City-by-City | Tri-Cities
Tri-Cities: SSMUH and the Evergreen Effect
Coquitlam, Port Coquitlam, and Port Moody all adopted SSMUH-compliant bylaws on schedule. The 2016 Evergreen SkyTrain extension reshaped which Tri-City lots qualify for the six-unit Bill 44 allowance — a reshaping the SSMUH framework now formally rewards.
Key Takeaways
- ✓All three Tri-Cities adopted SSMUH-compliant bylaws on schedule.
- ✓The 2016 Evergreen Line added five SkyTrain stations producing six-unit halos.
- ✓None of the three offers a bonus track equivalent to Vancouver\'s secured-rental.
- ✓West Coast Express does not by itself meet the frequent-transit definition.
The Three Cities
Coquitlam
Largest of the three by population. SSMUH-compliant bylaw adopted on schedule. Burquitlam and Lougheed Town Centre SkyTrain stations create the densest six-unit halos. Conservative interpretation outside transit zones.
Port Coquitlam
Smallest land base of the three but compliant on schedule. West Coast Express commuter rail station and Lougheed corridor frequent transit shape the SSMUH map. Lower land basis than Coquitlam or Port Moody.
Port Moody
Most varied terrain of the three. Newport Village and Inlet Centre SkyTrain stations anchor the SSMUH-feasible map. Port Moody council has historically applied conservative density interpretations; SSMUH compliance was meaningful policy shift.
The Evergreen Line as SSMUH Driver
The Evergreen extension to the Millennium Line opened in December 2016, bringing SkyTrain to Burquitlam, Moody Centre, Inlet Centre, Coquitlam Central, and Lafarge Lake-Douglas. The line transformed transit-share figures across the Tri-Cities and produced the frequent-transit map that Bill 44 now uses to define six-unit halos. Lots that were previously a 30-minute bus ride from a SkyTrain are now a five-minute walk to one — and that walk is what matters for the six-unit allowance.
See sixplex for the floor-plate math when the six-unit allowance applies, and parking reform for how Bill 47 affects parking minima inside Tri-City Transit-Oriented Areas.
Tri-City Land Basis vs Surrey and Vancouver
Coquitlam land prices generally exceed Surrey but sit below Vancouver and Burnaby on a per-square-foot lot basis. Port Coquitlam runs roughly comparable to East Surrey. Port Moody, particularly around the inlet and Newport Village, runs higher than the other two.
SSMUH math in the Tri-Cities is closer to Burnaby than to Surrey. Port Coquitlam offers the best fourplex pro forma of the three; Coquitlam offers the strongest SkyTrain sixplex feasibility.
Best For
- ✓ Lots within 400 m of an Evergreen Line station — Burquitlam, Moody Centre, Inlet Centre.
- ✓ Standard Port Coquitlam lots where lower land basis lifts fourplex returns.
- ✓ Builders comfortable with conservative council interpretations of SSMUH design.
Usually Fails When
- ✕ Lots near West Coast Express stations only — peak-only service does not trigger the six-unit allowance.
- ✕ Steep-slope lots above the inlet escarpments in Port Moody.
- ✕ Pro formas assuming a Vancouver-style secured-rental bonus that does not exist in any of the three.
What To Verify Before Spending Money
- → The current SSMUH compliance status of each Tri-City with their respective planning departments.
- → Frequent transit qualification for the candidate lot — SkyTrain stations qualify, WCE may not.
- → Local Tree Protection Bylaw provisions that may affect the buildable footprint.
Frequently Asked Questions
How does the SkyTrain Evergreen Line affect Tri-Cities SSMUH?
Which Tri-City has the most aggressive SSMUH bylaw?
Is Coquitlam's SSMUH framework documented?
Where does Tri-City SSMUH math work best?
How does the West Coast Express affect SSMUH eligibility?
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.