Mixed-Use High Rise Development Proposal for Tsawwassen Town Centre Mall Site

View of proposed development from above (note that existing Shoppers Drug Mart building shown in bottom left corner is not part of the proposed development)

The Tsawwassen Town Centre Master Plan development application is comprised of 4 mixed-use residential towers up to 24 storeys in height situated on separate podiums at the key intersection of a proposed new local street network, near the middle of the site. Low-rise residential buildings and podiums, between five and six storeys, are proposed at the site peripheries adjacent to neighbouring land uses. The proposed development would replace the existing single-storey auto-oriented strip mall, a grocery store and ancillary parking lots. Key features of the Tsawwassen Town Centre Master Plan development application include:

• Approximately 1,433 residential units, including a mix of strata, market and non-market rental
• Approximately 6,596 m² (71,000 ft²) of commercial space, including a 2,880 m² (31,000 ft²) grocery store
• Total Floor Space Ratio (FSR) of 3.4 (approximately 3.3 FSR for north lot and 3.5 FSR for south lot)
• The proposed development would consist of 5 phases across two, separate legal parcels
• Approximately 1,833 vehicle parking stalls

This proposal is consistent with the Official Community Plan. The proposal includes applications for:

• Rezoning from Core Commercial (C1), Comprehensive Development Zone No. 332 (C.D. 332) and Single Detached Residential 1 (RS1) to a new Comprehensive Development Zone; and
• A subdivision to convert the four existing lots into two lots.

A development permit would be required for each phase of the mixed-use development to regulate the form and character in the Tsawwassen Neighbourhood Centre and Corridors (SD1-A) development permit area. Approval of the development permits would be delegated to the General Manager, Development.

Community Contribution Proposed:

Under the Urban Centre (UC) land use designation, up to 24 storeys are permitted where a significant community contribution is provided. Rental and non-market housing contributions are expected for projects that include buildings that are 18 storeys or higher. As a community contribution, the owner is proposing to provide a new Community Hub, consisting of a library and mobility hub space along 56 Street. The proposed mobility hub would incorporate features intended to encourage alternative transportation modes, including bike storage, transit pass machines, and car share. The proposed library would spill-out onto a publicly accessible central plaza to the west, creating an outdoor gathering space for the community. The owner is also proposing for 20 percent of the total residential units to be rental units, secured under the new Comprehensive Development Zone. Five percent of the total residential units would be provided as below-market rental housing. The proposed community contributions would be secured through legal agreements. Staff will be reviewing the contribution proposal and seeking public input as part of the overall application.

How Can You Provide Your Input

This application is early in the process. The City of Delta will be hosting three Public Information Meetings in the first quarter of 2025 to introduce the application to the public and to receive feedback. These meetings include one on-line Public Information Meeting that would feature a presentation and question and answer period, as well as two in-person Public Information Meetings that would be drop-in format with no presentation.

We will be sending a notification letter to all property owners in Tsawwassen once we are ready to receive formal feedback and to provide details on the date, time and location for the Public Information Meetings. The feedback received through this formal process will be summarized and reported back to Council.

If you have any questions, please contact the City Planner by telephone or email with the contact information provided on this webpage.