Port Coquitlam stepping back adaptability requirements from new multi-family developments

Port Coquitlam is scaling back its adaptable housing requirements in new multi-family buildings.

Council voted unanimously on Tuesday to amend its building and plumbing bylaw, reducing the city’s adaptable requirements from 30 percent to 20 percent in developments with 10 or more units.

The change, which impacts all applications submitted after March 10, was intended to make Port Coquitlam more competitive for developers and to better align with new provincial requirements.

“Without this change, we’re going to be more progressive, but less competitive and more costly to develop here,” said Bruce Irvine, director of planning and development. “Whereas moving our bylaw to 20 percent will put us in step with the greater Metro Vancouver area.”

Adaptable units are designed to be modified more easily as residents age or develop mobility challenges. These homes include wider doorways, maneuvering space in kitchens and bathrooms, barrier-free travel paths, and reinforcement for future grab bar installations.

Staff said the development industry has been voicing criticism over increased costs related to some of these requirements, the loss of square footage, and the extent these units are actually being transitioned to adaptable units

They also emphasized Port Coquitlam had long taken a proactive stance, and is now actually being asked by the province to step their requirements back.

After years of pushing for 100 percent adaptability in their guidelines, the province reversed course last September, surprising many municipalities by formally adopting a 20 percent requirement across the board, according to staff.

Staff said that previously there was no mandate, and while Port Coquitlam has been a leader on adaptability, many other municipalities are in for a “big shock.”

The new provincial direction is meant to add “consistency and clarity” for the development industry, as different standards led to confusion amongst builders, staff stated.

Irvine said the province has recently made statements indicating the 20 percent figure is not being built, and not fully subscribed.

“The development industry is facing a tremendous amount of uncertainty,” Irvine said. “It’s really good to have a consistent message, to be aligned with our neighbours.”

Although councillors voiced general support for the amendment, some questioned the province’s sudden change, and whether scaling back the city’s rules were really necessary. 

“I get the province is asking us, but we’ve already set a level here of 30 percent. So what’s the point?” said Coun. Steve Darling, noting the province could up their requirements in the future. “Port Coquitlam has really become a leader in this, so I’m just not sure why we would change.”

Darling also questioned the practical implications for local developments. “We’re not doing 15 highrises like our neighbours,” he said.

Irvine replied that even smaller projects – such as a 10-unit townhouse development – would trigger the 30 percent requirement under the existing rules, and could be a disincentive for the smaller projects. “There’s no sliding scale.”

Coun. Darrell Penner expressed support for the change but acknowledged the previous policy had many aspects that “made a lot of sense.” Penner asked if the city had data or demographic projections to guide this decision.

Irvine said he had no data available but demand for adaptable units is relatively low in Port Coquitlam, and probably below the 20 percent threshold. But that will change in the future, he added.

“The challenge here is time. As our population gets older, you’re going to see more demand,” Irvine said. “We always have the opportunity to make a change in our bylaws in the future. . . . We’re proven to be very nimble in terms of responding to regulations.”

Couns. Paige Petriw and Dean Washington both said they thought the 30 percent requirement seemed high. 

“There are so many stars that have to align to get into these units,” Washington said. “If you ask developers, the ability to sell these units and to move them along are difficult.”

While Penner suggested keeping some adaptability aspects like grab bars and other physical adaptations, staff said the compliance with the provincial requirements requires more significant changes.

“It becomes too much of a sledgehammer,” Irvine said.