VANPLEX

British Columbia | Bill 44

SSMUH Zoning Across British Columbia

Bill 44 mandates SSMUH zoning province-wide, but every municipality implements it differently. Compare zoning rules across Vancouver, Burnaby, Surrey, Coquitlam, and New Westminster to understand what applies to your property.

Check your property's zoning Full SSMUH guide

What SSMUH zoning means for municipalities

SSMUH zoning is the local bylaw mechanism that municipalities use to implement BC's Bill 44 requirements. The provincial legislation sets minimum density thresholds -- how many units must be permitted on residential lots -- and each city translates those minimums into its own zoning district with specific development standards.

This means the same provincial mandate produces different results depending on where your property is located. Vancouver uses frontage width as the primary determinant of unit count. Burnaby uses lot area. Surrey factors in both lot size and neighbourhood context. Each city sets its own FSR limits (or removes them entirely), height restrictions, setback rules, and parking requirements.

For homeowners and investors, the practical implication is that you must check the specific SSMUH zoning that applies to your municipality -- not just the provincial framework. A 4,000 sq ft lot may support different unit counts in Vancouver versus Burnaby versus Surrey.

Bill 44 minimum requirements

  • All residential lots: At least 1 secondary suite or accessory dwelling unit
  • Serviced lots: At least 3-4 primary dwelling units by right
  • Near frequent transit: Up to 6 primary dwelling units
  • Municipalities > 5,000: Must adopt compliant bylaws
  • Override clause: Provincial minimums apply if city bylaws fall short

SSMUH zoning rules: city-by-city comparison

This table compares the key development standards across five Metro Vancouver municipalities that have adopted SSMUH zoning. Rules are subject to change as cities refine their bylaws.

City Zone Max Units FSR Height Parking (Transit) Parking (Other) Unit Driver
Vancouver R1-1 6 1.0 (1.25 net-zero) 10.7 m 0 1/unit Frontage width
Burnaby R1 SSMUH 6 No cap 10.5-11.0 m 0 0.5/unit Lot area + transit
Surrey RF-SS 6 Varies 12.0 m 0 1/unit Lot area + transit
Coquitlam RS-1 SSMUH 6 0.75-1.0 10.5 m 0 0.5/unit Lot area + transit
New Westminster NR-1 6 0.9-1.2 10.7 m 0 0.75/unit Lot area + transit

How each city's SSMUH zoning differs

Vancouver: Frontage-based, FSR-controlled

Vancouver's R1-1 zone uses lot frontage as the primary metric for unit count. A 13.4 m frontage supports 4 units; 15.24 m supports 6. Base FSR is 1.0 with a 1.25 net-zero bonus. This is the most prescriptive SSMUH system in Metro Vancouver.

Burnaby: No FSR cap, area-based

Burnaby eliminated maximum floor area limits entirely. Unit count is based on lot area (280 m2 threshold) and transit proximity. Architects have maximum flexibility to distribute floor area, making Burnaby attractive for creative multiplex designs.

Surrey: Context-sensitive

Surrey's RF-SS zone considers neighbourhood context alongside lot size. The city allows up to 12 metres of height and factors in servicing capacity and stormwater management. Surrey's approach reflects its mix of urban and suburban lot patterns.

Coquitlam: Transit-corridor focus

Coquitlam's SSMUH zoning amplifies density near the Evergreen Line and Lougheed corridor. Lots close to SkyTrain stations get the highest unit allowances. FSR ranges from 0.75 to 1.0, with additional incentives for affordable housing contributions.

Where SSMUH zoning stands across BC

Bylaws adopted

  • • Vancouver (R1-1)
  • • Burnaby (R1 SSMUH)
  • • Surrey (RF-SS)
  • • Coquitlam (RS-1 SSMUH)
  • • New Westminster (NR-1)
  • • North Vancouver City & District
  • • Langley Township & City

Under review

  • • Port Coquitlam
  • • Maple Ridge
  • • Port Moody
  • • White Rock
  • • Abbotsford
  • • Chilliwack

Early stages

  • • Mission
  • • Squamish
  • • Whistler
  • • Pemberton
  • • Harrison Hot Springs
  • • Smaller Fraser Valley municipalities

Find your property's SSMUH zoning

Enter your address to discover which SSMUH zoning applies, how many units you can build, and the specific development standards for your municipality.

City-specific zoning guides

Vancouver R1-1 Zoning

Frontage rules, FSR limits, height, and parking for Vancouver SSMUH.

Burnaby R1 SSMUH Zoning

No-FSR-cap system, transit bonuses, and lot area thresholds.

Complete SSMUH Guide

Full overview of BC's SSMUH program, timelines, and VanPlex services.

Frequently Asked Questions

What does SSMUH zoning mean for my municipality?
SSMUH zoning means your municipality must allow multiple dwelling units on lots that were previously restricted to single-family homes. Under Bill 44, municipalities with over 5,000 residents must permit at least 3-4 units by default and up to 6 units near frequent transit. Each city creates its own bylaw to implement these minimums, which is why zoning rules vary across BC.
Are SSMUH zoning rules the same in every BC city?
No. Bill 44 sets minimum requirements, but each municipality implements SSMUH through its own zoning bylaw. Vancouver uses an FSR-based system with frontage thresholds (R1-1), Burnaby eliminated FSR caps entirely (R1 SSMUH), and Surrey ties unit counts to lot size categories. Setbacks, height limits, parking rules, and site coverage all differ between cities.
What are the minimum requirements under Bill 44?
Bill 44 requires municipalities over 5,000 residents to allow at least one secondary suite or accessory dwelling unit on all single-family lots, at least 3-4 units on lots in areas with sewer and water services, and up to 6 units on lots near frequent transit networks. Municipalities can exceed these minimums but cannot restrict below them.
How do I find out my property's SSMUH zoning?
Check your municipality's online zoning map or contact your local planning department. Most cities have updated their maps to reflect SSMUH designations. You can also enter your address into VanPlex's property lookup tool, which cross-references municipal zoning data with lot dimensions and transit proximity to determine your development potential.
Can municipalities restrict SSMUH below Bill 44 minimums?
No. Bill 44 overrides local bylaws that fall below the provincial minimums. If a municipality fails to adopt compliant SSMUH zoning by the required deadline, the provincial standards apply automatically. However, municipalities can and do add additional requirements around design, landscaping, tree retention, and environmental standards.