Building in North Vancouver: City and District rules

City of North Vancouver. On December 8, 2025, the City adopted the Ground Oriented Zone for lots that used to allow one house or a duplex. As of the City's frequently asked questions page (updated April 22, 2026), a lot of 280 square metres or less can have 3 homes. A larger lot can have 4 homes in the Low Rise Neighbourhood 1 designation, at a floor space ratio of 0.85, or 6 homes in the Low Rise Neighbourhood 2 designation, at 1.0. Floor space ratio is total floor area divided by lot area.

Bill 25, a November 2025 provincial law, requires local governments to allow up to 6 homes within 400 metres of a frequent transit bus stop, meaning a stop on a route that runs at least every 15 minutes in the daytime. The City names the R2 and 240 routes. On May 11, 2026, City council sent its proposed bylaws back to staff. The City's Bill 25 page, opened September 25, 2026, lists that as the latest step.

District of North Vancouver. The Province's news release of July 25, 2024 lists the District among the 162 local governments that had passed compliant small-scale multi-unit housing bylaws by July 23, 2024. Those bylaws allow 3, 4 or 6 homes on lots that once allowed one house. The District's potential zoning notice (GEOweb), updated May 1, 2024, treats a lot as exempt when it lies inside a wildfire, slope or creek hazard development permit area, a mapped zone where the District reviews natural hazards before it issues a permit.

Creeks and steep ground affect building in both governments. The City's streamside page names Mackay, Mosquito, Keith and Lynn Creeks, and the Mosquito branches Thain, Wagg and Mission Creeks.

In 2008, after its earlier study of the east bank of Mosquito Creek, the City reviewed landslide risk across the whole city. A 2009 study by BGC Engineering named 18 properties, besides 8 on that east bank, for detailed study.

The City's older neighbourhoods include four heritage areas. Ottawa Gardens is the one Heritage Conservation Area, where new development and some home improvements need a Heritage Alteration Permit. Grand Boulevard, East 10th and Finlay's Row are Special Study Areas: council changed their land use designations on December 8, 2025 and left their zoning unchanged.

Costar Construction is a construction management company based in Vancouver. Its website lists North Vancouver among the areas it serves.

Costar describes a multiplex as a small-scale townhouse project on a single lot, and it won the 2024 Georgie Award for Best Multiplex Home, according to the 2024 winners list of the Canadian Home Builders' Association of British Columbia. The City's Ground Oriented Zone lists multiplexes and townhomes of up to 4 or 6 units, depending on location (City page opened September 25, 2026).

Costar also builds custom homes, from a brief description of your ideas to floor plans and 3D conceptual models. It offers kitchen renovations, bathroom renovations, and commercial and tenant improvements. Its website lists laneway homes and legal suites for Vancouver, Burnaby and New Westminster, so ask at the consultation about a coach house (a small detached home behind the main house) or a secondary suite (a self-contained unit inside the main house) on your North Vancouver lot.

City of North Vancouver. A development permit approves a project's design and its effect on the site. A building permit approves the construction itself. In the Ground Oriented Zone one application form serves both permits, and you use it for new construction, an addition, a subdivision or a renovation that adds a secondary suite (City page opened September 25, 2026). Staff send the form, the checklist and the fee information when you call 604-982-9675, email permitinquiry@cnv.org or visit City Hall. You email the complete package to permitapplications@cnv.org and pay the application fees. The City checks it and sends one combined set of comments if needed. The City then issues the permits, and you pay any further fees and deposits, start construction and book inspections.

Land within 15 metres of the top of a creek bank (the edge where the ground starts to slope down to the water), or within 10 metres of the top of a ravine bank, is in the City's Streamside Protection permit area. Construction, paving, and removal of soil, vegetation or trees there need a development permit, approved before the building permit (City page opened September 25, 2026).

District of North Vancouver. The District accepts building permit applications electronically only. Email building@dnv.org for a link to upload PDF files with digital seals. A charge applies from the third submission on if the first two were rejected as incomplete (District instructions opened September 25, 2026).

The slope hazard permit area covers lots with a boundary within 20 metres of the top or bottom of a slope steeper than 20 degrees (36 percent) and higher than 10 metres. Work there may need a development permit backed by a report from a Qualified Professional, meaning an insured engineer or geoscientist. In the small-creek flood area, a property can be exempt when the lowest level of the building, basement included, is more than 2 metres above the creek bed next to it, shown by a legal survey. A new or replacement house in the wildfire hazard permit area, which covers properties next to forested land, also needs a development permit (District documents opened September 25, 2026).

Costar Construction offers a complimentary one-hour project consultation, at your property or at its Vancouver office, 104 - 338 W 8th Ave, Vancouver, BC V5Y 3X2. Book on the booking page or use the contact page. You can also call 236-997-0026 or write to info@costarconstruction.com.

Costar's website describes its process in stages. The first four are Design and Planning, Pre-construction, Construction and Handover.