51 Elliot Street

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Project Update: At their regular meeting on April 22, 2024, New Westminster City Council gave three readings to the Zoning Amendment and Housing Agreement Bylaws. A recording of the meeting as well as a copy of the report can be found here.


What's being proposed?

Applications for rezoning and development permit have been received for a residential high-rise at 51 Elliot Street in the Downtown neighbourhood. The proposal is for a residential high-rise of 37 storeys. The application includes 287 strata residential units and an overall density of 7.25 Floor Space Ratio (FSR). The application proposes to provide 13 affordable housing units and a 392 sq. metre (4,220 sq. ft.) child care space, both which would be operated by not-for-profit operators.

The proposal is consistent with the site’s “Residential – Tower Apartments” designation in the Downtown Community Plan (DCP), which anticipates high-density residential uses as has been proposed in this application. The rezoning would change the current zoning of Apartment High-Rise (RM-6B) to a site-specific Comprehensive Development (CD) zoning to facilitate the development.

This is the final opportunity for public comment on the proposal prior to the application being forwarded to Council for consideration.

Click here to view drawings of the proposed development.


Summary of Revisions

Applicant-led consultation was held for this development proposal in June 2020. At this time, affordable housing operators had not been contacted about potential partnership opportunities within the development. Following discussion with operators and review by the City, opportunities were identified to provide affordable housing units that are larger in size (two and three-bedroom units) and more suitable to families and larger households. In addition, there were opportunities to make these units more affordable (lower rents) exceeding current policy affordability requirements by providing some units at rent geared to income and some units at 26%-37% below current affordability requirements.

While the general site plan remains similar to what was previously proposed, in order to provide some larger and more affordable units and to ensure careful consideration was given to the needs of the affordable housing operator (to ensure ongoing operational and financial feasibility) and balance amenities to ensure the overall project remains financially viable, it was necessary to make key revisions to the proposal. These changes are summarized in the table below:


Previously Proposed (2020)Currently Proposed (2023)Change
Height (Storeys)34 storeys37 storeys3 storeys
Total Floor Space Ratio (FSR)6.68 FSR7.25 FSR1.07 FSR
Market Condos253 units (6.04 FSR)287 units (6.81 FSR)Additional 34 units (0.77 FSR)
Childcare4,220 sq. ft. (0.11 FSR)4,220 sq. ft. (0.11 FSR)No change
Affordable Housing28 below-market units
0.54 FSR
Total 13 units: 6 units with rents geared to income, and 7 units below market
0.33 FSR
*** Additional details below
Fewer units, but units are larger and increased affordability
-0.21 FSR


*** Proposed Affordable Housing Details:

6 non-market units (2.1% of total units) at rent geared to income:

  • 3 units with 2 bedrooms @ $570/mo (estimated, 2021)
  • 3 units with 3 bedrooms @ $660/mo (estimated, 2021)

7 units (2.4% of total units) at 60% of Housing Income Limits:

  • 5 units with 2 bedrooms @$1,035/mo (estimated, 2021) ($372 / 26% less than policy requirements)
  • 2 units with 3 bedrooms @$1,200/mo (estimated, 2021) ($702 / 37% less than policy requirements)


How can I engage?

City-led consultation has now concluded. This was the final opportunity for public comment on the proposal prior to the application being forwarded to Council for consideration of approval. The final staff report to Council will include a summary of the feedback received during the City-led consultation process, as well as any feedback submitted directly to staff during the project review process.

There are multiple opportunities for the public to provide feedback through the application review process. The process typically includes applicant-led consultation, review by City committees, and City-led consultation. The review process is iterative and revisions are considered, based on feedback, throughout the process.

Applicant-led Consultation (2020)

The applicants hosted two virtual open houses in June 2020. Attendees were given an opportunity to learn more about the project, provide comments, and ask questions.

Click here to view a summary of the questions, comments, and responses.


Project Update: At their regular meeting on April 22, 2024, New Westminster City Council gave three readings to the Zoning Amendment and Housing Agreement Bylaws. A recording of the meeting as well as a copy of the report can be found here.


What's being proposed?

Applications for rezoning and development permit have been received for a residential high-rise at 51 Elliot Street in the Downtown neighbourhood. The proposal is for a residential high-rise of 37 storeys. The application includes 287 strata residential units and an overall density of 7.25 Floor Space Ratio (FSR). The application proposes to provide 13 affordable housing units and a 392 sq. metre (4,220 sq. ft.) child care space, both which would be operated by not-for-profit operators.

The proposal is consistent with the site’s “Residential – Tower Apartments” designation in the Downtown Community Plan (DCP), which anticipates high-density residential uses as has been proposed in this application. The rezoning would change the current zoning of Apartment High-Rise (RM-6B) to a site-specific Comprehensive Development (CD) zoning to facilitate the development.

This is the final opportunity for public comment on the proposal prior to the application being forwarded to Council for consideration.

Click here to view drawings of the proposed development.


Summary of Revisions

Applicant-led consultation was held for this development proposal in June 2020. At this time, affordable housing operators had not been contacted about potential partnership opportunities within the development. Following discussion with operators and review by the City, opportunities were identified to provide affordable housing units that are larger in size (two and three-bedroom units) and more suitable to families and larger households. In addition, there were opportunities to make these units more affordable (lower rents) exceeding current policy affordability requirements by providing some units at rent geared to income and some units at 26%-37% below current affordability requirements.

While the general site plan remains similar to what was previously proposed, in order to provide some larger and more affordable units and to ensure careful consideration was given to the needs of the affordable housing operator (to ensure ongoing operational and financial feasibility) and balance amenities to ensure the overall project remains financially viable, it was necessary to make key revisions to the proposal. These changes are summarized in the table below:


Previously Proposed (2020)Currently Proposed (2023)Change
Height (Storeys)34 storeys37 storeys3 storeys
Total Floor Space Ratio (FSR)6.68 FSR7.25 FSR1.07 FSR
Market Condos253 units (6.04 FSR)287 units (6.81 FSR)Additional 34 units (0.77 FSR)
Childcare4,220 sq. ft. (0.11 FSR)4,220 sq. ft. (0.11 FSR)No change
Affordable Housing28 below-market units
0.54 FSR
Total 13 units: 6 units with rents geared to income, and 7 units below market
0.33 FSR
*** Additional details below
Fewer units, but units are larger and increased affordability
-0.21 FSR


*** Proposed Affordable Housing Details:

6 non-market units (2.1% of total units) at rent geared to income:

  • 3 units with 2 bedrooms @ $570/mo (estimated, 2021)
  • 3 units with 3 bedrooms @ $660/mo (estimated, 2021)

7 units (2.4% of total units) at 60% of Housing Income Limits:

  • 5 units with 2 bedrooms @$1,035/mo (estimated, 2021) ($372 / 26% less than policy requirements)
  • 2 units with 3 bedrooms @$1,200/mo (estimated, 2021) ($702 / 37% less than policy requirements)


How can I engage?

City-led consultation has now concluded. This was the final opportunity for public comment on the proposal prior to the application being forwarded to Council for consideration of approval. The final staff report to Council will include a summary of the feedback received during the City-led consultation process, as well as any feedback submitted directly to staff during the project review process.

There are multiple opportunities for the public to provide feedback through the application review process. The process typically includes applicant-led consultation, review by City committees, and City-led consultation. The review process is iterative and revisions are considered, based on feedback, throughout the process.

Applicant-led Consultation (2020)

The applicants hosted two virtual open houses in June 2020. Attendees were given an opportunity to learn more about the project, provide comments, and ask questions.

Click here to view a summary of the questions, comments, and responses.

CLOSED: This discussion has concluded.

Have a question about 51 Elliot 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 When's the staff review estimated to be completed? We're in a housing affordability crisis and 4+ years to get a project approved does not help. on Facebook Share When's the staff review estimated to be completed? We're in a housing affordability crisis and 4+ years to get a project approved does not help. on Twitter Share When's the staff review estimated to be completed? We're in a housing affordability crisis and 4+ years to get a project approved does not help. on Linkedin Email When's the staff review estimated to be completed? We're in a housing affordability crisis and 4+ years to get a project approved does not help. link

    When's the staff review estimated to be completed? We're in a housing affordability crisis and 4+ years to get a project approved does not help.

    agnesstreetphantom asked about 2 years ago

    Thank you for reaching out for information on this proposal. The applicant has been working on resolving details related to the proposed childcare facility and working closely with their not-for-profit housing partners to finalize arrangements for the provision of non-market and below-market housing within the proposal.

  • Share Is there a chance it could be a low rise and include commercial space in bottom floor? Kind of like a corridor with maybe a couple of restaurants, coffee shops, convenience stores or produce stores. That would greatly benefit the neighborhood; there is more than enough high rises and apartment buildings being built at the moment, and I feel like another 30+ story like Novare and 618 Carnarvon would just gentrify this neighborhood further. on Facebook Share Is there a chance it could be a low rise and include commercial space in bottom floor? Kind of like a corridor with maybe a couple of restaurants, coffee shops, convenience stores or produce stores. That would greatly benefit the neighborhood; there is more than enough high rises and apartment buildings being built at the moment, and I feel like another 30+ story like Novare and 618 Carnarvon would just gentrify this neighborhood further. on Twitter Share Is there a chance it could be a low rise and include commercial space in bottom floor? Kind of like a corridor with maybe a couple of restaurants, coffee shops, convenience stores or produce stores. That would greatly benefit the neighborhood; there is more than enough high rises and apartment buildings being built at the moment, and I feel like another 30+ story like Novare and 618 Carnarvon would just gentrify this neighborhood further. on Linkedin Email Is there a chance it could be a low rise and include commercial space in bottom floor? Kind of like a corridor with maybe a couple of restaurants, coffee shops, convenience stores or produce stores. That would greatly benefit the neighborhood; there is more than enough high rises and apartment buildings being built at the moment, and I feel like another 30+ story like Novare and 618 Carnarvon would just gentrify this neighborhood further. link

    Is there a chance it could be a low rise and include commercial space in bottom floor? Kind of like a corridor with maybe a couple of restaurants, coffee shops, convenience stores or produce stores. That would greatly benefit the neighborhood; there is more than enough high rises and apartment buildings being built at the moment, and I feel like another 30+ story like Novare and 618 Carnarvon would just gentrify this neighborhood further.

    Effigy asked about 3 years ago

    The subject site is designated “Residential – Tower Apartments” in the  Downtown Community Plan (DCP). This designation would expect high density residential uses as has been proposed in this application. In the DCP, mixed use buildings (e.g. residential combined with retail or other commercial uses), like you have described, are generally located on primary commercial streets such as Columbia Street, Carnarvon Street and Sixth Street. You can review a Consolidated Land use Map for the City here.

  • Share How long is construction anticipated to take once for this project once it starts? on Facebook Share How long is construction anticipated to take once for this project once it starts? on Twitter Share How long is construction anticipated to take once for this project once it starts? on Linkedin Email How long is construction anticipated to take once for this project once it starts? link

    How long is construction anticipated to take once for this project once it starts?

    Dutchie asked about 3 years ago

    The proposed development has not yet completed its application review process, which would still require additional community consultation and consideration by Council. Construction would not be able to commence until this application review process is completed and only if approved by Council. Should these approvals be obtained, the applicant estimates that construction would take approximately 2.5 years to complete.

  • Share Is there any updates as to when construction is planned to begin? In 2020 an estimate of early second quarter of 2021 was given. on Facebook Share Is there any updates as to when construction is planned to begin? In 2020 an estimate of early second quarter of 2021 was given. on Twitter Share Is there any updates as to when construction is planned to begin? In 2020 an estimate of early second quarter of 2021 was given. on Linkedin Email Is there any updates as to when construction is planned to begin? In 2020 an estimate of early second quarter of 2021 was given. link

    Is there any updates as to when construction is planned to begin? In 2020 an estimate of early second quarter of 2021 was given.

    Anonymous asked over 3 years ago

    The rezoning application has not yet been formally considered by Council (i.e. Bylaw readings) and a date for that consideration has not yet been set. Should the rezoning be adopted, the applicant would need to apply for necessary building permits and begin coordinating construction activities. At this time, and pending Council approval, it is not anticipated that construction would happen until late 2021 at the earliest.

  • Share Will this project be making any contributions towards improvements towards future improvements Albert Crescent? Park on Facebook Share Will this project be making any contributions towards improvements towards future improvements Albert Crescent? Park on Twitter Share Will this project be making any contributions towards improvements towards future improvements Albert Crescent? Park on Linkedin Email Will this project be making any contributions towards improvements towards future improvements Albert Crescent? Park link

    Will this project be making any contributions towards improvements towards future improvements Albert Crescent? Park

    GDG asked over 3 years ago

    The application has proposed to include updates to the perimeter pedestrian path adjacent to the site along the western edge of the park.

  • Share How will residents at this address access Albert Crescent park and will those routes be universally accessible? How will the separation of adjacent public park space and pubic access routes to the park and private development space be managed? on Facebook Share How will residents at this address access Albert Crescent park and will those routes be universally accessible? How will the separation of adjacent public park space and pubic access routes to the park and private development space be managed? on Twitter Share How will residents at this address access Albert Crescent park and will those routes be universally accessible? How will the separation of adjacent public park space and pubic access routes to the park and private development space be managed? on Linkedin Email How will residents at this address access Albert Crescent park and will those routes be universally accessible? How will the separation of adjacent public park space and pubic access routes to the park and private development space be managed? link

    How will residents at this address access Albert Crescent park and will those routes be universally accessible? How will the separation of adjacent public park space and pubic access routes to the park and private development space be managed?

    GDG asked over 3 years ago

    Staff are working with the applicant to ensure the provision of strong, well designed connections into Albert Crescent Park are provided. There would be two pedestrian connections adjacent to the site to allow access to Albert Crescent Park. The first, at the north of the property adjacent to a high rise at 188 Agnes St, is already existing and would be widened, improved and use similar materials as existing. The second connection at the south of the site would be new and would align with a new crosswalk at the western terminus of Carnarvon St. This path is currently proposed as cast in place concrete and would be at least 2 metres wide and grades would be less than 5%, meeting accessibility requirements. 

    Outdoor private space would be provided on-site for both residential and child care uses and park space would be reserved for public use.

    To see the most recent landscape plans, click here.

Page last updated: 25 Apr 2024, 01:45 PM