Minimal Compliance -- Bill 25 Expansion by June 2026

West Vancouver SSMUH Multiplex & Gentle Density Guide

West Vancouver adopted Bylaw 5351 on August 12, 2024, after the Province issued a non-compliance notice. As of March 2026, only 222 parcels are affected (1.6% of residential lots), with a net increase of just 363 units -- the most restrictive implementation in British Columbia. Bill 25 closes the loophole requiring zones that already permit 3 units to now permit full SSMUH densities (4 or 6 units) by June 30, 2026.

West Vancouver's SSMUH Zoning Framework

West Vancouver's SSMUH implementation has been among the most contentious in British Columbia. The parent bylaw is Zoning Bylaw 4662 (2010), which was amended by Bylaw 5351 adopted on August 12, 2024 to achieve minimal compliance with BC's Bill 44 SSMUH legislation.

The amendments affect only 222 parcels (1.6% of residential lots), with a net increase of just 363 units -- making West Vancouver the most restrictive SSMUH municipality in BC. RS1-5 and RS7-10 zones are NOT "Restricted Zones" and are not subject to SSMUH because they already permitted three dwelling types (single-family home, secondary suite, and coach house). The zones that required amendments were CU3, CU5, CD4, CD41, CD47, CD48, CD49, CD77, CD80, CD81, CD82, PA2, RD1, RD2, and RD3. The July 25, 2024 Ministerial Notice identified only zones that lacked all three types as requiring amendment.

Minimal Compliance & Bill 25 Expansion

West Vancouver's path to SSMUH compliance was marked by political resistance. On May 27, 2024, Council unanimously rejected the initial SSMUH amendment (Bylaw 5327). In response, the Province's Minister of Housing issued a 30-day non-compliance notice on July 25, 2024, threatening to impose zoning changes directly.

Council then adopted a narrower amendment (Bylaw 5351) on August 12, 2024, exploiting the technical loophole that most RS zones already allowed three dwelling types. The result: only 222 parcels were rezoned, the smallest SSMUH impact of any Metro Vancouver municipality.

Bill 25 (Housing Statutes Amendment Act, November 2025) closes this loophole by requiring zones that already permit 3 units to now permit full SSMUH densities (4 or 6 units depending on lot size and transit proximity). By June 30, 2026, West Vancouver must expand SSMUH across all residential zones, including RS1-5 and RS7-10 which were not considered "Restricted Zones." This will require a significant expansion from the current 222 eligible parcels (1.6% of residential lots, net increase of 363 units) to potentially thousands more. See the Bill 25 SSMUH Policy Bulletin for details.

Unit Allowances by Lot Size

Lot Size	Location	Max Units
≤ 280 m2	Any SSMUH-affected parcel	3 units
> 280 m2	Outside frequent transit area	4 units
> 280 m2	Near frequent transit	6 units

Source: District of West Vancouver SSMUH Page. Currently applies to only 222 parcels (1.6% of residential lots), net increase of 363 units. Bill 25 requires expansion by June 30, 2026.

The 222-Parcel Scope Limitation

The July 25, 2024 Ministerial Notice identified the following zones as falling within the "Restricted Zone" -- those that did not already permit all three of: a principal dwelling, a secondary suite, and a detached accessory dwelling (coach house). The affected zones span comprehensive development, commercial/public assembly, and duplex designations:

Comprehensive Development

CD4, CD41, CD47, CD48, CD49, CD77, CD80, CD81, CD82

Commercial / Public Assembly

CU3, CU5, PA2

Duplex Residential

RD1, RD2, RD3

The vast majority of West Vancouver's residential land sits in RS1 through RS5 and RS7 through RS10 zones, which are NOT "Restricted Zones" and are not subject to SSMUH because they already permitted three dwelling types. Under Bill 25, this loophole closes -- zones that already permit 3 units must now permit full SSMUH densities (4 or 6 units). The June 30, 2026 deadline will require these zones to allow the full range of SSMUH housing types.

West Vancouver SSMUH Regulation Snapshot

Floor Space Ratio (FSR)

Single-Family zones: 0.35 FSR + 32.5 m2
Duplex RD1/RD2: 0.50 FSR
Duplex RD3: 0.75 FSR

See Zoning Bylaw 4662 for full regulations.

Parking Requirements

SSMUH developments: 2.0 spaces per dwelling unit
Impact: A 4-unit multiplex requires 8 parking spaces, adding significant construction cost

Among the highest parking minimums in Metro Vancouver for SSMUH -- reflects the District's auto-oriented layout and limited transit.

Height & Setbacks

Height: 7.62 m / 2 storeys + basement
Front setback: 7.6 m
Side setbacks: Vary by site width
Lot coverage: 35% (SF) / 40% (duplex)

Coach House Provisions

Max GFA: 148.6 m2 total
FAR exemption: 0.10 or 74.3 m2

Coach houses are a key component of the existing 3-dwelling-type permission in most RS zones.

Exemptions & Special Considerations

RS1-5 and RS7-10 zones are NOT "Restricted Zones" and not subject to SSMUH -- Bill 25 closes this loophole by June 30, 2026, requiring zones that already permit 3 units to now permit full SSMUH densities (4 or 6 units)
Hillside lots may face additional geotechnical and environmental constraints
Heritage-designated properties may have additional restrictions on development
West Vancouver's luxury market context means high land values relative to rental returns, and the 2.0 parking spaces per unit requirement adds significant construction cost -- careful pro forma analysis is essential

How VanPlex Supports West Vancouver SSMUH Projects

Concept to Permit

We coordinate architects, engineers, and consultants to ensure your West Vancouver SSMUH project aligns with Bylaw 4662 as amended by Bylaw 5351. Whether your parcel is among the 222 currently eligible (1.6% of residential lots) or you're preparing for the Bill 25 expansion by June 30, 2026 that will require zones already permitting 3 units to allow full SSMUH densities, we handle the regulatory complexity.

Feasibility Analysis

Comprehensive analysis of your West Vancouver lot's SSMUH potential, including zone classification, current vs. future eligibility under Bill 25, FSR calculations, unit configurations, and pro forma projections tailored to the luxury North Shore market.

Request Your West Vancouver SSMUH Feasibility

Share your West Vancouver address to receive a tailored analysis including your current SSMUH eligibility, unit allowance, FSR, parking provisions, and development pro forma.

Getting Started with West Vancouver SSMUH

Before beginning your West Vancouver SSMUH project, follow these steps:

Confirm your parcel is among the 222 currently SSMUH-affected lots in zones CU3, CU5, CD4, CD41, CD47-49, CD77, CD80-82, PA2, or RD1-3
If your lot is in RS1-5 or RS7-10, monitor Bill 25 progress for the June 30, 2026 deadline that will expand SSMUH to your zone
Review your lot's FSR allowance: 0.35 + 32.5 m2 for SF zones, 0.50 for RD1/RD2, or 0.75 for RD3
Assess site-specific constraints including slope, geotechnical conditions, view corridors, and environmental considerations
Review the District's development regulations for additional requirements

Contact West Vancouver Planning: For zoning questions, email planning@westvancouver.ca or call 604-925-7055, 604-925-7058, or 604-925-7247.

Official West Vancouver SSMUH Resources

West Vancouver SSMUH Page

Official overview of Bylaw 5351, affected zones, and SSMUH regulations

Zoning Bylaw 4662 (2010)

Parent zoning bylaw with all zone regulations and amendments

Development Regulations

Building permits, development permits, and application requirements

Bill 25 -- Housing Statutes Amendment Act

Provincial legislation closing the SSMUH loophole by June 30, 2026

Bill 25 SSMUH Policy Bulletin (PDF)

Provincial policy guidance on expanded SSMUH compliance requirements

Keep exploring

More multiplex support for West Vancouver

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