Zoning Changes in the District of North Vancouver

On July 20, 2026, District Council adopted the new R1 and R2 residential zones, part of the broader rewrite of a zoning bylaw that dates back to 1965.

1. What has actually changed?

The District has been undertaking a comprehensive rewrite of its zoning bylaw. One objective is to simplify a system that had accumulated many different residential zones over decades. The District has said that 19 existing single-family residential zones are being consolidated into two principal residential zones, R1 and R2.

For homeowners, the important part isn't the name of the zoning bylaw. It's understanding what can now be built on your property.

2. Does this mean every property can suddenly be redeveloped?

This is an important misconception to address.

No. Zoning establishes what may be permitted; it doesn't mean redevelopment will necessarily happen. The District itself makes the distinction that zoning creates the opportunity, while actual redevelopment depends on many other things, including market conditions, construction costs and the economics of the property.

3. What could the changes mean for homeowners?

Depending on the property, zoning can affect things such as:

• the number of homes permitted on a lot

• secondary suites

• coach houses

• the size and form of a new home

• setbacks and building coverage

• opportunities for multi-generational living

• redevelopment potential

The District has specifically described its residential work as supporting more diverse housing, including opportunities for aging in place and multigenerational living.

Every property is different, and the opportunities available will depend on the lot, its zoning and other District requirements. The key is understanding what may be possible for your particular property.

4. Could this affect the value of my property?

Potentially — but zoning is only one component of value. Lot size, location, topography, access, servicing, construction costs and what buyers are actually prepared to pay all matter.

Having additional development potential doesn't automatically mean your property is worth dramatically more.

For certain properties, however, what can legally be built on the land can absolutely become relevant when determining market value.

5. How do I find out what applies to my house?

The District now provides a residential zoning map and information to help homeowners determine the zoning and the permitted size, location and dimensions of buildings on a property.

If you're curious about your property, don't assume that what was possible five or ten years ago is still the whole story. Before renovating, rebuilding — or deciding what your property may be worth — it is worth checking the current zoning.

Curious what the changes mean for your property?

We are always happy to help you look at the zoning, recent neighbourhood sales and how a property's redevelopment potential may — or may not — affect its current market value.

There is a lot more to unpack in the District’s new zoning rules. Starting September 3, we’ll be taking a closer look at one change each week in our new series, What Does This Mean for My Property?, including basements, coach houses, suites, garages, building height and more.