City of Surrey Zoning Update: Small-Scale Multi-Unit Housing (SSMUH)
Since the adoption of Bill 44 in late 2023, local governments in British Columbia have now updated their zoning bylaws to allow Small-Scale Multi-Unit Housing (SSMUH) on single-family or duplex zoned lots currently zoned for a single-family home or duplex. SSMUH refers to a range of buildings and dwelling unit configurations that can provide more affordable housing options and housing supply. Examples of SSMUH include secondary suites, coach houses, garden suites, duplexes, and houseplexes. The SSMUH legislation requires municipalities to amend their zoning bylaws to permit between three- to six-units on all single-family and duplex zoned lots, subject to exceptions.
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The City of Surrey adopted zoning bylaw changes on July 8, 2024 to permit a range of SSMUH forms. The previous zoning bylaw had 20 different zones that regulated single-family and duplexes and only permitted up to two units on a lot. To accommodate SSMUH, several existing zones were consolidated into new, replacement zones (see image below). New regulations relating to setback, height, lot coverage, building separation, density, and parking for multi-units on a lot, were also implemented.
SSMUH Examples
All single-family-zoned lots less than 4,050 m2 are permitted at least three dwelling units. This could comprise of single-family house with a basement secondary suite and a garden suite to achieve three units. This could also allow a duplex, each with a basement secondary suite to achieve four units.
Six-units may be possible on eligible lots within Frequent Bus Stop Areas (defined in Schedule F of the Zoning Bylaw). There are over 13,000 eligible lots within Frequent Bus Stop Areas, or approximately 18% of all SSMUH lots in the City. There are also no minimum parking requirements for lots within Frequent Bus Stop Areas.
A houseplex, which resembles a large house with smaller units, is a new housing form introduced in the zoning updates. Houseplexes are only permitted in the R3 zone and on lots with a minimum of 18 metres in width and lane access. Up to six units can be accommodate in a houseplex, such as a houseplex in the form of a triplex and secondary suites (six-units), or a houseplex in the form of a quadplex with no secondary suites and two coach houses (six-units).
SSMUH Exemptions
The Provincial regulations outline exemptions to the SSMUH legislation. Specifically, the SSMUH provisions do not apply in relation to any of the following lands and continue to allow no more than two dwelling units on a lot for lands that are:
- protected under section 12.1 (2) of the Heritage Conservation Act;
- as of December 7, 2023, designated as protected under a bylaw made under section 611 [heritage designation protection] of the Local Government Act;
- not connected to a water or sewer system provided as a service by the city or regional district;
- within a zone in respect of which the minimum lot size that may be created by subdivision is 4,050 m2 (e.g., A-1 zone);
- where a lot is larger than 4,050 m2;
- where a lot is smaller than 281 m2;
- not within the Urban Containment Boundary, as defined in Figure 51 of the OCP;
- subject to a hazardous condition; or
- within a Transit-Oriented Area (which are subject to separate densities legislated in Bill 47)
With the new SSMUH zoning in place, newer residential forms and additional housing stock in Surrey’s single-family neighbourhoods will gradually take shape. While certain forms of housing, such as the houseplex forms, may take longer to gain momentum, more popular housing forms such as duplexes are now eligible for an additional garden suite or coach house (depending on the lot size and location).
The City of Surrey may also introduce Form and Character Development Permit guidelines in areas where SSMUH is permitted. Other Development Permits may be applicable as well, including in Steep Slope, Floodplain, Sensitive Ecosystem or Farm Protection areas. However, these Development Permit areas (if applicable) may not unreasonably restrict the use or density required by SSMUH legislation.
Zoning bylaw updates across the Lower Mainland implementing SSMUH requirements vary. The planners at Pacific Land Group can help you assess how SSMUH applies to your property. If your property falls within a Development Permit area (e.g., steep slope, sensitive ecosystem), Pacific Land Group can help navigate these site-specific characteristics, maximize SSMUH potential, and manage municipal approvals. Please feel free to contact one of our planners for a consultation at 604-501-1624 or at info@pacificlandgroup.ca.