Maple Ridge launches fast-track pilot for triplexes and fourplexes to speed housing approvals

Maple Ridge is introducing a new pilot program aimed at cutting months off the approval process for triplexes and fourplexes, as the city looks to encourage more “missing middle” housing.

Council unanimously endorsed the Expedited Processing Pilot Program on July 21, directing staff to continue developing measures to improve the choice and affordability of infill housing and fee-simple townhouses.

The pilot fulfills one of the City’s commitments under its $16.6-million Housing Accelerator Fund agreement with the Canada Mortgage and Housing Corporation (CMHC), which requires Maple Ridge to implement measures encouraging small-scale, ground-oriented housing such as duplexes, triplexes, fourplexes and townhouses.

Pilot aims to cut approvals by up to eight months

Beginning Sept. 1, the one-year pilot will streamline development permit approvals for eligible triplex and fourplex projects in selected west Maple Ridge neighbourhoods.

Instead of undergoing the city’s standard internal review process, applications prepared by a qualified professional will be accompanied by a statement confirming they comply with municipal regulations. Staff will conduct a high-level compliance review rather than a full departmental referral, significantly shortening processing times.

According to the staff report, a typical development permit currently takes between nine and 12 months to process. Under the expedited program, that timeline is expected to fall to three to four months – a reduction of six to eight months. The shorter approval period is expected to lower developers’ carrying costs while bringing new housing to market more quickly.

The program does not increase the number of homes permitted on a property. It only streamlines approvals for developments already allowed under the province’s Small-Scale Multi-Unit Housing legislation, which permits up to four or six units on qualifying urban residential properties.

Limited to selected neighbourhoods

Initially, the pilot will only apply to eligible properties designated Urban Residential in west Maple Ridge. Staff said those areas were selected because they are close to transit, schools and commercial services and generally feature larger lots better suited to gentle infill redevelopment.

The expedited process will not be available for properties in transit-oriented areas, the Lougheed Transit Corridor Area Plan, the Town Centre Area Plan or the Hammond Area Plan, where higher-density redevelopment is anticipated. Projects requiring development variances or located within environmentally sensitive areas will also be excluded and continue through the standard permitting process.

If the pilot proves successful, staff said they may recommend expanding it to additional neighbourhoods or housing types after reviewing results following the one-year trial.

City rejects servicing subsidies

The report also examined whether Maple Ridge should subsidize municipal servicing costs – such as roads, water and sewer infrastructure – to encourage more small-scale multi-unit developments.

After commissioning a financial feasibility study, staff concluded the incentive would provide little benefit relative to the cost.

Without any municipal subsidy, consultants estimated approximately 70 new housing units would be built through small-scale multi-unit projects over the next decade. Even if the city paid 100 percent of servicing costs, the study projected only about 29 additional units over 10 years, at a cost of roughly $1.23 million.

Staff recommended against introducing servicing incentives at this time, saying Housing Accelerator Fund money could instead be directed toward infrastructure and land investments that would accelerate more housing overall.

Fee-simple townhouses under consideration

Council also directed staff to continue exploring ways to expand fee-simple townhouse development throughout the city.

Unlike conventional strata townhouses, fee-simple townhouses allow owners to own both their home and the land beneath it, eliminating monthly strata fees.

Currently, Maple Ridge only permits this housing form within the Street Townhouse (RST) zones in Silver Valley. Staff said preliminary work is underway to examine extending that zoning to other parts of the community, with a report expected in the first quarter of 2027. Site-specific rezoning applications would still be required.

Staff told council representatives from the Urban Development Institute have expressed significant interest in creating more fee-simple townhouse opportunities because they offer individually serviced homes without strata corporations or monthly strata fees, potentially improving affordability for buyers.