140 Sixth Street (Royal Towers)
Project Update: June 15, 2026:
Rezoning Amendment Bylaw No. 8597, 2026 will be presented to Council on June 22, 2026 for consideration of First and Second Reading.
The staff report can be found here.
If approved, the next step in the process will be creation of a Master Plan including design guidelines. The Master Plan would be presented to Council, stakeholders and the public for comment prior to Council consideration of adoption of the Zoning Bylaw Amendment.
What is being proposed?
A Rezoning Application has been received for the creation of a Master Plan for the site at 140 Sixth Street (Royal Towers). This Master Plan would allow for a new high-density multi-phased development.
The applicant has proposed to replace the existing building, originally constructed as a hotel and now operated as market rental and commercial retail, with two 38-storey residential towers over a commercial podium and two six-storey rental buildings.
The applicant’s early concept includes approximately:
- 66,000 square metres (710,000 square feet) of residential floor area to provide 1,050 residential units, including 850 market condo units, 110 units of market rental and 125 units of affordable housing,
- 6,040 sq.m (65,000 sq. ft.) of local-serving commercial space including office and retail uses,
- 3,065 sq. m (33,000 sq. ft.) of publicly accessible open space, including a central plaza and a courtyard along Sixth Street, and
- other public realm improvements on fronting streets.
The development of a Master Plan is necessary to guide the design across the site through multiple phases of build-out. A Master Plan is a detailed design and policy document intended to ensure that the site is developed in a consistent manner.
The Master Plan would be developed after Council gives third reading to the amendment and bylaw, and before Council's consideration of adoption of the Zoning Amendment Bylaw. Opportunities for the public to provide feedback on the Master Plan would be provided at this stage.
Existing Tenants
The applicant has prepared a Tenant Assistance Plan, which has been endorsed by Council, and retained Lookout Housing Society to support the existing tenants. The Tenant Assistance Plan includes the right of first refusal to a replacement unit at the same rent. If you are an existing tenant and are concerned about how this application may impact you, please contact Megan Kriger at Lookout Housing Society directly.
Tenant Assistance Coordinator:
Megan Kriger, 604-866-3487
Megan.kriger@lookoutsociety.ca
Lookout Housing and Health Society
How can I engage?
There will be multiple opportunities for the public to provide feedback throughout the Rezoning and Master Plan process. The process will first involve applicant-led consultation, review by City committees, followed by revisions based on the feedback, before being presented to Council for consideration of approval. The Master Planning process will include additional opportunities for engagement.
Applicant-Led Consultation
The applicant held an in-person drop-in open house on February 25, 2026, 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.
Please click here to see the applicant’s summary of the feedback received.
Future Opportunities for Engagement
Additional opportunities for engagement will be provided through the Master Planning process. Updates about future engagement opportunities will be provided on this page.
Please check back here for details and a consultation timeline.
Project Contact
Planning Division
Planning and Development Department
Phone: 604-527 4532
Email: devfeedback@newwestcity.ca
Phases
Creation of a Master Plan
Following Council consideration of First and Second Reading, the applicant will work to create a Master Plan including design guidelines. Once a draft Master has been created, 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. It is anticipated that the Master Plan will be completed by July 1, 2027. The Master Plan consultation timing has not yet been determined. Further information on how to participate will be published in the future, including on this page.