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. Mid-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 Centres (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 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 now in the public consultation phase. The City of Delta has planned 3 opportunities for members of the public to learn more about the application and ask questions. These opportunities are:

Online Information Session
Thursday, February 20, 2025
6 pm to 7:30 pm (presentation and Q&A)
Online via ZOOM (registration required)

Public Information Meeting #1
Wednesday, February 26, 2025
3 pm to 5 pm
South Delta Recreation Centre
(Main Hall) 1720 56 Street, Delta

Public Information Meeting #2
Thursday, February 27, 2025
5 pm to 7 pm
South Delta Recreation Centre
(Main Hall) 1720 56 Street, Delta

The online information session can be registered for at the following link - https://zoom.us/webinar/register/WN_SOUoaUU2Tgm4cEbCOWVuyQ. This online session will include a presentation from Staff as well as the applicant and questions will be answered regarding the application.

Registration for the in-person meetings are not required and these will be open house style, with information boards and City Staff as well as members from the applicant’s team to answer questions. A presentation will not be provided at these sessions.

Residents of Tsawwassen will receive a notice of these meetings shortly which will also provide information on how to submit comments. Comments on the proposed development need to be completed and sent by email (ttc@delta.ca) or mail to the attention of Madeline Kowalchuk, Planner, Development Department, City of Delta, 4500 Clarence Taylor Crescent, Delta, BC V4K 3E2 on or before March 16, 2025. Feedback gathered through the engagement program will be compiled in a report that will be shared with the public and the applicant as well as presented to Council at a Regular Meeting. The applicant will have the opportunity to refine the proposal based on the feedback received before it is considered by Council for a decision. Comments provided after should be sent to mayor-council@delta.ca. All comments will become part of the public record and will need to include your name and address.

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