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Transit Oriented Development Areas

There are five Transit Oriented Development Areas in New Westminster which are required by the Province to be designated in order to encourage more housing opportunities around transit hubs.

Locations

Transit oriented areas are defined as land within 800 meters of a SkyTrain station. There are five areas in New Westminster:

The new legislation from the Province requires these areas be designated for transit oriented development, in order to encourage additional housing to be created in well-connected places. Most of these areas in New Westminster are well on their way to meeting the Province’s form and density goals already.

Development Opportunities 

For detailed information on making a development application in one of New Westminster’s transit oriented areas see:

A designation does not mean that (re)development is allowed outright or that the site is ‘pre-zoned’ for construction. For many properties, a rezoning application will still be required. The new legislation does not change the existing rezoning process such as application fees or staff review. It also doesn’t remove the City’s ability to establish some conditions of approval for the application, like protection for existing tenants or infrastructure and servicing upgrades.

Property Eligibility 

This new legislation applies only to properties already zoned for residential uses (housing). Any industrial or agricultural land is exempt from this transit oriented legislation. There may be other limitations to development on land in these areas; for example heritage protections, Federal Crown land, or flood plains, hazard and riparian areas, and other environmentally sensitive areas. Properties with these kinds of limitations may not be able to develop to the available densities or heights.

To view the TOD Area maps for New Westminster and determine your property's eligibility, visit CityViews, the City's interactive map viewer.

Building Height and Density 

In transit oriented areas, the Province has required the City to consider applications with the forms (building height) and densities (calculated with a floor space ratio) shown in the table below. Though, as noted above, local governments retain the ability to turn down applications for reasons other than height or density.

Minimum Allowable Density and Height 

TOD Area Tier

Distance from Station (Metres)

Allowable Building Height (Storeys)

Allowable Density

(Floor-Space Ratio)

1

200 or less

Up to 20

Up to 5.0

2

200 – 400

Up to 12

Up to 4.0

3

400 – 800

Up to 8

Up to 3.0

It is important to understand that this level of development is still required to go through the rezoning process. A map illustrating the properties are included in each tier is below:

Parking

In transit oriented areas, the City can no longer require a developer or owner to supply a minimum number of vehicle parking spaces in a residential building. These areas are anticipated to be well-connected with transit and active transportation options like walking and cycling paths which are expected to reduce the need for personal vehicles. Some parking will still be required. For example: accessibility stalls and for bicycles. In other types of uses or buildings, like commercial (e.g. a retail store) and institutional (e.g. a school), parking requirements have not impacted.

 

  • Speculation Disclaimer

    The transit oriented development area tiers and maps do not create development rights.

    The transit oriented area maps show the geographic distance from the Skytrain stations, based on coordinates provided by Provincial government. The building heights and densities described in the new legislation must be considered in those locations, alongside previously existing City policies and regulations. That evaluation happens through a rezoning process.

    Development rights are determined by the Zoning Bylaw. If the land use and densities allowed in the Zoning Bylaw are different than outlined in the legislation, an applicant may make a rezoning application. If approved, the zoning change is what alters the property's development rights. A rezoning includes a formal public process and the final decision is made by Council.

    Council is required to consider the new legislation, but may choose not to approve an application based on other City policies and guidelines.

    The City of New Westminster cautions against speculation based on anticipating Council’s decisions.

    Applicants should also be aware of the development costs associated with rezoning, such as development cost charges, parkland dedication, and construction of new or upgraded services. Click here to learn more about development finance in New Westminster.

  • Frequently Asked Questions

    WHAT DO I NEED TO KNOW AS A TENANT LIVING IN A TRANSIT ORIENTED AREA?

    At this time, most redevelopment applications require a rezoning process that needs Council's approval. This allows the City to ensure tenants are properly notified, compensated, and assisted in finding new housing affected by redevelopment. A transit oriented designation does not mean (re)development is automatically allowed or that the site is pre-zoned for construction. The City recognizes that existing purpose-built rental housing plays an important role in the community.

    IS MY PROPERTY ELIGIBLE FOR REDEVELOPMENT TO PROVINCIALLY SET DENSITIES AND HEIGHTS?

    To be eligible to make a rezoning application for these heights and densities, a property must be located within a designated transit oriented area and already be zoned for residential uses (housing). There are many other factors which might impact a property's ability to fully develop to those heights and densities such as natural hazard regulations or heritage protection. 

    To determine a site's redevelopment potential, contact the  and review the Interim Development Review Framework.

    IF MY PROPERTY IS WITHIN A TRANSIT ORIENTED AREA, DOES IT NEED A REZONING TO REDEVELOP?

    Yes. Most properties or consolidations of properties within a transit oriented area will need to be rezoned in order to meet the heights and densities set out by the Province. The new legislation does not override municipal zoning. The City will generally support rezoning applications that are either in-line with the current Official Community Plan (OCP) or are entirely made up of rental residential units, as secured by a legal agreement.

    A property's zoning and OCP designation can be confirmed online here. This guide provides further details about developing a property in a transit oriented area. 

    CAN A PROPERTY BE DEVELOPED TO A LOWER DENSITY OR HEIGHT THAN SET BY THE PROVINCE?

    Yes, a property can be redeveloped based on its existing zoning without Council approval. The property's zoning does not have to match the Provincial heights and densities for that to happen. An owner or developer may also apply to rezone a property in order to allow a building that is less than the Provincial heights and densities. For example, a 6-storey building may be built where the maximum allowed is an 8-storey building.

    IS CONSOLIDATION OR ASSEMBLY OF LOTS REQUIRED TO ACHIEVE THE PROVINCIAL DENSITIES AND HEIGHTS?

    Generally, larger developments require more space. Consolidation (land assembly) is not strictly required, but is often practical as it can  improve construction feasibility and result in a better design. 

    Rezoning applications that create "remainder lots" (single or awkward lots left behind) may not be supported by staff in the application's Council approval process. This is because it will typically lower the ability of the remainder lots to provide much needed housing. When this situation occurs, development applicants are asked to show how the remainder lots they create could be reasonably developed on their own, to similar levels as the proposed by the current development. 

    CAN LANES, STREETS, OR OTHER PUBLIC PROPERTY BE PURCHASED AS PART OF A REDEVELOPMENT IN A TRANSIT ORIENTED AREAS?

    Generally, the City doesn’t sell road-like land, as it is used for many purposes including underground or overhead servicing (water and electricity), operations like garbage pick-up, transit or bike lanes, emergency services (fire, police, ambulance) access, and tree canopy and small greenspaces.

    MY PROPERTY IS ON THE SAME BLOCK AS PROPERTIES THAT ARE IN THE TRANSIT ORIENTED AREA, IS THERE A WAY TO ACHIEVE THE SAME DENSITIES AND HEIGHTS ON MY SITE?

    Properties must be within the designated transit oriented areas, as of December 2023, to be eligible for Provincial heights and densities. In 2025, the City will be updating our Official Community Plan (OCP) to reflect the transit oriented areas. The future of these types of edge properties will be considered as part of that process. Until then, refer to the OCP for development opportunities on sites that are not within a transit oriented area.

    WHAT IS THE IMPACT ON MY PROPERTY VALUE AND TAXES?

    Property taxes are calculated based on the assessment value of a property, which is set annually by BC Assessment, the provincial agency responsible for determining assessed property values. Tax rates are set every year by City Council in terms of general municipal taxes, local improvement taxes, parcel taxes and Business Improvement Area levies.

    BC Assessment will base its analysis of property value on market evidence, which could be influenced by the Province’s new housing legislation that was released in the fall of 2023. Since property values are one of the factors in determining property tax rates, property taxes could be affected by these changes.

    Visit the City's Property Taxes and Utilities webpage for current tax rates and payment information.

    HAVE PROTECTED HERITAGE PROPERTIES IN TRANSIT ORIENTED AREAS BEEN IMPACTED?

    No, existing heritage protection is not removed by this new legislation. The City will continue to encourage growth that balances the preservation of historic buildings or character features, and seek to preserve or protect them through development applications when appropriate.  For more information on the City's heritage programs, click here.

    HOW DO I LEARN MORE ABOUT THE IMPACTS TO MY PROPERTY?

    If you would like to learn more, you can review the resources provided below or contact the  for assistance.

  • Resources

  • Questions & Contact

    Planning Division
    604-527-4532