Lower Twelfth and Sharpe Street (LTS) are designated as a Study Area in the OCP because of the unique mix of uses in both areas. In the future, these areas are envisioned to provide a non-traditional mix of uses including ultra-light industrial, residential, retail and service commercial within individual buildings and projects.

Reaching this vision requires the City to develop a Master Plan, including guidelines and a strategy for appropriately transitioning the mix of uses, location of uses and general expected densities in the area. Further, this Master Plan will explore adaptive reuse of existing heritage buildings and the provision of affordable ‘maker spaces’.

Once the Study commences, the City would work closely with property owners and community members through a number of consultation opportunities, such as community meetings. While the City anticipates conducting this study and creating the Master Plan this work has not yet begun, since staff are focused on other Council priority areas. We expect to have further conversations with Council about including this project in a future work plan.

Catalyst Projects 

Catalyst projects may be considered in advance of the Master Plan if the project meets the objectives of the area. A catalyst project would require an OCP amendment, and would need to:

  1. be consistent with the OCP designation especially as it relates to integrating non-traditional employment generating uses. This means innovative, creative and appropriate integration of non-traditional mixes of use, including ultra-light industrial and service commercial;
  2. act as a catalyst to accelerate other similar development in the LTS area;
  3. assist in establishing foundational analysis and information to guide the City’s future development of a neighbourhood plan and design guidelines for the LTS area;
  4. set a high standard for redevelopment in the LTS area; and,
  5. identify opportunities to meet other key City priorities.

Other catalyst projects that strongly support other City priorities may also be considered.

A catalyst project proposal would also need to include exploration of:

  1. the financial feasibility of the proposal given the site context and range of amenities and features to be included, and a market study of the proposed non-traditional mix of uses (including a review of case studies, best practices, and barriers and opportunities for attracting non-traditional employment-generating uses);
  2. the specifics needs of the proposed non-traditional employment generating uses such as loading, parking, floorplate sizes, floor to ceiling height requirements, etc., and
  3. the specific strategies which could be taken to mitigate impacts (noise, light, vibrations, smell, etc.) from non-traditional employment generating uses on residential uses and adjacent properties.

Projects must be consistent with City policies, such as the Master Transportation Plan, climate emergency initiatives, and various housing and economic development policies.

Click here for considerations for developing in New Westminster.