Multiplex development in Canyon Heights, North Vancouver

The District of North Vancouver is a separate municipality from the City, and its density rules are unsettled. Since June 2024 it has allowed up to three homes on a typical lot, a main house, a secondary suite, and a coach house. The Province's Bill 25 requires four homes on most lots, or up to six within 400 metres of frequent transit, but on April 13, 2026 District council voted 4 to 3 to refuse those changes and did not meet the Province's June 30, 2026 deadline. The Province's housing minister can still impose the zoning by ministerial order, so the higher counts may yet arrive, they are simply not in force today.

Canyon Heights is an affluent, hillside single-family neighbourhood served by the commuter-oriented 246 bus rather than a frequent all-day route; the nearest frequent buses run along the Capilano Road corridor to the west. So even if the Province enforces its rules, Canyon Heights lots would realistically reach three to four homes, not six. Its large, treed, sloping lots suit a well-designed three- or four-home building, with terrain and tree retention the main things to plan around.

Canyon Heights is one of the District's more spacious neighbourhoods, larger lots, often 4,000 to 10,000-plus square feet, on winding streets and cul-de-sacs below Grouse Mountain. Much of the housing is mid-century, with a steady trend toward larger contemporary rebuilds on the generous lots. That space is the opportunity for gentle density: a three- or four-home ground-oriented building can sit on a large Canyon Heights lot with real separation, yards, and parking, at a scale that respects the street.

For a long-time owner, the GP/LP partnership turns that land into a project without selling or self-funding: you contribute the lot, and we carry the design, financing, construction, and the risk. Because these are high-value lots, the economics are lot-specific, feasibility is the honest way to see what works.

Canyon Heights sits on sloping ground between Grouse Mountain and the Capilano River canyon, so terrain and mature trees are the defining design factors. Cleveland Dam and Capilano River Regional Park form the wooded western edge, the reservoir behind the dam supplies roughly a third of Metro Vancouver's drinking water, and the Capilano Suspension Bridge draws visitors nearby. Grade drives foundation and access design, and significant trees can carry retention requirements.

None of that stops a project; it shapes it, and it has to be handled early. Canyon Heights Elementary on Highland Boulevard, feeding Handsworth Secondary, and nearby Edgemont Village give the area a settled, family character that suits ground-oriented homes. We confirm slope and tree constraints up front and design to them.