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1. 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).

2. 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.

3. How soon will the changes be completed?

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, a Transit-Oriented Areas Designation Bylaw, and zoning updates to allow Small-Scale Multi-Unit Housing. Changes to the Citywide Official Community Plan will take place in stages.

4. 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.

5. 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.

6. 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

7. 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.

8. What is the City’s timeline to update their zoning to comply with Provincial Bill 44?

On September 16, the Province approved the City’s application to extend the deadline for the Small-Scale Multi-Unit Housing Zoning Bylaw changes to June 30, 2025. In June 2025, Council adopted Zoning Bylaw changes to bring into effect Provincial legislation around Small-Scale Multi-Unit Housing.

9. When will Transit-Oriented Areas be incorporated into the Official Community Plan?

Updates to the Official Community Plan to align with provincial regulations for Transit-Oriented Areas are being completed in stages. The current round of updates focus on the Burquitlam-Lougheed neighbourhood, where moderate adjustments to the Burquitlam-Lougheed Neighbourhood Plan are needed. A future project stage will address Transit-Oriented areas where more substantial planning work is needed. 

10. If I live near a Transit-Oriented Area do I have to sell my single family home to a developer?

No. Land development is initiated by owners choosing to sell their land to a developer. The Transit-Oriented Development Area regulations describe a property’s future development potential by identifying what someone might be able to build. The regulations don’t say that development has to happen, or force owners to sell their property.

11. Can developers and realtors go door to door harassing home owners about selling their home in or near a Transit-Oriented Area?

If you or someone you know is feeling harassed, we recommend reaching out to the agent’s agency and reporting any harassment you may be experiencing. Land owners are strongly encouraged to seek independent advice from a qualified real estate professional. To ensure you’re receiving accurate information, you can also reach out to City staff directly.

12. When will a new neighbourhood plan for Burke Mountain be available after the new legislation?

Due to the demands of implementing the provincial housing mandates, some of the City’s planned projects had to be reprioritized. On May 17, 2024, Council determined that the Burke Mountain Village Development Planning project be deferred until 2025.