Meadowbrook Neighbourhood Rezoning

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In 2014, the Province changed the Local Government Act so that all Land Use Contracts (LUCs) within British Columbia will automatically expire on June 30, 2024. To address this legislative change, all municipalities across BC must adopt Zoning to replace the outgoing LUCs.

A portion of the Meadowbrook neighbourhood, as identified in this map, is the last remaining LUC in the City of Coquitlam. The City is preparing a Comprehensive Development (CD) Zone to replace the land use contact.

This draft Zone is now complete and available for review!

The draft CD Zone can be found here or in the Documents on the right hand side of this page. For additional information on the draft zone, including a brief explanation of how the CD Zone is the same as the LUC or where it is different from the LUC, please review the Draft CD Zone Explained document.

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In 2014, the Province changed the Local Government Act so that all Land Use Contracts (LUCs) within British Columbia will automatically expire on June 30, 2024. To address this legislative change, all municipalities across BC must adopt Zoning to replace the outgoing LUCs.

A portion of the Meadowbrook neighbourhood, as identified in this map, is the last remaining LUC in the City of Coquitlam. The City is preparing a Comprehensive Development (CD) Zone to replace the land use contact.

This draft Zone is now complete and available for review!

The draft CD Zone can be found here or in the Documents on the right hand side of this page. For additional information on the draft zone, including a brief explanation of how the CD Zone is the same as the LUC or where it is different from the LUC, please review the Draft CD Zone Explained document.

Looking for more information?

Stay Informed

To receive updates on this project, click on the Subscribe button at the top right of this page.

Questions?

Have questions about the process for rezoning Meadowbrook and cancelling the Land Use Contract? Check out our Frequently Asked Questions, or leave a question here and our team will answer within a few business days.

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    Do the Original Construction Drawings represent as-builts? If not, can the City post as-builts?

    emmapeel asked 4 months ago

    The LUC construction drawings are not as-builts, but design drawings used for the original construction of the Meadowbrook LUC area. Some additions or changes to a property may have occurred over time. If a homeowner has a specific request regarding their property, the registered homeowner may submit a request to permits@coquitlam.ca.

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    Please annotate the LUC to indicate clause by clause which aspects of the LUC are proposed to change under the proposed new bylaw, and key change for each.

    emmapeel asked 4 months ago

    The LUC shows the property boundaries, architectural plans, siting of buildings, parking and landscaping permitted within the plan area (pages 40-117). Uses permitted in the Meadowbrook area are outlined in Schedule A of the land use contract (pages 132-134). According to the LUC, buildings and development are only permitted in the exact location, size and placement identified in these plans. 

    In 1998, Bylaw No. 3145, 1998 was passed that allowed for some minor additions and modifications to existing structures, including the enclosure of carports to convert to garages. Some new development within the Meadowbrook area was completed under this bylaw.

    City staff are currently drafting a new zoning district for the Meadowbrook area. It is our intention to mirror the new zone as close as possible to the existing LUC regulations to ensure what is permitted today will be permitted in the future. By enacting a zone for this area Meadowbrook residents will be subject to the same development and approval process as elsewhere in the City, including more typical regulations (minimum setbacks, maximum height, maximum floor area) which are less prescriptive than the LUC.

    Once this new zone is drafted it will be made available for residents to review. City staff will consider your request and will look at options to include additional information about the purpose and intent of the specific regulations. Wherever feasible, we will try to highlight changes between the LUC and the zoning regulations.

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    What is that mean and will the city of Coquitlam intend to stop new development?

    Tong Fah, Lee asked 5 months ago

    On June 30, 2024 the Province will be automatically expiring all land use contracts (LUCs) in British Columbia. Municipalities must enact zoning regulations for all properties regulated by LUCs before June 30, 2022. Once approved and in effect, the new zoning will regulate development in the Meadowbrook area. Notably, there will be a one-year grace period between when the new zone is approved by Council and when the new zone takes effect. During this time the regulations of the LUC are still valid. 

    All development requires a valid permit or appropriate approvals from the City. Homeowners may apply for new development on their property anytime throughout this process. Prior to the new zone being approved and in effect, new development must comply the existing LUC regulations. Once the new zone is in effect  all new development must comply with the regulations in the zone.

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    What this neighbourhood really needs is to eliminate train whistling at a kingsway-westwood crossing or even just night time quiet hour. This is seriously hurting many residential's health - both mentally and physically.

    Dean asked 5 months ago

    Thank you for your comment. We will look into opportunities to work with the railways to see what can be done with regards to the train whistle.

    Please note that Port of Vancouver is doing engagement on the Westwood Street Rail Crossing. We would recommend that you also reach out to them to share your thoughts and feedback.

    https://www.portvancouver.com/projects/road-and-rail/westwood-street-rail-crossing-upgrades/

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    Is the city going to allow owners to request exemptions and/or grand-father in non-standard changes? With the rezoning, what will be the impact to owners who find themselves with illegally modified properties? From strolling the area, there are quite a few houses I could see that appear to have built extensions and annexes, made changes to window sizes, removed windows, enclosed carports, created patios etc. which I believe would not have been possible under the LUC governance, and must be presumed illegal. I only see that your LUC FAQ states "existing buildings and structures, which were legally built, will have legal non-conforming protection under Division 14 of the Local Government Act(External link) and will be allowed to be retained." Can you please clarify the resulting liability impacts to owners and what possible enforcement to expect from the city?

    ilia asked 5 months ago

    The rezoning process will not automatically legalize modifications that were made illegally, without permits. The City of Coquitlam has a duty to ensure development within the City complies with planning regulations (whether within an LUC or zoning bylaw) and meets basic building standards (the building code). Any development that was obtained legally – with the valid permits or approvals – will not be made ‘illegal’ through this process. Any development that required a building permit but was constructed without one, would remain non-compliant unless the owner obtains the appropriate permit to retain use of that. 

    By ending the LUC and enacting a zone for this area, Meadowbrook residents will be subject to the same development and approval process as elsewhere in the City, including more typical regulations (minimum setbacks, maximum height, maximum floor area) which are less prescriptive than the LUC. In 1998 a bylaw was passed (Bylaw 3145, 1998) amending the LUC to allow some flexibility including enclosing of carports and allowed for construction of some minor additions. Property improvements and modifications that were made under this bylaw (with valid permits) are legal and will not be impacted by this zoning change.

    It is not the City’s intention to have enforcement of non-compliant properties through this process. However, all development requires a valid permit or appropriate approvals from the City to be deemed ‘legal’ and rezoning of the property will not change this. Enforcement will likely be done on a case-by-case basis if there is a complaint, when there is a change in ownership, or when homeowners apply for future development on their property. At that time, the homeowner will be required to obtain the appropriate permits for all improvements. Development that does not comply may be required to be removed.

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    WIll removing the LUC affect the value of my property ? Will it go up or go down ?

    EthanL asked 5 months ago

    The intent of the Meadowbrook rezoning is to ensure continuity and consistency for renovations and redevelopment of properties within the neighbourhood while meeting the provincial requirement to replace the LUC. As a result, the rezoning isn't expected to materially impact property values within the Meadowbrook neighbourhood.

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    Will this new rezoning allow us to tear down our current house and build a more energy efficient house ?

    EthanL asked 5 months ago

    Historically, renovations and redevelopment have been difficult in the Meadowbrook area due to the prescriptive and inflexible rules within the land use contract (LUC) and complex approval process. Once the LUC ends and the new zoning is in effect, landowners will be able to renovate or redevelop their property in accordance with the rules and regulations of the new zone and all other applicable municipal bylaws. Furthermore, the development application and approval processes will be the same in the Meadowbrook area as it is elsewhere in the City.

    The creation of the new zone will mostly be a technical exercise, with staff aiming to retain the existing character of the neighbourhood – requiring new development to be of a similar size and scale to what is permitted today – while bringing the development rules in line with current regulations. Notably, changes to the building code since the initial development of Meadowbrook in the 1970s mean that any new construction would achieve a higher sustainability standard than what exists in the neighbourhood today.

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    1. Please post a copy of the existing LUC in the documents section or indicate how residents can get a copy. 2. The legislation was enacted seven years ago - what factors led to a seven year gap in acting on the legislation by City of Coquitlam? 3. The legislation allows the existing LUC until 2024. Why is City of Coquitlam choosing to end the LUC early? 4. Why were affected neighbourhoods not notified of this change to their property status for the previous seven years, but only being given a matter of months and a single public hearing as a consultation process, since the current owners are the most affected by the change? 5. in the FAQ section of this website, it indicates "while bringing the development rules in line with current regulations."What specifically will change in land use, as it stands now in any proposed zoning under consideration, (recognizing the zoning bylaws are not yet finalized)? Any change in the total area of land that can be covered by a dwelling? Any change to easements? Any change to height? Any change to utility fees? Other? 6. What specific plan does the City have to inform current land owners of the changes that are being considered, and when? Given that the process is very very very short and including Christmas break during a Covid pandemic, how does the City proppse to provide residents with sufficient time and information so meaningful actions can be taken by the current land owners? 7. Does the City anticipate any impact to property prices or the ability to resell based specifically on this change?

    emmapeel asked 5 months ago
    1. The existing LUC is registered on the title of all properties in the Meadowbrook area. A copy will be provided in the documents section of this webpage.  
    2. The City has been working through the process of rezoning all properties in the City that were governed by a LUC. Meadowbrook is the last neighbourhood in the City that is not yet rezoned.
    3. All Land Use Contracts in British Columbia automatically end on June 30, 2024, unless ended sooner by the municipality. In order to end the LUC sooner, the City will be required to pass an “early-termination” bylaw on or before June 30, 2022. Notably, this is the same date that municipalities are required to have new zoning in effect by. If the City does pass a bylaw to end the LUC early there is still a minimum one-year waiting period before the LUC is discharged and the zoning comes into effect.

    The City has had several inquiries over the years for people wishing to renovate or update their property. Today, under the LUC, these renovations are not permitted. The early-termination of the LUC would allow for homeowners to apply for development under the new zoning and standard development approval process after the mandatory waiting period but sooner than the June 30, 2024 provincial discharge date. 

    1. The LUC discharge and new zoning are intended to be a mostly administrative process. The goal and intent of this rezoning is to protect the character of the community while creating an easier development application process for homeowners wishing to renovate or improve their property. No significant changes to the uses or scale of development will be considered through this process.

    For engagement, we are reaching out now to notify residents of the provincial requirements to discharge the LUC and rezone the property. The intention of this engagement is to answer questions from residents and hear any concerns they may have before the new zoning is drafted. We will also be notifying landowners again when the draft is zoning is complete and ready for review (anticipated late-January or early-February). The Public Hearing will be the final opportunity for residents to share their comments and concerns with both staff and council. 

    1. At this time City staff are still working through the details of the new zoning regulations, however there are known challenges with the current LUC regulations and existing bylaw and building code regulations. As a result, there may be some minor changes to building area, height and other siting and design regulations to allow new developments to more easily meet the requirements of these other bylaws and regulations. As an example, building height may be increased to accommodate redevelopment or significant renovation of properties to have all habitable areas above the required flood construction levels. 

    Utility fees and other City fees and taxes will not change as a result of this rezoning.

    1. The City is aiming to have a draft zone available for review in January or early-February. 
    2. The rezoning isn't expected to materially impact property values within the Meadowbrook neighbourhood. Zoning is the more standard, regulatory tool used my municipalities to govern development of a property. This change will make the building and development process for property-owners in Meadowbrook the same as elsewhere in the City.
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    1. At the time of this query, is the City leaning towards developing zoning specific to this neighbourhood or applying zoning from another neighbourhood? What zoning bylaws are most likely applicable to meadowbrook? 2. What unique characteristics of this neighbourhood does the City aim to preserve? 3. How would this process "ease the renovating and permiting process"? Could it potentially make it more difficult, and if so, how? 4. The notice we received states the goals of the new zoning are to "make sure any new development is up to current standards and regulations". Define what "Development" means in that context? Are their intended changes to the neighbourhood in an OCP or other planning process that would change the current residential make-up of the neighbourhood? Or is this specifically referring to "rebuilds or remodels" of existing residential property? 5. What other City of Vancouver planning documents relate to this neighbourhood that may be relevant to this change?

    emmapeel asked 5 months ago
    1. While the City has looked at using an existing, standard zone, the unique design and character of this area creates challenges with many of the standard zones. For these reasons the City is currently looking at creating a unique, comprehensive development (CD) zone for the neighbourhood.
    2. The City is aiming to maintain the same uses, size and scale of development permitted in the neighbourhood. The character of the existing homes – single family home, front door facing the road, pitched roof, parking for two vehicles – will also be maintained. 
    3. The current LUC is very prescriptive and does not allow for minor changes to the existing dwellings and structures. Any changes to the LUC requires changing the contract. This process includes obtaining approval form the majority of contract owners / homeowners that the LUC is applicable to, plus approval by City Council. This process is very tedious and time consuming.

    By moving to Zoning regulations, homeowners will be able to apply for development and renovations on their property through the standard approval process.

    1. Development includes any improvements on a property that require a building permit. This process will not change the uses that are permitted in the area and will not change the residential character of the neighbourhood. 
    2. Some of the applicable planning and development documents include:
    • BC Building Code
    • City of Coquitlam Zoning Bylaw
    • City of Coquitlam Official Community Plan, including the Southwest Area Plan

     

Page last updated: 13 May 2022, 03:11 PM