120 E 27th St, North Vancouver
PID 014-236-265, lot 17, plan 1897 · City of North Vancouver records, September 19, 2026.
You can build
4 units
also called a fourplexBecause your lot is larger than 3,014 sq ft (280 m²) and the City's plan marks it Low Rise Neighbourhood 1.
Buildings may cover40%
Ground that soaks up rain35%
The orange block is the footprint the zone allows, split into one part per unit. It is one way to fit them. The square has the same area as your lot; your lot's real shape will differ.
What you can build
- 4,047 sq ft
- Floor space
- 40% of the lot
- Footprint on the ground
- 3 storeys
- Height
- 2 spaces
- Parking to provide
- 9 ft 10 in
- Keep clear at the front
- 4 ft 11 in
- Keep clear at the back
- 3 ft 11 in
- Keep clear at each side
- 35% of the lot
- Ground that must soak up rain
- Yes
- Laneway home or coach house
- 2 permits
- Permits
376 m²
1,904 sq ft (177 m²)
3 m
1.5 m
1.2 m
1,666 sq ft (155 m²)
it is one of the 4 units this zone already allows
Development permit, Building permit, unless the work is exempt
Your lot
- 4,761 sq ft
- Lot size
- Tempe
- Neighbourhood
442 m²
- Flood hazard area
- Potential hazard lands
- Streamside area
Ground Oriented zone (GO) · Low Rise Neighbourhood 1 · City of North Vancouver records, September 19, 2026. Confirm with the city before you spend money on a design.
120 E 27th St on the map
How 120 E 27th St compares
- At 4,761 sq ft, this lot is larger than 69% of the 72 other lots the City of North Vancouver records on E 27th St; the middle lot there is 4,440 sq ft.
- 69 of the 72 other lots on E 27th St share its zone, GO; the commonest other zone there is P-1 (2).
- Its 4 units is the commonest count on E 27th St: 69 of the 72 other lots may hold the same number.
- Across Tempe, the middle lot is 6,042 sq ft; this one is smaller than that.
The full breakdown for 120 E 27th St
Your lot
- Zone: Ground Oriented (GO)
- Land use category: Low Rise Neighbourhood 1
- Lot area: 4,761 sq ft (442 m²)
- Neighbourhood: Tempe
- PID 014-236-265, lot 17, plan 1897
What the zoning allows on this lot
- Floor space: up to 0.85 times the lot area, which is 4,047 sq ft (376 m²) on this lot. Floor space is the total area of every floor of every building on the lot, added together.
- Lot coverage: 40% of the lot, or 1,904 sq ft (177 m²), for 3 or 4 units. That is the share of the lot buildings may sit on, seen from above.
- Permeable area: 35% of the lot, or 1,666 sq ft (155 m²), for 3 or 4 units. That share must let rain soak into the ground.
- Landscaped area: 20% of the lot, or 952 sq ft (88 m²), for 3 or 4 units. That share must be planted, with soil, trees and shrubs.
- Distance from property lines: at least 9 ft 10 in (3 m) from the front, 4 ft 11 in (1.5 m) from the back and 3 ft 11 in (1.2 m) from each side. On a corner lot, 9 ft 10 in (3 m) from the side street, or 0.2 times the lot width if that is less.
- Height: up to 3 storeys. Any part of a building within 16 ft 5 in (5 m) of the rear lot line can be at most 23 ft (7 m) tall. From the lowest floor to the highest ceiling above it can be at most 32 ft 10 in (10 m).
- Parking: at least 0.5 spaces for each unit.
- Every unit must have at least 538 sq ft (50 m²) of floor space inside.
- Every unit must be reachable from the street by a lit path at least 3 ft 3 in (1 m) wide.
- No side of a building can be longer than 68 ft 11 in (21 m).
- Two buildings with units on the same lot must be at least 23 ft (7 m) apart.
- A lot with 3 or more units needs an enclosed space for garbage, organics and recycling.
A laneway home or coach house
- Yes. A separate unit at the back of the lot is one of the units this zone already allows, so it counts towards the lot's number of units rather than being an extra.
- It has to stand at least 23 ft (7 m) from the building at the front, because two buildings with units on one lot must be that far apart.
- Within 16 ft 5 in (5 m) of the rear lot line it can be at most 23 ft (7 m) tall, lower than the 3 storeys allowed further into the lot.
- It shares the lot's floor space, lot coverage and parking figures with the building at the front, rather than adding to them.
- The City's separate coach house permit route is for properties outside this zone.
- From City of North Vancouver, Coach House permit page, read on 2026-09-20.
Extra limits on the city's maps
- The City of North Vancouver's map shows this lot in a flood hazard area. Ask the city what its flood rules require before you design.
- The City of North Vancouver's plan puts this lot in its potential hazard lands development permit area. Before you design, ask the city whether your project needs a development permit for this area and what reports it asks for.
- The City of North Vancouver's streamside map covers this lot (the city's category: Non Ravine). Ask the city how the streamside rules limit where you can build on the lot.
Sources
- Lot, zone and land use information: City of North Vancouver, downloaded on September 19, 2026. Lot, zoning and overlay information comes from the City of North Vancouver's public mapping service. The City makes no guarantee about the accuracy or completeness of that information. Check anything that matters with the City before you spend money on it.
- Zone rules: Zoning Bylaw, 1995, No. 6700, Amendment Bylaw, 2025, No. 9137, Part 5B, sections 573 to 583, read on 2026-09-18. https://www.cnv.org/-/media/City-of-North-Vancouver/Documents/Housing/Zoning-Bylaw-1995-No-6700-Amendment-Bylaw-2025-No-9137-City-Initiated-Amendment-Related-to-Provincia.pdf
Questions about 120 E 27th St
How many units can I build at 120 E 27th St?
Up to 4 units, because your lot is larger than 3,014 sq ft (280 m²) and the City's plan marks it Low Rise Neighbourhood 1. The count comes from Zoning Bylaw, 1995, No. 6700, Amendment Bylaw, 2025, No. 9137, Part 5B, sections 573 to 583.
What zone is 120 E 27th St in?
Ground Oriented (GO). The City's zone for low-density housing, from a single house up to a small multiplex of 3 to 6 units. It replaced most of the City's single-family and duplex zoning in December 2025. Separately, the city's land use plan marks it Low Rise Neighbourhood 1. The city's records place it in Tempe.
How big is the lot at 120 E 27th St?
4,761 sq ft (442 m²), from the City of North Vancouver's own outline of the parcel.
How much floor space can I build at 120 E 27th St?
Up to 0.85 times the lot area, which is 4,047 sq ft (376 m²) on this lot. Floor space is the total area of every floor of every building on the lot, added together.
How tall can I build at 120 E 27th St?
Up to 3 storeys. Any part of a building within 16 ft 5 in (5 m) of the rear lot line can be at most 23 ft (7 m) tall. From the lowest floor to the highest ceiling above it can be at most 32 ft 10 in (10 m).
Can I build a laneway home or coach house at 120 E 27th St?
Yes. A separate unit at the back of the lot is one of the units this zone already allows, so it counts towards the lot's number of units rather than being an extra. It has to stand at least 23 ft (7 m) from the building at the front, because two buildings with units on one lot must be that far apart. Within 16 ft 5 in (5 m) of the rear lot line it can be at most 23 ft (7 m) tall, lower than the 3 storeys allowed further into the lot. It shares the lot's floor space, lot coverage and parking figures with the building at the front, rather than adding to them. The City's separate coach house permit route is for properties outside this zone.
Does the city's map put extra limits on 120 E 27th St?
The City of North Vancouver's map shows this lot in a flood hazard area. Ask the city what its flood rules require before you design. The City of North Vancouver's plan puts this lot in its potential hazard lands development permit area. Before you design, ask the city whether your project needs a development permit for this area and what reports it asks for. The City of North Vancouver's streamside map covers this lot (the city's category: Non Ravine). Ask the city how the streamside rules limit where you can build on the lot.
Where do these figures come from, and will the city approve my project?
Lot outline, address, area, zone and land use category: the City of North Vancouver's public map, downloaded on September 19, 2026. Zone rules: Zoning Bylaw, 1995, No. 6700, Amendment Bylaw, 2025, No. 9137, Part 5B, sections 573 to 583, read on 2026-09-18. This page shows what the zoning bylaw allows on paper. A real project also needs a building permit, the city reviews each design against more rules than the ones shown here, and the lot may carry limits the city's map does not show. Confirm the rules with the city's planning staff before you pay for a design.
Other lots on E 27th St
- 120 E 27th St Zone GO · 4,950 sq ft · 4 units
- 121 E 27th St Zone GO · 5,862 sq ft · 4 units
- 117 E 27th St Zone GO · 5,859 sq ft · 4 units
- 127 E 27th St Zone GO · 5,858 sq ft · 4 units
- 131 E 27th St Zone GO · 5,857 sq ft · 4 units
- 105 E 27th St Zone RM-1 · 13,643 sq ft
- 135 E 27th St Zone GO · 5,856 sq ft · 4 units
- 140 E 27th St Zone GO · 4,954 sq ft · 4 units
Lots nearby
- 2721 Eastern Ave Zone GO · 4,764 sq ft · 4 units · 33 ft
- 2723 Eastern Ave Zone GO · 4,764 sq ft · 4 units · 66 ft
- 2733 Eastern Ave Zone GO · 4,762 sq ft · 4 units · 99 ft
- 2710 Lonsdale Ave Zone RM-1 · 18,299 sq ft · 107 ft
- 2739 Eastern Ave Zone GO · 4,764 sq ft · 4 units · 132 ft
- 2745 Eastern Ave Zone GO · 4,764 sq ft · 4 units · 165 ft
- 2728 Lonsdale Ave Zone RM-1 · 4,530 sq ft · 185 ft
- 2751 Eastern Ave Zone GO · 4,761 sq ft · 4 units · 198 ft
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