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102/104 Eighth Avenue & 728 First Street

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Consultation has concluded

Image rendering of the proposed project which includes a total of 10 side-by-side ground-oriented residential units


Project Update, April 2023: A Public Hearing was held on April 24, 2023, after which Council supported the application to change the Official Community Plan and Zoning. Click here to view the Public Hearing and Council meeting recordings from April 24, and click here to read the Council package and all public correspondence received.


What's being proposed?

Official Community Plan (OCP) Amendment, Rezoning and Development Permit applications have been received for 102/104 Eighth Avenue and 728 First Street. A total of 10 side-by-side, ground-oriented infill townhouse residential units are proposed across two buildings, and plans indicate an overall Floor Space Ratio (FSR) of 1.03. All of the proposed units would be family-friendly, containing three bedrooms, and stratified. The development proposes 11 off-street parking spaces in accordance with Zoning Bylaw requirements. Long-term bicycle storage would be provided for each unit, as per Zoning Bylaw requirements, as well as six short-term bicycle spaces.

Click here to view the architectural plan and click here to view the landscaping plan of the proposed development.


How can I engage?

There have been multiple opportunities for the public to provide feedback through the application review process. The review process was iterative and revisions were considered, based on engagement feedback, throughout the process. The process included applicant-led consultation and review by City committees, followed by revisions based on the feedback, prior to being presented to Council for approvals.

A Public Hearing was held on April 24, 2023, after which Council voted to support the application. All opportunities for engagement with this application are now complete.

Applicant-led Consultation
The applicant hosted an In-person Open House on November 1, 2022. Written feedback was accepted until November 8, 2022.

For additional information on the project, please visit the applicant’s website.

What We Heard

City staff has summarized the feedback received during applicant-led consultation, with the primary comments expressed relating to the following:

  • Support for three-bedroom, family-friendly units in Glenbrooke North;
  • Support for increased density in the neighbourhood;
  • Support for the proposed scale of development; and
  • Mixed feedback regarding the architectural expression of the project.


Project Update, April 2023: A Public Hearing was held on April 24, 2023, after which Council supported the application to change the Official Community Plan and Zoning. Click here to view the Public Hearing and Council meeting recordings from April 24, and click here to read the Council package and all public correspondence received.


What's being proposed?

Official Community Plan (OCP) Amendment, Rezoning and Development Permit applications have been received for 102/104 Eighth Avenue and 728 First Street. A total of 10 side-by-side, ground-oriented infill townhouse residential units are proposed across two buildings, and plans indicate an overall Floor Space Ratio (FSR) of 1.03. All of the proposed units would be family-friendly, containing three bedrooms, and stratified. The development proposes 11 off-street parking spaces in accordance with Zoning Bylaw requirements. Long-term bicycle storage would be provided for each unit, as per Zoning Bylaw requirements, as well as six short-term bicycle spaces.

Click here to view the architectural plan and click here to view the landscaping plan of the proposed development.


How can I engage?

There have been multiple opportunities for the public to provide feedback through the application review process. The review process was iterative and revisions were considered, based on engagement feedback, throughout the process. The process included applicant-led consultation and review by City committees, followed by revisions based on the feedback, prior to being presented to Council for approvals.

A Public Hearing was held on April 24, 2023, after which Council voted to support the application. All opportunities for engagement with this application are now complete.

Applicant-led Consultation
The applicant hosted an In-person Open House on November 1, 2022. Written feedback was accepted until November 8, 2022.

For additional information on the project, please visit the applicant’s website.

What We Heard

City staff has summarized the feedback received during applicant-led consultation, with the primary comments expressed relating to the following:

  • Support for three-bedroom, family-friendly units in Glenbrooke North;
  • Support for increased density in the neighbourhood;
  • Support for the proposed scale of development; and
  • Mixed feedback regarding the architectural expression of the project.
Consultation has concluded

Have a question about 102/104 Eighth Avenue & 728 First Street? 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 a long time New Westminster resident, why is there no attempt to have a design to fit in with the aesthetics of the city. The townhomes on Park Crescent add to the heritage of New Westminster. on Facebook Share I am a long time New Westminster resident, why is there no attempt to have a design to fit in with the aesthetics of the city. The townhomes on Park Crescent add to the heritage of New Westminster. on Twitter Share I am a long time New Westminster resident, why is there no attempt to have a design to fit in with the aesthetics of the city. The townhomes on Park Crescent add to the heritage of New Westminster. on Linkedin Email I am a long time New Westminster resident, why is there no attempt to have a design to fit in with the aesthetics of the city. The townhomes on Park Crescent add to the heritage of New Westminster. link

    I am a long time New Westminster resident, why is there no attempt to have a design to fit in with the aesthetics of the city. The townhomes on Park Crescent add to the heritage of New Westminster.

    user1949 asked over 1 year ago

    Thank you for taking the time to provide feedback on this proposal. Among other relevant City policy, this project is required to comply with the infill townhouse and rowhouse design guidelines, which do not require a specific architectural expression. The form and character of the project is largely in keeping with the design guidelines. While a contemporary expression has been proposed, similar to the apartment building on the opposite side of Eighth Avenue, traditional materials such as wood have been included in the design to help it better integrate into the neighbourhood context. 

    As part of the application process, the project was also presented to the New Westminster Design Panel. The Panel expressed their support for the proposal.

    A Public Hearing for this project will be held on April 24, 2023. If you would like to share your comments with Council by speaking at the Public Hearing, please see instructions here. You may also share your comments by writing to Council, and instructions on how to do so can found here.

  • Share I am very concerned about the limited parking. Do 11 spaces for 10 three bedroom homes equate to 1 each with 1 visitor/emergency parking area. I like the idea of building for the future with bicycle storage. I live in Glenbrooke North & the current reality on my block is that the average homeowner has more than 2 cars & they are parked on the street. on Facebook Share I am very concerned about the limited parking. Do 11 spaces for 10 three bedroom homes equate to 1 each with 1 visitor/emergency parking area. I like the idea of building for the future with bicycle storage. I live in Glenbrooke North & the current reality on my block is that the average homeowner has more than 2 cars & they are parked on the street. on Twitter Share I am very concerned about the limited parking. Do 11 spaces for 10 three bedroom homes equate to 1 each with 1 visitor/emergency parking area. I like the idea of building for the future with bicycle storage. I live in Glenbrooke North & the current reality on my block is that the average homeowner has more than 2 cars & they are parked on the street. on Linkedin Email I am very concerned about the limited parking. Do 11 spaces for 10 three bedroom homes equate to 1 each with 1 visitor/emergency parking area. I like the idea of building for the future with bicycle storage. I live in Glenbrooke North & the current reality on my block is that the average homeowner has more than 2 cars & they are parked on the street. link

    I am very concerned about the limited parking. Do 11 spaces for 10 three bedroom homes equate to 1 each with 1 visitor/emergency parking area. I like the idea of building for the future with bicycle storage. I live in Glenbrooke North & the current reality on my block is that the average homeowner has more than 2 cars & they are parked on the street.

    50 years in New West asked almost 2 years ago

    Thank you for your question. The project proposes 10 parking stalls for residents and 1 stall for visitors, for a total of 11 vehicle parking stalls. The proposed vehicle parking is consistent with the Zoning Bylaw requirements for infill townhouses, which requires 1 stall per townhouse unit, as well as visitor parking. The project also has access to great alternative transportation options. It is walking distance to nearby amenities such as Royal Square Mall and Terry Hughes Park, and bus service on Eighth Avenue. It is also located near the Crosstown Greenway, and as you’ve noted above, bike parking would be provided for each unit. All of these transit options, in addition to the limited space available for parking, are also consistent with the City’s response to the climate emergency and transitioning to more trips within the city by more sustainable methods.

  • Share With this rezoning from RS-1 (Land use change to Ground Oriented Housing ) can you elaborate why the rezoning needed is for a CD district versus RT zone per bylaw 405 Infill Townhouse District ( by-aw 7936, 2017 ). Are there some aspects contained in the proposal that can only be addressed with the implementation of a CD? on Facebook Share With this rezoning from RS-1 (Land use change to Ground Oriented Housing ) can you elaborate why the rezoning needed is for a CD district versus RT zone per bylaw 405 Infill Townhouse District ( by-aw 7936, 2017 ). Are there some aspects contained in the proposal that can only be addressed with the implementation of a CD? on Twitter Share With this rezoning from RS-1 (Land use change to Ground Oriented Housing ) can you elaborate why the rezoning needed is for a CD district versus RT zone per bylaw 405 Infill Townhouse District ( by-aw 7936, 2017 ). Are there some aspects contained in the proposal that can only be addressed with the implementation of a CD? on Linkedin Email With this rezoning from RS-1 (Land use change to Ground Oriented Housing ) can you elaborate why the rezoning needed is for a CD district versus RT zone per bylaw 405 Infill Townhouse District ( by-aw 7936, 2017 ). Are there some aspects contained in the proposal that can only be addressed with the implementation of a CD? link

    With this rezoning from RS-1 (Land use change to Ground Oriented Housing ) can you elaborate why the rezoning needed is for a CD district versus RT zone per bylaw 405 Infill Townhouse District ( by-aw 7936, 2017 ). Are there some aspects contained in the proposal that can only be addressed with the implementation of a CD?

    Jon asked almost 2 years ago

    Thank you for your question. A Comprehensive Development (CD) zone, specific to this site, would be created to better enable the project to meet Step 4 of the BC Energy Step Code. This approach is consistent with the City’s Passive Design Exclusion Policy, which supports additional floor area for single detached houses built to higher performance standards, including 0.03 Floor Space Ratio (FSR) for Step 4 buildings. Because these types of projects require additional space for, for example, thicker walls, extra floor area is key to supporting better building performance. 

    Although additional floor area for townhouses has not been specifically created under this policy, staff considers it reasonable to apply a similar FSR for this project, to support its building performance target. As the Infill Townhouse and Rowhouse Residential District (RT) does not provide additional density for Step 4 buildings, a CD zone would be required. The zone would also be written in such a way as to allow the project to distribute the additional density (0.03 FSR) above or below-ground, as the applicant sees fit. The zone would also eliminate aspects of the RT zone that do not apply to this project, and to vary a requirement for scooter parking, which is more applicable to projects with parkades.   

  • Share When it comes to townhouses with their own from door entrance, could these be considered for "non-strata" or "free-hold" units? In our city and neighboring areas stratas seem to be the only option for residents that either can't afford a detached single family home or prefer to live in a row houses/townhouse. It would be great to see non-strata townhouses where the recident owns the structure, the plot of land and exterior areas. Individual units can make window improvements, and other renovations without needing to get permission from a strata and without forcing the same renovation on all adjacent units. No strata fees. Non-strata townhouses operate same as a detached home, with the only change being right next to your neighbor. on Facebook Share When it comes to townhouses with their own from door entrance, could these be considered for "non-strata" or "free-hold" units? In our city and neighboring areas stratas seem to be the only option for residents that either can't afford a detached single family home or prefer to live in a row houses/townhouse. It would be great to see non-strata townhouses where the recident owns the structure, the plot of land and exterior areas. Individual units can make window improvements, and other renovations without needing to get permission from a strata and without forcing the same renovation on all adjacent units. No strata fees. Non-strata townhouses operate same as a detached home, with the only change being right next to your neighbor. on Twitter Share When it comes to townhouses with their own from door entrance, could these be considered for "non-strata" or "free-hold" units? In our city and neighboring areas stratas seem to be the only option for residents that either can't afford a detached single family home or prefer to live in a row houses/townhouse. It would be great to see non-strata townhouses where the recident owns the structure, the plot of land and exterior areas. Individual units can make window improvements, and other renovations without needing to get permission from a strata and without forcing the same renovation on all adjacent units. No strata fees. Non-strata townhouses operate same as a detached home, with the only change being right next to your neighbor. on Linkedin Email When it comes to townhouses with their own from door entrance, could these be considered for "non-strata" or "free-hold" units? In our city and neighboring areas stratas seem to be the only option for residents that either can't afford a detached single family home or prefer to live in a row houses/townhouse. It would be great to see non-strata townhouses where the recident owns the structure, the plot of land and exterior areas. Individual units can make window improvements, and other renovations without needing to get permission from a strata and without forcing the same renovation on all adjacent units. No strata fees. Non-strata townhouses operate same as a detached home, with the only change being right next to your neighbor. link

    When it comes to townhouses with their own from door entrance, could these be considered for "non-strata" or "free-hold" units? In our city and neighboring areas stratas seem to be the only option for residents that either can't afford a detached single family home or prefer to live in a row houses/townhouse. It would be great to see non-strata townhouses where the recident owns the structure, the plot of land and exterior areas. Individual units can make window improvements, and other renovations without needing to get permission from a strata and without forcing the same renovation on all adjacent units. No strata fees. Non-strata townhouses operate same as a detached home, with the only change being right next to your neighbor.

    Hyggelig asked about 2 years ago

    Hello, thank you for the question and our apologies for the delay in getting back to you. The City encourages strata-titled, freehold and, rowhouse projects on appropriate sites across New Westminster, with the understanding that these forms of housing support the goals of the Official Community Plan. However, decisions about the ownership structure of a project are left to the property developer. For this particular project, the developer has proposed a strata-titled townhouse development.