High Rise Development Application at 93A Avenue and 120 Street

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Location: 11959 to 11969 93A Avenue and 9365 to 9383 120 Street

File Number: LU009043


The purpose of this application is to permit the consolidation of the subject properties and redevelopment of the subject site for a 29-storey high-rise mixed residential and commercial development.

The following are the key aspects of this proposal:

  • 29-storey mixed-use high-rise with 264 dwelling units atop a single-storey podium that would include:
    • 340.4 m2 (3,664 ft2) of common indoor amenity space,
    • 1,809.5 m2 (19,477 ft2) common outdoor amenity space plus an additional 133.9 m2 (1,441 ft2) of outdoor daycare space,
    • 289.1 m2 (3,110 ft2) of ground-level commercial space on the 120 Street frontage, and
    • 217.2 m2 (2,338 ft2) daycare facility.
  • 5-storey rental apartment building with 50 units on the 119B Street frontage.
  • Vehicular access to the site and the six levels of underground parking from 93A Avenue.

The architectural drawings and landscape plan for the proposal are available to view under "Application Plans and Documents".


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

  • Rezoning from Core Commercial (C1) and Low Impact Industrial (I1) to a new mixed-use zone.
  • Development Permit for form and character of mixed-use development in the Scott Road Corridor (SRC) Development Permit Area.
  • Development Variance Permit to vary the following:
    • Reducing the required outdoor amenity space from 1,884 m2 (20,279 ft2) to 1,809.5 m2 (19,477 ft2), and
    • Reducing the total number of required parking spaces from 435 parking spaces to 401 spaces.
  • Road Closure and Cancellation and Land Exchange, to close an existing lane and road dedication in exchange for additional road dedication on 120 Street and 119B Street.


The proposed development is consistent with the Special Development Area (SDA) designation for the Townline neighbourhood in the North Delta Area Plan. The North Delta Area Plan was adopted in 2014 following an extensive public consultation and visioning process for North Delta. Additional details of the Plan and vision for the Scott Road Corridor are available under "Applicable Bylaws and City Documents".

The application will also be considered in conjunction with work on Delta’s Housing Action Plan, recommendations from The Mayor’s Housing Task Force for Scott Road, and the Tomorrow’s Townline neighbourhood planning process. Links to these important planning projects are provided under “Important Links”.


Please note that this application is at a preliminary stage and has not gone to Council for their consideration. Therefore, different aspects of the proposal may change as the application proceeds through the review process.

In response to physical distancing requirements related to COVID-19 (Coronavirus), Delta is holding a Virtual Public Engagement Session until March 7, 2021 with an online question and answer (Q&A) period in place of an in-person meeting for this project.

Location: 11959 to 11969 93A Avenue and 9365 to 9383 120 Street

File Number: LU009043


The purpose of this application is to permit the consolidation of the subject properties and redevelopment of the subject site for a 29-storey high-rise mixed residential and commercial development.

The following are the key aspects of this proposal:

  • 29-storey mixed-use high-rise with 264 dwelling units atop a single-storey podium that would include:
    • 340.4 m2 (3,664 ft2) of common indoor amenity space,
    • 1,809.5 m2 (19,477 ft2) common outdoor amenity space plus an additional 133.9 m2 (1,441 ft2) of outdoor daycare space,
    • 289.1 m2 (3,110 ft2) of ground-level commercial space on the 120 Street frontage, and
    • 217.2 m2 (2,338 ft2) daycare facility.
  • 5-storey rental apartment building with 50 units on the 119B Street frontage.
  • Vehicular access to the site and the six levels of underground parking from 93A Avenue.

The architectural drawings and landscape plan for the proposal are available to view under "Application Plans and Documents".


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

  • Rezoning from Core Commercial (C1) and Low Impact Industrial (I1) to a new mixed-use zone.
  • Development Permit for form and character of mixed-use development in the Scott Road Corridor (SRC) Development Permit Area.
  • Development Variance Permit to vary the following:
    • Reducing the required outdoor amenity space from 1,884 m2 (20,279 ft2) to 1,809.5 m2 (19,477 ft2), and
    • Reducing the total number of required parking spaces from 435 parking spaces to 401 spaces.
  • Road Closure and Cancellation and Land Exchange, to close an existing lane and road dedication in exchange for additional road dedication on 120 Street and 119B Street.


The proposed development is consistent with the Special Development Area (SDA) designation for the Townline neighbourhood in the North Delta Area Plan. The North Delta Area Plan was adopted in 2014 following an extensive public consultation and visioning process for North Delta. Additional details of the Plan and vision for the Scott Road Corridor are available under "Applicable Bylaws and City Documents".

The application will also be considered in conjunction with work on Delta’s Housing Action Plan, recommendations from The Mayor’s Housing Task Force for Scott Road, and the Tomorrow’s Townline neighbourhood planning process. Links to these important planning projects are provided under “Important Links”.


Please note that this application is at a preliminary stage and has not gone to Council for their consideration. Therefore, different aspects of the proposal may change as the application proceeds through the review process.

In response to physical distancing requirements related to COVID-19 (Coronavirus), Delta is holding a Virtual Public Engagement Session until March 7, 2021 with an online question and answer (Q&A) period in place of an in-person meeting for this project.

CLOSED: This discussion has concluded.

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.

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    Will there be consideration to a footpath between 119a, and the development, with potential connectivity all the way down to 88th?

    Debme asked about 2 months ago

    There are no off-site pedestrian connections to the adjacent neighbourhood being considered as part of this application.  However, work is continuing on the future Townline Neighbourhood Plan, which addresses among other aspects, connectivity within the broader neighbourhood.  Should you have any questions or comments to share on this issue, please feel free to contact our Townline planning team at townline@delta.ca.

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    What is the setback to the 6 storey from the train tracks, and existing greenbelt

    Debme asked about 2 months ago

    The distance from the west wall of the proposed 5-storey building to east side of the railbed would be approximately 18.5m (61 ft).

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    Please advise the change to greenspace, if any from the original application, as I see that the parking requirements are requested as a variant. I would hope to see amenity of either upgrade to greenspace, ot additional transit wait area, or outdoor EV charging area?

    Debme asked about 2 months ago

    The amount of outdoor amenity space has been increased from the original application, which included 1,027 m2 (11,055 ft2) of common outdoor amenity space.  Currently, 1,809.5 m2 (19,477 ft2) of common outdoor amenity space plus an additional 133.9 m2 (1,441 ft2) of outdoor daycare space are being proposed.  The proposed future streetscape along the Scott Road frontage is shown on the landscape plan.  

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    Please advise where I can find proposed amenities, I could not find

    Debme asked about 2 months ago

    The common outdoor amenities for residents of the development are shown on the landscape plan.  Indoor amenities are shown on the architectural drawings (pages 21-22 of the PDF).

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    What is the criteria that has been set out by the City of Delta, the Mayor and Council to determine whether a building will be between 18 or 29 storeys?. So, what criteria is Council going to use to determine how tall a building will be?. For example, what criteria has to be met for a 20 storey tower being approved over a 27 storey tower?. In the Mayor's Housing Task Force for Scott Road Recommendation their is a vague reference on Page 18 of 43 that states: "Mixed use & residential towers between 18 and 29 storeys when developers provide contributions towards community amenities and neighborhood improvements, with Council retaining authority to determine the best form and type of amenities for an individual project". So, is City of Delta council and the Mayor afforded their own personal judgement to determine whether a 29 storey tower will be approved based on how much of a financial contribution a developer makes towards amenities?. So, the City of Delta is basically asking developers to provide financial payments that allow them to buy approval of a higher tower based on how much money they provide the city towards public amenities. There is no clear articulation in the policy documents you have provided links for that outline the specific criteria that has to be met in order for a developer to receive approval for a higher height tower, there is no specificity just vagueness. This vagueness allows City of Delta to approve towers with no formal process or specific criteria that has to be met by developers and instead leaves it open to Council and the Mayor to interpret what they want. In the development proposal for this specific tower the developer is proposing only 401 parking spaces whereas, Bylaw requirements state that 435 are needed. Why would you allow such a large development to undercut badly needed parking space, as there will be limit on street parking and people and businesses in the building will most likely need more parking to accommodate the number of residents or customers. This development is requesting that play area be shared with a day care. Would this not take away an amenity from the residents of the tower during periods of the weekday, thus, hindering the developers commitment to provide play space to residents children living in the building?. Why are all the outdoor public play areas or amenities for tower residents primarily cement surfaces?. Should not this innovative tower project have some real grass areas or surfaces for residents of the tower to enjoy?. What is the developers specific proposal with illuminating shared outdoor spaces around the tower building to ensure public safety of the residents of the tower?. The City of Delta has an obligation to ensure that the Townline Neighborhood Plan ensures safety of individuals in the area and ensuring that environmental design elements based on Criminological studies is adopted to prevent individuals from being victims of criminal elements. Studies have shown that well illuminated areas' deter criminal acts and ensures safety of residents. Also, there will be a Daycare located on the property. Will there be a safe pick up and drop off area for parents to retrieve there children?.

    cjskang27 asked about 2 months ago

    Thank you for your interest in the application and for your questions.  

    Applications are reviewed against applicable City bylaws, regulations and policy objectives, including recommendations from the Mayor’s Housing Task Force for Scott Road and ongoing work on the Townline Neighbourhood Plan.   Public feedback is also collected from residents as part of the public consultation process and forms an important part of the overall package of information that is presented to Council.   Every proposal is considered independently on its own merits.  Council has the discretion to approve or deny an application and may take into consideration any relevant matter when deciding on a rezoning, including the willingness of the applicant to provide benefits to mitigate the impact of their development. 

    The applicant is seeking a variance to the number of parking spaces and their rationale for the reduction in parking will be considered by Council as part of the proposal.  They have provided a traffic and parking study, in support of their proposed parking reduction, that is currently being reviewed by Delta  – a final version will be provided on this webpage prior to public hearing.  Temporary short term parking on 93A Avenue and visitor parking would be available for the daycare.

    The proposal includes 1,809.5 m2 (19,477 ft2) of common outdoor amenity space for building residents on the podium level between the two buildings and on the rooftop of each building.  The outdoor daycare space is in addition that number.  Although a variance is required for the common outdoor amenity space, the proposed common indoor amenity space exceeds the minimum requirement.  The building and landscape designs are being reviewed by staff and are also being referred to the Advisory Design Panel (ADP).  The applicant will be asked to respond to staff and the ADP comments before the application can proceed to Council.

    Part of the application review includes a look at how the proposal would incorporate Crime Prevention Through Environmental Design (CPTED) principles and safety.  The application is also being referred to Delta Fire and Police as part of our review process.

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    Please explain to me who benefits building this high-rise? How will our road system handle the increase in traffic? How will Delta protect our residential roads from becoming a hwy, like 116th Street? I have more questions, but these are most important to me. Thank you

    N Delta asked about 1 month ago

    Hello and thanks for your questions.

    The application is being reviewed in relation to the policies in the North Delta Area Plan, recommendations from the Mayor’s Task Force for Scott Road and ongoing work on the long-term vision for the Townline Neighbourhood.  The Mayor’s Task Force has recommended that mixed-use and residential towers between 18-29 storeys can be accommodated when developers provide contributions towards community amenities and neighbourhood improvements.  Delta is currently reviewing the applicant’s rental housing proposal.

    A traffic impact study has been provided by the applicant and is currently being reviewed by staff.  The study would determine the number of trips generated by the development and whether any road improvements to surrounding streets are necessary.  Recommendations from the study would be presented to Council when a staff report is prepared for their consideration.  Delta is also looking at future improvements to the Scott Road Corridor in conjunction with planning work by Delta, Surrey and TransLink’s on the future Scott Road Rapid Bus route.