Provincial Housing Changes in Coquitlam: What You Need to Know

In late 2023, the Province of B.C. introduced the Homes for People action plan, which aims to bridge the housing supply-demand gap in B.C. This plan brings major legislative changes that significantly impact Coquitlam’s planning and development framework, as well as the way the public provides input. 

Coquitlam supports the intention of what the Province is proposing and has been taking a proactive approach towards housing for more than a decade.

Local governments have a series of upcoming deadlines over the next two years to update existing regulation to align with these new provincial requirements. However, there are also concerns that we believe our community should understand: 

• The legislation imposes requirements and timelines on municipalities that will significantly impact staff resources and force the City to put other priority projects on hold.
• The legislative requirements reduces local decision-making authority and hinders the City’s ability to use development revenue to fund the amenities and infrastructure our community needs.
• The legislated housing mandates may cause developers to pause or delay applications currently in progress. This will result in fewer homes built in our community this year, and may challenge the City’s ability to meet the housing supply growth target set by Canada Mortgage and Housing Corporation, which is providing $25 million towards the Housing Accelerator Fund Action Plan.  

Questions about mandates can be directed to B.C. Planning and Land Use Management Branch by email.

What is a Transit-Oriented Area?

Transit-Oriented Areas are defined as areas within 800 metres of a rapid-transit station (e.g., SkyTrain station) and 400 metres of a bus exchange (e.g. bus loop at Coquitlam Central Station) and West Coast Express station.

What type of development is allowed in Transit-Oriented Areas through the new provincial housing legislation?

According to the Province, the following densities and heights are intended for residential buildings and mixed-used residential buildings in Transit-Oriented Areas within Metro Vancouver:

How is this development different than Coquitlam’s existing density around Transit-Oriented Areas?

Coquitlam has had a Transit-Oriented Development Strategy (PDF) for over 10 years, aimed at insuring new development around rapid transit supported higher density, was pedestrian friendly, and had a mix of land uses (e.g. retail, residential, parks) to ensure people could live, work and play close to high quality transit service. 

The new density mandated by the Province, means that there will be higher density in some areas near SkyTrain where it had not been before. And some areas that were previously identified for townhouses will now allow apartments. 

 What are the parking requirements for developments in Transit-Oriented Areas?

Contrary to the City’s current standards, the City will not be able to require minimum residential off-street parking spaces, except for accessible parking for disabled persons, for buildings within Transit-Oriented Areas. The Province has stated they want parking volumes to be determined by market need and demand. These restrictions do not apply to commercial off-street parking requirements. 

Per the Province's Bill 44, urban communities, including Coquitlam, are required to allow for Small-Scale Multi-Unit Housing (SSMUH) on lots currently zoned for single-family and duplex uses with no need for a rezoning application. Specifically, the City must:

• Allow for a minimum 3 units on lots with an area less than 280m2 (3,014 sq.ft.).
• Allow for a minimum 4 units on lots with an area between 280m2 and 4,050 m2 (1 acre).
• The legislation also establishes requirements for lots near bus stops with frequent service, but TransLink (the regional transit authority in Metro Vancouver) has confirmed no bus stops in Coquitlam meet the necessary criteria.

These changes affect approximately 25,000 properties across Coquitlam.

What is Small-Scale Multi-Unit Housing?

The province defines SSMUH (PDF) as a range of housing options that are typically ground-oriented and generally compatible in scale and form with established single-family and duplex neighbourhoods.

Examples of SSMUH include, but are not limited to:

• Accessory dwelling units (ADUs) including secondary suites, carriage houses or garden cottages
• Duplexes, triplexes and fourplexes

Coquitlam has made significant strides in advancing housing solutions since the adoption of its Housing Affordability Strategy and the Transit-Oriented Development Strategy. However, the provincial legislation is forcing the City re-evaluate how it plans for and finances housing and community infrastructure.

In 2024-25, this will include seven key priorities:

1. Transit-Oriented Areas Update: Bill 47 requires that buildings around SkyTrain stations meet new minimum density and height standards, and removes the need for residential parking spaces. This change promotes urban development but requires significant updates to land use plans and zoning regulations, impacting staff capacity and delaying other projects.
2. Changes to Funding Programs: Complying with Bills 47 and 16 requires a complete overhaul of the City’s development finance system. This affects funding for childcare, community amenities like parks and community centres, rental housing, and affordable housing. Specifically, the City must restructure funds previously collected through the Development Cost Charge program, Community Amenity Contributions for child care and community centres, and the density bonus program which funds rental and affordable housing. This extensive restructuring requires major financial adjustments and significantly increases the workload for staff.
3. Small-Scale Multi-Unit Housing Implementation: Bill 44 mandates that municipalities allow up to four units on most single-family lots and six units on lots near frequent transit stops by June 30, 2024. This increases housing density in residential areas and requires substantial planning and regulatory changes, straining staff resources.
4. Housing Needs Report Update: The City needs to update its Housing Needs Report to better understand local housing needs over the next 20 years. This report will guide future land use, housing policies, and zoning changes to ensure there is enough housing. This comprehensive update involves detailed data collection and analysis, requiring significant staff effort.
5. Development Cost Charge Program Update: Bill 46 expands the City’s ability to charge developers for essential services like fire protection and police. Updating these charges involves extensive review and adjustment of current policies, placing additional demands on staff.
6. New Amenity Cost Charge Program: The Amenity Cost Charge, introduced by Bill 46, allows the City to charge developers for community amenities like recreation centres and libraries. Developing this program involves drawing on existing city plans and requires significant coordination across various departments, such as Finance, Planning and Development, and Facilities and Parks Planning. Implementing this program will require adjustments in cash flow management and new administrative efforts to ensure fees cover the costs of planned amenities.
7. Housing Accelerator Fund: The City received a three-year $25 million grant from the Canada Mortgage and Housing Corporation. This funding aims to increase the housing supply by 10% each year, adding 6,443 new housing units over three years. Managing this initiative involves significant project planning and execution, requiring dedicated staff time.

In early 2024, Coquitlam was awarded a $25 million grant from the federal government’s Housing Accelerator Fund (HAF) initiative to launch the City’s Housing Accelerator Fund Action Plan. 

This funding will allow the City to build more homes that meet a range of community need, and advance a number of key initiatives aimed at improving the housing approval process, while delivering related infrastructure and amenities. 

All the work identified in the Action Plan seeks to enhance the speed and efficiency of home construction in Coquitlam, addressing the urgent need for more housing options.

This funding enables the City to build more homes faster and ensures that the process around building housing can be enhanced in order to support this work. 

Learn more about the City’s Housing Accelerator Fund Action Plan, which includes seven initiatives aimed at 

How do these new requirements and legislative requirements impact Coquitlam?

In total, these new requirements and legislative changes represent a shift in every aspect of the City’s planning framework. In particular, the provincial changes affect the approval process for residential housing projects, allowing density increases beyond what has been traditionally permitted in Coquitlam neighbourhoods (e.g. up to four units on single-family lots). See below for more specific details.

How soon does the new provincial housing legislation take effect?

The City of Coquitlam is currently working towards implementing the new legislation. Some elements are already in place, including the removal of Public Hearings for residential rezonings and adopting bylaws designating Transit-Oriented Development Areas.  Changes to the Citywide Official Community Plan will take place in 2025. 

Does the City have to implement these changes from the Province?

Yes. Under the Local Government Act, the Province has authority over municipalities and these changes are now the law. 

How quickly will the changes be completed?

While every part of these changes is working on slightly different timelines, most of the changes need to be complete by the end of 2025.

How does this impact the work that the City is already doing for housing

As a result of the legislative changes, the City of Coquitlam must:

• Revise our Housing Needs Report (PDF) using a new standard method, for a more consistent, robust understanding of local housing needs and extend the time horizon from the current 5 years to 20 years.
• Update the Citywide Official Community Plan (OCP) and zoning bylaws by the end of 2025 and then every subsequent five years to reflect and pre-zone for the housing units required to meet anticipated needs over 20 years.
• The Official Community Plan must also include housing policies respecting each class of housing need required in the most recent Housing Needs Report.

In order to complete this vast body of work, it is likely that staff resources will have to be re-allocated to this project. This may slow down our approval of current housing applications and likely mean fewer new homes approved in 2024 than in 2023. Additionally, there will likely be delays on other priority projects in the City to accommodate this work.

Changes to Single-Family Zoned Neighbourhoods

What kind of density will be allowed in single-family neighbourhoods?

As per the Province’s Bill 44, which brings about changes that would allow for “small-scale multi-unit housing,” the City must allow at least one secondary suite and/or accessory dwelling unit (e.g. laneway home, garden suite) on all single-family residential zones with no need for a rezoning application, only a building permit.

The Province also requires urban communities, such as Coquitlam, to allow:

1. A minimum 3 units on residential lots with an area less than 280m2 (3,014 sq.ft.).
2. A minimum 4 units on residential lots with an area greater than 280m2 (3,014 sq.ft.)

The legislation also establishes requirements for lots near bus stops with frequent service, but TransLink (the regional transit authority in Metro Vancouver) has confirmed no bus stops in Coquitlam meet the necessary criteria.

What kind of infrastructure and service upgrades will be needed for the added density?

As a result of the changes from the Province, significant additional density may be added to neighbourhoods, resulting in a corresponding increase in the infrastructure required to support this density, including upgrades such as water and sewer-line capacity, and electrical services.  It is difficult to estimate what the total cost for these upgrades may be at this time.

Changes to Transit-Oriented Areas (TOA)

What is a Transit-Oriented Area?

Transit-Oriented Areas are defined as areas within 800 metres of a rapid-transit station (e.g., SkyTrain station) and 400 metres of a bus exchange (e.g. bus loop at Coquitlam Central Station) and West Coast Express station.

What type of development is allowed in Transit-Oriented Areas through the new provincial housing legislation?

According to the Province, the following densities and heights are intended for residential buildings and mixed-used residential buildings in Transit-Oriented Areas within Metro Vancouver:

How is this development different than Coquitlam’s existing density around Transit-Oriented Areas?

Coquitlam has had a Transit-Oriented Development Strategy (PDF) for over 10 years, aimed at insuring new development around rapid transit supported higher density, was pedestrian friendly, and had a mix of land uses (e.g. retail, residential, parks) to ensure people could live, work and play close to high quality transit service. 

The new density mandated by the Province, means that there will be higher density in some areas near SkyTrain where it had not been before. And some areas that were previously identified for townhouses will now allow apartments. 

 What are the parking requirements for developments in Transit-Oriented Areas?

Contrary to the City’s current standards, the City will not be able to require minimum residential off-street parking spaces, except for accessible parking for disabled persons, for buildings within Transit-Oriented Areas. The Province has stated they want parking volumes to be determined by market need and demand. These restrictions do not apply to commercial off-street parking requirements. 

Changes to Financing Growth-Related Impacts

How will the City fund the additional amenities required to support the additional density and population?

Coquitlam has long believed that development must fund the additional amenities and infrastructure required to support the associated community growth. Through Development Cost Charges, Density Bonusing and Community Amenity Contributions, Coquitlam has ensured that development is used to fund things like roads, parks, new recreation centres, affordable housing and child care. 

The provincial legislation creates new financing tools including expanding what can be included in Development Cost Charges (DCCs) and a new Amenity Cost Charge (ACC) to fund the projects required as the Coquitlam grows. However, the new rules also limit the City’s ability to continue with the existing Density Bonus system, which will likely have a significant impact on the delivery of future amenities in the City

For example, looking at the 27 development applications currently in progress in transit-oriented areas, the Density Bonus contribution would exceed $365 million to the City. This is funding already earmarked for projects such as the Northeast Community Centre, improvements to Blue Mountain Park, and the City’s Affordable Housing Reserve Fund and Child Care Partnership Reserve Fund. Funding for all of these projects is in jeopardy.

Public Hearings 

What is happening to Public Hearings?

As part of the legislation, the Province no longer allows public hearings for rezoning for housing projects that are consistent with the Official Community Plan. Public hearings will continue for commercial, institutional and industrial projects, or for the consideration of rezoning applications that are not consistent with the Official Community Plan.

The new rules still require the City to notify the public of zoning changes. This will include:

• Mailing notifications to owners and tenants of properties undergoing rezoning, as well as people who live within 100 metres
• Posting a notice on the City’s website (coquitlam.ca/PublicNotices) or through the City’s email subscription service (coquitlam.ca/NotifyMe)
• Displaying a development application sign on the site

Assessments and Property Taxes

How does this legislation impact property assessments and taxes?

The provincial legislation requires the City to pre-zone single- and two-family neighbourhoods to allow for Small-Scale Multi-Unit Housing.  As higher densities could have impacts on property assessments, and as property values are one of the factors in determining property tax rates, taxes may be affected through this legislation.

BC Assessment, a provincial agency, is responsible for determining assessed value of properties and is therefore the best resource. The City will monitor any adjustments to assessed values, and will continue to work to keep property taxes as low as possible.