The residential development industry was stunned by Burnaby’s adoption of multiplexes. The new regulations are unique in the province and launch Burnaby as Canada’s most permissive cities for multiplex development. It’s all thanks to forward-thinking zoning reforms that are giving property owners loads of development opportunities.

If you're considering developing your existing property or investing in multiplex housing, Burnaby's new R1 Small-Scale Multi-Unit Housing (SSMUH) District regulations get started by learning about the new zoning rules here.

Note that the following guide uses the term “developer” to mean someone who owns land or is taking part in a residential construction project. With the new regulations far more people will have access to Burnaby’s burgeoning development industry than in years past.

What is a Multiplex in Burnaby?

Burnaby has fully embraced and adopted BC Bill 44 which uses the term small-scale, multi-unit housing (SSMUH) instead of multiplex, defined as a residential construction containing 2 to 6 dwelling units on a single lot. In contrast, Vancouver defines multiplex as developments with 3-8 units in one or more buildings on the same lot. In Burnaby these residential buildings are designed to give more housing options for Burnaby residents while not deviating too much from the original feel of Burnaby’s neighbourhoods.

SSMUH’s offer "missing middle" housing, a type of housing which wasn’t built over the last 70 years or so. They bridge the gap between a single-family home and a condo in an apartment building, similar to a townhouse.

The following housing types are examples of SSMUH’s as defined by the Province of BC: Secondary suites in single-family dwellings, detached accessory dwelling units (ADUs), like garden suites or laneway homes, triplexes, townhomes, house-plexes.

SSMUH developments in Burnaby can take various forms, including traditional multiplex buildings with multiple units in one structure, cottage courts with multiple detached homes on one lot, rowhouse developments, and innovative combinations of housing types that boast livability and investment returns. Under the new regulations suites within a house of duplex are considered a separate unit, an important distinction when we look at fees and levies below.

Burnaby's Revolutionary Zoning Changes

Legislative Background

In November 2023, the Province of BC passed Bill 44. It is a mandate to BC’s cities over 5000 residents to allow multiplexes, or as they renamed them small-scale multi-unit housing on lots were restricted to single- and two-family dwellings.

Burnaby responded fast and hard the following year. By April 2024 Burnaby pushed through a city-wide zoning that consolidated 12 residential districts into one comprehensive zone: the new R1 SSMUH District.

It can’t be overstated how big a shift this represents for Burnaby and the region. 12 separate zones with separate bylaws are now a single, highly permissive residential zone, creating consistent development opportunities across Burnaby's residential neighbourhoods.

The change is not only impactful on Burnaby, but the most significant shifts in Canadian municipal housing policy in the past 50 years. They position Burnaby as a leader in addressing housing affordability through increased supply.

Number of Units in SSMUH Zone

The new rules are clear guidelines for the number of units a multiplex, or SSMUH development can be built. These are based on lot size and location:

Throughout the SSMUH Zone:

• Lots up to 280 m² (3,014 sq. ft.): 1-3 dwelling units (single family, duplex or triplex)
• Lots greater than 280 m² (3,014 sq. ft.): Up to 4 dwelling units

Transit-Oriented Development:

• Lots greater than 280 m² (3,014 sq. ft.) within Frequent Transit Network Areas: Up to 6 dwelling units

In the new R1 SSMUH zone in Burnaby now permits up to 6 units on a single family lot, so single family, duplex and triplex are also permitted. The ability to build 6 units depends on proximity to quality transit. The idea here is that developers can build more units in areas adjacent to bus routes with high frequency, giving more transit option and reducing the demand for limited street parking.

Frequent Transit Network Areas: Maximum Development Potential

Translink’s Frequent Transit Network Areas (FTNA) are a development opportunity for multiplex projects because they give the option to build more units. These areas include all lots wholly or partially within 400 metres of bus stops served by routes operating at least every 15 minutes during peak periods. The primary routes are:

• Hastings St to SFU and the Barnet Hwy
• Section of the Lougheed Hwy
• Willingdon Ave
• E. 22nd to Kincaid st and along Canada Way
• Kingsway
• W. 49th to Metrotown
• SE Marine Dr

Properties within FTNAs can accommodate up to 6 dwelling units, yielding more options for multiplex development. These locations also have no minimum on-site parking so developers can maximize buildable area.

You can verify FTNA status through BurnabyMap's "Frequent Transit Network Areas" layer, or check the Translink map here.

Technical Specifications for Multiplex Development

Building Parameters

Unlike Vancouver and the other BC municipalities that permit multiplexes, Burnaby's R1 SSMUH District doesn’t have floor area restrictions. The buildable floor area is defined by height, setbacks, and lot coverage limits:

Height and Stories:

• Maximum height: 12.0 metres above grade
• Maximum stories: 4 (including basement/cellar storey)

Lot Coverage Maximums:

• 1-3 Units: 40% lot coverage
• 4 Units: 45% lot coverage
• 5-6 Units: 50% lot coverage
• Rowhouse developments: 55% lot coverage
• Total impervious surfaces: 70%

Minimum Floor Areas:

• Primary dwelling units: 56 m² (602.8 sq. ft.)
• Secondary suites: 32.52 m² (350 sq. ft.)

Building Separation:

Minimum building separation requirements for privacy and fire safety:

• Accessory buildings: 2.4 metres
• Side-by-side principal buildings: 2.4 metres
• Front-to-back principal buildings: 6.0 metres

Setback Requirements

Strategic setback requirements ensure neighborhood compatibility while maximizing development potential:

• Street-facing yards: 3.0 metres
• Lane-facing yards: 1.2 metres
• Interior side yards: 1.2 metres (0 metres for rowhouse dwellings)
• Rear yards without lanes: 3.0 metres (1.2 metres for accessory buildings)

If you’re not familiar with FSR (Floor Space Ratio) or FAR (Floor Area Ratio) limitations on development, you’d be forgiven for not seeing the gravity and simplicity of Burnaby’s restrictions here.

For comparison, Vancouver has increased the maximum buildable area to 1.0FSR (or 100% buildable area) for multiplex projects, so a standard 4,026 square foot lot allows for a 4,026 square foot multiplex. For 4 units, this averages to 1,006.5 square feet per unit.

The same standard lot in Burnaby (and note that Burnaby lots are typically larger than this) is limited only by site coverage of 45% for a 4-plex, on 4 storeys. If the developer were to maximize this allowable space, the resulting building would have 7,246.8 square feet, or 1,811.7 square feet per unit, 80% larger than what is allowed on the same lot in Vancouver!

Of course there are other limitations, for example a 4 storey residential building in Burnaby may require it to be built under part 3 of the building code and require a full set of consultants and raise the overall cost of the project. Parking is another limitation because a standard lot as in the example may only accommodate 3 on-site parking spots. Regardless, this allows Burnaby developers much more flexibility in design and unit size compared to Vancouver, and potentially allows end users more space to live in.

Diverse Housing Types and Design Flexibility

Multiplex Building Types in Burnaby

The R1 SSMUH District in Burnaby let’s developers choose from a number of housing configurations from 1 to six units. The result is more flexibility for developers to match market demands and site constraints. Multiplex configurations (developments of 3 units or more) include:

Traditional Multiplex Dwellings: 3-6 dwelling units contained within a single building structure, maximizing efficiency and shared building systems. These can be stacked, or each have ground-level entrances.

Cottage Court Developments: Multiple detached single-family dwellings arranged on one lot.

Rowhouse Developments: Similar to a townhouse except the property is subdivided into narrow lots, the inner ones without a side yard so that buildings meet, each accommodating multiple dwellings.

Duplex Configurations: Two duplex buildings front back or side-by-side on wider lots, or a single duplex with secondary suites, providing flexible rental and ownership models. Duplexes in Burnaby are allowed a lane-facing building (similar to a laneway).

Mixed Configurations: Existing single-family dwellings with or without secondary suites are allowed a lane-facing dwelling (with one or multiple units), allowing phased development approaches.

Secondary Suites and Laneway Homes

Secondary suites count toward the total number of units. These remain popular for generating rental income. Each SSMUH unit can be designed with one secondary suite, which must remain under the same title (not stratified separately).

Laneway homes are a new addition to Burnaby’s housing even though they predate the SSMUH policy. This dwelling type continues to be permitted, including on lots without lanes, and are regulated as single-family dwellings and are not stratified from the main house.

Ownership and Investment Models

Stratification of Multiplexes

The R1 SSMUH District allows stratification of dwelling units, giving developers the option to sell individual units within a multiplex. Developers choosing to stratify have a range investment options:

• Build-to-sell strategies: Develop multiple units for individual sale
• Mixed investment approaches: Retain some units for rental or family members and selling rest
• Rental property portfolios: Hold entire developments for long-term rental income

Fee Simple Rowhousing

Burnaby now has a unique-to-Canada model for SSMUH housing in their new regulation called fee simple rowhousing. Fee simple is the same as freehold, a familiar model to owners of a single family house, where owners own the building and the land.

At least 2 units are developed side-by-side and share a common wall. The lot is effectively subdivided and each subdivision can contain multiple units such as a rental suite although these units can’t be stratified.

Parking and Transportation

Reduced Parking Requirements

The R1 SSMUH District has a reduced parking quota, just ½ of a parking spot per unit (rounded up) is required in a new development in this zone.

The exception is within Frequent Transit Network Areas where no on-site parking is required. This is a significant relaxation for residential development emphasizing transit accessibility and changing transportation use in Burnaby.

Subdivision

The SSMUH regulations set clear minimum lot widths for different development types:

• Rowhousing developments: 5.0 to 8.0 metres minimum width
• Standard SSMUH developments: 10 metres minimum width

These standards allow lot subdivision on larger lots giving owners flexible development opportunities.

Professional Development Partnership

Partnering with experienced builders can set you in the right direction for your Burnaby multiplex project. Companies like Smallworks offer expertise in:

• Navigating municipal development applications
• Optimizing design for your end use, maximizing your returns if units are for resale
• Managing construction timelines and controlling the budget
• Understanding local market demands

With hundreds of successful projects in the region Smallworks simplifies the process for first time developers looking to take advantage of Burnaby's R1 SSMUH District rules.

Getting Started

Multiplex development in Burnaby is an exceptional opportunity for property owners who are keen to start innovating with housing. Progressive zoning, simplified regulation, and demand for missing-middle housing has a lot of owners excited about multiplexes.

Whether you're considering developing an existing property or buying land for a multiplex project, knowing Burnaby's R1 SSMUH District rules is the first step to capitalize on one of the most important residential development opportunities in Canada.

If you’re looking for site-specific analysis and development planning, make sure to talk about your plans with a builder who knows the regulations. The future of Burnaby housing is multiplex and plenty of opportunities are available now.