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404 E 16th St, North Vancouver

PID 004-677-994, lot 26, plan 1698 · City of North Vancouver records, September 19, 2026.

You can build

4 units

also called a fourplex

Because your lot is larger than 3,014 sq ft (280 m²) and the City's plan marks it Low Rise Neighbourhood 1.

4units on this lot
3 storeys tall

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

6,238 sq ft
Floor space

579 m²

40% of the lot
Footprint on the ground

2,935 sq ft (273 m²)

3 storeys
Height
2 spaces
Parking to provide
9 ft 10 in
Keep clear at the front

3 m

4 ft 11 in
Keep clear at the back

1.5 m

3 ft 11 in
Keep clear at each side

1.2 m

35% of the lot
Ground that must soak up rain

2,568 sq ft (239 m²)

Yes
Laneway home or coach house

it is one of the 4 units this zone already allows

2 permits
Permits

Development permit, Building permit, unless the work is exempt

Your lot

7,338 sq ft
Lot size

682 m²

Grand Boulevard
Neighbourhood

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.

404 E 16th St on the map

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How 404 E 16th St compares

  • At 7,338 sq ft, this lot is larger than 39% of the 128 other lots the City of North Vancouver records on E 16th St; the middle lot there is 7,353 sq ft.
  • 122 of the 128 other lots on E 16th St share its zone, GO; the commonest other zone there is RM-1 (4).
  • Its 4 units is the commonest count on E 16th St: 122 of the 128 other lots may hold the same number.
  • Across Grand Boulevard, the middle lot is 7,337 sq ft; this one is larger than that.

The full breakdown for 404 E 16th St

Your lot

  • Zone: Ground Oriented (GO)
  • Land use category: Low Rise Neighbourhood 1
  • Lot area: 7,338 sq ft (682 m²)
  • Neighbourhood: Grand Boulevard
  • PID 004-677-994, lot 26, plan 1698

What the zoning allows on this lot

  • Floor space: up to 0.85 times the lot area, which is 6,238 sq ft (579 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 2,935 sq ft (273 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 2,568 sq ft (239 m²), for 3 or 4 units. That share must let rain soak into the ground.
  • Landscaped area: 20% of the lot, or 1,468 sq ft (136 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

Questions about 404 E 16th St

How many units can I build at 404 E 16th 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 404 E 16th 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 Grand Boulevard.

How big is the lot at 404 E 16th St?

7,338 sq ft (682 m²), from the City of North Vancouver's own outline of the parcel.

How much floor space can I build at 404 E 16th St?

Up to 0.85 times the lot area, which is 6,238 sq ft (579 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 404 E 16th 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 404 E 16th 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.

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