808 Royal Avenue

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. 

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.

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.  

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. 

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.

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).