Bill 44 Active — Updated March 2026
Richmond RSM Zone & SSMUH: 27,000 Lots Rezoned for Gentle Density
Richmond adopted Bylaw 10573 on June 24, 2024, creating four RSM sub-zones (RSM/S, RSM/M, RSM/L, RSM/XL) under Section 8.19 of Zoning Bylaw 8500. Approximately 27,000 lots are now eligible for 3-6 unit multiplex development, with transit-oriented density near 5 Canada Line stations.
Source: City of Richmond, Bylaw 10573 (June 2024), Bylaw 10631 (March 2025), Planning Bulletin 09. Phase 2 amendments expected spring 2026.
Richmond's RSM Zone Framework
Richmond responded to BC's Bill 44 by creating the RSM (Residential - Small-Scale Multi-Unit) zone, one of the most comprehensive SSMUH implementations in Metro Vancouver. The framework rezones approximately 27,000 residential lots into four sub-zones based on lot size and transit proximity, enabling gentle density development citywide while protecting Agricultural Land Reserve properties.
With Bylaw 10631 and OCP amendments adopted March 24, 2025, Richmond further refined the framework by increasing the maximum building height from 9.0 m to 10.0 m, removing Development Permit requirements, improving habitable space in attic half-storeys, encouraging varied roof shapes for attractive streetscapes, and adding options for BC Energy Step Code compliance.
Richmond is now working on Phase 2 amendments, expected to come before Council in spring 2026, which will build on the initial SSMUH implementation with further updates to the Official Community Plan and Zoning Bylaw.
What is the RSM Zone in Richmond?
The RSM zone is Richmond's implementation of BC's Small-Scale Multi-Unit Housing (SSMUH) requirements under Bill 44. Defined in Section 8.19 of Zoning Bylaw 8500 and adopted via Bylaw 10573, it divides eligible lots into four sub-zones: RSM/S (small), RSM/M (medium), RSM/L (large), and RSM/XL (extra large, near transit). This gentle density approach enables duplexes, triplexes, fourplexes, and multiplexes across residential neighborhoods.
Understanding Missing Middle Housing in Richmond
Missing middle housing fills the gap between single-family homes and high-rise apartments. Richmond's RSM zone enables these gentle density housing types on approximately 27,000 lots:
Duplexes & Triplexes
2-3 units on RSM/S lots up to 280 m2
Fourplexes
4 units on RSM/M and RSM/L lots over 280 m2
Six-Unit Multiplexes
6 units on RSM/XL lots near prescribed transit stops
Small Apartment Buildings
Compact multi-unit configurations with density bonuses
Richmond RSM Zone Highlights
- ~27,000 lots rezoned citywide under 4 RSM sub-zones (adopted June 24, 2024)
- Height increased to 10.0 m, DP requirements removed, attic space and streetscape provisions added (Bylaw 10631, March 2025)
- Zero parking required within 400 m of a prescribed bus stop
- Density bonuses for family-sized units (2+ bedrooms) and affordable housing
- Multiplex NOT permitted on Agricultural Land Reserve (ALR) land
Eligible lots and unit counts
Approximately 27,000 lots have been rezoned into the RSM zone under Section 8.19 of Zoning Bylaw 8500. The number of units you can build depends on lot size and proximity to prescribed transit stops. ALR land is excluded. Maximum lot size is 4,046 m2 (1 acre).
Lots up to 280 m2 (3,014 sq. ft.)
Up to 3 units
RSM/S sub-zone. Applies to smaller residential lots citywide.
Lots over 280 m2 (outside transit)
Up to 4 units
RSM/M and RSM/L sub-zones. Standard residential lots not within 400 m of a prescribed bus stop.
Lots over 280 m2 (within 400 m of prescribed bus stop)
Up to 6 units
RSM/XL sub-zone. Density bonus for family-sized units (2+ bedrooms) and affordable housing bonus for 6-unit projects.
Agricultural Land Reserve (ALR) Restriction
Multiplex development under the RSM zone is NOT permitted on ALR land. Richmond has significant ALR areas in the east and south parts of the city. Verify your lot's ALR status before planning an SSMUH project. Contact Richmond Zoning at zoning@richmond.ca or 604-276-4017 to confirm eligibility.
Key regulations snapshot
These baseline standards guide envelope design for Richmond RSM zone development. Building permit applications use form PL-58. An architect is required for projects with 5 or more units. Single water connection per lot.
Floor Space Ratio (FSR)
Tiered sliding scale: 0.6 FAR on the first 464.5 m2 of lot area, 0.3 FAR on the balance, plus flex space. Density bonus available for family-sized units (2+ bedrooms) and affordable housing in 6-unit developments.
Maximum building height
2.5 storeys, 10.0 m maximum (increased from 9.0 m by Bylaw 10631, adopted March 24, 2025). Includes provisions for improved habitable space in the attic half-storey and varied roof shapes for attractive streetscapes. Must not exceed the residential vertical lot width envelope.
Minimum unit size
25.0 m2 (269 sq. ft.) minimum for each dwelling unit.
Maximum lot size
4,046 m2 (1 acre). Lots exceeding this threshold are not eligible for RSM zone development.
Maximum lot coverage
45%
Applies across all RSM sub-zones.
Minimum setbacks
- Front yard
- 6.0 m
- Interior side yard
- 1.2 m
- Exterior side yard
- 3.0 m
- Rear yard
- 6.0 m
Parking requirements
Richmond's parking requirements are tiered by transit proximity and lot frontage width. No visitor parking is required under any scenario.
- Within 400 m of bus stop
- 0 stalls (no minimum)
- Outside 400 m, frontage < 15 m
- 0.5 stalls per unit
- Outside 400 m, frontage >= 15 m
- 1.0 stall per unit
- Visitor parking
- Not required
Transit-Oriented Areas (TOA) - Canada Line Stations
Richmond's TOA designation under Bill 47 (Bylaw 10560, adopted June 24, 2024) identifies 5 Canada Line stations with an 800 m radius for additional density provisions. Properties within these areas benefit from higher unit allowances and zero parking minimums.
TOA Station
Bridgeport Station
800 m radius
TOA Station
Capstan Station
800 m radius
TOA Station
Aberdeen Station
800 m radius
TOA Station
Lansdowne Station
800 m radius
TOA Station
Brighouse Station
800 m radius
TOA Density Benefits
Lots within Transit-Oriented Areas near Canada Line stations are eligible for the highest RSM/XL density tier (up to 6 units on lots over 280 m2) and benefit from zero off-street parking requirements. The TOA designation also positions these properties for future intensification under provincial transit-oriented development policies.
Steveston Area Extension to December 30, 2030
On September 16, 2024, Richmond was granted an extension deferring SSMUH implementation in the Steveston area until December 30, 2030. The extension applies to the area bounded by Steveston Highway (north), No. 1 Road (east), Chatham Street (south), and 7th Avenue (west).
Reason for extension
Required sanitary sewer replacement in the Steveston area. The existing sewer infrastructure cannot support the additional density that SSMUH would enable until upgrades are completed.
Extension deadline
December 30, 2030. After this date, SSMUH regulations are expected to apply to the Steveston area. Property owners in this zone should plan long-term and monitor infrastructure progress.
If your property falls within the Steveston extension boundary, standard single-family zoning rules continue to apply until December 30, 2030. Contact Richmond Planning at 604-276-4138 for the most current boundary information.
Bylaw adoption timeline
Richmond's SSMUH implementation has progressed through multiple bylaw adoptions since June 2024, with Phase 1 refinements completed in March 2025 and Phase 2 amendments anticipated in spring 2026.
June 24, 2024
Bylaw 10573 adopted
Creates RSM/S, RSM/M, RSM/L, and RSM/XL zones under Section 8.19 of Zoning Bylaw 8500, rezoning approximately 27,000 lots citywide.
June 24, 2024
Bylaw 10560 adopted
Transit-Oriented Areas (TOA) designation for 5 Canada Line stations under Bill 47.
September 16, 2024
Steveston extension granted
SSMUH implementation deferred to December 30, 2030 in the Steveston area due to sanitary sewer replacement requirements.
March 24, 2025
Bylaw 10631 & OCP amendments adopted
Increases maximum height from 9.0 m to 10.0 m, removes Development Permit requirements for SSMUH, adds provisions for improved habitable attic space, varied roof shapes for attractive streetscapes, and increased options for BC Energy Step Code compliance. OCP amendments adopted alongside the zoning changes.
Spring 2026
Phase 2 OCP & Zoning amendments
Further amendments to the Official Community Plan and Zoning Bylaw to be brought forward for Council's consideration, building on the Phase 1 SSMUH implementation.
How VanPlex helps you navigate Richmond RSM zoning
Concept to permit support
We coordinate architect, engineering, and consultant teams to ensure your Richmond RSM zone submission meets all requirements. For projects with 5+ units, we connect you with registered architects as required by the City.
Feasibility analysis
Comprehensive analysis of your Richmond lot's RSM zone potential, including FSR calculations under the tiered sliding scale, unit configurations, ALR verification, transit proximity assessment, and pro forma budgets.
Request your Richmond RSM zone feasibility
Share your Richmond address to receive a tailored analysis including RSM sub-zone classification, unit allowances, setbacks, parking requirements, timeline ranges, and pro forma budgets anchored in the current regulations.
Official Resources
Reference these official City of Richmond documents and portals when planning your SSMUH project or meeting with consultants.
Main city page for SSMUH and housing legislation updates
Full text of the RSM zone regulations under Zoning Bylaw 8500
Detailed planning bulletin for small-scale multi-unit housing applications
March 2025 amendment increasing height to 10.0 m, removing DP requirements, and adding attic space and streetscape provisions
Transit-Oriented Areas designation for Canada Line stations
Community engagement page for housing regulation updates
Online building permit application portal (form PL-58)
Before you start
Before beginning your Richmond RSM zone project, address these key factors early with your consultant team.
- Confirm your lot is NOT on Agricultural Land Reserve (ALR) land -- multiplex is not permitted on ALR
- Verify whether your property falls within the Steveston extension boundary (deferred until December 30, 2030)
- Determine your RSM sub-zone (S, M, L, or XL) based on lot size and transit proximity
- Calculate FSR using the tiered sliding scale (0.6 FAR on first 464.5 m2, 0.3 FAR on balance)
- Assess parking requirements based on transit proximity and lot frontage width
- For projects with 5+ units, engage a registered architect as required by the City
- Note the single water connection per lot requirement when planning unit configurations
Development Applications: DevApps@richmond.ca, 604-276-4138
Zoning: zoning@richmond.ca, 604-276-4017
Building: building@richmond.ca, 604-276-4118
City Hall: 6911 No. 3 Road, Richmond, BC V6Y 2C1
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