On October 16 2025, Burnaby City Council approved a series of amendments to its R1 zoning by-law, which will change how small-scale multi-unit housing will be implemented across the city. The decision follows the provincial government’s mandate requiring municipalities to permit additional units on single-family lots to increase housing supply. While the province’s directive was designed to accelerate density, Burnaby’s response narrows the scale of what can be built and adds new dimensional and parking constraints to guide neighbourhood change in a more controlled manner.
The amendments are presented as refinements rather than rollbacks and address building height, lot coverage, and parking.
Key Changes to Height, Size, and Lot Coverage
Under the updated by-law, the maximum permitted height for small-scale multi-unit projects has been reduced from four storeys to three storeys, or from roughly 12 metres to 10 metres. This change applies primarily to multiplex and rowhome developments on lots previously zoned for single-detached homes. The intention is to preserve sunlight access, privacy, and sightlines in neighbourhoods where taller structures could appear out of place.
In addition to height, the city imposed a reduction in allowable floor area, cutting it by approximately one-third to over one-half for certain housing types compared with the original provincial baseline. These tighter limits mean smaller building envelopes overall, particularly on interior lots where space is already constrained. The city also adjusted lot-coverage ratios, ensuring that new buildings occupy less of the total parcel, leaving more open yard area and reducing overall massing.
Revised Parking Requirements
Under provincial rules, parking minimums are eliminated in transit-oriented areas and limited elsewhere to support affordability, Burnaby took the opposite direction. The new by-law increases the minimum parking requirement from 0.5 spaces per unit to between 0.67 and one stall per unit in many residential zones. City staff argued that without sufficient on-site parking, spillover could overwhelm narrow residential streets not designed for higher vehicle density.
Balancing Provincial Mandates with Local Planning Goals
The province’s small-scale housing legislation, introduced earlier in 2025, required municipalities to permit at least four units on most urban residential lots, and up to six near transit. However, local governments retain discretion to regulate form, height, and lot size through zoning. Burnaby’s decision is an example of how some suburban municipalities could assert that discretion, complying with the law while adapting it to their specific urban context.
City officials emphasized that the changes are not a rejection of higher density but a refinement to ensure that new construction integrates smoothly with existing neighbourhoods. Public feedback during consultations reflected concern over loss of green space, privacy, and parking, prompting council to adopt what it described as a “measured implementation.”
Broader Implications for Housing Growth
Burnaby’s revised R1 zoning by-law is a departure from how many other B.C. municipalities are responding to the province’s new small-scale housing rules. While the provincial government now requires cities to allow up to four units on most single-family lots, and up to six near transit, it also gives municipalities control over details such as building height, setbacks, lot coverage, and parking.
The law ensures that municipalities permit more units per lot, but it does not dictate how large those buildings can be or exactly how they fit within a neighbourhood. Burnaby’s council has used that flexibility to control density and maintain a sense of scale consistent with its existing single-family areas.
While some B.C. cities are opening the door to larger multiplexes and fewer parking spaces to speed up gentle density, Burnaby is taking a more measured approach. The city’s decision reflects a balancing act between meeting provincial housing goals and addressing local concerns about traffic, privacy, and neighbourhood character.
This difference in approach shows how varied the rollout of small-scale multi-unit housing could be across the province. Even under one overarching policy, the look and feel of new infill housing could vary widely depending on how each municipality defines its zoning details and interprets its authority under the provincial rules.