Navigating a Complex Land Assembly: A strategic approach to unlocking development potential

North view along Sproule Avenue

Land assemblies are usually very challenging, but with the right approach, they also present incredible opportunities for both landowners and developers. I first began working with the owners of this particular land assembly back in 2018, shortly after the City of Coquitlam adopted the Burquitlam-Lougheed Neighbourhood Plan. At the time, the land was designated for three-storey townhouse development with an a density limit of 1.4 FSR. However, after multiple unsuccessful attempts by various realtors and developers to bring the properties together, it became clear that a fresh strategy was needed to make this assembly work.

The Unique Challenge: Duplex Ownership and Stakeholder Alignment

One of the main hurdles was that the site was already developed with duplexes. Unlike a typical land assembly, where you negotiate with one landowner per lot, this scenario required agreements from two owners per lot. This added complexity and made it difficult to reach a consensus. It was clear that a different approach was needed—one that would satisfy landowners while also making the site more attractive to developers.

A New Strategy: Increasing Density to Unlock Potential

By late 2020, I began working closely with the landowners to explore a new path forward. Instead of pushing for the existing townhouse designation, I saw an opportunity to petition the City of Coquitlam to redesignate the site for Medium Density Apartment Residential. This change would allow for six-storey wood-frame buildings, a much more desirable option for both landowners and developers.

Aligning Interests: A Win-Win Solution

This approach had several key advantages. First, an icrease in density would facilitate an increase in the value of the land, making it a more compelling opportunity for developers. Second, it better aligned with the City’s long-term housing goals, supporting the need for increased density in a growing neighborhood. And most importantly, it provided a path forward that landowners could rally behind, knowing that the potential for a successful sale had improved significantly now that the size of the pie was increasing for everyone.

A Successful Outcome

After years of careful planning, engagement with stakeholders, and much persistence and perserverence, the redesignation was successfully completed in 2022 as part of Phase 2 of the Southwest Housing Review. Shortly after, a developer purchased the assembled site, bringing the project full circle. This outcome validated the strategy of increasing density to create a win-win scenario for landowners, developers, and the city.

This experience reinforced an important lesson: successful land assemblies require adaptability, persistence, and a deep understanding of municipal planning policies. When you find a way to align the interests of landowners, developers, and the city, real progress happens.