Both phases of the initial stage, Phase 1A and Phase 1B, are currently moving through the City of Burnaby’s approval process.
Situated on an 18.81-acre site next to the Millennium Line SkyTrain’s Sperling-Burnaby Lake Station, Burnaby Lake Village occupies the former site of a Saputo milk plant. Peterson and Create Properties purchased the site for $209 million in early 2019, and it is now valued at nearly $197 million by BC Assessment.
The developers submitted a rezoning application in October 2022, proposing a total of 14 mixed-use buildings between 12 and 25 storeys, with plans for over 4,800 residential units and significant commercial space. Phase One will include six buildings with 1,144 residential units.
The 6800 Lougheed Highway site and phasing plan for Burnaby Lake Village.(Arcadis IBI Group, Create Properties, Peterson)
Phase 1A: Residential and Commercial Highlights
In July 2024, the City Council granted conditional approval (third reading) for Phase 1A, set in the northeast corner of the site near 7000 Lougheed Highway. Key features include:
Building H: A 13-storey structure with 140 non-market rental units and 56 market rental units, totaling 196 units (39 studios, 75 one-bedrooms, 74 two-bedrooms, and eight three-bedrooms).
Buildings G1 and G2: Two buildings between 14 and 16 storeys with 443 strata units (77 studios, 198 one-bedrooms, 154 two-bedrooms, and 14 three-bedrooms) above a shared six-storey podium. The podium will feature:
Daycare Space: 15,105 sq. ft
Retail Space: 10,666 sq. ft
Office Space: 8,176 sq. ft
Amenity Space for residents
Phase 1A will include 629 vehicle parking spaces and 1,347 bicycle spaces.
The planned esplanade running through the Burnaby Lake Village community.(Arcadis IBI Group, Create Properties, Peterson)View of the Burnaby Lake Village Phase 1A buildings from Lougheed Highway.(Arcadis IBI Group, Create Properties, Peterson)
Phase 1B: Additional Residential and Retail Space
In August, Council granted initial readings for Phase 1B, planned for the area just south of Phase 1A. This phase includes:
Buildings J1, J2, and J3: 14- to 16-storey buildings with 505 strata units in total (72 studios, 211 one-bedrooms, 204 two-bedrooms, and 18 three-bedrooms).
Parking: 477 vehicle spaces and 1,111 bicycle spaces
Commercial Retail Space: 12,679 sq. ft
Phase 1A and 1B will also see the construction of portions of the Forest Walk east of Phase 1B, two new north-south streets, and part of the signature west-east esplanade.
Ground-level view of the three buildings planned for Phase 1B of Burnaby Lake Village. (Boniface Oleksiuk Politano Architects, Create Properties, Peterson)
Although it’s not yet fully approved, the proposal aims to create a mixed-use development with 3,800 residential units across eight highrises, providing homes for approximately 7,250 residents and including various community amenities.
Source: Imagine Columbia Square website
Key Proposal Details and Council Support
The council held a special meeting on October 28 to discuss the Columbia Square Plaza redevelopment plan. After a 75-minute session, the council voted 5-2 in favor of several recommendations that allow the project to advance to the master-planning stage. Here are the highlights of what was discussed:
Mixed-Use Development: The site at 88 10th St. would integrate retail, commercial, and residential spaces, with 25% designated for greenways and open space.
High-Density Residential Units: The proposed plan would add about 3,800 residential units. Twenty percent of the rental space would be offered at below-market rates.
Affordable Housing Investment: At least 80% of the density bonus funds from this project would go into the city’s affordable housing reserve, with a covenant ensuring 20% of rental units are offered at HILS (Housing Income Limits) rates for a minimum of 60 years.
New School Site Opportunity: The Council directed staff to collaborate with the applicant and School District 40 to secure a site within the development for a public school.
Infrastructure Enhancements: The plan includes creating public open spaces, expanding commercial office space, and replacing retail spaces, such as a grocery store, which serves the local community.
Preliminary Site Plan. Source: Imagine Columbia Square website
Opposition and Council Concerns
While council members like Mayor Patrick Johnstone and Councillors Ruby Campbell, Tasha Henderson, Jaimie McEvoy, and Nadine Nakagawa endorsed the project’s recommendations, Councillors Daniel Fontaine and Paul Minhas voiced concerns over the high density and infrastructure demands. Fontaine highlighted that the new density would be equivalent to “adding the population of four World Trade Centers” to the area, and he stressed the need for additional amenities like parks, community centers, and ice arenas to support the increased population.
Next Steps: Master Plan Development
The council’s vote signals a green light to proceed with the development of a detailed master plan for Columbia Square. The next steps will involve public and stakeholder engagement, establishing legal agreements, and finalizing a comprehensive plan.
As Councillor Henderson noted, supporting the initial recommendations doesn’t mean council’s final approval is assured. The final master plan, when ready, will be a critical factor in determining the project’s overall impact and livability.
