Under BC's Bill 44, most Port Moody RS and RT lots now allow 3 or 4 units by-right — with 6 units available on the narrow corridor served by the #160 bus.
The short answer
Port Moody adopted Bylaw No. 3460 on June 25, 2024, allowing 3 units (lots ≤ 280 m²), 4 units (280 m²–4,050 m²), and 6 units within 400 m of a frequent-transit stop by-right across 9 RS zones and the RT zone — covering about 4,236 lots (3,709 qualify for 4 units; 515 for 6 units; 12 for 3 units). The 6-unit tier is geographically limited: only the #160 bus route meets the provincial frequent-transit standard in Port Moody. TOA lands (Moody Centre/Inlet Centre SkyTrain rings) are excluded from SSMUH.
Port Moody adopted Zoning Bylaw Amendment Bylaw No. 3460 at its June 25, 2024 council meeting (submitted to the Province June 28, ahead of the June 30 deadline), amending 9 RS zones (RS1, RS1-S, RS2, RS3, RS5, RS6, RS7, RS8, RS9) plus the RT semi-detached (duplex) zone to permit 3, 4, or 6 units by-right. Note: RS4 (Mobile Home Park) was excluded because no lots are currently zoned RS4. A follow-up Bylaw No. 3506 (adopted April 22, 2025) extended SSMUH permissions into 8 Comprehensive Development (CD) zones.
Port Moody mapped the full lot supply: of 4,236 SSMUH-eligible lots, 3,709 qualify for 4 units (87.5%), 515 qualify for 6 units (12.2%), and 12 qualify for 3 units (0.3%). To confirm whether your specific lot is SSMUH-eligible, check the City’s SSMUH Areas Map.
| Lot size | Units permitted by-right | Notes |
|---|---|---|
| ≤ 280 m² (~3,015 sq ft) | Up to 3 units | Approx. 12 lots city-wide |
| > 280 m² and ≤ 4,050 m², outside the 400 m bus ring | Up to 4 units | The large majority — 3,709 lots |
| > 280 m² and ≤ 4,050 m², within the 400 m bus ring | Up to 6 units | 515 lots; #160 bus corridor only |
| > 4,050 m² (~43,600 sq ft) | Not eligible | Subdivision potential; outside SSMUH |
BC’s frequent-transit standard requires a stop served by at least one route scheduled every 15 minutes on average (Mon–Fri 7am–7pm; Sat–Sun 10am–6pm). Port Moody’s council/staff report is explicit: the only route meeting that frequency standard in Port Moody is the #160 bus. The 6-unit allowance applies only to lots within a 400 m radius of stops on that route.
College Park (west side, above Barnet Highway) has a cluster of 6-unit-eligible lots — the council report specifically noted that “dozens of lots” there fall within the 400 m straight-line distance of the prescribed stops, even though some lack direct pedestrian access to those stops. The legally controlling map is the City’s SSMUH Areas Map — verify your specific lot before designing for 6 units.
These figures are confirmed from the official Bill 44/47 staff report and Bylaw 3460. Exact FAR figures for 3- and 4-unit lots are in Zoning Bylaw 2937 §5.5.2–5.5.3; confirm against the live bylaw before professional reliance.
Height: 3 storeys (a slight increase to ensure three storeys can be accommodated in all cases). FAR: scales up to a maximum of 1.0 for 5–6-unit lots; lower-tier figures are in the bylaw schedule. Lot coverage: 45% (up to 4 units), 50% (5–6 units) — up from 40% in conventional RS1. Setbacks: front reduced from 6.0 m to 4.6 m; rear reduced from 7.5 m to 4.0 m; side setbacks similar to existing RS1.
Parking: 3- and 4-unit lots: approximately 0.5 stalls per unit, capped at a maximum of 4 stalls if accessed from a collector/local road or lane, or 2 stalls if from an arterial/MRN road. 6-unit lots: no parking minimum (Bill 44 prohibition). Note: these parking ratios come from a single official source (the adopting report); confirm against the current bylaw before designing.
SSMUH projects in Port Moody are a conditional use requiring a Development Permit (Form and Character) before a Building Permit — it is not a purely over-the-counter process. The City’s Guide to SSMUH (v1.0, adopted July 22, 2025) outlines the design requirements. Heritage Mountain and Heritage Woods lots within Development Permit Area 5 (DPA 5: Protection from Hazardous Conditions) also require a hazardous-conditions DP; DPA 4 (Environmentally Sensitive Areas) and riparian setbacks similarly apply and may limit unit potential on some lots.
Lots within the Transit-Oriented Areas (Moody Centre and Inlet Centre SkyTrain rings) are excluded — these are governed by the Bill 47 TOA framework allowing up to 20 storeys, but requiring rezoning. Also excluded: heritage-protected land, lots lacking municipal water and sewer, lots larger than 4,050 m², lots subject to a registered 1950s/60s building scheme covenant (unless discharged by court order), and hazard lands.
The RS1-S subdivision caveat: if an RS1-S lot is subdivided, a restrictive covenant limits it to 3 units per the Interim RS1-S Rezoning Policy.
Port Moody RS-zone lot with SSMUH multiplex potential
4-unit
$1.72M
2043 RIDGE MOUNTAIN DRIVE
Lot: 1 sq ft
Up to 4 units
$16.2M
2115-2131 ST JOHNS STREET
Lot: 1 sq ft
Up to 4 units
$2.05M
43 LINDEN COURT
5 bd · 4 ba · 3,345 sqft
Lot: 1 sq ft
Up to 4 units
$1.39M
2214 ST JOHNS STREET
4 bd · 3 ba · 2,867 sqft
Lot: 1 sq ft
Up to 4 units
$2.57M
2575 LEGGETT DRIVE
Lot: 1 sq ft
Up to 4 units
$6.25M
3377 SENKLER ROAD
3 bd · 4 ba · 4,380 sqft
Lot: 25,196 sq ft
Up to 4 units
$3.5M
1890 CHARLES STREET
5 bd · 3 ba · 2,619 sqft
Lot: 22,021 sq ft
Up to 4 units
$1.7M
LOT 19 2037 SUNNYSIDE ROAD
Lot: 21,767 sq ft
Up to 4 units
$2.89M
2209 ST. GEORGE STREET
6 bd · 4 ba · 4,120 sqft
Lot: 17,436 sq ft
Up to 4 units
$1.45M
LOT 14 2307 SUNNYSIDE ROAD
Lot: 16,111 sq ft
Up to 4 units
$3.65M
2951 EAGLECREST DRIVE
11 bd · 9 ba · 6,954 sqft
Lot: 16,102 sq ft
Up to 4 units
$2.7M
3360 HENRY STREET
9 bd · 6 ba · 4,109 sqft
Lot: 15,349 sq ft
Up to 4 units
$2.9M
3360 HENRY STREET
4,109 sqft
Lot: 15,349 sq ft
Up to 4 units
$1.55M
LOT 11 IOCO ROAD
Lot: 14,993 sq ft
Up to 4 units
$3.3M
LOT 15 2307 SUNNYSIDE ROAD
4 bd · 4 ba · 5,013 sqft
Lot: 14,619 sq ft
Up to 4 units
$1.3M
LOT 15 2307 SUNNYSIDE ROAD
Lot: 14,619 sq ft
Up to 4 units
$999K
5250 COOMBE LANE
Lot: 14,611 sq ft
Up to 4 units
$3.6M
LOT 16 2307 SUNNYSIDE ROAD
6 bd · 6 ba · 5,022 sqft
Lot: 14,520 sq ft
Up to 4 units
$3.2M
LOT 6 2307 SUNNYSIDE ROAD
4 bd · 4 ba · 5,013 sqft
Lot: 14,520 sq ft
Up to 4 units
$3.7M
LOT 6 2307 SUNNYSIDE ROAD
4 bd · 4 ba · 5,013 sqft
Lot: 14,520 sq ft
Up to 4 units
$1.6M
3132 CHESTNUT COURT
Lot: 14,516 sq ft
Up to 4 units
$1.3M
LOT 16 2307 SUNNYSIDE ROAD
Lot: 14,118 sq ft
Up to 4 units
$1.45M
615 IOCO ROAD
Lot: 13,455 sq ft
Up to 4 units
$1.58M
615 IOCO ROAD
Lot: 13,380 sq ft
Up to 4 unitsListings updated daily from MLS® data. “Potential units” badge is an estimate based on lot size and SSMUH rules — always verify with the city before purchasing.
SSMUH zoning has changed what’s possible on lots across Port Moody. Sebastian can walk you through what your property qualifies for and what that means for its value — whether you want to build, sell, or simply understand your options.
Talk to SebastianHow many units can I build on my Port Moody lot?
It depends on lot size and location. On a lot 280 m² or less: 3 units. On a lot between 280 m² and 4,050 m² outside the frequent-transit ring: 4 units. On a lot in that size range and within 400 m of a #160-bus prescribed stop: 6 units. Lots over 4,050 m² are not eligible for SSMUH.
Do I need to rezone my Port Moody lot to build a multiplex?
No — Bylaw 3460 already rezoned eligible lots. The by-right entitlement is in place; you apply for a SSMUH Development Permit and Building Permit. Lots inside the Moody Centre/Inlet Centre TOA rings are the exception: those require separate rezoning under the Bill 47 framework.
Does the 6-unit rule apply near my Port Moody lot?
Only if your lot is within 400 m of a stop on the #160 bus route — the only route meeting the provincial 15-minute-frequency standard in Port Moody. The City has mapped approximately 515 qualifying lots (12.2% of SSMUH-eligible lots), concentrated in College Park and along the #160 corridor. Check the City’s SSMUH Areas Map to confirm your specific address.
What is the catch? What stops a Port Moody multiplex project?
The main friction points: (1) a Development Permit (form and character review) is required before a Building Permit — it is not a pure over-the-counter approval. (2) Heritage Mountain and Heritage Woods lots in DPA 5 (hazardous conditions) need an additional hazardous-conditions DP, and DPA 4/riparian setbacks may limit unit potential. (3) Port Moody has a strict tree-protection bylaw — a tree-removal permit is required before demolition or clearing, and the Province has limited the city’s ability to condition density on tree retention. (4) The economics: council and staff have noted “huge financial barriers” and cautioned that per-unit costs on small lots may not always pencil.
Are Heritage Mountain and Heritage Woods lots eligible for SSMUH?
Yes — RS5, RS6, RS7, and RS8 (the Heritage Woods zones) are all in the Bylaw 3460 amendment list and are SSMUH-eligible. However, most of these lots are outside the #160 bus route’s 400 m ring, so they generally qualify for 4 units, not 6. Lots in Development Permit Area 5 (steep slope/hazardous conditions) require an additional hazardous-conditions DP.
Are lots near the Moody Centre or Inlet Centre SkyTrain stations covered by SSMUH?
No — those areas fall within the Bill 47 Transit-Oriented Area (TOA) rings. TOA lands are excluded from SSMUH. Instead, they allow much greater density (up to 5.0 FAR / 20 storeys near the station core) via a rezoning process. If your lot is near a SkyTrain station, check whether it is inside a TOA before assuming SSMUH by-right rules apply.
This page is general information about SSMUH zoning and is not legal, development, or municipal planning advice. Lot eligibility, unit counts, and setback requirements must be verified directly with Port Moody and a qualified architect or planner before purchasing or proceeding. MLS® figures are from current Tri-Cities board data. Sebastian Czarkowski is a licensed REALTOR® (BCFSA). Last updated June 2026.