File Number: LU009955
Location:1505 56 Street
Applicant: BURO47 Architecture Inc

Project Summary

The purpose of this application is to allow a six-storey mixed use development on 56 Street in Tsawwassen. The following are key aspects of the proposal:

  • 45 rental apartments with 4 commercial retail units on the ground floor
  • Six-storey building with a Floor Space Ratio (FSR) of 2.5
  • 35 residential and 14 commercial parking spaces, and 1 loading space
  • Vehicle access from 55B Street

This development proposal is consistent with the Official Community Plan Bylaw 8400, 2024 designation of Neighbourhood Centre and Corridors (NC), which is intended for multi-unit residential and mixed uses in neighbourhood centres and along major corridors. A description of the NC land use designation is available in the "Applicable Bylaws and City Documents" folder on the right side of this page. Under new Provincial legislation, a public hearing must not be held for zoning bylaw amendments for residential or mixed-use applications that are consistent with the OCP.

Applications Required

This development proposal includes applications for:

  • Rezoning from Core Commercial (C1) Zone to Mixed-Use Apartment 6 Rental Zone (MU6R) under "Delta Zoning Bylaw No. 7600, 2017",
  • Entrance to Tsawwassen (SD1-B) Development Permit for form and character of the development, and
  • Development Variance Permit to:
    • reduce the common outdoor amenity area from 270 m² to 198 m² on a rooftop patio,
    • allow a parking structure access ramp with a maximum grade of 5% for the first 4.5 m (15 ft) from the street frontage, instead of 2% for the first 6 m (20 ft),
    • decrease the minimum required interior side setbacks from 1 m (3 ft) on the ground level and 5 m (16 ft) at upper levels, to 0 m for both the north and south sides,
    • decrease the minimum required lot size from 2,000 m² (21,528 ft²) to 1,498 m² (16,134 ft²) to enable this proposal on the existing lot, without requiring lot consolidation with adjacent parcels.
    • vary Drawing L2.22 (Local Road Standard) of Schedule C of the “Delta Development and Subdivision Standards Bylaw 8288, 2024”, to maintain the existing width of 9.3 m on 55B Street instead of requiring a 5 m dedication to achieve a future 20 m wide road.

Please note that this application has not gone to Council for consideration; therefore, aspects of the proposal may change as the application proceeds through the review process. Images are depicted as renderings.

How Can You Provide Your Input

A public information meeting was held on Thursday, April 9, 2026 and an online survey was available until April 19, 2026. As part of the development review process, all feedback received is reviewed at several stages throughout the application process and summarized for the applicant to consider and provide a response. Below is a summary of the main themes that we heard from the public feedback received to date.

  1. Good location for density. The predominant comment was that rental is needed in Tsawwassen and this location was appropriate for this proposal.
  2. Insufficient parking. Concerns were received regarding the proposed parking spaces at less than 1 per unit, as well as the lack of visitors’ parking spaces. Several people suggested increased street parking on 56 Street could be provided. Staff note that the proposal meets or exceeds all zoning bylaw requirements for rental residential and commercial parking and loading spaces. Visitor parking is not required for rental buildings; however the 13 commercial spaces may be used as visitor parking after business hours.
  3. Height, massing and design. Neighbouring residents noted that the current design was different than existing buildings and out of character for the neighbourhood. Several people noted that the building appears cold, imposing and did not reflect the beach character of Tsawwassen. Some people noted that while the proposal is very different from the current strip mall, this building is considered an improvement for the area.

These comments are being shared with the public so residents can review what we have heard so far. They are also being shared with the applicant to help inform refinement of the proposal. A comprehensive report documenting all input received will be prepared and presented to Council when the application is brought forward for consideration.

Please note, while the online survey has closed you can still reach out to planning staff with any questions or comments with regards to the proposal via the contact information provided on this webpage.