SSMUH • Transit-Oriented Density
Gentle Density in Burnaby
Burnaby's SSMUH program is transforming single-family neighbourhoods into diverse, multi-unit communities—without sacrificing the character that makes Burnaby livable. Here is how gentle density works in BC's third-largest city.
Burnaby's SSMUH approach to gentle density
Burnaby adopted its SSMUH bylaw in response to BC's Bill 44, which requires municipalities to allow multi-unit housing on residential lots. Rather than imposing a floor-space-ratio cap, Burnaby controls density through building envelope parameters: height limits, setback requirements, and maximum site coverage.
This approach gives architects and homeowners more creative freedom. A 50-foot-wide lot in Burnaby can accommodate a variety of configurations—side-by-side rowhouses, stacked flats, or hybrid designs—as long as the building stays within the prescribed envelope. The absence of an FSR cap means efficient floor plans are rewarded rather than penalized.
Burnaby also permits fee-simple ownership structures, which eliminate strata fees and simplify financing. This makes gentle density projects particularly attractive to owner-occupants and small-scale investors who want to build wealth through real property rather than strata titles.
Burnaby SSMUH at a glance
- • 3-6 units on standard R1 residential lots
- • No FSR cap—density governed by envelope controls
- • Fee-simple titles available, eliminating strata complexity
- • Reduced parking near SkyTrain stations and frequent transit
- • FTNA parking exemption for qualifying locations
- • Mortgage helper suites allowed within multiplex units
Transit-oriented gentle density
Burnaby's SkyTrain network creates natural nodes for gentle density. Neighbourhoods within 800 metres of a station benefit from reduced parking requirements, stronger rental demand, and better project economics.
Metrotown
Burnaby's urban core. Strong demand for rental multiplexes serving transit commuters. Reduced parking requirements improve project viability.
Brentwood
Rapidly growing neighbourhood with excellent amenities. Family-oriented multiplexes benefit from proximity to Brentwood Town Centre and parks.
Holdom
Emerging area with lower land costs. Gentle density projects here offer strong ROI potential as the neighbourhood matures around transit investment.
Edmonds
Southern Burnaby with proximity to New Westminster. Diverse community where multiplexes serve downsizers from surrounding single-family homes.
How gentle density integrates into Burnaby communities
Neighbourhood fabric
Burnaby's gentle density guidelines ensure new multiplexes respect the existing rhythm of streets—matching roof pitches, front yard depths, and material palettes. Ground-oriented units with individual entrances maintain the residential feel of single-family neighbourhoods while accommodating three to six households.
Infrastructure readiness
Burnaby's residential water, sewer, and electrical systems were designed for higher household counts than currently exist. Adding 3-5 units per lot operates well within existing utility capacity. The city's capital planning process identifies any localized upgrades needed as gentle density adoption increases.
Parks and amenities
Burnaby maintains one of the highest ratios of park space per capita in Metro Vancouver. Gentle density projects contribute to community benefit funds that support park improvements, recreation facilities, and public realm enhancements as neighbourhoods grow incrementally.
School and childcare access
Family-sized units in gentle density projects help stabilize school enrolment in Burnaby neighbourhoods that have seen declining student populations. The incremental nature of multiplex development—adding a few households at a time—allows school capacity to adjust gradually.
Explore gentle density on your Burnaby property
Enter your address to see unit potential, parking requirements, and estimated returns under Burnaby's SSMUH framework.