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a strategy for revitalization

, growth and change

Lower Twelfth StreetArea PlanThe Corporation of the City of New WestminsterPlanning Department

Apri l 21, 2004

l o w e r T w e l f t h S t r e e t a r e a p l a n . C i t y o f N e w W e s t m i n s t e r , B . C . , A p r i l 2 0 0 4

CONTENTS Acknowledgements

1.0 SUMMARY I

1.1 Vision 1.2 10 Step Action Plan 1.3 Land Use Framework 2.0 INTRODUCTION 5

2.1 Purpose 2.2 Location 2.3 History 2.4 Planning Process 2.5 Public Involvement Process

3.0 PLANNING FRAMEWORK 11

3.1 Social & Physical Analysis 3.2 Economic Analysis Overview 3.3 Land Use Trends & Development Opportunities 3.4 Market Based Land Use Scenarios 3.5 Development Potential 3.6 Growth Allocation & Population

4.0 THE PLAN 35

4.1 Overview 4.2 Sustainable Smart Growth Redevelopment Goals 4.3 Land Use Concept 4.4 Land Use & Urban Design Policies 4.4.1 Urban Design 4.4.2 Heritage 4.4.3 Housing 4.4.4 Parks & Open Space 4.4.5 Servicing, Streets & Traffic Circulation 4.4.6 Environment, Floodplain, & Soil Contamination 4.4.7 Commercial 4.4.8 Industrial Activity 4.4.9 Schools, Social Amenities & Community Facilities

5.0 PLANNING FOR ACTION 59

5.1 Implementation Action Plan 5.2 Design Guidelines 5.3 Rezoning, Design Review, & Approval Process 5.4 Funding Infrastructure & Public Amenities 5.5 Plan Monitoring & Evaluation

6.0 BIBLIOGRAPHY & REFERENCES 69 Maps Appendices

Acknowledgements

This Plan was truly a group effort! The residents and businesses care deeply about the Lower Twelfth Area’s future and this care was reflected in their contributions and energy throughout the process. The “Design Charrette”, walking tour, and group discussions brought great “colour” and detail to this innovative process that included urban design, land use planning, and economics. We hope that the community’s values and ideas are reflected in the Lower Twelfth Street Area Plan’s rich contents and that the Plan sets the foundation blocks for great things to come.

Many people contributed to the Lower Twelfth Street Area Plan. This active participation by many individuals brought wonderful stories and insights to the process. They collectively defined what makes the Lower Twelfth Street Area special and how these special qualities should help shape its future. We would like to sincerely thank all those individuals and groups whose time and energy made the quality and depth of this Plan possible. Specifically, we would like to thank the Lower Twelfth St. Area Resource Team , the many businesses in the Lower Twelfth Street Area, the Brow of the Hill Residents Association, and the West End Residents Association for their valuable background information and ideas. In addition, we would like to extend our gratitude to the Canadian Auto Workers and the Calvary Worship Centre for opening their doors for our workshops, open houses, and meetings. Thanks also goes out to Archie Miller for his memorable historical walking tour of the Lower Twelfth Street Area. City staff members from Police, Fire and Rescue, Engineering, Planning, and Parks and Recreation also took an active role in the public meetings and made valuable contributions to the Plan’s content and strategies. Finally, special thanks go out to Mayor Wayne Wright for his personal enthusiasm and Council’s active role in shaping this Plan.

Without all these efforts, the richness of the Lower Twelfth Street Area Plan would not have been possible. The work to realize the revitalization of Lower Twelfth Street has just begun. The same enthusiasm and ideas are now required to bring the vision to life in the years to come.

Prime Consultants

MVH Urban Planning & Design Inc.Michael von Hausen, MCIP, Project Director

In association with:The Hulbert Group International Inc.G.P. Rollo & Associates Ltd.Don Wuori Design ConsultantsPublication Graphics: Dolores Altin, TAKE OUT Design Graphics+

AndThe City of New Westminster Planning DepartmentMary Pynenburg, MCIP, Director of PlanningJohn Hopkins, MCIP, Planner, and Project Manager

CITY COMMITTEES, ASSOCIATIONS AND SOCIETIES

Advisory Planning CommissionBrow of the Hill Residents AssociationWest End Residents AssociationMoody Park Residents AssociationTwelfth Street Neighbourhood Society

CITY COUNCIL

Mayor Wayne WrightCouncillor Casey CookCouncillor Jerry Dobrovolny Councillor Chuck PuchmayrCouncillor Calvin Donnelly Councillor Lorrie WilliamsCouncillor Bob Osterman

LOWER TWELFTH ST. AREA RESOURCE TEAM

Marie Jang Tanex IndustriesAlex Bempong Salvation ArmyMichael Fitzsimmons Land and Water BCJaimie McEvoy President, Brow of the Hill Assoc.Allyson Butt Brow of the Hill Assoc.Rob Watt West End Resident Assoc.Andrea Backman Key West FordRobert Cohen Petro CanadaSam Owusu Calvary Worship Centre


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Dolores Altin

see Executive Summary PDF for this section

2.0 INTRODUCTION

2.1 PURPOSE

The purpose of the Lower Twelfth Street Area Plan is to provide a new land use vision for the area. The vision will provide direction to the City of New Westminster, local residents, businesses, and prospective developers as to the desirable land uses, as well as the future form and character for the area.

Over the past decade, there has been a shift in the types of land uses in the Lower Twelfth Street area from predominantly light industrial uses to a mix of residential, service commercial and some office uses. Adjacent neighbourhoods have also experienced changing land uses such as Brow of the Hill, West End, and the Columbia Street Historic District. With these trends toward a more residential based neighbourhood, the Lower Twelfth Street area has been targeted as a residential growth area. The City of New Westminster is committed to support the shared policies that are necessary to meet the growth targets established in the Greater Vancouver

Regional District’s Livable Region Strategic Plan and the City of New Westminster Official Community Plan.

Specific objectives for the Lower Twelfth Street Area Plan include:

• Inform and update the Official Community Plan as the area is identified as a Comprehensive Development Area and Development Permit Area, noting that future development proposals that do not conform to the existing zoning within Zoning Bylaw No. 6680 will have to go through the normal rezoning process;

• Determine the most appropriate configuration of land uses for the Lower Twelfth Street area using sustainable “Smart Growth” principles, reflecting Official Community Plan policies to accommodate additional residential growth and encourage mixed use development, as well as future market demand for land uses suitable to the area over the next 20 years;

• Facilitate the use of alternative transportation modes (walking, cycling, and transit) and ensure development takes advantage of all transportation opportunities;

• Enhance the quality of the natural and built environment (e.g., improved quality of the public realm, improved soil quality, additional green space and natural features); and

• Prepare an implementation strategy, which should include allocation and phasing, a financial plan for infrastructure and transportation improvements, and development and financing of any community facilities.

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The Lower Twelfth Street area is located at the base of Stewardson Way, close to the historic heart of New Westminster and the community’s commercial centre. The area is bounded by Fourth Avenue to the north; Louellen, Eleventh and Tenth Streets to the east, Royal Avenue to the south; and Stewardson Way to the west. Twelfth Street runs through the centre of the planning area. The planning area covers approximately 27 acres. The south part of the area is relatively fl at then rises sharply to the east and north as part of the west hillside of New Westminster.

Considered part of the North Arm North neighbourhood in the current Offi cial Community Plan, the planning area borders the Brow of the Hill Neighbourhood to the east and the West End Neighbourhood to the north. There is a mix of single and multiple family housing where the area meets the Brow of the Hill and West End neighbourhoods, while the south part is wrapped with retail commercial uses off of Columbia Square on the south side Royal Avenue.

Stewardson Way acts as the western boundary of the area along with the SkyTrain alignment and the railway track, separating the Lower Twelfth Street area from the rest of the North Arm North neighbourhood west of the site. A mix of New Westminster Quay high-rise residential uses and other industrial uses are located on the West side of Stewardson Way

The Lower Twelfth Street Area plan proposes additional pedestrian linkages to the adjacent neighbourhoods that will help revitalize the Lower Twelfth Street Area as well as inject new energy into the surrounding commercial zones.

2.2 LOCATION

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The Lower Twelfth Street area contains a colourful history and community identity that need to be acknowledged and celebrated to reflect the spirit of the community and local identity. Rooted primarily in industry, the community was once part of the suburban fringe of New Westminster. The Lower Twelfth Street Area Plan recognizes the need for heritage preservation and encourages public art and signage to strengthen local character. Intended as a working neighbourhood, the Brow of the Hill neighbourhood immediately adjacent to the Lower Twelfth Street area, was the City’s original suburban neighbourhood. Many residents were employed locally in the North Arm waterfront area and industry along Twelfth Street. The Gas Works building (Gasification Plant built in 1886), located at the corner of Twelfth Street and Third Avenue is a valuable heritage resource that could be restored as a key community building.

The area along Stewardson Way has been used primarily for industry since the first zoning bylaw of the 1940’s. With the increase of automobile

orientation in the Lower Mainland, Lower Twelfth Street auto dealerships and services expanded in the 1950’s to become one of the largest concentrations of dealerships and repair shops in the region. During the 1960’s to 1980’s, the trend continued towards a pronounced increase in car-oriented land use in the area. However, a change in traffic patterns occurred during the mid 1980s when Stewardson Way was connected from Sixth Avenue to Columbia Street which reduced traffic flows along Twelfth Avenue. Today, changing lifestyles, SkyTrain proximity, and rising land values, are offering new opportunities for this area to consider change from generally underutilized industrial and commercial uses to a more residential neighbourhood orientation with supportive retail commercial uses.

2.3 HISTORY

GASIFICATION BUILDINGWESTMINSTER BOILER & TANK BUILDINGTHE BROW OF THE HILL COMMUNITYTHE EVOLUTION OF THE AUTO DISTRICT

HistoricBROW HILLOF THEHistoricBROW HILLOF THE

Auto related industry featured prominently in the 50’s

Brow Of The Hill historic community

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Heritage Walk October 8, 2003 with local Historian Archie Miller

Auto Services dominate along Stewardson Way

View from The Brow Of The Hill neighbourhood

Westminster Boiler & Tank building

Gasification Building

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The Lower Twelfth Street Area Plan process included a systematic investigation, synthesis, and evaluation that resulted in recommendations for the future redevelopment of the area.

The following summarizes the process:

1. Information InventorySite visits along with review of land use history, environmental conditions, floodplain consider-ations, proposed development, and existing city policies.

2. Economic EvaluationReview of existing market trends and future market po-tential; Review of key market indicators for residential devel-opment and other non-residen-tial development on a regional, city and local basis.

3. Citizen’s Support Group, Community Questionnaire, and Open House/WorkshopBusiness representatives, resi-dents meetings, community

2.4 PLANNING PROCESS

questionnaire, and workshops as well as a heritage walk supported by City staff and consultants.

4. Identification of Opportunities and ConstraintsPhysical, social and economic opportunities and constraints that will affect revitalization and development including soil contamination, floodplain, to-pography, public safety, hous-ing choice and affordability, local transportation, pedestrian environment, and environmen-tal sustainability.

5. Charrette and Options DevelopmentInteractive design process in-volving local community, City staff, Council members, and consultants participated in a series of intense workshops that resulted in a supportable land use and urban design plan.

6. Preparation of Draft Land Use PlanBased on the information gath-ered and analyzed, review of impact of land use options, growth projections, market demand, desirable built form, community improvements, and feedback from the public process.

7. Review of Draft PlanReview of draft plan with City staff and the community at a public open house.

8. Final PlanRevisions based on feedback from City staff, City Council, and the community.

Charrette Evening #1 - discussion groups

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Several meetings and contact points with residents, businesses and City staff on the Lower Twelfth Street Area provided valuable information and feedback as well as kept interested parties involved and informed throughout the planning process. A comprehensive summary of public meetings, workshops, and questionnaires is available through the City of New Westminster, noted as:

Appendix A: Lower Twelfth Street Area Plan Public Consultation and Meeting Notes.

This is how the planning process unfolded during 2003 and 2004:

August 7th: Start up meeting of consultants with City staff support team;September 9th: Area Support Team meeting of residents and

businesses along with City staff and consultants;September 24th: Public Open House and Workshop;October 8th: Historic walk with local historian Archie Miller;September/October: Community questionnaires are distributed among local

residents and businesses;November 4th: Meetings with City representatives from police,

planning, parks, and engineering.November 13th: Public Solutions Workshop;November 14th: Design Charrette;November 15th: Public presentation of Charrette results;December: Debrief with City staff and development of draft Plan;January: Circulation of draft Plan to City Staff for review;February: Public Open House to review draft Plan;April: Presentation of Plan to City Council

Spring: Bylaw adoption process including Public Hearing.

2.5 PUBLIC INVOLVEMENT

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Results Of First Open House

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The urban design process included a rigorous systematic investigation, synthesis and evaluation that resulted in recommendations and scenarios suggested in the Lower Twelfth Street Area Plan.

Throughout the course of site analysis, staff discussions, public meetings, and workshops, a number of issues and opportunities became apparent. They provide the foundation for the future land use and urban design framework.

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3.1 SOCIAL & PHYSICAL ANALYSIS

Issues And Opportunities Become Apparent Throughout The Planning Process

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• East and North Residential Areas:

The Lower Twelfth Street area is surrounded by residential land uses to the east and north. Immediately east of the site is the relatively high-density area of Eleventh and Tenth Streets. A mixture of low rise to high rise apartment buildings dominate this area, which vary from the 4 storey Discovery Reach that forms the southern boundary of the Gas Works site to the 14 storey Queens Cove (up to 22 stories in other buildings in the area). The housing stock varies from the most recent Discovery Reach project built in the last decade to old stock that could be redeveloped in the longer term.

North of this relatively high density area is the core of the Brow of the Hill residential neighbourhood that forms the east side of the Lower Twelfth Street area. This part of the Brow of the Hill neighbourhood is traditionally a single-family residential area with some more recent infill walk-up apartments. This low-density area should be respected in terms of adjoining redevelopment, especially the west side of Louellen Street and south of Fourth Avenue.

The West End neighbourhood forms the north side of the Lower Twelfth

Street Area, characterized by similar low profile residential uses up to 4storeys. Some redevelopment is occurring but generally in keeping with the 4 storey residential character of existing development. Any future development in adjoining the West End neighbourhood should respect this edge and build to a similar height along Fourth Avenue.

• South Sector Shopping Area: The Columbia Square shopping centre borders the south part of the study

area across Royal Avenue. The shopping centre has a vehicular focus with little retail orientation toward Royal Avenue. More consideration needs to be given to pedestrian and bicycle access to the shopping centre from the adjoining neighbourhoods. Any future development should provide safe sidewalks, crosswalks, and pedestrian connections. The Columbia Square rear façade also provides an opportunity to add retail commercial along the Royal Avenue frontage to provide activity and connection to the adjoining Lower Twelfth Street area.

• West Sector Residential, Industrial, and Traffic Areas:

Stewardson Way, the elevated SkyTrain line, and the Railway tracks together effectively create a barrier for any visual and physical connections to the New Westminster Quay high density residential development, the north industrial uses and the Fraser Riverfront that lie beyond. Any development adjoining these areas should buffer the noise and nuisance factor created by Stewardson Way vehicular traffic of up to 40,000 vehicles per day. At the same time, improved pedestrian connection to the waterfront and New Westminster Quay should be provided at the Third Avenue and Stewardson Way intersections.

Context and Adjacent Land Uses

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• East and North Residential Areas:

The Lower Twelfth Street area is surrounded by residential land uses to the east and north. Immediately east of the site is the relatively high-density area of Eleventh and Tenth Streets. A mixture of low rise to high rise apartment buildings dominate this area, which vary from the 4 storey Discovery Reach that forms the southern boundary of the Gas Works site to the 14 storey Queens Cove (up to 22 stories in other buildings in the area). The housing stock varies from the most recent Discovery Reach project built in the last decade to old stock that could be redeveloped in the longer term.

North of this relatively high density area is the core of the Brow of the Hill residential neighbourhood that forms the east side of the Lower Twelfth Street area. This part of the Brow of the Hill neighbourhood is traditionally a single-family residential area with some more recent infill walk-up apartments. This low-density area should be respected in terms of adjoining redevelopment, especially the west side of Louellen Street and south of Fourth Avenue.

The West End neighbourhood forms the north side of the Lower Twelfth

Street Area, characterized by similar low profile residential uses up to 4storeys. Some redevelopment is occurring but generally in keeping with the 4 storey residential character of existing development. Any future development in adjoining the West End neighbourhood should respect this edge and build to a similar height along Fourth Avenue.

• South Sector Shopping Area: The Columbia Square shopping centre borders the south part of the study

area across Royal Avenue. The shopping centre has a vehicular focus with little retail orientation toward Royal Avenue. More consideration needs to be given to pedestrian and bicycle access to the shopping centre from the adjoining neighbourhoods. Any future development should provide safe sidewalks, crosswalks, and pedestrian connections. The Columbia Square rear façade also provides an opportunity to add retail commercial along the Royal Avenue frontage to provide activity and connection to the adjoining Lower Twelfth Street area.

• West Sector Residential, Industrial, and Traffic Areas:

Stewardson Way, the elevated SkyTrain line, and the Railway tracks together effectively create a barrier for any visual and physical connections to the New Westminster Quay high density residential development, the north industrial uses and the Fraser Riverfront that lie beyond. Any development adjoining these areas should buffer the noise and nuisance factor created by Stewardson Way vehicular traffic of up to 40,000 vehicles per day. At the same time, improved pedestrian connection to the waterfront and New Westminster Quay should be provided at the Third Avenue and Stewardson Way intersections.

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Building/Lot Coverage

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In light of the forces to redevelop the Lower Twelfth Street area, the Offi cial Community Plan (OCP) needs to be updated to provide clear direction and guidance for these land uses and the accompanying need for associated services. The current OCP has taken steps in that direction. The OCP designates the area as a Study Area and recognizes that the area will change over time. Specifi cally, the Lower Twelfth Street area is designated as Development Permit Area #3 – Lower Stewardson Way.

This development permit area encourages a mix of uses. While the existing industrial and service commercial uses are still supported, they are intended to be compatible with proposed residential land uses also intended for the area. The Lower Twelfth Street area is also part of growth management unit #1 – Lower Twelfth Street that is targeted to allow future growth. Current policy states

The recent development of low rise to high rise residential developments bordering the east side of the site are indications of change from primarily industrial uses to primarily residential uses with some supporting retail commercial uses. This process may take 10 to 20 years depending on the supply and demand for other residential lands in more preferred areas of New Westminster (see Sections 3.2 and 3.3 for further details).

The Lower Twelfth Street area has an existing concentration of light industrial and commercial uses that generally under utilize the land (see, Map 2: Building Coverage).With rising land values, a relatively convenient location for residential uses and potential additional support for retail commercial coming to the area, the area is becoming ripe for change. Currently, some lots are vacant and a mix of different industrial and commercial uses prevail throughout the area.

Land Uses, Policy, And Character Areas

that the City will entertain the rezoning of properties not on the heritage inventory to permit a moderate level of density (i.e., townhouse and low rise condominiums).

Land Uses, Policy, And Character Areas

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Character Areas

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The following analysis summarizes the land uses in character areas defined by location, context, zoning, scale of and type of development and/or proposed development. (See Map 3: Existing Land Use and Character Areas, and Map 4: Existing Zoning)

• 1. Auckland Mews: This character area is located in the southeast sector of the Lower

Twelfth Street area and is bordered by Auckland Street to the north, Tenth Street to the east, Eleventh Street to the west, and Royal Avenue to the south. Traditionally an area for light industry, this area has recently gone through a zoning change (to M-5) to accommodate more commercial office uses in a light industrial zone adjoining the Columbia Square retail area. This area is characterized by small light industrial businesses on small lots. Any consideration for redevelopment would have to consolidate land parcels and consider redevelopment in the context of the adjoining Columbia Square retail commercial focus and Quebec Street that divides the Auckland area in half.

• 2. Columbia Square North:

Located immediately north of Columbia Square, this character area is bordered by Queens Avenue to the north, Eleventh Street to the east,

Royal Avenue to the South and Stewardson Way to the west. This site is currently under redevelopment consideration to permit a large grocery

store, recreational commercial uses, and some townhouses on the first and second floors, with two high rise residential towers proposed above. The site is currently zoned light industrial (M-1) and service commercial (CS-1). The proposal will bring an additional grocery store to service the community and new residential apartments. It could provide a necessary stimulus to revitalize the area and bring other future positive development to area. Concerns from the community have been focused on ensuring that the proposal integrates well with the surrounding community and that the design provides for a friendly pedestrian scale, activity, and safety at the street level.

• 3. Key West:

This character area is the largest in the Lower Twelfth Street area, extending from the Petro Canada service station at the foot of Twelfth Street up to the north side of the Key West Ford dealership on north side of Third Avenue. Twelfth Street defines its east border and Stewardson Way defines its west border. Zoned predominantly for light Industrial uses (M-1), this area is dominated by car dealerships and associated parking lots. The Petro Canada service station (zoned CS-2 – Service Station District) is the highest volume gas station in western Canada. The adjoining Toyota, Kabani Holdings (formally Columbia Dodge) and Key West Ford dealerships dominate the rest of this site, except for the former Legion site, now used as the Calvary Worship Centre located at the corner of Twelfth Street and Third Avenue. Although the car dealership uses may be stable in the short to medium term, redevelopment to residential uses could be considered in the longer term.

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• 4. Gas Works:

The Gas Works character area is located on the southeast corner of Third Avenue and Twelfth Street. The site extends from the north side of the Discovery Reach residential development to Third Avenue. The Gas Works site is zoned light industrial (M-1) and houses one of the oldest industrial brick buildings in the City. The building, constructed in 1886, is listed on the City’s heritage register and is located on a 1-acre site consisting of 4 parcels. The balance of the site is vacant. The adjoining lot south of the site is used as a car storage lot for the adjacent car dealership. The Gas Works site is the subject of continued concerns of undesirable activity and has remained undeveloped because of the controversy over retaining the building as part of redevelopment. The property has been fenced off to prevent further property damage and graffiti on the building.

The Brow of the Hill Residents Association and recent studies recognize the high heritage value of the Gas Works building. At the same time, existing soil contamination clean up requirements and renovations to the building may require a partnership between the land owner, the City and other potential partners to share the load of preserving the building. The land owner, Land and Water British Columbia, a provincial corporation, has expressed interest in gifting the Gas Works portion of the land through subdivision to the City of New Westminster with the associated transfer of responsibility for soil contamination clean-up and building/site renovations.

A number of reuse ideas have come forward for the Gas Works building through the planning process for Lower Twelfth Street that include adaptive reuse of the building for a community use, including neighbourhood activities, and even a Fire Station. The site could also make an excellent viewpoint for the neighbourhood, where very little community gathering space exists. It has also been suggested that the Gas Works building should be used as a basis for future building design in the Lower Twelfth Street area.

Redevelopment of the balance of the site (assuming retention of the Gas Works building), should be considered with the adjoining parking lot south of the site, if possible, to maximize the residential development possibilities, while respecting views and other building form considerations from adjoining existing residential development.

• 5. Louellen Mews:

Just north across Third Avenue, on the east side of Twelfth Street is a relatively thin slice of land abutting Louellen Street. The Louellen character area consists of a vacant lot at the corner of Third Avenue and Twelfth Street that is zoned light industrial (M-1), while the balance of the block is zoned service commercial (CS-1). This block is characterized by low-density auto service commercial that supports the adjoining car dealerships and some other additional neighbourhood service functions, including a hotel and other office uses.

This area is especially sensitive to redevelopment, as single family homes in the Brow of the Hill residential neighbourhood front on Louellen Street abutting the site. Any redevelopment of this area should respect the low profile single-family residential character of the adjoining neighbourhood and reinforce the residential nature of Louellen Street.

• 6. Stewardson Way Gateway:

This character area is west of Twelfth Street in the northwest portion of the area, north of the Key West Ford dealership bordering on Stewardson Way. This area is the northern gateway into the Lower Twelfth Street area from Stewardson Way and Twelfth Street. The area is zoned a mixture of light industrial (M-1), service commercial (CS-1), and group care (P-6). An even richer mix of existing uses includes single-family and multiple-family residential uses along Fourth Avenue, light industrial, the Canadian Auto Workers office building and some other local commercial service providers.

This area borders the West End Neighbourhood to the north. Any redevelopment consideration should provide a suitable transition to the adjoining low-rise residential uses. The area appears to be stable in the short term as the area would require property assembly of many small properties to permit consideration for redevelopment. In the longer term, it appears that this area would be suitable for medium density residential redevelopment.

Gas Works Building and Surrounding Development

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• 5. Louellen Mews:

Just north across Third Avenue, on the east side of Twelfth Street is a relatively thin slice of land abutting Louellen Street. The Louellen character area consists of a vacant lot at the corner of Third Avenue and Twelfth Street that is zoned light industrial (M-1), while the balance of the block is zoned service commercial (CS-1). This block is characterized by low-density auto service commercial that supports the adjoining car dealerships and some other additional neighbourhood service functions, including a hotel and other office uses.

This area is especially sensitive to redevelopment, as single family homes in the Brow of the Hill residential neighbourhood front on Louellen Street abutting the site. Any redevelopment of this area should respect the low profile single-family residential character of the adjoining neighbourhood and reinforce the residential nature of Louellen Street.

• 6. Stewardson Way Gateway:

This character area is west of Twelfth Street in the northwest portion of the area, north of the Key West Ford dealership bordering on Stewardson Way. This area is the northern gateway into the Lower Twelfth Street area from Stewardson Way and Twelfth Street. The area is zoned a mixture of light industrial (M-1), service commercial (CS-1), and group care (P-6). An even richer mix of existing uses includes single-family and multiple-family residential uses along Fourth Avenue, light industrial, the Canadian Auto Workers office building and some other local commercial service providers.

This area borders the West End Neighbourhood to the north. Any redevelopment consideration should provide a suitable transition to the adjoining low-rise residential uses. The area appears to be stable in the short term as the area would require property assembly of many small properties to permit consideration for redevelopment. In the longer term, it appears that this area would be suitable for medium density residential redevelopment.

Louellen Mews Can Provide A Sensitive Transition to The Brow Of The Hill Neighbourhood

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Area Challenges

Connections, Barriers, and Block Patterns: Stewardson Way is a major traffi c route and a barrier to pedestrian and bicycle movement. Both Twelfth Street and Third Avenue crossings provide major challenges for both pedestrians and bicyclists. The connection at Third Avenue provides a link to New Westminster Quay via the Third Avenue overpass west of Stewardson Way. Third Avenue also forms part of the Queens Avenue Greenway that connects to Queens Avenue by Mowat Street. The part of Twelfth Street above Third Avenue also forms part of the Gateway Greenway that extends north up Twelfth Street. The Tenth Street Bikeway route also provides a link for bicyclists in the neighbourhood east of the site. The Twelfth Street corridor provides an excellent opportunity to intersect with other greenways and provide a spine of pedestrian activity in the area, connecting the upper residential areas of Brow of the Hill with the lower community commercial uses.

(See Map 5: Transportation and Movement)The consolidation of the small blocks

Crime and Safety: A number of factors contribute to the need to improve the feeling of safety, especially for the pedestrians and workers in the area. Although the incidence of crime is relatively low, public safety still is at the forefront of public concerns. Large car lots, vacant lots, lack of sidewalks, lack of maintenance and clean up, and a largely business orientation contributes to the low activity during evening hours and the low corresponding neighbourhood surveillance. In addition, increased traffi c and speed through the site, especially on Twelfth Street contribute to decreased pedestrian and bicycle safety. During 2003, the City of New Westminster Police Services conducted education sessions to improve safety and security of businesses and residential properties while decreasing undesirable activities. Incidence of prostitution and drug related problems have decreased over the last few years but some residents and businesses still believe they are problems that need additional attention.

Public Realm and Green Space: The public realm is all the public space in the community, especially the streets that residents and businesses use to go to and from work or from their homes to the nearby shopping areas at Columbia Square or downtown. There is little useable green space in the area. The closest park is Simcoe Park by John Robson School four blocks east of Twelfth Street up Queens Avenue. The condition of the sidewalks, crosswalks, and the adjoining properties should be cleaned up and maintained to encourage more walking, bicycling, and interaction in the neighbourhood.

Transportation and Movement:Stewardson Way provides the major regional arterial route by the area with traffi c exceeding 40,000 vehicles each day, one of the most heavily traveled routes in the Lower Mainland, especially for truck traffi c. Twelfth Street also carries up to 20,000 vehicles a day as a local arterial street. Bus service is provided up Twelfth Street and the SkyTrain Station is a 15 minute walk from the area. Bus

service is provided to the area on Twelfth Street, Stewardson Way, Queens Avenue and Royal Avenue. The lower part of the Lower Twelfth Street area is relatively fl at, while the north and east parts of the site have moderate to steep slopes, discouraging walking and bicycling (see Map 5: Transportation and Movement).

Moderate To Steep Slopes Make Access Diffi cult

Crime and Safety: Real or Perceived?

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and land parcels over the years has led to large blocks with little or no allowance for vehicular and pedestrian access through the block. A large consolidated block example is Key West Ford on the west side of Twelfth Street. The smaller, more desirable pedestrian blocks are reflected in the Auckland Street area with smaller parcels and the central Quebec Street as an access lane to the properties (see Map 6: Block Pattern).

The fine grain and size of the blocks are important to bring back the pedestrian orientation of the neighbourhood. Urban design tools such as innovative “mews” and public right-of-ways can provide for penetration into these areas and “break up the block” to enhance safety and access. In addition, building size, form and details can provide the necessary pedestrian orientation at street level.

Topography and Floodplain Limitations: The lower part of the Twelfth Street area is located within the 200 year floodplain below the 4.15 meter contour. This area requires

Connections, Barriers, and Block Patterns: Stewardson Way is a major traffic route and a barrier to pedestrian and bicycle movement. Both Twelfth Street and Third Avenue crossings provide major challenges for both pedestrians and bicyclists. The connection at Third Avenue provides a link to New Westminster Quay via the Third Avenue overpass west of Stewardson Way. Third Avenue also forms part of the Queens Avenue Greenway that connects to Queens Avenue by Mowat Street. The part of Twelfth Street above Third Avenue also forms part of the Gateway Greenway that extends north up Twelfth Street. The Tenth Street Bikeway route also provides a link for bicyclists in the neighbourhood east of the site. The Twelfth Street corridor provides an excellent opportunity to intersect with other greenways and provide a spine of pedestrian activity in the area, connecting the upper residential areas of Brow of the Hill with the lower community commercial uses.

(See Map 5: Transportation and Movement)

The consolidation of the small blocks

further analysis for parking structures and other habitable area construction that could have potential flooding. Note that Map 6 is only intended to illustrate the general extent of the floodplain area. Detailed discussion with City of New Westminster Engineering Services is required to determine the exact extent of the 200 year floodplain area respecting specific sites (see Map 7: Topography, Views, and Orientation).

The balance of the Lower Twelfth Street area has moderate to steep slopes, making walking, and access relatively difficult in some areas, especially the upper area of Twelfth Street and Third Avenue adjoining the Gas Works site.

Topography Presents Challenges

Stewardson Way; a conduit for movement but a barrier to the waterfront

Potential For Green Pedestrian Linkages Other Than Through Parking Lots

Pedestrian movement through the area is often difficult

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Views, Gateways, and Building Form:

The most distinct public views are from Third Avenue above the Gas Works site. This overlooks views across the large car lots and low profile buildings to the activities beyond. Another major viewpoint is looking west down the hill toward the Fraser River on Queens Avenue at Tenth Street. Unfortunately, the SkyTrain, Stewardson Way, and the Railway tracks together create a screen to the trees and the Fraser River views beyond. The five distinct high rises of New Westminster Quay to the south of the site obstruct any view of the Fraser River in that direction (see Map 7: Topography, Views, and Orientation)

Gateway views into the area are provided at Twelfth Street at Stewardson Way and Fourth Avenue, Third Avenue at Stewardson Way, and along Stewardson Way at Fourth Avenue to the northwest. These areas offer opportunities for entrance definition with public art and other associated landscaping that shape its entry and discourage unnecessary

through traffic (see Map 8: Nodes & Gateways).

Historical Industrial Use and Soil Contamination:

The beginnings of the Lower Twelfth Street Area are evident in the Gas Works building – The oldest industrial brick building in the City of New Westminster. The elevated site provides an excellent viewing platform and potential park area, halfway up the Third Avenue hill. At the same time, the heavy industrial and transportation emphasis of the past leaves the question of soil contamination and the associated provincial requirement for clean up. Soil contamination studies of the Gas Works site have revealed soil contamination from past industrial operations that extend beyond that of the Gas Works site. Other development sites with an industrial history are required to undertake soil investigations in accordance with the Province of British Columbia legislation to determine any soil contamination and then complete remediation according to provincial standards.

Servicing Capacity: It appears that the area has no potential

servicing problems for redevelopment, as water, sewer, and other utilities are readily available at the edge of each of the land parcels. Upgrading part of these services to larger sizes or new materials may be required as part of redevelopment plans in accordance with accepted engineering standards and best management practices.

Views from The Brow Of The Hill neighbourhood Views from The Gas Works Site

City Views Potential Community Node at Queens

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3.2 ECONOMIC ANALYSIS

OverviewThe following provides a summary of the economic forces that could shape the future of Lower Twelfth Street. A more comprehensive discussion is available through the City of New Westminster noted as a separate Appendix B: Economic Perspectives for Lower Twelfth Street Area Plan.

Market Perspectives for Lower Twelfth Street Area Plan To be successfully implemented, a new area plan for the Lower Twelfth Street area must be based upon the market and economic realities faced by:• Property owners deciding how to use their land (e.g. sell vs. develop, now versus later);• Developers who will implement the plan;• Businesses who will locate in the area; and• Households who will purchase housing in the area.

Towards understanding these realities, the following discusses factors that will shape the future of Lower Twelfth, the type of land uses most likely to evolve, and the development scenarios) or mixes of land use which have the greatest likelihood of evolving in the area.

What should be the direction of future development?

What are the short term and long term potentials?

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Area CharacteristicsThe Lower Twelfth Street area is a complex area influenced by many interacting location, market, and economic forces

LocationThe area is centrally located within the GVRD, with access to SkyTrain, major regional arterials and employment centres in Burnaby, New Westminster and Surrey. The central location of New Westminster in the Region has increasing appeal for households seeking conveniently located multiple family housing in the Region.

• Lower Twelfth is located in a mixed light industrial, commercial, and residential area in transition to more dense urban uses. However, this transition is hampered by the area’s industrial and service commercial uses plus traffic and noise from nearby Stewardson Way.

• Proximity to downtown New Westminster, New Westminster Quay and Fraser River waterfront

enhances the appeal of the area for residential land use.

• The sloping topography in the northern and northeastern parts of the area provides opportunities for river views which will have strong market appeal for residential development. River views can also be achieved from the lower level and southern part of the area from high rise buildings.

Existing Land Uses The area contains a mixture of service commercial, light industrial and residential uses.

• Auto dealerships are the dominant land use and have evolved over the past 60 years as a result of the area’s transition from wartime industries to auto related industrial uses to today’s service commercial uses. Twelfth Street also used to be the major through fare between Vancouver, Burnaby and Surrey. The area’s strategic and central regional location over this time has had strong appeal for auto

dealerships, an appeal that still exists and will remain until the economics of area redevelopment provide the financial incentives for them to relocate elsewhere. It is likely to take a decade or more before land values appreciate to a point where the financial incentives for redevelopment of these major sites will occur.

•The provincial government’s Gas Works site has considerable redevelopment issues related to it being a historic building, environmental issues, and strong public interest in the site for park and public amenities (e.g. neighbourhood centre). •Land and Water BC, the provincial stewards of the site, have stated the site could be made available to the City for public uses. Development in surrounding areas illustrates the development trends that will reshape the Lower Twelfth area:

• Low density development in the Brow of Hill area illustrates the appeal of western New

Thriving Retail/commercial Will Continue To Be Strong

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Westminster for low density single family and multiple family development for the northern part of Lower Twelfth Street.

• The continuing development and success of high density multiple family development on the waterfront and area to the east of Lower Twelfth Street illustrates the appeal of New Westminster for multiple family development and will spread to the study area when market and economic conditions permit.

• Proximity to downtown commercial development, limited land for downtown development, and the movement of commercial uses westwards will ensure the attraction of Lower Twelfth Street for free standing commercial and mixed residential and commercial development. • Low density development in the Brow of Hill area illustrates the appeal of western New Westminster for low density single family and multiple family development for the northern

part of Lower Twelfth Street.

• The continuing development and success of high density multiple family development on the waterfront and area to the east of Lower Twelfth Street illustrates the appeal of New Westminster for multiple family development and will spread to the study area when market and economic conditions permit.

• A current development pro-posal for a large mixed commer-cial and multiple family residen-tial project in the southern part of Lower Twelfth Street area clearly demonstrates how sur-rounding development forces are starting to influence the Lower Twelfth Street area.

Low Rise Residential Densification Has Already Begun Skytrain And Other Amenities Will Be Attractive To Future Residential Development In The Area

Residential Densification Influences Retail/commercial

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Market perception of Lower Twelfth Street areaThe market’s perception of Lower Twelfth Street will influence the potential for area development, particularly for residential development.

• The industrial and service com-mercial character of the area will remain for some time and limit the appeal of the area for residential development. It will not adversely impact the appeal for commercial development in Lower Twelfth Street.

• Traffic congestion and noise on Stewardson Way will be a major impediment to residential development in the area.

• Perception of Lower Twelfth and the surrounding area being a rental area with lower than average City income levels and with ongoing prostitution and drug issues will adversely impact interest in living in the area. These issues will lessen as area redevelopment occurs.

• The lack of community amenities (e.g. parks and neighbourhood centres) could be a concern for residential development in the area.

• On the other hand, some developers and households will see the area’s redevelopment potential and opportunities for development profit and property

Existing Service And Commercial Character Along Royal Avenue Lack Of Greenspace Negatively Impacts Market Perception

Lower Twelfth St. redevelopment potential and opportunities for property appreciation

appreciation. This will become an important factor in encouraging redevelopment of the area, once initial development commences.

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3.3 LAND USE TRENDS AND DEVELOPMENT OPPORTUNITIES

Existing Service Commercial and Industrial Uses

• Until area redevelopment com-mences in earnest and increases land values to create incentives for existing property owners to sell their properties, the existing ser-vice commercial and industrial land uses will remain in the area.

• In the meantime, a Lower Twelfth Street location will remain a good location for businesses who have a long history in the area; are familiar to customers and sup-pliers; provides affordable space (rented or owned); and are unable to secure alternate affordable and desirable locations.

• As land values are likely to double and possibly triple over thenext 10-15 years, it is highly likely that the time for most existing uses in the area is limited.

Residential• The Lower Twelfth area has the potential to become a major high multiple family residential area. However, development is likely to occur over a long period, possibly

20+ years.

• Based on the City’s “expected” population forecasts and the strong regional market for multiple family housing (there currently is a short-age of 20,000+/- multiple family units in the region). It is anticipated that the average annual demand for multiple family housing in New Westminster could be approxi-mately 450-500 units during 2004 to 2011, rising to 550 to 600 units per year during 2011 to 2021.

• At the present time there are an estimated 4,300 multiple fam-ily units in projects proposed throughout the City (1,200 being in Woodlands) and this will have an adverse impact on the potential to develop multiple family housing in the Lower Twelfth area.

• The opportunity to develop mixed low and high-density projects is complicated by the desire for developers to wait to realize the potentially greater profi t from high-rise development. Freestanding townhouse development is not

Lower Twelfth Street Land Values Have The Potential To Increase With New Mixed Use Developments

economically viable to pursue in the Lower Twelfth area, not even in the northern part of the area. Low-rise development can be viable, although it is risky to pursue given the nature of the area and the large numbers of competitive units that will be offered in more attractive residential neighborhoods.

• Multiple family developments in the area will feature strata units and little if any rental housing. Only developers offering smaller units will provide affordable housing. Wood frame units offer the greatest potential for low prices but the least profi t for developers, hence there will be great incentives for them to wait for market conditions to reach the point where they can pursue high rise development.During the next several years, sites in the southern part of Lower Twelfth Street will be of more in-terest to developers given their proximity to downtown New West-minster and SkyTrain. Developer interest will be for high-rise resi-dential or mixed commercial and high rise residential development.

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Commercial Retail• While the future of Lower Twelfth is viewed as primarily residential, there will be opportunities to develop retail space catering to City wide and local (Lower Twelfth and surrounding area) markets.

• From a City wide perspective, the southern part of Lower Twelfth has appeal to developers and retailers due to:

- The potential to acquire larger and more affordable sites than are available in downtown New Westminster.- The opportunity to cater to the long term demand for additional retail space in the City.- The accessibility and visibility of the area to shoppers.

• From a local or neighborhood perspective, the potential is to provide convenience retail goods and services for a Lower Twelfth residential population of approximately 3,000 plus cater to Brow of the Hill and Fraser River waterfront communities.

• Over the next decade, retail de-velopment will emerge in the south-ern part of Lower Twelfth, close to downtown. Development is most likely to feature mixed residen-tial and commercial uses. Retail development potential on Twelfth Street moving north will be limited to a small amount of convenience retail and restaurant/entertainment space (likely less than a total of 15,000 sq. ft.), again with the pros-pect for it being in mixed residential and commercial development.

- Commercial retail uses are an important part of Lower Twelfth redevelopment.- Initial demand for City serving retail in mixed residential and commercial development will be a catalyst to area redevelopment.- It will help to create a diverse and vibrant community.

• It is expected that there could be a demand for up to 150,000 square feet of retail space development in Lower Twelfth over the next 10 to 20 years. However, there will be impacts to consider with

permitting large amounts of retail development in Lower Twelfth:- Unless done carefully, the design and scale of retail devel-opment could adversely affect the desire to create a street friendly neighborhood.- Increased traffic congestion from City serving retail uses such as a supermarket (New Westmin-ster is under served with supermar-kets).- Depending upon timing, the amount, and mix of retail space, there could be impacts on existing downtown businesses. However, continuing population growth in the City will mitigate this. New retail development is a double-edged sword as it will have some competitive impacts, but at the same time, it will permit expansion and strengthening of the downtown (the economics of downtown redevelopment being questionable and risky).

Increased Density Will Create A Need For Stronger Retail/commercial Services

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Commercial OfficeThe Lower Twelfth area is not, nor will it ever be a major office area. At most, one could expect small amounts of office space in mixed use projects and 1-2 small free standing office buildings (20,000 sq. ft. range) with the latter being developed 10-20 years hence when area redevelopment is underway and the area will be viewed more positively than it is now by the market.

• New Westminster’s ability to attract office space has been limited by the stronger growth of employment centres elsewhere, competition from other municipalities (downtowns and business parks), traffic congestion and access problems, quality of environment, and the recent collapse of the high tech market.• The City’s office inventory is approximately 1,250,000 sq. ft., an increase of less than 50,000 sq. ft. since 1998. During the first 9 months of 2003, net office absorption in New Westminster was 15,000 square feet which included a net loss of 11,000 sq. ft.

of class A office space.• Under these market conditions featuring low rents and high vacancies (current overall vacancy rate = 15%), new office construction is not economic in downtown New Westminster or the Lower Twelfth Street Area.• Prospects for new office construction in the City over the next decade could see an average annual absorption of only 20,000+/- square feet per annum (includes speculative office space, institutional and medical plus personal and business service space located throughout the City).• The potential for office space in Lower Twelfth will be influenced by:

- Availability of land and lower land values than uptown or downtown areas (a positive for the area).- Uneconomic nature and very high risks from pursuing speculative office space.- Little or no prospects to attract high tech users to the area.- The potential for limited amounts of office space for

personal and business service users in mixed residential and commercial development (e.g. 2nd floor office space).- The unpredictable prospect that an institutional user could be attracted to the area drawn by the cost and availability of land, proximity to SkyTrain and downtown New Westminster.

Hotel and Entertainment• The potential for a Lower Twelfth Street hotel is restricted by location (freeway locations are preferred), numerous hotels in surrounding municipalities, plus an overbuilding of hotels in downtown Vancouver and Richmond.On the other hand, Lower Twelfth Street has potential to attract entertainment and commercial recreational uses to serve a City-wide market. Most likely uses would include restaurants, neighbourhood pubs, fitness, and wellness facilities.

Additional Commercial Office Space Is Not A Priority In The Short Term

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3.4 MARKET BASED LAND USE SCENARIOS

Based upon consideration of the market forces just described, it is felt that the development of Lower Twelfth will be characterized as follows:

Full Redevelopment• Build out will take 20+ years.• Most, if not all of the existing service commercial and industrial uses in the area will be redeveloped for more dense residential and commercial development.• The neighbourhood will be dominated by multiple family housing, principally high-rise with low rise to the north. Developers will have a greater interest in pursuing high-rise than low-rise development. Freestanding townhouse development is unlikely to occur. However, townhouse development could occur at the base of high-rise residential towers.• Commercial retail development will exist predominately in the southern part of the area, in mixed residential and commercial projects.

• Up to 150,000 square feet of commercial space, primarily in the southern part of the area, and with small amounts north on Twelfth Street, mostly in mixed residential and commercial development but featuring limited freestanding development featuring restaurants, convenience retail and personal services.

Early redevelopment:0 – 10 years

• Development activity will be centered on the southern part of the area and feature high-rise residential and mixed use development. Under current market conditions, large projects may be marginal and risky. However, these conditions could change over the next 1-3 years, leading to more interest in the area.• The large number of competitive multiple family projects in the City (currently featuring over 4,000 proposed units including 1,200 at the Woodlands site) will adversely impact Lower Twelfth’s

market potential and affect project marketability and viability. It is expected that several multiple family buildings could emerge in the area during this time.• It is highly unlikely that the large auto dealerships and industrial users would move from the area during this time as land values will not have risen to a point to justify their relocation to other areas.• Interest in mixed-use projects in the southern part of the area is likely to feature large commercial components. Commercial development will enhance the viability of mixed-use development and be a very important catalyst to jump starting redevelopment.

Latter redevelopment: 10 to 25 years

• It is during this period that area redevelopment will accelerate and move northwards.• Under improved market conditions, developers will primarily be interested in high rise development (although there will be a market for both forms of residential development).

Early Redevelopment Will Be Centered On The Southern Part

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• Development will continue to center on the southern part of the area. However, there will be a dramatic change in area development once one of the large auto dealerships to the north sells its site to accommodate redevelopment. It is after this has occurred (during years 10 to 15) that redevelopment will experience increased activity.• It is during this time that the real sense of a new neighborhood will be evident and this will attract interest from more developers, retail businesses and households wishing to buy units in the area.Some high-rise towers could emerge in the area. Some could feature townhouse development at the base. By this period, commercial development will be limited except for home-based businesses along Twelfth Street (much of new commercial development in the southern part of the area having occurred during years 1-10).

3.5 DEVELOPMENT POTENTIAL

It is important to also examine the potential for change regarding development areas within the Lower Twelfth Street area as illustrated on the accompanying map (see Map 8: Development Potential). The following analysis reinforces the notion that the redevelopment of the Lower Twelfth Street area involves a long-term commitment. At the same time, there appears to be short to medium term development opportunities that could act as catalysts for the revitalization and upgrade of the area.

High Development Potential Areas: There are sites that have immediate high development potential as they are vacant or have temporary uses scheduled for rezoning consideration, such as the Columbia Square North site at the foot of Twelfth Street or the former Legion Hall at the corner of Twelfth Street and Third Avenue. The Gas Works site is also classified as high development potential as it is vacant or has temporary uses on

it or adjacent to it, noting that the Gas Works building should be retained and there is soil contamination on the site.

Medium Development Potential Areas: The Key West Ford and Toyota dealership sites are classified as medium development potential as the uses are stable and appear prosperous. In the longer term, with rising land prices, the landowners may consider moving and selling the property for residential redevelopment. Low Development Potential Areas: The Petro Canada site at the corner of Twelfth Street and Stewardson Way is unlikely to be replaced in the near term as it generates the most gas sales in western Canada. In other cases like the Auckland area, Louellen Street and the Stewardson Gateway area at Fourth Avenue and Twelfth Street, there are too many small property owners and some stable uses to consider short term development potential, so these areas are ranked as having low development potential.

Various Develpment Opportunities Will Emerge Throughout The Lower Twelfth St. Area Over The Short And Long Term

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A realistic time frame for redevelopment will take 10 to 20 years as indicated by the existing and projected market analysis. With this longer-term growth scenario in mind, the following growth allocation has been given to the six character areas within the Lower Twelfth Street Area identified and described in detail in Section 3.1. Note that each character area’s allocation is not absolute and should only be used as a guideline to reflect supportable densities, land uses, and building forms for the area. The exact densities and acceptable form of development will be part of rezoning applications guided by the design guidelines in Section 5. The growth profile is difficult to estimate but the majority of the population will be singles and mature adults with a lesser population of small families, since this area will be medium to high density housing.

3.6 GROWTH ALLOCATION AND POPULATION

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Character Area

(Area, future land uses, density ranges and form)

Residential

Units

Commercial

Square feet

1. Auckland Mews: medium to high density residential with support retail service commercial along Royal Avenue;(4.4 acres; 1.5 FSR; 1 FSR bonus, and height range 12 to 18 stories)

Medium HighUp to 65,000 sq. ft.,

retail commercial30,000 possible office

1.5 FSR360 units

2.5 FSR480 units

2. North Columbia Square: medium to high density residential with retail commercial on first one or two floors includes street and lane acquisition; (3.5 acres; 1.5 FSR+ 1 bonus, and height range 18 to 24 stories)

1.5 FSR285 units

2.5 FSR380 units

Up to 85,000 sq.ft.Retail commercial,.53 FSR

3. Key West: medium to high residential density with some street commercial in the lower portion; (9.2 acres; 1.5 FSR + 1 bonus, and height range 4 stories along street with stepped back point towers ranging up to 18 to 24 stories)

1.5 FSR750 units

2.5 FSR1000 units

Home-base businesses

4. Gas Works: adaptive reuse of Gas Works building 2,800 sq.ft. medium to high density residential (1.7 acres 1.5 FSR,+ 1 FSR Bonus; with 3 to 4 story residential along street and setback medium to high rise point towers ranging up to 18 to 24 stories)

1.5 FSR135 units

2.5 FSR180 units


5. Louellen Mews: medium density low profile residential development (street townhomes) with home businesses on first floor (1.7 acres, 1.0 – 1.5 FSR with a maximum of 2 1⁄2 stories serviced from Louellen Street)

1.0 FSR90 units

1.5 FSR135 units


6. Stewardson Gateway: medium density residential up to 4 stories (3.5 acres, 1.0 – 1.5 FSR, with a height limit of 4 stories)

1.0 FSR190 units

1.5 FSR285 units Home-base businesses

Total Residential Units and Commercial Range

1,810 2,460 150,000 sq. ft. retail30,000 sq. ft. office

Total Estimated Population @ 2 persons per unit (TOTAL AREA = 24 ACRES)

3,620 4,920

Lower Twelfth Street AreaGrowth Allocation and Estimated Capacity

Note: The above table is for illustrative purposes only and is meant as a general guide to estimate the growth capacity for the area based on a full build out and conversion to residential uses over a 10 to 20 year period. This scenario may be realistic over the longer period. However, this scenario may vary considerably depending on land price and demand for the specific residential product (e.g., low to medium rise residential development will normally yield an overall lower population than high rise development.). The residential unit size used for calculating density and population assumes an average of 800 square feet per unit.

Up to 65,000 sq. ft., retail commercial

30,000 possible office

2. North Columbia Square: medium to high density residential with retail commercial on first one or two floors includes street and lane acquisition; (3.5 acres; 1.5 FSR+ 1 bonus, and height range 18 to 24 stories)

150,000 sq. ft. retail30,000 sq. ft. office

5. Louellen Mews: medium density low profile residential development (street townhomes) with home businesses on first floor (1.7 acres, 1.0 – 1.5 FSR with a maximum of 2 1⁄2 stories serviced from Louellen Street)

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potential pedestrian waterfront / sky train access bridges @ Third Ave. and Stewardson Way

Twelfth St. Streetscape Gateway Feature(with public art and special landscaping)

URBAN DESIGN VISION

Queens Ave.

Third Ave.

Auckland Ave.

Royal Ave.

Stew

ardson Way

Colum

bia St.

Eleventh S

t.

Twelfth S

t.

Fourth Ave.

McP

haden St.

Tenth St.

potential residential development with elevated public open space

potential residential redevelopment

possible elevated linear public open space

possible major public gathering space along Twelfth St.

potential community gateway

future community retail, commercial & residential redevelopment

future residential and commercial redevelopment

potential Gas Works View Park with adjacent residential development

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4.0 THE PLAN

4.1 OVERVIEWThe Lower Twelfth Street Area is in transition. The planning framework in the previous section indicates that this transformation from a primarily light industrial area to a residential neighbourhood will take from 10 to 20 years based on past trends and market indicators. This Plan anticipates a population growth, as illustrated in the previous section in the range of 3,600 to 4,900 people, choosing low to medium growth scenarios that assume a mixture of medium and high-density residential development over the next 20 years. The population growth will depend on demand and the density accepted in the area through the rezoning process.

Redevelopment interest in the Lower Twelfth Street area and adjoining recent residential development are indicators that a well-directed plan that coordinates public and private infrastructure, public realm, and additional community services is needed. The plan could accelerate the 20 year redevelopment timetable as it represents a coordinated approach

to community amenities and services. The challenge will be managing this transformation so that existing uses are supported while new development is encouraged that fits with the adjoining context.

This section is divided into three parts: • The first part begins with ten explicit goals that create clear “end” results for the plan that can be used in the future to measure its success;• The second part explains the land use concept; and • The third section outlines the supporting policies that will guide future development.

Shift From Industrial To Residential Neighbourhood Focus

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4.2 SUSTAINABLE SMART GROWTH REDEVELOPMENT GOALS

1. Respect Existing Uses: Support the retention of existing uses in the transformation so that they can grow and prosper in cooperation with new residential uses and support commercial uses;

2. Create a Complete Neighbourhood: Build a compact and efficient neighbourhood where residents can live, work, shop, and play;

3. Minimize Impacts of Redevelopment: Respect the adjoining neighbourhoods in sensitive redevelopment that contributes green space and amenities while providing appropriate built form;

4. Connect to Context: Encourage a variety of transportation networks with reduced emphasis on the automobile (greenways, bike routes, transit, and facilities) to the adjoining areas, downtown, the New Westminster SkyTrain Station, and the New Westminster Quay waterfront;

5. Integrate Housing Diversity and Innovation: Encourage the provision of a variety of housing units to provide more housing choice, while supporting new types of housing (home businesses) that expand the possibilities of home ownership and affordability;

6. Retain Heritage Assets: Encourage the adaptive reuse of the Gas Works building as a community asset and use the structure as a basis for a viewing area and neighbourhood activities;

7. Maximize Environmental Sensitivity: Develop a coordinated soil contamination cleanup and floodplain awareness program, and inspire a “Super Natural Twelfth Street Area” program, that focuses on bringing back nature to the former industrial area;

8. Maximize Green and the quality of Streetscape: Improve the streetscapes, especially Twelfth Street, and encourage the greening of roofs and terraces of new developments, especially at the lower stories to transform the current look from gray to green;

9. Provide Safe and Social Public Places: Encourage the development of public places along the street for neighbourhood gathering and interaction along with street oriented residential units to improve the surveillance of these areas;

10. Create Enduring Value: Ensure that public and private investment in public infrastructure is well-planned to gain maximum value especially for public safety and amenity in the area; and

11. Invite Local Participation: Create the sense of local ownership of the Plan by inviting participation in the creation of the public spaces and places including the Third Avenue Greenway, Twelfth Street greening, and the Gas Works site revitalization.

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Columbia St.

Lower Twelfth St. study area

11th Street

Twelfth S

treet

Third Ave.

Auckland St.

Queens Ave.

Fourth Ave.

McP

haden St.

Stew

ardson Way

green roofs

Gas Works

commercial core

LEGEND

medium density residential

medium to high density residential

home business commercial

community commercial (retail)

Third Ave. greenway

mews & mid block open space

Gas Works neighbourhood park

public focal point/public art (with special landscaping)

gateway landscape improvements

potential pedestrian bridge

Tenth St. bikeway

Twelfth street landscape improvements

M

M/H

4.3 THE LAND USE CONCEPT

The land use concept illustrated on Map 10: Land Use Concept represents the redevelopment of the Lower Twelfth Street Area over the next 20 years. The central idea is to transform the area from a predominantly industrial and commercial service area to a complete residential neighbourhood.

The Lower Twelfth Street Plan has two fundamental parts:

• Streets and Public Realm: At the heart of the revitalization are the streets and public spaces in the neighbourhood, defi ned in detail on Map 11: Proposed Street Grid and Public Realm; and

• Land Uses and Character Areas: Are the land uses that wrap around the streets and are further defi ned on Map 12: Design Guideline Character Areas;

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Proposed Street Grid & Public Realm

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At the core of this strategy is the revitalization of Lower Twelfth Street right-of-way to define a safe and inviting central neighbourhood space that connects the neighbourhood together. Whether strolling to the Lower Twelfth shopping district, catching a bus to downtown or walking to the New Westminster SkyTrain Station, the Twelfth Street revitalization could create the necessary safe pedestrian focus for these activities. Parking will be tucked in along Stewardson Way and along the hillside with attractive exterior walls and planting. A public art and street signage program could provide landmarks, accents, and orientation for visitors and residents. A local “historic” small bus could provide a new Twelfth Street-Tenth Street transit loop that will connect the area with the market, downtown, and SkyTrain.

Maintaining and expanding the traditional small block pattern will be important in the redevelopment efforts. The secondary streets and avenues will provide additional connectors and view corridors for local residents and visitors. Improvements to bordering

streets and avenues such as Auckland Street, Queens Avenue, Royal Avenue, and Third Avenue will also be important contributors to this revitalized and attractive public realm. Enhancement of the secondary streets and a “mews” network as part of redevelopment could include Quebec Street, Louellen Street and McPhaden Street will also tie into the pedestrian and access network. The Queens Avenue Greenway along Third Avenue and the Tenth Street bikeway route should be interconnected with the pedestrian and bikeway links within the Lower Twelfth Street area.

The improvement of key intersections and gateway intersections will also be an important identity and character makers for the area. The potential for a neighbourhood space at the Gas Works site and a small gateway neighbourhood commons at the foot of Twelfth Street at Stewardson Way could bring green space to the area where there is none. Finally, potential pedestrian bridge connectors across Stewardson Way at Twelfth Street and Third Avenue could create safe,

grade-separated connectors to New Westminster Quay and the waterfront. These elevated sky bridges also offer the possibility to act as connectors to a potential local SkyTrain Station in the long term.

Streets and Public Realm

Pedestrian Friendly Streets Are A Key Component Of The Revitalization Plan38


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The following lists each of the Street and Public Realm elements, which are further described in the General Design Guidelines in Section 5:

Gateways(Key areas to define the entrance and character of the area):

•Lower Gateway – Stewardson Way and Twelfth Street•Upper Gateways – Fourth Avenue and Twelfth Street and Fourth Avenue and Stewardson Way•Western Gateway – Stewardson Way and Third Avenue

Pedestrian and Intersection Focuses (principal intersections for traffic calming such as bulges and central medium, pedestrian/bicycle signals, public art and directional/orientation signage as well as benches, and lighting as other elements of an important “node” in the neighbourhood)

•Twelfth Street Landscape Improvements (trees, lighting, banners, furniture)•Twelfth Street and Queens Avenue•Twelfth Street and Third Avenue

Potential Neighbourhood Commons (principal gathering places in the com-munity for celebration, and community activities)

•Gas Works View Commons•Gateway Commons (Lower Twelfth and Stewardson Way)

Mews and Connectors(Secondary streets and pedestrian connectors important to the small-scale, safe, and convenience within the neighbourhood)

•Quebec Street•Auckland Street•Louellen Street•McPhaden Street

Potential Gateway To The Community At Stewardson Way At Twelfth Street With Special Landscape Treatment And Public Art Focus

Pedestrian Bridges(Potential additions to the community that could connect to the New West-minster Quay and eventually to the SkyTrain above Stewardson Way from the third level of new development with the Lower Twelfth Street Area. (See bridge illustration below))

•Lower Twelfth Street Pedestrian Bridge•Third Avenue Pedestrian Bridge

Potential Bridge Connections Could Provide Pedestrian Access Across Stewardson Way To The Quay, Waterfront, And Eventually To The Skytrain

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The following discussion provides an overview or “big picture” of the overall land uses, form of development, and range of densities suggested for the area Illustrated on the Land Use Concept (Map 10). Section 5 outlines more detailed design guidelines that further direct the application of the land use concept to the six specific Design Guideline Character Areas illustrated on the Map 12.

Land Uses and Design Guideline Character Areas

Transition New Developments Adjacent To Existing Residential So As To Respect Local Character

New Developments Should Respect Local View Corridors As Important Neighbourhood Features

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Twelfth Street @ Queens Avenue

Queens Avenue @ Eleventh Street

East Side of Twelfth Street Above Third Avenue

Stewardson Way @ Fourth Avenue

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1. South Sector (Auckland and North Columbia Square Character Areas)The focus of commercial retail and some office redevelopment will be at the foot of Twelfth Street, complementing the existing Columbia Square development south of the planning area to create a Lower Twelfth “Shopping Village”. Retail commercial uses will wrap along Lower Twelfth Street and Royal Avenue adjoining Columbia Square. Medium to high density residential development will eventually replace existing industrial uses in this area with low profile residential buildings along the street stepped up to higher residential buildings on the interior of the blocks. Pedestrian connectors through the blocks will permit easy access from the neighbourhood to the retail commercial uses. Parking structures will be set behind and appropriately landscaped so they provide a positive edge to the street with limited access points.

2. Middle Sector (Key West and Gas Works Character Areas)The medium to high-density residential uses will extend up Twelfth Street, extending across Third Avenue on the Key West property west of Twelfth Street. Home businesses will be encouraged on the ground floors of the new residential developments along Twelfth Street. A parking structure along Stewardson Way (in consideration of floodplain limitations) will also be encouraged to buffer adjoining residential uses from noise and pollution as well as provide a continuous elevated green roof open space with view opportunities. Street oriented townhouses will also be encouraged along the street to create an exciting, safe, and active blend of uses.

Development on the east side of Twelfth Street at Third Avenue will be encouraged to integrate the Gas Works site and building as a commons and neighbourhood building adjoining future residential development. Parking will be tucked into the hill to provide convenient access yet keep the structure out of site as much as possible.

3. North Sector (Louellen and Stewardson Way Gateway Character Areas)North of Third Avenue, redevelopment will be encouraged to respect the sensitive transition low to medium density adjoining residential development in the Brow of the Hill and West End Neighbourhoods. Medium density residential redevelopment will provide an appropriate transition to the bordering neighbourhoods with appropriate height limitations and residential form, while also accommodating existing commercial and industrial uses. Pedestrian “mews” connections through the McPhaden Street block on the west side of Twelfth Street will be encouraged to retain and enhance the smaller block character in this area. Parking in this area is feasible below grade and should be out of site with limited entries from the street.

Ch

arac

ter

Are

as

(See Map 12 Appendix)

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The following policies provide more substantial direction to specific aspects of the Land Use Concept in the context of other supportive policies within the Official Community Plan:

Urban DesignPublic and private open spaces, as well as the buildings that shape them, define the character and identity of a neighbourhood. The design framework for the neighbourhood is important in establishing reference points that build on the strengths and “sense of place” of that neighbourhood.

Objective Improve the overall safety, identity, and attractiveness of the area by revitalizing the streetscape, increasing pedestrian orientation, and introducing compatible building forms that reinforce the sense of place of the six Character Areas.

Policies

1. Create a non-vehicular and safer pedestrian environment by improving the landscaping along Twelfth Street and bordering streets and avenues, with a “Shopping Village” at the base of Twelfth Street;

2. Create diversity through a mix of uses and housing types along the streets with a specific street orientation, emphasizing entrances along the street, porches, and overlooks;

3. Use Crime Prevention Through Environmental Design (CPTED) techniques to improve the public safety including:

•Enforcing standards of maintenance on properties that aren’t keeping their sites clean and free from graffiti;•Increasing “eyes on the street” by requiring street entrances and orientation of residential and commercial units;•Upgrading of sidewalks in the area and considering a “street gardening” program that improves the sense of ownership in the area;•Hardening up the existing buildings and new buildings against crime by reducing places of concealment including improved landscaping, security, and fencing off specific areas;•Improve the lighting in the area including pedestrian lighting and security lighting, especially in those highly traveled areas such as at the foot of Twelfth Street and the Eleventh Street connector to Columbia Square below Queens Avenue.

4.4 LAND USE AND URBAN DESIGN POLICIES

All Public And Private Neighbourhood Elements Should Work Together To Strengthen ‘Sense Of Place’

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4. Design with human scale in mind by using a variety of materials, refined edge materials, transparency along the street by a variety of windows or openings, limiting building size, creating minimum distances between buildings, and limiting building heights to 3 to 4 stories along the street and step back any buildings from the building setback line;

5. Use building forms to define public space (courtyards, pocket parks, plazas), and create a variety of building forms, roof pitches, and materials that interpret New Westminster’s rich history in contemporary interpretations;

6. Reinforce the gateways, lanes, major intersections, and lookout points with landscaping, street furniture, activated pedestrian signals, and traffic-calming to emphasize the pedestrian orientation of these important nodes in the community;

7. Promote building forms and heights that enhance public views and minimize intrusion on adjacent views;

8. Retain and enhance public views (e.g., corner of Eleventh Street and Third Avenue);

9. Create a rich streetscape theme and emphasize the use of a coordinated public art program (e.g., using the industrial waterfront and past industrial machinery as a theme base) with banners, coordinated lighting, special sidewalk treatments, bench and trash receptacles, unified by a strong street tree and landscaping program.

Careful Consideration Must Be Given To Streetscapes So That They Are Sensitive To The Pedestrian Experience

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The soul of a neighborhood is found in the historical references that hark back to its roots and beginnings.

Objective: Encourage the conservation of heritage resources like the Gas Works building as community resources to be revitalized and adaptively reused. Policies

1. Provide incentives and/or consider a multiple party partnership to conserve the Gas Works building (1887) and immediate site as a heritage site and community resource (already on the heritage register);

2. Complete a heritage inventory of the balance of the site area to determine what other heritage resources there are in the area including landscapes, old industrial machinery and relics, and buildings that could reinforce the pedestrian and cultural aspects of the plan;

3. Encourage new developments to redevelop sites in keeping with the industrial history of the area, reflecting traditional materials, colours, and forms (e.g., red brick and distinct cornice lines/shed roof of the Gas Works building);

4. Encourage the use of historical names (individuals and buildings) in the naming of public open spaces and new developments;

5. Incorporate historical references in a special wayfaring and public art program that builds on its historical roots.

Heritage Conservation

HistoricBROW HILLOF THEHistoricBROW HILLOF THE

Encourage New Developments To Honour The Industrial History Of The Area, Through Sensitive UseOf Materials And Form

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The Lower Twelfth area is targeted for residential growth over the next 20 years. Variety, diversity, flexibility, and affordability of new housing will be encouraged as part of the Lower Twelfth Street Area Plan.

Objective: Encourage a wide variety of housing forms and tenure that maximizes quality, flexibility, and affordability.

Density

Policies

1. Direct densities for the Residential Land Use component as follows (see Design Guidelines for further direction on specific Character Areas):•Medium Density: Ranging from 1.0 to 1.5 FSR, not exceeding 70 upa and not exceeding 4 storeys; and •High Density: 1.5 FSR, plus a possible 1.0 bonus FSR not exceeding 120 upa and 24 storeys. In the High Density areas, depending on the provision of public amenities, a density bonus would be required to reach the upper limits of the density. 0.5 FSR may be given for basic public amenities such as publicly assessable open space, and public art. An additional 0.5 FSR bonus may be provided if extraordinary public benefits are provided such as the preservation of the Gas Works Building or significant open space above a parking garage along Stewardson Way. The type of amenities for which a bonus in density may be given include:ß Publicly-accessible park space at the ground or terrace level (e.g., Columbia Square North, Auckland Mews, and Key West Character Areas); ß Parking with special landscaping to make the streetscape attractive (e.g., green wall on Stewardson Way buffering above-ground parking); ß Heritage restoration (e.g., Gas Works Building); andß Civic art, decorative sidewalks, and community facilities such as a community building.

Desirable Medium Density Residential Form In New Westminster, B.C.46


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1. Promote a diversity of residential development that respects and supports existing commercial and industrial uses during the transformation of the area from primarily industrial and commercial uses to a residential neighbourhood;

2. Encourage a variety of housing units that cater to the life-cycle from singles, young families, empty nesters, and seniors;

3. Support housing combined with commercial uses at the foot of Twelfth Street in the community commercial area of the Plan;

4. Encourage home businesses along the Twelfth Street frontages above Queens Avenue;

5. Encourage the formation of a “Block Watch” program for the residents of the area to improve the sense of safety and security in the area;

6. Promote the inclusion of affordable housing, including smaller units and units that are flexible for use and design (defined by Central Mortgage and Housing Corporation (CMHC) as costing occupants not more than 30% of their income).

7. Encourage a provision of a percentage of housing for people with special needs (e.g., 5% of units should meet design standards that are higher to that being required by code for accessibility)

8. Create medium to high density housing that is street-oriented with entrances directly facing the street with porches, overlooks, windows and other design features that highly articulate the facades and bring a friendly neighbourhood scale and comfort to the street face;

9. Ensure that housing is scaled to the street with a maximum height of 3 to 4 stories at the street edge, stepped back to higher levels as necessary;

10. Discourage long blocks of housing without courtyards or some break in the block pattern that creates sterility and long block faces;

Policies

Housing

Desirable Medium Density Residential Form Found In The Arbutus Neighbourhood, Vancouver, B.c.

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11. Use classic and timeless colours that are earth-toned based with simple highlights;

12. Encourage the provision of private, semi-private, and public open space as components of residential developments that provide recreation and amenity on site (e.g., Discovery Reach on the corner of Queens Avenue and Twelfth Street);

13. Promote and expand local lanes and “mews” as part of public access and open space systems through some of the character areas (e.g., Key West and Auckland character areas) to break up the block and provide necessary pedestrian access through the blocks;

14. Provide parking to 1 parking space per unit with .25 spaces provided for visitor parking to be located above grade in the floodplain area (or at the approval of the City Engineer);

15. Buffer parking from view using “green wall” and articulated, attractive facades to reduce any visual impacts, especially along Stewardson Way;

16. Promote usable “green roofs” in the neighbourhood to increase public and private open space and improve the green overlook from adjacent developments;

17. Require developers to provide plans that show shadow impacts on adjoining properties, view analysis and impacts on adjacent owner’s views, a public realm plan that includes improvements to the streets coordinated with the City’s street tree planting program, and a green roofscape plan. In addition, require the submission of a complete set of landscape drawings for proposed developments for review by the Consultative Design Committee and the Parks and Recreation Department.

Reduce The Visual Impact Of Parking Structures Using ‘Green Walls’ And Attractive Facades

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The redevelopment of Lower Twelfth Street offers the opportunity to create a parks and open space system where there is no recognizable park space and useable open space. The amount, type, location, financing or dedication, and ongoing maintenance of park and open space will be a challenge for the area as it transforms into a residential neighbourhood with a diverse set of community needs.

Objective: Create a parks and open space system over time that reinforces the sense of residential neighbourhood within walking distance of each household and links to the Greenway and Bikeway system of New Westminster.

Parks and Open Space

(See Map 11: Proposed Street Grid and Public Realm)

1. Encourage the conservation of the Gas Works building and immediate site (.25 acres) as a neighbourhood common space;

2. Improve the Queens Greenway that runs through the Lower Twelfth Street area on Third Avenue by sidewalk, intersection, and other landscaping;

3. Improve the pedestrian linkage to Simcoe Park up Queens Avenue;

4. Create a bike route link to the Tenth Street Bikeway north via Twelfth Street and the Queens Avenue Greenway, and east via Auckland Street, Eleventh Street, and Royal Avenue;

5. Encourage the provision of additional publicly accessible open space and parks along the street (e.g., courtyards, plazas such as at the corner of Queens Avenue and Twelfth Street as part of Discovery Reach);

6. Encourage the development of green roofs, both public and private, to maximize amenity space and create a green overlook for adjoining residences (e.g., City of Vancouver green roofs program);

7. Support the creation of a second level continuous linear public and private park system (Key West character area);

Policies

Parks And Open Space Systems Can Take Many Forms In Sloped Neighbourhoods

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8. Advance the idea of visually accessible private amenity spaces along Twelfth Street to create a visual green court system that contributes to the greening of Twelfth Street (e.g., Discovery Reach internal courtyard);

9. Orient the park and open spaces to a sunny south orientation to create inviting spots for sitting, strolling and other recreation activity, while providing optional shade and weather protection;

10. Ensure that the public and private open spaces are programmed and designed for activity that is appropriate for the location, size, and maintenance program;

11. Create a tree planting program along Stewardson Way and Twelfth Street that helps link the green spaces and rich landscaping of individual developments;

12. Use the intersections at Third and Queens Avenues as special areas to encourage corner plazas, special landscaping, pedestrian lighting, and pedestrian signalization to emphasize these intersections as neighbourhood gathering areas and focal points for special public activities;

13. Use interim vacant space for special neighbourhood events such as a local farmers market or festivals to encourage the active use of under utilized property;

14. Create gateway, highly landscaped, public spaces at Lower Twelfth Street and Stewardson way, Third Avenue and Stewardson Way, Fourth Avenue and Stewardson Way, and Fourth Avenue and Twelfth Street that could include public

Pedestrian Bridges Can Be Designed As Community Green Spaces As Well

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Servicing, Streets, and Traffic Circulation

Servicing requirements to accommodate the projected growth include sewer, roads, water, and drainage. From preliminary estimates, it appears that servicing capacity for sewer, water, and drainage are adequate for the growth projections but upgrades may be required. Roads and streets upgrading will be required as a part of redevelopment, estimated in the first 10 years of a 20 year development period. The infrastructure required will be paid through a number of means including Development Cost Charges, General Tax Revenue, or Specific Area Levies. Development Cost Charges (DCC’s) are levies adopted by bylaw, which are required to be paid by new development. DCC’s assist in the financing of major off-site services required to accommodate new growth. Specified Area Levies are charges to property owners who benefit directly from works in their neighbourhood. A comprehensive neighbourhood traffic management plan is required to determine the street capacity requirements to accommodate the future population, while transforming the neighbourhood into a pedestrian friendly environment.

Objective:Improve the infrastructure services, pedestrian safety, and traffic function within the Lower Twelfth Street Area by upgrading infrastructure where necessary and improving street design, vehicular access, and pedestrian crossings.

Policies1. Examine the traffic circulation and street design improvements required for the projected new development as part of a comprehensive neighbourhood traffic analysis;

2. Require that each new development rezoning application complete a traffic impact and improvements study;

3. Complete an overall new street design for Lower Twelfth Street that could include:

•Traffic calming (bulges and central boulevard) and pedestrian activated signals at the wider section of the Queens Avenue intersection and at the Third Avenue intersections; and•Gateway entrance designs at the intersection of Twelfth Street and Stewardson Way and Fourth Avenue and Twelfth Street; these streets may include special bulges with appropriate landscaping, civic art, and signage.

Update Street Design Standards For The Lower Twelfth St. Area To Reflect Greater Pedestrian Sensitivity

Narrower, Landscaped Streets Can Provide Many Benefits

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4. In association with the Gateway Greenway (above Third Avenue and Twelfth Street) and the Queens Avenue Greenway (along Third Avenue), upgrade the streetscape to permit improved pedestrian flows, especially at the Third and Stewardson Avenues crossings;

5. Create an overall traffic-calming policy for this area to promote the idea of a pedestrian-oriented neighbourhood, providing transit coverage with 400 meters (1312 feet) of each residence, along with road narrowing, landscaped boulevards and central landscaped medians, that together can visually reduce cut-through traffic and improve pedestrian safety;

6. Upgrade and complete sidewalk sections in the area that are not in place (e.g., portion of Eleventh Street Auckland Street and Royal Avenue);

7. Encourage parking that is not exposed to local streets and limit access points, and if so, landscaped and designed to mimic a normal building façade;

8. Extend the hours of on-street parking and create parking pockets where possible to extend the pedestrian boulevards and narrow the perception of street width (parking pockets are clusters of street parking spaces divided by extended landscaped areas with trees and shrubs in mid block or just low landscaping at intersections);

9. Examine the feasibility of a pedestrian bridge over Stewardson Way at either Third Avenue or Twelfth Street that would connect the area with New Westminster Quay and the Fraser River Waterfront (The bridge could also link to a future SkyTrain station that could service the New Westminster Quay and Lower Twelfth Street areas) or, alternatively improve the existing overpass south of Third Avenue;

10. Upgrade the sewer, water, and drainage systems in association with new development;

11. Examine the feasibility of introducing a “para-transit” local bus system that completes a Twelfth Street-Tenth Street loop (Stewardson Way north to Sixth Avenue, then east to Tenth Street and south to Stewardson Way, downtown/ SkyTrain Station) to connect residents and workers with the shopping and Downtown district, especially in consideration of the steep hills in the area;

12. Require special floodplain considerations for development of any underground parking structures to manage stormwater and flood waters;

13. Encourage Power Smart (Energy Smart) development and associated conservation measures for new development in the area;

14. Provide the necessary fiber optic utility servicing to the area to support home based businesses that require state of the art internet support services;

15. Separate local residential and industrial traffic as much as possible by focusing it on Stewardson Way while discouraging through traffic on Twelfth Street;

Policies (con’t)

Parking Structures Can Be Attractive Urban Elements

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Environment, Floodplain, and Soil Contamination

Soil Cleanup And Environmental Planting May Be Necessary In Industrial Areas Prior To Redevelopment

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The Lower Twelfth Street Area has been dominated by industrial activities for over 100 years and much of the lower part of the planning area is within the 200-year floodplain area. It is a “gray” zone that has very little green space and no natural areas. The challenge will be to clean up the soil contamination associated with past industrial activity, create appropriate floodplain control measures, and bring back nature to the area as much as possible.

Objective:Create soil contamination cleanup and floodplain requirements, along with an overall “Super Natural” Twelfth Street environmental greening program, that encourage environmentally sensitive development, the inclusion of park space and green space as part of development, and an extensive street planting program that sets a standard for environmental enhancement and restoration.

Policies1. Ensure that a proper site profile and associated studies are completed in conformance with provincial legislation for soil contamination; and that proper soil remediation measures are completed associated with any new development;

2. Require that proper floodplain protection measures are undertaken for those redevelopment areas within the 200 year floodplain (e.g., below the 4.15 meter contour), especially respecting any building or parking structures that penetrates the minimum contour level;

3. Require the development of a tree planting and landscape plan for each redevelopment application that includes the adjoining streets and is in conformance with the overall planting and landscape scheme for the area (directed by the Parks and Recreation Department);

4. Encourage the creation of low maintenance naturalized landscapes that use native plants that require less watering, other maintenance and provide habitat for birds and other desirable urban wildlife;

5. Encourage the retention of existing trees and other vegetation during redevelopment if possible and as appropriate;

6. Maximize green planting areas in the public and private realm that increases natural drainage and groundwater recharge;

7. Create a “Super Natural” Lower Twelfth Street area theme that supports the naturalization of landscapes where possible, and encourages the “Greening of Lower Twelfth Street.”

Commercial Development

Policies1. The Lower Twelfth Street Area Plan proposed two designations:

a. Community Commercial (Auckland Mews and Columbia Square North character areas): This Community Commercial area focuses retail development and some office development that complements the existing Columbia Square development, that together create a critical mass of retail that can draw people from outside the planning area. At the same time, the proposed location at the corner of Stewardson Way and Twelfth Street is most easily accessible without creating unnecessary impacts on the balance of the planning area;b. Home Business Commercial:(Key West, Gas Works, Louellen Mews, and Stewardson Gateway character areas): These Home Business Commercial areas will be in combination with proposed residential uses and are not to exceed 20% of the floor area, keeping the residential focus of the area.

2. Encourage street oriented retail commercial and some office uses in the Community Commercial areas at the foot of Twelfth Street adjoining the Columbia Street retail commercial area (Auckland and Columbia Street North character areas) with commercial uses not exceeding three stories;

3. Create a pedestrian-oriented shopping district with provisions for special street treatments including special street paving, signalized crosswalks, and traffic calming measures along Lower Twelfth Street and Royal Avenue;

4. Require Community Commercial development to incorporate decorative sidewalks, appropriate street furniture and street trees. Planting plans for trees and other landscaping are to be reviewed by the Parks and Recreation Department;

5. Support the inclusion of home businesses in combination with street-oriented residential development above Queens Avenue, not to exceed 20% of the floor area and be reserved for the ground floor;

Adaptive Reuse Of Existing Building Stock

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Commercial development is already in the area in the form of car dealerships and supporting car maintenance and service facilities. In the longer term, based on the previous market analysis, these uses will change to residential uses with supporting commercial uses being concentrated at the foot of Twelfth Street adjoining the existing Columbia Square retail centre. Home businesses will be supported along Twelfth Street at grade level above Queens Avenue to enhance the street orientation and activity.

Objective: To provide support commercial retail uses for the emerging residential uses, while respecting existing commercial and industrial uses in the area.

Commercial Development (policies con’t)

6. Require a traffic impact study for each rezoning application to determine appropriate measures for turning, pedestrian crosswalks, signalization, access, servicing, and parking;

7. Restrict off-street parking between the street and the building with any off-street parking required in underground parking or surface parking behind the building that is unobtrusive and screened from public view;

8. Entertain the provision for shared parking if the applicant demonstrates justification by conducting a traffic study by a qualified engineer;

9. Servicing areas for commercial uses will be limited to lanes or areas out of public view or buffered by screens or landscaping;

10. Respect the existing commercial and industrial activity in the area while integrating new commercial development, noting that the transformation to a residential orientation will take up to 20 years;

11. Encourage commercial development that has multiple storefronts and that is transparent and inviting to pedestrian traffic;

12. Encourage outdoor cafes and other similar uses that create pedestrian activity on the sidewalk and adjoining courtyard areas;

13. Support a safety and security awareness program to improve security for commercial properties;

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Industry has been the tradition of Lower Twelfth Street and during the transformation of the area; existing industrial uses should be supported. Concentrated to light industrial uses, special attention should be given to the existing and potential nuisances and associated residence complaints that could increase with residential redevelopment.

Objective:To minimize potential conflicts between existing industrial and new residential redevelopment in the area, while supporting existing industrial uses in the area.

Industrial Activity

Policies1. Create a “Good Neighbour” program that promotes clear communications between the residential groups in the area and existing industrial and commercial businesses to reduce or eliminate nuisances associated with their businesses (e.g., loudspeaker volume from car dealerships and industrial truck traffic);

2. Support the existing industrial uses in the area during the transition from an area of primarily industrial to an area of primarily residential;

3. Encourage cleanup and enhancement of existing industrial properties in association with new development and the general beautification of the area, including the screening of parking and loading areas and general landscaping;

4. Promote the ideas of existing industries contributing to the “Super-Natural Lower Twelfth Street” theme in contributing naturalized landscapes and features on their properties;

5. Support a safety and security awareness program to improve security for industrial properties;

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Schools, Social Amenities, and Community Facilities

The Lower Twelfth Street area will eventually have a residential population estimated at from 3,600 to 4,900, with the majority being single or mature adults because of the multiple housing nature of redevelopment. This Plan assumes that the children and youth of the area can be accommodated at John Robson Elementary School on Queens Avenue and the new middle school planned in the West End Neighbourhood. Other community educational facilities are provided by Douglas College located five blocks east up Royal Avenue. However, additional residences will require more amenities and enhanced pedestrian connections and transit to take advantage of other community facilities and activities close by.

Objective: To provide adequate community facilities and associated social amenities in association with the residential development needs of the area.

Policies: 1. Investigate the capacity and potential for increased enrollment from this area in the local schools;

2. Encourage a neighbourhood centre location in cooperation with the Gas Works site restoration and redevelopment;

3. Encourage the development of other cultural facilities in the area (e.g., outdoor festivals and farmers market);

4. Improve pedestrian and transit linkages to the surrounding areas to take advantage of other local facilities (John Robson School and Douglas College, future middle school, Downtown, and SkyTrain).

Gas Works Site Can Become A Neighbourhood Centre For Arts And Cultural Events

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5.0 PLANNING FOR ACTION

5.1 IMPLEMENTATION ACTION PLAN

The following are major steps that need to be completed to support redevelopment in the Lower Twelfth Street Area:

• Develop a detailed Streetscape mas-ter plan for Lower Twelfth Street to determine the elements and costs for improvement;

• Develop a detailed public amenities strategy to estimate the costs and com-ponents of the Twelfth Street improve-ments, Gas Works site, other streets, neighbourhood recreation and parks;

• Create density bonus incentives in the zoning bylaw to develop or pay for the necessary amenities and services. The type of amenities for which a bo-nus in density may be given include the provision of park and community space, heritage restoration and envi-ronmental clean-up;

• Develop innovative partnerships with the private sector and public agencies that provide the various amenities and services necessary for the existing and future neighbourhood;

• Determine detailed infrastructure improvements and integrate into an updated Development Cost Charges By-law or a Special Area Levy;

• For major projects, require a local transportation study to determine the impacts and design recommendations for commercial and residential devel-opment, especially traffi c fl ows and traffi c calming in the southern portion of Twelfth Street;

• Maintain or enhance public view cor-ridors by utilizing public right of ways and by strategically shifting taller build-ings;

• Refi ne the Design Guidelines to pro-vide guidance to the community, City Council and the Consultative Design Committee for future decision-making;

• Encourage higher densities and more commercial street uses in the southern part of the area, noting high rise devel-opment will be reviewed on an applica-tion by application basis;

What’s Next?

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• Investigate the conversion of the Gas Works building and site into a neigh-bourhood commons through a partner-ship between the Province, the City and the neighbourhood;

• Complete an inventory of other heri-tage assets in the area including land-marks, buildings, and landscapes;

• Develop floodplain requirements and soil contamination analysis/cleanup guidelines in accordance with engi-neering and provincial standards;

• Create a City-supported expeditious approval process for those applications that fulfill the design guidelines and public amenity contributions require-ments; and

• Investigate the feasibility of a pedes-trian bridge that could link the area to the SkyTrain and the waterfront along Third Avenue and Stewardson Way.

• Complete a further study on the de-tailed community services and facilities requirements for the estimated popula-

tion including schools, day care, and other associated services;

• Enhance pedestrian linkages to the Brow Of The Hill neighbourhood, upper Twelfth Street area, the downtown, the waterfront and to the Skytrain;

• As the area redevelops, above ground power lines should be placed underground, where possible in order to enhance the visual appearance.

• Encourage the development of a well designed and landscaped parkade structure along Stewardson Way be-tween Twelfth and Thirteenth Streets.

Plan A Strategy For Implementation

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5.2 DESIGN GUIDELINES

Intent:

• To improve the area by providing detailed design guidance to applicants for rezoning applications. The RM4 Zone will be used as a basis to evaluate the rezoning applications in Character Areas 1,2,3, and 4. Character Areas 1 and 2 will also use C-4 Zone as a reference. Character areas 5 and 6 will use RM-5A (residential low density) as a basis for evaluation;); and

• To provide guidance for staff, the Consultative Design Committee, the Advisory Planning Commission and City Council regarding development proposals.

Overview and Format for Guide-lines:

The design guidelines are divided into two sections: General Guidelines that apply to all site development and Specific Site Guidelines that apply to specific sub-areas.

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1. Streetscape: The following street hierarchy should be followed as illustrated in Map 11 to provide safety and orientation in the neighbourhood.

a. Street Hierarchy and Fine Grain:

i.Major Streets: Twelfth Street High Street, Queens Avenue, and Royal Avenue;ii.Minor Streets: Auckland Street, Third Avenue, Fourth Avenue, Eleventh Street, and Tenth Street;iii.Mews and Lanes: McPhaden Street, Louellen Street, and Quebec Street;iv.Adjacent Arterials: Steward-son Way.

b. Streetscape Character: All streets should have street trees and consider the following components in street design.

i.Traffic Calming;ii.Sidewalk and Safe Crossings;iii.CPTED (Crime Prevention Through Environmental Design, see Section 4.4 Urban Design Policies);iv. Street Furniture;v. Public Art;vi. Pedestrian Lighting;

vii. Historic theme and materi-als.

c. Greenways, Bikeways, and Bridges: The following streets and avenues will be designed for greenways and bikeways; The Third Avenue Greenway and the Tenth Street Bikeway. Pedestrian bridges may be considered along Stewardson Way at Third Avenue and Twelfth Streets. These pedestrian bridges are opportunities to further articu-late gateways as public art.

2. Building Character, Form and Massing:

a. Building character should be inspired by the area’s history with a contemporary interpretation where appropriate (e.g., Gas Works de-tailed cornice and brick work).

b. Building form, height and orien-tation should respect view corridors with the a maximum building face ratio of 1.2:1 (the ratio of one side to the other) and a maximum foot print guideline (area at the base of

A. General Guidelines

the building) of 600 m2 ; The inten-tion is to encourage slim “point towers” rather than “slab blocks” that are bulky and unnecessar-ily obstruct views. Shadow studies are required to determine impact on public spaces; adjacent towers should have a minimum variation of 4 floors between buildings; built form on the slopes should stack up the slopes so that it relates and flows with the topography, taking advantage of views and access points.

c. Relationship to the street (supported by CPTED policies of Section 4.4 under Urban Design)

i. Eyes on the Street – 3m setback with front porches and seating areas; signs can be in the front yard setback;ii. Façade articulation- functional weather protection on commer-cial uses encouraged; minimum 40% and maximum 80% trans-parency for residential and 60% minimum and 80% maximum transparency for commercial; the base of the buildings should be highly articulated to relate to

Consider Guidelines For Green Roofs And Parking Structures As They Are Highly Visible Urban Elements With Significant Potential Environmental Benefits

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the pedestrian scale;iii.Residential and commercial uses along the streets shall have a building setback of a minimum of 3m after the first two to three floors;iv.Weather protection encour-aged as continuous and func-tional along streetscape with trees as a first priority and weather protection built around them and can encroach on the sidewalk where permitted; and v.Building top should be com-plete with a distinguishing fea-ture or cornice line that screens mechanical structures and other elements from view.

d. Materials, colours, and applica-tion should fit the context;

e. Green Roofs: Roof gardens and parkettes should be a requirement in medium rise to high rise propos-als; each of these spaces should be designed for use and connect to adjoining spaced visually or physi-cally where possible;

f. Public, Semi-Private and Private Amenity Space should be articu-lated with functional landscaping

so that the space definitions are defined yet provide an overall uni-fied green affect along the street.

3. Parking and Accessa. Floodplain requirements below the 4.15 m elevation;

b. Above ground parkades design, screening and landscaping;

c. Access points limitation requirements with screening over garage entries if possible;

d. Servicing and Loading screening.

4. Sustainable Urban Design Con-siderations

a. Encourage green building and sensitive site planning by using the LEED program;

b. Provide transit, walking and biking orientation: facilities and convenience;

c. Encourage water conservation in landscaping and utilities;

d. Promote energy conservation;

e. Introduce waste reduction and recycling;

f. Expand wildlife habitat enhancement through gardens, trees, and open space.

Guidelines For Form And Massing

Consider Green Roofs As Stormwater Management Elements, That Reduce Energy Costs, Provide Usable Greenspace And Enhance The Visual Landscape From Upper Slopes

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Eyes on the Street Design Concept

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1. Auckland Mews: Medium to High Density Residential/ Light Industrial/Commercial Mixed Use(Existing light industrial with some commercial uses)

a. Uses: Medium density light Industrial/Commercial/Residential

b. Built Form and Density: Minimum distance between residential towers to be 25m, not including balconies; floor plates to be a maximum of 600 m2 with a maximum of 12 to 18 stories and a FSR of 1.5+ 1 bonus potential; highly articulated building forms; keep the street and lane grid; bridge Quebec Street with pedestrian bridge half the width of lane.

c. Encourage parcel assembly;

d. Long term residential/commercial uses with landscaped streets and lanes;

e. Parking and access from the interior Quebec Street.

2. North Columbia Square: High

B. Character Area Design Guidelines

Density Retail Commercial/Residential Mixed Use(Existing industrial and commercial uses)

a. Uses: High density retail commercial and residential;

b. Maintain and reinforce the street grid with highly landscaped Twelfth Street;

c. Built Form and Density:i.Wrap two story residential uses around the site establishing all front yards around the block with no back yards;ii.High rise stepped back above the second story with accessible open space above retail commercial uses; maximum FSR of 1.5 + 1 potential bonus and 18 to 24 stories.

d. Parking and Access hidden from view where possible with overhead lattice over entrances to parking garages; minimize access points; and use small portal entries to reduce visual emphasis on the access point;

e. Open Space: street wall of

buildings should frame the public streetscape with continuous weather protection and building articulation;

f. Sidewalk improvements should extend across the existing streets to permit safe pedestrian crossings to Columbia Square and other surrounding blocks.

3. Key West: Medium to High Density Residential with Street Commercial and Home Businesses;(Existing car dealerships, former Legion building, and Petro Canada service station)

a. Uses: Medium to High Density Residential with Street Commercial and second level linear park system;

b. Built Form: Continuous front doors along Twelfth Street, with Second, Third and Fourth story terraced landscaping with an FSR of 1.5 + 1 potential bonus; High rise towers permitted on north side of Third Avenue to a density of 1.5 to 2.5 FSR with a maximum of 18 to 24 stories;

Densities Will Vary To Provide The Best Mix Of Housing Types That Will Appeal To The Broadest Range Of People

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c. Parking and Access: Above grade structure parking with screening and landscaping along Stewardson Way; visual gateway to area at Twelfth Street and Third Avenues;

d. Streetscape consisting of highly landscaped Twelfth Street and internal residential access “Mews”;

e. Open Space network: street mews to be an average of 10m wide with a minimum width of 6m.

4. Gas Works: Medium to High Density Residential with Street Commercial(Existing historic Gas Works building on vacant lots)

a. Uses: Public Building/Neighbourhood Commons with Medium to High Density Residential with Street Commercial;

b. Built Form and Density: 1.5 FSR + 1 potential bonus FSR, 18-24 stories with the retention of the existing Gas Works building;

c. Parking and Access off of Twelfth Street and Third Avenue;

d. Streetscape highly landscaped;

e. Open Space network connected to Gas Works Neighbourhood Commons with green roofs to overlook.

3. Louellen Mews: Medium density Residential with Street Commercial Uses(Existing commercial uses, industrial uses, and vacant lot)

a. Uses: Medium density Residential/Commercial;

b. Built Form and Density: Transition area to the Brow of the Hill Neighbourhood; Buildings to have continuous front doors on the street with limited car access points; to be a maximum of 1 to 2 1⁄2 stories and 1.0 – 1.5 FSR;c. Parking and Access from Louellen Street and Twelfth Street;

d. Streetscape continuous with Twelfth Street highly landscaped

character;

e. Private Amenity Open Space network.

4. Stewardson Way Gateway: Medium density Residential with Street Commercial Uses(Existing mix of industrial, commercial, and low density residential uses)

a. Uses: Medium density Residential/Commercial;

b. Built Form and Density: Transition area to Brow of the Hill Neighbourhood; to be residential in character with a maximum of 1.0 – 1.5 FSR and 4 stories; front doors on the street;

c. Parking and Access off of lanes and streets;

d. Streetscape residential with continuos Twelfth Street landscaping and internal Streets/Lanes/Mews landscaped as well;

e. Open Space network connect mews/lane across Third Avenue.

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Applications will be required to move through the standard rezoning and approvals process with specific attention to the detailed policies and guidelines outlined in this Plan.

5.4 FUNDING INFRASTRUCTURE AND PUBLIC AMENITIES

The projected growth in the Lower Twelfth Street Area will have a major impact on municipal services and infrastructure in the area. Although the existing water, drainage, and sewer system in the area has the additional capacity to accommodate the growth, specific upgrades of infrastructure are expected. The projected road improvements will be a major cost that will have to be planned for in association with new development and existing development.

It is anticipated that the infrastructure improvements will be paid for through a number of means such as Development Cost Charges, General Tax Revenue, Specific Area Levies, or Voluntary Contributions:

1. Development Cost Charges (DCC’s): DCC’s are a means provided by the Local Government Act to assist local governments in paying the capital costs of installing certain municipal services, the installation of which is directly or indirectly affected by the development of lands and/or the alteration/extension of buildings;

2. General Tax Revenue: Tax Revenue generally pays for service improvements such as fire and police associated with the additional service coverage in the area;

3. Specific Area Levies: These levies would be similar to DCC’s, expect they would only be applicable to the Lower Twelfth Street area. DCC’s and Specific Area Levies can be used for providing, constructing, altering, or expanding sewer, water and drainage systems, roads, and parkland acquisition and

improvements. 4. Voluntary Contributions:

These are financial contribution by developers to fund neighbourhood amenity and service improvements to the surrounding area in return for increased density consideration for the redevelopment.

5.3 REZONING, DESIGN REVIEW, AND APPROVAL PROCESS

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• Review goals periodically;

• Refine design guidelines based on development performance;

• Review and update rezoning approval process; and

• Seek Council’s advice on special rezoning applications that do not conform to design guidelines.

5.5 PLAN MONITORING AND EVALUATION

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BIB

LIO

GR

AP

HY

& R

EF

ER

EN

CE

S

Balfour and Company, Foot of 12th Street Area Plan, November 2000.

City of New Westminster Brow of the Hill Action Plan, July 1999.

City of New Westminster Columbia Street Design Guidelines, Decosse Pattison Architects, September 1997.

City of New Westminster Official Community Plan (consolidated version January 12, 2000).

City of New Westminster Report to Council, Land Uses in the Auckland Street Sub-area: Options for Consideration, March 20, 2003.

City of New Westminster Memorandum, Development in the Twelfth Street Corridor, November 18, 1994.

City of New Westminster Memorandum, Lower Twelfth Street Area, July 28, 1993.

City of New Westminster, Report to Council, Lower Twelfth Street- For Discussion, February 27, 2001.

City of New Westminster, Report to Council, 12th Street Crime Prevention and Commercial Area. Revitalization Initiatives – Recommendations and Update from Community Meeting of April 16, 2003.

City of New Westminster Parks and Recreation Master Plan, February 1998.

City of New Westminster Queensborough Community Plan, June 1995.

City of New Westminster Trail and Greenway Master Plan, December 2000.

City of New Westminster Zoning Bylaw No. 6680 (as amended).

Hamilton Associates, City of New Westminster Downtown PM Turning Volumes, April 11, 2003.

MVH Associates, Gas Works Site Assessment Report, Land and Water B.C. Inc., May, 2002.

MVH Urban Planning & Design Inc., Urban Design Study for the Gas Works Site, Land and Water B.C. Inc., June, 2002.

Province of British Columbia letter to the City of New Westminster, Flood Construction Levels for New Westminster, May 17, 1988.

Rollo & Associates, Gas Works Site Development Opportunities Study, October 2002.

Ward Consulting Group, Daily Traffic Volumes, City of New Westminster, 1995.

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MAPS

Supporting Analysis:

Map 1 ContextMap 2 Building CoverageMap 3 Existing Land Use & Character areasMap 4 ZoningMap 5 TransportationMap 6 PatternMap 7 OrientationMap 8 Nodes/GatewaysMap 9 Development PotentialMap 10 ConceptMap 11 Proposed Street Grid/Public RealmMap 12 Character Areas

The following documents are available separately and are not included in this publication:

Appendix A - Public ProcessAppendix B - Economic Analysis

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map 1: CONTEXT AND ADJACENT LAND USE

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map 2: BULDING COVERAGE


map 3: CHARACTER AREAS AND EXISTING LAND USE


map 4: EXISTING ZONING


map 5: TRANSPORTATION AND MOVEMENT


map 6: BLOCK PATTERN


map 7: TOPOGRAPHY, VIEWS AND ORIENTATION


map 8: NODES AND GATEWAYS


map 9: DEVELOPMENT POTENTIAL


map 10: LAND USE CONCEPT


map 11: PROPOSED STREET GRID AND PUBLIC REALM


map 12: CHARACTER AREAS


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