909-915 Twelfth Street

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Consultation has concluded

Rendering of proposed five storey multi-unit residential building


Project Update, September 26, 2023: A Public Hearing on this proposal was held on September 25, 2023, after which Council supported the application to change the Official Community Plan and Zoning.

Click here to read the Council package and all public correspondence received, and access the Public Hearing recording. Click here for the Council meeting recording following the Public Hearing.

Project Update, September 2023: A Public Hearing on this proposal is scheduled for September 25, 2023 at 6:00 pm. Community members are invited to provide their feedback on the proposals to Council for their review and consideration as part of the Public Hearing process. There are multiple ways to provide feedback through the Public Hearing process: through the comment form on this page; by email to clerks@newwestcity.ca; by regular mail; or by signing up to speak at the Public Hearing. The Public Hearing process is the final opportunity to provide input before Council makes its decision on these bylaw amendments. Click here for more information.

What's being proposed?

Rezoning and Development Permit applications have been received for the properties at 909-915 Twelfth Street. The site is proposed to be rezoned from Community Commercial Districts (Medium Rise) (C-2A) to a Comprehensive Development zone to facilitate the development of a five-storey multi-unit residential building. A total of 40 strata units and an overall density of 2.5 FSR are proposed. The development would include nine ground-oriented units with six two-storey townhouse-style units. Seven three-bedroom units and 13 two-bedroom units are proposed, meeting the City’s family-friendly housing requirements. The building would be constructed to BC Energy Step Code Level 4, which would help meet the City’s climate emergency targets.

The application also includes the proposal to purchase an unused portion of City lane at the rear of the site to be consolidated into the development. To facilitate the incorporation of the City-owned portion, an Official Community Plan amendment application is proposed to capture this lane portion for consistency with the rest of the subject properties.

Click here to view drawings of the proposed building.


How can I engage?

The final opportunity for feedback on this application before Council decides whether to approve it will be at the September 25, 2023 Public Hearing. You can submit your comments for Council as part of the Public Hearing process through the comment form below.

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

Applicant-led Consultation

The applicants hosted a virtual open house session on February 9, 2021. Survey responses and written feedback were accepted until March 1, 2021. The consultation activities as well as a summary of the questions and comments received will be made publicly available in a forthcoming report to Council, tentatively scheduled for Fall 2023.

The next opportunity to provide feedback on this project will be at a Public Hearing. This has not been scheduled yet. Check back here for updates.

What We Heard

During the applicant-led consultation, 13 people attended the virtual open house, five people submitted feedback through the applicants’ project website, and three people submitted feedback by email. Feedback expressed primarily related to:

  • Support for thoughtful redevelopment and intensification on Twelfth Street;
  • Support for bringing in more ground-oriented, multi-unit residential housing;
  • Mixed feedback regarding building design, including building height;
  • Concern about waste collection;
  • Concern about traffic and loss of on-street parking;
  • Concern about the loss of existing businesses/residential units;
  • Concern about safety and proximity of the proposed ground floor patios to the street.

Applicant Response and Revisions

In response to consultation, committee, and City feedback, some examples of changes made by the applicant to their proposal include:

  • Updating the proposed tenant assistance strategy;
  • Revising building facade design elements, including incorporating Art Deco details to the building, updating the main entry design, addressing blank walls on certain elevations, and enhancing building articulation;
  • Re-orienting one of the ground floor units that was facing Twelfth Street to face London Street;
  • Adding an interpretive panel at the building’s main entrance to reflect the site’s intangible history;
  • Relocating the indoor amenity area to allow light access;
  • Making some adjustments to the parkade configuration, including adding a secure scooter charging area;
  • Updating some of the proposed landscaping, including changing to an alternative low-maintenance species for the proposed trees along Twelfth Street.


Project Update, September 26, 2023: A Public Hearing on this proposal was held on September 25, 2023, after which Council supported the application to change the Official Community Plan and Zoning.

Click here to read the Council package and all public correspondence received, and access the Public Hearing recording. Click here for the Council meeting recording following the Public Hearing.

Project Update, September 2023: A Public Hearing on this proposal is scheduled for September 25, 2023 at 6:00 pm. Community members are invited to provide their feedback on the proposals to Council for their review and consideration as part of the Public Hearing process. There are multiple ways to provide feedback through the Public Hearing process: through the comment form on this page; by email to clerks@newwestcity.ca; by regular mail; or by signing up to speak at the Public Hearing. The Public Hearing process is the final opportunity to provide input before Council makes its decision on these bylaw amendments. Click here for more information.

What's being proposed?

Rezoning and Development Permit applications have been received for the properties at 909-915 Twelfth Street. The site is proposed to be rezoned from Community Commercial Districts (Medium Rise) (C-2A) to a Comprehensive Development zone to facilitate the development of a five-storey multi-unit residential building. A total of 40 strata units and an overall density of 2.5 FSR are proposed. The development would include nine ground-oriented units with six two-storey townhouse-style units. Seven three-bedroom units and 13 two-bedroom units are proposed, meeting the City’s family-friendly housing requirements. The building would be constructed to BC Energy Step Code Level 4, which would help meet the City’s climate emergency targets.

The application also includes the proposal to purchase an unused portion of City lane at the rear of the site to be consolidated into the development. To facilitate the incorporation of the City-owned portion, an Official Community Plan amendment application is proposed to capture this lane portion for consistency with the rest of the subject properties.

Click here to view drawings of the proposed building.


How can I engage?

The final opportunity for feedback on this application before Council decides whether to approve it will be at the September 25, 2023 Public Hearing. You can submit your comments for Council as part of the Public Hearing process through the comment form below.

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

Applicant-led Consultation

The applicants hosted a virtual open house session on February 9, 2021. Survey responses and written feedback were accepted until March 1, 2021. The consultation activities as well as a summary of the questions and comments received will be made publicly available in a forthcoming report to Council, tentatively scheduled for Fall 2023.

The next opportunity to provide feedback on this project will be at a Public Hearing. This has not been scheduled yet. Check back here for updates.

What We Heard

During the applicant-led consultation, 13 people attended the virtual open house, five people submitted feedback through the applicants’ project website, and three people submitted feedback by email. Feedback expressed primarily related to:

  • Support for thoughtful redevelopment and intensification on Twelfth Street;
  • Support for bringing in more ground-oriented, multi-unit residential housing;
  • Mixed feedback regarding building design, including building height;
  • Concern about waste collection;
  • Concern about traffic and loss of on-street parking;
  • Concern about the loss of existing businesses/residential units;
  • Concern about safety and proximity of the proposed ground floor patios to the street.

Applicant Response and Revisions

In response to consultation, committee, and City feedback, some examples of changes made by the applicant to their proposal include:

  • Updating the proposed tenant assistance strategy;
  • Revising building facade design elements, including incorporating Art Deco details to the building, updating the main entry design, addressing blank walls on certain elevations, and enhancing building articulation;
  • Re-orienting one of the ground floor units that was facing Twelfth Street to face London Street;
  • Adding an interpretive panel at the building’s main entrance to reflect the site’s intangible history;
  • Relocating the indoor amenity area to allow light access;
  • Making some adjustments to the parkade configuration, including adding a secure scooter charging area;
  • Updating some of the proposed landscaping, including changing to an alternative low-maintenance species for the proposed trees along Twelfth Street.
Consultation has concluded

Have a question about 909-915 Twelfth 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 Has an environmental assessment or testing to the site taken place yet? on Facebook Share Has an environmental assessment or testing to the site taken place yet? on Twitter Share Has an environmental assessment or testing to the site taken place yet? on Linkedin Email Has an environmental assessment or testing to the site taken place yet? link

    Has an environmental assessment or testing to the site taken place yet?

    Naomi Youngson asked about 2 years ago

    Thank you for your question. Site contamination and remediation is governed by the Province of British Columbia under the Environmental Management Act and through Site Disclosure Statements (formerly Site Profiles) required in specific circumstances. A site profile was submitted to the City with the applications for this site. This site profile did not identify any commercial or industrial activities (Schedule 2 activities) which would require further investigation or remediation and was forwarded to the Ministry of Environment and Climate Change for information

  • Share With work on the city's retail strategy presumably not completing until after this project is approved would it not be prudent to allow flexibility for Commercial along 12th or perhaps units designed to be flexible live/work spaces? I fully understand the need for the right balance of commercial on 12th and the need for additional residential density to support. My worry is that 12th will no longer have a critical mass of a continuous commercial strip. The plan now has swung too far the other way. Please make sure that there is continuous commercial of some kind from 7th Ave up to 10th Ave. Below 7th Ave where there is less commercial already could transition to residential only with redevelopment. on Facebook Share With work on the city's retail strategy presumably not completing until after this project is approved would it not be prudent to allow flexibility for Commercial along 12th or perhaps units designed to be flexible live/work spaces? I fully understand the need for the right balance of commercial on 12th and the need for additional residential density to support. My worry is that 12th will no longer have a critical mass of a continuous commercial strip. The plan now has swung too far the other way. Please make sure that there is continuous commercial of some kind from 7th Ave up to 10th Ave. Below 7th Ave where there is less commercial already could transition to residential only with redevelopment. on Twitter Share With work on the city's retail strategy presumably not completing until after this project is approved would it not be prudent to allow flexibility for Commercial along 12th or perhaps units designed to be flexible live/work spaces? I fully understand the need for the right balance of commercial on 12th and the need for additional residential density to support. My worry is that 12th will no longer have a critical mass of a continuous commercial strip. The plan now has swung too far the other way. Please make sure that there is continuous commercial of some kind from 7th Ave up to 10th Ave. Below 7th Ave where there is less commercial already could transition to residential only with redevelopment. on Linkedin Email With work on the city's retail strategy presumably not completing until after this project is approved would it not be prudent to allow flexibility for Commercial along 12th or perhaps units designed to be flexible live/work spaces? I fully understand the need for the right balance of commercial on 12th and the need for additional residential density to support. My worry is that 12th will no longer have a critical mass of a continuous commercial strip. The plan now has swung too far the other way. Please make sure that there is continuous commercial of some kind from 7th Ave up to 10th Ave. Below 7th Ave where there is less commercial already could transition to residential only with redevelopment. link

    With work on the city's retail strategy presumably not completing until after this project is approved would it not be prudent to allow flexibility for Commercial along 12th or perhaps units designed to be flexible live/work spaces? I fully understand the need for the right balance of commercial on 12th and the need for additional residential density to support. My worry is that 12th will no longer have a critical mass of a continuous commercial strip. The plan now has swung too far the other way. Please make sure that there is continuous commercial of some kind from 7th Ave up to 10th Ave. Below 7th Ave where there is less commercial already could transition to residential only with redevelopment.

    Westie asked almost 3 years ago

    The City will be launching work on the Retail Strategy in June 2021, and will be launching a Be Heard Project page this summer. The Be Heard page will include information about public consultation opportunities, which we hope that everyone interested in Twelfth Street will also take part in. One of the areas of focus of the Retail Strategy will be the City’s Great Streets, including Upper Twelfth Street. 

    It is expected that Council will consider whether or not to support this project before the Retail Strategy advances and develops recommendations related to on Twelfth Street. It was previously determined that this was the most appropriate approach given that this development application was already well underway before the discussions began about potential changes to the Official Community Plan. The applicant has made efforts to comply with existing policies, development permit guidelines, and land use designations. 

    The feedback gathered via this Be Heard project page will be shared with Council for consideration before they make their decision as to either approve or reject the application. 

  • Share With 12th Street being a busy, and at times noisy, street I am wondering how the new building and property are being designed to minimize the impact of intrusive street noise and fumes from vehicles. on Facebook Share With 12th Street being a busy, and at times noisy, street I am wondering how the new building and property are being designed to minimize the impact of intrusive street noise and fumes from vehicles. on Twitter Share With 12th Street being a busy, and at times noisy, street I am wondering how the new building and property are being designed to minimize the impact of intrusive street noise and fumes from vehicles. on Linkedin Email With 12th Street being a busy, and at times noisy, street I am wondering how the new building and property are being designed to minimize the impact of intrusive street noise and fumes from vehicles. link

    With 12th Street being a busy, and at times noisy, street I am wondering how the new building and property are being designed to minimize the impact of intrusive street noise and fumes from vehicles.

    Jacko asked about 3 years ago

    The building is being designed to BC Step Code Level 4, which means that there will be enhanced insulation and thicker walls, contributing to noise attenuation. A more efficient building envelope in a BC Step Code Level 4 building will have improved airtightness, reducing the risk of indoor air quality issues from outdoor sources.  The building would also be required to meet all building code requirements in regards to air circulation and ventilation.

  • Share I am wondering about the added congestion to London Street. As you know, London Street is a designated bike route; however, it is dangerously busy, especially during rush hour. Have you consider the affects of adding 60+ more vehicles will have on the area? Also, have you considered the implications of having a parking garage entrance going into the lane off of 12th street. It is extremely tight and busy now, I can’t imagine the congestion to the neighbourhood should more cars be added. on Facebook Share I am wondering about the added congestion to London Street. As you know, London Street is a designated bike route; however, it is dangerously busy, especially during rush hour. Have you consider the affects of adding 60+ more vehicles will have on the area? Also, have you considered the implications of having a parking garage entrance going into the lane off of 12th street. It is extremely tight and busy now, I can’t imagine the congestion to the neighbourhood should more cars be added. on Twitter Share I am wondering about the added congestion to London Street. As you know, London Street is a designated bike route; however, it is dangerously busy, especially during rush hour. Have you consider the affects of adding 60+ more vehicles will have on the area? Also, have you considered the implications of having a parking garage entrance going into the lane off of 12th street. It is extremely tight and busy now, I can’t imagine the congestion to the neighbourhood should more cars be added. on Linkedin Email I am wondering about the added congestion to London Street. As you know, London Street is a designated bike route; however, it is dangerously busy, especially during rush hour. Have you consider the affects of adding 60+ more vehicles will have on the area? Also, have you considered the implications of having a parking garage entrance going into the lane off of 12th street. It is extremely tight and busy now, I can’t imagine the congestion to the neighbourhood should more cars be added. link

    I am wondering about the added congestion to London Street. As you know, London Street is a designated bike route; however, it is dangerously busy, especially during rush hour. Have you consider the affects of adding 60+ more vehicles will have on the area? Also, have you considered the implications of having a parking garage entrance going into the lane off of 12th street. It is extremely tight and busy now, I can’t imagine the congestion to the neighbourhood should more cars be added.

    JM asked about 3 years ago

    Thank you for providing your comments and concerns regarding the application at 909-915 Twelfth Street. 

    The proposed development is consistent with the Official Community Plan for the neighbourhood and site. The property is located on Twelfth Street, a Great Street, and on the London-Dublin Greenway as identified in the Master Transportation Plan. Twelfth Street is well served by transit with the #112 bus route, a future Frequent Transit Network as outlined by TransLink. The location is well positioned to support residents using sustainable modes of travel (walking, cycling, taking transit) and reduce reliance on private vehicles for everyday trips. Through the application, opportunities are being identified to improve conditions along the Greenway and Great Street to make walking, cycling and accessing transit more comfortable and convenient for all users and address the types of concerns raised including how vehicles access the site. 

    transportation
    transportation
  • Share Twelfth street is designated as a great street. No doubt that attractive commercial space is a core component of it. Unfortunately the project with its current plan is removing all commercial for this location. While the commercial landscape of 12th street is going downhill, diagonally across at 7855 Kingsway in Burnaby, four new retail stores are being created and near completion. They include A&W, Popeyes Chickens, Pizza Pizza and a dental clinic. Clearly there is high demand for commercial spaces at this high traffic intersection, and these popular brands are helping to revitalize the commercial scene in the area. The city needs to have a long term vision and be bold to stick to its OCP, save and promote more commercial spaces in the area. on Facebook Share Twelfth street is designated as a great street. No doubt that attractive commercial space is a core component of it. Unfortunately the project with its current plan is removing all commercial for this location. While the commercial landscape of 12th street is going downhill, diagonally across at 7855 Kingsway in Burnaby, four new retail stores are being created and near completion. They include A&W, Popeyes Chickens, Pizza Pizza and a dental clinic. Clearly there is high demand for commercial spaces at this high traffic intersection, and these popular brands are helping to revitalize the commercial scene in the area. The city needs to have a long term vision and be bold to stick to its OCP, save and promote more commercial spaces in the area. on Twitter Share Twelfth street is designated as a great street. No doubt that attractive commercial space is a core component of it. Unfortunately the project with its current plan is removing all commercial for this location. While the commercial landscape of 12th street is going downhill, diagonally across at 7855 Kingsway in Burnaby, four new retail stores are being created and near completion. They include A&W, Popeyes Chickens, Pizza Pizza and a dental clinic. Clearly there is high demand for commercial spaces at this high traffic intersection, and these popular brands are helping to revitalize the commercial scene in the area. The city needs to have a long term vision and be bold to stick to its OCP, save and promote more commercial spaces in the area. on Linkedin Email Twelfth street is designated as a great street. No doubt that attractive commercial space is a core component of it. Unfortunately the project with its current plan is removing all commercial for this location. While the commercial landscape of 12th street is going downhill, diagonally across at 7855 Kingsway in Burnaby, four new retail stores are being created and near completion. They include A&W, Popeyes Chickens, Pizza Pizza and a dental clinic. Clearly there is high demand for commercial spaces at this high traffic intersection, and these popular brands are helping to revitalize the commercial scene in the area. The city needs to have a long term vision and be bold to stick to its OCP, save and promote more commercial spaces in the area. link

    Twelfth street is designated as a great street. No doubt that attractive commercial space is a core component of it. Unfortunately the project with its current plan is removing all commercial for this location. While the commercial landscape of 12th street is going downhill, diagonally across at 7855 Kingsway in Burnaby, four new retail stores are being created and near completion. They include A&W, Popeyes Chickens, Pizza Pizza and a dental clinic. Clearly there is high demand for commercial spaces at this high traffic intersection, and these popular brands are helping to revitalize the commercial scene in the area. The city needs to have a long term vision and be bold to stick to its OCP, save and promote more commercial spaces in the area.

    UptownGirl asked about 3 years ago

    The properties at 909-915 Twelfth Street are designated Residential – Multiple Unit Buildings (RM) in the Official Community Plan. The proposed development is consistent with the RM designation which does not require provision of commercial space. Council has also directed staff to develop a city-wide Retail Strategy which would identify how the City can ensure the sustainability of New Westminster’s retail businesses, in the short- and medium-term as they recover from ongoing effects of the COVID-19 pandemic, and over the long-term. The findings and recommendations of the Retail Strategy would help inform and guide City policies, plans and regulations that would continue to foster a healthy retail sector into the future. It is anticipated that work on the Retail Strategy, which was paused due to the COVID-19 pandemic, would resume in 2021.

    retail
    retail