When it comes to new homes in of Coquitlam, how big is too big?
That is the question councillors are grappling with as the city gets ready to take the issue to the public for input.
But staff warn that there could be unintended consequences to altering residential zoning bylaws and both council and residents need to be aware of the ramifications of any potential changes.
"It can have a bearing on property values," said Jim McIntyre, the city's general manager of planning and development. "If we are going to start tinkering with the zoning and we get a little carried away, that could have implications for people's property value."
Currently, the size of new homes is limited to 45% of a lot. But that has not slowed the proliferation of new, large homes built to the maximum allowed under city bylaws.
The issue has become particularly problematic in older neighbourhoods in southwest Coquitlam, where smaller 2,500 sq. ft. structures built in the 1950s and '60s are being replaced with larger homes that some area residents complain have had a dramatic impact on the character of their street.
During Monday's meeting, council chose three options to take to the public for consultation:
maintain the current zoning for residential properties;
fine tune the zoning regulations;
or reduce the maximum permitted density in the RS-1 zoning bylaw.
A fourth option, which called for creating new area-specific zoning regulations, was put forward but council chose not to pursue it during the public consultation process.
Councillors heard that Burnaby, for example, had an initiative in the 1990s whereby a minimum of 50% of the property owners in a given area could petition the city for changes to their neighbourhood zoning regulations.
But those types of street-to-street zoning rules would be logistically problematic and would lead to a dramatic increase in costs in staff time, McIntyre said.
"Be wary," he said of the fourth option. "Each municipality that we spoke with said it took a lot of time, a lot of expense I don't think any of those municipalities have done it for the last 10 years. It is something they tried at some point but said they wouldn't do again."
According to a staff report, the city will begin a public consultation process in the coming months.
Mayor Richard Stewart said an open house format would likely be the best way to convey the information to the public. That would give residents the opportunity to ask questions of staff in an informal matter and learn more about a complex issue.
Staff said a survey will also be conducted.
@GMcKennaTC
