City of North Vancouver · Ground Oriented Zone · Landowner Guide

Your City of North Vancouver Property Was Rezoned in December 2025

What that means for your specific property — and whether it changes anything about its value — depends entirely on your lot.

Find Out What Your Property Qualifies For Call Jamie — 604‑789‑5277

The Sold Sign on Your Neighbour’s Lawn Is Not Your Number

Here is the mistake we see most often, and it costs long-time City of North Vancouver homeowners real money.

A neighbour sells. The number gets around the street. You do the math and assume your home is worth roughly the same — maybe a little more depending on condition, size, the renovation you did a few years ago. That is how residential real estate works.

It is not how development land works.

What a developer will pay for your land is calculated from the top down: what the finished building will sell for, minus construction costs, minus their required return — working backward to what they can afford to pay for the lot. That number may be higher than residential value, lower, or roughly the same — it depends entirely on what can be built on your specific lot and whether that project makes financial sense in the current market.

The important thing is knowing which situation you are in before anyone approaches you. That is the first thing Jamie Wallace works through when a City of North Vancouver landowner calls him.

The Person You Want on Your Side

He Spent Years on the Other Side of This Table

Before Jamie Wallace joined Wallace Green, he spent more than five years running the acquisitions department for one of Vancouver’s leading developers. His job was to find land, evaluate it, and negotiate to buy it — for as little as possible.

He sat across the table from landowners for years. He understands exactly how developers assess a site, what they will pay and what they will walk away from, and which sites actually get built versus which ones sit in a filing cabinet. He has personally negotiated and acquired over $250 million in real estate.

When Jamie represents you as a landowner today, he is not guessing at what your property is worth to the development market. He spent years calculating exactly that — from the other side of the table.

Book a Confidential Consultation 604‑789‑5277
Jamie Wallace — Land and Development, Wallace Green Real Estate Group

Bylaw No. 9137 · Adopted December 8, 2025

What the GO Zone Actually Changed on Your Property

The City of North Vancouver replaced single-family zoning across thousands of residential lots in December 2025. Here is what the new Ground Oriented Zone means in practical terms — and why the detail most people miss is the one that matters most to your specific lot.

Three Units — The Baseline

Lots at or below 280 square metres are permitted three units as-of-right. The common form is a principal dwelling, a self-contained suite inside, and a detached garden suite in the rear yard. The permission is already built into your zoning. No rezoning required. No council vote. You apply for a building permit.

Four Units — Standard Lots (LR1)

Lots larger than 280 square metres in the Low Rise Neighbourhood 1 designation are permitted four units with a maximum floor space ratio of 0.85. Approximately 4,000 CNV properties fall in this category. The previous single-family limit was 0.5 FSR — the GO Zone increases permitted floor space by 70 percent.

Six Units — Transit Corridors (LR2)

Lots larger than 280 square metres near the R2 and 240 bus corridors — including Grand Boulevard, Keith Lynn, Moodyville, and Mahon Park — are permitted six units with a 1.0 FSR. However, the lot must also be at least 15 metres wide. This is the detail most commentary misses, and it determines which properties in the transit zone truly qualify.

As-of-Right — Why It Matters

As-of-right means the use is already permitted under the current zoning. No public hearing. No council approval. No rezoning risk. A conventional rezoning in Greater Vancouver takes 18 to 36 months and can fail. A GO Zone building permit application is a fundamentally faster and more predictable process — which is why developers are actively pursuing qualifying sites right now.

Lower Lonsdale

The most transit-connected neighbourhood in the City — and one of the most active for GO Zone development interest. Many Lower Lonsdale lots sit within the six-unit transit corridor.

For City of North Vancouver Landowners

You Have Three Options. Most Landowners Have Not Thought Through All of Them.

Understanding that your property qualifies for multi-unit development is the beginning of a decision, not the end of one. The right path depends on your timeline, financial position, tax situation, and what you want your life to look like on the other side of this. Jamie walks through all three in the first conversation.

01

Most common for long-time homeowners

Sell the Development Land

The most direct exit. Your property’s development potential may be factored into what a qualified developer will pay. You receive that value upfront with no construction risk, no financing exposure, and no project management complexity. One transaction, cleanly done. The key is knowing what the land is actually worth to the development market — which is a different analysis than a standard CMA.

02

For landowners with a longer time horizon

Partner with a Developer

Some landowners contribute their land as equity and share in the completed project rather than taking a fixed sale price. Joint ventures, option agreements with profit participation, and build-and-share arrangements all fall into this category. They carry more complexity and require careful legal and tax review. Jamie has structured these agreements from both sides during his years in the acquisitions business.

03

For those with construction appetite

Develop the Property Yourself

Landowners with construction financing, relevant background, and a hold strategy can develop the property themselves — retaining units for sale or rental. Self-development captures the most value but carries the most complexity. For the right landowner, particularly those building for multi-generational family use, it is a realistic and rewarding path.

Central Lonsdale

Central Lonsdale landowners are where we see the most unsolicited developer interest in the City — and the most people who need independent advice before they respond to it.

No Obligation · Fully Confidential

What Happens When You Call Jamie

Most people who reach out have heard a few different versions of what their GO Zone situation means and are not sure which to believe. The first thing the conversation does is cut through that noise.

Jamie looks at your specific address, confirms your GO Zone designation and lot characteristics, and gives you a clear picture of what your property qualifies for and what the development economics look like in your specific neighbourhood right now. No jargon. No pressure. No obligation.

If the numbers suggest meaningful development value, he walks you through what a properly run process looks like — and what the alternative looks like, which is accepting the first offer that arrives from a developer who found your address on a mailing list.

Book a Landowner Consultation

Or contact Jamie directly — 604‑789‑5277 · jamie@wallacegreen.ca

What You Learn in One Hour

  • Your GO Zone designation
  • Your lot’s unit potential
  • What developers pay for sites like yours
  • Your three options explained
  • What to do if approached directly

Confidential · Free · No Obligation

Moodyville (Queensbury)

One of North Vancouver’s most historically rooted neighbourhoods — and one of the most active in the current GO Zone development conversation.

Why City of North Vancouver Landowners Work With Wallace Green

$250M+

In development land personally negotiated and acquired by Jamie Wallace

5+

Years in developer acquisitions — Jamie understands how developers value your land from the inside

350+

Wallace Green transactions completed since 2020 across North Vancouver

#1

Real estate office on the North Shore by units sold, January to December 2025

Wallace Green Real Estate Group operates under Oakwyn Realty. Medallion Club recognition reflects top 10% of approximately 15,000+ Greater Vancouver REALTORS® members by MLS® units sold. Office ranking based on units sold January–December 2025. Jamie Wallace, Scott Wallace, and Carson Green are licensed Personal Real Estate Corporations.

Common Questions

What City of North Vancouver Landowners Ask

These are the questions we hear most often from long-time CNV homeowners in the first conversation. If yours is not here, call Jamie directly at 604‑789‑5277.

A developer sent me a letter about my property. Should I call them back?

Call Jamie first. A developer writing to your address has already decided your property is interesting to them — which means they are working from their own analysis of what your land is worth to them. That analysis is not designed to benefit you. Having independent representation before any conversation with a developer changes the negotiation entirely. A confidential call with Jamie costs you nothing and takes about an hour.

How do I know if my property is in the GO Zone?

Most City of North Vancouver properties previously zoned single-family (RS-1, RS-2) or duplex are now in the Ground Oriented Zone under Bylaw No. 9137, adopted December 8, 2025. A small number of Heritage Area properties were excluded. The City of North Vancouver zoning map at cnv.org confirms your designation — or call Jamie and he will confirm it for your specific address in a few minutes.

How many units can I build on my City of North Vancouver property?

It depends on your lot area and OCP designation. Lots at or below 280 square metres are permitted three units. Lots larger than 280 square metres in Low Rise Neighbourhood 1 (LR1) are permitted four units with 0.85 FSR. Lots larger than 280 square metres in Low Rise Neighbourhood 2 (LR2) near the R2 and 240 bus corridors are permitted six units with 1.0 FSR, but only if the lot is at least 15 metres wide. This last point is the one most commentary misses.

What is the difference between Low Rise Neighbourhood 1 and Low Rise Neighbourhood 2?

LR1 covers most of the City and permits up to four units with 0.85 FSR. LR2 applies to properties near the R2 and 240 bus corridors — including Grand Boulevard, Keith Lynn, Moodyville, and Mahon Park — and permits up to six units with 1.0 FSR, provided the lot is at least 15 metres wide. LR2 designation is significantly more valuable to the development market.

What are the tax implications of selling my property as development land?

This is a question for your accountant, not your realtor — and it is genuinely important to get right before making any decisions. How proceeds are treated depends on your ownership structure, how long you have held the property, whether it has been your principal residence, and how the transaction is structured. Wallace Green can connect you with accountants who specialise in development land transactions on the North Shore.

I am not ready to sell right now. Is it still worth talking to Jamie?

Yes — and this is the most common situation. Most landowners who call Jamie are not planning to act immediately. They want to understand what their property qualifies for so they can make an informed decision when the time is right. The consultation is free, confidential, and carries no obligation.

What does as-of-right mean and why does it matter?

As-of-right means multi-unit development is already permitted under the current zoning — no rezoning application, no public hearing, no council vote required. You apply for a building permit, not a zoning change. A conventional rezoning in Greater Vancouver takes 18 to 36 months and can fail. A GO Zone building permit application is a fundamentally faster and more predictable process.

Does the GO Zone apply to properties in the District of North Vancouver?

No. The City of North Vancouver and the District of North Vancouver are separate municipalities with different councils, zoning bylaws, and planning departments. This guide covers the City only. The District is advancing its own SSMUH process under different rules and on a different timeline. Call Jamie and he can walk through what applies to your specific address.

City of North Vancouver · Ground Oriented Zone

Start with a confidential conversation

If you own a home in the City of North Vancouver, the rules around your property changed in December 2025. What that means for your specific lot — and whether it affects what you could sell for — is the conversation Jamie has with landowners every week. It is free, confidential, and carries no obligation.

Book a Free Landowner Consultation Email Jamie

Or reach out directly

Jamie WallacePersonal Real Estate Corp. 604‑789‑5277 Scott WallacePersonal Real Estate Corp. 604‑377‑4551 Email the team team@wallacegreen.ca

Wallace Green Real Estate Group · Oakwyn Realty

101 – 3151 Woodbine Drive, North Vancouver, BC V7R 2S4

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Mobile: 604-377-4551

Phone: 604-506-5364

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Oakwyn Realty

101 - 3151 Woodbine Drive  North Vancouver,  BC  V7R 2S4 

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