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.
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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.
All applications are unique and will be reviewed on their own merits, but typically, once Development Planning receives your complete application:
If the revised information does not address the City’s concerns, further revisions may be requested.
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.
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.
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.
To ensure that you are able to receive application approval in the shortest amount of time possible, staff recommend the following:
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.
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.
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.
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.
You will need to ensure the following is satisfied prior to applying for a Building Permit:
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.