Weird, odd, and unorthodox were some of the words used to describe an Oct. 21 council discussion about a project that could see to eight new towers housing 7,250 new residents to be built in downtown New West.
When the discussion wrapped up nearly three hours later, council unanimously agreed to postpone a decision on the application for 88 10th St. – the Columbia Square Plaza site – until a special meeting on Monday, Oct. 28 at noon.
At Monday night’s meeting, council received a staff report recommending it give three readings to a zoning amendment bylaw for 88 10th St. The report also recommended that council also consider a motion endorsing the Columbia Square policy statement as a basis for developing a master plan for the site, with the plan needing to be completed before council considers adoption of the zoning amendment bylaw.
Council members voiced a range of opinions on the issue, with some supportive of moving forward to a master planning process for the site because of benefits associated with the project, such as the preservation of retail, the provision of public space, and the potential for a school to be built on the site. Some voice concerns about the density being proposed and the impact that phased construction would have on downtown residents and businesses.
When council was first informed about plans for the site, affordable housing was being proposed. That’s no longer the case and has been a source of concern for some council members.
At Monday’s meeting, some councillors reiterated concerns about the lack of affordable housing.
In response to those concerns, council brought forward an amendment which recommended that a minimum of 80 per cent of density bonus funds obtained from this project (estimated at $60 million) be directed to the city’s land acquisition reserve, earmarked for affordable housing.
Coun. Ruby Campbell questioned if some of the density bonus money the city receives from the developer could be put towards rental units in the development to make those non-market housing. At that point, council took a short break so staff could address that with the developer.
Jackie Teed, the city’s director of planning and development, said the developer “brought to us a new proposal” while discussing the use of density bonus funds on the site.
“They are currently proposing that they would do 20 per cent of the rental density as below- market rental at HILS Rates, secured through a housing agreement for 60 years or the life of the building, whichever is longer, with no impact to the density bonus amount,” she told council. “Units would be owned by the applicant and managed by a third-party non-profit manager.”
Teed said council could also use all or a portion of the density bonus funds to purchase additional units or an airspace parcel to construct units on the site.
Some council members expressed concern about moving forward without having that new proposal written into the bylaw, which was on table for their consideration.
To ensure the developer would abide by the new proposal, council considered an amendment: That a covenant be registered on title to secure 20 per cent of rental floor space as below-market rental at HILS Rates, secured through a housing agreement for 60 years or the life of the building, whichever is longer, with no impact to the density bonus amount and units to be owned by the applicant and managed by a third party nonprofit manager.
While some council members were comfortable considering the matter at Monday’s meeting, others expressed concern about the process.
Coun. Daniel Fontaine expressed concern about making policy on the fly, noting he was not even familiar with the HILS Rate until staff gave an explanation.
“This is all so bizarre to me,” he said. “I don't think it's good public policy making.”
Ultimately, council voted unanimously in favour of Coun. Jaimie McEvoy’s motion to hold off on voting on the recommendations and amendments and to call a special meeting. (During the lengthy discussion about this issue, council heard that the project’s financing deadlines do not allow it to be delayed until the next regular council meeting.)
More to come on Monday’s debate
What’s proposed?
The proposed high-density, mixed-use, transit-oriented development \will include housing, office and retail uses, and community and public spaces.
The proposal for the triangular-shaped lot bounded by Royal Avenue and Columbia and 10th streets includes:
- Up to 279,000 square metres (three million square feet) of residential density. Twenty per cent of this would be secured market rental.
- Replacement space for all of the existing 11,350 square metres (122,000 square feet) of retail floor area. (This includes a grocery store.)
- The site is expected to be developed in three phases over a number of years.
- It is expected the site could accommodate eight additional towers (nine in total including an existing residential tower on the site).
- The development is expected to create 3,800 residential units and 7,250 residents.
- The development is expected to house about 530 school-aged children (as per staff at the Oct. 21 meeting).
- No inclusionary or affordable housing is proposed.
- A minimum of 3,900 square metres (41,979 square feet) of commercial office space would be provided in the first phase of development.
- A minimum of 885 square metres (9,500 square feet) of not-for profit childcare space
- An option will be available to the school district to purchase or lease property from the applicant for an “urban format” public school or other facility. (If this option is not pursued, a minimum additional 557 to 1,114 metres (6,000 to 12,000 square feet) of market or not-for-profit childcare space would be provided.
- The next steps in the process are to create a master plan for the site (which includes public and stakeholder engagement and to complete requirements for adoption (including legal agreements). At that point, council would consider adoption of the bylaws.
- The policy statement requires the creation of a public open space network of about 25 per cent of the site, including a primary central open space.
A staff report said the zoning amendment bylaw creates a high-level comprehensive development district for the subject property. The zoning district regulations would permit podiums of up to six storeys and towers of up to 53 storeys in height, but staff say the heights and building massing would be further refined and reduced through the master plan process and design guidelines.
The City of New Westminster is using an “adapted application review process” for this site. That process establishes the land uses and densities for the site before undertaking the master planning process.
“Prior to the zoning amendment bylaw being brought forward for adoption, a master plan would be developed as guided by the proposed policy statement,” said a report to council. “The master plan would serve as a detailed blueprint for the future development, in particular by guiding review of future development permit applications which are delegated to staff.”
