Small-Scale, Multi-Unit Housing

In the fall of 2023, the Province of British Columbia introduced several new pieces of housing legislation intended to provide more housing supply in BC municipalities. The legislation requires local governments to permit additional housing units, or “small-scale multi-unit housing” (SSMUH), in residential zones that are otherwise restricted to single-family dwellings and duplexes.

The Township of Langley adopted amendments to the Zoning Bylaw November 18, 2024 to allow for SSMUH. SSMUH are now permitted throughout the Township subject to eligibility outlined in the Provincial Housing Legislation (see FAQ below) and conditions defined in the Zoning Bylaw.

Development permit area

As SSMUH introduces a new form of building into both established and new neighbourhoods, a form and character Development Permit may be required prior to a Building Permit. On June 10, 2024, Council directed staff: “to develop a delegated form and character Development Permit Area for small-scale multi-unit housing options.” and “to review and revise existing Development Permit Area designations and guidelines to address small-scale multi-unit housing options.” This work is ongoing. Please reach out to cdinfo@tol.ca for more information with regards to a Development Permit requirement.

Building permits

A Building Permit is required for SSMUH. All SSMUH buildings are required to comply with the BC Building Code and Township Bylaws including the Building Bylaw. For more information about the Building Permit requirements, please visit the Buildings webpage or contact buildinginfo@tol.ca.

Servicing

Engineering services (water, sanitary, drainage, roads) are required to support SSMUH. On June 10, 2024, Township Council directed staff: “to complete a comprehensive review of water and sewer system capacity to determine thresholds and potential infrastructure impacts of small-scale multi-unit housing development, and that the facilitation of any new service connections or extensions for small-scale multi-unit housing are deferred until the review is complete." The review is expected to be completed in late 2025.

A SSMUH is required to be serviced in accordance with the Township’s Subdivision and Development Servicing Bylaw.

What is small-scale, multi-unit housing (SSMUH)?

Small-scale multi-unit housing (SSMUH) refers to a range of housing types that can provide more diverse options than single-family homes. Examples include:

secondary suites in single-family dwellings
detached garden suites (e.g., accessory dwelling units (ADUs))
duplexes
three- and four-plexes

Where do the SSMUH requirements apply?

All municipalities and regional districts in BC with a population over 5,000 are required to comply with the SSMUH legislation. The legislation applies to residential zones currently restricted to single-family homes and duplexes.

Is my property eligible for additional units?

In accordance with the legislation, eligible properties in the Township of Langley must:

be within the Urban Containment Boundary (UCB)
be connected to both municipal water and sewer
not have a heritage designation by bylaw
not be within a Transit Oriented Area (TOA)
not be larger than 4,050 m²(1 acre)
not be in a zone that has a minimum lot size larger than 4,050 m² (1 acre)

Properties that do not meet the above criteria are eligible for one residential unit plus one secondary suite or accessory dwelling unit (ADU), depending on zoning. Please confirm what is permitted on your property with Township of Langley Staff.

Note: The list above is not exhaustive. A lot’s eligibility for additional units should be confirmed with Township of Langley staff.

How many units are permitted on each lot?

In the Township of Langley, 3 or 4 units will be permitted for eligible properties (see question above) depending on lot size:

3 units for lots ≤280m²(3,014 ft²)
4 units for lots >280m²* (3, 014 ft²)

*lots larger than 4,050m² (1 acre) are not eligible

When does the legislation take effect?

Through amendments to the Township of Langley’s Zoning Bylaw adopted by Council on November 18, 2024, the SSMUH legislation is now in effect. Staff will work to update the Official Community Plan (OCP), Community Plans and Neighbourhood Plans to align with the new legislation. The deadline for municipalities to update OCPs is December 2025.

Are single family houses still allowed?

Yes. Single family houses are still permitted.

I don’t currently have a water and/or sewer connection. If I connect, can I have additional units?

All new water and sewer connections/extension requests for SSMUH will be deferred until a comprehensive review of system capacity can be completed (expected late 2025) (see Council Report, June 10, 2024). After that time, provided that your property meets all other eligibility requirements, it may be possible to connect and be eligible for SSMUH. For more information about water and sewer connections, visit these pages, and check back with staff late 2025.

Can I have two secondary suites in my single-family home?

No, the BC Building code only allows one suite per dwelling unit. Unless the primary building is redeveloped, an accessory dwelling unit (ADU) is a better option for a second additional unit.

Can I have a secondary suite in a duplex?

Yes, secondary suites are now permitted in duplexes in the Township. The BC Building Code was updated in 2019 to allow for these. Secondary suites are not permitted in rowhouses, semi-detached (duplex buildings that straddle two lots) or townhouses in the Township at this time.

Are sprinkler systems required for SSMUH?

All SSMUH buildings will need to comply with the BC Building Code and Township Bylaws, including the Building Bylaw. For more information contact buildinginfo@tol.ca.

Are there any Development Permit Area (DPA) requirements for SSMUH?

Yes, SSMUH buildings are subject to a Form and Character DPA (pending). Properties in areas with existing DPAs will need to adhere to those guidelines as well.

What will the parking requirements be for the new housing rules?

SSMUH lots require a minimum of one parking space per unit, with a minimum of two spaces per lot.

What are Transit Oriented Areas?

Another piece of the Provincial legislation includes Transit Oriented Areas (TOAs), which are locations within 800 m of a transit hub like a Skytrain station. TOAs are designed to increase density near frequent transit and the locations are pre-determined by the Province. At this time, the Township has one identified TOA located on 196 Street in Willowbrook for the proposed Surrey-Langley Skytrain station. Properties within an 800m radius of the Skytrain station will have a minimum allowable density of 8-20 storeys depending on proximity to the station.

Category	Tier	Prescribed Distance (Metre)	Minimum Allowable Density (FAR/FSR)	Minimum Allowable Height (Storeys)
Category 1: SkyTrain in Metro Vancouver	1	200 or less	Up to 5.0	Up to 20
	2	Greater than 200-400	Up to 4.0	Up to 12
	3	Greater than 400-800	Up to 3.0	Up to 8

Parking

As part of the TOA legislation, Municipalities will no longer be able to require residential parking minimums for buildings within TOAs. Developers can choose to provide parking based on market conditions.

More information

See the November 18, 2024 regular meeting minutes and video stream on the Council Meetings page.

Provincial resources

Provincial Housing Legislation

SSMUH Provincial Policy Manual and Site Standards

Transit Oriented Areas Provincial Policy Manual

Questions?

Township of Langley
Community Development Division
Email: cdinfo@tol.ca
Phone: 604-533-6034

Province of British Columbia - Ministry of Housing
Planning and Land Use Management Branch
Email: PLUM@gov.bc.ca
Phone: 205-387-3394