The City of North Vancouver is reshaping the future of its Central Lonsdale neighbourhood with a focused study that could introduce a wide range of new housing forms—duplexes, rowhouses, and garden apartments—between East 13th and East 19th Streets. Known as the Duplex Special Study, this initiative is part of the City's broader Housing Action Plan (2016) and responds to mounting calls for more diverse, affordable housing close to transit and amenities.
A Long-Awaited Shift in Central Lonsdale
Spurred by resident requests and housing policy goals, the Duplex Special Study zeroes in on the 300 blocks east of Lonsdale Avenue, an area that’s been gradually transitioning from single-family zoning for decades. The study area includes 146 properties, historically zoned for lower-density use. But change has been building since at least 2014, when some properties were designated Residential Level 2 in the Official Community Plan (OCP), setting the stage for future duplex and low-density multifamily developments.
In 2017, the City officially launched the study to evaluate how best to support a more inclusive mix of ground-oriented housing. After years of engagement—including surveys, open houses, and planning analysis—the City proposed a robust plan that balances the need for affordability, gentle density, and livability.
What’s Changing: From Single Homes to Smart Density
Following extensive community input and technical analysis, City planners landed on a recommended option that would open the door to a mix of low-rise housing types across the area:
88 lots would allow standard and small-lot duplexes (0.5 FSR)
51 lots would permit rowhouses or townhouses (0.75 FSR)
7 lots would support garden apartments (1.0 FSR)
This plan significantly increases the potential for secondary suites across the study area, helping add discreet rental stock while maintaining the area’s low-rise character. Notably, the proposed changes would eliminate the need for individual rezonings, replacing them with area-wide zoning—an approach many residents said would streamline the process and remove barriers to gentle infill.
Two-Stage Implementation Underway
To ease implementation, the City divided the plan into two parts:
Stage 1 – Northern Part (2021)
Focusing on 88 properties mostly zoned One Unit Residential (RS-1), this phase introduced a rezoning to Two Unit Residential (RT-1) and updated the OCP to Residential Level 2. The bylaws—OCP Amendment No. 8757 and Zoning Amendment No. 8758—were passed after a public hearing in November 2021, enabling duplexes through the standard building permit process.
Stage 2 – Southern Part (2022 and beyond)
Still in the planning phase, Stage 2 targets the 51 rowhouse-eligible lots and 7 garden apartment sites, requiring more detailed guidance and potentially new zoning tools. This stage will also incorporate the City’s Density Bonus & Community Benefits Policy, which mandates cash contributions from developers based on added density for Residential Levels 3 and 4.
Community Voices: Affordability, Livability, and Trade-Offs
From early surveys to public hearings, residents have voiced broad support for the plan—especially for duplexes and rowhouses—as a way to promote affordable homeownership and support “right-sizing” options for empty nesters. However, some concerns persist. These include:
Parking pressures, particularly around Lions Gate Hospital
School capacity, flagged by the North Vancouver School District as a future concern
Gentrification risks, including possible displacement of renters
Developer windfalls, should land values increase with zoning upgrades
The City addressed these concerns through infrastructure reviews, park access studies, and collaborative talks with the school board. It also acknowledged the tension between affordability and developer feasibility, particularly in discussions about green building standards and net-zero goals.
A Blueprint for the Missing Middle
The Duplex Special Study stands as a model for what many cities across Metro Vancouver are grappling with: how to thoughtfully densify established neighbourhoods without overwhelming infrastructure or losing community character. Ground-oriented housing near transit, shops, and parks delivers sustainability, walkability, and affordability in one package.
For Central Lonsdale, it’s a tangible step toward a more inclusive, livable future—one duplex or rowhouse at a time.
Wondering how these changes could impact Central Lonsdale real estate? We're watching this shift closely to help our clients stay ahead in a changing market. Want to be part of the conversation? Let’s connect.
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