Small-Scale Multi-Unit Housing

On November 27, 2025, the Province passed Bill 25 (Housing and Municipal Affairs Statutes Amendment Act, 2025), which amended requirements for local governments regarding the implementation of Small-Scale Multi-Unit Housing (SSMUH). Bill 25 requires the District to enable multi-unit housing (typically either four or six units per lot) in zones that have historically been restricted to single-family dwellings, secondary suites, and coach houses. The Provincial deadline to comply and update our bylaws is June 30, 2026.

On March 30, 2026, a working approach to compliance was presented by staff at the regular meeting of Council. At this meeting, Council received the report for information but did not give direction to staff to prepare zoning bylaw amendments to comply with Bill 25’s SSSMUH requirements.

Council correspondence:
Correspondence | District of West Vancouver

Small-Scale Multi-Unit Housing (SSMUH) refers to a range of housing types that are ground-oriented and typically permit either four or six units per lot.

Examples of small-scale, multi-unit housing include:
- Secondary suites in single-family dwellings
- Detached accessory dwelling units (ADUs), like coach houses or laneway homes
- Triplexes
- Town and rowhomes
- Multiplexes
SSMUH requirements (per Section 481.3 of the Local Government Act) apply only to residential parcels that are located within provincially-defined “Restricted Zones”.

Restricted Zones are parcels zoned to allow single-family and/or duplex dwellings, with or without one secondary suite and one detached secondary suite.

These requirements would apply to almost all residential lots in West Vancouver, as identified in the map and Council Report below:
- March 30, 2026 Council Report
- Map of affected parcels, as presented March 30, 2026
Council did not direct staff to prepare zoning bylaw amendments to comply with Bill 25. Existing regulations in the Zoning Bylaw apply:
- Zoning Bylaw No. 4662, 2010 | District of West Vancouver
If a parcel is within the “Restricted Zone” and is not exempted by the legislation, the legislation requires the following minimum dwelling unit densities, based on parcel size and proximity to prescribed bus stops (i.e., frequent transit bus stops):
- Parcel area < 280 m2 = 3 units
- Parcel area ≥ 280 m2 & > 400 m from prescribed bus stop = 4 units
- Parcel area ≥ 281 m2 & ≤ 400 m from prescribed bus stop = 6 units and no parking requirements for the 6 units
Section 481.4 of the LGA exempts lands that are protected by heritage designation, exceed 4,050 m2, or not served by municipal or regional water or sewer. Across all zones, approximately 630 parcels are exempt.
- Map of exempted parcels
The RS6 zone (consisting of Abode and Eagle Island) is considered a “Restricted Zone” as defined in the Local Government Act. However, the District submitted an exemption request for these parcels to the Province in Spring 2023, as its island nature raises specific concerns regarding safety, emergency response, marine access, engineering services, and environmental impacts for the prescribed increase in permitted units. The Province has confirmed receipt of the request and more information will be available once a decision has been made.
Bill 44:

On May 27, 2024, Council considered Zoning Bylaw No. 4662, 2010, Amendment Bylaw No. 5327, 2024 required to facilitate the provincially mandated requirement (by June 30) to accommodate small-scale, multi-unit housing options in land use zones that are otherwise restricted to single-family dwellings or duplexes. The motion to give the amending bylaw first reading was defeated by a majority vote of Council.

On July 25, 2024, the District received a notice from the Minister of Housing regarding its non-compliance with Provincial Bill 44 (2023) by the deadline of June 30, 2024. In accordance with the Ministerial Notice, Council adopted Amendment Bylaw No. 5351 on Monday, August 12, 2024.

Please visit the below documents to learn more:
Bill 25:

On November 27, 2025, the Province amended the requirements for the implementation of SSMUH, by passing Bill 25 (Housing and Municipal Affairs Statutes Amendment Act, 2025).

On March 30, 2026, a working approach to compliance was presented by staff at the regular meeting of Council. At this meeting, Council received the report for information but did not give direction to staff to prepare zoning bylaw amendments to comply with Bill 25’s SSSMUH requirements.
For any questions regarding SSMUH, please contact the Planning Department via email: [email protected]

Information on how to provide Council correspondence can be found here:
Correspondence | District of West Vancouver

To learn more about the Province of BC’s housing initiatives, please visit the following websites: