Hapa Collaborative 403 – 375 West Fifth Avenue Vancouver, BC V5Y 1J6 T 604 909-4150
Contact:
Chris McBride, BCSLA, CSLA, ASLA Studio Lead cmcbride@hapacobo.com
TRANSPORTATION:
Bunt & Associates Suite 1550, 1050 West Pender Street, Vancouver, BC V6E 3S7 T 604 685-6427
Contact: Stuart Thornley, P.Eng. Transportation Engineer sthornle@bunteng.com
CIVIL:
Aplin Martin 1818–1177 West Hastings St Vancouver, BC V6E 2K3 T 604 678-9434
Contact: John Bennie, P.Eng. Project Manager jbennie@aplinmartin.com
Document Control Page
CLIENT Century Group
PROJECT NAME Tsawwassen Town Centre Master Plan (TTMP)
REPORT TITLE Rezoning Application Package
REFERENCE 143370
VERSION 1
DIGITAL MASTER J:\143370_Tsawwassen_T\7.0_Production\7.09_Graphics-Presentation\Presentations\20240609 RZ Application Package
ORIGINATOR Cameron Bourne
REVIEWER Alyssa Koehn
HISTORY -
01 Design Vision
1.1 Project Vision
This proposal is to rezone the subject site from C1, C1-CD332 and RS1 to a new CDComprehensive Development Zone.
Our vision for the Tsawassen Town Centre Master Plan (TTMP) is to deliver more than a new Shopping Centre, creating an urban neighbourhood with hundreds of homes over new retail and anchored around a state-of-theart public library. The homes will provide much needed housing choice in Tsawwassen and will strengthen its retail and service economy.
Carefully integrated into a setting that prioritizes the pedestrian, TTMP will provide places where Tsawwassen residents can gather, socialize, shop, dine and recreate. The new public library will be a focal point of community life for all of Tsawwassen, providing a place to meet, collaborate, enjoy culture and explore resources that will foster an environment of learning and creativity.
The proposed TTMP development is characterized by four mixed-use residential towers of 24, 23, 22, and 21 storeys situated on separate podiums at the key intersection of the proposed local street network, near the centre of the site. Lowrise residential buildings and podiums, between five and six storeys, are proposed at the site peripheries, allowing the density to respectfully step down toward neighbouring land uses.
Particular attention will be paid to placemaking and urban design interventions to help bring vibrant street life to Tsawwassen. Given the TTMP site’s size and location adjacent the nexus of the downtown core, its success will positively influence the form of redevelopment of other parts of sites in Tsawwassen’s downtown core in the decades to come.
Figure 1 TTMP Looking from Above
This building and site not included in project.
1.2 Site Organization
TTMP’s foundation is defined by a simple orthogonal grid comprised of streets and blocks.
The resulting site plan leverages connectivity to major adjacent arterial roads (56th Street and 12th Avenue) while providing new internal streets –Library Boulevard, North Avenue, and the High Street. The emphasis on walkability in combination with an innovative mobility hub highlights the goal of prioritizing pedestrians and transit over private automobiles.
Care and consideration are being taken to develop a ‘Made in Tsawwassen’ village architectural character that will ensure that TTMP builds upon the valued aspects of Tsawwassen for current residents while offering new and affordable housing opportunities for new residents, homeowners, and existing residents downsizing. A variety of housing types – wood frame apartment buildings in juxtaposition with concrete residential towers – are offered as both ownership and rental and belowmarket rental options.
A new Community Hub, consisting of a library, mobility hub, and public plaza will be the public focal point. The public library will embrace the public plaza to the west. Library Plaza will be framed by retail uses and patio spaces, ensuring activation of the public realm, drawing on examples of traditional, vibrant public squares found around the world.
A High Street will run north-south, just west of Library Plaza, acting as a new main street for Tsawwassen. The north section of High Street will be pedestrian-only, while the southern portion will be pedestrian-priority, with vehicle access permitted. A new grocery store is proposed near High Street and 12th Avenue.
TTMP is intended to be developed in 5 distinct phases across two separate legal lots. The TTMP development provides:
• Approximately 1,433 units of mixed-tenure housing (strata, market and belowmarket rental)
• Approximately 70,000 square feet of retail, including a 31,000 square foot grocery store
• Approximately 15,000-17,000 square feet of library space
• An approximately 25,000 square foot central plaza
• Approximately 1,833 vehicle parking stalls
• Maximum heights of 24 storeys
• Combined site density of 3.4 FSR (3.3 FSR on Lot A and 3.5 FSR on Lot B)
LIBRARY BOULEVARD
NORTH AVENUE
1.3 Design Directives
Place Worth Walking To”
Balanced Circulation
Prioritize the pedestrian experience in site design while recognizing the current auto-oriented nature of the community.
Create a Community Hub
Create a Community Hub, including a library, belowmarket housing, and a mobility hub on one of the major arterials, as a focal point for the community.
Expand the Community Hub Outdoors
Create an indoor-outdoor Community Hub that includes a large public plaza that supports, and is supported by, the indoor uses.
Prioritizing Connections
Create a strong relationship between the existing open space and retail uses tying into the north edge of the site.
Functional Phasing
Ensure the existing grocery store remains functional until it can be relocated on site. Develop a functional phasing plan that minimize disruption to the community through construction.
Sufficient Parking Access
Create a design that allows for sufficient vehicle circulation and access to parking, without too many egress points to the existing neighbourhood to the west.
02 Site and Policy Context
2.1 Site Introduction
Subject Site
The subject site is located between 55th Street and 56th Street, and 12th Avenue and 13th Avenue. The total site area is 32,808 sq.m. (8.1 acres). The site slopes down slightly from 55th Street to 56th Street.
The Subject Site is comprised of the following lots:
3. 1236 55 Street (Legal Description: LT F SEC 10 TWP 5 NWD PL 21592)
4. Unaddressed 55 Street Lot (Legal Description: LT H SEC 10 TWP 5 NWD PL 20393)
The site is neighboured by existing three to four-storey residential buildings to the west, the four storey mixed-use Oliva strata building to the north, and retail strip malls to the south and east. A retail building at the corner of 12th Avenue and 56th Street, owned by others,is not included as part of this development application.
2.2 Regional Context
Large Scale Connections
The TTMP site has excellent access to regional, provincial and international connections. The site is located 2.7 km north of the U.S. border crossing to Point Roberts. It sits 2.0 km south of the intersection with Highway 17, which connects to the Tsawwassen Ferry Terminal to the west, and Surrey, Richmond, YVR Airport and downtown Vancouver to the north.
TransLink’s South Delta bus exchange is located along 56th Street just north of the site.
Boundary Bay
LADNER
TO SURREY, RICHMOND, VANCOUVER BOUNDARY BAY AIRPORT
PORT
TSAWWASEN FERRY TERMINAL
SOUTH DELTA EXCHANGE
Mobility
The TTMP site is well-located for transit accessibility, with existing bus stops located adjacent to the site serving the 601, 602, 603, 604, 614 and 619 routes. These routes connect the site to other neighbourhoods within Tsawwassen, as well as connecting the site to the larger region. The 601, 602, 603 and 604 provide access to Bridgeport Canada Line station less than 45 minutes, opening up connections to the City of Vancouver and YVR Airport.
From almost anywhere in populated Tsawwassen, you can walk at a moderate speed to Tosawwassen Town Centre and back, while spending 15 minute on site running an errand, and accomplish this all in an hour.
Commercial Centres
The TTMP site is located within, and defines, the heart of Tsawwassen’s existing commercial downtown core at 56th Street and 12th Avenue. To the south of the site, the new Southlands development provides a rural influenced, small-scale commercial centre including a farmers’ market. To the north of the site, the Tsawwassen Mills and Tsawwassen Commons malls provide 1.7 million square feet of retail space, complete with large and small-scale national and international retailers.
HIGHWAY17
Figure 6 Commercial Centres Map
Green Space
The TTMP site is located near numerous large and neighbourhood-scale green spaces providing both passive and active recreation opportunities, including Winskill Park to the south, Highland Park to the north, Boundary Bay Regional Park and Centennial Beach to the west. Two golf courses, Tsawwassen Springs and Beach Grove are also near to the site.
LEGEND
SITE BOUNDARY
ENVIRONMENTAL RESERVE
PARK (CITY/REGIONAL)
GOLF/CEMETERY
AGRICULTURE
INTERTIDAL ZONE
SUBTIDAL ZONE
TOWN CENTRE
Figure 7 Green Space Map
5. Access from 12th Avenue
2. Access from the North
6. Access to Town Centre Mall
7. Access from 56th Street
3. Access from 55th Street
4. Access from 55th Street 1. Access from
7. Tsawwassen Shopping Centre
2. Bria’s Waterford Seniors’ Living and Windsor Woods Condominiums
8. Gas Station
6. Bayside Village
4. Tsawwassen Library
5. Shoppers Drug Mart
3. The Delta Group Real Estate
7. Thrifty’s
4. Pedestrian Corridor
1. Entrance to Town Centre Mall
8. Entrance to the Town Centre Mall
5. Water Feature
2. Thrifty’s
3. Thrifty’s
2.4 Policy Context - Introduction
Policy Rationale
The TTMP provides an opportunity to help the City of Delta and Metro Vancouver meet the housing, planning and transportation goals set out in both Regional and Municipal long-range plans and policies. These plans and policies are intended to guide the region as it accommodates the next million or more residents by 2050, and include: Metro 2050: The Regional Growth Strategy (“Metro 2050”), Transportation 2050: The Regional Transportation Strategy (“Transport 2050”), City of Delta Official Community Plan (the “OCP”), and the City of Delta’s Housing Needs Assessment. The TTMP will help alleviate the impacts of a lingering housing shortage that threatens quality of life in Delta and the greater region.
The TTMP conforms to the City of Delta’s updated OCP. The TTMP will be a well-connected and vibrant mixed-use urban centre that will help to realize the vision for the Tsawwassen community as set out in the OCP.
Figure 8 Applicable Policy Context Documents
2.5 Policy Context - Metro 2050
Metro Vancouver Regional Growth Strategy
Land Use Designation
The TTMP site is designated as “General Urban” in Metro 2050. General Urban lands are intended for residential neighbourhoods and centres, and are supported by shopping, services, institutions, recreational facilities and parks.
General Urban areas are intended to emphasize placemaking with an enriched public realm, and to promote transit-oriented communities, where transit, multiple-occupancy vehicles, cycling, walking, and rolling are the preferred modes of transportation.
SITE BOUNDARY
URBAN CONTAINMENT BOUNDARY
PARCELS (ICIS)
METRO 2050 LAND USE DESIGNATIONS
GENERAL URBAN
CONSERVATION AND RECREATION
Metro Vancouver Regional Growth Strategy
Response to Relevant Metro 2050 Strategies
Strategy 1.1: “Contain urban development, including job and housing growth, within the Urban Containment Boundary to limit urban sprawl and support the efficient and cost-effective provision of infrastructure and services and amenities.”
The TTMP provides approximately 1,433 new units of housing as well as retail employment space and a new library within the Urban Containment Boundary.
Strategy 3.3: “Reduce greenhouse gas emissions through three key strategies: support growth and development patterns that enable sustainable transportation options; encourage higher-density built forms and multi-unit developments; and reduce development pressures in areas that naturally store and sequester carbon (such as conservation and agricultural lands).”
The TTMP is comprised of higher-density, mixed-use apartment buildings. The TTMP site is located adjacent to bus lines that connect Tsawwassen to the wider region.
Strategy 1.3: “Create complete communities, especially in the region’s Urban Centres, with a mix of uses, affordable services and amenities to allow residents of all ages and abilities to meet most of their daily needs by walking, rolling, or transit without leaving their neighbourhoods.”
The TTMP is designed to be a complete community and new village centre for Tsawwassen, providing approximately 70, 000 square feet of pedestrian-oriented retail, a new community hub, including a public library, and housing for residents of diverse family structures, ages and incomes.
Strategy 1.4: “Contain growth within the Urban Containment Boundary to protect natural, rural and agricultural areas, and ensure efficient and costeffective provision of services.”
By concentrating new housing growth on an urban infill site, the TTMP will help alleviate housing development pressures on local agricultural land and green spaces.
Strategy 4.1: “Expand the supply and diversity of housing that meets a variety of needs across the housing continuum to increase affordability, social equity, and resilience in the region.”
The TTMP will provide a mix of home sizes appropriate for a diverse population, including rental and ownership apartment and townhouse options. This will help to diversify Tsawwassen’s currently single-family dominated housing stock.
Strategy 5.1: “Coordinate land use and transportation to support positive region building, ensuring communities are connected to sustainable transportation networks while investing in transportation improvements for existing neighbourhoods.”
The TTMP site is located adjacent to Frequent Transit Service bus routes leading to other points in Tsawwassen, the Tsawwassen Ferry Terminal and Bridgeport SkyTrain station in Richmond. The inclusion of new, high density housing at this location will both capitalize on existing transportation infrastructure, while also facilitating an expansion of this network for improved reliability.
2.6 Policy Context - Transport 2050
Transport 2050 Fast & Reliable Transit Network
Transport 2050: Regional Transportation Strategy
Overview
TransLink’s Transport 2050 is the new Regional Transportation Strategy for Metro Vancouver and reflects a common vision for the future of transportation in Metro Vancouver.
Transport 2050 is rooted in the vision of “Access for Everyone”. Access for Everyone includes two key ideas. The first is that focus should be on access, rather than just specifically mobility. The second idea is that this access should be broadly enjoyed by everyone.
Transport 2050
Response to Relevant Transport 2050 Actions
Goal 1: Convenient Choices for Everyone
Action 1.1.1: “Support development of walkable and complete communities so that people can find all of the services or goods they are likely to need more than once a week within a convenient 1km walk, bike or roll.”
The TTMP provides a walkable community with service and entertainment retail, a library, and publicly-accessible open space all located within a dense residential environment. By creating a vibrant, amenity-rich village centre for Tsawwassen, located within a 20 to 25 minute walk for most Tsawwassen residents, the TTMP will reduce the need for nearby residents to drive to meet their daily needs.
Action 1.1.2: “Design walkable neighbourhood street networks that are discontinuous for cut-through motor-vehicle traffic but that are seamlessly well-connected with a dense network of pathways, walkways, bikeways, and green spaces.”
The TTMP street grid is pedestrian-oriented and designed to accommodate local traffic only, ensuring that it does not become a cut through route for traffic between 12th Avenue and 56th Street. The north section of the proposed retail High Street will be pedestrian-only, emphasizing the priority of active transportation.
Action 1.2.1: “Support the transit-oriented regional growth framework in order to make transit more convenient for more people and for more trips. Continue to plan for a compact urban form within the Urban Containment Boundary.”
By providing a compact, mixed-use and dense residential neighbourhood adjacent to existing Frequent Transit bus routes, the TTMP capitalizes on existing transit infrastructure, while providing the population required to expand its capacity and service levels.
Goal 2: Reliable Choices for Everyone
Action 2.3.11: “Support transportation choice for residents of multi-family buildings or occupants of commercial buildings through:
• Engaging with developers on TDM measures most applicable to local contexts.”
The TTMP proposes a mobility hub that will encourage multi-modal transportation, including bicycling, transit ticketing machines and car share, therefore supporting TDM measures.
Goal 4: Safe and Comfortable Choices for Everyone
Action 4.1.2: “Transform roads into people-first streets that are safe for everyone, with different streets prioritized for different uses and speeds, employing physical design and technology, including:
• Walking and rolling priority streets, pathways, and car free zones.
• Neighbourhood streets where motor vehicle traffic travels at cycling speeds.
• Neighbourhood main streets where it is still comfortable for cyclists to ride in mixed traffic.”
The TTMP’s street grid is pedestrian-oriented, with limited surface parking. The pedestrianized retail High Street will encourage walkability.
Action 4.1.7: “Make streets vibrant, comfortable, inviting, and inclusive public spaces for everyone.”
By lining the internal streets with retail and opportunities for outdoor dining, the TTMP provides vibrant and comfortable streets intended to create an active public realm catered to pedestrians.
2.7 Policy Context - OCP
City of Delta Official Community Plan (OCP)
Land Use Designation
The TTMP site is designated as “Urban Centre (UC)” in the OCP. This designation is intended to create vibrant urban centres with the greatest diversity of housing, shopping and other opportunities to meet daily needs in a walkable environment served by transit.
Main building typologies in UC areas are intended to be mid-rise residential and mixed-use buildings, where ground floors can include commercial and civic uses that contribute to lively, inviting and safe pedestrian realms.
Building heights are generally up to 6 storeys with opportunities for up to 24 storeys where a significant community contribution is provided. Rental and below-market housing are expected for projects with buildings of 18 storeys or higher.
City of Delta OCP
Response to Relevant OCP Policies
Providing Housing Choice
Policy 2.1.1: Focus new residential development in existing urban areas, and not in greenfield sites or on agricultural land.
The TTMP provides residential infill intensification on a key site in the already built-up central area of Tsawwassen. The intensification of housing on this site will ease development pressures on agricultural lands and greenfield sites.
Policy 2.1.2: Encourage a range of housing types within each of Delta’s urban areas including small-scale multi-unit, missing middle, seniors-oriented, rental, affordable, family-sized, and housing with supports.
The TTMP will incorporate a mix of housing tenures in a range of forms, including rental and ownership apartments and townhouses.
Policy 2.1.3: Facilitate the development of housing that meets the needs of residents of different income levels.
A mix of rental, and ownership housing options of various sizes are proposed with 5% of total proposed units being below-market rental housing.
Policy 2.1.7: Encourage the on-site inclusion of usable open space and play opportunities in new multiunit and mixed use developments where appropriate and particularly in locations without close access to conservation or recreation areas.
The TTMP includes a landmark public plaza situated directly adjacent to the newly proposed library, creating a central Community Hub. An additional, smaller plaza is located along the pedestrian-oriented retail spine of the neighbourhood.
Integrate Housing with Adjacent Land Uses
Policy 2.1.19: Encourage housing in centres and along key corridors close to shops, services, transit, and other amenities to promote complete communities, and support housing with focused infrastructure and amenity investments.
The TTMP is located along Tsawwassen’s key corridor, 56th Street, and is adjacent to stops for all major bus connections servicing Tsawwassen.
Policy 2.1.21: Consider older commercial areas as possible sites for multiunit or mixed use housing. Developments in these areas include a mix of residential and commercial uses, with commercial uses on the ground floor and residential uses above.
The TTMP will replace an older, auto-oriented commercial strip mall with a new, mixed-use residential community attractive to pedestrians and cyclists.
Commercial
Policy 2.2.1: Reinforce Urban Centre areas.
The TTMP proposes a mix of commercial and residential uses along the key node of 56th Street, with retail commercial uses primarily located at ground level of an activated, internal street network, allowing for patios and retail displays. The public plaza will accommodate pop-up programming and patio spill-out zones.
Policy 2.2.3: Encourage design features which make each Urban Centre unique and which create pedestrian-friendly environments.
The pedestrian-oriented street design incorporates areas of curbless environments adjacent to pedestrian plazas to indicate the pedestrian prioritization of the neighbourhood centre.
Policy 2.2.4 Through major development projects, seek opportunities for market and non-market rental housing, green spaces, parks, multi-use pathways, community facilities, childcare facilities and other contributions that support increased population and contribute to community wellbeing.
In addition to the plentiful public open space, the TTMP will incorporate both market and below-market rental housing and a public library, ensuring a complete community at the heart of Tsawwassen.
Policy 2.2.16 Promote development that improves the design, character, and vibrancy of Ladner Trunk Road, 56th Street, the Nordel Social Heart area, and Scott Road.
The TTMP provides a high-quality built environment, including a landmark public open space and gateway library building that will improve the design character and vibrancy of 56th Street.
City of Delta OCP
Transit
Policy 2.4.18 Improve transit amenities for transit users including better bus shelters, bike racks on buses and bike racks/lockers at major transit loops.
TTMP will incorporate a mobility hub along 56th Street, providing transit improvements including enhanced bus shelters and ticketing kiosks, as well as public bicycle storage and facilities (see Page 76 for further details).
Cycling
Policy 2.4.26 Encourage the provision of cycling infrastructure and support programs, such as end-of trip facilities, for new developments within the community.
In addition to the publicly-accessible mobility hub, private bicycle storage facilities will be provided for residents in each building.
Policy 2.4.29 Within future redevelopment, provide new opportunities for walking, rolling and cycling through finer grained network connections that prioritize active transportation over vehicle movement.
The TTMP street network consists of a fine-grained grid, creating porosity through the development. The streets are designed to be pedestrianfriendly or pedestrian-only.
Climate Change
Policy 2.8.22 Encourage development to demonstrate high standards of sustainability by using green construction materials and green demolition requirements; implementing energy efficient technologies such as electrified heating systems, district energy, and/or renewable energy; providing electric vehicle charging infrastructure; and, incorporating other green features in site design.
TTMP will meet Provincial STEP Code requirements, and the design scores 24 points (Gold level) on the Environmental Considerations in the City of Delta Sustainability Checklist.
Recreation and Cultural Services
Policy 2.9.25 Encourage the use of public open spaces for community events and ceremonies.
Library Plaza is intended to accommodate a range of public events in Tsawwassen, with the ability for programming to spill out from the library. The curbless nature of surrounding streets, and the ability for their closures through movable bollards will allow for an expanded public spaces to accommodate larger gatherings.
Parks and Open Space
Policy 2.9.28 Diversify Delta’s green space inventory to include more urban open spaces that meet the needs of Delta’s diverse population.
The mixed hardscape and softscape Library Plaza provides a new typology of public open space in Tsawwassen, providing an urban feel that allows for enhanced programming, supplementing nearby naturalized green spaces including Winskill Park.
Library Services
Policy 2.10.21 In partnership with FVRL, encourage the creation or redevelopment of new or expanded library facilities in development projects to serve the evolving needs of Delta’s growing population.
The TTMP will provide, as part of the Community Hub, a state-of-theart 15,000 to 17,000 square foot public library to serve as a hub for the community.
Urban Design and Liveability
Policy 2.11.27 Encourage the use of public spaces in formal and informal ways in all seasons (e.g., seasonal lighting events, farmers markets, Popup Play), with programming through Parks, Recreation, and Culture or partnerships.
Library Plaza is intended to be programmable for public events in Tsawwassen year around with shade trees and weather protection.
Policy 2.11.34 Create welcoming entrances to each community that reflect their uniqueness and contribute to neighbourhood identity.
The landmark mass timber architecture of the public library and extra wide sidewalks along 56th Street will provide a welcoming gateway upon entrance to Tsawwassen’s town centre.
2.8 Policy Context - Housing Needs Assessment
City of Delta Housing Needs Assessment
BC Stats Population Projections
The City of Delta’s Housing Needs Assessment anticipates that the City requires 1,400 additional housing units between 2021-2026 to accommodate predicted population growth, as well as 2,220 homes to address existing residents in core housing need or who are experiencing homelessness.
These assumptions are based on 2019 population projections from BC Stats. Revised projections in the City’s 2024 OCP show a faster rate of population growth in Delta when compared to the 2019 projections. Current projections show that by 2041 the City of Delta’s population will grow by 36,600 (33%), triple the 12,364 additional residents projected in 2019. In the five year period between 2021 to 2026, the City’s population is expected to grow by 11,100, considerably faster growth than the 3,678 projected in 2019.
As of 2021, there were a total of 111,879 residents in Delta, with 38,058 existing housing units for an average household size of slightly over 2.9. By 2041, the average household size is anticipated to shrink to 2.67. As a result, to accommodate the projected 148,500 residents in Delta, the City will require a total of 52,210 housing units by 2041, an increase of 14,152 units compared to the 2021 existing stock. To meet this need, the City of Delta requires at minimum approximately 710 housing completions per year.
Provincial Housing Targets
The Provincial government has set out 5-Year Housing Targets for the City of Delta as part of its BC Housing Supply Act. Under this Act, the City of Delta must achieve 3,607 net new housing completions by 2028. This represents more than 720 housing completions per year. The TTMP project will help the City of Delta accelerate its housing production to meet both its assessed housing needs and its provincially mandated targets.
City of Delta Housing Completions
Over the past 10 years, Delta has under-performed the Metro Vancouver region in housing completions. Over this decade, the City of Delta has completed 5,003 units, or approximately 500 units per year. Although the existing population of Delta is 4.1% of Metro Vancouver’s total, the City has seen only 2.4% of the region’s housing completions (21,098 units per year).
Delta is also seeing far fewer housing completions than other, comparable jurisdictions in the region. The City of New Westminster, which has approximately three quarters of Delta’s population, had a greater average number of housing completions over the past decade (635 units per year). Meanwhile, the slightly larger Township of Langley, which has an approximately 20% higher population than Delta, saw nearly three times as many completions as Delta (1,396 units per year)
City of Delta Housing Needs Assessment
Response to Relevant Housing Needs Assessment Policies
To meet the projected growth in population while ensuring affordable housing options, the City of Delta is prioritizing new housing is that it meet the following criteria:
The Right Supply
1. More affordable rental options.
TTMP will provide new purpose- built rental homes in a central location, with a component of below-market rental units affordable to people with diverse incomes.
2. Housing options to suit an aging population.
The TTMP project will provide a mix of housing unit sizes, including accessible units, in a walkable neighbourhood that will cater to “downsizers” who want to remain in Tsawwassen but currently have limited options.
The Right Price
1. Housing affordability for young people and families.
The mix of housing unit sizes , typologies (e.g. townhouse units) and tenures will provide housing diversity, with new housing options of all sizes for young people and families.
2. More non-market housing options.
The rental housing units will be comprised of both market and belowmarket rental housing options.
3. Reduced transportation costs.
TTMP will create a walkable urban village, allowing residents to forego private vehicle trips for their day-to-day needs. TTMP is also located next to several bus lines, and will incorporate a mobility hub to encourage transit ridership in Tsawwassen and create the conditions for expanded transit service in the neighbourhood.
The Right Balance
1. Density and infill that balances everyone’s needs.
The TTMP project envisions infill density on a currently under-utilized strip mall, centrally-located in Tsawwassen’s town centre. This infill density will provide housing options, while reducing development pressures on vital agricultural lands and green spaces in Tsawwassen.
03 Development Concept
3.1 Character Types
The site has been divided into 4 character types, each with a unique urban experience that helps to define the large site. The “Community Hub” is the heart of the site, as well as the heart of Tsawwassen Town Centre. It is framed by quieter “Residential Edges” that help to transition to the neighbouring residential character. The retail components of the site are the “High Street North”, a pedestrainized shopping core, and the “High Street South” which provides a primary entrance to the site as well as access to the Thrifty Foods.
Each character area is further described on the following pages.
RESIDENTIAL EDGES
HIGH STREET NORTH
COMMUNITY HUB
HIGH STREET SOUTH
Community Hub
TTMP is centred on a new Community Hub. This Community Hub is comprised of a new public library and mobility hub, as well as a landmark new Library Plaza. The public library will act as a gateway building for TTMP and for Tsawwassen’s downtown core, with mass timber construction lending to a warm and natural-toned ground plane. Above the public library, housing will rise 4 to 5 additional storeys in buildings with a peaked roofs, imitating the traditional form of farm houses, and drawing off Tsawwassen’s agricultural history.
The Community Hub’s outdoor space, Library Plaza, is intended to be the heart of TTMP, with spaces for gathering, hosting of festivals and outdoor events, as well small areas of green space for respite. Adjacent retail will front the Plaza with elevated patio spaces, allowing food and beverage businesses to activate its periphery. Passageways have been cut through the adjacent residential buildings to allow permeability into the Plaza, including to North Avenue, 56th Street and the High Street.
Figure 13 Possible Character Sketch of Community Hub
Residential Edges
The Residential character nodes are located at the perimeter of the TTMP site. These areas are intended to be lower activity and density, with street frontages that have an urban-residential feel. Townhouses with steps leading to their front patios and entranceways will provide visual interest for pedestrians. The Residential nodes face West Street, North Street and 55th Street, the main access streets for underground parking.
The Residential nodes provide a quieter, lower-scale interface that mirrors neighbouring low-rise residential buildings, creating a respectful transition with the existing built-form context of the neighbourhood.
Figure 14 Possible Character Sketch of Residential Edges
High Street North
The High Street North is a key activity hub for both the TTMP and Tsawwassen as a whole. Taking influence from the world’s most successful shopping streets, the northern portion of the Hight Street is pedestrian-only and lined with small retail spaces. At the intersection of Library Boulevard and the High Street, the TTMP’s four towers mark the centre of this vibrant new neighbourhood. The location of the towers at this important intersection provides legibility to the site’s design, indicating the heart of the neighbourhood.
The retail High Street will be connected to the Library Plaza through a passageway between buildings, providing permeability between these two hubs of pedestrian activity.
Figure 15 Possible Character Sketch of High Street - North
High Street South
The south portion of the retail High Street takes on a different character from the north. Here, the entrance to the grocery store is supplemented by extra wide sidewalks on the west side of the street, while the east side of the street will provide smaller-scale commercial retail units than the north. The entrance to the grocery store has been intentionally placed on the High Street. As the grocery store is a key anchor tenant for the development, the entrance location off the High Street will help to generate activity and ensure its success as a major pedestrian thoroughfare for Tsawwassen. While the south portion of the High Street will allow for vehicle access, it will remain a pedestrian-priority street.
Buildings closer to 12th Avenue will be lower scale, rising 5 to 6 storeys, providing a welcoming and human-scaled gateway to the TTMP. Building heights will rise at the intersection of the High Street and Library Boulevard, indicating the heart of the neighbourhood, and drawing pedestrians to its centre.
Figure 16 Possible Character Sketch of High Street - South Key Plan
3.2 Circulation
Vehicular Circulation
The vehicle circulation network will create an urban street grid from a currently disconnected superblock. The street grid is intended to provide ease of access for local traffic into and out of the proposed neighbourhood, while maintaining a pedestrian-oriented village centre by discouraging cut through traffic seeking shortcuts to and from 56 Street and 12
Key access points connect the project to the two main arterial streets, and include Central Boulevard accessed from the mid-block off of 56 Street and a local road accessed mid-block off of 12th Avenue. Local two-way service roads connect between 56th Street and 55th Street to ensure redundancies in emergency vehicle access routes.
SITE PLAN (for diagrams)
Pedestrian Circulation
TTMP is designed to put pedestrians first, and has prioritized pedestrian movements across the site. This includes a T-shaped network of slow streets running east-west and north-south through the site that are shared between pedestrian and vehicle traffic. These slow streets have narrow traffic lanes and sidewalks separated from vehicles by a treed boulevard and/or row of parallel street parking. Running north from Library Boulevard, a High Street forms the heart of the retail village centre, running northsouth through the site. The north section of the High Street will be fully pedestrianized (with exceptions for emergency vehicle access), while the south portion will be pedestrian friendly.
To minimize conflict between vehicles and pedestrians, nearly all of the required site parking is contained in underground parkades, with access points located at the site’s periphery.
LEGEND
SITE BOUNDARY
SHARED PEDESTRIAN CONNECTIONS
PEDESTRIAN CONNECTIONS THROUGH PASSAGEWAY
FUTURE PEDESTRIAN CONNECTIONS
LIBRARY BOULEVARD
SITE PLAN (for diagrams)
Bicycle Circulation
The proposed bicycle circulation strategy is intended to allow for safe, easy movements through the site and to build off the City of Delta’s Cycling Master Plan. The site is located between two proposed major protected bike lanes in Tsawwassen: 56th Street and 12 Avenue. The site’s bicycle circulation routes will provide connections between these two major streets while also providing connections from quieter residential neighbourhoods to the north and west to access these arterials.
Within the site, the traffic-light and pedestrianized portions of the High Street will provide safe and comfortable north-south connectivity. The TTMP’s east-west aligned streets will be traffic-light and provide a sufficient width to ensure safe sharing between bicycles and local automobile traffic.
Loading Strategy
SITE PLAN (for diagrams)
Entrance access to Grocery store loading will be off of 55 Street. Trucks will then leave up West Street and on to North Avenue.
Grocery delivery trucks will be the largest vehicle accommodated within TTMP and the loading paths have been designed to avoid use of the internal, pedestrian-friendly street network.
3.3 Land Use
TTMP proposes a mix of land uses that will create a vibrant urban village for Tsawwassen. The ground plane is activated with commercial retail, groundoriented housing, public library, and public plaza. Above this active ground level there will be a range of housing options including market condo and rental apartments & below-market rental apartments. In total, 20% of all proposed housing units will be rental tenure (15% as market rental and 5% as below-market rental). This much needed housing will help the City of Delta meet its provincial housing targets and accommodate accelerating population growth.
Below-market housing will include rental and inclusive housing such as for those with disabilities. The range of market homes will generally include apartments and townhouses; ranging from studios, 1-, 2- and 3-bedrooms. As of the 2021 Census, only 39% of homes in Tsawwassen are multi-family. This compares to the Metro Vancouver region at 72%. The TTMP will provide a better balance of housing options in Tsawwassen to ensure a diverse community.
LAND USE PLAN
EXPLODED DIAGRAM
Land Use Areas
Figure 22 Exploded Axonometric Diagram
3.4 Phasing
Subdivision Plan
LOT PLAN
* Net area is estimated based on 83.5% efficiency for residential uses and 90% efficiency for commercial uses. Detailed net areas will be determined through the Detailed Development Permit process.
NORTH LOT
SOUTH LOT
Phasing Diagram
TTMP proposes five phases of development across two, separate legal parcels. The North Lot includes
SITE PLAN (for diagrams)
• Northeast Phase (NE Phase) with the Community Hub and mass timber Public Library, with 4 levels of low rise housing above
• North Centre Phase (NC Phase) which consists of a tower, two 6-storey wood frame housing buildings, and the new Library Plaza.
• Northwest Phase (NW Phase) which will complete High Street and provide a residential tower, as well wood frame low-rise.
The South Lot is comprised of:
• Southwest Phase (SW Phase) with one of four proposed towers, as well as the new grocery store with four levels of low-rise housing above. This parcel will be completed before the closure of the existing Thrifty’s Foods, ensuring they can move into the new purpose-built space before the existing store is demolished. Grocery operations will seamlessly transition through the construction period.
• Southeast Phase (SE Phase) will complete the development of the south lot, and provide the full east-west connection through the site via Library Boulevard.
Proposed sequencing and the construction order of each phase has not yet been confirmed.
Northeast Phase
proposed land use areas, parking stalls provided, and unit mix and number for this parcel are as follows:
PHASING DIAGRAMS
AREA BREAKDOWN - PHASE A2
North Centre Phase
PHASING DIAGRAMS
PHASING DIAGRAMS
Northwest Phase
Southwest Phase
Southeast Phase
3.5 Site Sections
Site Section 1-1
Site Section 2-2
3.6 Sustainability Concept
The TTMP development is required to complete a Multi-Unit Sustainability Assessment intended to evaluate the environmental and community benefits arising from the development application and recognize a proposal’s sustainable development features during the staff review.
The following strategies were identified as feasible and included in the preliminary Sustainability Assessment:
Environmental Considerations (24 Points)
• Meeting Current BC Energy Step Code
• Reducing post-development stormwater runoff rates by 20% (in a 1 in 5 year rain event)
• Directing all parking and road run-off to absorbent landscape
• Replace removed trees
• Providing capacity for future PV installations
• Providing 20% of commercial parking with EV chargers and 100% of residential parking with either an electrical vehicle charger or a dedicated energized electrical vehicle outlet
• Providing outlets for e-bikes, maintenance facilities and public EV charging spaces (at the proposed library)
• Providing car shares and end of trip facilities for non-residential spaces
Social Considerations (26 Points)
• Increasing Delta’s rental stock
• Providing a variety of housing types and configurations
• Providing diverse amenities including:
• High proportion of adaptable units
• Public open spaces
• Civic-owned facilities
• Public art program
• Collaboration with community stakeholder groups
3.7 Retail Concept
TTMP will include local retail shops and services at grade along the pedestrian-oriented high-streets and the public plaza. This retail will create jobs for local residents by adding economic activity. Existing tenants will be relocated to the new TTMP where possible, based on lease negotiations.
The retail program is intended to provide most day-to-day necessities within walking distance, including a relocated RBC bank branch, a relocated Thrifty’s Foods grocery store, restaurants, and coffee shops. The total gross area of retail floor space is approximately 70,000 square feet.
Retail Concept Precedent Images
04 Landscape Concept
4.1 Site Vision
Scale
Design the open space for the human scale. This requires an understanding of how people may use a space including sitting, observing, playing and celebrating.
Accommodate a wide variety of activities including large and small scale events and the every day.
Design the open space to be welcoming and inviting for people of all different ages, interests and backgrounds.
Incorporate the open space into a larger network, which becomes the backbone of the town centre.
Utilize design elements to enclose the space making it feel contained and comfortable.
A place to build up energy and activity, looking from edges inwards to a focal point.
Landscape Site Plan
As noted previously, care and consideration has being taken to develop a ‘Made in Tsawwassen’ village architectural character and the proposed site design plans to compliment that core idea using a palatte that is connected to the surrounding context of Tsawwassen. The site design plans to use materials that are local to the area and that compliment the architecture, with stone paving highlighting key focal areas like the Library Plaza or High Street. The proposed planting is intended to be native to the area with hopes of connecting the landscape back to the local First Nation and their rich history in the area. Large and small social spaces with be spread throught the development, along with a variety of site furnishings, wayfinding signage and appropriate site lighting fixtures.
Key design principles include but are not limited to:
• Placemaking and Context: Focusing the design of spaces and details that reinforce the unique sense of place of the Tsawwassen Town Centre.
• Accessibility and Connectivity: Considering connectivity throughout the site – from buildings to open spaces and amenities - as well as linkages to peripheral trail and street networks. Providing a diversity of connection options and accommodating all modes of active transport in a safe and clearly defined flow.
• Comfort, Safety and Enjoyment: Putting emphasis on the safety and security of residents and visitors as they inhabit and move through the area, but just as importantly, providing for comfort and enjoyment of these spaces throughout all seasons.
• Materiality and Durability: Focusing on quality and durability in design details, considering weatherability, comfort, life span and maintenance of selected materials.
4.2 Streetscape
High Street North
As High Street becomes the core focused retail street within the development, a strong focus has been placed on materiality and creating a sense of place within the Tsawwassen Town Centre development. The north section of High Street is pedestrian only (with fire access) and is designed as a complete street with no curb and gutters. Furniture zones have been established on each side of the street and overhead catenary lighting is continuous along this section of paving. The architecture is complimented in the ground plane with decorative vehicular rated pavers instead of the typical asphalt or concrete paving.
High Street South
The south portion of High Street introduces cars into the complete street design with street trees flanking each side of the street within the furniture zone. Movable bollards are proposed on each side of the street, which allows for parking flexibility to either be allowed or not allowed during certain times of the year. When parking is removed, those spaces allow for either a wider pedestrian realm or the opportunity for outdoor patio spaces or additional site furniture to be installed.
Library Boulevard
LIBRARY BOULEVARD
NORTH AVENUE
Residential Streets
LIBRARY BOULEVARD
4.3 Library Plaza
The TTMP proposes a new public plaza connected to the Library building. Library Plaza is part of approximately 25,000 square feet of open space and offers a mix of hardscape and softscape surfaces. Public art opportunities will be located within the Plaza, and surrounding retail with patio spill-out zones will generate activity at its perimeter. The Plaza will be publiclyaccessible and connected to the interior of the library, acting as a living room for all of Tsawwassen’s residents. The Library entrance will be off of the Plaza.
As a new focal point for the community, the TTMP’s Library Plaza represents a major contribution to Tsawwassen’s public realm, offering residents a central place to gather and celebrate.
SITE PLAN (for diagrams)
Plaza Precedents
Plaza Connections
Library Plaza is framed by buildings at three perimeters. Along the north perimeter, retail with a focus on food and beverage tenants will front the Plaza to make use of an exterior patio extension. This retail will provide vibrancy and activation for this public space, taking examples from successful European squares.
On the east perimeter, Library Plaza has been designed to have a close relationship with the Public Library. The Library will have an elevated porch that opens up onto the Plaza. This porch will connect the indoor public uses of the Library to the public outdoor uses of the Plaza, and will provide space for library activities to spill out into the Plaza. On the west perimeter, the Plaza will front quieter, more passive residential uses with a residential lobby.
The Plaza will be well connected through passageways leading to the High Street to the west, North Road and Rotary Square to the north, Library Boulevard to the South, and 56th Street and the public transit stops to the east.
Plaza Programming
Library Plaza is intended to host community events of varying scales. Smaller events will be held within the boundaries of the plaza. For larger events, the surrounding street network has been designed to play a role as an ad-hoc plaza expansion zone. Library Boulevard is will be able to accommodate temporary road closures with movable bollards that will allow the plaza to spill
diagrams) SITE PLAN (for diagrams)
2. Sun Festival
Car Free Day
1. Outdoor Fitness Class
Figure 38
Precedent Images of Plaza
Figure 39 Aerial Rendering of Plaza
Figure 42 View towards Library from centre of Library Plaza
Figure 44 View towards Centre of Library Plaza, looking southwest
05 Public Benefits
5.1 A New Community Hub
The TTMP development proposes a new Community Hub to 56th Street that will incorporate key public benefits.
The Community Hub incorporates a new, state-of-art Tsawwassen, with approximately 15,000 to 17,000 square feet of space. The public library is intended to be a landmark building for the community, utilizing mass timber building practices to create a warm and welcoming ground plane.
Retail uses, including a new RBC bank branch, will face both 56 the Library Plaza.
The Community Hub will also provide a new encourage alternative transportation options to reduce car dependency.
To the west of the public library, a new Library Plaza outdoor living room for Tsawwassen, with key connections to 56 An outdoor terrace off the public library will create a vital indoor-outdoor connection between these two spaces.
Public Library
Two storeys of at-grade public library are highly visible, accessible and devoted to public and community use.
Mobility Hub
A state-of-the-art mobility hub is proposed with an internal connection to the public library, and external connection to 56th Street. This Mobility hub will incorporate features intended to encourage alternative transportation modes, including bike storage, transit pass machines, and car share.
Library Plaza
A highly transparent south and east facade connects to the ground floor library and commercial to Library Plaza. A terrace off the Library will utilize this connection to Library Plaza to allow for active programming to spill out of the Library into the Plaza. The two public spaces together create a new living room for Tsawwassen.
56THSTREET
Public Library
Existing Library
The existing Tsawwassen Library is a uni-functional library facility set within a small and aging building of approximately 8,000 square feet that cannot meet community needs for sufficient study areas, meeting spaces, community programming opportunities nor have the space to hold the physical collection for a growing community. The proposed library will provide expanded floor area, allowing it to better fulfill its role as a core community asset.
The existing library, developed in a different era, is set within a surface parking lot above a liquor store and is hidden from the community. As a result, this facility does not play a role as a community gathering space. The proposed public library will be a landmark gateway building for both TTMP and Tsawwassen as a whole.
Figure 46 Existing Tsawwassen Public Library Building
Figure 47 Existing Library Location
Library Concept
The proposed public library will include multi-functional indoor and outdoor space for the community to gather. The total floor area of library uses will be approximately 15,000-17,000 square feet spread across two floors.
The ground floor opens to the Library Plaza, creating a key connection to the public spaces of the TTMP development. A covered porch at the library entrance will provide weather-protected seating areas overlooking Library Plaza. The first floor of the public library will also provide access to the proposed and publicly-accessible mobility hub.
The second floor of the public library provides visual connectivity to the ground floor with areas open to the lower level, creating a loft-like effect.
1.2 PLAN
1.2 PLAN
Refocused Library Role
The role of a library is changing, from a place to loan books and use a computer, to a full-fledged community learning, gathering and creativity centre. The new public library will meet the needs of a modern and growing community, providing the following:
The Refocused Traditional Library. A place to borrow physical objects - beyond books - for free.
The Living Room Library.
A place to read, study, or relax in a nice, quiet, comfortable environment.
The Activity Library.
A place to come together as a community through programs and events.
The Creative Library.
A place to work together on group projects with likeminded people.
The Learning Hub Library. A place to study and look for guidance and support for lifelong learning.
The Digital Library.
A virtual place to access a wide range of electronic and virtual materials.
The Gathering Place Library. A place where groups of people can get together informally.
The Multicultural Library. A place for special collections that reflect Delta’s multiculturalism.
Current Roles
Evolving Roles
Mass Timber
The public library is intended to host a new centre of community creativity and learning. This will be reflected in the building materials used for the library facility, with the incorporation of mass timber. Just as the library will become a hub of innovative ideas, the building itself will show what is possible with industry-leading sustainable building solutions. The use of mass timber will also ensure that the public library is an iconic and instantly recognizable landmark at the entrance of Tsawwassen’s downtown.
Figure 49 Proposed Mass Timber Ground Plane
Figure 50 Mass Timber Precedent Images
Mobility Hub
TTMP proposes a mobility hub within the library building - with an entrance vestibule at grade to secured bike parking in the parkade below. This mobility hub will provide central, secure bicycle parking for users and commuters. The mobility hub will would include a ramped entrance to secure 24-hour bicycle storage, within close proximity of transit stops.
SITE PLAN (for diagrams)
Figure
Mobility Hub Concept
The proposed mobility hub will include an entrance vestibule off of 56th Street, close to transit. The entrance vestibule might contain resources such as parcel pick-up lockers and a Translink ticket kiosk.
The vestibule connects to a public elevator, which provides secure access to P01, where 24/7 access would be available to secured bike parking as well as car share spaces.
1.2 PLAN
Mobility Hub Ground Floor
LEVEL P1
Mobility Hub Parking Level
Mobility Hub Functions
Five program roles would be available at the Tsawwassen mobility hub:
TransLink Transit Identity: The place where transit riders toand-from Greater Vancouver access express bus service and pick-up/ drop-off (PUDO) point for local transit service including ticketing machines and schedule information.
Bicycle Storage and Maintenance: The provision of safe and secure bicycle storage for transit riders, plus the option for basic cycle maintenance.
Car Share Centre: A pick-up/drop-off (PUDO) point to car share mobility.
Courier Smart Package Lockers: A row off secure lockers, likely in the breezeway for Amazon/UPS/Other parcel delivery.
Adjacent Coffee Shop: Proximity to coffee, sandwiches, and pastries for long transit ride into Vancouver.
Library Plaza
As described in the Landscape Concept section, TTMP proposes a new public plaza connected to the Library building. Library Plaza provides approximately 30,000 square feet of open space and offers a mix of hardscape and softscape surfaces. Public art opportunities will be located within the Plaza, and surrounding retail with patio spill-out zones will generate activity at its perimeter. The library entrance will be located off a covered porch, accessible from Library Plaza, and include weather-protected seating for the public and library programming. The Plaza will be publiclyaccessible and connected to the interior of the library, acting as a living room for all of Tsawwassen’s residents. The Library entrance will be off of the Plaza.
SITE PLAN (for diagrams)
As a new focal point for the community, the TTMP’s Library Plaza represents a major contribution to Tsawwassen’s public realm, offering residents a central place to gather and celebrate.
5.2 Public Art
TTMP’s public space will be activated with a vibrant public art program that will define the neighbourhood’s sense of place, and reflect the history, culture and landscapes that Tsawwassen residents cherish. The public art program may include:
Large Scale Public Plaza Sculpture(s)
Delivery of a large public sculpture destined to become synonymous with Tsawwassen Town Centre.
Tsawwassen Heritage Interpretation – First Nations | Fisheries/Canaries
Establishment of wayfinding signs throughout to aid in navigation Tsawwassen Town Centre while imparting heritage interpretation of Tsawwassen environs.
Gateway Identity Sculpture(s)
Significant and memorable sculptures or installations that serve as reference to entry points into Tsawwassen Town Centre.
Pop-up Maker Spaces
Provision of creative workshops/sales areas for local artists/artisans for a nominal fee in outdoor areas or in retail spaces that are temporally unleased.
Temporary/Permanent Murals
Fabrication of colourful graphics on existing blank walls and/or construction hoarding to add visual excitement to the emerging Tsawwassen Town Centre.
Sidewalk Artists
Encouragement of easels and support space for local ‘Sunday Artists’ to display their wares for their personal benefit and, equally, enjoyment by the public.
5.3 Housing Options
The Tsawwassen Town Centre redevelopment provides a number of different housing options, some of which address the Priority Housing Needs as defined in the City of Delta’s Housing Needs Assessment. A key priority of that report is to focus on the right type of supply at the right price. Delta has a low supply of primary (purpose built) rental housing, at a time when many people are priced out of the ownership market.
More affordable rental options are also highlighted as a top concern. According to the Housing Needs Assessment, Delta residents are looking for housing options that cater to different budgets, as well as options that suit a range of demographics that vary from young people looking to leave their parents residence, through an aging population looking for flexibility.
A mix of rental and ownership housing options of various sizes is being proposed within TTMP. 20% of total units are earmarked for rental housing, and 5% of the total units are proposed as below market rental housing. This variation in market types aligns with the goal of the right type of supply at the right price, as it provides some more affordable housing as well as increases below-market housing opportunities in Delta.
