How many units can I build on my Coquitlam lot under SSMUH?

Up to 3 units on lots of 280 m² or smaller, and up to 4 units on lots larger than 280 m² but under 4,050 m² (1 acre). There are currently no 6-unit areas in Coquitlam because no bus stops meet the provincial definition of frequent service. ADUs are allowed if total units (principal plus accessory) do not exceed 4 in R-1, R-2, and R-3 zones.

What are the new SSMUH zones in Coquitlam?

Coquitlam created four new zones under Bylaw 5449: R-1 (Small-Scale Residential, replacing RS-1 for most lots), R-2 (Compact Small-Scale Residential for higher density areas), R-3 (Transitional Small-Scale Residential), and R-4 (Intensive Small-Scale Residential, replacing RT-3 Multiplex).

What is the FSR for SSMUH zones in Coquitlam?

FSR varies by zone: R-1 allows 0.65 (2 units) to 0.75 (3-4 units), R-2 allows 0.75, R-3 allows 0.50, and R-4 allows 0.85. All zones permit up to 11 m in height and 3 storeys including basement.

What about properties near SkyTrain stations in Coquitlam?

Properties within 800 metres of Evergreen Line SkyTrain stations are excluded from Coquitlam's SSMUH rezoning. These transit-oriented areas are handled separately under Bill 47 (Transit-Oriented Areas legislation) with different density and height provisions. While Coquitlam lacks qualifying frequent bus stops for the 6-unit SSMUH allowance, the Evergreen Line stations may qualify under separate TOA designations.

What are the parking requirements for SSMUH in Coquitlam?

Parking in Coquitlam SSMUH zones is based on unit size: 1 stall per unit under 79 m2, 1.5 stalls per unit under 158 m2, and 2 stalls per unit over 158 m2.

When was Coquitlam's SSMUH bylaw adopted?

Coquitlam adopted Bylaw No. 5449 on June 9, 2025, after receiving a provincial extension in September 2024 pushing the deadline to June 30, 2025. Additional supportive amendments were adopted June 23, 2025. The bylaw replaced old RS and RT zoning with four new R-1 through R-4 zones.

Bill 44 Active - Adopted June 9, 2025 | Updated March 2026

Coquitlam SSMUH Multiplex Guide: Bylaw 5449

Coquitlam adopted Bylaw 5449 on June 9, 2025, with supportive amendments following on June 23, creating four new residential zones (R-1 through R-4) that allow up to 4 units on most single-family lots. VanPlex analyzed 27,874 parcels: 22,131 qualify for multiplex development with an average lot size of 7,821 sqft and average land value of $1.43M.

Check your Coquitlam address

Source: City of Coquitlam, Bylaw No. 5449 adopted June 9, 2025; supportive amendments June 23, 2025.

Background

In response to BC's Bill 44 (Housing Statutes Amendment Act), Coquitlam received a provincial extension in September 2024 pushing the compliance deadline to June 30, 2025. Council adopted Bylaw No. 5449 on June 9, 2025, replacing the city's legacy RS and RT single-family zones with four new small-scale residential zones. Additional supportive amendments were adopted on June 23, 2025 to align related bylaws with the new zoning framework.

The new framework allows up to 3 units on lots of 280 m² or smaller, and up to 4 units on lots larger than 280 m² but under 4,050 m² (approximately 1 acre). Notably, Coquitlam currently lacks bus stops meeting the provincial definition of "frequent service," so the 6-unit allowance near transit does not apply anywhere in the city. Properties within 800 metres of SkyTrain stations (Evergreen Line) are excluded from this SSMUH rezoning entirely and are handled separately under Bill 47 (Transit-Oriented Areas).

Looking ahead, City staff have targeted 2026 for a review of policies covering townhouses, rowhouses, and intensive small-scale residential forms (formerly multiplex). The Official Community Plan is also being updated to align with these zoning changes.

What is SSMUH in Coquitlam?

SSMUH (Small-Scale Multi-Unit Housing) in Coquitlam refers to Bylaw 5449's zoning framework that permits duplexes, triplexes, and fourplexes on former single-family lots. The gentle density approach maintains neighbourhood character while creating missing middle housing options between detached homes and apartment buildings.

Understanding Missing Middle Housing in Coquitlam

Missing middle housing fills the gap between single-family homes and high-rise apartments. In Coquitlam, the R-1 through R-4 zones enable these housing types:

Duplexes & Triplexes

2-3 units offering gentle density transitions on most lots

Fourplexes

Up to 4 units providing missing middle options under R-1 and R-2

Principal + Accessory Dwelling Units

ADUs allowed if total units do not exceed 4 in R-1, R-2, R-3

Intensive Residential (R-4)

Multiplex on larger lots (930 m2+), 0.85 FSR, 19 lots in Coquitlam

Key Features of Coquitlam's SSMUH Framework

Up to 3 units on lots 280 m² or smaller; up to 4 units on larger lots (no 6-unit areas currently)
Four new zones (R-1 through R-4) replacing legacy RS/RT zoning
Evergreen Line SkyTrain-adjacent properties (within 800 m) excluded -- handled under Bill 47 TOA
Minimum unit size of 29 m2 gross floor area
20 m2 outdoor space per unit minimum (can be shared)

Zone comparison: R-1 through R-4

Bylaw 5449 created four new residential zones. The table below compares key development metrics across each zone, based on the adopted bylaw and VanPlex GIS analysis of 22,131 qualifying lots.

Zone	Name	FSR	Height	Coverage	Front	Side	Rear (no lane)	Rear (lane)
R-1	Small-Scale Residential	0.65 - 0.75	11 m / 3 storeys	50%	5.5 m	1.2 m	6.0 m	1.2 m
R-2	Compact Small-Scale Residential	0.75	11 m / 3 storeys	50%	4.0 m	1.2 m	6.0 m	1.2 m
R-3	Transitional Small-Scale Residential	0.50	11 m / 3 storeys	45%	4.0 m	1.2 m	6.0 m	1.2 m
R-4	Intensive Small-Scale Residential	0.85	11 m / 3 storeys	50%	4.5 m	1.2 m	6.0 m	1.2 m

R-1

Small-Scale Residential

Replaces: RS-1 (most lots)

FSR: 0.65 - 0.75
Height: 11 m / 3 storeys
Coverage: 50%
Front setback: 5.5 m
Side setback: 1.2 m
Rear (no lane): 6.0 m
Rear (lane): 1.2 m

R-2

Compact Small-Scale Residential

Replaces: Higher density areas

FSR: 0.75
Height: 11 m / 3 storeys
Coverage: 50%
Front setback: 4.0 m
Side setback: 1.2 m
Rear (no lane): 6.0 m
Rear (lane): 1.2 m

R-3

Transitional Small-Scale Residential

Replaces: Transitional areas

FSR: 0.50
Height: 11 m / 3 storeys
Coverage: 45%
Front setback: 4.0 m
Side setback: 1.2 m
Rear (no lane): 6.0 m
Rear (lane): 1.2 m

R-4

Intensive Small-Scale Residential

Replaces: RT-3 Multiplex (min 930 m²)

FSR: 0.85
Height: 11 m / 3 storeys
Coverage: 50%
Front setback: 4.5 m
Side setback: 1.2 m
Rear (no lane): 6.0 m
Rear (lane): 1.2 m

R-2 Building Separation Requirements

In the R-2 (Compact Small-Scale Residential) zone, building separation distances apply: 6 metres for 2-storey buildings and 9 metres for 3-storey buildings. These separations ensure adequate light, privacy, and fire safety between structures on the same lot.

R-4 Intensive Small-Scale Residential

The R-4 zone (renamed from the former RT-3 Multiplex zone) requires a minimum lot size of 930 m2 and allows 0.85 FSR with 50% site coverage. VanPlex GIS analysis identified 19 R-4 lots with an average lot size of 37,284 sqft and average land value of $1,224,211. These larger parcels support substantial 4-unit builds.

By the numbers: 22,131 eligible lots

VanPlex analyzed 27,874 Coquitlam property parcels using municipal GIS data, zoning polygon spatial joins, lane-access buffer analysis, and BC Assessment land valuations (February 2026). Here's what the data shows.

27,874

Total Parcels Analyzed

22,131

SSMUH-Qualifying

99.96%

Qualify for 4 Units

5,112

With Lane Access

Zone	Lots	Avg Lot (sqft)	Avg Land Value	Share
R-1	13,552	20,248	$1,504,221	61.2%
R-2	5,530	13,085	$1,303,157	25.0%
R-3	3,030	19,714	$1,352,655	13.7%
R-4	19	37,284	$1,224,211	0.1%
Total	22,131	7,821	$1,430,061	100%

Source: VanPlex GIS analysis of Coquitlam cadastral, zoning, and BC Assessment data. February 2026.

Zone distribution

R-1

13,552 lots (61.2%)

R-2

5,530 (25%)

R-3

3,030 (13.7%)

R-4

Lot Sizes

7,821 sqft

Average across SSMUH zones

71.6% of lots (19,907) exceed 10,000 sqft. Only 8 lots fall below the 3,014 sqft threshold for 4 units.

Land Values

$1.43M

Average SSMUH land assessment

49% below Vancouver's $2.8M+ average. R-1 commands premium at $1.50M; R-4 lowest at $1.22M.

Lane Access

5,112

Lots with confirmed rear lane

23.1% of SSMUH lots. Enables rear parking, better unit orientation, and lower site development costs.

Coquitlam vs Vancouver comparison

Metric	Coquitlam	Vancouver	Advantage
Total eligible lots	22,131	56,088	Fewer
Avg lot size	7,821 sqft	~4,800 sqft	3.8x larger
Avg land value	$1.43M	$2.8M+	49% cheaper
Frontage requirement	None (FSR)	44-50 ft	No gatekeeping
Density bonus fees	None	$200-400K	$0
Govt charges/unit	$88,207	$82,000+	Comparable

Read the full analysis: 22,131 Coquitlam Lots: The Multiplex Eligibility Data -- comprehensive zone-by-zone breakdown with lot size distribution, land value charts, lane access mapping, government charge analysis, and pro forma examples.

Key regulations snapshot

The following baseline standards apply across Coquitlam's SSMUH zones. Always confirm current requirements with the City before finalizing drawings.

Unit Allowances

Up to 3 units on lots of 280 m² or smaller, and up to 4 units on lots larger than 280 m² (under 4,050 m²) in R-1, R-2, and R-3 zones. ADUs (accessory dwelling units) are permitted as long as the total count of principal plus accessory units does not exceed 4. No 6-unit areas exist in Coquitlam because no bus stops currently meet the provincial "frequent service" threshold.

Parking Requirements

Under 79 m²: 1 stall per unit
Under 158 m²: 1.5 stalls per unit
Over 158 m²: 2 stalls per unit

Minimum Unit Size

29 m2 gross floor area minimum for each dwelling unit. This ensures livable spaces while maximizing the number of units achievable on a given lot.

Outdoor Space

20 m2 of outdoor space per unit is required. This space can be shared among units, providing design flexibility for courtyard or common garden configurations.

Transit-Oriented Area Exclusion

Properties within 800 metres of Evergreen Line SkyTrain stations are not part of Coquitlam's SSMUH rezoning. These areas are governed separately under Bill 47 (Transit-Oriented Areas) with distinct density, height, and land-use provisions that may allow significantly higher density. While Coquitlam lacks qualifying "frequent service" bus stops for the 6-unit SSMUH allowance, the Evergreen Line stations may qualify under separate TOA designations. Contact the City to confirm whether your property falls within a TOA boundary.

How VanPlex supports Coquitlam SSMUH projects

Concept to Permit

We coordinate architects, engineers, and consultants to ensure your Coquitlam multiplex project meets all R-1 through R-4 requirements, setbacks, and Bylaw 5449 standards before submission.

Feasibility Analysis

Comprehensive analysis of your Coquitlam lot's SSMUH potential powered by real GIS data from 22,131 qualifying lots. Includes zone classification, unit configurations, FSR calculations, government charges ($88,207/unit), comparable sales, and pro forma economics.

Request your Coquitlam SSMUH feasibility

Share your Coquitlam address to receive a tailored analysis including zone classification, lot size, FSR-derived buildable area, achievable units, land value, government charges, comparable sales, and pro forma economics -- all powered by real GIS data and BC Assessment records.

Official Coquitlam SSMUH Resources

The following links point to official City of Coquitlam and provincial resources for SSMUH and Bylaw 5449. All information should be verified directly with the City before making development decisions.

SSMUH Information Page

City of Coquitlam's main SSMUH resource page

Let's Talk Coquitlam - Small Scale

Community engagement and updates

Provincial Housing Changes

Overview of provincial housing legislation impacts

Bylaw 5449 Public Notice

Official public notice for the SSMUH zoning amendment

Zoning Bylaw Part 10 - Low Density Residential Zones

Full zoning bylaw text for R-1 through R-4 zones

Building Information for SSMUH

Permits and building requirements for small-scale projects

Getting started with Coquitlam SSMUH

Before beginning your Coquitlam gentle density or missing middle housing project, consider these key factors:

Confirm which zone (R-1, R-2, R-3, or R-4) applies to your lot, check whether the 280 m² lot size threshold affects your unit count, and verify the lot is not within an 800 m Evergreen Line SkyTrain TOA exclusion area
Review site-specific constraints including easements, environmental considerations, and servicing requirements
Model unit configurations against FSR, coverage, and setback limits for your zone
Calculate parking stall requirements based on anticipated unit sizes
Ensure 20 m2 outdoor space per unit is achievable on your site plan
Watch for the City's 2026 review of townhouse, rowhouse, and intensive small-scale residential policies, which may expand development options further

Planning Department: 604-927-3430

Housing Changes Inquiries: HousingChanges@coquitlam.ca | 604-927-3700

Building Permits: 604-927-3441

File Manager (Kerry Thompson): kerry.thompson@coquitlam.ca

City of Coquitlam, 3000 Guildford Way, Coquitlam, BC V3B 7N2

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