City of North Vancouver - Bill 25 Response to Provincial Requirements

These proposed updates stem from strengthened Provincial requirements that limit how Municipalities can restrict multiplex housing, closing earlier gaps that reduced the effectiveness of previous reforms such as Bill 44. Here’s a breakdown of what’s happening with zoning reform in the City:

WHAT'S CHANGING?

The City is expanding where up to 6 housing units (multiplexes) can be built on a single residential lot.

• Previously (Dec 2025): up to 4 units allowed on ~4,000 properties
• Now (proposed 2026 update): up to 6 units on ~1,940 additional properties
• Areas within 400 metres of frequent transit

This shift is being driven by new rules from the Government of British Columbia.

WHY DO AREAS AROUND FREQUENT TRANSIT MATTER?

The Province now requires higher density near transit to:

• Reduce car dependence
• Support walkable neighbourhoods
• Increase housing supply where infrastructure already exists
• Encourage more compact, transit-friendly communities without the former barriers

To promote more consistent development patterns, the City is also considering a block-wide rezoning strategy. This would allow entire blocks to be rezoned, even if only part of the area falls within the 400-metre transit boundary.

In North Vancouver, this mainly affects areas along the (see map below):

• R2 bus corridor
• 240 bus corridor

Neighbourhoods impacted include:

• Central Lonsdale 
• Grand Boulevard
• Moodyville

KEY RULE CHANGES

1. More Units Allowed

• Up to 6 units per lot (instead of 4)
• Applies mostly near transit, but the City may rezone entire blocks for consistency

2. No Parking Minimums

• Developers are not required to include parking for six-unit multiplex developments located within a Frequent Transit Area, but they still can if they want

3. Height Limits Stay Modest

• Max 3 storeys (including basement)
• Designed to resemble existing house-scale buildings. 

4. Design Still Controlled Locally

The City will set design guidelines and public input will shape:

• Building form
• Neighbourhood fit
• Heritage integration

They will be placing a strong emphasis on ensuring new developments complement the character of established neighbourhoods.

HERITAGE AREAS ARE BACK IN PLAY

A few hundred additional lots that were previously excluded are now included - like heritage sensitive areas in sections of Grand Boulevard, E 10th and E 19th.

Instead of forcing demolition, the City is exploring:

• Retaining and preserving existing homes
• Converting them into multiplexes
• Adding units alongside or behind them

TIMELINE

• January 2026: Council advances plan
•  2026: Public consultation + hearings
  June 15, 2026: OCP Public Hearing
  Provide formal feedback to City Council and Mayor about proposed OCP and Zoning Bylaw changes.
  Information is available online at letstalk.cnv.org/Bill25Alignment
• June 30, 2026: Provincial deadline
• June 2026: Final Council vote expected

IF YOU ARE A HOMEOWNER

• You may now be able to:
  • Build multiple units
  • Add rental suites
  • Redevelop your property more profitably
• Property values (especially near transit) could shift

BIG PICTURE

This isn’t just a local decision—it’s part of a Province-wide push to:

• Address housing shortages
• Legalize small multi-unit housing
• Remove zoning barriers that limited density for decades

THE CITY IS BALANCING

• Provincial requirements
• Neighbourhood character
• Infrastructure and livability concerns

Local officials have acknowledged both the challenges of keeping pace with evolving Provincial policies and the importance of addressing long-term housing needs. They also note that any resulting redevelopment will likely occur gradually over time.

As the City of North Vancouver continues through this phase of reform, residents will have opportunities to provide input and help shape how these zoning changes are implemented in practice.

MAY 2026 UPDATE - WHAT WE HEARD