How many units can I build in Mission under SSMUH?

In Mission, lots under 280 m2 allow up to 3 units, and lots 280 m2 or larger allow up to 4 units. Properties must be connected to municipal water and sanitary sewer. Lots within Mission's Transit Oriented Area (400 m of the West Coast Express station) are excluded from SSMUH and follow higher-density TOA rules instead.

What is Mission's Transit Oriented Area and how does it differ from SSMUH?

Mission's TOA covers land within 400 m of the West Coast Express station, adopted under TOA Bylaw 6292-2024 on September 9, 2024. Tier 4 (within 200 m) allows 3.5 FSR and up to 10 storeys. Tier 5 (200-400 m) allows 2.5 FSR and up to 6 storeys. These areas are excluded from standard SSMUH rules because they permit significantly higher density.

What are the parking requirements for SSMUH in Mission?

Mission proposes reducing parking from 2.0 to 1.5 stalls per principal dwelling unit and 1.0 stall per accessory dwelling unit. Tandem parking is permitted. Garages must maintain a minimum 3.0 m setback regardless of building height.

What zones are being rezoned for SSMUH in Mission?

Mission is consolidating existing R1, R2, and R3 residential zones into two new zones: R4-L (Large Urban Residential) and R4-S (Small Urban Residential). This rezoning simplifies the zoning framework and aligns with BC's Bill 44 SSMUH requirements under the master Zoning Bylaw 5949-2020.

What is the maximum building height for SSMUH in Mission?

The current maximum height is 9.5 m, with a proposed increase to 10.5 m (34.4 ft). An additional 12% height bonus is available for roof pitches of 7:12 or steeper, allowing up to approximately 11.7 m. A maximum of 4 buildings are permitted per lot.

Are there infrastructure limitations for SSMUH development in Mission?

Yes. Mission has identified water supply capacity issues in certain areas and has requested a 5-year extension from the Province for those locations. All SSMUH-eligible lots must have municipal water and sanitary sewer connections. Properties near undevelopable areas must maintain a minimum 6.0 m setback.

Bill 44 Active — Updated August 2026

Mission SSMUH Multiplex & Gentle Density Guide

Mission adopted SSMUH regulations on June 30, 2024, allowing up to 4 units on serviced residential lots. SSMUH has largely shaped the forms and patterns of future infill and intensification across Mission's urban community. A separate Transit Oriented Area near the West Coast Express station enables even higher density with up to 10 storeys.

Check your Mission address

Bill 25 and the June 30, 2026 deadline

The Province passed Bill 25, the Housing and Municipal Affairs Statutes Amendment Act, on November 27, 2025. It widened what counts as a "restricted zone": a zone is now restricted if any parcel in it is limited to a single detached home and/or a duplex, including zones that allow a house with a secondary suite or a detached accessory dwelling unit.

In a restricted zone, the minimums are 3 units on parcels of 280 m² or less, 4 units on parcels over 280 m², and 6 units on parcels over 280 m² that sit within 400 m of a frequent-service bus stop, with no off-street parking minimum in that last case. A stop counts as frequent service when at least one route is scheduled at least every 15 minutes on average, Monday to Friday 7 a.m. to 7 p.m. and Saturday and Sunday 10 a.m. to 6 p.m.

Local governments had to update their bylaws by June 30, 2026 unless they were granted an extension; infrastructure-related extension requests were due to the Minister by June 1, 2026. That deadline has now passed. Where a local government has not complied, the Minister of Housing has the authority to impose the zoning directly by order.

Compliance has not been uniform across the region, so before you design to a specific unit count, confirm the current bylaw status for your lot with the municipality.

Source: Province of BC, Small-scale multi-unit housing

Mission's SSMUH Zoning Framework

On June 30, 2024, the District of Mission adopted SSMUH zoning amendments to the master Zoning Bylaw 5949-2020 to comply with BC's Bill 44 Small-Scale Multi-Unit Housing legislation. A companion TOA Bylaw 6292-2024 was adopted on September 9, 2024, establishing higher-density rules near the West Coast Express station.

Eligible lots must have municipal water and sanitary sewer connections. Existing R1, R2, and R3 zones are being consolidated into new R4-L and R4-S zones to simplify the residential zoning framework across the district. SSMUH has largely dictated the forms and shapes of future infill and intensification throughout Mission's urban community, with standard allowances of 3 to 4 units based on lot size.

Unit Allowances by Lot Size

Lot Size	Requirement	Max Units
< 280 m2	Municipal water + sanitary sewer	3 units
≥ 280 m2	Municipal water + sanitary sewer	4 units

Lots within 400 m of the West Coast Express station are excluded from SSMUH and follow TOA rules instead. District of Mission SSMUH Page

Transit Oriented Area (TOA) Density Tiers

Properties within 400 m of the West Coast Express (WCE) station are governed by TOA Bylaw 6292-2024, adopted September 9, 2024. These lots are excluded from standard SSMUH and instead follow significantly higher-density rules organized into two tiers:

TOA Tier	Distance from WCE Station	Max FSR	Max Height
Tier 4	Within 200 m	3.5 FSR	10 storeys
Tier 5	200 - 400 m	2.5 FSR	6 storeys

Source: District of Mission TOA Page

Zone Consolidation: R1/R2/R3 to R4-L & R4-S

Mission is consolidating three existing residential zones into two new SSMUH-compliant zones under Zoning Bylaw 5949-2020:

R4-L (Large Urban Residential)

Replaces larger-lot portions of existing R1, R2, R3 zones

R4-S (Small Urban Residential)

Replaces smaller-lot portions of existing R1, R2, R3 zones

This consolidation streamlines the residential zoning framework, ensuring consistent SSMUH regulations across all eligible properties.

Draft Official Community Plan & Bill 25 Compliance

Mission has drafted a new Official Community Plan under Bylaw 6350-2025, which is currently available for public engagement. The new OCP reflects the district's evolving housing priorities, including alignment with SSMUH and TOA frameworks already in place.

Separately, the Province's Bill 25 required municipalities to update their bylaws by June 30, 2026. That deadline has now passed. Mission had been working toward compliance, and as of August 2026 the District has not published an adopted Bill 25 alignment bylaw. Confirm the current status with Mission Planning before relying on a specific unit count.

Draft OCP Bylaw 6350-2025 → Mission SSMUH Page →

Mission SSMUH Regulation Snapshot

Height & Buildings

Current height: 9.5 m; proposed increase to 10.5 m (34.4 ft)
Roof pitch bonus: +12% for pitches ≥ 7:12 (up to ~11.7 m)
Max 4 buildings per lot

Parking Requirements

Principal unit: Proposed 1.5 stalls (reduced from 2.0)
Accessory unit: 1.0 stall per unit
Tandem parking permitted
Garage setback: Min 3.0 m regardless of building height

Lot Coverage & Impervious Surfaces

Urban compact: 35% lot coverage, 50% impervious max
Other urban: 30% lot coverage, 50% impervious max
Suburban: 20% lot coverage, 30% impervious max

Housing Progress

133 units completed toward 2025 annual target
64% of 2025 annual target (211 units)
1,798 units 5-year housing target

Water Supply Infrastructure Limitations

Mission has identified water supply capacity constraints in certain service areas that may limit SSMUH development
The District has requested a 5-year extension from the Province for areas with insufficient water infrastructure
All SSMUH-eligible lots must have municipal water and sanitary sewer connections
A minimum 6.0 m setback from undevelopable areas (e.g., slopes, watercourses) is required

Confirm servicing availability with the District before proceeding with site acquisition or design.

How VanPlex Supports Mission SSMUH Projects

Concept to Permit

We coordinate architects, engineers, and consultants to ensure your Mission SSMUH project aligns with Bylaw 5949-2020 and the new R4-L or R4-S zone requirements. From servicing confirmation to height optimization with roof pitch bonuses, we handle the regulatory complexity.

Feasibility Analysis

Comprehensive analysis of your Mission lot's SSMUH potential, including zone classification, servicing availability, TOA proximity, unit configurations, and pro forma projections accounting for lot coverage and impervious surface limits.

Request Your Mission SSMUH Feasibility

Share your Mission address to receive a tailored analysis including your SSMUH zone, unit allowance, servicing status, TOA eligibility, and development pro forma.

Getting Started with Mission SSMUH

Before beginning your Mission SSMUH project, follow these steps:

Confirm your lot has municipal water and sanitary sewer connections -- properties without both services are not eligible
Determine whether your property falls within the TOA boundary (400 m of WCE station), which triggers higher-density TOA rules instead of SSMUH
Check your current zone (R1, R2, or R3) and understand the transition to R4-L or R4-S under the zone consolidation
Review lot coverage limits (20-35%) and impervious surface maximums (30-50%) based on your area classification
Verify minimum 6.0 m setback from any undevelopable areas (slopes, watercourses, geotechnical hazards)

Contact Mission Planning: For zoning and SSMUH questions, email planning@mission.ca or call 604-820-3748. City Hall general inquiries: 604-820-3700, 8645 Stave Lake Street, Mission, BC.

Official Mission SSMUH Resources

Mission SSMUH Overview

Official SSMUH page with bylaw details, timelines, and FAQs

Transit Oriented Areas (TOA)

TOA Bylaw 6292-2024 with tier maps and density regulations

Zoning Bylaw 5949-2020

Master zoning bylaw with SSMUH amendments

Draft OCP Bylaw 6350-2025

New Official Community Plan available for public engagement

Mission Planning Department

Development applications, permits, and planning contacts

Keep exploring

More multiplex support for Mission

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