Bylaw 8698 (June 2024) | Ground-Oriented (Dec 2025) | Bill 25 (by June 2026) |
|---|---|---|---|
| Any SF lot (all RS zones) | 3 units | 3 units | Minimum 3 units |
| Eligible lots (> 4,000 properties) | 3 units | Up to 4 units | 4 units |
| Lot > 280 m2, within 400 m frequent transit | 3 units | Up to 4 units | 6 units |
December 2025 Ground-Oriented Housing rules satisfied Bill 44 but not Bill 25. Sources: Bylaw 8698 (PDF), DNV Housing Legislation
District of North Vancouver Lot Feasibility Breakdown
The District has 19,961 single-family lots, but topography, natural hazards, and infrastructure constraints significantly limit SSMUH feasibility:
~2,900
Feasible Lots
Suitable for SSMUH development with adequate servicing and access
~8,500
Challenging Infrastructure
Potential SSMUH but facing servicing, access, or grading constraints
8,583
Natural Hazard Exempt
~43% of lots exempt under creek, slope, or wildfire DPAs
DNV SSMUH Regulation Snapshot
Setbacks
- Front yard: 7.6 m
- Rear yard: 7.6 m
- Side yard: 1.2 m or 10% of lot width (max 3.0 m)
Per Zoning Bylaw 3210, RS zone standards.
Height & Coverage
- Current height: ~7.6 m / 2 storeys
- Upcoming SSMUH height: ~11 m / 3 storeys
- Lot coverage: ~35%
- Upper storey: Max 75% of largest storey below
Floor Space Ratio (FSR)
- RS zones: 0.35 - 0.50 (sliding scale based on lot size)
- RS1 cap: 5,813 sq ft (540 m2) maximum floor area
- Coach house: Currently 90 m2 (proposed 130 m2)
Parking Requirements
- Current (3 units): 3 stalls (house + suite + coach house)
- Upcoming 6-unit near transit: No off-street parking required
Zero-parking eligibility applies to lots within 400 m of frequent transit under Bill 25 (by June 2026).
Natural Hazard Exemptions: 8,583 Lots (~43%)
The District of North Vancouver's mountainous terrain means a significant portion of single-family lots fall within natural hazard Development Permit Areas (DPAs). These 8,583 lots (~43% of 19,961 total) may be exempt from SSMUH densification or face additional engineering and geotechnical requirements:
- Creek corridor hazards: Lots within designated creek setback and flood hazard areas
- Steep slope hazards: Lots with significant grade changes requiring geotechnical assessment
- Wildfire interface areas: Lots in the wildland-urban interface requiring FireSmart compliance
Even if your lot is within a natural hazard DPA, development may still be possible with appropriate geotechnical reports and engineering solutions. Contact DNV Planning to confirm your lot's specific DPA status and requirements.
Transit-Oriented Areas (TOA)
Bylaw 8679, adopted June 3, 2024, designated Transit-Oriented Areas in the District of North Vancouver covering the Phibbs Exchange and Capilano University areas. These TOA designations will be significant for the upcoming Bill 25 compliance:
Phibbs Exchange Area
Major transit hub with bus exchange facility, positioned for increased density under TOA and SSMUH overlay
Capilano University Area
Institutional transit corridor supporting student and workforce housing under TOA designation
Key Changes & Timeline
Bylaw 8679 adopted (TOA designation)
Phibbs Exchange and Capilano University areas designated as Transit-Oriented Areas
Bylaw 8698 adopted (3-unit SSMUH)
All RS zones now allow principal dwelling + secondary suite + coach house
Bylaw 8696 adopted (dimensional standards)
Updated standards for secondary suites and coach houses (90 m2 cap)
Bill 25 passed by Province
Expands SSMUH areas and requires up to 6 units within 400 m of frequent transit; municipalities must comply by June 30, 2026
Ground-Oriented Housing adopted
Council adopted new regulations permitting up to 4 units on more than 4,000 properties; satisfies Bill 44 but not Bill 25
Council reviews BRT corridor delay for 319 properties
Staff requests extension to Dec 31, 2030 for properties in Marine Drive BRT corridor; OCP amendments proposed for higher-density transit-oriented development
Draft OCP expected
Comprehensive zoning bylaw rewrite with updated SSMUH provisions for Bill 25 compliance
Bill 25 compliance deadline
Must adopt bylaws allowing 4-6 units, 3 storeys, expanded coach houses, and zero parking near transit
How VanPlex Supports District of North Vancouver SSMUH Projects
Concept to Permit
We coordinate architects, engineers, and geotechnical consultants to ensure your District of North Vancouver SSMUH project aligns with the December 2025 Ground-Oriented Housing rules, natural hazard DPA requirements, and the upcoming Bill 25 provisions. From 4-unit configurations to slope assessments, we handle the regulatory complexity.
Feasibility Analysis
Comprehensive analysis of your District of North Vancouver lot's SSMUH potential, including natural hazard DPA status, slope and geotechnical considerations, unit configurations, FSR calculations, and pro forma projections for current 4-unit and upcoming 6-unit near-transit scenarios.
Request Your District of North Vancouver SSMUH Feasibility
Share your District of North Vancouver address to receive a tailored analysis including your lot's natural hazard status, current 4-unit capacity under December 2025 rules, upcoming Bill 25 allowances, and development pro forma.
Getting Started with District of North Vancouver SSMUH
Before beginning your District of North Vancouver SSMUH project, follow these steps:
- Confirm your lot is not within a natural hazard DPA (creek, slope, or wildfire interface) by checking with DNV Planning
- Review your RS zone classification and applicable FSR (0.35-0.50 sliding scale) under Zoning Bylaw 3210
- Assess infrastructure constraints including water, sewer, and road access suitability for additional units
- Determine proximity to frequent transit stops for future 6-unit eligibility under Bill 25 (Phibbs Exchange, Capilano University areas)
- Monitor the zoning bylaw rewrite for updated SSMUH provisions ahead of the June 2026 deadline
Contact District of North Vancouver Planning: For zoning questions, call 604-990-2480 or email planning@dnv.org. For building permit inquiries, email building@dnv.org. Municipal Hall: 355 W Queens Rd, North Vancouver, BC V7N 4N5.
Official District of North Vancouver SSMUH Resources
Provincial Housing Legislation Page
Official DNV overview of Bill 44, Bill 25, SSMUH, and TOA compliance
Bylaw 8698 (PDF)
SSMUH amendment allowing 3 units (suite + coach house) in all RS zones
Zoning Bylaw Rewrite
Comprehensive rewrite underway with draft OCP expected mid-April 2026
TOA & Transit Information
Bylaw 8679 Transit-Oriented Area designations (Phibbs Exchange, Capilano University)
Vancouver Market: DNV SSMUH Overview
Independent overview of multiplex and SSMUH zoning legislation for the District
More Housing: DNV Multiplexes Analysis
Detailed analysis of multiplex feasibility and constraints in the District of North Vancouver
DNV Planning Department
planning@dnv.org | 604-990-2480 | 355 W Queens Rd, North Vancouver BC V7N 4N5
DNV Building Department
building@dnv.org | Building permit inquiries and inspections
Keep exploring
More multiplex support for District of North Vancouver
Dive deeper into British Columbia's gentle density rollout with provincial guidance, statewide policy explainers, and practical tools that keep your District of North Vancouver multiplex project on track.
Design Guidelines Hub
Explore BC's standardized multiplex designs, building code requirements, cost analysis, and permit process -- all in one place.
Browse design guidelines →BC SSMUH Guide
Understand provincial requirements, municipal adoption timelines, and VanPlex's delivery pillars for small-scale multi-unit housing.
Explore the guide →Gentle Density Playbook
Compare multiplex, rowhouse, and cottage court project strategies while you plan your District of North Vancouver build-out.
View the playbook →All City Zoning Maps
Review zoning overlays, transit areas, and servicing considerations across Metro Vancouver, Tri-Cities, and Fraser Valley municipalities.
Browse maps →Multiplex & SSMUH Glossary
Decode Bill 44 terminology -- FSR, stratification, gentle density, and more -- so you can speak the same language as planners and lenders.
Learn the terms →