City of North Vancouver Multiplex Zoning Is Live
The era of single-family exclusivity is over. Ground Oriented (GO) zoning already enables 4-unit multiplexes on 4,000+ properties, and Council is expanding six-unit eligibility to nearly 2,000 more lots by mid-2026.
2025-2026 SSMUH expansion: from 4,000 to 6,000 eligible properties
In December 2025, Council adopted new Ground-Oriented Housing and SSMUH regulations, permitting up to four units on more than 4,000 properties. New multiplex buildings are limited to three storeys in height, including the basement level.
Then in late January 2026, Council voted to advance new zoning for a six-unit expansion under Bill 25 compliance. This next phase will extend six-unit eligibility to approximately 1,940 additional properties, primarily along the R2 and 240 bus corridors. Affected neighbourhoods include Grand Boulevard, Keith Lynn, Moodyville, and the Mahon Park area. The City is using a "consistent block" approach, rezoning entire blocks even if only some lots fall within the 400 m transit radius. Under provincial requirements, minimum on-site parking is eliminated for 6-unit multiplex zones. On January 29, 2026, the City also sought public input on Bill 25 implementation and heritage character considerations. The Province has set a June 30, 2026 deadline for adoption, and the proposal will go through public consultation and a formal public hearing before Council's expected vote in June 2026.
Bylaw 9137 Adopted — In Force
City of North Vancouver Council officially adopted Zoning Amendment Bylaw No. 9137. The bylaw is in force immediately — you can submit Development Permit applications now.
Tier 1 — Standard Multiplex (0.85 FSR)
~4,300 lots across most neighborhoods • Up to 4 units
Tier 2 — High-Density Corridor (1.0 FSR)
~600 lots (St. Andrews → Mahon + FTN areas) • Up to 6 units
Heritage Carve-Outs (Excluded from Multiplex Zoning)
The following areas remain under SFH/duplex rules while the City undertakes a separate Heritage Strategy:
- • Grand Boulevard
- • East 19th Street
- • East 10th Street
What changed in Bylaw 9137 (GO only)
GO everywhere
Schedule A single-family lots moved to GO: 3–6 units depending on lot size + OCP.
FSR + coverage
0.85–1.0 FSR; coverage 30–45% by unit count; permeable 30–50% / landscaped 15–35%.
Height + siting
3 storeys; 7.0 m max within 5 m of rear lot line; setbacks 3.0/1.5/1.2/3.0 m.
Parking + services
0.5 stalls per unit (0.5+ rounds up); garbage/organics areas scale from 0 to 3.0 m².
First-Mover Advantage: Apply Now
The bylaw is in effect immediately with no waiting period. While City staff finalize the first-generation Multiplex DP Checklist, you can submit applications now. First movers gain an outsized advantage simply by being first in the queue.
Key Reform: Council adopted planned relaxation of parking mandates — and under the 2026 Bill 25 expansion, the Province requires zero minimum on-site parking for 6-unit multiplex zones. Without this, 1.0 FSR projects would be almost impossible on 33–50-ft lots. This decision alone salvages dozens of otherwise marginal sites.
GO zone at a glance
| Metric | GO (Ground Oriented) |
|---|---|
| Units | 3–6 units based on lot size + OCP |
| FSR | 0.85 (LRN1); 1.0 (LRN2 / Res Level 4) |
| Height | 3 storeys; 7.0 m max within 5 m of rear lot line; 10 m vertical stack |
| Setbacks | 3.0 / 1.5 / 1.2 / 3.0 m (front / rear / interior / exterior) |
| Min unit size | 50 m² |
| Parking | 0.5 stalls per unit (fractions 0.5+ round up); garage stalls set back 1.0 m |
| Inclusionary | Not applicable to GO multiplexes |
Source: Bylaw 9137
Lot Coverage by Unit Count
| Dwelling Units | Max Coverage |
|---|---|
| 1 | 30% |
| 2 | 35% |
| 3 or 4 | 40% |
| 5 or 6 | 45% |
Table 576-1, Bylaw 9137
Permeable & Landscaped Area
| Units | Min Permeable | Min Landscaped |
|---|---|---|
| 1 | 50% | 35% |
| 2 | 45% | 30% |
| 3 or 4 | 35% | 20% |
| 5 or 6 | 30% | 15% |
Table 577-1, Bylaw 9137
Garbage, Organics & Recycling Storage
| Dwelling Units | Min Storage Area |
|---|---|
| 1 or 2 | 0 m² |
| 3 | 1.9 m² |
| 4 | 2.2 m² |
| 5 | 2.6 m² |
| 6 | 3.0 m² |
Table 583-1, Bylaw 9137 — path to storage must be ≥1.2 m wide, ≤5% slope, no steps
GO scenarios at a glance
≤280 m²
Up to 3 units
FSR: 0.85–1.0 FSR
Coverage: 30–40%
Parking: 0.5 stall/unit
>280 m² in LRN1
Up to 4 units
FSR: 0.85 FSR
Coverage: 40%
Parking: 0.5 stall/unit
>280 m² in LRN2/Res4
Up to 6 units
FSR: 1.0 FSR
Coverage: 45%
Parking: 0.5 stall/unit
GO compliance checklist
Quick zoning calculator (GO)
Check unit eligibility, max coverage, and parking using GO rules.
Unit eligibility
Enter lot area
Max coverage
Enter lot area
Vehicle parking
2 stalls
Calculator is simplified for the GO zone: verify FSR, permeable/landscaped areas, and site-specific constraints before submitting.
FAQs
When did CNV multiplex zoning take effect?
Council adopted Bylaw 9137 on December 8, 2025, enabling 4-unit multiplexes on 4,000+ properties effective immediately. In January 2026, Council voted to advance a six-unit expansion to roughly 1,940 more properties along the R2 and 240 bus corridors, with zero minimum parking in those zones. Public consultation and a hearing are expected before Council's final vote by June 2026.
How many units can I build?
GO: up to 3/4/6 units depending on lot size and OCP (≤280 m² = 3; >280 m² LRN1 = 4; >280 m² LRN2/Res4 = 6).
FSR and height?
GO: 0.85–1.0 FSR; 3 storeys; 7.0 m within 5 m of rear; 10 m vertical stack limit.
Inclusionary zoning?
Not applicable to GO multiplexes.
Are there areas excluded from multiplex zoning?
Under the December 2025 adoption, three heritage areas were excluded: Grand Boulevard, East 19th Street, and East 10th Street. However, Grand Boulevard is included in the 2026 Bill 25 expansion for six-unit eligibility along bus corridors. On January 29, 2026 the City sought public input on Bill 25 and heritage character. East 19th and East 10th remain under SFH/duplex rules pending the Heritage Strategy.
Parking?
Current GO: 0.5 stalls per unit (0.5+ rounds up); garage stalls set back 1.0 m. Under the 2026 Bill 25 expansion, zero minimum on-site parking is required for 6-unit multiplex zones near transit — critical for making 1.0 FSR projects viable on narrow lots.
Minimum unit sizes?
GO: 50 m² per unit.
Check your property
Find out if your lot sits in GO or MID and see the applicable limits.
Keep exploring
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