Bill 44 Active — Updated March 2026

Gibsons SSMUH Multiplex & Gentle Density Guide

Gibsons completed a full planning overhaul with new Zoning Bylaw No. 1342, 2025 and OCP Bylaw No. 1339, 2025 -- proactively embracing 3-4 unit gentle density despite its population falling below the provincial 5,000 SSMUH threshold. The new framework replaces the 2007 zoning regulations with modern RL-1, RL-2, RM, and RH-1 zones.

Gibsons' New SSMUH Zoning Framework

The Town of Gibsons adopted Zoning Bylaw No. 1342, 2025, replacing the former 2007 zoning bylaw with a comprehensive update that aligns with BC's Bill 44 Small-Scale Multi-Unit Housing (SSMUH) legislation. The new zoning bylaw was paired with OCP Bylaw No. 1339, 2025, completing a full reorganization of Gibsons' planning framework. After a public hearing on January 6, 2026, council adopted both bylaws as part of what the Coast Reporter described as the town's planning overhaul.

Gibsons' population of approximately 4,758 (2021 Census) places it below the provincial 5,000-person threshold that triggers mandatory SSMUH compliance. Despite this, the Town proactively adopted a 3-4 unit per lot regime, demonstrating forward-thinking leadership on housing supply. The former 50 dwellings/ha density clause has been removed from RL-1 and RL-2 zones, and maximum GFA has been increased from 250 m2 to 325 m2.

The new OCP's low-density residential land use designations now explicitly allow a range of ground-oriented housing forms: single-detached and semi-detached dwellings, secondary suites and garden suites, duplexes, multiplexes, and cluster housing -- up to 50 dwellings per hectare. Bylaw 1342 also introduces updated mixed-use commercial zones (CM-1 and CM-2), along with institutional, industrial, agricultural, and conservation zone categories.

Unit Allowances by Zone

Zone	Max Units	Height	Key Details
RL-1	3-4 units	Standard residential	325 m2 max GFA; rear height 6.25 m / 2 storeys on lane (permits suites above garages, laneway homes)
RL-2	3-4 units	Standard residential	325 m2 max GFA; 50 dwellings/ha cap removed
RM	50 units/ha base	10 m base, bonus to 16 m	Bonus to 75 units/ha with housing agreement
RH-1	Multi-unit	15 m base (reduced from 20 m)	Bonus to 20 m with housing agreement

Sources: Town of Gibsons OCP & Zoning Update | Coast Reporter

Gibsons' RL-1 / RL-2 / RM / RH-1 Zone Framework

Bylaw No. 1342 establishes four primary residential zone categories, designed to "better give effect to the policies" of OCP Bylaw No. 1339. The RL (Residential Low) zones target gentle density on standard residential lots, while the RM and RH zones support higher-density forms. Housing agreements unlock bonus density and height in the RM and RH-1 zones.

RL-1 Zone

3-4 units, 325 m2 GFA, laneway homes and suites above garages permitted via 6.25 m / 2-storey rear allowance

RL-2 Zone

3-4 units, 325 m2 GFA, density cap removed for gentle infill housing

RM Zone (Bonus-eligible)

50 units/ha base to 75 with housing agreement; 10-16 m height range

RH-1 Zone (Bonus-eligible)

15 m base height (down from 20 m); bonus to 20 m with housing agreement

View Protection Areas — Unique Constraint

Gibsons has established view-protection area regulations with specific height limits and building envelopes designed to preserve the town's prized ocean and mountain views. These regulations may override the standard SSMUH height allowances in designated areas.

Height limits in view-protection areas may be lower than zone maximums
Building envelopes may restrict massing and roof forms
Property-specific assessment is essential before committing to a design

Contact Planning@gibsons.ca to confirm whether your lot falls within a view-protection area.

Sunshine Coast Ferry Access Context

Gibsons is located on the Sunshine Coast, accessible via BC Ferries from Horseshoe Bay to Langdale terminal (approximately 40-minute sailing). This ferry-dependent access has important implications for SSMUH development economics:

No 6-unit requirement: Gibsons has no qualifying frequent transit, so the maximum is 3-4 units per lot (no mandatory 6-unit density)
Construction logistics: Material delivery and trades access depend on ferry schedules, which can affect timelines and costs
Strong rental demand: Limited land supply on the coast and ferry commuter population create consistent demand for missing middle housing
Two Special Study Areas: Interim zoning applies in designated areas pending further planning studies

Gibsons SSMUH Regulation Snapshot

Parking & EV Requirements

EV charging infrastructure required for new development
Bicycle parking required per Bylaw No. 1342
Shared-vehicle stalls permitted as alternative to individual parking

Height Regulations

RL-1 rear (on lane): 6.25 m / 2 storeys
RM: 10 m base, bonus to 16 m with housing agreement
RH-1: 15 m base (from 20 m), bonus to 20 m

View-protection area regulations may further restrict heights in designated areas.

GFA & Density

RL-1 / RL-2: 325 m2 max GFA (increased from 250 m2)
RM: 50 units/ha base, 75 with housing agreement
Former 50 dwellings/ha cap removed from RL zones

Housing Forms

Duplexes, triplexes, and fourplexes
Laneway homes and garden suites
Suites above garages (RL-1 rear: 6.25 m / 2 storeys)
Secondary suites within principal dwellings

Short-Term Rental Restrictions: An SSMUH Incentive

Gibsons' strict short-term rental regulations create a compelling case for SSMUH long-term rental development:

3-month annual limit: Entire-unit short-term rentals capped at 3 months per year (unless in CM-1 zone)
35-unit town-wide cap: Only 35 short-term rental units permitted across all of Gibsons
SSMUH advantage: With STRs heavily restricted, purpose-built SSMUH rental units fill a genuine market need with stable, year-round tenancy

How VanPlex Supports Gibsons SSMUH Projects

Concept to Permit

We coordinate architects, engineers, and consultants to ensure your Gibsons SSMUH project aligns with Bylaw No. 1342 and the applicable zone (RL-1, RL-2, RM, or RH-1). From laneway home feasibility to view-protection compliance, we handle the regulatory complexity unique to the Sunshine Coast.

Feasibility Analysis

Comprehensive analysis of your Gibsons lot's SSMUH potential, including zone classification, view-protection area status, unit configurations, ferry-access construction logistics, and pro forma projections for the Sunshine Coast market.

Request Your Gibsons SSMUH Feasibility

Share your Gibsons address to receive a tailored analysis including your SSMUH zone, unit allowance, view-protection status, and development pro forma.

Getting Started with Gibsons SSMUH

Before beginning your Gibsons SSMUH project, follow these steps:

Confirm your lot's zone classification (RL-1, RL-2, RM, or RH-1) under the new Zoning Bylaw No. 1342 and OCP Bylaw No. 1339
Check whether your property falls within a view-protection area that may restrict building height and massing
Determine if your lot is in one of the two Special Study Areas with interim zoning provisions
Review site-specific constraints including servicing, environmental considerations, and ferry-access logistics for construction
For RL-1 lots with lane access, assess feasibility of suites above garages or laneway homes (6.25 m / 2-storey rear allowance)
For RM or RH-1 projects, explore housing agreement bonuses for additional density or height

Contact Gibsons Planning: For zoning questions, call 604-886-2274 or email Planning@gibsons.ca. For OCP inquiries, email ocp@gibsons.ca. General inquiries: info@gibsons.ca.
Town of Gibsons, 474 South Fletcher Rd, Box 340, Gibsons BC V0N 1V0

Official Gibsons SSMUH Resources

OCP & Zoning Bylaw Update

OCP Bylaw 1339 and Zoning Bylaw 1342 -- the complete planning overhaul

Coast Reporter Coverage

News coverage of Gibsons adopting the new zoning bylaw

Building & Development

Permits, applications, and development information

Town of Gibsons Official Site

General municipal information, council, and services

BC Ferries -- Horseshoe Bay to Langdale

Ferry schedule for Sunshine Coast access (~40 min sailing)

BC Provincial SSMUH Overview

Province of BC's Bill 44 SSMUH legislation and resources

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More multiplex support for Gibsons

Dive deeper into British Columbia's gentle density rollout with provincial guidance, statewide policy explainers, and practical tools that keep your Gibsons multiplex project on track.