Transit-Oriented Areas and Southwest Shoulders and Corridors

Southwest Shoulders and Corridors: Proposed Official Community Plan & Zoning Bylaw Amendments

On Monday, May 11, 2026, Council gave 1st Reading to Official Community Plan (OCP) and Zoning Amendment Bylaws for the Southwest Shoulders and Corridors.

Please see the final draft land use concepts, and review the full Council report. The Council meeting can be viewed online.

Next Steps

A Public Hearing on the OCP and Zoning Amendment Bylaws will be scheduled for May 27, 2026 at 7:00pm. The public hearing will be the final opportunity to speak on the proposed changes for the Southwest Shoulders and Corridors. Following the public hearing, Council will consider the bylaws for final adoption (2^nd, 3^rd and 4th readings).

How can I provide input?

You can share your feedback with Council by:

Submitting written comments (by noon on May 27):
Email: clerks@coquitlam.ca (include “Public Hearing – Southwest Shoulders and Corridors” in the subject line)
Mail or in-person: Legislative Services Division, City Hall

Speaking at the Public Hearing:

Attend in person at City Hall, or join electronically (details available at coquitlam.ca/PublicHearings)
To be added to the speaker list in advance, email clerks@coquitlam.ca.

All submissions, including your name and city of residence, will become part of the public record.

If approved, the OCP amendments would:

• Designate new areas for future medium-density apartment and townhouse developments;

• Reestablish coherent land use boundaries and transitions that were lost due to provincially-mandated Transit-Oriented Areas;

• Encourage mixed-use development, including shops and services; and

• Support the development of new infrastructure and amenities.

If approved, the Zoning Bylaw amendments would update the Evergreen Line Core and Shoulder Station Areas (Schedule "O" to the Zoning Bylaw) to match Transit-Oriented Area boundaries and the proposed Medium-Density Residential and Townhouse Residential areas in the Shoulders.

OCP and Zoning Amendment Bylaws

To allow for location-specific decision-making, Council is considering individual bylaws for each Shoulder and Corridor sub-area, as follows.

*No changes are proposed within Sub-Area F: Como Lake Corridor.

These amendments follow the completion of the new Interim OCP, adopted on April 27, 2026, which included provincially-required changes to land use designations in Transit-Oriented Areas.

Future Small-Scale Residential Rezoning

Should Council approve the amendment bylaws for the Southwest Shoulders and Corridors, staff will prepare a proposed rezoning for certain properties in the Shoulder and Corridor sub-areas from R-3 Transitional Small-Scale Residential to R-1 Small-Scale Residential. The proposed rezoning would only apply to properties that no longer meet the criteria for R-3 zoning. For more information, please refer to the section entitled “Future Rezoning for Small-Scale Residential Properties” in the Southwest Shoulders and Corridors – OCP and Zoning Amendment Bylaws report to Council.

For questions or clarification, please contact the project team at HousingChanges@coquitlam.ca

The B.C. government has passed housing legislation that brings major changes to how Coquitlam plans for and supports growth. This includes new rules for development around transit hubs – called Transit-Oriented Areas. To address these new rules, we are updating the land uses policies, and regulations in our Official Community Plan and Zoning Bylaw through the Transit-Oriented Areas Update project.

What is a Transit-Oriented Area?

A Transit-Oriented Area, as defined by the provincial government, is an area within 800 metres of SkyTrain stations where specific rules apply. These regulations promote high-density, mixed-use development near transit to increase housing and reduce reliance on cars.

For residential or mixed-use lands within 800 metres of a SkyTrain station, the City is required to:

Designate these lands as Transit-Oriented Areas
Eliminate minimum off-street parking requirements
Allow the minimum densities and heights set by the Province

On April 27, 2025 Council adopted the new Interim OCP. This included provincially-required changes to land use designations within Transit-Oriented Areas. For more information on the new Interim OCP, please visit: https://coquitlam.ca/616/Official-Community-Plan

Southwest Shoulders are located at the edges of the Burquitlam and Lougheed SkyTrain Station Transit-Oriented Areas. Provincial regulations for Transit-Oriented Areas led to irregular boundaries and a reduction in areas previously planned for townhousing. Planning for the Shoulder areas is intended to help restore housing choice and create more gradual transitions between higher-density Transit-Oriented Areas and surrounding neighbourhoods.

Corridors include Austin and Como Lake Avenues. These areas were previously studied in the Southwest Housing Review and are now being integrated into a broader planning framework focused on complete communities and sustainable transportation.

To see the draft land use changes in the Southwest Shoulders and Corridors, please take a look at the Council-in-Committee report dated May 11, 2026.

Timeline

Timeline item 1 - complete

Stage 1 – Designation of Transit-Oriented Areas

This first stage involved designating areas within 800 metres of SkyTrain stations as Transit-Oriented Areas and updating related City bylaws to remove minimum residential parking requirements within these areas, except for spaces designated for people with disabilities.
Timeline item 2 - active

Stage 2 – Transit-Oriented Areas (focused primarily on Burquitlam and Lougheed Town Centre), Southwest Shoulders and Corridors

In the second stage, the City will align Transit-Oriented Area regulations with areas already planned for growth. This phase will also update land use plans for adjacent areas in Southwest Coquitlam to ensure cohesive development.
Timeline item 3 - incomplete

Stage 3 – Braid, Coquitlam Central, Inlet Centre, Lafarge-Lake Douglas, Lincoln and Moody Centre

The final stage involves a thorough review of land use policies and servicing needs for these Transit-Oriented Areas and their surrounding areas.

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Applicability of Transit-Oriented Area Regulations: Residential Use Compatibility and Eligibility
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FAQ (Updated May 2026)

What is a Transit-Oriented Area?

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

The City is already allowing transit-oriented development. How are provincial Transit-Oriented Areas different from Coquitlam’s existing plans? (Updated August 2025)

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:

Transit Hub Type	Distance	Minimum Height (Storeys)	Minimum Density	Type of Building
Rapid Transit Station	< 200 m	20	5.0	Tower
	201 – 400m	12	4.0	Mid-High Rise
	401 – 800m	8	3.0	Mid-Rise

The City is already allowing transit-oriented development. How are provincial Transit-Oriented Areas different from Coquitlam’s existing plans? (Updated August 2025)

The City Centre Area Plan and Burquitlam-Lougheed Neighbourhood PlanPlan guide the development of mixed-use, pedestrian friendly, transit-oriented communities. Both plans support a range of uses and densities, with higher densities clustered around SkyTrain stations, while accounting for local factors like neighbourhood and block layout, historic development patterns, transportation access, terrain, and environmental considerations.

New provincial rules for Transit-Oriented Areas set building height and density allowances based mainly on how close a property is to a SkyTrain station, without considering local context. This affects areas where, due to local conditions, City plans allowed only low-density housing – like single-family homes or townhouses – which must now permit apartment buildings.

(Updated August 2025)

Am I required to redevelop or sell my property?

The Transit-Oriented Area regulations do not require landowners to sell or redevelop their property. Land development in Coquitlam is initiated by land owners choosing to sell their property to a developer, who submits development applications to the City.

Building multi-family housing like townhouses or apartments often requires assembling smaller lots into a larger, usable site. These land assemblies must be practical, consider future streets, lanes and walkways, and not leave behind properties that are too small to redevelop to their designated potential.

Should you have questions about selling your property, you are encouraged to seek independent advice from a qualified real estate professional. Should you have questions about redeveloping your property, please reach out to Planning and Development at devinfo@coquitlam.ca.

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.

Does the City have the authority to exclude or exempt properties and/or neighbourhoods near Skytrain stations that are part of a Transit-Oriented Area?

No. In Coquitlam, all lands currently zoned for residential uses or mixed uses (including residential) that are located within 800 metres of a SkyTrain station must be designated as a Transit-Oriented Area and the minimum densities and building heights that apply to those lands are prescribed by provincial regulation. Transit-Oriented Area exceptions include lands zoned to permit industrial and agricultural uses.

In addition, there are several scenarios where Federal or Provincial statutes are applicable, the provisions of which supersede or have a limiting effect:

Agricultural Land Reserve (ALR)
Airport Zoning Regulations under Aeronautics Act
Federal Crown land
Flood plains, hazard areas, riparian areas and other environmentally sensitive areas
Heritage objects and sites that are subject to heritage designation or heritage revitalization agreements

What is the difference between land use designation and zoning?

Land use designation – describes the existing or future uses and building types a property can have (e.g., commercial, residential, etc.) and are found in the Official Community Plan. Changing the land use designation does not automatically change the zoning.

Zoning – specifies permitted uses, lot sizes, and other regulations, such as the height, setbacks and density of buildings. All land in the City is assigned a zone under the City’s Zoning Bylaw. A zoning change (i.e., rezoning) must be consistent with the land use designation in the Official Community Plan.

Will the City change the zoning for all properties within the Transit-Oriented Areas (i.e. “pre-zone” all properties within Transit-Oriented Areas)?

The City is not required to “pre-zone” properties for the purpose of fulfilling the obligations of the legislation. However, certain properties within Transit-Oriented Areas may be rezoned or “pre-zoned” as a direct or indirect result of other provincial housing initiatives.

What are the zoning requirements for properties located in Transit-Oriented Areas?

The legislation prescribes minimum allowable densities (expressed in Floor Area Ratio), and heights (expressed in number of storeys) and removes required minimum residential parking rates. The City is not required to make any further changes to zoning regulations; however, further changes may be contemplated in the course of implementing the legislation. In addition, requirements may vary by zone and Transit-Oriented Areas.

Please also see the responses to Questions 2 and 4 and refer to the Zoning Bylaw for current zoning regulations.

When will the zones be updated to reflect the minimum allowable densities in transit-oriented areas set out by the Province? (Updated Answer)

Zone updates must consider revisions to the density bonus and rental incentives program and need to be aligned with the DCC program update and new ACC program. The zone updates will be completed in coordination with the Rental Incentives Program Review.

Zone updates will determine the new density allocations within the minimum allowable densities (i.e. tenure and commercial requirements). This may include provisions for the regulation of tenure through the City’s Rental Incentive Program Review to ensure housing needs are considered in new housing supply.

How do I find out if my property is located within a Transit-Oriented Area, or if a change to the land use designation has been proposed?

Use the Proposed Land Uses map on this website to locate your property relative to the Transit-Oriented Areas and proposed land use designations. Please note that there are separate maps showing the Transit-Oriented Areas and Southwest Shoulders and Corridors.

For further assistance, please contact Development Services by email: devinfo@coquitlam.ca, or by phone: 604-927-3430.

My property is located very close to a Transit-Oriented Area boundary. Is it possible to adjust the boundary to either include or exclude my property?

No, station locations are set in provincial regulation with specific geographic coordinates, and boundaries are established as specific distances from each station location. The mandatory densities and heights only apply to the properties within the tiers prescribed by the Province. The prohibition on residential parking minimums applies only to those properties located within a Transit-Oriented Area as laid out by the Province.

Can I do a land assembly with some properties in Transit-Oriented Areas and some that are not? (Updated Answer)

Yes, properties inside and outside a Transit-Oriented Area can assemble. If a property outside a Transit-Oriented Area is consolidated with a property inside a Transit-Oriented Area, the City is required to apply the minimum densities, heights and removal of residential parking minimums prescribed by the Province.

Do the allowances for Small-Scale Multi-Unit Housing apply within the Transit-Oriented Areas? (Updated Answer)

This City is not required to permit Small-Scale Multi-Unit Housing (SSMUH) development (i.e. 3 to 6 units on a lot) on properties located within a Transit-Oriented Area. In addition, the City cannot permit a rezoning on a property in a Transit-Oriented Area where the rezoning does not comply with the minimum allowable densities and heights. While new zoning for SSMUH was implemented in June 2025, properties within Transit-Oriented Areas retained their existing zoning.

What is the timeline for the implementation of the Transit-Oriented Areas?

In mid-2024, the City adopted a bylaw designating Transit-Oriented Areas, and removed residential parking minimums from Transit-Oriented Areas in mid-2024. Updates to align the Official Community Plan and Zoning Bylaw are being completed in stages.

What is the difference between a park enhancement and a park expansion? (Question Added August 2025)

Both park enhancements and park expansions involve adding or upgrading park features (such as play equipment, sport courts and fields). A park expansion will also include land acquisition to increase the size of the park.

How does the City acquire additional land for new and expanded parks? (Question Added August 2025)

Land needed to create a new park, or expand an existing park, will be designated “Parks and Recreation” in the Official Community Plan. The land use designation indicates the intended future use, but does not prevent the current use from continuing – usually a private residence.

The City will acquire the land over time, as funding permits, based on priority and as properties become available for purchase. The City purchases park properties based on fair market value, and generally obtains an independent third party appraisal for review. For additional details, please visit: https://www.coquitlam.ca/567/City-Lands-and-Real-Estate.

How are new, expanded and enhanced parks funded? (Question Added August 2025)

Development is primarily responsible for the cost of new infrastructure and amenities needed to serve the growth in population. This includes funds to acquire parkland and develop parks, which the City collects through development fees.

A proposed street or walkway is shown on my property, what does this mean? (Question Added August 2025)

Community plans may identify new streets and walkways that are needed to support future growth. These are built when the property redevelops, and are funded and constructed by the developer. Until redevelopment happens, property owners are not required to sell or modify their land, and can continue to use it as they do today.

Building multi-family housing like townhouses or apartments often requires assembling smaller lots into a larger, usable site. These land assemblies must be practical and not leave behind properties that are too small to redevelop to their designated potential — including those needed for future streets and walkways.

See also the response to “Am I required to redevelop or sell my property?”

I’ve been approached by a real estate agent about future land use changes as part of property sales, what should I know?

We’ve heard from residents who have been approached by real estate agents referencing future land use changes as part of property sales or land assembly discussions.

Please note that no new land use changes have been approved by City Council. The revised draft land use concepts shared to date are proposals only and remain under review.

Any future land use or zoning changes must go through a formal process, which includes Council consideration and, where applicable, a Public Hearing.

Official Community Plan land use changes in Transit-Oriented Areas will be brought forward for Council consideration with the draft Interim Official Community Plan, targeted for early 2026. Official Community Plan land use changes in Southwest Shoulders and Corridors will be brought forward for Council consideration after consideration of the draft Interim Official Community Plan.

If you’ve been approached by a realtor or developer about potential land use changes, we encourage you to verify the information directly with the City before making any property-related decisions.

For questions or clarification, please contact the project team at HousingChanges@coquitlam.ca

Phone	604-927-3000
Website	coquitlam.ca
In writing	3000 Guildford Way Coquitlam, BC Canada V3B 7N2

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