Updated • March 2026

Burnaby R1 SSMUH: Gentle Density & Missing Middle Housing Guide

Burnaby's R1 Small-Scale Multi-Unit Housing (SSMUH) district enables gentle density development across all residential neighborhoods. Discover how Burnaby's missing middle housing regulations let you build duplexes, triplexes, and multiplexes under the new R1 zoning framework aligned with BC's Bill 44.

Source: City of Burnaby Planning and Development, R1 SSMUH District (August 2024), updated with December 2025 Council amendments. Current as of March 2026.

December 2025 council update: multiplex height cuts & reduced buildable area

In December 2025, Burnaby Council adopted final amendments that reduce the R1 SSMUH envelope to three storeys / 10 m for front buildings and two storeys / 7.5 m for rear buildings, remove rooftop patio height exemptions, cut lot coverage by 5% (with additional 10-15% reductions in certain conditions), reduce achievable floor area by 33-60%, and raise parking minimums to 0.67-1.0 spaces per unit. Provincial transit-oriented legislation limits enforcement of the new parking rules on approximately 57% of R1 lots. Burnaby also has a comprehensive Zoning Bylaw Rewrite project underway that will further reshape residential zoning.

Sources:

Council decision

In December 2025, Council adopted final amendments reducing maximum height to three storeys / 10 m for front buildings and two storeys / 7.5 m for rear buildings. Rooftop patio height exemptions were removed. Lot coverage was cut by 5% across all housing types, with additional 10-15% reductions under certain conditions.

Floor-space impact

Achievable floor area is reduced 33-60% depending on housing type, unit count, and lot size. Single-building multiplexes see roughly 33% less floor area, while front-and-rear configurations on smaller lots can lose up to 60%.

Parking changes

Parking minimums increased from 0-0.5 to 0.67-1.0 spaces per unit depending on housing type and unit count. Provincial legislation prevents enforcement on FTNA lots, affecting roughly 57% of Burnaby's R1 properties.

Cost pressure

Vancouver Needs More Housing calculates the December 2025 height and density changes add roughly $100 per square foot to land costs for multiplex units.

If you secured permits under the August 2024 framework, confirm with Planning whether your project remains grandfathered. New feasibility requests should model the three-storey / 10 m front cap, two-storey / 7.5 m rear cap, reduced lot coverage, and updated parking requirements. For more on Burnaby's comprehensive Zoning Bylaw Rewrite project, see the City's Zoning Bylaw Rewrite page.

Background

In November 2023 the Province of British Columbia introduced Bill 44 to expand gentle density. Burnaby responded by rewriting its zoning bylaw and merging twelve legacy R Districts into the new R1 Small-Scale Multi-Unit Housing District.

With Phase 1 of the Zoning Bylaw Rewrite complete and December 2025 amendments adopted, homeowners and builders now have a single playbook for multiplex projects. Burnaby also has a comprehensive Zoning Bylaw Rewrite project underway that will further reshape residential zoning citywide. The summary below captures the official guidance as amended through December 2025.

What is Gentle Density in Burnaby?

Gentle density refers to Burnaby's R1 SSMUH zoning approach that allows small-scale multi-unit housing—duplexes, triplexes, fourplexes, and small multiplexes—within traditional residential neighborhoods. This gradual increase in housing density maintains neighborhood character while creating more homes.

Understanding Missing Middle Housing in Burnaby

Missing middle housing fills the gap between single-family homes and high-rise apartments. In Burnaby, the R1 SSMUH district enables these housing types:

Duplexes & Triplexes

2-3 units offering gentle density transitions

Fourplexes & Multiplexes

4-6 units providing missing middle options

Row Housing

Fee simple alternative to strata ownership

Cottage Courts

Multiple detached units around shared space

Why Missing Middle Housing Matters

Burnaby's gentle density approach through R1 SSMUH creates more affordable housing options, increases neighborhood diversity, and allows homeowners to unlock property value through small-scale development—all while preserving the residential character that makes Burnaby neighborhoods desirable.

Key changes

All R District lots rezoned into the new R1 Small-Scale Multi-Unit Housing (SSMUH) District.
Up to 3 to 6 primary dwelling units permitted based on lot size and proximity to frequent transit.
Maximum floor area limits removed. Height, setbacks, and lot coverage now define buildable volume.
Stratification enabled for primary dwelling units while secondary suites remain tied to the principal title.
Fee simple rowhousing introduced to provide an alternative to strata ownership.
All new housing forms allowed on lots without lanes.
Parking minimums set at 0.67 to 1.0 spaces per unit depending on housing type and unit count, though provincial rules limit enforcement on FTNA lots (about 57% of R1 properties).
New subdivision rules set minimum lot sizes for rowhousing and SSMUH development.

Objectives

Support diversity and choice in small-scale housing forms.
Deliver family-oriented homes across Burnaby neighborhoods.
Provide simpler, more flexible regulations for homeowners and builders.
Increase the overall supply of new housing.

Eligible lots and unit counts

Every lot previously zoned R1 through R12 now falls under the R1 SSMUH District. Eligible RM6 lots are also captured. The number of primary dwelling units you can construct depends on the site area and whether the property sits inside a Frequent Transit Network Area (FTNA).

Lots up to 280 m2 (3,014 sq. ft.)

Up to 3 primary dwelling units

Applies to every former R District lot and eligible RM6 sites.

Lots larger than 280 m2 (over 3,014 sq. ft.)

Up to 4 primary dwelling units

Secondary suites count toward the total number of dwellings.

Lots at least 281 m2 within a Frequent Transit Network Area

Up to 6 primary dwelling units

Lot must be wholly or partly within 400 m of a frequent bus stop.

Frequent Transit Network Area (FTNA)

FTNAs include all lots that are wholly or partially within 400 meters of a bus stop with frequent service. A qualifying stop has at least one route where a bus arrives every 15 minutes on average between 7 am and 7 pm Monday to Friday, and between 10 am and 6 pm on weekends.

View FTNA boundaries on BurnabyMap by activating the "Frequent Transit Network Areas" layer within the Planning and Building section.

Housing forms you can build

The R1 SSMUH District promotes flexible housing forms to serve multiple household types. Combine configurations to balance revenue, livability, and financing goals.

Single-family plus secondary suite and/or laneway home

Keep a principal home while adding rental income. Laneway homes remain permitted even on lots without lanes.

Duplex dwellings

Two principal units are permitted, with the ability to add secondary suites where space allows.

Multiplex dwellings (3 to 6 units)

Stacked or side-by-side configurations can deliver multiple front doors within one building envelope.

Fee simple rowhousing

Narrow fee simple lots with no side yards let owners avoid strata while meeting minimum frontage requirements.

Cottage court

Multiple detached dwellings around a shared open space provide family-oriented homes on a single lot.

Key regulations snapshot

These baseline standards guide envelope design before you dive into detailed site planning.

Maximum building height

In December 2025, Council adopted amendments reducing maximum building height from four storeys to three storeys / 10 m for front buildings. Rear principal buildings are limited to two storeys / 7.5 m. Height exemptions for rooftop patios have been removed. The original August 2024 framework had allowed 12.0 m (four storeys including basement).

Minimum floor areas

Primary dwelling units must be at least 56 m2 (603 sq. ft.); secondary suites must be at least 32.5 m2 (350 sq. ft.).

Building separations

Maintain 2.4 m between accessory buildings and side-by-side principal structures, and 6.0 m front-to-back.

Impervious surfaces

Total impervious area is capped at 70 percent of the lot.

Subdivision widths

Rowhousing lots must be 5.0 to 8.0 m wide. SSMUH subdivision lots must be at least 10 m wide.

Maximum lot coverage

1 to 3 primary units: 30%
4 primary units: 35%
5 to 6 primary units: 40%
Rowhousing lots: 45%

December 2025 amendments reduced lot coverage by 5% across all housing types. Additional reductions of 10-15% may apply depending on housing type and lot conditions.

Minimum setbacks

Yard with street frontage: 3.0 m
Yard with lane: 1.2 m
Interior side yard: 1.2 m (0 m for rowhousing party walls)
Rear yard without lane: 3.0 m (1.2 m for accessory buildings)

Parking requirements

Council's December 2025 amendments increased parking minimums from 0-0.5 spaces per unit to 0.67-1.0 spaces per unit, depending on housing type and unit count. However, provincial legislation restricts Burnaby from enforcing these higher minimums on transit-oriented R1 lots within Frequent Transit Network Areas, which account for approximately 57% of all R1 properties in the city. Outside FTNAs, the new requirements of 0.67 to 1.0 spaces per unit apply in full.

Official summary visuals

Reference the original City of Burnaby summary pages alongside the digested guidance above when briefing consultants or meeting with planning staff.

City of Burnaby R1 SSMUH summary page showing background, key changes, and objectives. — Page 1 of the City of Burnaby R1 SSMUH summary (August 2024).

City of Burnaby R1 SSMUH summary page showing allowed housing forms and key regulations. — Page 2 covers housing forms, lot coverage bands, setbacks, and parking requirements.

How VanPlex helps you navigate the rules

Concept to permit support

We coordinate architect, engineering, and energy modeling teams to ensure your submission aligns with R1 SSMUH metrics before it reaches the City.

When a site is not viable

If the numbers do not pencil, leverage PlexRank to reallocate capital into multiplex infill projects that already meet our return thresholds.

Request your tailored multiplex feasibility

Share your Burnaby address to receive setbacks, servicing upgrades, timeline ranges, and pro forma budgets anchored in the new R1 SSMUH regulations.

Before you start

Burnaby highlights several site-specific factors that can still limit redevelopment even when zoning metrics are met. Address these early with your consultant team.

Confirm easements, rights-of-way, and servicing constraints that could limit your proposed site plan.
Review environmental considerations such as creeks, ravines, flood plains, or underground storage tanks.
Check whether the property is listed on heritage registers or lies near registered archaeological sites.

Contact: Planning and Development, planning@burnaby.ca, (604) 294-7400.

Keep exploring

More multiplex support for Burnaby

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