Site Planning & Lot Configuration
Provincial SSMUH site standards, municipal setbacks, height limits, parking requirements, and practical lot configuration examples for every common lot width in Metro Vancouver.
Key Takeaways
- ✓ Setbacks, height limits, and lot coverage vary significantly by municipality -- always verify your city's specific bylaws.
- ✓ Vancouver has eliminated parking minimums city-wide; other cities offer transit proximity reductions.
- ✓ A 50-foot lot is the sweet spot for fourplex development; sixplexes typically need 60-66 feet.
- ✓ Tree retention bylaws can significantly constrain building placement -- assess trees early in site planning.
Provincial SSMUH Site Standards
BC's Small-Scale Multi-Unit Housing (SSMUH) legislation establishes province-wide baseline standards that all municipalities must adopt. These include minimum zoning provisions for multiplex housing on lots previously zoned for single-family homes.
Under Bill 44, municipalities must permit at least 3 units on lots 280 m² or smaller, 4 units on lots larger than 280 m², and up to 6 units on lots larger than 280 m² near frequent transit (bus service every 15 minutes). The original compliance deadline was June 30, 2024; Bill 25 (2025) expanded transit definitions and set a new compliance deadline of June 30, 2026. Municipalities can be more permissive but cannot restrict below these minimums. Site-specific standards (setbacks, height, lot coverage) remain under municipal jurisdiction, within the provincial framework.
Setbacks by Municipality
Setback requirements define the minimum distance between your building and the property line on each side. These vary by city and directly determine your buildable envelope.
| Front | Side | Rear | Lane | |
|---|---|---|---|---|
| Vancouver | 4.9 m | 1.2 m | 7.6 m (no lane) / 0.6 m (lane) | 0.6 m |
| Burnaby | 6.0 m | 1.5 m | 6.0 m | 1.5 m |
| Surrey | 6.0 m | 1.5 m | 7.5 m | 1.5 m |
| Coquitlam | 5.5 m (R-1) / 4.0 m (R-2) | 1.2 m | 6.0 m (no lane) / 1.2 m (lane) | 1.2 m |
| New Westminster | 4.5 m | 1.2 m | 6.0 m | 0.6 m |
| North Vancouver (City) | 5.5 m | 1.5 m | 6.0 m | 1.2 m |
| Delta | 6.0 m | 1.5 m | 7.5 m | 1.5 m |
| Langley (Township) | 6.0 m | 1.5 m | 7.5 m | 1.5 m |
Values shown are typical minimums for multiplex zoning. Corner lots, panhandle lots, and lots with special designations may have different requirements.
Height Limits
Maximum building height determines the number of storeys you can build and affects unit configurations. Heights are measured from average finished grade to the highest point of the roof.
| Duplex | Triplex | Fourplex | Sixplex | |
|---|---|---|---|---|
| Vancouver | 10.7 m | 10.7 m | 10.7 m | 12.8 m |
| Burnaby | 10.0 m | 10.0 m | 11.0 m | 12.0 m |
| Surrey | 9.5 m | 10.5 m | 11.0 m | 12.0 m |
| Coquitlam | 11.0 m | 11.0 m | 11.0 m | 11.0 m |
| New Westminster | 10.7 m | 10.7 m | 10.7 m | 12.0 m |
| North Vancouver (City) | 10.0 m | 10.5 m | 11.0 m | 12.0 m |
| Delta | 9.5 m | 10.0 m | 10.5 m | 11.5 m |
| Langley (Township) | 9.5 m | 10.0 m | 10.5 m | 12.0 m |
Heights shown are to the mid-point of the roof for sloped roofs. Flat-roof measurements may differ. Check your municipality for specific measurement methodology.
Lot Coverage
Lot coverage is the percentage of the lot area covered by buildings and structures, including garages and covered porches. This directly affects how much of your lot can be built on.
| Max Lot Coverage | Notes | |
|---|---|---|
| Vancouver | 45% | 60% with laneway house; varies by zone |
| Burnaby | 40% | 45% for lots over 557 sqm |
| Surrey | 40% | 45% for fourplex+ |
| Coquitlam | 50% | 45% for R-3 zone; 50% for R-1, R-2, R-4 |
| New Westminster | 45% | 50% on lots with lane access |
| North Vancouver (City) | 40% | 45% for multiplex with 4+ units |
| Delta | 35% | 40% with ADU |
| Langley (Township) | 40% | 45% for fourplex+ |
Parking Requirements
Parking is often the tightest constraint on multiplex site planning. Under SSMUH legislation, the Province prohibited municipalities from requiring off-street parking for SSMUH units, though municipalities may still require parking for other reasons. In practice, many cities have adopted their own reduced parking standards. The table below shows typical municipal requirements.
| Minimum per Unit | Transit Proximity Exemption | Notes | |
|---|---|---|---|
| Vancouver | 0 | N/A (no minimums) | No parking minimums city-wide |
| Burnaby | 1.0 | 0.5 within 400 m of SkyTrain | 0.25 visitor stalls per unit |
| Surrey | 1.0 | 0.5 within 400 m of SkyTrain | 1 visitor per 4 units |
| Coquitlam | 1.0 | 0.5 within 400 m of transit | Visitor: 0.2 per unit |
| New Westminster | 0.75 | 0 within 400 m of SkyTrain | Progressive reduction near transit |
| North Vancouver (City) | 1.0 | 0.5 within 400 m of SeaBus/transit | 1 visitor per 5 units |
| Delta | 1.0 | No current exemption | 1 visitor per 4 units |
| Langley (Township) | 1.0 | 0.75 within 400 m of rapid transit | 1 visitor per 5 units |
Lot Configuration Examples
The lot width is the single biggest determinant of what housing types are feasible. Below are practical configurations for the four most common lot widths in Metro Vancouver.
Duplex, ADU, Laneway
Typical Vancouver standard lot. Side-by-side duplex with narrow side setbacks, or up-down duplex with rear ADU or laneway house. Limited to 2 units on the main structure due to width constraints. Parking accessed from lane.
Duplex, Triplex, ADU + Laneway
Common in Burnaby and inner suburbs. Enough width for a triplex configuration (two ground-floor units + one upper) or a duplex with both ADU and laneway. Side-by-side triplex feasible with careful setback management. Front-accessed parking possible.
Fourplex, Triplex + ADU, Cottage Court
The sweet spot for multiplex development. Fourplex with two units per floor, or L-shaped triplex with separate ADU cottage. Enough room for landscaped common areas and internal walkways. Typically allows 2 surface parking stalls plus garage.
Sixplex, Fourplex + ADU, Rowhouse, Cottage Court
Premium multiplex potential. Sixplex in a 3-storey configuration with 2 units per floor, or fourplex with generous ADU and laneway house. Row of 3-4 townhouse units also feasible. Allows for significant landscaping, communal outdoor space, and full parking.
Tree Retention & Landscaping
Tree protection and landscaping requirements can significantly affect site planning for multiplex development. Understanding these early in the process prevents costly redesigns.
Tree Protection Bylaws
Most Metro Vancouver municipalities require a tree permit to remove trees above a certain diameter at breast height (DBH), typically 20 cm. An arborist report is usually required as part of the development permit application. Protected trees must have their root zones (critical root zone, or CRZ) fenced during construction.
Replacement Requirements
Vancouver requires replacement at a 2:1 ratio (two new trees for every one removed). Surrey requires replacement trees or a cash-in-lieu contribution to the City's tree fund. Replacement trees must typically be a minimum 6 cm caliper at planting and from an approved species list.
Landscaping Standards
Multiplex developments typically require a landscape plan prepared by a registered landscape architect. Minimum requirements include permeable surface ratios (often 20-30% of the lot), rain gardens or bioswales for stormwater management, and screening planting along property lines adjacent to existing single-family homes.
For a complete side-by-side comparison of municipal requirements including tree policies, see our Municipality Comparison page.
Frequently Asked Questions
Can I build a sixplex on a standard 33-foot lot? +
How do setback requirements differ from the provincial SSMUH standards? +
Are there tree retention requirements that affect multiplex site planning? +
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