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Consultation has concluded

Rendering of 20-storey academic and student housing building at 808 Royal Avenue


Project Update, September 26, 2023: At its meeting on September 25, 2023, Council gave three readings to the rezoning bylaw for this project. Click here to view a recording of this section of the meeting.

Project Update, September 12, 2023: At its meeting on September 11, 2023, City Council approved a recommendation to consider the rezoning application and that no public hearing will be held. Click here to access the Council report and to watch a recording of the meeting. Council will consider giving first, second, and third readings to the rezoning bylaw at its meeting on September 25, 2023. The meeting is open to public attendance and can also be viewed online. Click here for more information.

Project Update, September 8, 2023: City-led consultation for this project concluded in August. Feedback received from participants will be shared back here, and with Council as they formally consider this application during the Monday, September 11 Council Meeting. To tune in live to the Council Meeting, click here.

Also, a summary of feedback received during the applicant-led consultation, held in June 2023, and adjustments to the proposed building design based on feedback, is now available. Scroll down to review this information under the "How can I engage?" section.

What's being proposed?

Douglas College has submitted Rezoning and Special Development Permit applications to develop a 20-storey academic and student housing building at 808 Royal Avenue. Academic spaces would be located on the building’s lower levels, and residential space concentrated on the eighth storey and above. A total of 244 student housing units are proposed.

The development would provide 54 off-street parking stalls and 105 long-term and 18 short-term bicycle parking spaces. In addition to the proposed on-site parking, students and staff would have access to the College’s off-site parking facilities at 720 Carnarvon Street and 700 Royal Street. The project is proposed to meet Step 4 (housing portion of the building) and exceed Step 3 (academic portion of the building) of the BC Energy Step Code, and is targeting LEED Gold certification and Rick Hansen Foundation Accessibility Certification Gold.

A Preliminary Application Review for this project was completed in April 2021 and the applicant has incorporated the majority of this feedback into their proposed design.

The proposed student housing is in alignment with the Provincial Government’s Homes for People Action Plan, which commits to the delivery of 4,000 on-campus rooms for post-secondary students. The proposed project is consistent with the OCP, which designates the subject site as School/Institution, however It is not consistent with the property’s existing zoning, and thus a rezoning would be required.

The applicants hosted a virtual and in-person open house on June 19 & 20, 2023 with a live Q&A session. Written feedback was accepted until June 27, 2023. Based on feedback received during the consultation and committee review process, the applicant has worked with the City to update their proposal. Click to view the updated architectural drawings and landscape plan of the proposed development. You can also review drawings of the original architectural drawings and landscape plan.


How can I engage?

There are multiple opportunities for the public to provide feedback through the application review process. The review process is iterative and revisions are considered, based on engagement feedback, throughout the process. The process will first involve applicant-led consultation, review by City committees, followed by revisions based on the feedback, and then City-led engagement, prior to being presented to Council for approvals.

Applicant-led Consultation

The applicant hosted a virtual open house on June 19, 2023 and an in-person open house on June 20, 2023. Survey responses and written feedback were accepted until June 27, 2023. The feedback has been reviewed by staff and will be made publicly available in the forthcoming report to Council, tentatively scheduled for Fall 2023.

What We Heard

During the applicant-led consultation, respondents indicated strong support for the project’s sustainability measures (71.4%), new student housing units (68.6%) and expanded academic space (67.1%). The majority of community feedback focused on the following:

  • Support for student housing units;
  • Support for improved streetscape along Eighth Street;
  • Mixed feedback regarding building design, including the proposed building height;
  • Concern about potential traffic impacts.

Applicant Responses and Revisions

As the feedback was largely positive, the applicant has made only minor changes to their proposal in the following key areas, which are considered to largely address the feedback received:

  • Adding deeper, horizontal breaks to the façade to help reduce the perceived building scale;
  • Insetting the coloured panels along the building’s façade, to help soften the face of the building;
  • Benches along Eighth Street adjusted to allow for more planting.

Click here to review further detail about these changes to the proposed project.

Summary of City-Led Consultation

City-led consultation included this project website and an online survey that was published on this page. Residents within 100 m. of the project were notified of the survey. In total, 20 survey responses were received. Approximately 10 respondents felt the proposed development would fit well or somewhat well into the Downtown neighbourhood, while 8 felt it would not fit well. Feedback focused on support for student housing; concern regarding potential traffic, parking and construction impacts; and, mixed feedback regarding the proposed density and height.


Project Update, September 26, 2023: At its meeting on September 25, 2023, Council gave three readings to the rezoning bylaw for this project. Click here to view a recording of this section of the meeting.

Project Update, September 12, 2023: At its meeting on September 11, 2023, City Council approved a recommendation to consider the rezoning application and that no public hearing will be held. Click here to access the Council report and to watch a recording of the meeting. Council will consider giving first, second, and third readings to the rezoning bylaw at its meeting on September 25, 2023. The meeting is open to public attendance and can also be viewed online. Click here for more information.

Project Update, September 8, 2023: City-led consultation for this project concluded in August. Feedback received from participants will be shared back here, and with Council as they formally consider this application during the Monday, September 11 Council Meeting. To tune in live to the Council Meeting, click here.

Also, a summary of feedback received during the applicant-led consultation, held in June 2023, and adjustments to the proposed building design based on feedback, is now available. Scroll down to review this information under the "How can I engage?" section.

What's being proposed?

Douglas College has submitted Rezoning and Special Development Permit applications to develop a 20-storey academic and student housing building at 808 Royal Avenue. Academic spaces would be located on the building’s lower levels, and residential space concentrated on the eighth storey and above. A total of 244 student housing units are proposed.

The development would provide 54 off-street parking stalls and 105 long-term and 18 short-term bicycle parking spaces. In addition to the proposed on-site parking, students and staff would have access to the College’s off-site parking facilities at 720 Carnarvon Street and 700 Royal Street. The project is proposed to meet Step 4 (housing portion of the building) and exceed Step 3 (academic portion of the building) of the BC Energy Step Code, and is targeting LEED Gold certification and Rick Hansen Foundation Accessibility Certification Gold.

A Preliminary Application Review for this project was completed in April 2021 and the applicant has incorporated the majority of this feedback into their proposed design.

The proposed student housing is in alignment with the Provincial Government’s Homes for People Action Plan, which commits to the delivery of 4,000 on-campus rooms for post-secondary students. The proposed project is consistent with the OCP, which designates the subject site as School/Institution, however It is not consistent with the property’s existing zoning, and thus a rezoning would be required.

The applicants hosted a virtual and in-person open house on June 19 & 20, 2023 with a live Q&A session. Written feedback was accepted until June 27, 2023. Based on feedback received during the consultation and committee review process, the applicant has worked with the City to update their proposal. Click to view the updated architectural drawings and landscape plan of the proposed development. You can also review drawings of the original architectural drawings and landscape plan.


How can I engage?

There are multiple opportunities for the public to provide feedback through the application review process. The review process is iterative and revisions are considered, based on engagement feedback, throughout the process. The process will first involve applicant-led consultation, review by City committees, followed by revisions based on the feedback, and then City-led engagement, prior to being presented to Council for approvals.

Applicant-led Consultation

The applicant hosted a virtual open house on June 19, 2023 and an in-person open house on June 20, 2023. Survey responses and written feedback were accepted until June 27, 2023. The feedback has been reviewed by staff and will be made publicly available in the forthcoming report to Council, tentatively scheduled for Fall 2023.

What We Heard

During the applicant-led consultation, respondents indicated strong support for the project’s sustainability measures (71.4%), new student housing units (68.6%) and expanded academic space (67.1%). The majority of community feedback focused on the following:

  • Support for student housing units;
  • Support for improved streetscape along Eighth Street;
  • Mixed feedback regarding building design, including the proposed building height;
  • Concern about potential traffic impacts.

Applicant Responses and Revisions

As the feedback was largely positive, the applicant has made only minor changes to their proposal in the following key areas, which are considered to largely address the feedback received:

  • Adding deeper, horizontal breaks to the façade to help reduce the perceived building scale;
  • Insetting the coloured panels along the building’s façade, to help soften the face of the building;
  • Benches along Eighth Street adjusted to allow for more planting.

Click here to review further detail about these changes to the proposed project.

Summary of City-Led Consultation

City-led consultation included this project website and an online survey that was published on this page. Residents within 100 m. of the project were notified of the survey. In total, 20 survey responses were received. Approximately 10 respondents felt the proposed development would fit well or somewhat well into the Downtown neighbourhood, while 8 felt it would not fit well. Feedback focused on support for student housing; concern regarding potential traffic, parking and construction impacts; and, mixed feedback regarding the proposed density and height.

Consultation has concluded

Have a question about 808 Royal Avenue? Add it here and we will aim to reply within five business days. For more complex questions or multiple queries, the response process may require additional time as we prepare a comprehensive answer. In these cases, we will aim to get back to you within 10 business days and kindly request your patience as we do so. If we think your question would be of interest to others, we'll post your question and our response here. Thanks!

  • Share I am excited for the opportunity for the Campus to grow, however, changing the color of the building does not change the scale or size. Unfortunately, this proposal seems to value potential students at a higher regard than the functionality of our community, and you will soon see that I strongly disprove of the student housing. Therefore, I wish to addressed my concerns again on this platform as the previous survey does not reflect my opinion. My questions are: 1) Council: To what extend will Daniel Fountain be involved with the Councils considerations? Does his previous role on the Board of Directors for Douglas College present any conflicts? 2) Campus: What are the benefits to the community and City by providing student housing? Will there be faculty responsible to ensure that students are following noise bylaws? Will the building be smoke-free? Will the Campus be responsible for hiring a waste management company for recycling and garbage and which street will the designated pick up be? 3) City: How will the City and Developers address higher concentration of traffic and parking concerns? Will the City address parking infractions along Agnes, Moody, Mc Innes and 10th street differently? When was the last time a vehicle was towed from Moody or Mc Innes street? 4) Is it possible to see other peoples posts and to have more transparency with how people are responding? on Facebook Share I am excited for the opportunity for the Campus to grow, however, changing the color of the building does not change the scale or size. Unfortunately, this proposal seems to value potential students at a higher regard than the functionality of our community, and you will soon see that I strongly disprove of the student housing. Therefore, I wish to addressed my concerns again on this platform as the previous survey does not reflect my opinion. My questions are: 1) Council: To what extend will Daniel Fountain be involved with the Councils considerations? Does his previous role on the Board of Directors for Douglas College present any conflicts? 2) Campus: What are the benefits to the community and City by providing student housing? Will there be faculty responsible to ensure that students are following noise bylaws? Will the building be smoke-free? Will the Campus be responsible for hiring a waste management company for recycling and garbage and which street will the designated pick up be? 3) City: How will the City and Developers address higher concentration of traffic and parking concerns? Will the City address parking infractions along Agnes, Moody, Mc Innes and 10th street differently? When was the last time a vehicle was towed from Moody or Mc Innes street? 4) Is it possible to see other peoples posts and to have more transparency with how people are responding? on Twitter Share I am excited for the opportunity for the Campus to grow, however, changing the color of the building does not change the scale or size. Unfortunately, this proposal seems to value potential students at a higher regard than the functionality of our community, and you will soon see that I strongly disprove of the student housing. Therefore, I wish to addressed my concerns again on this platform as the previous survey does not reflect my opinion. My questions are: 1) Council: To what extend will Daniel Fountain be involved with the Councils considerations? Does his previous role on the Board of Directors for Douglas College present any conflicts? 2) Campus: What are the benefits to the community and City by providing student housing? Will there be faculty responsible to ensure that students are following noise bylaws? Will the building be smoke-free? Will the Campus be responsible for hiring a waste management company for recycling and garbage and which street will the designated pick up be? 3) City: How will the City and Developers address higher concentration of traffic and parking concerns? Will the City address parking infractions along Agnes, Moody, Mc Innes and 10th street differently? When was the last time a vehicle was towed from Moody or Mc Innes street? 4) Is it possible to see other peoples posts and to have more transparency with how people are responding? on Linkedin Email I am excited for the opportunity for the Campus to grow, however, changing the color of the building does not change the scale or size. Unfortunately, this proposal seems to value potential students at a higher regard than the functionality of our community, and you will soon see that I strongly disprove of the student housing. Therefore, I wish to addressed my concerns again on this platform as the previous survey does not reflect my opinion. My questions are: 1) Council: To what extend will Daniel Fountain be involved with the Councils considerations? Does his previous role on the Board of Directors for Douglas College present any conflicts? 2) Campus: What are the benefits to the community and City by providing student housing? Will there be faculty responsible to ensure that students are following noise bylaws? Will the building be smoke-free? Will the Campus be responsible for hiring a waste management company for recycling and garbage and which street will the designated pick up be? 3) City: How will the City and Developers address higher concentration of traffic and parking concerns? Will the City address parking infractions along Agnes, Moody, Mc Innes and 10th street differently? When was the last time a vehicle was towed from Moody or Mc Innes street? 4) Is it possible to see other peoples posts and to have more transparency with how people are responding? link

    I am excited for the opportunity for the Campus to grow, however, changing the color of the building does not change the scale or size. Unfortunately, this proposal seems to value potential students at a higher regard than the functionality of our community, and you will soon see that I strongly disprove of the student housing. Therefore, I wish to addressed my concerns again on this platform as the previous survey does not reflect my opinion. My questions are: 1) Council: To what extend will Daniel Fountain be involved with the Councils considerations? Does his previous role on the Board of Directors for Douglas College present any conflicts? 2) Campus: What are the benefits to the community and City by providing student housing? Will there be faculty responsible to ensure that students are following noise bylaws? Will the building be smoke-free? Will the Campus be responsible for hiring a waste management company for recycling and garbage and which street will the designated pick up be? 3) City: How will the City and Developers address higher concentration of traffic and parking concerns? Will the City address parking infractions along Agnes, Moody, Mc Innes and 10th street differently? When was the last time a vehicle was towed from Moody or Mc Innes street? 4) Is it possible to see other peoples posts and to have more transparency with how people are responding?

    kay asked over 1 year ago

    Thank you for taking the time to express your questions and feedback regarding the Rezoning and Development Permit applications for the proposed academic and student housing building at 808 Royal Avenue. As the project proposes to change the property’s existing zoning, Council consideration is required. Members of Council are required to adhere to the Council Code of Conduct and Provincial legislation in all deliberations. 

    The project proposes a number of community benefits consistent with Council’s 2023-2026 Strategic Priorities Plan, the Official Community Plan, and the Economic Development Plan. With respect to housing, the project is also consistent with the Provincial government’s Homes for People Action Plan, which commits to the delivery of 4,000 additional on-campus rooms for post-secondary students. Provision of dedicated student housing would support those who have difficulty finding safe and appropriate housing in the private rental market, particularly given its competitive nature. As noted in the Province’s Action Plan, student housing is also expected to create “much needed space in tight rental markets for renters in the broader community.” 

    Douglas College has proposed a model of housing that includes one Resident Advisor per floor, who would provide support to students. One Residence Manager, responsible for day-to-day housing operations, would also reside on-site and Douglas College has indicated that security would be present on-site 24 hours per day, seven days per week. The entirety of the campus would be smoke-free (including e-cigarettes), and as with all residences in New Westminster, student housing occupants would be required to adhere to the City’s Noise Bylaw. The development is required to accommodate vehicle parking demand generated by the project either on-site, or at one of the College’s nearby off-site parking facilities. This project would have access to alternative transportation methods, including the New Westminster SkyTrain station, Eighth Street Frequent Transit Network bus service, and subsidized transit passes are provided to all students. The College is also proximate to cycling routes, and bike storage and end-of-trip facilities would be provided on-site. With respect to waste management, the College would use a private waste hauler and all loading would occur on-site, which is typical of large developments. 

    Questions submitted through Be Heard New West (BHNW) for this project can be viewed by navigating to the end of the project page, where the survey begins, and clicking on “questions.” All questions received have been posted and answered publicly. In addition to the summary of feedback received through the applicant-led consultation, which has been added to the project page under "How can I engage?” an upcoming report to Council (anticipated in fall 2023) will also include a more detailed report of feedback received through both the applicant and City-led consultation surveys. This report will also be posted here on the Be Heard page. 

  • Share When will construction start? How long will this take? Where will heavy trucks get access to the lot? Will this block residents of 814 Royal from getting access to their underground parking? on Facebook Share When will construction start? How long will this take? Where will heavy trucks get access to the lot? Will this block residents of 814 Royal from getting access to their underground parking? on Twitter Share When will construction start? How long will this take? Where will heavy trucks get access to the lot? Will this block residents of 814 Royal from getting access to their underground parking? on Linkedin Email When will construction start? How long will this take? Where will heavy trucks get access to the lot? Will this block residents of 814 Royal from getting access to their underground parking? link

    When will construction start? How long will this take? Where will heavy trucks get access to the lot? Will this block residents of 814 Royal from getting access to their underground parking?

    NOTTrevor asked over 1 year ago

    Before answering your questions, we would like to clarify that this project has not yet been approved. At this time, the applicant (Douglas College) has submitted Rezoning and Development Permit applications for the proposed project. As the proposed project is not consistent with the property’s existing zoning, a rezoning is required. A new zone would be created for this project, which would be considered by Council in the fall. A Development Permit is also required, which allows the City to review the proposed design and the project’s overall fit for the neighbourhood.

    If Council chooses to approve the new zoning for the property, and the Development Permit is issued by the Director of Climate Action, Planning and Development, the property owner would then apply for their Building Permit. Details regarding construction would be determined during the Building Permit stage. Construction can only begin after issuance of the project’s Building (or Demolition) Permit. 

    As part of the Building Permit process, the applicant would be required to submit a Traffic Management Plan, which would be reviewed by City staff to ensure public safety is prioritized and neighbourhood livability impacts are minimized (please see the City’s website for more information). City staff also work closely with applicants and construction management companies to ensure they adhere to the Good Neighbour Protocol, which is a set of guidelines developed to minimize construction impacts on residents and businesses. Plans that propose to block access to underground parking on adjacent properties are generally not considered acceptable.

  • Share How will this building serve the community other than students and staff at douglas college? Will there be public washrooms available to the general public? Free wifi? Public access to food courts etc? on Facebook Share How will this building serve the community other than students and staff at douglas college? Will there be public washrooms available to the general public? Free wifi? Public access to food courts etc? on Twitter Share How will this building serve the community other than students and staff at douglas college? Will there be public washrooms available to the general public? Free wifi? Public access to food courts etc? on Linkedin Email How will this building serve the community other than students and staff at douglas college? Will there be public washrooms available to the general public? Free wifi? Public access to food courts etc? link

    How will this building serve the community other than students and staff at douglas college? Will there be public washrooms available to the general public? Free wifi? Public access to food courts etc?

    NOTTrevor asked over 1 year ago

    Thank you for your question. The Douglas College project at 808 Royal Avenue proposes a number of community benefits in line with the Council’s 2023-2026 Strategic Priorities Plan, the Official Community Plan, and the Economic Development Plan. These include, but are not limited to:

    • Economic benefits: Education has been identified as a key local employment sector, and expansion of the College could provide a number of benefits to the local economy, including additional, high-quality employment opportunities. 
    • Student housing: Provision of dedicated student housing would support those who have difficulty finding safe and appropriate housing, and is expected to create space in the private rental market for others in the broader community.    
    • Publicly-accessible spaces: The new campus would include a number of publicly-accessible spaces, including the ground floor café and marketplace, Eighth and Agnes Street plaza, and academic roof deck. The campus would also include event space that, similar to the Douglas College legacy campus, could be used by external organizations and community groups.  
  • Share The parking lot currently there is currently the best-value place to park in the area. I am not thrilled with the idea of it going away. Are there any plans for affordable parking to make up for it, or will people be forced to use the more expensive (and less common) meters? on Facebook Share The parking lot currently there is currently the best-value place to park in the area. I am not thrilled with the idea of it going away. Are there any plans for affordable parking to make up for it, or will people be forced to use the more expensive (and less common) meters? on Twitter Share The parking lot currently there is currently the best-value place to park in the area. I am not thrilled with the idea of it going away. Are there any plans for affordable parking to make up for it, or will people be forced to use the more expensive (and less common) meters? on Linkedin Email The parking lot currently there is currently the best-value place to park in the area. I am not thrilled with the idea of it going away. Are there any plans for affordable parking to make up for it, or will people be forced to use the more expensive (and less common) meters? link

    The parking lot currently there is currently the best-value place to park in the area. I am not thrilled with the idea of it going away. Are there any plans for affordable parking to make up for it, or will people be forced to use the more expensive (and less common) meters?

    MOS2 asked over 1 year ago

    Thank you for your question. One of the most important things that the City is considering with regard to this proposal is its alignment with the Official Community Plan (OCP), which was developed in close collaboration with the community. The OCP designates 808 Royal Avenue as “School / Institutional,” which allows for post-secondary schools and public parks and institutions, such as libraries. Parking facilities are not supported by this designation. The proposed Douglas College expansion project at 808 Royal Avenue is consistent with this land use designation and would provide student housing in alignment with Provincial policy priorities. 

    Douglas College is required to accommodate vehicle parking demand generated by the project either on-site, or at one of the College’s nearby off-site parking facilities. Accommodation of the current temporary parking facility is not a requirement of the project, and not a component of the development proposal. 

  • Share This development is a beautiful opportunity to narrow the vehicular part of Eighth Street to two lanes. No parking. Traffic patterns in this part of the street allow that even with busses mixed to general traffic. This redesign of the street would allow to accommodate a zigzagging climbing route for the future AAA cycling route, which is, in fact, proposed for this part of Eighth Street. Otherwise, the straight cycling tracks on the sides of the street cannot be considered as AAA, as it is too steep. Is there still a chance to coordinate such a great public benefit with this development? on Facebook Share This development is a beautiful opportunity to narrow the vehicular part of Eighth Street to two lanes. No parking. Traffic patterns in this part of the street allow that even with busses mixed to general traffic. This redesign of the street would allow to accommodate a zigzagging climbing route for the future AAA cycling route, which is, in fact, proposed for this part of Eighth Street. Otherwise, the straight cycling tracks on the sides of the street cannot be considered as AAA, as it is too steep. Is there still a chance to coordinate such a great public benefit with this development? on Twitter Share This development is a beautiful opportunity to narrow the vehicular part of Eighth Street to two lanes. No parking. Traffic patterns in this part of the street allow that even with busses mixed to general traffic. This redesign of the street would allow to accommodate a zigzagging climbing route for the future AAA cycling route, which is, in fact, proposed for this part of Eighth Street. Otherwise, the straight cycling tracks on the sides of the street cannot be considered as AAA, as it is too steep. Is there still a chance to coordinate such a great public benefit with this development? on Linkedin Email This development is a beautiful opportunity to narrow the vehicular part of Eighth Street to two lanes. No parking. Traffic patterns in this part of the street allow that even with busses mixed to general traffic. This redesign of the street would allow to accommodate a zigzagging climbing route for the future AAA cycling route, which is, in fact, proposed for this part of Eighth Street. Otherwise, the straight cycling tracks on the sides of the street cannot be considered as AAA, as it is too steep. Is there still a chance to coordinate such a great public benefit with this development? link

    This development is a beautiful opportunity to narrow the vehicular part of Eighth Street to two lanes. No parking. Traffic patterns in this part of the street allow that even with busses mixed to general traffic. This redesign of the street would allow to accommodate a zigzagging climbing route for the future AAA cycling route, which is, in fact, proposed for this part of Eighth Street. Otherwise, the straight cycling tracks on the sides of the street cannot be considered as AAA, as it is too steep. Is there still a chance to coordinate such a great public benefit with this development?

    Aquaro asked over 1 year ago

    Thank you for taking the time to provide feedback on this proposal. This application will be required to comply with the Downtown Transportation Plan (DTP), which characterizes Eighth Street as a Complete Street. The DTP directs future work to redesign the roadway to provide space for walking, transit, and cycling, and to right size the roadway for expected low motor vehicle volume. Consistent with the expectations of the DTP and the All Ages and Abilities Active Transportation Plan, the application proposes an expanded sidewalk, protected bike lane, and boulevard area. A parking lane is not proposed. This component of the project is currently under review and would be finalized prior to formal Council consideration of the project.

  • Share Why are the number of long term bicycle parking spaces significantly less than the number of dorms? Shouldn't every student be able to have a bicycle? on Facebook Share Why are the number of long term bicycle parking spaces significantly less than the number of dorms? Shouldn't every student be able to have a bicycle? on Twitter Share Why are the number of long term bicycle parking spaces significantly less than the number of dorms? Shouldn't every student be able to have a bicycle? on Linkedin Email Why are the number of long term bicycle parking spaces significantly less than the number of dorms? Shouldn't every student be able to have a bicycle? link

    Why are the number of long term bicycle parking spaces significantly less than the number of dorms? Shouldn't every student be able to have a bicycle?

    mcj asked over 1 year ago

    Thank you for taking the time to provide feedback on this proposal. The proposed bike storage is based on the applicant’s transportation study, which anticipates that a maximum of one in four students would require a long-term bicycle parking space. This is consistent with bike parking rates for other Lower Mainland post-secondary institutions, and reflects the diversity of alternative transportation options that would be available to students at this site (walking and public transit, including rapid transit, as well as cycling).