304 W 21st St, North Vancouver
PID 028-840-585, lot 1, plan BCP50786 · 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
- 3,784 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
352 m²
1,781 sq ft (165 m²)
3 m
1.5 m
1.2 m
1,558 sq ft (145 m²)
it is one of the 4 units this zone already allows
Development permit, Building permit, unless the work is exempt
Your lot
- 4,452 sq ft
- Lot size
- Mahon
- Neighbourhood
414 m²
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.
304 W 21st St on the map
How 304 W 21st St compares
- At 4,452 sq ft, this lot is larger than 7% of the 91 other lots the City of North Vancouver records on W 21st St; the middle lot there is 6,995 sq ft.
- 77 of the 91 other lots on W 21st St share its zone, GO; the commonest other zone there is P-1 (6).
- Its 4 units is the commonest count on W 21st St: 76 of the 91 other lots may hold the same number.
- Across Mahon, the middle lot is 6,485 sq ft; this one is smaller than that.
The full breakdown for 304 W 21st St
Your lot
- Zone: Ground Oriented (GO)
- Land use category: Low Rise Neighbourhood 1
- Lot area: 4,452 sq ft (414 m²)
- Neighbourhood: Mahon
- PID 028-840-585, lot 1, plan BCP50786
What the zoning allows on this lot
- Floor space: up to 0.85 times the lot area, which is 3,784 sq ft (352 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 1,781 sq ft (165 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 1,558 sq ft (145 m²), for 3 or 4 units. That share must let rain soak into the ground.
- Landscaped area: 20% of the lot, or 890 sq ft (83 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.
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 304 W 21st St
How many units can I build at 304 W 21st 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 304 W 21st 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 Mahon.
How big is the lot at 304 W 21st St?
4,452 sq ft (414 m²), from the City of North Vancouver's own outline of the parcel.
How much floor space can I build at 304 W 21st St?
Up to 0.85 times the lot area, which is 3,784 sq ft (352 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 304 W 21st 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 304 W 21st 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.
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 W 21st St
- 302 W 21st St Zone GO · 4,699 sq ft · 4 units
- 308 W 21st St Zone GO · 6,732 sq ft · 4 units
- 312 W 21st St Zone GO · 4,448 sq ft · 4 units
- 316 W 21st St Zone GO · 5,790 sq ft · 4 units
- 317 W 21st St Zone GO · 6,921 sq ft · 4 units
- 321 W 21st St Zone GO · 4,621 sq ft · 4 units
- 322 W 21st St Zone GO · 7,546 sq ft · 4 units
- 324 W 21st St Zone GO · 4,445 sq ft · 4 units
Lots nearby
- 303 W 22nd St Zone GO · 9,234 sq ft · 4 units · 143 ft
- 311 W 22nd St Zone GO · 6,682 sq ft · 4 units · 157 ft
- 315 W 22nd St Zone GO · 4,448 sq ft · 4 units · 176 ft
- 2144 Mahon Ave Zone GO · 4,797 sq ft · 6 units · 189 ft
- 317 W 22nd St Zone GO · 4,450 sq ft · 4 units · 196 ft
- 2057 Mahon Ave Zone GO · 4,199 sq ft · 4 units · 196 ft
- 2152 Mahon Ave Zone GO · 4,773 sq ft · 6 units · 217 ft
- 321 W 22nd St Zone GO · 4,447 sq ft · 4 units · 217 ft
More about building in North Vancouver (City)
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