Burnaby | R1 SSMUH District
Burnaby SSMUH Zoning: R1 District Regulations
Burnaby consolidated all former R districts into a single R1 SSMUH zone, removing floor area caps and enabling 3-6 unit multiplexes across the city. Learn the lot size thresholds, transit bonuses, setback rules, and site coverage limits that apply to your property.
Check your Burnaby lot's SSMUH eligibilityThe R1 SSMUH consolidation
Before 2024, Burnaby had over ten residential zone categories (R1 through R10) that each carried slightly different rules for lot size, setbacks, and building form. The SSMUH bylaw update merged all of these into a single R1 Small-Scale Multi-Unit Housing district.
The consolidation achieves two goals: it simplifies the zoning framework so homeowners and developers work with one consistent ruleset, and it enables multiplex housing on every former single-family lot in the city without a rezoning application.
Burnaby's approach is more permissive than many other Metro Vancouver municipalities. By eliminating maximum floor area limits and relying on height, setbacks, and site coverage to control massing, the city gives architects significant design flexibility to optimize unit layouts.
Key features of Burnaby R1 SSMUH
- No FSR cap: Buildable area defined by height, setbacks, and coverage only
- Transit bonus: Up to 6 units within 400 m of frequent transit
- Stratification: Primary units can be individually titled and sold
- Fee simple rowhousing: Each unit on its own titled lot
- Lane access not required: All housing forms allowed on non-lane lots
- Reduced parking: Zero minimums within transit network areas
Unit count by lot size and transit proximity
Burnaby ties unit count to lot area and whether the lot falls within a Frequent Transit Network Area (FTNA). Secondary suites count toward the total unit cap.
Small Lots
Up to 280 m2 (3,014 sq ft)
Up to 3 units
Available on any former R district lot regardless of transit access
Standard Lots
Over 280 m2 (3,014 sq ft)
Up to 4 units
Covers most Burnaby residential lots outside transit zones
Transit-Accessible Lots
281 m2+ within 400 m of frequent transit
Up to 6 units
Maximum density with zero parking requirements
Burnaby vs Vancouver: SSMUH zoning comparison
Both cities implemented SSMUH under Bill 44, but with different regulatory approaches. Burnaby's no-FSR-cap model offers more design freedom, while Vancouver's frontage-based system is more prescriptive.
| Parameter | Burnaby R1 SSMUH | Vancouver R1-1 |
|---|---|---|
| Zone Name | R1 SSMUH | R1-1 |
| Max Units | 3-6 (lot size + transit) | 2-6 (frontage) |
| FSR / Floor Area | No FSR cap | 1.0 (1.25 net-zero) |
| Max Height | 10.5-11.0 m | 10.7 m |
| Parking (Transit) | 0 stalls | 0 stalls |
| Parking (Non-Transit) | 0.5 stalls/unit | 1 stall/unit |
| Site Coverage | 40-55% | 45% |
| Stratification | Primary units only | Primary units only |
Setbacks, height, and site planning
Burnaby's R1 SSMUH zone uses setbacks, height limits, and site coverage -- rather than FSR -- to control building massing. This means your architect has more freedom to distribute floor area across storeys and building forms.
Height limits typically range from 10.5 to 11.0 metres depending on roof form, allowing comfortable three-storey construction. Front and rear setbacks are determined by block context, and side setbacks increase with building height to preserve light access for neighbours.
Site coverage maximums between 40% and 55% ensure adequate open space, landscaping, and stormwater management. Corner lots and lots with lane access benefit from additional flexibility in site planning and access design.
Site planning considerations
- ✓ Height limits: 10.5-11.0 m depending on roof form
- ✓ Side setbacks increase with building height
- ✓ Site coverage: 40-55% depending on unit count
- ✓ No lane access required for any housing form
- ✓ Tree retention and landscape requirements apply
- ✓ Stormwater management integrated into site plan
Analyze your Burnaby property's zoning
Enter your Burnaby address to see lot area, transit proximity, unit capacity, and development potential under R1 SSMUH regulations.