Bill 44 Active — Updated March 2026

Mission SSMUH Multiplex & Gentle Density Guide

Mission adopted SSMUH regulations on June 30, 2024, allowing up to 4 units on serviced residential lots. SSMUH has largely shaped the forms and patterns of future infill and intensification across Mission's urban community. A separate Transit Oriented Area near the West Coast Express station enables even higher density with up to 10 storeys.

Mission's SSMUH Zoning Framework

On June 30, 2024, the District of Mission adopted SSMUH zoning amendments to the master Zoning Bylaw 5050-2009 to comply with BC's Bill 44 Small-Scale Multi-Unit Housing legislation. A companion TOA Bylaw 6292-2024 was adopted on September 9, 2024, establishing higher-density rules near the West Coast Express station.

Eligible lots must have municipal water and sanitary sewer connections. Existing R1, R2, and R3 zones are being consolidated into new R4-L and R4-S zones to simplify the residential zoning framework across the district. SSMUH has largely dictated the forms and shapes of future infill and intensification throughout Mission's urban community, with standard allowances of 3 to 4 units based on lot size.

Unit Allowances by Lot Size

Lot Size	Requirement	Max Units
< 280 m2	Municipal water + sanitary sewer	3 units
≥ 280 m2	Municipal water + sanitary sewer	4 units

Lots within 400 m of the West Coast Express station are excluded from SSMUH and follow TOA rules instead. District of Mission SSMUH Page

Transit Oriented Area (TOA) Density Tiers

Properties within 400 m of the West Coast Express (WCE) station are governed by TOA Bylaw 6292-2024, adopted September 9, 2024. These lots are excluded from standard SSMUH and instead follow significantly higher-density rules organized into two tiers:

TOA Tier	Distance from WCE Station	Max FSR	Max Height
Tier 4	Within 200 m	3.5 FSR	10 storeys
Tier 5	200 - 400 m	2.5 FSR	6 storeys

Source: District of Mission TOA Page

Zone Consolidation: R1/R2/R3 to R4-L & R4-S

Mission is consolidating three existing residential zones into two new SSMUH-compliant zones under Zoning Bylaw 5050-2009:

R4-L (Large Urban Residential)

Replaces larger-lot portions of existing R1, R2, R3 zones

R4-S (Small Urban Residential)

Replaces smaller-lot portions of existing R1, R2, R3 zones

This consolidation streamlines the residential zoning framework, ensuring consistent SSMUH regulations across all eligible properties.

Draft Official Community Plan & Bill 25 Compliance

Mission has drafted a new Official Community Plan under Bylaw 6350-2025, which is currently available for public engagement. The new OCP reflects the district's evolving housing priorities, including alignment with SSMUH and TOA frameworks already in place.

Separately, the Province's Bill 25 requires municipalities to update their bylaws by June 30, 2026. Mission is actively working toward compliance with this deadline, which will further refine zoning and development regulations across the district.

Draft OCP Bylaw 6350-2025 →Mission SSMUH Page →

Mission SSMUH Regulation Snapshot

Height & Buildings

Current height: 9.5 m; proposed increase to 10.5 m (34.4 ft)
Roof pitch bonus: +12% for pitches ≥ 7:12 (up to ~11.7 m)
Max 4 buildings per lot

Parking Requirements

Principal unit: Proposed 1.5 stalls (reduced from 2.0)
Accessory unit: 1.0 stall per unit
Tandem parking permitted
Garage setback: Min 3.0 m regardless of building height

Lot Coverage & Impervious Surfaces

Urban compact: 35% lot coverage, 50% impervious max
Other urban: 30% lot coverage, 50% impervious max
Suburban: 20% lot coverage, 30% impervious max

Housing Progress

133 units completed toward 2025 annual target
64% of 2025 annual target (211 units)
1,798 units 5-year housing target

Water Supply Infrastructure Limitations

Mission has identified water supply capacity constraints in certain service areas that may limit SSMUH development
The District has requested a 5-year extension from the Province for areas with insufficient water infrastructure
All SSMUH-eligible lots must have municipal water and sanitary sewer connections
A minimum 6.0 m setback from undevelopable areas (e.g., slopes, watercourses) is required

Confirm servicing availability with the District before proceeding with site acquisition or design.

How VanPlex Supports Mission SSMUH Projects

Concept to Permit

We coordinate architects, engineers, and consultants to ensure your Mission SSMUH project aligns with Bylaw 5050-2009 and the new R4-L or R4-S zone requirements. From servicing confirmation to height optimization with roof pitch bonuses, we handle the regulatory complexity.

Feasibility Analysis

Comprehensive analysis of your Mission lot's SSMUH potential, including zone classification, servicing availability, TOA proximity, unit configurations, and pro forma projections accounting for lot coverage and impervious surface limits.

Request Your Mission SSMUH Feasibility

Share your Mission address to receive a tailored analysis including your SSMUH zone, unit allowance, servicing status, TOA eligibility, and development pro forma.

Getting Started with Mission SSMUH

Before beginning your Mission SSMUH project, follow these steps:

Confirm your lot has municipal water and sanitary sewer connections -- properties without both services are not eligible
Determine whether your property falls within the TOA boundary (400 m of WCE station), which triggers higher-density TOA rules instead of SSMUH
Check your current zone (R1, R2, or R3) and understand the transition to R4-L or R4-S under the zone consolidation
Review lot coverage limits (20-35%) and impervious surface maximums (30-50%) based on your area classification
Verify minimum 6.0 m setback from any undevelopable areas (slopes, watercourses, geotechnical hazards)

Contact Mission Planning: For zoning and SSMUH questions, email planning@mission.ca or call 604-820-3748. City Hall general inquiries: 604-820-3700, 8645 Stave Lake Street, Mission, BC.

Official Mission SSMUH Resources

Mission SSMUH Overview

Official SSMUH page with bylaw details, timelines, and FAQs

Transit Oriented Areas (TOA)

TOA Bylaw 6292-2024 with tier maps and density regulations

Zoning Bylaw 5050-2009

Master zoning bylaw with SSMUH amendments

Draft OCP Bylaw 6350-2025

New Official Community Plan available for public engagement

Mission Planning Department

Development applications, permits, and planning contacts

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