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88 Tenth Street (Columbia Square)

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Rendering of 88 Tenth St


Project Update, November 7, 2024: Rezoning Amendment Bylaw No. 8485, 2024 was presented to Council on October 21 and 28, 2024 and was given First, Second and Third readings. The creation of a master plan would be completed and presented to Council, stakeholders and the public for comment prior to Council consideration of adoption of the Zoning Amendment Bylaw.


What's being proposed?

An application for Rezoning has been received for the creation of a Master Plan for the site at 88 Tenth Street (Columbia Square Plaza Shopping Centre). This Master Plan would facilitate a multi-phased development of a high-density, complete, mixed use, and transit-oriented community, which is intended to include a variety of housing opportunities, office and retail uses, and community and public spaces.

The applicant has proposed to replace existing commercial retail and office floor area and provide an opportunity for up to 260,000 square metres (2,800,000 sq. ft.) of residential floor area. This is estimated to achieve up to 3,800 new housing units for 7,000 residents. A minimum of 20% of the units would be required to be secured market rental units. The remaining units would not have tenure limitations and could be market ownership or rental units.

The development is focused on at-grade people-scaled design with the surface of the site prioritized for for pedestrians, cycling, and micro-mobility, and publicly-accessible open space. Buildings would be oriented around key open spaces. The general form of development, as depicted in the applicant site plan a sketches below, would include mixed use four to six storey podiums (retail at grade, office, residential and parking) supported by an expected eight residential towers ranging in height from 30 to 40 storeys.

Policy Statement and Master Plan

As this is a large-scale development that is expected to be constructed in multiple phases and take 15 to 20 years to build out, it was necessary to create a Policy Statement and a Master Plan to guide the development over this long development time horizon.

The Policy Statement is a City document that describes the vision, goals, policies and general planning principles for redevelopment. It connects “big picture” aspirations, such as those in Council’s 2023-2026 Strategic Priorities Plan and translates them into specific actions for development of the site. The Policy Statement provides “instructions” and direction on how to create a subsequent more detailed Master Plan. Feedback is being sought on the first draft of the Policy Statement through City-led consultation.

The Policy Statement provides a basis for creating a Master Plan, which is more detailed plan on how to develop the site. The Master Plan would be informed by additional work such as transportation studies, construction management plans, design plans for open spaces, and design guidelines. Additional consultation with stakeholders is expected during the creation of the Master Plan.

The draft Policy Statement for 88 Tenth Street (Columbia Square) can be found here.

The applicant site plan and sketches can be found here.


How can I engage?

City-led consultation has now concluded. 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 includes applicant-led consultation and review by City committees, followed by revisions based on the feedback. City-led consultation has now concluded before the rezoning gets presented to Council for consideration of approval.

Applicant-Led Consultation

The applicant held an in-person drop-in open house on June 19, 2024, to provide information and answer questions about the proposed development. This was a drop-in style event that provided information on the proposal and included opportunities to provide feedback in person or on the applicant's website.

The applicant's summary of the feedback received can be found here.

Master Plan Consultation

Once a draft Master Plan has been completed using the framework established by the Columbia Square Policy Statement, it would be presented to Council, stakeholders and the public for comment and feedback prior to Council consideration of adoption of the Zoning Amendment Bylaw. Timing of the completion of the Master Plan and consultation have not yet been determined. Further information on how to participate will be published in the future, including on this page.

City-Led Consultation

City-led consultation is intended to offer the opportunity for public input before the project proposal is finalized and presented to Council for consideration of approval. City-led consultation concluded on September 30, 2024, and sought feedback on a first draft of the Policy Statement and the general form of development as illustrated in the applicant site plan and sketches. Further revision and refinement of the Policy Statement, and the site plan and sketches, are anticipated as a result of consultation and further review.

Next Steps

Additional consultation is anticipated during the development of a Master Plan for the subject site as more detailed information is available and the proposal is refined. The timing, scope and format of that consultation will be determined at a future date.


Project Update, November 7, 2024: Rezoning Amendment Bylaw No. 8485, 2024 was presented to Council on October 21 and 28, 2024 and was given First, Second and Third readings. The creation of a master plan would be completed and presented to Council, stakeholders and the public for comment prior to Council consideration of adoption of the Zoning Amendment Bylaw.


What's being proposed?

An application for Rezoning has been received for the creation of a Master Plan for the site at 88 Tenth Street (Columbia Square Plaza Shopping Centre). This Master Plan would facilitate a multi-phased development of a high-density, complete, mixed use, and transit-oriented community, which is intended to include a variety of housing opportunities, office and retail uses, and community and public spaces.

The applicant has proposed to replace existing commercial retail and office floor area and provide an opportunity for up to 260,000 square metres (2,800,000 sq. ft.) of residential floor area. This is estimated to achieve up to 3,800 new housing units for 7,000 residents. A minimum of 20% of the units would be required to be secured market rental units. The remaining units would not have tenure limitations and could be market ownership or rental units.

The development is focused on at-grade people-scaled design with the surface of the site prioritized for for pedestrians, cycling, and micro-mobility, and publicly-accessible open space. Buildings would be oriented around key open spaces. The general form of development, as depicted in the applicant site plan a sketches below, would include mixed use four to six storey podiums (retail at grade, office, residential and parking) supported by an expected eight residential towers ranging in height from 30 to 40 storeys.

Policy Statement and Master Plan

As this is a large-scale development that is expected to be constructed in multiple phases and take 15 to 20 years to build out, it was necessary to create a Policy Statement and a Master Plan to guide the development over this long development time horizon.

The Policy Statement is a City document that describes the vision, goals, policies and general planning principles for redevelopment. It connects “big picture” aspirations, such as those in Council’s 2023-2026 Strategic Priorities Plan and translates them into specific actions for development of the site. The Policy Statement provides “instructions” and direction on how to create a subsequent more detailed Master Plan. Feedback is being sought on the first draft of the Policy Statement through City-led consultation.

The Policy Statement provides a basis for creating a Master Plan, which is more detailed plan on how to develop the site. The Master Plan would be informed by additional work such as transportation studies, construction management plans, design plans for open spaces, and design guidelines. Additional consultation with stakeholders is expected during the creation of the Master Plan.

The draft Policy Statement for 88 Tenth Street (Columbia Square) can be found here.

The applicant site plan and sketches can be found here.


How can I engage?

City-led consultation has now concluded. 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 includes applicant-led consultation and review by City committees, followed by revisions based on the feedback. City-led consultation has now concluded before the rezoning gets presented to Council for consideration of approval.

Applicant-Led Consultation

The applicant held an in-person drop-in open house on June 19, 2024, to provide information and answer questions about the proposed development. This was a drop-in style event that provided information on the proposal and included opportunities to provide feedback in person or on the applicant's website.

The applicant's summary of the feedback received can be found here.

Master Plan Consultation

Once a draft Master Plan has been completed using the framework established by the Columbia Square Policy Statement, it would be presented to Council, stakeholders and the public for comment and feedback prior to Council consideration of adoption of the Zoning Amendment Bylaw. Timing of the completion of the Master Plan and consultation have not yet been determined. Further information on how to participate will be published in the future, including on this page.

City-Led Consultation

City-led consultation is intended to offer the opportunity for public input before the project proposal is finalized and presented to Council for consideration of approval. City-led consultation concluded on September 30, 2024, and sought feedback on a first draft of the Policy Statement and the general form of development as illustrated in the applicant site plan and sketches. Further revision and refinement of the Policy Statement, and the site plan and sketches, are anticipated as a result of consultation and further review.

Next Steps

Additional consultation is anticipated during the development of a Master Plan for the subject site as more detailed information is available and the proposal is refined. The timing, scope and format of that consultation will be determined at a future date.

Ask a Question about 88 Tenth St (Columbia Square)

Have a question about 88 Tenth St (Columbia Square)? 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!

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  • Share Will the existing businesses in Columbia Square be allocated appropriate space in the ground level mixed-use spaces in the plan? on Facebook Share Will the existing businesses in Columbia Square be allocated appropriate space in the ground level mixed-use spaces in the plan? on Twitter Share Will the existing businesses in Columbia Square be allocated appropriate space in the ground level mixed-use spaces in the plan? on Linkedin Email Will the existing businesses in Columbia Square be allocated appropriate space in the ground level mixed-use spaces in the plan? link

    Will the existing businesses in Columbia Square be allocated appropriate space in the ground level mixed-use spaces in the plan?

    ufo42 asked 2 months ago

    Thank you for your question. The applicant has indicated they wish to retain and relocate existing retail tenants on site where possible. City staff will consider revisions to the draft Columbia Square Policy Statement to incorporate some language in regards to retention of existing retail tenants within the new development.

  • Share Where can I find the detailed plans and costing for adding infrastructure (roads, sewer, water, electric, schools), to support 7,000 new housing units at the site? on Facebook Share Where can I find the detailed plans and costing for adding infrastructure (roads, sewer, water, electric, schools), to support 7,000 new housing units at the site? on Twitter Share Where can I find the detailed plans and costing for adding infrastructure (roads, sewer, water, electric, schools), to support 7,000 new housing units at the site? on Linkedin Email Where can I find the detailed plans and costing for adding infrastructure (roads, sewer, water, electric, schools), to support 7,000 new housing units at the site? link

    Where can I find the detailed plans and costing for adding infrastructure (roads, sewer, water, electric, schools), to support 7,000 new housing units at the site?

    wonko_the_sane asked 2 months ago

    At this stage of the application, detailed servicing reviews have not been completed. The draft Columbia Square Policy Statement (Section 3.11 Policies 1, 2 and 4) outlines the necessary studies, reviews and modelling needed to understand civil engineering, transportation and servicing needs of the proposal to be complete and installed by the applicant. 

  • Share The New West arts community (artists and writers) really appreciated the free use of the empty storefront in Columbia Square over the past couple of years, as there's a shortage of easily accessible, low cost (or free) transit-friendly spaces to display work and to hold workshops, events, etc. Will there be an indoor community space available at low or no cost that the New West arts community can use - a space that can be reserved not just by and for residents of this new neighbourood, but for the larger New West artistic community as a whole? on Facebook Share The New West arts community (artists and writers) really appreciated the free use of the empty storefront in Columbia Square over the past couple of years, as there's a shortage of easily accessible, low cost (or free) transit-friendly spaces to display work and to hold workshops, events, etc. Will there be an indoor community space available at low or no cost that the New West arts community can use - a space that can be reserved not just by and for residents of this new neighbourood, but for the larger New West artistic community as a whole? on Twitter Share The New West arts community (artists and writers) really appreciated the free use of the empty storefront in Columbia Square over the past couple of years, as there's a shortage of easily accessible, low cost (or free) transit-friendly spaces to display work and to hold workshops, events, etc. Will there be an indoor community space available at low or no cost that the New West arts community can use - a space that can be reserved not just by and for residents of this new neighbourood, but for the larger New West artistic community as a whole? on Linkedin Email The New West arts community (artists and writers) really appreciated the free use of the empty storefront in Columbia Square over the past couple of years, as there's a shortage of easily accessible, low cost (or free) transit-friendly spaces to display work and to hold workshops, events, etc. Will there be an indoor community space available at low or no cost that the New West arts community can use - a space that can be reserved not just by and for residents of this new neighbourood, but for the larger New West artistic community as a whole? link

    The New West arts community (artists and writers) really appreciated the free use of the empty storefront in Columbia Square over the past couple of years, as there's a shortage of easily accessible, low cost (or free) transit-friendly spaces to display work and to hold workshops, events, etc. Will there be an indoor community space available at low or no cost that the New West arts community can use - a space that can be reserved not just by and for residents of this new neighbourood, but for the larger New West artistic community as a whole?

    quayside asked 2 months ago

    The draft Columbia Square Policy Statement (Section 3.2.4, Policy 3) does identify the need to continue to consider the needs for institutional space including arts, cultural, entertainment or education services.  As such, partnerships and opportunities to incorporate these types of spaces will be continued to be considered through the review of the application and creation of a Master Plan.

  • Share How many units of affordable housing are the developers providing? How many buildings are rental? How many units of affordable rental? How many parking spots are the developers providing for the entire complex? Per building? Per rental unit? How does that differ from current bylaws? Is this being connected with the needed schools being built so this does not create a further overcrowded school system? on Facebook Share How many units of affordable housing are the developers providing? How many buildings are rental? How many units of affordable rental? How many parking spots are the developers providing for the entire complex? Per building? Per rental unit? How does that differ from current bylaws? Is this being connected with the needed schools being built so this does not create a further overcrowded school system? on Twitter Share How many units of affordable housing are the developers providing? How many buildings are rental? How many units of affordable rental? How many parking spots are the developers providing for the entire complex? Per building? Per rental unit? How does that differ from current bylaws? Is this being connected with the needed schools being built so this does not create a further overcrowded school system? on Linkedin Email How many units of affordable housing are the developers providing? How many buildings are rental? How many units of affordable rental? How many parking spots are the developers providing for the entire complex? Per building? Per rental unit? How does that differ from current bylaws? Is this being connected with the needed schools being built so this does not create a further overcrowded school system? link

    How many units of affordable housing are the developers providing? How many buildings are rental? How many units of affordable rental? How many parking spots are the developers providing for the entire complex? Per building? Per rental unit? How does that differ from current bylaws? Is this being connected with the needed schools being built so this does not create a further overcrowded school system?

    Codeword asked 2 months ago

    Consistent with direction from Council, the proposal would include 20% of the overall housing to be provided as secured rental market housing. Additionally, the application would be required to provide density bonus contributions to the City which could be used to fund future affordable housing development and opportunities in the city. 

    At this stage of the application, detailed development plans have not yet been developed and the number of proposed parking and loading spaces has not been determined however, the development is anticipated to be consistent with the parking and loading requirements within the Zoning Bylaw. 

    Short and long range planning for school facilities are the responsibility of the New Westminster School District, and funding for school capital projects comes from the Provincial Ministry of Education and Child Care. To help ensure the District is planning and making funding requests to the Province based on updated information, the City provides the District with information on development applications such as the application at Columbia Square.

  • Share How many units of affordable housing are the developers providing? How many buildings are rental? How many units of affordable rental? How many parking spots are the developers providing for the entire complex? Per building? Per rental unit? How does that differ from current bylaws? Is this being connected with the needed schools being built so this does not create a further overcrowded school system? on Facebook Share How many units of affordable housing are the developers providing? How many buildings are rental? How many units of affordable rental? How many parking spots are the developers providing for the entire complex? Per building? Per rental unit? How does that differ from current bylaws? Is this being connected with the needed schools being built so this does not create a further overcrowded school system? on Twitter Share How many units of affordable housing are the developers providing? How many buildings are rental? How many units of affordable rental? How many parking spots are the developers providing for the entire complex? Per building? Per rental unit? How does that differ from current bylaws? Is this being connected with the needed schools being built so this does not create a further overcrowded school system? on Linkedin Email How many units of affordable housing are the developers providing? How many buildings are rental? How many units of affordable rental? How many parking spots are the developers providing for the entire complex? Per building? Per rental unit? How does that differ from current bylaws? Is this being connected with the needed schools being built so this does not create a further overcrowded school system? link

    How many units of affordable housing are the developers providing? How many buildings are rental? How many units of affordable rental? How many parking spots are the developers providing for the entire complex? Per building? Per rental unit? How does that differ from current bylaws? Is this being connected with the needed schools being built so this does not create a further overcrowded school system?

    Codeword asked 2 months ago

    Consistent with direction from Council, the proposal would include 20% of the overall housing to be provided as secured rental market housing. Additionally, the application would be required to provide density bonus contributions to the City which could be used to fund future affordable housing development and opportunities in the city. 

    As this stage of the application, detailed development plans have not yet been developed and the number of proposed parking and loading spaces has not been determined.   The development is expected to comply with the parking and loading requirements within the Zoning Bylaw. 

  • Share What school will the residents of the new towers send their kids to? I'm concerned about overcrowding in schools. on Facebook Share What school will the residents of the new towers send their kids to? I'm concerned about overcrowding in schools. on Twitter Share What school will the residents of the new towers send their kids to? I'm concerned about overcrowding in schools. on Linkedin Email What school will the residents of the new towers send their kids to? I'm concerned about overcrowding in schools. link

    What school will the residents of the new towers send their kids to? I'm concerned about overcrowding in schools.

    Shantala asked 3 months ago

    Schools are important community facilities that are essential to the livability of our neighbourhoods. Short and long range planning for school facilities are the responsibility of the New Westminster School District, and funding for school capital projects comes from the Provincial Ministry of Education and Child Care. The City collaborates closely with the School District as we continue to accommodate growth in accordance with Council’s Strategic Priorities and requirements of Provincial legislation. To help ensure the District is planning and making funding requests to the Province based on updated information, the City provides the District with information on development applications such as the application at Columbia Square. In addition, the City provides information regarding housing needs, growth projections and targets, data and policy information to support their planning efforts and requests for funding.

    This is reflected in the draft Columbia Square Policy Statement (Section 3.2.4, Policy 1) which also further identifies the opportunity for the New Westminster School District to partner with the developer to purchase or lease property to potentially to deliver an urban format school within Phase 3 of this development. 

  • Share This side of the city is very family oriented. Will there be more low-density buildings in this project that are more family friendly? If it is all high rises, it might bump up the already high traffic between Royal and Stewardson Way. How do you manage the air pollution and noise pollution for the current and future residents? on Facebook Share This side of the city is very family oriented. Will there be more low-density buildings in this project that are more family friendly? If it is all high rises, it might bump up the already high traffic between Royal and Stewardson Way. How do you manage the air pollution and noise pollution for the current and future residents? on Twitter Share This side of the city is very family oriented. Will there be more low-density buildings in this project that are more family friendly? If it is all high rises, it might bump up the already high traffic between Royal and Stewardson Way. How do you manage the air pollution and noise pollution for the current and future residents? on Linkedin Email This side of the city is very family oriented. Will there be more low-density buildings in this project that are more family friendly? If it is all high rises, it might bump up the already high traffic between Royal and Stewardson Way. How do you manage the air pollution and noise pollution for the current and future residents? link

    This side of the city is very family oriented. Will there be more low-density buildings in this project that are more family friendly? If it is all high rises, it might bump up the already high traffic between Royal and Stewardson Way. How do you manage the air pollution and noise pollution for the current and future residents?

    Jeffrey asked 3 months ago

    Hello, thanks for the question. While much of the detailed work to refine the form of development is expected to be completed through the development of a master plan for this site, it is anticipated that the development would include low-rise podium structures with high-rises above. The City also has a family friendly housing policy which requires a minimum number of larger two and three bedroom units in all multiple unit residential developments. The draft Columbia Square Policy Statement notes an expectation for the development to meet or exceed the requirements of the Family Friendly Housing Policy (Section 3.3 Housing, Policy 1).

    The draft Columbia Square Policy Statement includes a Guiding Principle in relation to sustainability (Section 2.1.6) which references the intent for the development to be transit and active transportation oriented and car-lite. Additionally this section a focuses on high performance buildings, which would include both noise and airtightness. 

  • Share Will there be a new school built to accommodate? Existing schools are already at or beyond capacity. on Facebook Share Will there be a new school built to accommodate? Existing schools are already at or beyond capacity. on Twitter Share Will there be a new school built to accommodate? Existing schools are already at or beyond capacity. on Linkedin Email Will there be a new school built to accommodate? Existing schools are already at or beyond capacity. link

    Will there be a new school built to accommodate? Existing schools are already at or beyond capacity.

    EC asked 5 months ago

    Schools are important community facilities that are essential to the livability of our neighbourhoods. Short and long range planning for school facilities are the responsibility of the New Westminster School District, and funding for school capital projects comes from the Ministry of Education and Child Care. The City collaborates closely with the School District as we continue to accommodate growth in accordance with Council’s Strategic Priorities and requirements of Provincial legislation. To help ensure the District is planning and making funding requests to the Province based on updated information, the City provides the District with information on development applications such as the application at Columbia Square. In addition, the City provides information regarding housing needs, growth projections and targets, data and policy information to support their planning efforts and requests for funding.

Page last updated: 07 Nov 2024, 03:13 PM