Coquitlam caps studios units, sets minimum bedroom sizes

Despite one objection the rules go too far and another objection the rules don’t go far enough, Coquitlam council approved new housing policy in a 7-2 vote on Monday.

Under the new policy, studios and one-bedroom units can account for a maximum of 60 percent in a new development, with studios capped at 25 percent.

“This bylaw doesn’t go far enough,” said Coun. Robert Mazzarolo, calling the percentage of studio units: “far too high.”

Mayor Richard Stewart also objected to the new rules, “for the exact opposite reason,” he said.

The city doesn’t see development applications that include so many studio units, Stewart noted.

“This is setting a rule that didn’t need to be there,” he said. “It’s like saying, ‘You’re not allowed to drive your car to the moon.’”

Based on 2021 census data, studios account for 0.9 percent of housing in Coquitlam.

However, there could be projects earmarked for seniors or students where studios are needed, Stewart said, adding that the housing market will fluctuate.

“Our bylaw won’t,” he said. “Bylaws are notorious for being sticky.”

Those bylaws could end up constraining developers and financing partners, possibly adding costs to new housing, he said.

“I’ve always resisted the idea that we know better than the market,” Stewart said.

In recent years, that market has been characterized by rising prices and shrinking units, said Coun. Matt Djonlic, adding the market has been catering to the “investor class.”

Given the need to create a diverse and livable housing stock, the rules are a safeguard for: “when the market does get too hot,” Djonlic said.

After years of “fast and furious” development, the market slowdown is a chance for city council to consider what we’re building, “and who are we building it for,” said Coun. Brent Asmundson.

“Are we building it for investors? Or are we building it for people here to buy and live in?” he asked.

Asmundson supported the policy, but added the rules need regular review.

Coun. Steve Kim supported the policy.

“Even though some of the maximums have never been hit on the studios, I think it’s a good balance,” he said.

Kim and Coun. Trish Mandewo both complimented the rules for defining a bedroom as at least 86 square feet with a window.

While it’s good to have bylaws before they’re needed, Mandewo said council needs be certain they don’t over-regulate and constrain development.

Coun. Teri Towner made a similar point.

“I am not a huge fan of over-regulation but I do think it’s important to have clarity and to formalize our expectations,” Towner said.

Coun. Dennis Marsden agreed, noting that if housing won’t sell, investors will go elsewhere.

Homes have to be livable, but there’s a challenge in defining that livability, Marsden said.

“It’s going to be different to every single person, every single family.”

The policy passed 7-2 with Stewart and Mazzarolo opposed.

Two-bedroom units accounted for 27 percent while three bedroom units made up nearly 23 percent, with one-bedroom units at 15 percent.