Case Study

PROJECT OVERVIEW:

Burnaby Lake Heights, located at 7000 Lougheed Highway in Burnaby, is a new Urban Village master planned community being developed by Create Properties within the Bainbridge Community, steps away from Sperling-Burnaby Lake Sky Train Station and Burnaby Lake Regional Park.

Positioned at a strategic location in the heart of Metro Vancouver, the creation of Burnaby Lake Heights will inspire best practices for industrial land regeneration by transforming a 5.94 hectare (14.66 acres) industrial site into a vibrant, complete community that is integrated with the broader context, within the next ten years, including:

  • Approximately 3,700 new homes to buy or rent in four village neighbourhoods

  • As much as 400,000 sf / 37,000 sm of commercial space and 4,500 sf / 420 sm of live-work expected to provide approx. 500 new jobs from 50 jobs today

  • Approximately 20,000 sf / 1,800 sm of Community Club

  • Over 127,000 sf / 11,800 sm of beautiful landscape and urban design features celebrating the rich, natural surrounding and connecting people with the environment

CHALLENGE:

During initial discussions with the City of Burnaby, the developer was provided with a guideline for an overall development density of 3.68. The City imposed this limit due to several factors. From a planning perspective, there was a need to ensure that the development would not overwhelm existing infrastructure, such as roads, utilities, and public services. Additionally, there were concerns about maintaining the character and livability of the surrounding community. Community opposition also played a role, as some residents were worried about potential increases in traffic, noise, and strain on local resources.

On the other hand, the developer aimed for a higher density to maximize the number of housing units, which would not only address the housing shortage but also increase profitability. Higher density would allow for more efficient use of the land, leading to greater economic returns. Balancing the developer’s desire for increased density and profit with the City’s planning constraints and community concerns presented a significant challenge.

SOLUTION:

To address this challenge, I (then a Grade 10 student) volunteered to conduct comprehensive research for the developer on affordable housing requirements and incentives in three other municipalities, as well as on government funding programs. Additionally, an in-depth analysis of Burnaby’s housing needs was performed, covering aspects such as affordability, housing mixes, and the status of affordable units under construction and planning.

This thorough preparation facilitated successful negotiations with the City, ultimately securing City Council support for a higher development density. The overall density was increased from 3.68 to 5.05, with the stipulation that 20% of the additional density be dedicated to affordable housing. This translates to approximately 225 additional affordable units to be integrated into the community over the next five years. This initiative exemplifies the positive impact of collaborative efforts among youth, the developer and the municipality, fostering a diverse social context and promoting social equity.