Bill 44 Active -- Adopted June 2024 | Updated March 2026

Delta SSMUH Multiplex & Gentle Density Guide

Delta's Bill 44 implementation amended Zoning Bylaw No. 7600 to permit small-scale multi-unit housing across 24,124 properties in 13 single-detached and duplex zones (RS and RD) plus numerous CD zones in Ladner, Tsawwassen, and North Delta. Up to 6 units are allowed near Scott Road frequent transit with zero parking requirements. The Province directed Delta to review its Zoning Bylaw with 5 key proposed changes, including adding houseplexes as a permitted use. November 2025 public consultation sessions were held, with a staff report to Council anticipated in coming months.

Delta's SSMUH Zoning Framework

Delta Council gave first, second, and third reading to SSMUH zoning amendments on June 3, 2024, with final adoption later that month. The amendments to Zoning Bylaw No. 7600, 2017 allow SSMUH in areas zoned for single-detached and duplex housing, permitting a principal dwelling with one secondary suite plus up to two garden suites and/or coach houses. Alongside the zoning amendments, Bylaw No. 8451 waives notice of application sign requirements, streamlining the permit process.

The amendments affect 24,124 properties across Delta's 13 single-detached and duplex zones (RS and RD) plus numerous CD zones that permit SSMUH, spanning all three communities -- Ladner, Tsawwassen, and North Delta. Delta became the first municipality in BC to adopt a new housing-focused Official Community Plan ahead of the provincial December 2025 deadline.

Since adoption, the province has directed Delta to make certain SSMUH changes, directing Delta to review its Zoning Bylaw to further align with Provincial Site Standards. Five key changes have been proposed: adding houseplexes as a permitted use (a building with 3-4 main dwelling units on one lot, each with its own exterior entrance), increasing maximum height for sloped-roof buildings, removing the floor space ratio cap, standardizing lot coverage, and increasing minimum frontage. November 2025 public consultation sessions were held, with a staff report to Council anticipated in coming months.

Unit Allowances by Lot Size and Location

Lot Size	Location	Max Units
≤ 280 m2	Any eligible lot	3 units
> 280 m2	Outside Scott Road transit corridor	4 units
> 280 m2	Within 400 m of Route 6/319 bus stops on Scott Road	6 units

Configuration: 1 principal dwelling (SFD or duplex) + 1 secondary suite + up to 2 garden suites or coach houses (max 42 m2 / 454 sq ft each).

Sources: Delta Zoning Bylaw No. 7600 | North Delta Reporter: Coach Houses & Garden Suites

Key changes

Council gave first, second, and third reading on June 3, 2024; SSMUH zoning adopted later that month.
SSMUH applies across 13 single-detached and duplex zones (RS and RD) plus numerous CD zones across all three communities.
24,124 properties immediately eligible across these zones.
Garden suites and coach houses permitted as accessory dwellings up to 42 m2 (454 sq ft) each.
Transit-oriented density bonus along Scott Road corridor allows up to 6 units.
Parking reduced to 1 space per unit (unenclosed) with full exemptions near transit.
Province directed Delta to review Zoning Bylaw with 5 key proposed changes. November 2025 consultation held; staff report to Council anticipated in coming months.
Houseplexes added as a permitted use -- a building with 3-4 main dwelling units on one lot, each with its own exterior entrance.
First municipality in BC to adopt a new housing-focused Official Community Plan ahead of the December 2025 deadline.

Objectives

Increase housing supply across Ladner, Tsawwassen, and North Delta neighborhoods.
Provide gentle density options that maintain the character of Delta's three distinct communities.
Support transit-oriented development along the Scott Road corridor.
Enable homeowners to add rental income through garden suites and coach houses.
Comply with BC's Bill 44 small-scale multi-unit housing legislation.

Eligible lots and unit counts

SSMUH applies across Delta's 13 single-detached and duplex zones (RS and RD) plus numerous CD zones in Ladner, Tsawwassen, and North Delta under the amended Zoning Bylaw No. 7600. The number of units permitted depends on lot size and proximity to frequent transit along the Scott Road corridor.

Lots up to 280 m2

Up to 3 units

Standard configuration on smaller residential lots across Ladner, Tsawwassen, and North Delta.

Lots larger than 280 m2

Up to 4 units

1 principal dwelling (SFD or duplex) + 1 secondary suite + up to 2 garden suites or coach houses.

Lots over 280 m2 within 400 m of R6/319 transit on Scott Road

Up to 6 units

Transit-oriented density along Scott Road corridor in North Delta. Route 6 and 319 bus routes qualify.

Scott Road Transit Corridor (Route 6 & Route 319)

Properties in North Delta within 400 metres of a bus stop served by Route 6 or Route 319 on Scott Road qualify for the highest unit count (6 units) and zero off-street parking requirements. These routes provide frequent service, meeting the provincial threshold for transit-oriented density bonuses.

Contact Delta Planning at development@delta.ca or 604-946-3380 to confirm whether your lot falls within the 400 m transit buffer.

Housing forms you can build

Delta's SSMUH regulations allow a range of gentle density configurations. Each lot can accommodate a principal dwelling plus accessory dwelling units. Garden suites, coach houses, and houseplexes (3-4 unit buildings with individual exterior entrances) provide flexible options for rental income or multi-generational living.

Single-family dwelling with secondary suite

Principal home plus one secondary suite within the principal dwelling. The baseline gentle density configuration available on all eligible lots.

Duplex with secondary suite

A duplex serves as the principal dwelling, with one additional secondary suite permitted. Not allowed in the Agricultural Land Reserve.

Garden suites (up to 2)

Detached accessory dwelling units at ground level, each capped at 42 m2 (454 sq ft). Must be behind the principal dwelling with 1.5 m setback from all lot lines.

Coach houses (up to 2)

Above-garage or second-storey accessory dwellings, each capped at 42 m2 (454 sq ft). Same setback and positioning rules as garden suites.

Houseplex (3-4 units)

A building with 3-4 main dwelling units on one lot, each with its own exterior entrance. Added as a permitted use under province-directed refinements to expand housing form options.

Key regulations snapshot

These baseline standards from the RS1 zone guide envelope design for SSMUH projects in Delta. The province has directed several adjustments that are being worked into refined regulations.

Floor Space Ratio (FSR)

RS1 zone: 0.3 + 93 m2. The province has directed Delta to remove the FSR cap entirely, letting height, setbacks, and lot coverage define buildable volume instead.

Maximum building height

RS1 zone: 2.5 storeys maximum. Flat roof: 8.0 m. Pitched/sloped roof: 9.5 m. Province-directed refinements would increase sloped roof height to 10.5 m with no additional storeys.

Lot coverage

RS1 zone current maximum: 45%. Proposed refinements would standardize at 40% across all small-scale residential zones.

Garden suite / coach house size

Each accessory dwelling capped at 42 m2 (454 sq ft). Up to 2 per lot. Must be positioned behind the principal dwelling.

Minimum setbacks

Front yard: 6.5 m
Rear yard (principal dwelling): 9.0 m
Rear yard (accessory building): 1.5 m
Garden suite / coach house (all lot lines): 1.5 m

Parking requirements

Standard requirement: 1 parking space per dwelling unit. Spaces do not need to be enclosed.
Small units exemption: No parking required for dwelling units smaller than 33 m2.
Transit corridor exemption: No parking required for properties within 400 m of frequent transit stops on Scott Road (Route 6 and Route 319).

Delta's three communities

Delta comprises three distinct communities -- Ladner, Tsawwassen, and North Delta -- each with its own character, constraints, and development opportunities under SSMUH. From Ladner's heritage village identity to North Delta's transit-oriented urban core, understanding local context is essential for planning a viable gentle density project.

Heritage-sensitive development

Ladner

Historic fishing village character with established residential neighborhoods. SSMUH enables gentle infill while preserving Ladner's small-town identity. Heritage Register properties (est. 1999) may have additional design considerations. Southern parcels near the ALR boundary are constrained -- duplexes, triplexes, and fourplexes are not permitted on ALR land.

Coastal living + ferry access

Tsawwassen

Coastal community with ferry terminal access and a distinct suburban feel. Residential lots throughout Tsawwassen are eligible for SSMUH, with garden suites and coach houses adding housing supply near amenities and BC Ferries. Like Ladner, some southern parcels are constrained by ALR boundaries.

Up to 6 units near Scott Road transit

North Delta

The most urban of Delta's three communities, with the highest transit-oriented density potential. Properties along Scott Road within 400 m of Route 6 and Route 319 bus stops qualify for up to 6 units with zero parking requirements. The Scott Road Transit Corridor Area is where the bulk of 6-unit development potential is concentrated.

Phase 2: Province-directed refinements

The Province directed Delta to review its Zoning Bylaw to further align with Provincial Site Standards, with 5 key changes proposed. These proposed amendments would expand development feasibility by removing FSR caps, increasing height limits for sloped-roof buildings from 9.5 to 10.5 metres, introducing houseplexes (a building with 3-4 main dwelling units on one lot, each with its own exterior entrance), standardizing lot coverage at 40%, and increasing minimum frontage to 15 m. November 2025 public consultation sessions were held, and a staff report to Council is anticipated in coming months. Monitor letstalk.delta.ca/ssmuh for public engagement updates.

Remove FSR cap

Eliminate the floor space ratio limit entirely, letting height, setbacks, and lot coverage define buildable volume.

Increase pitched roof height

Raise maximum pitched roof height from 9.5 m to 10.5 m (no additional storeys permitted).

Standardize lot coverage

Set lot coverage at 40% across all small-scale residential zones for consistency.

Increase minimum frontage

Raise minimum frontage requirement from 11 m to 15 m for new SSMUH subdivisions.

Introduce houseplexes

Add houseplexes as a permitted use -- a building with 3-4 main dwelling units on one lot, each with its own exterior entrance. Now confirmed as a permitted use in eligible zones.

Consolidate residential zones

Delta currently has 13 single-detached and duplex zones (RS and RD) plus numerous CD zones that permit SSMUH. Proposed consolidation would simplify the zoning structure.

November 2025 public consultation sessions were held on these province-directed refinements. A staff report to Council is anticipated in coming months. Confirm current regulations with Delta Planning before submitting development applications.

Exemptions & Special Considerations

Agricultural Land Reserve (ALR): SSMUH does not permit duplexes, triplexes, or fourplexes on ALR land.
Heritage-designated properties: Heritage Register (est. 1999) and Heritage Designation bylaws may impose additional requirements.
Comprehensive Development zones: Numerous CD zones also permit SSMUH, with some properties subject to separate review.
Properties without municipal water and sewer connections may have limitations.

How VanPlex supports Delta SSMUH projects

Concept to permit support

We coordinate architects, engineers, and consultants to ensure your Delta SSMUH project aligns with Bylaw No. 7600 amendments. From garden suite configurations to transit-corridor density in North Delta, we handle the regulatory complexity.

Feasibility analysis

Comprehensive analysis of your Delta lot's SSMUH potential, including community-specific considerations for Ladner, Tsawwassen, or North Delta, transit proximity eligibility, unit configurations, and pro forma projections.

Request your Delta SSMUH feasibility

Share your Delta address to receive a tailored analysis including your unit allowance, setbacks, parking requirements, and development pro forma anchored in the amended Bylaw No. 7600 regulations.

Getting started with Delta SSMUH

Before beginning your Delta gentle density project, follow these steps:

Confirm your lot is zoned residential under Bylaw No. 7600 and not within the Agricultural Land Reserve
Check whether your property is within 400 m of Route 6 or Route 319 bus stops on Scott Road for 6-unit and zero-parking eligibility
Review site-specific constraints including easements, environmental considerations, flood plain designations, and servicing requirements
Check the Heritage Register (est. 1999) for any heritage designation constraints on your property
Visit letstalk.delta.ca/ssmuh for updates following the November 2025 public consultation sessions and the anticipated staff report to Council

Contact Delta Planning: For zoning questions, email development@delta.ca or call 604-946-3380. Visit delta.ca/SSMUH for official information.

Official Delta SSMUH resources

Delta Zoning Bylaw No. 7600

Full text of the zoning bylaw with SSMUH amendments

Let's Talk Delta: SSMUH

Public engagement portal -- November 2025 consultation sessions held, staff report to Council anticipated

Coach Houses & Garden Suites in Delta

North Delta Reporter coverage of zoning updates for accessory dwellings

Province Directs Delta to SSMUH Changes

Delta Optimist coverage of provincial direction on houseplexes, height, and FSR

Delta Planning & Development

Community planning services, permits, and development inquiries

Contact Development Services

development@delta.ca | 604-946-3380

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