City-by-City | North Shore
North Shore: Three Jurisdictions, Three Bill 44 Stories
The City of North Vancouver complied. West Vancouver complied with the bare minimum. The District of North Vancouver refused. The North Shore is the clearest illustration of how Bill 44's mandatory floor still produces dramatically different local outcomes.
Key Takeaways
- ✓City of North Vancouver: SSMUH-compliant on schedule.
- ✓District of North Vancouver: refused initial bylaw adoption. Override possible.
- ✓West Vancouver: compliant at Bill 44 floor; high land basis limits practical use.
- ✓Steep slope is the most common North Shore SSMUH disqualifier.
The Three Jurisdictions
City of North Vancouver
Smallest jurisdiction by land area, densest by population. Adopted SSMUH-compliant bylaws on schedule. Lower Lonsdale, Central Lonsdale, and Mosquito Creek lots qualify; transit halos apply along the Marine Drive corridor.
District of North Vancouver
Refused initial SSMUH bylaw adoption. Council declined to pass the compliant bylaw on schedule, citing slope, traffic, and infrastructure concerns. The Minister of Housing has signalled potential override under Local Government Act section 585.51.
West Vancouver
Highest land basis among the three jurisdictions. Adopted SSMUH bylaws meeting the Bill 44 floor. Steep terrain and heritage districts limit practical applicability on many lots.
The DNV Dispute
The District of North Vancouver became the test case for provincial override. Council declined to adopt SSMUH-compliant bylaws by the 30 June 2024 deadline, citing concerns about steep-slope safety, traffic capacity on Highway 1 connectors, and infrastructure servicing. The District's Bill 44 Updates page documents the council positions.
The Minister of Housing has authority under section 585.51 of the Local Government Act to issue a directive bringing a non-compliant municipality into conformity, and ultimately to declare a default bylaw in force. As of mid-2026, the Province has continued to apply pressure without exercising the full override.
Why Slope Matters So Much Here
Most North Shore lots have measurable slope. Lots above 15% cross-fall typically cannot be built as a Part 9 multiplex without significant retaining and stepped foundations. Lots above 20% can be designated steep-slope hazard land and excluded from Bill 44 provisions entirely. The District has used this designation extensively in its own SSMUH analysis.
The slope question is not symbolic. It is the practical reason the District has the most contentious SSMUH file in BC — many of its lots actually fail the geometry test that other jurisdictions can ignore. See our feasibility page for the slope thresholds.
Best For
- ✓ City of North Vancouver lots in Lower Lonsdale and Central Lonsdale.
- ✓ West Vancouver lots on flat-grade Ambleside or East-side parcels with reasonable land basis.
- ✓ DNV lots only after confirming the current compliance status and slope classification.
Usually Fails When
- ✕ DNV lots before the SSMUH compliance dispute resolves.
- ✕ Steep-slope lots above 15% cross-fall regardless of jurisdiction.
- ✕ West Vancouver lots above $4M where the SSMUH math cannot offset acquisition cost.
What To Verify Before Spending Money
- → The current SSMUH compliance status of the specific North Shore jurisdiction with the planning department.
- → Slope on the candidate lot from a topographic survey or LiDAR data.
- → Whether the lot sits inside any steep-slope hazard designation.
Frequently Asked Questions
What is the District of North Vancouver dispute?
Is the District of North Vancouver currently in compliance?
How does the North Shore compare on land basis?
What slope thresholds matter on the North Shore?
Does the SeaBus count as frequent transit?
Official Sources Referenced
Screen Your Lot for Missing Middle
Enter any BC address to see what Bill 44 SSMUH unit count, lot coverage, and FSR your parcel actually qualifies for.