Bill 44 Active -- Adopted June 2024 | Updated March 2026

Delta SSMUH Multiplex & Gentle Density Guide

Delta's Bill 44 implementation amended Zoning Bylaw No. 7600 to permit small-scale multi-unit housing across 24,124 properties in Ladner, Tsawwassen, and North Delta. Up to 6 units are allowed near Scott Road frequent transit with zero parking requirements. The province has since directed Delta to adopt further refinements, including houseplexes and increased height limits.

Delta's SSMUH Zoning Framework

Delta Council gave first, second, and third reading to SSMUH zoning amendments on June 3, 2024, with final adoption later that month. The amendments to Zoning Bylaw No. 7600, 2017 allow SSMUH in areas zoned for single-detached and duplex housing, permitting a principal dwelling with one secondary suite plus up to two garden suites and/or coach houses. Alongside the zoning amendments, Bylaw No. 8451 waives notice of application sign requirements, streamlining the permit process.

The amendments affect 24,124 properties across Delta's three communities -- Ladner, Tsawwassen, and North Delta -- plus 90 additional lots under comprehensive development zoning. Delta became the first municipality in BC to adopt a new housing-focused Official Community Plan ahead of the provincial December 2025 deadline.

Since adoption, the province has directed Delta to make certain SSMUH changes, including adding houseplexes as a permitted use, increasing maximum height for sloped-roof buildings, and removing the floor space ratio cap. Staff have been monitoring SSMUH progress and reporting to Council through 2025, with proposed refinements aimed at ensuring new development provides livable space and fits within established neighbourhoods.

Unit Allowances by Lot Size and Location

Lot Size	Location	Max Units
≤ 280 m2	Any eligible lot	3 units
> 280 m2	Outside Scott Road transit corridor	4 units
> 280 m2	Within 400 m of Route 6/319 bus stops on Scott Road	6 units

Configuration: 1 principal dwelling (SFD or duplex) + 1 secondary suite + up to 2 garden suites or coach houses (max 42 m2 / 454 sq ft each).

Sources: Delta Zoning Bylaw No. 7600 | North Delta Reporter: Coach Houses & Garden Suites

Key changes

Council gave first, second, and third reading on June 3, 2024; SSMUH zoning adopted later that month.
SSMUH applies in areas zoned for single-detached and duplex housing across all three communities.
24,124 properties immediately eligible, plus 90 under comprehensive development zoning.
Garden suites and coach houses permitted as accessory dwellings up to 42 m2 (454 sq ft) each.
Transit-oriented density bonus along Scott Road corridor allows up to 6 units.
Parking reduced to 1 space per unit (unenclosed) with full exemptions near transit.
Province has directed Delta to adopt further SSMUH refinements including houseplexes and removal of FSR cap.
First municipality in BC to adopt a new housing-focused Official Community Plan ahead of the December 2025 deadline.

Objectives

Increase housing supply across Ladner, Tsawwassen, and North Delta neighborhoods.
Provide gentle density options that maintain the character of Delta's three distinct communities.
Support transit-oriented development along the Scott Road corridor.
Enable homeowners to add rental income through garden suites and coach houses.
Comply with BC's Bill 44 small-scale multi-unit housing legislation.

Eligible lots and unit counts

SSMUH applies in areas zoned for single-detached and duplex housing across Ladner, Tsawwassen, and North Delta under the amended Zoning Bylaw No. 7600. The number of units permitted depends on lot size and proximity to frequent transit along the Scott Road corridor.

Lots up to 280 m2

Up to 3 units

Standard configuration on smaller residential lots across Ladner, Tsawwassen, and North Delta.

Lots larger than 280 m2

Up to 4 units

1 principal dwelling (SFD or duplex) + 1 secondary suite + up to 2 garden suites or coach houses.

Lots over 280 m2 within 400 m of R6/319 transit on Scott Road

Up to 6 units

Transit-oriented density along Scott Road corridor in North Delta. Route 6 and 319 bus routes qualify.

Scott Road Transit Corridor (Route 6 & Route 319)

Properties in North Delta within 400 metres of a bus stop served by Route 6 or Route 319 on Scott Road qualify for the highest unit count (6 units) and zero off-street parking requirements. These routes provide frequent service, meeting the provincial threshold for transit-oriented density bonuses.

Contact Delta Planning at development@delta.ca or 604-946-3380 to confirm whether your lot falls within the 400 m transit buffer.

Housing forms you can build

Delta's SSMUH regulations allow a range of gentle density configurations. Each lot can accommodate a principal dwelling plus accessory dwelling units. Garden suites and coach houses provide flexible options for rental income or multi-generational living.

Single-family dwelling with secondary suite

Principal home plus one secondary suite within the principal dwelling. The baseline gentle density configuration available on all eligible lots.

Duplex with secondary suite

A duplex serves as the principal dwelling, with one additional secondary suite permitted. Not allowed in the Agricultural Land Reserve.

Garden suites (up to 2)

Detached accessory dwelling units at ground level, each capped at 42 m2 (454 sq ft). Must be behind the principal dwelling with 1.5 m setback from all lot lines.

Coach houses (up to 2)

Above-garage or second-storey accessory dwellings, each capped at 42 m2 (454 sq ft). Same setback and positioning rules as garden suites.

Key regulations snapshot

These baseline standards from the RS1 zone guide envelope design for SSMUH projects in Delta. The province has directed several adjustments that are being worked into refined regulations.

Floor Space Ratio (FSR)

RS1 zone: 0.3 + 93 m2. The province has directed Delta to remove the FSR cap entirely, letting height, setbacks, and lot coverage define buildable volume instead.

Maximum building height

RS1 zone: 2.5 storeys maximum. Flat roof: 8.0 m. Pitched/sloped roof: 9.5 m. Province-directed refinements would increase sloped roof height to 10.5 m with no additional storeys.

Lot coverage

RS1 zone current maximum: 45%. Proposed refinements would standardize at 40% across all small-scale residential zones.

Garden suite / coach house size

Each accessory dwelling capped at 42 m2 (454 sq ft). Up to 2 per lot. Must be positioned behind the principal dwelling.

Minimum setbacks

Front yard: 6.5 m
Rear yard (principal dwelling): 9.0 m
Rear yard (accessory building): 1.5 m
Garden suite / coach house (all lot lines): 1.5 m

Parking requirements

Standard requirement: 1 parking space per dwelling unit. Spaces do not need to be enclosed.
Small units exemption: No parking required for dwelling units smaller than 33 m2.
Transit corridor exemption: No parking required for properties within 400 m of frequent transit stops on Scott Road (Route 6 and Route 319).

Delta's three communities

Delta comprises three distinct communities -- Ladner, Tsawwassen, and North Delta -- each with its own character, constraints, and development opportunities under SSMUH. From Ladner's heritage village identity to North Delta's transit-oriented urban core, understanding local context is essential for planning a viable gentle density project.

Heritage-sensitive development

Ladner

Historic fishing village character with established residential neighborhoods. SSMUH enables gentle infill while preserving Ladner's small-town identity. Heritage Register properties (est. 1999) may have additional design considerations. Southern parcels near the ALR boundary are constrained -- duplexes, triplexes, and fourplexes are not permitted on ALR land.

Coastal living + ferry access

Tsawwassen

Coastal community with ferry terminal access and a distinct suburban feel. Residential lots throughout Tsawwassen are eligible for SSMUH, with garden suites and coach houses adding housing supply near amenities and BC Ferries. Like Ladner, some southern parcels are constrained by ALR boundaries.

Up to 6 units near Scott Road transit

North Delta

The most urban of Delta's three communities, with the highest transit-oriented density potential. Properties along Scott Road within 400 m of Route 6 and Route 319 bus stops qualify for up to 6 units with zero parking requirements. The Scott Road Transit Corridor Area is where the bulk of 6-unit development potential is concentrated.

Phase 2: Province-directed refinements

The BC government has directed Delta to make certain SSMUH changes to bring the municipality's regulations into fuller alignment with provincial expectations. These proposed amendments would expand development feasibility by removing FSR caps, increasing height limits for sloped-roof buildings from 9.5 to 10.5 metres, and introducing houseplexes as a permitted use. Delta staff have been monitoring SSMUH uptake and reporting to Council, with changes aimed at ensuring new development provides livable space while fitting into established neighbourhoods. Monitor letstalk.delta.ca/ssmuh for public engagement updates.

Remove FSR cap

Eliminate the floor space ratio limit entirely, letting height, setbacks, and lot coverage define buildable volume.

Increase pitched roof height

Raise maximum pitched roof height from 9.5 m to 10.5 m (no additional storeys permitted).

Standardize lot coverage

Set lot coverage at 40% across all small-scale residential zones for consistency.

Increase minimum frontage

Raise minimum frontage requirement from 11 m to 15 m for new SSMUH subdivisions.

Introduce houseplexes

Add houseplexes as a permitted use in eligible zones, expanding housing form options.

Consolidate residential zones

Merge 12 small-scale residential zones into a simplified zoning structure.

These province-directed refinements are under active development by Delta staff. Some changes may still be subject to public consultation before adoption. Confirm current regulations with Delta Planning before submitting development applications.

Exemptions & Special Considerations

Agricultural Land Reserve (ALR): SSMUH does not permit duplexes, triplexes, or fourplexes on ALR land.
Heritage-designated properties: Heritage Register (est. 1999) and Heritage Designation bylaws may impose additional requirements.
Comprehensive Development zones: 90 properties under CD zoning are subject to separate review.
Properties without municipal water and sewer connections may have limitations.

How VanPlex supports Delta SSMUH projects

Concept to permit support

We coordinate architects, engineers, and consultants to ensure your Delta SSMUH project aligns with Bylaw No. 7600 amendments. From garden suite configurations to transit-corridor density in North Delta, we handle the regulatory complexity.

Feasibility analysis

Comprehensive analysis of your Delta lot's SSMUH potential, including community-specific considerations for Ladner, Tsawwassen, or North Delta, transit proximity eligibility, unit configurations, and pro forma projections.

Request your Delta SSMUH feasibility

Share your Delta address to receive a tailored analysis including your unit allowance, setbacks, parking requirements, and development pro forma anchored in the amended Bylaw No. 7600 regulations.

Getting started with Delta SSMUH

Before beginning your Delta gentle density project, follow these steps:

Confirm your lot is zoned residential under Bylaw No. 7600 and not within the Agricultural Land Reserve
Check whether your property is within 400 m of Route 6 or Route 319 bus stops on Scott Road for 6-unit and zero-parking eligibility
Review site-specific constraints including easements, environmental considerations, flood plain designations, and servicing requirements
Check the Heritage Register (est. 1999) for any heritage designation constraints on your property
Visit letstalk.delta.ca/ssmuh for the latest Phase 2 consultation updates and draft regulations

Contact Delta Planning: For zoning questions, email development@delta.ca or call 604-946-3380. Visit delta.ca/SSMUH for official information.

Official Delta SSMUH resources

Delta Zoning Bylaw No. 7600

Full text of the zoning bylaw with SSMUH amendments

Let's Talk Delta: SSMUH

Public engagement portal for Phase 2 consultations and community feedback

Coach Houses & Garden Suites in Delta

North Delta Reporter coverage of zoning updates for accessory dwellings

Province Directs Delta to SSMUH Changes

Delta Optimist coverage of provincial direction on houseplexes, height, and FSR

Delta Planning & Development

Community planning services, permits, and development inquiries

Contact Development Services

development@delta.ca | 604-946-3380

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