City-by-City | Richmond
Richmond: Pre-Zoned, ALR-Constrained, Floodplain-Bound
Richmond complied with Bill 44 by pre-zoning affected lots rather than applying an overlay. The framework is faster for compliant applicants but the underlying constraints — Agricultural Land Reserve coverage, floodplain construction levels, and a high land basis — narrow the SSMUH-feasible map more than in Vancouver, Burnaby, or Surrey.
Key Takeaways
- ✓Pre-zoned multi-unit framework with up to 6 units inside transit halos.
- ✓ALR covers roughly a third of Richmond and is excluded from SSMUH.
- ✓Floodplain Construction Level applies to most of the island.
- ✓Canada Line walking radius produces the strongest feasibility.
Four Constraints That Shape Richmond SSMUH
Agricultural Land Reserve
Roughly a third of Richmond sits inside the ALR. ALR land is excluded from Bill 44 SSMUH provisions and continues to operate under the Agricultural Land Commission Act. The map of ALR boundaries is published by the ALC.
Floodplain construction levels
Most of Richmond sits below the floodplain construction level. New construction must lift the lowest habitable floor to the FCL, which adds foundation height and complicates the relationship between street, parking, and unit entries.
High land basis
Richmond land prices sit at the high end of Metro Vancouver SSMUH-eligible municipalities, particularly in Steveston, Broadmoor, and the central areas near Lansdowne.
Pre-zoned multi-unit framework
Richmond chose to pre-zone affected lots for multi-unit development rather than apply an overlay. The result is faster permit processing for compliant projects but a more rigid zoning framework where the city has set the unit count.
Where Richmond Multiplex Works
Steveston
Heritage village context, larger lots, walkable retail. Most lots qualify for SSMUH but the design overlay and existing character constraints limit the practical envelope.
Broadmoor / Brighouse
Standard residential lots within walking distance of Richmond Centre and the Canada Line. Six-unit allowance applies inside the transit halo.
Sea Island / West Richmond
Mixed lots, lower-density residential, partial Canada Line proximity in some zones. Floodplain construction level a major design constraint.
The Floodplain Cost Premium
Most Richmond lots require new construction to lift the lowest habitable floor above the Floodplain Construction Level. On a typical lot, that means building the ground floor on a raised foundation, with stairs from grade up to the entry. The cost premium covers extra foundation work, additional structural framing, and the lost ground-floor relationship that a typical multiplex would otherwise have to its yard.
For projects pursuing the Bill 44 four- or six-unit allowance, the FCL changes the building configuration as much as any zoning rule. See our cost drivers page for the broader categories.
Best For
- ✓ Lots inside the Canada Line walking radius — Brighouse, Lansdowne, Aberdeen.
- ✓ Steveston lots where the heritage context is being respected by the design.
- ✓ Builders pricing the floodplain-construction-level premium into the budget.
Usually Fails When
- ✕ Lots inside the ALR — SSMUH simply does not apply.
- ✕ Lots far from the Canada Line where four-unit caps and high land basis squeeze returns.
- ✕ Pro formas that ignore the FCL foundation premium.
What To Verify Before Spending Money
- → ALR boundary on the Agricultural Land Commission map for any candidate lot.
- → Current Floodplain Construction Level with the City of Richmond Building Approvals.
- → The pre-zoned unit count for your specific lot, including any transit-halo classification.
Frequently Asked Questions
Does Bill 44 apply to Richmond ALR land?
What is the Floodplain Construction Level?
Why did Richmond pre-zone instead of using an overlay?
Where does Richmond multiplex math work best?
How do I know if my lot is in the ALR?
Official Sources Referenced
Screen Your Lot for Missing Middle
Enter any BC address to see what Bill 44 SSMUH unit count, lot coverage, and FSR your parcel actually qualifies for.