West Vancouver Bylaw 5446: Four to Six Units on Most Lots (What Council Decides September 21)

I'm Aparna Kapur with Oakwyn Realty. On Monday, September 21, 2026 at 6 p.m., West Vancouver District Council is scheduled to give Zoning Amendment Bylaw No. 5446, 2026 its first, second, and third readings at Municipal Hall (Council Chamber), with WebEx access too. This is a proposed Bill 25 SSMUH package. It is not adopted yet.

If it proceeds, most eligible single-family and duplex lots would allow four units. A smaller Marine Drive transit band would allow up to six under a new RG-4 zone. I work Oakridge and Vancouver's south side, and I help North Shore buyers. Here is what owners and buyers should know before Monday.

What is Bylaw 5446, in plain terms?

Bylaw 5446 is West Vancouver's zoning amendment to comply with provincial small-scale multi-unit housing (SSMUH) under Bill 25. Staff numbers from the July 20, 2026 council report:

• •About 9,199 parcels: four units (RS2, RS3, RS4, RS5, RS10, and RD1/RD2 more than about 400 m from frequent transit).
• •About 1,133 parcels: new RG-4 six-unit rules near frequent transit (roughly 400 m, broadly the Marine Drive corridor toward about 25th).
• •About 641 parcels: exempt (heritage, oversize, no municipal water or sewer, and similar cases).

Staff also cite a theoretical ceiling of about 13,168 new zoned units. That is a capacity number, not a build forecast. Most lots will not redevelop overnight.

What would change on a four-unit lot?

As proposed in the staff package:

• •Height about 8.0 m (was 7.62 m), typically two storeys plus basement.
• •All-inclusive FAR about 0.65.
• •Cap of about 0.45 FAR on a single principal dwelling.
• •Ownership forms for coach houses, duplex, triplex, and fourplex as proposed.
• •Secondary suites still cannot be stratified.
• •Setbacks largely unchanged.

What is different in RG-4 near Marine Drive?

• •Up to six units.
• •FAR about 0.8.
• •No parking minimum (provincial SSMUH direction).
• •Affordable rental requirements when a site goes to six units.
• •Three storeys plus basement when there are three or more units.
• •Townhouse-style assembly: minimum two lots, about 1.2 FAR, 50% coverage, with underground parking excluded from FAR.

Wildfire and environmental development permits, the tree bylaw, slope rules, Step Code, and Lower Caulfeild heritage controls still apply. Zoning text is not a free pass on site constraints.

Why now, and what happens Monday?

Bill 25 (November 27, 2025) set a June 30, 2026 SSMUH compliance deadline. West Vancouver missed it. A Minister letter around June 18, Council direction on June 23, and the July 20 meeting set September 21 for the three readings.

Readings are not adoption. After first reading, Ministry of Transportation and Transit (MoTT) approval is still required before Council can adopt. Under the Local Government Act rules that apply here, no public hearing is allowed on this package.

How does this sit on the North Shore?

The City of North Vancouver already adopted its SSMUH package. The District of North Vancouver voted against in April 2026. "North Shore density" is not one rulebook. Compare the municipality and the exact zone, not just the listing photo.

If you are weighing West Vancouver against a south-side move later, the same habit applies: read the bylaw and the comps. Monthly MLS colour for my Oakridge focus sits on the market reports hub. When you are ready to buy or sell, we can map what the zone change does (and does not) do to your address.

Bottom line

Monday's readings put a proposed four-unit baseline and Marine Drive RG-4 six-unit option on the formal agenda. Status stays clear until adoption and MoTT clearance: proposed, not adopted. For District questions on the bylaw itself, staff list SSMUH@westvancouver.ca and 604-925-7040.

If you own or are buying in West Vancouver and want a straight read on how Bylaw 5446 touches your search or your lot, call or text me at 604-612-7694, or reach me through aparnakapur.com/contact.

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*Aparna Kapur is a licensed realtor with Oakwyn Realty (BCFSA licence RE611721), focused on Oakridge, Vancouver's south side, and North Shore buyers. This post is general neighbourhood context only and is not legal, planning, or investment advice. Confirm parcel status with District of West Vancouver materials before you decide.*

Sources: District of West Vancouver SSMUH page; July 20, 2026 council report (PDF).