Zoning Bylaw Amendments (Rezoning)
Every property in New Westminster is assigned a zoning district in the Zoning Bylaw which regulates development entitlements, including:
- Types of land uses and/or activities that can take place on a property;
- Maximum density;
- Maximum building height;
- Minimum setbacks (i.e., the distance between buildings and adjacent property lines); and
- Required off-street parking, bicycle parking, and loading.
A site’s current zoning can be found through the CityViews interactive mapping system.
When is a Zoning Bylaw Amendment (Rezoning) Required?
If a proposed development or any other changes on a property do not conform to the requirements specified in the site’s current zoning district, especially the permitted uses and density, a Zoning Bylaw Amendment (Rezoning) may be required. The rezoning process allows Council, the City, and the community to analyze the potential impacts of a proposed development and ensure it is aligned with Council priorities and City policies.
Once a rezoning application has been submitted and the application fees paid, the Planning file manager will conduct and coordinate review of the application, which may involve other City departments and committees. The application review process is informed by the scope and complexity of the rezoning, as well as associated applications (e.g., development permit).
Information on key components of the rezoning process are below. However, this information is not intended to be comprehensive and the Planning file manager will provide project-specific information once the application has been assigned.
As the City grows, new and improved infrastructure and services will be required to support the new residents and business that result from development. Development helps pay for the capital costs generated by growth through a combination of tools, including development cost charges and school site acquisition charges, Engineering off-site requirements (secured through Works and Services Agreements), and amenity and/or density bonus contributions.
Please note that in light of Provincial changes to development and land use legislation, the City is in the process of developing a new, comprehensive Financing Growth Strategy. This strategy is anticipated to contain a combination of Development Cost Charges (DCCs), Amenity Cost Charges (ACCs), Inclusionary Housing, and density bonus, and is expected to be released in 2025. Those with an interest in development in New Westminster should continue to monitor the City’s Financing Growth webpage for more information.
Recently, Council endorsed the Interim Density Bonus Policy, which is intended to help the City transition from a negotiated amenity process towards fixed rates while the new Financing Growth work is progressed.
For more information on financing growth tools, and to remain up-to-date on the status of the new Financing Growth Strategy, visit the Financing Growth webpage.
Consultation with neighbours, the community, City committees (e.g., New Westminster Design Panel) and other stakeholders may be required depending on the scale, impact, scope, or complexity of the proposed application. The Planning file manager can provide further direction through review of the application.
Typically, Council is informed of a rezoning application near the beginning of the application review process, and again near the end of the process through the project’s Comprehensive Report.
The Comprehensive Report summarizes the information needed for Council to consider whether or not to give readings to the project’s Zoning Amendment Bylaw and any other required bylaws. It is provided to Council for consideration once internal City review and public consultation is complete, and the application has been prepared to the satisfaction of City staff.
The Comprehensive Report typically includes a project overview, consultation summary, summary of public benefits, and terms and conditions of bylaw adoption. Upon receiving this report, Council may provide any direction, such as to:
- Give First, Second, and Third readings to the enabling bylaws;
- Table the application and request more information or reports from City staff; or,
- Decline the application.
Other reports to Council may be required throughout the rezoning process, as determined by the Planning file manager.
The Local Government Act prohibits local governments from holding a public hearing where:
- The project is consistent with the Official Community Plan; and,
- 50% or more of the proposed gross floor area is for residential use.
For rezoning projects that meet both of the above conditions, the City is required to inform the public that a public hearing is prohibited. As prescribed by the Local Government Act, notification must be done in advance of Council consideration of bylaw readings.
For rezoning projects that do not meet both of the above conditions, when Council agrees to consider the application, they will also make a decision on whether or not to require a Public Hearing, which is typically based on staff recommendation and consultation feedback received to date. Generally, where an application has addressed consultation feedback to date, staff would recommend that a public hearing not be held.
Any rezoning projects that also involve an amendment to the Official Community Plan are required to hold a public hearing, per the Local Government Act.
Many rezoning projects are subject to conditions of adoption, which are requirements that must be bet prior to Council’s consideration of whether to formally adopt the project’s bylaws (fourth reading of the bylaws). These are typically technical, legal and administrative requirements and may include: engineering works and services, outstanding payments, and the registration of required legal documents. Once adoption requirements are finalized, the application would be placed on a Council agenda for consideration of final adoption, after which the rezoning process would be complete and the application considered “approved” by Council. Subsequent permits, such as development and building permits are typically required to facilitate the form of development approved by Council.
Many rezoning projects are subject to conditions of adoption, which are requirements that must be bet prior to Council’s consideration of whether to formally adopt the project’s bylaws (fourth reading of the bylaws). These are typically technical, legal and administrative requirements and may include: engineering works and services, outstanding payments, and the registration of required legal documents. Once adoption requirements are finalized, the application would be placed on a Council agenda for consideration of final adoption, after which the rezoning process would be complete and the application considered “approved” by Council. Subsequent permits, such as development and building permits are typically required to facilitate the form of development approved by Council.