North Vancouver oks sweeping single-family zoning changes removing basement exemptions

The District of North Vancouver council has adopted a new zoning bylaw that simplifies the process for building new single-family homes and makes significant changes to their form, affecting nearly all 20,000 single-family properties across the district.

The biggest shift is removing the exemption of basements from total allowable square footage while compensating with higher height limits of up to 38 feet or three storeys. The move aims to make houses more livable, environmentally friendly, and cheaper to build. Basements are among the most costly and carbon-intensive parts of home construction, disrupt the natural water table, and kill tree root systems, leading to more flooding. They are also where secondary suites are most likely located, putting renters in dark, damp conditions.

Garages will lose their exemption from floor space allowances, and the bylaw increases the maximum size of coach houses. The new zoning replaces a patchwork of rules for different neighbourhoods, applying uniformly across the district.

At a public hearing in June, council heard from supporters and residents worried the scope was too large. Some concerned that taller homes would hinder privacy and sunlight, while others said the public hadn't been adequately consulted. Councillor Betty Forbes, who voted against the bylaw, said she worried it would destroy neighbourhoods and remove character. Councillor Lisa Muri predicted worse outcomes for stormwater management.

For others, the changes didn't go far enough. Councillor Jim Hanson said he would have preferred bylaws prohibiting basements entirely but called the new rules a step in the right direction. Mayor Mike Little said the biggest benefit will be cleaning up the complex regulations that had caused conflicts with the planning department. However, with construction costs around $500 per square foot plus land costs, Little said nothing in the bylaw will make single-family neighbourhoods affordable again.