Updated December 2025 — Bylaws 3690, 3691 & 3692-2025 Adopted | Application Guide January 2026

Abbotsford SSMUH Multiplex & Gentle Density Guide

Abbotsford's updated zoning bylaws (adopted December 16, 2025) introduce new TH and SSMUH zones permitting 3–4 units on most residential lots within the Urban Development Boundary, with no unit cap on larger TH-zoned properties. Approximately 20,700 properties are affected by the zoning map amendments under Bylaw 3692-2025.

Abbotsford's SSMUH Zoning Framework

Abbotsford originally adopted Bylaw 3560-2024 in June 2024 for initial Bill 44 compliance. On December 16, 2025, Council adopted a comprehensive package that supersedes the original and introduces new zones built around the SSMUH and Townhouse categories:

Bylaw No. 3690-2025 -- OCP amendments (Abbotsforward 2050)
Bylaw No. 3691-2025 -- Zoning regulation amendments
Bylaw No. 3692-2025 -- Zoning map amendments applying to approximately 20,700 properties

The bylaws received 1st and 2nd reading on October 21, 2025, 3rd reading on December 9, 2025, and were adopted on December 16, 2025. The City published its Small-Scale Multi-Unit Housing Application Guide in January 2026, which documents how the new TH1, TH2, SSMUH 1, SSMUH 2, and SSMUH 3/4 zones work alongside legacy residential zones during the bylaw transition. The City also released a 2025 Zoning Bylaw Updates Overview in January 2026.

The framework permits up to 4 dwelling units on most single-family lots within the Urban Development Boundary, with no unit cap on TH-zoned lots that are larger than 1,120 m² and wider than 35 m. Abbotsford does not qualify for BC's 6-unit transit provision because it lacks the qualifying frequent transit service defined by the Province.

As part of the December 2025 adoption, Council also finalized its new Official Community Plan, "Abbotsforward 2050" (Bylaw 3690-2025), providing the long-term planning framework supporting gentle density across the city.

Tenure & Stratification

Per the City's January 2026 SSMUH Application Guide, principal units in Abbotsford SSMUH developments may be either rental or owned. Stratifying at the time of construction is generally simpler than after occupancy.

Principal units (single detached, duplex, townhouse) — stratify and sell, or rent
Accessory units (secondary suites, garden suites, coach houses) — cannot be sold independently from the principal unit
Decide stratification approach early — it affects pro forma assumptions and lender requirements

No 6-Unit Provision in Abbotsford

Unlike Vancouver and Surrey, Abbotsford does not qualify for the 6-unit SSMUH provision. BC's legislation requires frequent transit service (routes running at least every 15 minutes) within 400 metres for 6-unit eligibility. Abbotsford currently has no qualifying frequent transit routes.

Maximum 4 units on most eligible lots within the Urban Development Boundary
No unit cap on TH-zoned lots larger than 1,120 m² and wider than 35 m
No zero-parking transit exemptions available

Unit Allowances (per January 2026 Application Guide)

Lot Condition	Max Principal Units
Lots 280 m² or smaller	3 units
Lots larger than 280 m²	4 units
TH-zoned lots > 1,120 m² and > 35 m wide	No unit cap
Outside Urban Development Boundary	Not eligible
Within Agricultural Land Reserve (ALR)	Limited by ALC rules

Accessory units (secondary suites, garden suites, coach houses) count toward the total unit cap. Source: SSMUH Application Guide (PDF) | Zoning Bylaw Updates Overview (PDF)

Abbotsford's New SSMUH & Townhouse Zones

The December 2025 zoning updates introduce a tiered set of SSMUH and Townhouse zones that vary by housing type permitted. Traditional residential zones such as RS7 remain in place during the bylaw transition with their own (lower) regulations, and applicants with in-stream applications can choose to either retain the existing zoning or opt into the new framework.

SSMUH 1

SD, duplex, and 3- or 4-unit townhouse permitted. Min lot width 16.5 m.

SSMUH 2

SD and duplex (with secondary suites). Min lot width 20 m.

SSMUH 3/4

SD with accessory units, plus duplex variations on larger properties.

TH1

Townhouse-focused; 5+ unit townhouses permitted on qualifying lots.

TH2

Townhouse on wider lots (20 m), with duplex + suites option.

Legacy RS Zones

Traditional zones (e.g. RS7) still permit up to 4 units, but at lower density (0.5 FSR vs SSMUH 1's 1.2 FSR for 4-unit townhouse).

Use the City's WebMap to confirm your specific zone before planning. Source: SSMUH Application Guide pages 14–15.

Abbotsford SSMUH Regulation Snapshot

Floor Space Ratio (max)

Single Detached (with/without secondary suite): 0.5
SD with garden suite/coach house: 0.65
Duplex (any configuration): 0.65
Townhouse 3 units: 0.9
Townhouse 4 units: 1.2
Townhouse 5+ units: 1.5

Legacy RS7 caps at 0.5 FSR regardless of housing type.

Building Height (max)

Garden Suite: 4.5 m or 1 storey
Coach House: 7.5 m or 2 storeys
Single Detached: 9.5 m or 3 storeys
Duplex: 9.5 m or 3 storeys
Townhouse: 11 m or 3 storeys (9.5 m within 15 m of rear lot line or when separated from street)

SD/Duplex citywide max increased from 8.5 m to 9.5 m under the December 2025 updates.

Building Separation & Landscaping

Side-by-side residential buildings: 2.4 m minimum
Front-to-back residential buildings: 6.0 m minimum
Other buildings (sheds, etc.): 1.5 m minimum
Front landscaped strip: 3.0 m continuous (excluding accessways)
Driveway/abutting property buffer: 1.2 m landscaped
Provincial highway frontage: 4.5 m setback (Hwy 1 and 11 — MoTI)

BC Building Code may require greater separation depending on design.

Parking (Section 150)

Single Detached / Duplex: 2 stalls per unit
Townhouse 3–4 unit: 1.5 stalls per unit
Townhouse 5+ unit: 2 + 0.2 visitor per unit
Secondary suite / Garden suite / Coach house: 1 stall each
Driveway max width: 6 m (1–2 units), 9 m (3–4 units on lots < 20 m wide), 11 m (3–4 units on lots ≥ 20 m wide)
Min stall: 2.7 m × 5.5 m

Subdivision & Lot Size

Min subdivision (most SSMUH/TH zones): 495 m²
Min lot width SSMUH 1 / TH1: 16.5 m
Min lot width SSMUH 2 / TH2: 20 m
Legacy RS7: 300 m² minimum lots still permitted by rezoning
Lot coverage: Varies by housing type — e.g. SSMUH 1 SD ≈ 50%, townhouse ≈ 75% (calculated on net lot area, after road dedication)

Form & Character (Townhouses)

Front door with adjacent window facing the street
Pathway connecting front door to sidewalk
Covered, unenclosed porch ≥ 3 m wide and 1.5 m deep
≥ 15% glazing on the street-facing side
≥ 0.6 m articulation across ≥ 50% of the street face
Form & Character Development Permit not required for ≤ 4 unit residential (unless steep slopes, environmentally sensitive, ALR-adjacent, or McKee Neighbourhood Plan area)

Development Costs (Effective February 1, 2026)

Per the City's January 2026 Application Guide. Values may change with annual updates.

Building Permit Application Fee

$750

Non-refundable; credited toward final building permit fee.

Development Cost Charge (DCC)

$27,903 / unit

Credit applied for any existing dwelling. Example: 4 new units replacing 1 SD = ($27,903 × 4) − $57,032 SD rate = $54,580 net.

Amenity Cost Charge (ACC)

$3,840 / unit

Funds community centres, libraries, recreational facilities. Some affordable housing exempt.

Engineering / Servicing

5% inspection + 110% security

5% admin/inspection fee on cost of works; 110% security deposit on estimated cost. Frontage improvements may include curbs, sidewalks, water/sewer/drainage upgrades.

Other 2025 Zoning Bylaw Updates

Floor Area Net revised: hallways, elevators, stairwells, and mechanical rooms no longer count toward FSR. Common indoor amenity exemption increased from 100 m² to 300 m².
Floor Area Gross revised: up to 30 m² of attached garage no longer counts in SD/Duplex calculations.
Upper storey setback rule (max 80% of storey below) removed for SD and Duplex in the infill area.
Secondary suite size: now < 50% of the principal unit (was capped at 100 m²). A 240 m² SD can now host a 119 m² suite.
Apartment density: RMM Zone updated to permit a maximum 2.5 FSR regardless of lot size.

Exemptions & Special Considerations

Properties outside the Urban Development Boundary are not eligible for SSMUH
ALR-located lots may still be eligible, but the Agricultural Land Commission Act and ALR Use Regulation prevail: principal residence ≤ 500 m² total floor area, secondary suite within the principal residence, additional residence ≤ 90 m² (or ≤ 186 m² for parcels > 40 ha)
Restrictive covenants on title override both provincial housing legislation and the Zoning Bylaw — review your State of Title Certificate
Steep slopes, environmentally sensitive areas, ALR-adjacent lands, or properties in the McKee Neighbourhood Plan area may require a Form & Character Development Permit
Lots not connected to municipal water or sewer may be excluded from SSMUH
The City's January 2026 Application Guide is provided for convenience and is not a legal document — bylaws prevail in case of conflict

How VanPlex Supports Abbotsford SSMUH Projects

Concept to Permit

We coordinate architects, engineers, and consultants so your Abbotsford project lines up with the December 2025 framework — TH and SSMUH zone selection, FSR by housing type, parking layouts, and the form & character requirements that apply to townhouses.

Feasibility Analysis

Lot-specific analysis: zone confirmation, UDB / ALR check, unit count by lot size tier, FSR ceiling, parking and driveway geometry, DCC/ACC budgeting at the current $27,903 + $3,840 per unit rates, and a stratification vs rental pro forma.

Request Your Abbotsford SSMUH Feasibility

Share your Abbotsford address to receive an analysis of your zone, unit allowance, parking and driveway constraints, DCC/ACC totals, and a development pro forma.

Getting Started with Abbotsford SSMUH

Before beginning your Abbotsford SSMUH project, follow these steps:

Use the City's WebMap to identify your zone (TH1, TH2, SSMUH 1/2/3-4, or a legacy RS zone)
Confirm the property is within the Urban Development Boundary and check whether it falls within the ALR
Book a Development Inquiry Meeting through the City — strongly recommended before any design work
Review the SSMUH Application Guide (January 2026) for the regulations applicable to your zone and housing type
Decide early whether you intend to stratify and sell principal units or hold them as rental — pro formas and lender packaging differ
Engage a civil engineer early to assess servicing (sanitary, storm, water) and frontage improvement obligations — these costs can swing feasibility
Check title for restrictive covenants (the Zoning Bylaw does not override them)
Visit Let's Talk Abbotsford for ongoing engagement on housing regulations

Contact Abbotsford Planning: call 604-864-5510 or email [email protected]. City Hall is at 32315 South Fraser Way, Abbotsford, BC V2T 1W7. For Development Inquiry Meetings, contact the Building Department at 604-864-5525. For engineering questions, contact Development Engineering.

Official Abbotsford SSMUH Resources

SSMUH Application Guide (PDF)

Published January 2026 — full reference for unit allowances, FSR, height, parking, fees

Zoning Bylaw Updates (2025)

Official page for Bylaws 3691-2025 and 3692-2025 zoning amendments

Zoning Bylaw Updates Overview (PDF)

Summary of all 2025 zoning bylaw changes and affected zones

Let's Talk Abbotsford -- Housing

Community engagement portal for new housing regulations

Abbotsforward 2050 (OCP)

Official Community Plan adopted December 16, 2025 (Bylaw 3690-2025)

City of Abbotsford

Official city website with planning and development information

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