Burnaby City Council Reduces Size and Height of Multiplex Homes

The City of Burnaby has decided to reduce the maximum height and size of new small-scale multi-unit housing (SSMUH) in response to significant public concerns. This decision comes after the Burnaby City Council voted to amend zoning regulations, aiming to balance provincial housing mandates with local community values. The amendments will affect building heights, floor area, and lot coverage for new developments.

The provincial government introduced SSMUH legislation to promote the gentle densification of low-density neighborhoods. However, this initiative has sparked controversy as municipalities, including Burnaby, were required to adjust their bylaws to comply. Following the announcement of the initial SSMUH projects, residents expressed their concerns regarding the impact of new structures on their neighborhoods, prompting the City to take action.

In a recent staff report, residents raised issues pertaining to building height, setbacks, and parking requirements. Many homeowners described the new constructions as imposing and inconsistent with the established character of single-family streets. Privacy concerns also surfaced, with taller buildings allowing occupants to overlook adjacent yards. Some residents reported a loss of private views and increased shading of outdoor spaces due to the larger designs.

Parking availability has emerged as another critical issue. Many residents fear that reduced on-site parking in new developments could lead to increased congestion on residential streets. In response, the City Council has approved changes to the City’s R1 zoning regulations, reducing the maximum building height for SSMUH from four storeys to three storeys or a real height of up to 10 metres. Additionally, the allowable floor area for new developments will decrease by 33 percent to 60 percent, depending on various factors such as lot size and housing type.

The Council has also increased on-site parking requirements from 0.5 vehicle stalls per unit to between 0.67 and 1 stall per unit. Despite these heightened requirements, provincial regulations limit Burnaby’s ability to apply these standards to R1 lots near public transit, which comprise approximately 57 percent of the city’s R1 zoning.

Burnaby Mayor Mike Hurley stated, “Increasing housing supply as legislatively mandated by the Province inevitably changes neighborhoods. Our goal is to manage the Province’s changes thoughtfully, balancing new options with the qualities residents value.”

In 2023, the provincial government mandated municipalities to allow more housing units on lots previously designated for single- and two-family homes. Most lots must now permit up to four units, with a maximum of six units allowed near frequent public transit services. Burnaby updated its zoning bylaw in June 2024 to comply with these requirements, but the recent amendments reflect the community’s desire for more manageable developments that align with local character.

City officials, including Councillor Pietro Calendino, assert that the revisions are a response to local concerns while still aiming to meet provincial housing targets. “Each municipality has received housing targets from the Province, and we remain confident that these goals will be achieved, even with the recent amendments,” he noted.

Despite the changes, Burnaby has been vocal in challenging the provincial government’s approach to housing reform. City officials have expressed frustration with the top-down strategy, arguing it does not allow for adequate local planning considerations. Municipalities in the Metro Vancouver area, such as Burnaby, Coquitlam, and Surrey, have raised concerns that provincial mandates are being implemented faster than infrastructure and community amenities can be developed.

The conflict between Burnaby and the provincial government has also been evident in the handling of transit-oriented development legislation. Following threats of provincial intervention, Burnaby City Council approved necessary bylaws to incorporate transit-oriented policies into municipal regulations in late 2024. The City maintains that it has been a leader in promoting high-density, transit-oriented development around its SkyTrain stations long before the new legislation was introduced.

As Burnaby navigates these housing challenges, the City remains committed to expanding rental housing supply and supporting family-sized homes while adhering to provincial mandates for small-scale housing. The recent changes to SSMUH regulations reflect a concerted effort to address the concerns of residents while fulfilling the demands of a rapidly evolving housing landscape.