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1. How do I apply for a Development Permit?

A triplex or fourplex requires a “Form & Character” Development Permit (DP) which can be approved by the General Manager of Planning and Development and is not required to be brought to Council for approval.

Coquitlam has one Development Application Form (PDF) that is used for all types of applications. For a triplex or fourplex, choose the DP, “Form & Character Delegated” on the Development Application Form.

• To complete the Development Application Form (PDF) you will need to read through this guide and use the services of development professionals 
• You need to submit all items required on the DP – Delegated Submission Requirement Checklist, found on page 5 on the Development Application Form (PDF).
• You, as a property owner, will need to fill out a Planning and Development Agent Authorization Form (PDF) if you are wanting to give someone else permission to be the applicant for your development application on your behalf.
• If you are wondering what we are expecting on the plans in the application submission, please review the Drawing Details (PDF)  information. For landscaping information, also see the brochure Landscaping Near Sensitive Bear Habitat (PDF), and  the standards for tree planting and acceptable tree species in the Standards for Tree Cutting Permit (PDF) brochure.
• You need to address all the Design Guidelines, and submit a completed Housing Choices DP Design Guidelines Checklist (PDF) as part of your Development Permit Application package.
• Please see the City’s Housing Choices Standard Plans to speed up the application process. If you would like to use a standard plan, your designer or architect will just need to fit the plans to your property’s size and grades. 

2. I made my Development Permit Application, now what happens?

All applications are unique and will be reviewed on their own merits, but typically, once Development Planning receives your complete application:

• Within 3-4 months staff will fully review your application. This timeline may vary depending upon unusual, or unexpected issues, quality of submissions, or incomplete submissions. Staff may request changes or further submissions of plans and / or documentation;
• Your consultants will need to address these issues and submit a coordinated revised package;
• Staff will review the revised application package.

If the revised information does not address the City’s concerns, further revisions may be requested.

3. Are there trees on, or near, my property?

If you have trees on or near your property an arborist report is required to be submitted with your Development Permit Application package. Your Landscape Plan and Site Plan will need to reflect any tree protection (no disturbance) areas as detailed in the arborist report. 

• The arborist report submission checklist is detailed in the Arborist Report Guidelines (PDF).
• For more information, read about the City’s Tree Management Bylaw or consult the Tree Resource Guide (PDF) and Trees and Development.

4. Do I have to design my building a certain way?

All triplex and fourplex projects need to meet the standards of design for new development, as required by the Development Permit (DP) Design Guidelines criteria.

You will need to apply for a DP and the project design must meet the Design Guidelines (PDF) criteria to receive City approval of the DP. Once approved, a DP notice is registered on the title of the property as the property owner and the City have legally agreed that the project, as it is designed in the DP, is ready for a Building Permit application.

In addition to the Design Guidelines criteria, any project must meet the City’s Bylaws, including the Zoning Bylaw.

5. Are there special design requirements if my property is in the Maillardville area?

Yes, if your property is within the Laval Square or Allard-LeBleu DP area shown here, there are enhanced design guidelines in Section 4.1.2 of the Design Guidelines found here in Part 4 of the Citywide Official Community Plan. 

6. How long does it take the City to process a Housing Choices application?

The typical processing time for a Development Permit for a Housing Choices project is approximately 12 months. This timeline can be increased or reduced, depending on the response time and quality and completeness of submissions from the applicant.

7. What can I do to ensure that my application can be processed faster than average?

To ensure that you are able to receive application approval in the shortest amount of time possible, staff recommend the following:  

1)    Prepare your application  

Prior to making an application, ensure that you are familiar with the City’s general procedure for putting together your own Housing Choices application. 

To assist you with this process, staff have developed a seven-step guide (Information for Building a Triplex or Fourplex) that will direct you where to find information, and to highlight various aspects of the development for you to consider. We recommend that you review these City prepared materials thoroughly prior to making your application. 

You will need to hire qualified professionals to assist you with the preparation of your project, and you may want to consider hiring  those who have worked with the City of Coquitlam on similar Housing Choices applications before. You can find a list of current Development Permit applications including the applicant name by visiting out Current Development and Building Permit Applications page. 

2)    Consider using the City’s “Standard Plans” 

One of the greatest contributors to longer processing times is the “back-and-forth” between applicants and staff during the review process. 

To help streamline this process, the City has prepared a variety of free pre-approved architectural and landscaping plans for your use. These “pre-approved” standard plan packages can be used by your hired professionals.  

3)    Consider a pre-application

If you do not want to make use of the City’s Standard Plans, but you would like to have an initial review of your project, consider applying for a Pre-Application to receive a coordinated high-level review from appropriate City departments regarding any major issues determined from preliminary concept plans (e.g., required road dedications, required statutory right-of-ways for city utilities, etc.). Be sure to talk to City staff before submitting a pre-application.  

4)    Follow Staff Recommendations and Meet City / Provincial Requirements

Staff aim to provide responses (through a Review Letter) to applicants within 10-12 weeks of receiving an application and any future resubmissions. This is consistent with other types of development applications received by the City. 

The Review Letter provided at the end of the review cycle for each submission will specify exactly what issues need to be addressed in order to receive Development Permit approval. To reduce the number of review cycles, the applicant should address all the items raised in the Review Letter. If applicants are unsure of how to address an item, staff are happy to meet with applicants and their professionals and help them understand what is required.

8. When can I apply for a Building Permit?

You will need to ensure the following is satisfied prior to applying for a Building Permit:

1. Your Development Permit has been authorized by the Director of Development Services and your landscape security has been submitted;
2. If you are required to apply for a Watercourse Development Permit, or just have a QEP submit a Riparian Areas Regulation detailed assessment report:
   • The Riparian Areas Regulation detailed assessment report has been approved by the Province of BC; and
   • The Watercourse Protection Development Permit has been issued;
3. If you are required to apply for a subdivision, the conditions of the subdivision approval have been completed, and the plan has been registered in the Land Title Office.

The Building Permit process requires review and approval of the submitted plans and material. Within 4-6 weeks staff will fully review your application. This timeline may vary depending upon unusual, or unexpected issues, quality of submissions, or incomplete submissions. Staff may request changes or further submissions of plans and / or documentation. 

Please note that other permits, Engineering Works, fees, refundable securities and Development Cost Charges may be required prior to a Building Permit being issued. See the Applicable Fees and Charges page for more information.

Once the Building Division requirements have been satisfied, a Building Permit may be issued.