Bill 44 Active -- Adopted June 27, 2024 -- Updated March 2026
White Rock SSMUH Multiplex & Gentle Density Guide
White Rock's Bylaw 2506 opened 3,852 parcels (88% of the city) to small-scale multi-unit housing. Build up to 6 units near transit with zero parking requirements. Navigate RS-1, RS-2, and RS-3 SSMUH zones on White Rock's unique hillside topography. Refinement amendments are underway through 2025-2026 to add rowhouse provisions and refine accessory use regulations.
Source: City of White Rock, Small-Scale Multi-Unit Housing (SSMUH) page.
OCP update and Bylaw 2506 refinements in progress
White Rock is updating its Official Community Plan to incorporate SSMUH legislation and plan for 20-year housing supply needs. The provincial mandated deadline was December 31, 2025. Separately, through the implementation of Bylaw 2506, the City has identified the need for refinements -- an amendment bylaw is in progress that includes the addition of rowhouse residential buildings and refinements to accessory uses. Section 219 covenants remain enforceable and are not overridden by Bill 44.
OCP update underway
Staff are updating the Official Community Plan to incorporate SSMUH legislation and plan for 20-year housing supply needs. The provincial mandated deadline was December 31, 2025.
Bylaw 2506 refinements
Through implementation of Bylaw 2506, the need for refinements has been identified. An amendment bylaw is in progress to add rowhouse residential buildings and refine accessory use regulations.
Bill 25 compliance
White Rock is working through Bill 25 OCP compliance requirements alongside the ongoing Bylaw 2506 amendments. Monitor the City's website for adoption updates.
Covenants still apply
Section 219 Land Title Act covenants remain in effect and are not overridden by Bill 44 SSMUH legislation. Check title for restrictions before planning your project.
Monitor the City's SSMUH page for OCP adoption and amendment bylaw updates. Projects in the pipeline should confirm alignment with both the current bylaw and any forthcoming amendments or OCP policies.
Background
Following British Columbia's Bill 44 mandate for small-scale multi-unit housing, White Rock Council adopted Bylaw No. 2506 on June 27, 2024. The bylaw created three new SSMUH residential zones -- RS-1, RS-2, and RS-3 -- replacing portions of the existing zoning framework to permit gentle density development across 88% of the city's parcels.
Through implementation of Bylaw 2506, the City identified the need for refinements. An amendment bylaw is currently in progress, with key changes including the addition of rowhouse residential buildings and refinements to accessory use regulations. These amendments will further adapt the SSMUH framework to White Rock's compact lot sizes and hillside terrain.
What is Gentle Density in White Rock?
Gentle density in White Rock refers to the RS-1, RS-2, and RS-3 SSMUH zoning approach that permits small-scale multi-unit housing -- duplexes, triplexes, fourplexes, rowhouses, and up to 6-unit multiplexes -- within residential neighborhoods. This incremental densification maintains White Rock's oceanfront character, walkable streets, and village atmosphere while delivering significantly more housing options.
Understanding Missing Middle Housing in White Rock
Missing middle housing fills the gap between single-family homes and apartment towers. In White Rock, Bylaw 2506 enables these housing types across 3,852 eligible parcels:
Duplexes & Triplexes
2-3 units on lots up to 280 m2 or larger
Fourplexes
4 units on lots over 280 m2 outside transit areas
Rowhouses
Being added via amendment bylaw in progress, fee-simple ownership
Six-Unit Multiplexes
Transit-proximate lots, zero parking minimums
Why Missing Middle Housing Matters in White Rock
White Rock's beachfront setting, walkable downtown, and retirement-friendly community make it one of Metro Vancouver's most desirable addresses -- but also one of the least affordable. Gentle density through SSMUH unlocks housing diversity without compromising the village character, enabling more residents to live near the ocean, shops, and transit while providing homeowners with meaningful property value potential through small-scale development.
Key changes under Bylaw 2506
- Three new SSMUH residential zones (RS-1, RS-2, RS-3) created under Bylaw No. 2506.
- Up to 3 to 6 primary dwelling units permitted based on lot size and bus stop proximity.
- Amendment bylaw in progress to add rowhouse residential buildings and refine accessory use regulations.
- Refinements identified through implementation of Bylaw 2506, addressing practical gaps in the original framework.
- 88% of White Rock's 4,363 parcels (3,852 lots) are now eligible for SSMUH development.
- RM, CR, P, and property-specific CD zones explicitly exempted from SSMUH.
- Parking minimums eliminated for transit-proximate lots (within 400 m of prescribed bus stop).
- No Transit Oriented Areas designated -- density bonuses rely on bus stop proximity only.
Eligible lots and unit counts
Of White Rock's 4,363 total parcels, 3,852 (88%) are impacted by SSMUH zoning. RM, CR, P, and property-specific CD zones are exempt. The number of units you can build depends on lot size and proximity to a prescribed bus stop.
Lots up to 280 m2 (3,014 sq. ft.)
Up to 3 units
Applies to the smallest eligible residential parcels in White Rock's SSMUH zones.
Lots larger than 280 m2 (over 3,014 sq. ft.)
Up to 4 units
Standard allowance for most White Rock residential lots outside transit proximity areas.
Lots at least 281 m2 within 400 m of prescribed bus stop
Up to 6 units
Transit-proximate lots qualify for maximum density and zero parking minimums.
Unit Allowances by Lot Size
| Lot Size | Location | Max Units |
|---|---|---|
| ≤ 280 m2 | Any eligible lot | 3 units |
| > 280 m2 | Outside bus stop proximity | 4 units |
| ≥ 281 m2 | Within 400 m of prescribed bus stop | 6 units |
Source: City of White Rock SSMUH page
Exemptions & Special Considerations
- RM (Multi-Family Residential) zones are exempt from SSMUH
- CR (Commercial Residential) zones are exempt
- P (Park/Institutional) zones are exempt
- Property-specific CD (Comprehensive Development) zones are exempt
- Section 219 covenants remain enforceable -- Bill 44 does not override Land Title Act restrictions
- No Transit Oriented Areas designated in White Rock -- density bonuses rely on bus stop proximity only
White Rock's three SSMUH zones
Bylaw 2506 created three distinct SSMUH residential zones. Each has tailored regulations reflecting lot size patterns and neighbourhood characteristics within White Rock. Review the official zone documents for full regulatory details.
Zone 1
RS-1 SSMUH Zone
Primary residential zone. FSR ~0.50, height 7.7 m, lot coverage ~35%. Front+rear setbacks combined min 9.0 m.
View RS-1 zone regulations (PDF)
Zone 2
RS-2 SSMUH Zone
Secondary residential zone with regulations tailored for different lot configurations within White Rock.
View RS-2 zone regulations (PDF)
Zone 3
RS-3 SSMUH Zone
Third residential zone. RS-3 example: minimum 3 parking spaces for principal dwelling plus suite.
View RS-3 zone regulations (PDF)
Housing forms you can build
White Rock's SSMUH zones support multiple housing configurations. An amendment bylaw currently in progress will add rowhouses as an additional gentle density option, expanding the range beyond the original Bylaw 2506 forms.
Single-family plus secondary suite and/or ADU
Keep a principal home while adding a secondary suite or accessory dwelling unit. ADU height limited to 7.0 m with 6:12 minimum roof slope, or 6.0 m with lesser slope.
Duplex dwellings
Two principal units permitted on eligible lots, with secondary suites where space and zoning allow.
Triplex and fourplex dwellings
Three to four units in stacked or side-by-side configurations. Lots over 280 m2 required for fourplex development.
Rowhouses
Being added through the Bylaw 2506 amendment currently in progress. Attached units with individual ownership will provide a fee-simple alternative to strata.
Six-unit multiplex
Maximum density for lots at least 281 m2 within 400 m of a prescribed bus stop. Zero parking minimums apply for the first 6 units.
Key regulations snapshot (RS-1 SSMUH)
The RS-1 zone is White Rock's primary SSMUH district. These baseline standards guide envelope design. The conservative FSR reflects the city's hillside topography -- steep grades between Marine Drive and the upper plateau require careful site planning.
Floor Space Ratio (FSR)
RS-1 SSMUH zone: approximately 0.50 FSR. The conservative ratio reflects White Rock's hillside topography, limiting buildable area to account for grade changes and retaining structures.
Building height
RS-1 principal dwellings: 7.7 m (25.26 ft). ADUs: 7.0 m with 6:12 minimum roof slope, or 6.0 m with lesser slope. Ancillary buildings: 5.0 m maximum.
Setbacks
RS-1: Front and rear setbacks combined minimum 9.0 m. Front setback approximately 6.0 m. Side setbacks per zone-specific requirements.
Lot coverage
RS-1 SSMUH zone: approximately 35% maximum lot coverage. Impervious surface limits apply to manage stormwater on hillside lots.
Parking requirements
| Location | Parking Requirement |
|---|---|
| Within 400 m of prescribed bus stop | No parking minimums for first 6 units |
| Outside bus stop proximity | Approximately 1 space per unit |
| RS-3 zone example | Minimum 3 spaces for principal dwelling plus suite |
Zero parking near transit is a significant development advantage. Confirm bus stop proximity using the City's SSMUH mapping tools or by contacting planning@whiterockcity.ca.
White Rock's hillside challenge for SSMUH
Unlike flat-terrain municipalities, White Rock's dramatic grade change from Semiahmoo Bay up to the plateau above Johnston Road creates unique engineering and design constraints for gentle density projects:
- Conservative FSR (~0.50): Maintains buildable volume within hillside safety margins
- Retaining walls and foundations: May add $50,000-$150,000+ to construction costs on steep lots
- Stormwater management: Downhill drainage patterns require engineered solutions
- View corridor preservation: Height limits (7.7 m) help maintain ocean views for uphill neighbours
How VanPlex supports White Rock SSMUH projects
Concept to permit support
We coordinate architect, engineering, and geotechnical teams to ensure your White Rock SSMUH submission accounts for hillside constraints, setback requirements, and the RS-1/RS-2/RS-3 zone-specific metrics before it reaches the City.
Feasibility analysis
Comprehensive analysis of your White Rock lot's SSMUH potential, including zone classification, transit proximity for 6-unit eligibility, topography assessment, Section 219 covenant review, and pro forma projections.
Request your White Rock SSMUH feasibility
Share your White Rock address to receive a tailored analysis including your SSMUH zone, unit allowance, parking requirements, hillside considerations, and development pro forma.
Before you start
White Rock's compact geography and hillside terrain mean site-specific factors can significantly affect feasibility even when zoning metrics are met. Address these early with your consultant team.
- Check Section 219 Land Title Act covenants on your property -- Bill 44 does not override these restrictions.
- Assess hillside topography, retaining wall requirements, and drainage implications before committing to a site plan.
- Review environmental setbacks for lots near Semiahmoo Bay, ravines, or watercourses.
- Confirm servicing capacity for water, sewer, and stormwater connections with White Rock Engineering.
- Verify bus stop proximity using the City's SSMUH mapping tool to determine your 3, 4, or 6-unit allowance.
Contact White Rock Planning: For zoning and SSMUH questions, email planning@whiterockcity.ca or call 604-541-2136. For building permit inquiries, email building@whiterockcity.ca.
Official White Rock SSMUH Resources
White Rock SSMUH Overview
Official city page with SSMUH zoning information, FAQs, and mapping tools
RS-1 SSMUH Zone (PDF)
Primary SSMUH zone regulations: FSR, height, setbacks, lot coverage
RS-2 SSMUH Zone (PDF)
Secondary SSMUH zone regulations and requirements
RS-3 SSMUH Zone (PDF)
Third SSMUH zone regulations including parking specifics
Keep exploring
More multiplex support for White Rock
Dive deeper into British Columbia's gentle density rollout with provincial guidance, statewide policy explainers, and practical tools that keep your White Rock multiplex project on track.
Design Guidelines Hub
Explore BC's standardized multiplex designs, building code requirements, cost analysis, and permit process -- all in one place.
Browse design guidelines →BC SSMUH Guide
Understand provincial requirements, municipal adoption timelines, and VanPlex's delivery pillars for small-scale multi-unit housing.
Explore the guide →Gentle Density Playbook
Compare multiplex, rowhouse, and cottage court project strategies while you plan your White Rock build-out.
View the playbook →All City Zoning Maps
Review zoning overlays, transit areas, and servicing considerations across Metro Vancouver, Tri-Cities, and Fraser Valley municipalities.
Browse maps →Multiplex & SSMUH Glossary
Decode Bill 44 terminology—FSR, stratification, gentle density, and more—so you can speak the same language as planners and lenders.
Learn the terms →