Multiplex Design in Vancouver and BurnabyWhat's Actually Being Built and Why It Matters

Multiplex design is the most debated topic in Vancouver and Burnaby housing right now. We are writing this in an election year, and you bet multiplex design and development will be an issue on candidates’ agenda.

The truth is that Lower Mainland residents are divided on multiplex design. Some see oversized boxes that clash with their streetscape. Others see the family-sized homes their city desperately needs. The reality is more nuanced than critics admit, and the design choices behind these buildings are driven as much by homebuyer demand and zoning as by the builder's vision.

Multiplex Appearance and Contemporary Design

Multiplexes in the region are custom-designed. The main reason these houses are custom and not cookie-cutter is that multiplexes are built to maximize unit size. Total floor space is a function of lot size and most lots in Vancouver and Burnaby have different dimensions.

With custom design, the builder has a lot of leeway in their design and material choices. We find our clients prefer contemporary designs combined with traditional forms, but there are a range of designers and styles throughout Vancouver and Burnaby reflecting the varied tastes of end-consumers.

Besides our work, it is fair to say that newer residential builds, including duplexes and multiplexes in the region commonly showcase modern minimalist architecture. This style prioritizes bold, geometric massing. Designs in this style often feature a dark cantilevered upper volume that projects dramatically over a lighter ground floor. A flat or shed roof with a deep fascia or parapet might wrap downward along the sides and front in these contemporary designs.

The facades balance multiple distinct and contrasting materials, for example a single house might be clad in white brick, dark rendered panels, and horizontal wood slats. Oversized windows and frameless glass balustrade are also common contemporary design features. Typical landscaping includes floating concrete entry steps with open risers, restrained and sometimes tropical plants in simple, contemporary forms to complement minimalist designs.

These bold, square features and generous glazing are prominent on new houses and condo towers in Vancouver and Burnaby. New multiplexes in the region are designed similarly to houses in this style, the difference being their overall size and the number of units.

The Missing Middle Housing Argument

Critics who oppose multiplex design often overlook the housing gap these buildings are meant to fill. Vancouver and Burnaby have historically offered two options: a detached single-family home or a highrise condo. There's been virtually nothing in between for growing families who need more space than a condo but can't afford a $2-million property.

Multiplex housing, triplexes, fourplexes, and sixplexes add what city planners call "missing middle" density. These are family-sized homes in established neighbourhoods, each with independent entrances and the potential for freehold ownership.

As Smallworks founding partner Jake Fry has noted, replacing single-home development with multiplex development across Vancouver could yield close to 15,000 attainable housing units per year, housing at price points that are currently out of reach for most buyers.

"Logistically, it's not a challenge. Not a meaningful challenge. Really, what we're just talking about is enablement." - Jake Fry, Smallworks Founding Owner and Partner

Why Multiplex Design Is Controversial

When Burnaby introduced multiplex housing in July 2024 under provincial mandate, the city allowed builders to construct homes up to four storeys on any of its 31,000 single-family lots. Burnaby followed the City of Vancouver which had already rezoned most of its residential lots in 2023 to allow multiplex houses up to 30% larger than single family homes.

Along with the new multiplex zoning rules was a relaxation of design constraints. Gone were rezoning requirements and community engagement requirements. Trees within the building envelope could be felled and replaced. And the minimum number of parking stalls were reduced or removed completely, as is the case in Vancouver.

These policies had been steadily developing for a decade. The City of Vancouver allowed laneway houses ten years earlier, and duplex zoning was expanding to neighbourhoods across the city. City staff spent years organizing community engagement through “Shape Your City” surveys and focused design groups. By the time the provincial government launched BC Bill 44 they were responding to increasing pressure from constituents to ease the cost of housing.

Initial response to the change in policies allowing multiplexes in Vancouver and Burnaby was excitement, if not euphoria. Homeowners, investors and the development community were excited to start building these as they saw a market for what are effectively small townhouse developments throughout the city. The City of Vancouver received 296 multiplex permit applications by the end of 2024, about 45% were for quadplexes.

Criticism of the new policies began mid-2025, about a year after the first permit was issued in Vancouver (June 2024). When the city began permitting multiplexes, it committed to reducing permitting wait times, so the first multiplex construction began to take shape around mid-2025. As developers started building their newly permitted multiplexes, residents took to online forums to complain. Some residents described new multiplexes as "ugly monstrosities" and "gigantic" structures towering over neighbouring bungalows.

The complaints aren't baseless. A four-storey multiplex next to a 1950s rancher creates a jarring visual contrast. These visuals have been circulating the internet as tightly cropped photos to showcase the juxtaposition. Councillors took notice.

Multiplex Policy in Burnaby is Unlike Any Other City

Burnaby Mayor Mike Hurley acknowledged the gap, noting that some builders were constructing units at 2,600 square feet when he'd prefer them closer to 1,400 to 1,900 square feet. It should be noted that Burnaby passed the most permissive multiplex zoning regulations in the region, allowing multiplexes up to 40ft tall and without any specific constraints on floor space ratio.

Vancouver’s multiplex is more restrictive than Burnaby's, limiting their size by capping the number of storeys at 3, total building height to 37’, and total livable space to 100% FSR. When announced in 2024, Burnaby’s multiplexes were limited only by lot coverage of 45%-50% and limiting the number of storeys to 4. Quick math shows that multiplexes could approach 200% FSR in Burnaby. These new regulations allowed Burnaby developers a lot of square feet to sell, which explains the initial enthusiasm for this type of development.

However, in October 2025, Burnaby council voted to reduce maximum height to three storeys as well as reduce lot coverage by 5%. This effectively cut maximum allowable floor areas by 33%. On-site parking minimums increased, too. But the core policy remains and multiplex rules proved resilient to community backlash.

In Vancouver, a similar debate has emerged. Multiplex developments are larger than the surrounding houses, which to some feels out of sync with the existing neighbourhood. Some urban commentators have recently complained that multiplexes are designed by AI software to maximize floor area without regard for street appeal. The line of reasoning suggests that human design sensibility is being bypassed. Whether designed by a human or algorithm, the main thrust of the criticism is that multiplexes are out of scale and character with existing streetscapes.

The City Gives, and The City Takes

Money math matters in development. Development charges and levies range between City of Burnaby and City of Vancouver, and even between neighbourhoods, but they are typically $100,000 to $300,000 for a multiplex. In addition, a multiplex generates roughly $10,000 more in annual property tax than the single-family home it replaced. The justification from the city’s perspective is that increased density puts more strain on existing services which may need upgrading.

Developers hope that additional units create more total market value than the original detached house, proven by the profit earned when units are sold. For homeowners who build, the value created by adding units to their lot may be in keeping a unit for themselves, housing aging parents or adult kids, or generating rental income that funds retirement. The city is positioned to capture some of this windfall to maintain and build capacity in their infrastructure network.

The controversy in development charges is two-fold, from developers and community groups. Some critics see development charges as a cash-grab, sacrificing their neighbourhood charm to build city coffers. Developers see 6 figure development charges as an added line item, in some cases second only to land costs. They see the fees as opaque, hard to plan for, and simply unfair as they must pass these costs on to buyers of new homes when the entire neighbourhood benefits from replacing aging infrastructure.

How Custom Multiplex Design Actually Works

Not every multiplex is a cookie-cutter build. Firms like Smallworks approach multiplex design as a custom process shaped by each owner's goals and each lot's constraints.

1) Multiplex design starts with feasibility

Before any design work begins, the site gets a thorough review: zoning eligibility, lot dimensions, buildable area, maximum unit count, servicing constraints, tree retention, and a preliminary budget range. This step answers the fundamental question — does building a multiplex on this property make financial and practical sense?

2) Design follows the owner's priorities

A family building for multigenerational living has different needs than a homeowner looking to sell three units and keep one. The designer accounts for livability, lifestyle, privacy between units, independent entries, energy efficiency, and future needs. The goal is homes that feel intentional.

3) Zoning compliance is baked into every decision

In Vancouver's R1-1 zone, properties with lane access can accommodate four units on standard 33-foot lots, and up to six strata units on lots wider than 49.5 feet. In Burnaby’s R1 SSMUH zone allows up to 4 units, or 6 within 400m of a frequent bus service. Height limits, setbacks, Step Code energy compliance, and building code requirements (Part 9 for most projects, Part 3 for buildings over three storeys or five-plus units) all shape the design from day one.

4) Permitting requires coordination

Architectural drawings, structural and mechanical engineering, civil engineering, energy modelling, and city review all need to align. Experienced local builders manage this process to avoid the delays and cost overruns that derail projects.

Burnaby's Course Correction Demonstrates Multiplex Rules are Political

Burnaby's decision to scale back its multiplex rules is more than a policy refinement. It shows how big a change multiplex policy is, and how responsive council is to its most vocal critics.

For some perspective, the same public anxiety surfaced when basement suites, laneway homes, and duplexes were first introduced. Initially, there is a shock as the policy rolls out. Residents see the changes in their neighbourhood, and the transition feels uncomfortable. But as with basement suites, laneways, and duplexes, residents will begin to notice the upside of the policy. Everyone benefits from revitalized neighbourhoods and more choices for renters and owners alike.

The province has also signalled it will push back on municipalities that create overly restrictive bylaws. The goal is clear: B.C. needs more housing, and exclusive single-family neighbourhoods are now part of the solution.

Making Multiplex Design Work for Your Property

If you own a residential lot in Vancouver or Burnaby, the opportunity is real. But so is the complexity. Multiplex development is a multi-million-dollar undertaking that demands professional guidance on zoning, design, financing, permitting, and construction.

The best outcomes come from working with a design-build partner who understands the specific constraints of your lot and your municipality's regulations. A site-specific feasibility review is the first step toward understanding what you can build, what it will cost, and whether the investment makes sense for your family.

Multiplex design doesn't have to mean generic boxes. With the right team and a clear plan, these buildings can deliver the housing Vancouver needs, and the homes families actually want to live in.

Contact us today to learn what you can build on your property.