KinVillage Phase 1 Project

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Location: 1050 54A Street

File Number: LU009056

This project received 4th and final reading on December 12, 2022. You can find a copy of the Council report here. The applicant is now working on their building permit application in advance of the start of construction.


The purpose of this application is to permit the construction of a new six-storey (four-storeys for a portion of the building) purpose-built seniors' affordable rental apartment building. The proposed 152-unit development is being funded and financed through BC Housing's Community Housing Fund. Through the Community Housing Fund, a capital grant and on-going subsidies will allow for a mix of 20% subsidized, 50% rent geared to income, and 30% moderate income housing units, all while ensuring that existing residents do not face displacement or increased monthly rent payments. The new building would be constructed in place of the existing surface parking lot on the northern and western portions of the site, with the existing building being retained until residents have moved to the new building.


The following are the key aspects of the proposal:

  • First phase of a multi-phase development at the KinVillage site, with 152 units of affordable seniors' rental.
  • Indoor and outdoor common amenity space plus space for a day program for older adults.
  • 76 residential parking spaces and 19 visitor parking spaces would be provided.
  • A net increase of 50 trees on the site (10 removed, 60 planted).
  • Proposed development is being funded and financed through BC Housing's Community Housing Fund.
  • A mix of 20% deep subsidy, 50% rent geared to income, and 30% moderate income housing units.
  • Ensures all existing residents do not face displacement or increased monthly rent payments.


An Official Community Plan amendment was approved by Council in 2019 in order to allow the long-term redevelopment of the KinVillage complex to accommodate additional seniors’ housing units, care beds and associated uses. The proposed development is consistent with the Official Community Plan. You can find details on the OCP amendment here.


In order to facilitate the proposed development, the following are required:

  • Rezoning of the subject property from Comprehensive Development Zone No. 289 (CD289) to a new Comprehensive Development Zone that allows for a residential density of approximately 140 uph (57 upa), a floor space ratio of 1.0 and a height of 21 m (69 ft).
  • A development variance permit to reduce the number of required resident parking spaces from 198 to 76, the number of required accessible parking spaces from 15 to 6, the number of visitor parking spaces from 30 to 22, and the number of resident bicycle parking spaces from 152 to 30.
  • A development variance permit to reduce the required common indoor amenity space from 152 m2 (1,636 ft2) to 131 m2 (1,410 ft2).
  • A development permit for the form and character of residential development in the Tsawwassen Town Centre (SD1-A) development permit area.

Location: 1050 54A Street

File Number: LU009056

This project received 4th and final reading on December 12, 2022. You can find a copy of the Council report here. The applicant is now working on their building permit application in advance of the start of construction.


The purpose of this application is to permit the construction of a new six-storey (four-storeys for a portion of the building) purpose-built seniors' affordable rental apartment building. The proposed 152-unit development is being funded and financed through BC Housing's Community Housing Fund. Through the Community Housing Fund, a capital grant and on-going subsidies will allow for a mix of 20% subsidized, 50% rent geared to income, and 30% moderate income housing units, all while ensuring that existing residents do not face displacement or increased monthly rent payments. The new building would be constructed in place of the existing surface parking lot on the northern and western portions of the site, with the existing building being retained until residents have moved to the new building.


The following are the key aspects of the proposal:

  • First phase of a multi-phase development at the KinVillage site, with 152 units of affordable seniors' rental.
  • Indoor and outdoor common amenity space plus space for a day program for older adults.
  • 76 residential parking spaces and 19 visitor parking spaces would be provided.
  • A net increase of 50 trees on the site (10 removed, 60 planted).
  • Proposed development is being funded and financed through BC Housing's Community Housing Fund.
  • A mix of 20% deep subsidy, 50% rent geared to income, and 30% moderate income housing units.
  • Ensures all existing residents do not face displacement or increased monthly rent payments.


An Official Community Plan amendment was approved by Council in 2019 in order to allow the long-term redevelopment of the KinVillage complex to accommodate additional seniors’ housing units, care beds and associated uses. The proposed development is consistent with the Official Community Plan. You can find details on the OCP amendment here.


In order to facilitate the proposed development, the following are required:

  • Rezoning of the subject property from Comprehensive Development Zone No. 289 (CD289) to a new Comprehensive Development Zone that allows for a residential density of approximately 140 uph (57 upa), a floor space ratio of 1.0 and a height of 21 m (69 ft).
  • A development variance permit to reduce the number of required resident parking spaces from 198 to 76, the number of required accessible parking spaces from 15 to 6, the number of visitor parking spaces from 30 to 22, and the number of resident bicycle parking spaces from 152 to 30.
  • A development variance permit to reduce the required common indoor amenity space from 152 m2 (1,636 ft2) to 131 m2 (1,410 ft2).
  • A development permit for the form and character of residential development in the Tsawwassen Town Centre (SD1-A) development permit area.

If you have a question about the proposal or the application process, please feel free to ask us.

For the ease of responding, please stick to one topic or a single question per submission.  You can submit as many questions as you like.

  • Share 1. The orientation of the building looks like it will block the easy access to the shopping and medical buildings nearby. Has this been considered? 2. Is there enough space between the new building and Vidal Court so that residents aren’t looking into each others’ apartments. That makes for very unpleasant living arrangements. Also, will the south facing apartments in Vidal lose the lovely sunlight they now receive? Lastly, I agree with previous comments about reduced parking spaces. Despite the “transportation impact assessment” stating that the proposed supply of parking would meet the demand, the reality is that parking is already an issue in this area. Staff from the Care Home (West Court) and Assisted Living (South Court) buildings use the parking spaces in that area as overflow from the limited space closer to those buildings. Street parking is difficult to find. Reducing the parking spaces will cause significant distress for seniors, many of whom have limited mobility. MORE parking spaces are needed, not less! Please do not ignore the reality as parking is already a challenge for seniors and reducing spaces will be viewed as very poor planning. Thank you! on Facebook Share 1. The orientation of the building looks like it will block the easy access to the shopping and medical buildings nearby. Has this been considered? 2. Is there enough space between the new building and Vidal Court so that residents aren’t looking into each others’ apartments. That makes for very unpleasant living arrangements. Also, will the south facing apartments in Vidal lose the lovely sunlight they now receive? Lastly, I agree with previous comments about reduced parking spaces. Despite the “transportation impact assessment” stating that the proposed supply of parking would meet the demand, the reality is that parking is already an issue in this area. Staff from the Care Home (West Court) and Assisted Living (South Court) buildings use the parking spaces in that area as overflow from the limited space closer to those buildings. Street parking is difficult to find. Reducing the parking spaces will cause significant distress for seniors, many of whom have limited mobility. MORE parking spaces are needed, not less! Please do not ignore the reality as parking is already a challenge for seniors and reducing spaces will be viewed as very poor planning. Thank you! on Twitter Share 1. The orientation of the building looks like it will block the easy access to the shopping and medical buildings nearby. Has this been considered? 2. Is there enough space between the new building and Vidal Court so that residents aren’t looking into each others’ apartments. That makes for very unpleasant living arrangements. Also, will the south facing apartments in Vidal lose the lovely sunlight they now receive? Lastly, I agree with previous comments about reduced parking spaces. Despite the “transportation impact assessment” stating that the proposed supply of parking would meet the demand, the reality is that parking is already an issue in this area. Staff from the Care Home (West Court) and Assisted Living (South Court) buildings use the parking spaces in that area as overflow from the limited space closer to those buildings. Street parking is difficult to find. Reducing the parking spaces will cause significant distress for seniors, many of whom have limited mobility. MORE parking spaces are needed, not less! Please do not ignore the reality as parking is already a challenge for seniors and reducing spaces will be viewed as very poor planning. Thank you! on Linkedin Email 1. The orientation of the building looks like it will block the easy access to the shopping and medical buildings nearby. Has this been considered? 2. Is there enough space between the new building and Vidal Court so that residents aren’t looking into each others’ apartments. That makes for very unpleasant living arrangements. Also, will the south facing apartments in Vidal lose the lovely sunlight they now receive? Lastly, I agree with previous comments about reduced parking spaces. Despite the “transportation impact assessment” stating that the proposed supply of parking would meet the demand, the reality is that parking is already an issue in this area. Staff from the Care Home (West Court) and Assisted Living (South Court) buildings use the parking spaces in that area as overflow from the limited space closer to those buildings. Street parking is difficult to find. Reducing the parking spaces will cause significant distress for seniors, many of whom have limited mobility. MORE parking spaces are needed, not less! Please do not ignore the reality as parking is already a challenge for seniors and reducing spaces will be viewed as very poor planning. Thank you! link

    1. The orientation of the building looks like it will block the easy access to the shopping and medical buildings nearby. Has this been considered? 2. Is there enough space between the new building and Vidal Court so that residents aren’t looking into each others’ apartments. That makes for very unpleasant living arrangements. Also, will the south facing apartments in Vidal lose the lovely sunlight they now receive? Lastly, I agree with previous comments about reduced parking spaces. Despite the “transportation impact assessment” stating that the proposed supply of parking would meet the demand, the reality is that parking is already an issue in this area. Staff from the Care Home (West Court) and Assisted Living (South Court) buildings use the parking spaces in that area as overflow from the limited space closer to those buildings. Street parking is difficult to find. Reducing the parking spaces will cause significant distress for seniors, many of whom have limited mobility. MORE parking spaces are needed, not less! Please do not ignore the reality as parking is already a challenge for seniors and reducing spaces will be viewed as very poor planning. Thank you!

    JFK asked over 3 years ago

    Hi there, thanks for your questions.

    There is a pathway proposed to run east-to-west through the site, along the north side of the building, to connect 54A street with the commercial area to the east.

    The setback between the building and the north property line is about 6 metres, though the actual main portion of the building itself (not just the ground floor balconies) is approximately 8.15 metres. The Vidal Court building would be set back further from that line (approximately 3.3 metres based on the zoning), for a total of around 11.5 metres. There are also trees proposed in this space to provide some privacy and shading of the pathway.

    Shadow studies (the last two pages of the architectural package) indicate that there is some shadowing during the spring and fall equinoxes, though it is uncertain how much of the building will be in shadow. The Summer solstice shows that no shadowing will take place.

    Thank you also for your comments on the parking situation in and around the subject site.

  • Share Where will the people park who are now using the parking lot on which KinVillage Phase 1 will be built, and who is the party currently providing this parking (the City? KinVillage? Local businesses?) My condo (corner of 11th Ave. and 54A Street) directly adjoins this parking lot, and it appears users are primarily staff of, and visitors to KinVillage, Winskill recreation field and nearby businesses. Thanks for clarifying. on Facebook Share Where will the people park who are now using the parking lot on which KinVillage Phase 1 will be built, and who is the party currently providing this parking (the City? KinVillage? Local businesses?) My condo (corner of 11th Ave. and 54A Street) directly adjoins this parking lot, and it appears users are primarily staff of, and visitors to KinVillage, Winskill recreation field and nearby businesses. Thanks for clarifying. on Twitter Share Where will the people park who are now using the parking lot on which KinVillage Phase 1 will be built, and who is the party currently providing this parking (the City? KinVillage? Local businesses?) My condo (corner of 11th Ave. and 54A Street) directly adjoins this parking lot, and it appears users are primarily staff of, and visitors to KinVillage, Winskill recreation field and nearby businesses. Thanks for clarifying. on Linkedin Email Where will the people park who are now using the parking lot on which KinVillage Phase 1 will be built, and who is the party currently providing this parking (the City? KinVillage? Local businesses?) My condo (corner of 11th Ave. and 54A Street) directly adjoins this parking lot, and it appears users are primarily staff of, and visitors to KinVillage, Winskill recreation field and nearby businesses. Thanks for clarifying. link

    Where will the people park who are now using the parking lot on which KinVillage Phase 1 will be built, and who is the party currently providing this parking (the City? KinVillage? Local businesses?) My condo (corner of 11th Ave. and 54A Street) directly adjoins this parking lot, and it appears users are primarily staff of, and visitors to KinVillage, Winskill recreation field and nearby businesses. Thanks for clarifying.

    CherylReitz asked over 3 years ago

    Hi there, thanks for your question.


    The parking lot that is proposed to be replaced by the new building is part of the KinVillage complex, but also provides a few overflow spaces for the community centre. The applicant, as part of this project, will provide a traffic management plan for the construction phase, so while the interim parking arrangements during construction are not yet known, it is part of the process to be determined by the applicant.

  • Share To Whom It May Concern, It appears KinVillage Phase 1 will bring an increase in residential density compared to the current KinVillage. I noted that the application asks for a variance to reduce the number of parking spaces of all types. I’m concerned there will not be enough parking provided within the KinVillage Phase 1 project and as a result, resident, employee, or visitor vehicles will end up parking on the surrounding narrow streets. In particular, I noted a variance to reduce the number of visitor parking spaces from 30 to 19. Can you please provide a rationale to explain how 19 visitor spaces will be able to accommodate a complex with 152 units? Thank you in advance. Best Regards, Chris Campbell - a nearby resident on Facebook Share To Whom It May Concern, It appears KinVillage Phase 1 will bring an increase in residential density compared to the current KinVillage. I noted that the application asks for a variance to reduce the number of parking spaces of all types. I’m concerned there will not be enough parking provided within the KinVillage Phase 1 project and as a result, resident, employee, or visitor vehicles will end up parking on the surrounding narrow streets. In particular, I noted a variance to reduce the number of visitor parking spaces from 30 to 19. Can you please provide a rationale to explain how 19 visitor spaces will be able to accommodate a complex with 152 units? Thank you in advance. Best Regards, Chris Campbell - a nearby resident on Twitter Share To Whom It May Concern, It appears KinVillage Phase 1 will bring an increase in residential density compared to the current KinVillage. I noted that the application asks for a variance to reduce the number of parking spaces of all types. I’m concerned there will not be enough parking provided within the KinVillage Phase 1 project and as a result, resident, employee, or visitor vehicles will end up parking on the surrounding narrow streets. In particular, I noted a variance to reduce the number of visitor parking spaces from 30 to 19. Can you please provide a rationale to explain how 19 visitor spaces will be able to accommodate a complex with 152 units? Thank you in advance. Best Regards, Chris Campbell - a nearby resident on Linkedin Email To Whom It May Concern, It appears KinVillage Phase 1 will bring an increase in residential density compared to the current KinVillage. I noted that the application asks for a variance to reduce the number of parking spaces of all types. I’m concerned there will not be enough parking provided within the KinVillage Phase 1 project and as a result, resident, employee, or visitor vehicles will end up parking on the surrounding narrow streets. In particular, I noted a variance to reduce the number of visitor parking spaces from 30 to 19. Can you please provide a rationale to explain how 19 visitor spaces will be able to accommodate a complex with 152 units? Thank you in advance. Best Regards, Chris Campbell - a nearby resident link

    To Whom It May Concern, It appears KinVillage Phase 1 will bring an increase in residential density compared to the current KinVillage. I noted that the application asks for a variance to reduce the number of parking spaces of all types. I’m concerned there will not be enough parking provided within the KinVillage Phase 1 project and as a result, resident, employee, or visitor vehicles will end up parking on the surrounding narrow streets. In particular, I noted a variance to reduce the number of visitor parking spaces from 30 to 19. Can you please provide a rationale to explain how 19 visitor spaces will be able to accommodate a complex with 152 units? Thank you in advance. Best Regards, Chris Campbell - a nearby resident

    CCampbell asked over 3 years ago

    Thank you for your comments. The applicant has provided a transportation impact assessment that, among other things, considers the amount of parking proposed for the site. Based on that assessment, which included looking at current parking demand at North Court and comparisons to similar projects elsewhere in Metro Vancouver, the applicant indicates that the proposed supply of parking would meet the demands of the new building. Staff are reviewing this assessment alongside the proposal.

  • Share The owners on 54 A street have a petition expressing concerns on the increase of traffic and lack of parking spots available already on 54 A street. I have notice the application shows a reduction in parking spots made available on the proposed site. Our community is concerned already with the lack of parking available and the amount of through traffic as it is . on Facebook Share The owners on 54 A street have a petition expressing concerns on the increase of traffic and lack of parking spots available already on 54 A street. I have notice the application shows a reduction in parking spots made available on the proposed site. Our community is concerned already with the lack of parking available and the amount of through traffic as it is . on Twitter Share The owners on 54 A street have a petition expressing concerns on the increase of traffic and lack of parking spots available already on 54 A street. I have notice the application shows a reduction in parking spots made available on the proposed site. Our community is concerned already with the lack of parking available and the amount of through traffic as it is . on Linkedin Email The owners on 54 A street have a petition expressing concerns on the increase of traffic and lack of parking spots available already on 54 A street. I have notice the application shows a reduction in parking spots made available on the proposed site. Our community is concerned already with the lack of parking available and the amount of through traffic as it is . link

    The owners on 54 A street have a petition expressing concerns on the increase of traffic and lack of parking spots available already on 54 A street. I have notice the application shows a reduction in parking spots made available on the proposed site. Our community is concerned already with the lack of parking available and the amount of through traffic as it is .

    Roberta Bradshaw asked over 3 years ago

    Thank you for your comments. The applicant has provided a transportation impact assessment regarding the potential for increase in traffic and expected parking demands of the new facility in support of the proposed parking variances. City staff are reviewing this assessment alongside the application.

  • Share what is the difference between accessisible suites and adaptable suites ? on Facebook Share what is the difference between accessisible suites and adaptable suites ? on Twitter Share what is the difference between accessisible suites and adaptable suites ? on Linkedin Email what is the difference between accessisible suites and adaptable suites ? link

    what is the difference between accessisible suites and adaptable suites ?

    Josephine asked over 3 years ago

    Accessible suites meet certain accessibility requirements as laid out by the BC Building Code (e.g., counter heights, door widths, etc.). Adaptable units are constructed in such a manner that allows for easier retrofit of the unit to be more accessible in the future should the need arise, but are not fully accessible when the building is completed.