TTMP_ARC_Arcadis_Rezoning_Application_Package_2024-11-15

REZONING APPLICATION PACKAGE – REF NO. 143370

Rezoning Application Tsawwassen Town Centre Master Plan (TTMP) Prepared by Arcadis Professional Services (Canada) Inc. Submitted by Century Group October 3, 2024

ARCADIS REF NO. 143370 – CITY OF DELTA - REZONING APPLICATION TSAWWASSEN TOWN CENTRE MASTER PLAN

Project Team OWNER: Century Group 10th Floor - 11 Eighth Street, Anvil Centre New Westminster, BC V3M 3N7 T 604 943-2203 Contact: Stefan Melnyk Director, Mixed Use Projects stefan.melnyk@centurygroup.ca

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MASTER PLANNING:

LANDSCAPE ARCHITECTURE:

TRANSPORTATION:

CIVIL:

Arcadis Professional Services (Canada) Inc. Suite 100 – 1285 West Pender Street Vancouver, BC V6E 4B1 T 604 683-8797

Hapa Collaborative 403 – 375 West Fifth Avenue Vancouver, BC V5Y 1J6 T 604 909-4150

Bunt & Associates Suite 1550, 1050 West Pender Street, Vancouver, BC V6E 3S7 T 604 685-6427

Aplin Martin 1818–1177 West Hastings St Vancouver, BC V6E 2K3 T 604 678-9434

Contact: Cameron Bourne, JD, RPP Associate - Placemaking cameron.bourne@arcadis.com

Contact: Chris McBride, BCSLA, CSLA, ASLA Studio Lead cmcbride@hapacobo.com

Contact: Stuart Thornley, P.Eng. Transportation Engineer sthornle@bunteng.com

Contact: John Bennie, P.Eng. Project Manager jbennie@aplinmartin.com

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ARCADIS REF NO. 143370 – CITY OF DELTA - REZONING APPLICATION TSAWWASSEN TOWN CENTRE MASTER PLAN

Document Control Page CLIENT

Century Group

PROJEC T 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

-

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Table of Contents 01

Design Vision.......................................................................................5

3.5 Site Sections

1.1 Project Vision

3.6 Sustainability Concept

1.2 Site Organization

3.7 Retail Concept

1.3 Design Directives#

02

04

4.1 Site Vision

2.1 Site Introduction

4.2 Streetscape

2.2 Regional Context

4.3 Retail Plaza

2.3 Site Context

4.4 Library Plaza

05

5.1 A New Community Hub

2.6 Policy Context - Transport 2050

5.2 Public library

2.8 Policy Context - Housing Needs Assessment

03

5.3 Below-Market Rental Housing #

5.4 Mobility Hub

Development Concept.................................................................. 29

5.5 Library Plaza

3.1 Character Areas

5.6 Public Art

3.2 Circulation 3.3 Land Use 3.4 Phasing

#

Public Benefits.................................................................................. 70

2.5 Policy Context - Metro 2050

2.7 Policy Context - OCP

Master Plan Drawings

Landscape Concept........................................................................ 53

Site and Policy Context................................................................. 10

2.4 Policy Context - Introduction

Appendix 1: ................................................................................................

06

Shadow Studies............................................................................... 82

07

Fire Access Plan................................................................................ 86 #

Appendix 2: ................................................................................................

Landscape Drawings

#

Appendix 3: ................................................................................................

Preliminary Transportation Study

Appendix 4: ................................................................................................

Site Servicing

Appendix 5: ................................................................................................

Arborist Report

Appendix 6: ................................................................................................

Soil Contamination Questionairre

Appendix 7: ................................................................................................

Sustainability Assessment

Appendix 8: ................................................................................................

Geotechnical Report

Appendix 9: ................................................................................................

Site Survey and Subdivision Plan

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01 Design Vision

ARCADIS REF NO. 143370 – CITY OF DELTA - REZONING APPLICATION TSAWWASSEN TOWN CENTRE MASTER PLAN

1.1 Project Vision This proposal is to rezone the subject site from C1, C1-CD332 and RS1 to a new CD Comprehensive 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.

This building and site not included in project.

Figure 1 TTMP Looking from Above OC TOBER 3, 2024

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ARCADIS REF NO. 143370 – CITY OF DELTA - REZONING APPLICATION TSAWWASSEN TOWN CENTRE MASTER PLAN

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.

ENUE NORTH AV

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.

HIGH STREET

WEST STREET

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.

LIBRARY PLAZA

LIBRARY BOULEVARD

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)

56TH STREET

55th STREET

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.

12TH AVENUE Figure 2 Site Plan

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1.3 Design Directives “A Place Worth Walking To”

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56TH STREEET

56TH STREET

56TH STREET 12TH AVENUE

12TH AVENUE

12TH AVENUE

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02

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Balanced Circulation

Create a Community Hub

Prioritize the pedestrian experience in site design while recognizing the current auto-oriented nature of the community.

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.

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ARCADIS REF NO. 143370 – CITY OF DELTA - REZONING APPLICATION TSAWWASSEN TOWN CENTRE MASTER PLAN

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56TH STREET

56TH STREET

56TH STREET

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P

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P

12TH AVENUE

12TH AVENUE

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Prioritizing Connections

Functional Phasing

Sufficient Parking Access

Create a strong relationship between the existing open space and retail uses tying into the north edge of the site.

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.

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.

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02 Site and Policy Context

ARCADIS REF NO. 143370 – CITY OF DELTA - REZONING APPLICATION TSAWWASSEN TOWN CENTRE MASTER PLAN

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: 1. 1219 56 Street (Legal Description: LT 1 SEC 10 TWP 5 NWD PL EPP59397) 2. 5499 12 Avenue (Legal Description: PCL 465 SEC 10 TWP 5 NWD REF PL 61801) 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.

12 TH AV EN UE

T EE R T TH S 56

LEGEND SITE BOUNDARY Figure 3 Subject Site OC TOBER 3, 2024

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ARCADIS REF NO. 143370 – CITY OF DELTA - REZONING APPLICATION TSAWWASSEN TOWN CENTRE MASTER PLAN

2.2 Regional Context Large Scale Connections

TO SURREY, RICHMOND, VANCOUVER

er

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.

LADNER

Frase

r

Ri v

17A

BOUNDARY BAY AIRPORT 17

TransLink’s South Delta bus exchange is located along 56th Street just north of the site.

Boundary Bay 17

TO / FROM TSAWWASSEN PORT

SOUTH DELTA EXCHANGE

TO V / ISL ANC FRO AN OU M D VE R

TSAWWASEN FERRY TERMINAL

POINT ROBERTS

LEGEND SITE BOUNDARY Figure 4 Regional Context Map OC TOBER 3, 2024

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0

62

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1 AY W H

SOUTH DELTA EXCHANGE

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HI

601 602 603 604 609 614 619

614 619

56TH STREET

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.

603 614

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TSAWWASSEN TOWN CENTRE

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me

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.

TSAWWASSEN FIRST NATION

Ca tch

Mobility

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601

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LEGEND SITE BOUNDARY WALK CATCHMENT AREA CYCLING ROUTES SOUTH DELTA EXCHANGE BUS STOPS BUS ROUTES

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SOUTHLANDS

Figure 5 Mobility Map 0m

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400m

800m

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ARCADIS REF NO. 143370 – CITY OF DELTA - REZONING APPLICATION TSAWWASSEN TOWN CENTRE MASTER PLAN

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.

TSAWWASSEN FIRST NATION

TSAWWASSEN MILLS

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SOUTHLANDS LEGEND SITE BOUNDARY Figure 6 Commercial Centres Map 0m

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ARCADIS REF NO. 143370 – CITY OF DELTA - REZONING APPLICATION TSAWWASSEN TOWN CENTRE MASTER PLAN

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.

TSAWWASSEN FIRST NATION

TSAWWASSEN MILLS

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LEGEND SITE BOUNDARY ENVIRONMENTAL RESERVE PARK (CIT Y/REGIONAL) GOLF/CEMETERY AGRICULTURE INTERTIDAL ZONE SUBTIDAL ZONE

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SOUTHLANDS

Figure 7 Green Space Map 0m

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ARCADIS REF NO. 143370 – CITY OF DELTA - REZONING APPLICATION TSAWWASSEN TOWN CENTRE MASTER PLAN

2.3 Site Context Site Access Points 2 1

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3 4 Key Plan

5 1. Access from Library Road

125

2. Access from the North

250

500 Metres

3. Access from 55th Street

4. Access from 55th Street

6. Access to Town Centre Mall

7. Access from 56th Street

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5. Access from 12th Avenue

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Surrounding Buildings 2 3 4

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Key Plan

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1. Oliva Mixed-Use Development to the North

125

250

2. Bria’s Waterford Seniors’ Living and Windsor Woods Condominiums

500 Metres

3. The Delta Group Real Estate

4. Tsawwassen Library

5. Shoppers Drug Mart

6. Bayside Village

7. Tsawwassen Shopping Centre

8. Gas Station

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ARCADIS REF NO. 143370 – CITY OF DELTA - REZONING APPLICATION TSAWWASSEN TOWN CENTRE MASTER PLAN

Existing Site Buildings 8 6 4 7

3

5

1

2

Key Plan

1. Entrance to Town Centre Mall

125

2. Thrifty’s

250

500 Metres

3. Thrifty’s

4. Pedestrian Corridor

5. Water Feature

6. RBC

7. Thrifty’s

8. Entrance to the Town Centre Mall

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ARCADIS REF NO. 143370 – CITY OF DELTA - REZONING APPLICATION TSAWWASSEN TOWN CENTRE MASTER PLAN

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.

Attachment A Page 4 of 305

Delta Official Community Plan 2024 Housing Our Future Bylaw No. 8400, 2024

Figure 8 Applicable Policy Context Documents

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2.5 Policy Context - Metro 2050 Metro Vancouver Regional Growth Strategy Land Use Designation 56TH STREEET

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.

12TH AVENUE

LEGEND SITE BOUNDARY URBAN CONTAINMENT BOUNDARY PARCELS (ICIS) METRO 2050 LAND USE DESIGNATIONS GENERAL URBAN CONSERVATION AND RECREATION Figure 9 Metro 2050 - Land Use Designation Map

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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 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.

OC TOBER 3, 2024

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 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.

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2.6 Policy Context - Transport 2050 Transport 2050 Fast & Reliable Transit Network Transport 2050: Regional Transportation Strategy

Legend Legend

bowen island

Existing / Committed Rapid MajorTransit Transit Network Above or below ground

Urban Centres (Metro Vancouver)

Capacity relief measures to be determined

Non-urban Land New Regional Priorities First Nation Reserves and Treaty Lands

Overview

Major Transit Network

Frequent Transit Development Areas

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.

Express/Interregional

Other Urban Centres (Metro Vancouver) Frequent Transit Development Areas First Nation Reserves and Tsawwassen Treaty Lands Non-Urban Land (1) Surrey Langley SkyTrain is a confirmed project and highest regional priority.

3

7

5

6

Remaining regional priorities expected to be delivered at grade with the exception of (2) King George, (3) Willingdon/ Hastings/2nd Narrows, and (4) 41/49 Ave, which may require grade separation. Technology and level of separation to be determined through further studies.

(5) Burnaby Mountain Gondola and (6) UBC SkyTrain Extension to be delivered with grade separation.

(7) Minor extensions to this network may be required which can deliver both facilities that support network expansion and upgrades, and provide additional service.

4

2

1

Figure 10 Transport 2050 Fast and Reliable Transit Network Map

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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.

Goal 2: Reliable Choices for Everyone

Goal 4: Safe and Comfortable Choices for Everyone

Action 2.3.11: “Support transportation choice for residents of multi-family buildings or occupants of commercial buildings through:

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:

• 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.

• 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.

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.

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ARCADIS REF NO. 143370 – CITY OF DELTA - REZONING APPLICATION TSAWWASSEN TOWN CENTRE MASTER PLAN

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.

Site

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.

Figure 11 Official Community Plan Land Use Designations OC TOBER 3, 2024

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City of Delta OCP Response to Relevant OCP Policies

Integrate Housing with Adjacent Land Uses

Commercial

Providing Housing Choice

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.

Policy 2.2.1: Reinforce Urban Centre areas.

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.

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The TTMP is located along Tsawwassen’s key corridor, 56th Street, and is adjacent to stops for all major bus connections servicing Tsawwassen.

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.

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.

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.

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ARCADIS REF NO. 143370 – CITY OF DELTA - REZONING APPLICATION TSAWWASSEN TOWN CENTRE MASTER PLAN

City of Delta OCP Transit

Climate Change

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.

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 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.

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

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.

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.

OC TOBER 3, 2024

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ARCADIS REF NO. 143370 – CITY OF DELTA - REZONING APPLICATION TSAWWASSEN TOWN CENTRE MASTER PLAN

2.8 Policy Context - Housing Needs Assessment City of Delta Housing Needs Assessment Projections

BC Stats Population Projections

Provincial Housing Targets

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.

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.

Census Year

City of Delta Population

2021

111,900

2026

123,000

11,100 (9.9%)

41,440

3,385 (8.9%)

City of Delta Housing Completions

2031

132,000

9,000 (7.3%)

45,250

3,810 (9.2%)

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).

2036

141,000

9,000 (6.8%)

48,990

3,740 (8.3%)

2041

148,500

7,500 (5.3%)

52,210

3,220 (6.6%)

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.

OC TOBER 3, 2024

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

5-Year Change

Housing Need

5-Year Change

38,055

10-Year Housing Completions Total

Yearly

(2013-2023)

Completions (Average)

Delta

5,003

500/Year

New Westminster Langley (Township) Metro Vancouver

6,348

635/Year

13,995

1,396/Year

210,977

21,098/Year

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ARCADIS REF NO. 143370 – CITY OF DELTA - REZONING APPLICATION TSAWWASSEN TOWN CENTRE MASTER PLAN

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.

The Right Price

The Right Balance

1. Housing affordability for young people and families.

1. Density and infill that balances everyone’s needs.

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.

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.

2. More non-market housing options.

The rental housing units will be comprised of both market and belowmarket rental housing options.

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.

OC TOBER 3, 2024

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.

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03 Development Concept

ARCADIS REF NO. 143370 – CITY OF DELTA - REZONING APPLICATION TSAWWASSEN TOWN CENTRE MASTER PLAN

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.

HIGH STREET NORTH

RESIDENTIAL EDGES

COMMUNITY HUB

HIGH STREET SOUTH

Figure 12 Character Areas Plan OC TOBER 3, 2024

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ARCADIS REF NO. 143370 – CITY OF DELTA - REZONING APPLICATION TSAWWASSEN TOWN CENTRE MASTER PLAN

V

Community Hub

Key Plan

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

OC TOBER 3, 2024

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ARCADIS REF NO. 143370 – CITY OF DELTA - REZONING APPLICATION TSAWWASSEN TOWN CENTRE MASTER PLAN

Residential Edges V

Key Plan

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

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ARCADIS REF NO. 143370 – CITY OF DELTA - REZONING APPLICATION TSAWWASSEN TOWN CENTRE MASTER PLAN

V

High Street North

Key Plan

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

OC TOBER 3, 2024

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ARCADIS REF NO. 143370 – CITY OF DELTA - REZONING APPLICATION TSAWWASSEN TOWN CENTRE MASTER PLAN

High Street South

V

Key Plan

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

OC TOBER 3, 2024

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ARCADIS REF NO. 143370 – CITY OF DELTA - REZONING APPLICATION TSAWWASSEN TOWN CENTRE MASTER PLAN

SITE PLAN (for diagrams)

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 56th Street and 12th Avenue.

Key access points connect the project to the two main arterial streets, and include Central Boulevard accessed from the mid-block off of 56th 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.

ENUE

NORTH AV

P

P

P

HIGH STREET

WEST STREET

LIBRARY BOULEVARD

P

56TH STREET

55TH STREET

P LEGEND SITE BOUNDARY ARTERIAL/COLLEC TOR ROAD SERVICE ROAD T WO WAY VEHICLE TRAFFIC UNCONTROLLED INTERSEC TION SIGNALISED INTERSEC TION P ACCESS TO UNDERGROUND PARKING

12TH AVENUE

0m

Figure 17 Vehicular Circulation Map OC TOBER 3, 2024 1285 West Pender Street - Suite 100

12m 1219 56 Street; 5499 12 Avenue;0m 1236 55 Street; Unaddressed 55 Street Lot

30m

60m 35

24m

36m

48m

60m

Property Boundary

Minimum Tower Distance

Access to Underground Parking

Phasing Line

Lot A / Lot B Division

ARCADIS REF NO. 143370 – CITY OF DELTA - REZONING APPLICATION TSAWWASSEN TOWN CENTRE MASTER PLAN

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.

ENUE

NORTH AV

HIGH STREET

WEST STREET

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.

LIBRARY BOULEVARD

56TH STREET

55TH STREET

LEGEND SITE BOUNDARY SHARED PEDESTRIAN CONNEC TIONS PEDESTRIAN CONNEC TIONS THROUGH PASSAGEWAY FUTURE PEDESTRIAN CONNEC TIONS

12TH AVENUE

0m

Figure 18 Pedestrian Circulation Map OC TOBER 3, 2024 1285 West Pender Street - Suite 100

12m 1219 56 Street; 5499 12 Avenue;0m 1236 55 Street; Unaddressed 55 Street Lot

30m

60m 36

24m

36m

48m

60m

Property Boundary

Minimum Tower Distance

Access to Underground Parking

Phasing Line

Lot A / Lot B Division

ARCADIS REF NO. 143370 – CITY OF DELTA - REZONING APPLICATION TSAWWASSEN TOWN CENTRE MASTER PLAN

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 12th 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.

ENUE

NORTH AV

HIGH STREET

WEST STREET

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.

LIBRARY BOULEVARD

56TH STREET

55TH STREET

LEGEND SITE BOUNDARY POSSIBLE BIKE LANES (FUTURE) PROTEC TED BIKE LANES (FUTURE) SHARED BIKE CONNEC TIONS

12TH AVENUE

0m

Figure 19 Bicycle Circulation Map OC TOBER 3, 2024 1285 West Pender Street - Suite 100

12m 1219 56 Street; 5499 12 Avenue;0m 1236 55 Street; Unaddressed 55 Street Lot

30m

60m 37

24m

36m

48m

60m

Property Boundary

Minimum Tower Distance

Access to Underground Parking

Phasing Line

Lot A / Lot B Division

ARCADIS REF NO. 143370 – CITY OF DELTA - REZONING APPLICATION TSAWWASSEN TOWN CENTRE MASTER PLAN

SITE PLAN (for diagrams) 6,7( 3/$1 IRU GLDJUDPV

Loading Strategy Entrance access to Grocery store loading will be off of 55th 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.

ENUE

NORTH AV

HIGH STREET

WEST STREET

LIBRARY BOULEVARD

L 56TH STREET

55TH STREET

LEGEND SITE BOUNDARY ARTERIAL/COLLEC TOR ROAD INBOUND ROUTE OUTBOUND ROUTE UNCONTROLLED INTERSEC TION ACCESS TO LOADING AREA

12TH AVENUE

0m

Figure 20 Loading Circulation Map OC TOBER 3, 2024 :HVW 3HQGHU 6WUHHW 6XLWH 9DQFRXYHU %& 9 ( % &DQDGD 1285 WHO West Pender Street - Suite 100

P P 6WUHHW $YHQXH P 6WUHHW 8QDGGUHVVHG 6WUHHW /RW 24m 1219 56 Street; 5499 12 Avenue;0m 12m 1236 55 Street; Unaddressed 55 Street Lot

P

P

P

36m

48m

60m

3URSHUW\ %RXQGDU\

5HVLGHQWLDO

/LEUDU\

&RPPHUFLDO

0RELOLW\ +XE

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3DUNLQJ

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Property Boundary

0LQLPXP 7RZHU 'LVWDQFH

$FFHVV WR 8QGHUJURXQG 3DUNLQJ

3KDVLQJ /LQH Minimum Tower Distance

/RW $ /RW % 'LYLVLRQ Access to Underground Parking

Phasing Line

Lot A / Lot B Division

30m

60m 38

ARCADIS REF NO. 143370 – CITY OF DELTA - REZONING APPLICATION TSAWWASSEN TOWN CENTRE MASTER PLAN

LAND USE PLAN

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.

VISTA SWITCH

EXISTING PLAZA

RESIDENTIAL LOW RISE 795 m² 8551 ft²

RESIDENTIAL TOWER 815 m² 8771 ft²

RESIDENTIAL LOW RISE 1315 m² 14142 ft²

PLAZA

RESIDENTIAL TOWER 705 m² 7593 ft²

2,300 m² 24,750 ft²

LIBRARY BOULEVARD

RESIDENTIAL TOWER 705 m² 7593 ft²

RESIDENTIAL COURTYARD

OC TOBER 3, 2024

UE

VISTA SWITCH

ELEVATOR

LEGEND SITE BOUNDARY RESIDENTIAL RESIDENTIAL AMENIT Y LIBRARY COMMERCIAL PLAZA ROAD NET WORK

N H AVE

RESIDENTIAL LOW RISE 1520 m² 16388 ft²

HIGH STREET SOUTH

55TH STREET

WEST STREET

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.

HIGH STREET NORTH

NORT

56TH STREET

3.3 Land Use

RESIDENTIAL TOWER 815 m² 8771 ft²

Shoppers Drug Mart

RESIDENTIAL LOW RISE 595 m² 6386 ft²

RESIDENTIAL LOW RISE 2795 m² 30084 ft²

Tim Hortons

12TH AVENUE

1285 West Pender Street - Suite 100 Vancouver BC V6E 4B1 Canada tel 604 683 8797 www.arcadis.com

10m 1219 56 Street; 5499 12 Avenue;0m 1236 55Plan Street; Unaddressed 55 Street Lot Figure 21 Land Use 500

20m

30m

40m

50m

Property Boundary

Residential

Library

Commercial

Mobility Hub

Grocery Store

Parking

Service

Minimum Tower Distance

Access to Underground Parking

Phasing Line

Lot A / Lot B Division

0m

30m

60m 39

ARCADIS REF NO. 143370 – CITY OF DELTA - REZONING APPLICATION TSAWWASSEN TOWN CENTRE MASTER PLAN

EXPLODED DIAGRAM Land Use Areas Tower Massing USE

APPROXIMATE GROSS AREA (sq.ft.)

APPROXIMATE NET AREA (sq.ft.)

Commercial

38,950

35,050

141

Grocery Store

31,000

29,450

88

Library

15,000 to 17,000

15,000 to 17,000

47

Residential

1,101,720

927,650

Mobility Hub*

420

400

0

Service

21,000

18,900

0

Totals

~ 1,210,090 sq.ft.

~1,028,450 sq.ft.

UNITS

PARKING

~ 1,433

Low Rise Massing

1,557

~ 1,433**

1,833 Ground Plane Land Use

* Area is for the above grade components of the mobility hub only - bike parking for the mobility hub will be provided in the parking levels ** 20% of housing units will be rental

Circulation Pattern LEGEND RESIDENTIAL LIBRARY COMMERCIAL SERVICE

th

56

12 th Av en ue

t ee Str

Figure 22 Exploded Axonometric Diagram OC TOBER 3, 2024 1285 West Pender Street - Suite 100

40 10m 1219 56 Street; 5499 12 Avenue;0m 1236 55 Street; Unaddressed 55 Street Lot

20m

30m

40m

50m

Property Boundary

Minimum Tower Distance

Access to Underground Parking

Phasing Line

Lot A / Lot B Division

ARCADIS REF NO. 143370 – CITY OF DELTA - REZONING APPLICATION TSAWWASSEN TOWN CENTRE MASTER PLAN

3.4 Phasing

LOT PLAN 42.72 m

APPROXIMATE NET AREA (sq.ft.)

FAR

North Lot

533,500

3.3

South Lot

494,950

3.5

50.33 m

139' - 9"

28.28 m

58' - 8"

92' - 9"

97.10 m 75.63 m

NORTH LOT

54.73 m

443' - 5"

179' - 7"

3.06 m 17.22 m

135.14 m

10' - 0" 56' - 6"

6' - 9"

2.05 m

* 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.

248' - 1"

3.4

97.91 m

1,028,500~ sq.ft.*

17.89 m

321' - 3"

165' - 2"

Total

Northeast Phase

42.59 m

458' - 1"

North Centre Phase

42.69 m 140' - 1"

139.62 m

Northwest Phase

97.95 m

51' - 9"

321' - 4"

15.77 m

318' - 7"

24.37 m

EXISTING PLAZA 79' - 11"

LOT

140' - 2"

Subdivision Plan

41.91 m 137' - 6"

97.95 m

321' - 4"

328' - 6"

Shoppers Drug Mart

56th STREET

55th STREET

100.12 m

SOUTH LOT

LEGEND SUBDIVISION BOUNDARY

Tim Hortons

Southwest Phase

Figure 23 Subdivision Diagram

12th AVENUE

Southeast Phase

0m

231.86 m

OC TOBER 3, 2024 1285 West Pender Street - Suite 100 Vancouver BC V6E 4B1 Canada

30m

60m

760' - 8"

1219 56 Street; 5499 12 Avenue; 1236 55 Street; Unaddressed 55 Street Lot

41 0m

10m

20m

30m

40m

50m Lot Boundary

Underground Parking Extent

ARCADIS REF NO. 143370 – CITY OF DELTA - REZONING APPLICATION TSAWWASSEN TOWN CENTRE MASTER PLAN

SITE PLAN (for diagrams)

Phasing Diagram TTMP proposes five phases of development across two, separate legal parcels. The North Lot includes • 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.

ENUE NORTH AV

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.

NW Phase

HIGH STREET

WEST STREET

NE Phase

NC Phase

North Lot

Proposed sequencing and the construction order of each phase has not yet been confirmed.

LIBRARY BOULEVARD

LEGEND NORTH LOT SOUTH LOT

SE Phase

56th STREET

55th STREET

SW Phase

South Lot

12th AVENUE

0m

Figure 24 Phasing Diagram OC TOBER 3, 2024 1285 West Pender Street - Suite 100

12m 1219 56 Street; 5499 12 Avenue;0m 1236 55 Street; Unaddressed 55 Street Lot

30m

60m 42

24m

36m

48m

60m

Property Boundary

Minimum Tower Distance

Access to Underground Parking

Phasing Line

Lot A / Lot B Division

Tower 4 Building 4 Tower 1

RESIDENTIAL LOW RISE 1315 m² 14142 ft²

RESIDENTIAL TOWER 705 m² 7593 ft²

Building 2 Upper Levels

RESIDENTIAL TOWER 705 m² 7593 ft²

Building 1 Upper Levels

RESIDENTIAL TOWER 815 m² 8771 ft²

RESIDENTIAL TOWER 815 m² 8771 ft²

ARCADIS REF NO. 143370 – CITY OF DELTA - REZONING APPLICATION TSAWWASSEN TOWN CENTRE MASTER PLAN Building 5 Upper Levels

Building 3 Upper Levels RESIDENTIAL LOW RISE 1520 m² 16388 ft²

RESIDENTIAL LOBBY 95 m² 1037 ft²

Building 3 Podium Building 1 Podium

COMMERCIAL 570 m² 6144 ft²

RESIDENTIAL LOW RISE 355 m² 3800 ft²

LIBRARY 865 m² 9327 ft²

COMMERCIAL 360 m² 3875 ft² RESIDENTIAL LOBBY COMMERCIAL 240 m² 195 m² 2570 ft² 2097 ft²

COMMERCIAL 180 m² 1921 ft² LIBRARY 280 m² 3028 ft²

LIBRARY 255 m² 2721 ft²

RESIDENTIAL LOW RISE 595 m² 6386 ft²

COMMERCIAL 210 m² 2260 ft²

Building 5 Tower 2

RESIDENTIAL LOW RISE 275 m² 2971 ft²

RESIDENTIAL LOBBY 115 m² 1263 ft²

RESIDENTIAL LOW RISE 685 m² 7351 ft²

LIBRARY 185 m² 1974 ft²

Building 3 Podium

Building 4 Podium

COMMERCIAL 725 m² 7788 ft²

COMMERCIAL 210 m² 2244 ft²

GROCERY 2880 m² 31000 ft²

Building 2 Podiun

COMMERCIAL 145 m² 1579 ft²

Building 6 Podium

COMMERCIAL 165 m² 1773 ft² COMMERCIAL 200 m² 2156 ft²

North Centre Phase

Building 6 Upper Levels RESIDENTIAL LOBBY 290 m² 3123 ft²

RESIDENTIAL LOBBY 360 m² 3899 ft²

RESIDENTIAL LOBBY 255 m² 2719 ft²

Building 5 Podium

COMMERCIAL 355 m² 3813 ft² RESIDENTIAL LOW RISE 720 m² 7764 ft²

Northeast Phase

RESIDENTIAL LOW RISE 2795 m² 30084 ft²

RESIDENTIAL LOW RISE 795 m² 8551 ft²

PHASING DIA

COMMERCIAL 310 m² 3316 ft²

Northwest Phase

Southwest Phase

Southeast Phase

Northeast Phase CONCEPT AREA BREAKDOWN LOT

PHASE

The proposed land use areas, parking stalls provided, and unit mix and number for this parcel are as follows: TOTAL UNIT COUNT

*RESIDENTIAL AMENITY sqft

BUILDING

USE

GFA sqft

EFFICIENCY

NFA sqft

STUDIO

1 BED

2 BED

3 BED

lot a

1 - Northeast Phase

BUILDING 1

COMMERCIAL

6,144

0.9

5,530

0

0

0

0

0

lot a

1 - Northeast Phase

BUILDING 1

LIBRARY

17,050

1

17,050

0

0

0

0

0

lot a

1 - Northeast Phase

BUILDING 1

MOBILITY HUB

426

0.9

383

0

0

0

0

0

lot a

1 - Northeast Phase

BUILDING 1

RESIDENTIAL - LOBBY

1,785

0.95

1,696

0

0

0

0

0

0 0 0 0

1 - Northeast Phase

BUILDING 1

64,598

0.835

807

RESIDENTIAL - LOW RISE

53,939

0

32

33

10

75

78,598

0

32

33

10

75

lot a

2 - North Centre Phase BUILDING 3

COMMERCIAL

7,688

0.9

6,919

0

0

0

0

0

lot a

2 - North Centre Phase BUILDING 3

RESIDENTIAL - LOBBY

1,204

0.95

1,144

0

0

0

0

0

807 0 0

2 - North Centre Phase BUILDING 3

RESIDENTIAL - LOW RISE

88,710

0.835

74,073

0

44

45

13

103

1,109

0

0 0 0 2,411 3,520 0 0

lot a

lot a

90,003

lot a

2 - North Centre Phase BUILDING 3

lot a

2 - North Centre Phase BUILDING 4

COMMERCIAL

lot a

2 - North Centre Phase BUILDING 4

RESIDENTIAL - LOBBY

2,570

0.95

lot a

2 - North Centre Phase BUILDING 4 RESIDENTIAL - TOWER

174,628

0.835

SERVICE

2,246

0.9

4,018

0.9

281,064

2,022 3,616

0 0

USE

0

0

0

0

0 0

0

2,442

0

0

0

0

0

145,814

22

110

90

2

224

236,029

22

154

135

16

327

lot a

3 - Northwest Phase

BUILDING 5

COMMERCIAL

5,508

0.9

4,957

0

0

0

0

0

lot a

3 - Northwest Phase

BUILDING 5

RESIDENTIAL - LOBBY

3,612

0.95

3,432

0

0

0

0

0

3 - Northwest Phase

BUILDING 5

lot a

3 - Northwest Phase

RESIDENTIAL - LOW RISE BUILDING 5 RESIDENTIAL - TOWER

lot a

3 - Northwest Phase

BUILDING 5

lot a

SERVICE

50,519

0.835

192,973

0.85

4,844

0.9

42,184 164,027

25 50

26

16

132

79

5 3

72

775

264

2,842 0 3,617 7,944

4,360

0

0

0

0

0

218,958 533,586

75 98

158 344

95 263

8 33

336 738

Residential Low Rise

257,456 628,523 lot b

4 - Southwest Phase

BUILDING 2

COMMERCIAL

4,504

0.9

4,053

0

0

0

0

0

lot b

4 - Southwest Phase

BUILDING 2

GROCERY

31,000

0.95

29,450

0

0

0

0

0

lot b

4 - Southwest Phase

BUILDING 2

RESIDENTIAL - LOBBY

6,618

0.95

6,287

0

0

0

0

0

0 0 0

4 - Southwest Phase

BUILDING 2

RESIDENTIAL - LOW RISE

135,040

0.835

112,758

68

69

42

14

193

2,077

159,443

0.835

133,135

20

100

82

2

204

2,196 0 4,273 0 0

lot b lot b

4 - Southwest Phase

BUILDING 2 RESIDENTIAL - TOWER

lot b

4 - Southwest Phase

BUILDING 2

SERVICE

lot b

5 - Southeast Phase

BUILDING 6

COMMERCIAL

lot b

5 - Southeast Phase

BUILDING 6

5 - Southeast Phase

BUILDING 6

5,202

0.9

341,806 11,104

0.9

4,682

0

0

0

0

0

290,365

88

169

124

16

397

9,994

0

0

0

0

0

RESIDENTIAL - LOBBY

3,469

0.95

0.835

33,919

20

21

13

4

58

624

5 - Southeast Phase

RESIDENTIAL - LOW RISE BUILDING 6 RESIDENTIAL - TOWER

40,622

lot b

175,867

0.85

149,487

46

120

72

2

240

lot b

5 - Southeast Phase

BUILDING 6

8,704

0.9

7,833

0

0

0

0

0

204,529 494,894 1,028,479

66 154 252

141 310 655

85 209 472

6 22 55

298 695 1433

2,583 0 3,208 7,481 15,425

lot b

SERVICE

239,766 581,572 1,210,094

TOTALS:

1285 West Pender Street - Suite 100 Vancouver BC V6E 4B1 Canada tel 604 683 8797 www.arcadis.com

3,296

0

0

0

Mobility Hub*

0

0

Library 1219 56 Street; 5499 12 Avenue;

FAR - TOTAL 3.4 <varies>

APPROXIMATE NET AREA (sq.ft.)

North Centre Phase

FAR - Northeast Phase 1.6 <varies>

Northeast Phase

Building 1 Upper Levels

LOT A LOT B

FAR - North Centre Phase 3.6 <varies>

55,650

FAR - Northwest Phase 4.3 <varies>

FAR - Southwest Phase 4.2 <varies>

Southwest Phase

RESIDENTIAL LOW RISE 1315 m² 14142 ft²

Southeast Phase

400

FAR - Southeast Phase 2.8 <varies>

15,000 to 17,000

1236 55 Street; Unaddressed 55 Street Lot

Key Plan Property Boundary

Residential

Commercial

5,500

Total

~ 78,600 sq.ft.

UNIT TYPE

Northwest Phase

Library

Commercial

Mobility Hub

Grocery Store

Parking

Minimum Tower Distance

Access to Underground Parking

Phasing Line

Lot A / Lot B Division

Service

008

RESIDENTIAL LOBBY 95 m² 1037 ft²

Building 1 Podium

COMMERCIAL 570 m² 6144 ft²

TOTAL LIBRARY 865 m² 9327 ft²

Studio 1-Bedroom

32

2-Bedroom

33

3-Bedroom

10

Total Units

~ 75

* Area is for the above grade components of the mobility hub only - bike parking for the mobility hub will be provided in the parking levels OC TOBER 3, 2024

LIBRARY 280 m² 3028 ft²

LIBRARY 255 m² 2721 ft²

LEGEND LOT BOUNDARY RESIDENTIAL LIBRARY MOBILIT Y HUB COMMERCIAL SERVICE

Figure 25 Northeast Phase Axonometric Diagram

LIBRARY 185 m² 1974 ft²

PHASE A1 43

Tower 4 Building 4 Tower 1

RESIDENTIAL LOW RISE 1315 m² 14142 ft²

Building 5 Upper Levels

PHASING DIAGRAMS

Building 3 Upper Levels

Building 3 Podium

Building 1 Podium

COMMERCIAL 570 m² 6144 ft²

LIBRARY 865 m² 9327 ft²

RESIDENTIAL LOW RISE 355 m² 3800 ft²

LIBRARY 185 m² 1974 ft²

Northeast Phase

COMMERCIAL 360 m² 3875 ft² RESIDENTIAL LOBBY COMMERCIAL 240 m² 195 m² 2570 ft² 2097 ft²

COMMERCIAL 180 m² 1921 ft²

BUILDING

LIBRARY 280 m² 3028 ft²

BUILDING 3

PODIUM

BUILDING 3

PODIUM PODIUM

BUILDING 3

PODIUM

USE

COMMERCIAL 355 m² 3813 ft²

LEVEL 01 LEVEL 01 LEVEL 01 LEVEL 01

Building 4 Podium

BUILDING 3

Building 5 Tower 2

RESIDENTIAL LOW RISE 275 m² 2971 ft²

LEVEL

ALLOCATION

Building 3 Podium

UPPER LEVELS

BUILDING 3

UPPER LEVELS

BUILDING 3

UPPER LEVELS

BUILDING 3

UPPER LEVELS

BUILDING 3

UPPER LEVELS

LEVEL 02 LEVEL 03 LEVEL 04 LEVEL 05 LEVEL 06

CONCEPT AREA BREAKDOWN

TOTAL UNIT COUNT

GFA sqft

EFFICIENCY

NFA sqft

STUDIO

1 BED

2 BED

3 BED

BUILDING 1

COMMERCIAL

6,144

0.9

5,530

0

0

0

0

0

lot a

1 - Northeast Phase

BUILDING 1

LIBRARY

17,050

1

17,050

0

0

0

0

0

lot a

1 - Northeast Phase

BUILDING 1

MOBILITY HUB

426

0.9

383

0

0

0

0

0

lot a

1 - Northeast Phase

BUILDING 1

RESIDENTIAL - LOBBY

1,785

0.95

1,696

0

0

0

0

0

0 0 0 0

1 - Northeast Phase

BUILDING 1

RESIDENTIAL - LOW RISE

64,598

0.835

53,939

0

32

33

10

75

807

0

32

7,688

0.9

6,919

0

0

90,003 BUILDING 478,598

lot a

2 - North Centre Phase BUILDING 3

COMMERCIAL

lot a

2 - North Centre Phase BUILDING 3

RESIDENTIAL - LOBBY

2 - North Centre Phase BUILDING 3

RESIDENTIAL - LOW RISE

2 - North Centre Phase BUILDING 3

lot a

2 - North Centre Phase BUILDING 4

COMMERCIAL

lot a

2 - North Centre Phase BUILDING 4

RESIDENTIAL - LOBBY

lot a

2 - North Centre Phase BUILDING 4 RESIDENTIAL - TOWER

lot a

3 - Northwest Phase

BUILDING 5

COMMERCIAL

lot a

3 - Northwest Phase

BUILDING 5

RESIDENTIAL - LOBBY

3 - Northwest Phase

BUILDING 5

SERVICE

2,246

lot a

3 - Northwest Phase

RESIDENTIAL - LOW RISE BUILDING 5 RESIDENTIAL - TOWER

lot a

3 - Northwest Phase

BUILDING 5

SERVICE

4 - Southwest Phase

BUILDING 2

lot b

4 - Southwest Phase

BUILDING 2

GROCERY

lot b

4 - Southwest Phase

BUILDING 2

RESIDENTIAL - LOBBY

4 - Southwest Phase

BUILDING 2

RESIDENTIAL - LOW RISE

lot b

4 - Southwest Phase

BUILDING 2 RESIDENTIAL - TOWER

lot b

4 - Southwest Phase

BUILDING 2

SERVICE

lot b

5 - Southeast Phase

BUILDING 6

COMMERCIAL

lot b

5 - Southeast Phase

BUILDING 6

RESIDENTIAL - LOBBY

5 - Southeast Phase

BUILDING 6

0

0 0 TOWER 2 45 13

0 103

2,022

0

0

0

USE

0

0

0.9

TOWER 2 0 0

2,570 0.95 2,442 BUILDING 4145,814 174,628 0.835

22

110

281,064

22

154

0

0 0

0

236,029

5,508 0.9 BUILDING 4 4,957

135

16

0 0 2 TOWER

3,432

0 25

26

192,973

0.85

164,027

50

132

4,844 0.9 BUILDING 4 4,360

0

0 0 TOWER 90 2 2

0.95

50,519 0.835 BUILDING 4 42,184

0

0

3,612

4,504

75

0

44

218,958 533,586

0

158 344

0 0

79

3

264

0 0 2 TOWER

0

0 224

327

0

16 5 2 TOWER

75 98

0

0

BUILDING 4 Residential -TOWER 2 BUILDING 4 TOWER 2 BUILDING Low 4Rise TOWER 2

lot b

lot b

33 10 2 TOWER

0

0 0

257,456 628,523

COMMERCIAL

0

1,204 0.95 1,144 BUILDING 4 74,073 88,710 0.835

BUILDING 4 3,616 4,018 0.9

lot a

lot a

NFA Podium sqft COMMERCIAL 145 m² 1579 ft²

7,688

6,919

0

COMMERCIAL 165 m² 1773 ft²

95 263

8 33

0

336 738

0.9

4,053

0

0

0

0

0

0.95

29,450

0

0

0

0

0

6,618

0.95

6,287

0

0

0

0

0

135,040

0.835

159,443

0.835

112,758

68

14

193

82

2

204

0

0

169

124

16

397

0

0

0

0

0

0.9

0

100

42

20

88

9,994

BUILDING 4 3,296 3,469 0.95 11,104

69

133,135

290,365

5,202 0.9 BUILDING 4 4,682

0 0 2 TOWER

TOWER 2 0 0

0

BUILDING 4 TOWER 2 Residential - Tower BUILDING 4 TOWER 2

0

0

0.835

33,919

20

21

13

4

58

5 - Southeast Phase

RESIDENTIAL - LOW RISE BUILDING 6 RESIDENTIAL - TOWER

40,622

lot b

175,867

0.85

149,487

46

120

72

2

240

lot b

5 - Southeast Phase

BUILDING 6

8,704

0.9

7,833

0

0

0

0

0

204,529 494,894

66 154

141 310 655

85 209

6 22

298 695

SERVICE

239,766 581,572 1,210,094

BUILDING 41,028,479 252

TOTALS:

1285 West Pender Street - Suite 100 Vancouver BC V6E 4B1 Canada tel 604 683 8797 www.arcadis.com

TOWER 472 55 2 1433

BUILDING 4

TOWER 2

BUILDING 4

TOWER 2

807 LEVEL 02 0 0 LEVEL 03 1,109 0 LEVEL 04 0 0 LEVEL 05 2,411 3,520 0 LEVEL 06 0 775 LEVEL 07 2,842 0 LEVEL 08 3,617 7,944 LEVEL 09 0 LEVEL 10 0 0 LEVEL 11 2,077 2,196 0 LEVEL 12 4,273 0 LEVEL 13 0 624 LEVEL 14 2,583 0 LEVEL 15 3,208 7,481 LEVEL 16 15,425 LEVEL 17 LEVEL 18

Commercial 1219 56 Street; 5499 12 Avenue;

1,144

0

0

6,771

5,653

8

10

2,246

2,022

0

Northwest Phase 17,909 15,738

0

16,388

13,684

20

25

16,388

13,684

20

25

RESIDENTIAL - LOW RISE

16,388

13,684

20

25

RESIDENTIAL - LOW RISE

16,388

13,684

20

25

16,388

13,684

20

25

81,939 99,848

68,419 84,157

102 111

123 160

0

14

0

0

6,589

6,058

0

14

RESIDENTIAL - TOWER

7,593

6,340

9

11

RESIDENTIAL - TOWER

7,593

6,340

9

11

7,593

6,340

9

11

6,340

9

11

6,340

9

11

FAR - TOTAL 3.4 RESIDENTIAL - TOWER <varies> FAR - Northeast Phase 1.6 <varies>

Phase A3

6,340

9

11

7,593

6,340

9

11

7,593

6,340

9

11

7,593

6,340

9

11

RESIDENTIAL - TOWER

7,593

6,340

9

11

FAR - Southwest Phase RESIDENTIAL - TOWER 4.2 <varies> RESIDENTIAL - TOWER

7,593

6,340

9

11

7,593

6,340

9

11

- TOWER FAR - RESIDENTIAL Southeast Phase 2.8 RESIDENTIAL - TOWER <varies>

7,593

6,340

9

7,593

6,340

9

RESIDENTIAL - TOWER

7,593

6,340

9

RESIDENTIAL - TOWER

7,593

6,340

9

11 RESIDENTIAL LOW11 RISE 1315 m² 11 ft² 14142 11

RESIDENTIAL - TOWER

7,593

6,340

9

11

129,073 135,661 235,509

107,776 113,834 197,991

161 161 271

193 207 368

EFFICIENCY

NFA sqft

148,250 10,500

1236 55 Street; Unaddressed 55 Street Lot

Residential

Library

Commercial

Mobility Hub

Grocery Store

Parking

BUILDING

USE

GFA sqft

STUDIO

North Centre Phase

Phase B1

1 BED

2 BED

3 BED

RESIDENTIAL LOBBY 95 m² 0 1037 ft² 0

Minimum Tower Distance

Access to Underground Parking

Phasing Line

Lot A / Lot B Division

TOTAL UNIT PARKING COUNT RATIO

RESIDENTIAL PARKING

COMMERCIAL PARKING

lot b

Phase B2

BUILDING 6

COMMERCIAL

11,104

0.9

9,994

0

0

0

4

0

40

Phase B2

BUILDING 6

RESIDENTIAL - LOBBY

3,469

0.95

3,296

0

0

0

0

0

0

0

0

lot b

Phase B2

BUILDING 6

RESIDENTIAL - LOW RISE

45,004

0.835

37,578

14

10

13

12

49

1.2

59

0

B2 BUILDING 6 UNITPhase TYPE

RESIDENTIAL - TOWER

TOTAL

198,239

0.835

165,530

26

127

SERVICE

8,704

0.9

7,833

0

0

0

224,231

40

137

Building3111 Podium0

lot b

Phase B2

BUILDING 6

266,520

Studio 1-Bedroom 1285 West Pender Street - Suite 700 Vancouver BC V6E 4B1 Canada tel 604 683 8797 www.arcadis.com

2-Bedroom

22

Residential

16

Total Units

~ 327

2

259

1.2

0

0

0

14

308

LIBRARY 280 m² 3028 ft² Library

Commercial

LIBRARY 185 m² 1974 ft²

Mobility Hub

370

RESIDENTIAL LOBBY 2570 ft²

COMMERCIA L 2097 ft²

Grocery Store

Parking

0

SERVICE 2246 ft²

RESIDENTIAL LOW RISE 355 m² 3800 ft²

40

Minimum Tower Distance

Access to Underground Parking

Existing Thrifty's Store

Phasing Line

Lot A / Lot B Division

Service

LEGEND LOT BOUNDARY RESIDENTIAL COMMERCIAL SERVICE

PHASE A1

RESID ENTI LOW R AL IS 2971 ft² E COMM ERCIA 3813 ft² L

Building 3 Upper Levels RESIDENTIAL LOW RISE 1520 m² 16388 ft²

Building 3 Podium

Property Boundary

Figure 26 North Centre Phase Axonometric Diagram

OC TOBER 3, 2024

RESID EN LOW R TIAL IS 3800 ft² E COM MER 3875 CIAL ft²

COMMERCIAL 180 m² 1921 ft²

154

3-Bedroom

117

RESIDENTIAL TOWER 705 m² 7593 ft²

Building 3 Podium

LIBRARY 865 m² 9327 ft²

LIBRARY Century Group 255 m² Tsawwassen TTMP2721 ft²

135

104

COMMERCIAL 570 0 m² 6144 ft²

Building 3 Podium

008

lot b lot b

Building 4 Podium

COMMERCIAL 1921 ft²

Southeast Phase

Key Plan FAR - PHASE A2 3.0 <varies>

Service

LOT A LOT B

LOT B

Phase B2

Southwest Phase

Property Boundary

Building 4 Tower 1

Phase A1 Northeast Phase

Building 1 Upper Levels

2,000

PHASE

RESIDENTIAL TOWER 7593 ft²

LOT A

AREA BREAKDOWN & UNIT MIX - Phase A2 Total ~ 236,000 sq.ft.

LOT

Phase A2

Northwest Phase

7,593

75,250

Southeast Phase

RESIDENTIAL LOW RISE 16388 ft²

RESIDENTIAL - TOWER RESIDENTIAL - TOWER

Building 4 Tower 1

Building 3 Upper Levels

FAR - North Centre Phase 3.6 RESIDENTIAL - TOWER <varies> FAR - Northwest Phase 4.3 RESIDENTIAL - TOWER <varies>

Building 6 Podium

COMMERCIAL 310 m² 3316 ft²

38Southwest Phase

RESIDENTIAL - LOW RISE

RESIDENTIAL - LOW RISE

COMMERCIAL 725 m² 7788 ft²

COMMERCIAL 210 m² 2244 ft²

Based on average residential unit figure of 670 sqft

8

RESIDENTIAL - LOW RISE

Building 6 Upper Levels

RESIDENTIAL LOBBY 290 m² 3123 ft²

RESIDENTIAL LOBBY 360 m² 3899 ft²

Building 2 Podiun

28

1,204

SERVICE

GROCERY 2880 m² 31000 ft²

PARKING REQUIRED

RESIDENTIAL - LOBBY

TOTALS:

Service

RESIDENTIAL LOBBY 255 m² 2719 ft²

RESIDENTIAL - LOW RISE

COMMERCIAL 200 m² 2156 ft²

APPROXIMATE NET AREA 7,593 RESIDENTIAL - TOWER RESIDENTIAL - TOWER 7,593 (sq.ft.)

72

31,000

341,806

lot b

UNITS EST.

Building 5

GFA sqft

*RESIDENTIAL AMENITY sqft

USE

1 - Northeast Phase

lot a

RESIDENTIAL LOW RISE 685 m² 7351 ft²

The proposed land use areas, parking stallsCOMMERCIAL provided, and unit mix and 4,018 3,616 BUILDING 4 PODIUM LEVEL 01 RESIDENTIAL LOBBY 2,570 2,442 BUILDING 4 PODIUM LEVEL 01 number for this parcel are as follows:

BUILDING

lot a

lot a

RESIDENTIAL LOBBY 115 m² 1263 ft²

RESIDENTIAL LOW RISE 720 m² 7764 ft²

COMMERCIAL

North Centre Phase

BUILDING 3

RESIDENTIAL LOW RISE 595 m² 6386 ft²

COMMERCIAL 210 m² 2260 ft²

North Centre Phase PHASE

RESIDENTIAL LOW RISE 2795 m² 30084 ft²

RESIDENTIAL LOW RISE 795 m² 8551 ft²

AREA BREAKDOWN - PHASE A2

RESIDENTIAL LOBBY 95 m² 1037 ft²

LOT

RESIDENTIAL TOWER 815 m² 8771 ft²

RESIDENTIAL TOWER 815 m² 8771 ft²

ARCADIS REF NO. 143370 – CITY OF DELTA - REZONING APPLICATION TSAWWASSEN TOWN CENTRE MASTER PLAN RESIDENTIAL LOW RISE 1520 m² 16388 ft²

LIBRARY 255 m² 2721 ft²

RESIDENTIAL TOWER 705 m² 7593 ft²

Building 2 Upper Levels

RESIDENTIAL TOWER 705 m² 7593 ft²

Building 1 Upper Levels

RESIDENTIAL LOW RISE 275 m² 2971 ft²

COMMERCIAL 360 m² 3875 ft² RESIDENTIAL LOBBY COMMERCIAL 240 m² 195 m² 2570 ft² 2097 ft²

A169.3

COMMERCIAL 355 m² 3813 ft²

Building 3 Podium

Building 4 Podium

PHASE A2 44

Tower 4 Building 4 Tower 1 Building 2 Upper Levels

RESIDENTIAL TOWER 705 m² 7593 ft²

Building 1 Upper Levels

RESIDENTIAL TOWER 705 m² 7593 ft²

RESIDENTIAL TOWER 815 m² 8771 ft²

RESIDENTIAL TOWER 815 m² 8771 ft²

G DIAGRAMS RESIDENTIAL LOW RISE 1315 m² 14142 ft²

ARCADIS REF NO. 143370 – CITY OF DELTA - REZONING APPLICATION TSAWWASSEN TOWN CENTRE MASTER PLAN Building 5 Upper Levels

Building 3 Upper Levels

RESIDENTIAL LOW RISE 1520 m² 16388 ft²

RESIDENTIAL LOBBY 95 m² 1037 ft²

Building 3 Podium

Building 1 Podium

COMMERCIAL 570 m² 6144 ft²

RESIDENTIAL LOW RISE 355 m² 3800 ft²

LIBRARY 865 m² 9327 ft²

COMMERCIAL 360 m² 3875 ft² RESIDENTIAL LOBBY COMMERCIAL 240 m² 195 m² 2570 ft² 2097 ft²

COMMERCIAL 180 m² 1921 ft²

LIBRARY 280 m² 3028 ft²

LIBRARY 255 m² 2721 ft²

RESIDENTIAL LOW RISE 595 m² 6386 ft²

COMMERCIAL 210 m² 2260 ft²

Building 5 Tower 2

RESIDENTIAL LOW RISE 275 m² 2971 ft²

RESIDENTIAL LOBBY 115 m² 1263 ft²

RESIDENTIAL LOW RISE 685 m² 7351 ft²

LIBRARY 185 m² 1974 ft²

Building 3 Podium

Building 4 Podium

GROCERY 2880 m² 31000 ft²

RESIDENTIAL LOBBY 255 m² 2719 ft²

Building 5 Podium

COMMERCIAL 355 m² 3813 ft²

RESIDENTIAL LOW RISE 720 m² 7764 ft²

Northeast Phase

RESIDENTIAL LOW RISE 2795 m² 30084 ft²

RESIDENTIAL LOW RISE 795 m² 8551 ft²

COMMERCIAL 145 m² 1579 ft²

COMMERCIAL 725 m² 7788 ft²

COMMERCIAL 210 m² 2244 ft²

Building 2 Podiun

Building 6 Podium

COMMERCIAL 165 m² 1773 ft²

COMMERCIAL 200 m² 2156 ft²

North Centre Phase

Building 6 Upper Levels RESIDENTIAL LOBBY 290 m² 3123 ft²

RESIDENTIAL LOBBY 360 m² 3899 ft²

Northwest Phase

COMMERCIAL 310 m² 3316 ft²

Southwest Phase

Southeast Phase

Northwest Phase CONCEPT AREA BREAKDOWN LOT

PHASE

The proposed land use areas, parking stalls provided, and unit mix and number for this parcel are as follows: TOTAL UNIT COUNT

*RESIDENTIAL AMENITY sqft

BUILDING

USE

GFA sqft

EFFICIENCY

NFA sqft

STUDIO

1 BED

2 BED

3 BED

lot a

1 - Northeast Phase

BUILDING 1

COMMERCIAL

6,144

0.9

5,530

0

0

0

0

0

lot a

1 - Northeast Phase

BUILDING 1

LIBRARY

17,050

1

17,050

0

0

0

0

0

lot a

1 - Northeast Phase

BUILDING 1

MOBILITY HUB

426

0.9

383

0

0

0

0

0

lot a

1 - Northeast Phase

BUILDING 1

RESIDENTIAL - LOBBY

1,785

0.95

1,696

0

0

0

0

0

0 0 0 0

1 - Northeast Phase

BUILDING 1

64,598

0.835

RESIDENTIAL - LOW RISE

53,939

0

32

33

10

75

807

78,598

0

32

33

10

75

lot a

2 - North Centre Phase BUILDING 3

COMMERCIAL

7,688

0.9

6,919

0

0

0

0

0

lot a

2 - North Centre Phase BUILDING 3

RESIDENTIAL - LOBBY

1,204

0.95

1,144

0

0

0

0

0

807 0 0

RESIDENTIAL - LOW RISE

88,710

0.835

lot a

2 - North Centre Phase BUILDING 3

90,003

74,073

0

44

45

13

103

1,109

lot a

2 - North Centre Phase BUILDING 3

SERVICE

2,246

0.9

2,022

0

0

0

0

0

lot a

2 - North Centre Phase BUILDING 4

COMMERCIAL

4,018

0.9

3,616

0

0

0

0

0

lot a

2 - North Centre Phase BUILDING 4

RESIDENTIAL - LOBBY

2,570

0.95

2,442

0

0

0

0

0

lot a

2 - North Centre Phase BUILDING 4 RESIDENTIAL - TOWER

174,628

0.835

145,814

22

110

90

2

224

236,029

22

154

135

16

327

0 0 0 2,411 3,520 0 0

lot a

281,064 lot a

3 - Northwest Phase

BUILDING 5

COMMERCIAL

lot a

3 - Northwest Phase

BUILDING 5

3 - Northwest Phase

BUILDING 5

5,508

0.9

USE 4,957

26

16

5

72

775

50

132

79

3

264

lot a

3 - Northwest Phase

BUILDING 5

4,844

0.9

4,360

0

0

0

0

0

218,958 533,586

75 98

158 344

95 263

8 33

336 738

2,842 0 3,617 7,944

4,053

0

0

0

0

0

Residential Low Rise

257,456 628,523 BUILDING 2

lot b

BUILDING 2

GROCERY

lot b

4 - Southwest Phase

BUILDING 2

RESIDENTIAL - LOBBY

4 - Southwest Phase

BUILDING 2

COMMERCIAL

6,618

0.95

6,287

0

0

0

0

0

135,040

0.835

112,758

68

69

42

14

193

2,077

159,443

0.835

133,135

20

100

82

2

204

0.9

31,000

0.95

29,450

0

0

4 - Southwest Phase

RESIDENTIAL - LOW RISE BUILDING 2 RESIDENTIAL - TOWER

lot b

4 - Southwest Phase

BUILDING 2

lot b

5 - Southeast Phase

BUILDING 6

COMMERCIAL

lot b

5 - Southeast Phase

BUILDING 6

RESIDENTIAL - LOBBY

3,469

0.95

3,296

0

0

5 - Southeast Phase

BUILDING 6

40,622

0.835

33,919

20

21

lot b

5 - Southeast Phase

RESIDENTIAL - LOW RISE

BUILDING 6 RESIDENTIAL - TOWER

175,867

0.85

149,487

46

120

lot b

5 - Southeast Phase

BUILDING 6

8,704

0.9

7,833

0

0

204,529 494,894 1,028,479

66 154 252

141 310 655

SERVICE

5,202

0.9

341,806

lot b

11,104

0.9

239,766 581,572 1,210,094

TOTALS:

1285 West Pender Street - Suite 100 Vancouver BC V6E 4B1 Canada tel 604 683 8797 www.arcadis.com

0

0

0

4,682

0

0

0

0

0

290,365

88

169

124

16

397

0

0

0

0

0

2,196 0 4,273 0 0

13

4

58

624

72

2

240

0

0

0

85 209 472

6 22 55

298 695 1433

2,583 0 3,208 7,481 15,425

9,994

0

0

Residential - Tower

SERVICE

0

0 0 0

4,504

lot b

lot b

0

0

25

164,027

4 - Southwest Phase

0

0

42,184

0.85

4 - Southwest Phase

0

0

0.95 0.835

192,973

lot b

0

0

3,612

RESIDENTIAL - LOW RISE BUILDING 5 RESIDENTIAL - TOWER

50,519

3 - Northwest Phase

SERVICE

3,432

0

RESIDENTIAL - LOBBY

lot a

lot a

0

Commercial 1219 56 Street; 5499 12 Avenue;

Building 4 Tower 1

FAR - TOTAL 3.4 <varies>

APPROXIMATE NET AREA (sq.ft.)

FAR - Northeast Phase 1.6 <varies>

FAR - North Centre Phase 3.6 <varies>

Northwest Phase

LOT B

RESIDENTIAL TOWER 815 m² 8771 ft²

45,600

FAR - Northwest Phase 4.3 <varies>

FAR - Southwest Phase 4.2 <varies>

Southwest Phase

4,950 Residential

4,350

Total

~ 218,900 sq.ft.

1-Bedroom 2-Bedroom

TOTAL

RESIDENTIAL LOW RISE 355 m² 3800 ft²

75

COMMERCIAL 180 m² 1921 ft²

Library

Commercial

Mobility Hub

Grocery Store

RESIDENTIAL LOW RISE 1520 m² 16388 ft²

Parking

Key Plan Property Boundary

Building 3 Upper Levels Minimum Tower Distance

Access to Underground Parking

Phasing Line

Lot A / Lot B Division

Service

95

Building 4 Podium

8

Total Units

~ 336

008

RESIDENTIAL LOW RISE 795 m² 8551 ft²

Building 5 Tower 2

RESIDENTIAL LOW RISE 275 m² 2971 ft²

RESIDENTIAL LOBBY 115 m² 1263 ft²

RESIDENTIA LOW RISE 685 m² 7351 ft²

COMMERCIAL 360 m² 3875 ft²

RESIDENTIAL LOBBY COMMERCIAL 240 m² 195 m² 2570 ft² 2097 ft²

Building 5 Podium

COMMERCIAL 355 m² 3813 ft²

158

3-Bedroom

RESIDENTIAL LOW RISE 720 m² 7764 ft²

LEGEND LOT BOUNDARY RESIDENTIAL COMMERCIAL SERVICE

PHASE A2

Building 3 Podium

Figure 27 Northwest Phase Axonometric Diagram

OC TOBER 3, 2024

Building 5 Upper Levels

164,000

Service

Studio

Southeast Phase

FAR - Southeast Phase 2.8 <varies>

1236 55 Street; Unaddressed 55 Street Lot

UNIT TYPE

Northeast Phase

LOT A

Building 3 Podium Building 1 Podium

North Centre Phase

RESIDENTIAL TOWER 705 m² 7593 ft²

RESIDENTIA LOBBY 255 m² 2719 ft²

COMMERCIAL 145 m² 1579 ft² COMMERCIAL 165 m² 1773 ft² COMMERCIAL 200 m² 2156 ft²

PHASE A3 45

Tower 4 Building 4 Tower 1 Building 2 Upper Levels

RESIDENTIAL TOWER 705 m² 7593 ft²

Building 1 Upper Levels

RESIDENTIAL TOWER 705 m² 7593 ft²

RESIDENTIAL TOWER 815 m² 8771 ft²

RESIDENTIAL TOWER 815 m² 8771 ft²

ARCADIS REF NO. 143370 – CITY OF DELTA - REZONING APPLICATION TSAWWASSEN TOWN CENTRE MASTER PLAN Building 5 Upper Levels

RESIDENTIAL LOW RISE 1315 m² 14142 ft²

Building 3 Upper Levels RESIDENTIAL LOW RISE 1520 m² 16388 ft²

S

RESIDENTIAL LOBBY 95 m² 1037 ft²

Building 3 Podium Building 1 Podium

COMMERCIAL 570 m² 6144 ft²

RESIDENTIAL LOW RISE 355 m² 3800 ft²

LIBRARY 865 m² 9327 ft²

COMMERCIAL 360 m² 3875 ft² RESIDENTIAL LOBBY COMMERCIAL 240 m² 195 m² 2570 ft² 2097 ft²

COMMERCIAL 180 m² 1921 ft² LIBRARY 280 m² 3028 ft²

LIBRARY 255 m² 2721 ft²

PHASE

BUILDING

1 - Northeast Phase

BUILDING 1

lot a

1 - Northeast Phase

BUILDING 1

lot a

1 - Northeast Phase

BUILDING 1

lot a

1 - Northeast Phase

BUILDING 1

1 - Northeast Phase

BUILDING 1

TOTAL UNIT COUNT

USE

GFA sqft

EFFICIENCY

NFA sqft

STUDIO

1 BED

2 BED

3 BED

COMMERCIAL

6,144

0.9

5,530

0

0

0

0

0

LIBRARY

17,050

1

17,050

0

0

0

0

0

COMMERCIAL 310 m² 3316 ft²

Northwest Phase

Southwest Phase

MOBILITY HUB

426

0.9

383

0

0

0

0

0

RESIDENTIAL - LOBBY

1,785

0.95

1,696

0

0

0

0

0

0 0 0 0

64,598

0.835

807

RESIDENTIAL - LOW RISE

53,939

0

32

33

10

75

78,598

0

32

33

10

75

COMMERCIAL

7,688

0.9

6,919

0

0

0

0

0

RESIDENTIAL - LOBBY

1,204

0.95

1,144

0

0

0

0

0

807 0 0

2 - North Centre Phase BUILDING 3

RESIDENTIAL - LOW RISE

88,710

0.835

74,073

0

44

45

13

103

1,109

0

0 0 0 2,411 3,520 0 0

90,003

lot a

2 - North Centre Phase BUILDING 3

lot a

2 - North Centre Phase BUILDING 4

COMMERCIAL

lot a

2 - North Centre Phase BUILDING 4

RESIDENTIAL - LOBBY

2,570

0.95

2,442

0

0

0

0

0

lot a

2 - North Centre Phase BUILDING 4 RESIDENTIAL - TOWER

174,628

0.835

145,814

22

110

90

2

224

236,029

22

154

135

16

327

SERVICE

2,246 4,018

0.9 0.9

281,064 lot a

3 - Northwest Phase

BUILDING 5

COMMERCIAL

lot a

3 - Northwest Phase

BUILDING 5

3 - Northwest Phase

BUILDING 5

5,508

0.9

2,022 3,616

0 0

USE

4,957

0

0

0

0

0

0

0

3,612

0.95

50,519

0.835

42,184

25

26

16

5

72

775

0.85

164,027

50

132

79

3

264

lot a

3 - Northwest Phase

BUILDING 5

2,842 0 3,617 7,944

lot b

4 - Southwest Phase

BUILDING 2

COMMERCIAL

4,504

lot b

4 - Southwest Phase

BUILDING 2

GROCERY

31,000

lot b

4 - Southwest Phase

BUILDING 2

RESIDENTIAL - LOBBY

6,618

4 - Southwest Phase

BUILDING 2

lot b

4 - Southwest Phase

RESIDENTIAL - LOW RISE BUILDING 2 RESIDENTIAL - TOWER

lot b

4 - Southwest Phase

BUILDING 2

SERVICE

lot b

5 - Southeast Phase

BUILDING 6

COMMERCIAL

lot b

5 - Southeast Phase

BUILDING 6

5 - Southeast Phase

BUILDING 6

lot b

5 - Southeast Phase

BUILDING 6 RESIDENTIAL - TOWER

lot b

5 - Southeast Phase

BUILDING 6

135,040 159,443 5,202

0

0

192,973

0.9

0

0

RESIDENTIAL - LOBBY

4,844

0

0

RESIDENTIAL - LOW RISE BUILDING 5 RESIDENTIAL - TOWER

257,456 628,523

0

0

3 - Northwest Phase

SERVICE

3,432

0

lot a

0

4,360

0

0

0

0

0

218,958 533,586

75 98

158 344

95 263

8 33

336 738

Residential Low Rise 0.9

4,053

0

0

0

0

0

0.95

29,450

0

0

0

0

0

0.95

6,287

0

0

0

0

0

0.835 0.835 0.9

112,758 133,135

68 20

69

100

42 82

14 2

193

2,077

0

2,196 0 4,273 0 0

58

624

240

2,583 0 3,208 7,481 15,425

0

0

0

0

0

88

169

124

16

397

0.9

9,994

0

0

0

0

0

RESIDENTIAL - LOBBY

3,469

0.95

3,296

0

0

0

0

RESIDENTIAL - LOW RISE

40,622

0.835

33,919

20

21

13

4

175,867

0.85

8,704

0.9

SERVICE

Residential - Tower 239,766 581,572 1,210,094

TOTALS:

85 West Pender Street - Suite 100 ancouver BC V6E 4B1 Canada 604 683 8797 ww.arcadis.com

149,487

46

120

72

2

7,833

0

0

0

0

0

204,529 494,894 1,028,479

66 154 252

141 310 655

85 209 472

6 22 55

298 695 1433

Commercial

FAR - TOTAL 3.4 <varies>

APPROXIMATE NET AREA (sq.ft.)

0 0 0

204

4,682

290,365

11,104

341,806

1219 56 Street; 5499 12 Avenue; 1236 55 Street; Unaddressed 55 Street Lot

LOT A LOT B

Building 2 Upper Levels

115,900

FAR - Northwest Phase 4.3 <varies>

FAR - Southwest Phase 4.2 <varies>

Southwest Phase

RESIDENTIAL TOWER 815 m² 8771 ft²

136,300

FAR - Southeast Phase 2.8 <varies>

4,050

Service

4,700

UNIT TYPE

Northeast Phase

FAR - North Centre Phase 3.6 <varies>

29,450

Total

North Centre Phase

FAR - Northeast Phase 1.6 <varies>

Grocery

Building 3 Upper Levels

Northwest Phase

Building 5

Residential

Library

Commercial

Studio

88

1-Bedroom

169

2-Bedroom

124

3-Bedroom Building 3 Podium

16

Total Units

~ 397

Grocery Store

Parking

Minimum Tower Distance

Access to Underground Parking

Phasing Line

Lot A / Lot B Division

008

Service

RESIDENTIAL LOW RISE 2795 m² 30084 ft²

RESIDENTIAL LOW RISE 795 m² 8551 ft²

~ 290,400 sq.ft.

TOTAL

Mobility Hub

RESIDENTIAL TOWER 705 m² 7593 ft²

Southeast Phase

Key Plan Upper Levels

Property Boundary

COMMERCIAL 210 m² 2260 ft²

Building 5 Tower 2

RESIDENTIAL LOBBY 115 m² 1263 ft²

MERCIAL 5 m² 13 ft²

2

Southeast Phase

*RESIDENTIAL AMENITY sqft

2 - North Centre Phase BUILDING 3

NTIAL RISE 5 m² 1 ft²

Building 6 Podium

COMMERCIAL 165 m² 1773 ft²

The proposed land use areas, parking stalls provided, and unit mix and number for this parcel are as follows:

2 - North Centre Phase BUILDING 3

lot b

Building 2 Podiun

COMMERCIAL 145 m² 1579 ft²

COMMERCIAL 200 m² 2156 ft²

North Centre Phase

lot a

lot b

COMMERCIAL 725 m² 7788 ft²

COMMERCIAL 210 m² 2244 ft²

GROCERY 2880 m² 31000 ft²

Building 6 Upper Levels RESIDENTIAL LOBBY 290 m² 3123 ft²

RESIDENTIAL LOBBY 360 m² 3899 ft²

RESIDENTIAL LOBBY 255 m² 2719 ft²

Building 5 Podium

Building 3 Podium

lot a

lot a

RESIDENTIAL LOW RISE 685 m² 7351 ft²

Southwest Phase

lot a

lot a

RESIDENTIAL LOBBY 115 m² 1263 ft²

COMMERCIAL 355 m² 3813 ft²

Building 4 Podium

CONCEPT AREA BREAKDOWN

lot a

Building 5 Tower 2

RESIDENTIAL LOW RISE 275 m² 2971 ft²

LIBRARY 185 m² 1974 ft²

LOT

RESIDENTIAL LOW RISE 595 m² 6386 ft²

COMMERCIAL 210 m² 2260 ft²

RESIDENTIAL LOW RISE 720 m² 7764 ft²

Northeast Phase

RESIDENTIAL LOW RISE 2795 m² 30084 ft²

RESIDENTIAL LOW RISE 795 m² 8551 ft²

RESIDENTIAL LOW RISE 720 m² 7764 ft²

LEGEND LOT BOUNDARY COMMERCIAL 145 m² RESIDENTIAL 1579 ft² GROCERY COMMERCIAL 165 m² COMMERCIAL 1773 ft² COMMERCIAL PARKING 200 m² SERVICE 2156 ft²

RESIDENTIAL LOW RISE 685 m² 7351 ft²

Building 5 Podium

RESIDENTIAL LOBBY 255 m² 2719 ft²

RESIDENTIAL LOBBY 360 m² 3899 ft² GROCERY 2880 m² 31000 ft²

COMMERCIAL 210 m² 2244 ft²

Building 2 Podiun

Figure 28 SW Phase

OC TOBER 3, 2024

PHASE A3

PHASE B1

46

Tower 4 Building 4 Tower 1

RESIDENTIAL LOW RISE 1315 m² 14142 ft²

Building 2 Upper Levels

RESIDENTIAL TOWER 705 m² 7593 ft²

Building 1 Upper Levels

RESIDENTIAL TOWER 705 m² 7593 ft²

RESIDENTIAL TOWER 815 m² 8771 ft²

RESIDENTIAL TOWER 815 m² 8771 ft²

ARCADIS REF NO. 143370 – CITY OF DELTA - REZONING APPLICATION TSAWWASSEN TOWN CENTRE MASTER PLAN Building 5 Upper Levels

Building 3 Upper Levels RESIDENTIAL LOW RISE 1520 m² 16388 ft²

RESIDENTIAL LOBBY 95 m² 1037 ft²

Building 3 Podium Building 1 Podium

COMMERCIAL 570 m² 6144 ft²

RESIDENTIAL LOW RISE 355 m² 3800 ft²

LIBRARY 865 m² 9327 ft²

COMMERCIAL 360 m² 3875 ft² RESIDENTIAL LOBBY COMMERCIAL 240 m² 195 m² 2570 ft² 2097 ft²

COMMERCIAL 180 m² 1921 ft² LIBRARY 280 m² 3028 ft²

LIBRARY 255 m² 2721 ft²

RESIDENTIAL LOW RISE 595 m² 6386 ft²

COMMERCIAL 210 m² 2260 ft²

Building 5 Tower 2

RESIDENTIAL LOW RISE 275 m² 2971 ft²

RESIDENTIAL LOBBY 115 m² 1263 ft²

RESIDENTIAL LOW RISE 685 m² 7351 ft²

LIBRARY 185 m² 1974 ft²

Building 2 Podiun

COMMERCIAL 145 m² 1579 ft²

Building 6 Podium

COMMERCIAL 165 m² 1773 ft²

Building 3 Podium

Building 4 Podium

COMMERCIAL 725 m² 7788 ft²

COMMERCIAL 210 m² 2244 ft²

GROCERY 2880 m² 31000 ft²

COMMERCIAL 200 m² 2156 ft²

North Centre Phase

Building 6 Upper Levels RESIDENTIAL LOBBY 290 m² 3123 ft²

RESIDENTIAL LOBBY 360 m² 3899 ft²

RESIDENTIAL LOBBY 255 m² 2719 ft²

Building 5 Podium

COMMERCIAL 355 m² 3813 ft² RESIDENTIAL LOW RISE 720 m² 7764 ft²

Northeast Phase

RESIDENTIAL LOW RISE 2795 m² 30084 ft²

RESIDENTIAL LOW RISE 795 m² 8551 ft²

COMMERCIAL 310 m² 3316 ft²

Northwest Phase

Southwest Phase

Southeast Phase

Southeast Phase CONCEPT AREA BREAKDOWN

USE

GFA sqft

EFFICIENCY

NFA sqft

STUDIO

1 BED

2 BED

3 BED

TOTAL UNIT COUNT

1 - Northeast Phase

BUILDING 1

COMMERCIAL

6,144

0.9

5,530

0

0

0

0

0

lot a

1 - Northeast Phase

BUILDING 1

LIBRARY

17,050

1

17,050

0

lot a

1 - Northeast Phase

BUILDING 1

MOBILITY HUB

lot a

1 - Northeast Phase

BUILDING 1

RESIDENTIAL - LOBBY

1,785

0.95

1,696

0

0

0

0

0

0 0 0 0

1 - Northeast Phase

BUILDING 1

RESIDENTIAL - LOW RISE

64,598

0.835

53,939

0

32

33

10

75

807

78,598

0

32

33

10

75

lot a

PHASE

426

0.9

90,003

383

0

0

0

0

0

0

0

0

0

*RESIDENTIAL AMENITY sqft

lot a

2 - North Centre Phase BUILDING 3

COMMERCIAL

lot a

2 - North Centre Phase BUILDING 3

RESIDENTIAL - LOBBY

1,204

0.95

1,144

0

0

0

0

0

807 0 0

2 - North Centre Phase BUILDING 3

RESIDENTIAL - LOW RISE

88,710

0.835

74,073

0

44

45

13

103

1,109

SERVICE

2,246

0.9

2,022

0

0

0

0

0

0 0 0 2,411 3,520 0 0

lot a

7,688

0.9

6,919

0

0

0

0

0

lot a

2 - North Centre Phase BUILDING 3

lot a

2 - North Centre Phase BUILDING 4

COMMERCIAL

4,018

0.9

3,616

0

0

0

0

0

lot a

2 - North Centre Phase BUILDING 4

RESIDENTIAL - LOBBY

2,570

0.95

2,442

0

0

0

0

0

lot a

2 - North Centre Phase BUILDING 4 RESIDENTIAL - TOWER

174,628

0.835

145,814

22

110

90

2

224

236,029

22

154

135

16

327

281,064 lot a

3 - Northwest Phase

BUILDING 5

COMMERCIAL

lot a

3 - Northwest Phase

BUILDING 5

3 - Northwest Phase

BUILDING 5

5,508

USE

0.9

4,957

0

25

26

16

5

72

775

164,027

50

132

79

3

264

lot a

3 - Northwest Phase

BUILDING 5

SERVICE

4,844

0.9

4,360

0

0

0

0

0

336 738

2,842 0 3,617 7,944

COMMERCIAL

Residential Low Rise 257,456 628,523

BUILDING 2

lot b

BUILDING 2

GROCERY

lot b

4 - Southwest Phase

BUILDING 2

RESIDENTIAL - LOBBY

4 - Southwest Phase

BUILDING 2

RESIDENTIAL - LOW RISE

lot b

0

218,958 533,586

75 98

158 344

95 263

8 33

4,053

0

0

0

0

0

31,000

0.95

29,450

0

0

0

0

0

6,618

0.95

6,287

0

0

0

0

0

0 0 0

135,040

0.835

112,758

68

69

42

14

193

2,077

159,443

0.835

133,135

20

100

82

2

204

4 - Southwest Phase

BUILDING 2 RESIDENTIAL - TOWER

lot b

4 - Southwest Phase

BUILDING 2

lot b

5 - Southeast Phase

BUILDING 6

COMMERCIAL

lot b

5 - Southeast Phase

BUILDING 6

RESIDENTIAL - LOBBY

3,469

0.95

3,296

0

0

0

5 - Southeast Phase

BUILDING 6

40,622

0.835

33,919

20

21

13

lot b

5 - Southeast Phase

RESIDENTIAL - LOW RISE

BUILDING 6 RESIDENTIAL - TOWER

175,867

0.85

lot b

5 - Southeast Phase

BUILDING 6

8,704

0.9

4,682

0

0

0

0

0

290,365

88

169

124

16

397

0

0

0

0

Residential - Tower

0

2,196 0 4,273 0 0

4

58

624

240

2,583 0 3,208 7,481 15,425

SERVICE

5,202

0.9

341,806

SERVICE

11,104

239,766 581,572 1,210,094

TOTALS:

0.9

9,994

149,487

0

46

0

120

MMERCIAL 145 m² 1579 ft²

2

0

0

0

0

0

66 154 252

141 310 655

85 209 472

6 22 55

298 695 1433

Total

UNIT TYPE Studio

RESIDENTIAL TOWER 705 m² 7593 ft²

Building 2 Upper Levels

FAR - TOTAL 3.4 <varies>

APPROXIMATE NET AREA (sq.ft.)

Northwest Phase

North Centre Phase

FAR - Northeast Phase 1.6 <varies>

Northeast Phase

RESIDENTIAL TOWER 815 m² 8771 ft²

LOT A LOT B

FAR - North Centre Phase 3.6 <varies>

35,550

FAR - Northwest Phase 4.3 <varies>

FAR - Southwest Phase 4.2 <varies>

Southwest Phase

Southeast Phase

151,150

FAR - Southeast Phase 2.8 <varies>

1219 56 Street; 5499 12 Avenue; 1236 55 Street; Unaddressed 55 Street Lot

Service

Building 5 Podium

72

7,833

204,529 494,894 1,028,479

Commercial 1285 West Pender Street - Suite 100 Vancouver BC V6E 4B1 Canada tel 604 683 8797 www.arcadis.com

0

0.9

4,504

lot b

lot b

0

0

42,184

0.85

4 - Southwest Phase

0

0

0.95 0.835

192,973

4 - Southwest Phase

0

0

3,612

RESIDENTIAL - LOW RISE BUILDING 5 RESIDENTIAL - TOWER

50,519

3 - Northwest Phase

lot b

3,432

0

RESIDENTIAL - LOBBY

lot a

lot a

Building 6 Tower 4

The proposed land use areas, parking stalls provided, and unit mix and number for this parcel are as follows:

BUILDING

lot a

LOT

10,000

RESIDENTIAL LOW RISE 2795 m² 30084 ft²

Key Plan Property Boundary

Residential

Library

Commercial

Mobility Hub

Grocery Store

Parking

Minimum Tower Distance

Access to Underground Parking

Phasing Line

Lot A / Lot B Division

008

Service

7,850 ~ 204,550 sq.ft.

COMMERCIAL 210 m² 2260 ft²

RESIDENTIAL LOW RISE 685 m² 7351 ft²

66

COMMERCIAL 725 m² 7788 ft²

COMMERCIAL 210 m² 2244 ft²

GROCERY 2880 m² 31000 ft²

Building 6 Upper Levels RESIDENTIAL LOBBY 290 m² 3123 ft²

RESIDENTIAL LOBBY 360 m² 3899 ft²

TOTAL

RESIDENTIAL LOBBY 255 m² 2719 ft²

RESIDENTIAL LOW RISE 595 m² 6386 ft²

Building 2 Podiun

1-Bedroom

141

2-Bedroom

85

Building 6 Podium

AL

3-Bedroom

6

Total Units

~298

LEGEND LOT BOUNDARY RESIDENTIAL COMMERCIAL SERVICE

PHASE B1

Figure 29 Southeast Phase Axonometric Diagram

OC TOBER 3, 2024

COMMERCIAL 310 m² 3316 ft²

PHASE B2 47

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3.5 Site Sections Site Section 1-1

SITE SECTIONS

1

2

2

75.5 m 247' - 10"

73.5 m 241' - 3"

73.5 m 241' - 1"

66.4 m 217' - 10" 1

Key Plan

Minimum Tower Distance

Access to Underground Parking

Phasing Line

Lot A / Lot B Division

009 20.7 m 67' - 10"

12 AVE 2

SOUTHEAST PHASE

LIBRARY BOULEVARD

NORTH CENTRE PHASE

NORTH AVE

Section 1-1 1 : 500

Figure 30 Site Section 1-1 OC TOBER 3, 2024

19.0 m 62' - 3"

75.5 m 247' - 10"

73.5 m 241' - 1"

73.5 m 241' - 1"

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20.7 m 67' - 10"

Site Section 2-2

19.0 m 62' - 3"

1

SOUTHEAST PHASE

12 AVE

LIBRARY BOULEVARD

NORTH CENTRE PHASE

NORTH AVE

2 2 Section 1-1

2

1 : 500

75.5 m 247' - 10"

73.5 m 241' - 1"

73.5 m 241' - 1"

1

Key Plan

Minimum Tower Distance

Access to Underground Parking

Phasing Line

Lot A / Lot B Division

009

56 ST 1

23.7 m 77' - 8"

19.0 m 62' - 3"

NORTHEAST PHASE

NORTH CENTRE PHASE

HIGH STREET

NORTHWEST PHASE

WEST ST

Section 2-2 1 : 500

Figure 31 Site Section 2-2 OC TOBER 3, 2024

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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

Figure 32 Sustainability Precedent Images OC TOBER 3, 2024

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SITE PLAN (for diagrams)

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.

ENUE

NORTH AV

HIGH STREET

WEST STREET

LIBRARY BOULEVARD

56TH STREET

55TH STREET

Figure 33 Sketch of Proposed High Street Concept

LEGEND SITE BOUNDARY GROCERY RETAIL LIBRARY

12TH AVENUE

0m

Figure 34 Retail Concept Map OC TOBER 3, 2024 1285 West Pender Street - Suite 100

12m 1219 56 Street; 5499 12 Avenue;0m 1236 55 Street; Unaddressed 55 Street Lot

30m

60m 51

24m

36m

48m

60m

Property Boundary

Minimum Tower Distance

Access to Underground Parking

Phasing Line

Lot A / Lot B Division

ARCADIS REF NO. 143370 – CITY OF DELTA - REZONING APPLICATION TSAWWASSEN TOWN CENTRE MASTER PLAN

Retail Concept Precedent Images

OC TOBER 3, 2024

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04 Landscape Concept

OC TOBER 3, 2024

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4.1 Site Vision

OC TOBER 3, 2024

Scale

Flexibility

Invitation

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.

Connections

Edge Enclosure

Focus

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.

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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.

Figure 35 Landscape Site Plan OC TOBER 3, 2024

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4.2 Streetscape High Street North

HIGH STREET

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.

Key Plan OC TOBER 3, 2024

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High Street South

HIGH STREET

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.

Key Plan OC TOBER 3, 2024

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VENUE NORTH A

56TH STREET

HIGH STREET

WEST STREET

Library Boulevard

LIBRARY BOULEVARD

Key Plan

OC TOBER 3, 2024

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VENUE NORTH A

56TH STREET

HIGH STREET

WESTSTREET

Residential Streets

LIBRARY BOULEVARD

OC TOBER 3, 2024

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SITE PLAN (for diagrams)

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.

ENUE NORTH AV

HIGH STREET

WEST STREET

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.

LIBRARY BOULEVARD

56th STREET

55th STREET

LEGEND SITE BOUNDARY LIBRARY PLAZA

12th AVENUE

0m

Figure 36 Library Plaza Location OC TOBER 3, 2024 1285 West Pender Street - Suite 100

12m 1219 56 Street; 5499 12 Avenue;0m 1236 55 Street; Unaddressed 55 Street Lot

30m

60m 60

24m

36m

48m

60m

Property Boundary

Minimum Tower Distance

Access to Underground Parking

Phasing Line

Lot A / Lot B Division

ARCADIS REF NO. 143370 – CITY OF DELTA - REZONING APPLICATION TSAWWASSEN TOWN CENTRE MASTER PLAN

Plaza Precedents 180 ft 125 ft 250 ft 65 ft SPIRIT SQUARE COQUITLAM, BC 45,000 sq ft

FOOT OF LONSDALE PLAZA NORTH VANCOUVER, BC 8,125 sq ft

80 ft 145 ft

4f 16

t

140 ft 135 ft WESTBROOK VILLAGE PLAZA VANCOUVER, BC 11,200 sq ft

200 ft TSAWWASSEN TOWN CENTRE - LIBRARY PLAZA TSAWWASSEN, BC 25,000 sq ft

LYNN VALLEY PLAZA NORTH VANCOUVER, BC 22,140 sq ft

92 ft 197 ft 151 ft FAIRHAVEN VILLAGE GREEN BELLINGHAM, USA 14,240 sq ft

98 ft OLYMPIC VILLAGE SQUARE VANCOUVER, BC 19,300 sq ft

5.8 Plaza precedent images OC TOBER 3, 2024

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Library Restaurant & Retail Residential

Plaza Connections Elevator

Landform

Library Plaza is framed by buildings at three perimeters. Along the north Main Pedestrian Flow 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.

3-375 West Fifth Avenue 604 909 4150

ncouver, BC V5Y 1J6

hapacobo.com

CRU OUTDOOR PATIO

CRU

CRU

CRU

10

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.

OUTDOOR PATIO

RESIDENTIAL

LIBRARY PORCH LIBRARY

ACCESS TO P1

Library Restaurant & Retail Residential

5.9 Plaza Relationship with Surrounding Buildings

Elevator Landform Main Pedestrian Flow

403-375 West Fifth Avenue 604 909 4150 3, 2024 hapacobo.com Vancouver, BC V5Y 1J6 OC TOBER

10

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agrams) SITE PLAN (for diagrams) 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 out onto this street.

1. Outdoor Fitness Class

2. Sun Festival

3. Food Market

4. Car Free Day

Figure 37 Plaza Programming Precedents OC TOBER 3, 2024

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Figure 38 Precedent Images of Plaza OC TOBER 3, 2024

Figure 39 Aerial Rendering of Plaza 64

ARCADIS REF NO. 143370 – CITY OF DELTA - REZONING APPLICATION TSAWWASSEN TOWN CENTRE MASTER PLAN

Figure 40 View towards Library Boulevard from North side of Library Plaza OC TOBER 3, 2024

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Figure 41 View towards Library from North side of Library Plaza OC TOBER 3, 2024

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Figure 42 View towards Library from centre of Library Plaza OC TOBER 3, 2024

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Figure 43 View from Library, looking west OC TOBER 3, 2024

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Figure 44 View towards Centre of Library Plaza, looking southwest OC TOBER 3, 2024

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05 Public Benefits

OC TOBER 3, 2024

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5.1 A New Community Hub

Public Library Two storeys of at-grade public library are highly visible, accessible and devoted to public and community use.

The TTMP development proposes a new Community Hub located adjacent to 56th Street that will incorporate key public benefits.

The Community Hub incorporates a new, state-of-art Public Library for 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 56th Street and the Library Plaza.

The Community Hub will also provide a new Mobility Hub intended to encourage alternative transportation options to reduce car dependency.

Mobility Hub

To the west of the public library, a new Library Plaza will provide the outdoor living room for Tsawwassen, with key connections to 56th Street.

An outdoor terrace off the public library will create a vital indoor-outdoor connection between these two spaces.

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.

TH

56

ET

RE

ST

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.

Key Plan OC TOBER 3, 2024

Figure 45 Community Hub Program Diagram 71

ARCADIS REF NO. 143370 – CITY OF DELTA - REZONING APPLICATION TSAWWASSEN TOWN CENTRE MASTER PLAN

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 LEGEND SITE BOUNDARY EXISTING LIBRARY Figure 47 Existing Library Location OC TOBER 3, 2024

0m 700 ft

40m

80m

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ARCADIS ARCADIS CIT CIT YY OFOF DELTA DELTA – TSAW – TSAW WASSEN WASSEN TOWN TOWN CENTRE CENTRE ARCADIS REF NO. 143370 – CITY OF DELTA - REZONING APPLICATION TSAWWASSEN TOWN CENTRE MASTER PLAN

1.2 1.2 PLAN PLAN

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.

L1L1 Library Ground Floor

L2 L2 Library Second Floor

Figure 48 Library Floor Plans OC TOBER 3, 2024

MAY MAY 30, 30, 2024 2024

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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:

Current Roles

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 Learning Hub Library.

A place to study and look for guidance and support for lifelong learning.

The Gathering Place Library.

A place where groups of people can get together informally.

The Creative Library.

A place to work together on group projects with likeminded people.

The Digital Library.

A virtual place to access a wide range of electronic and virtual materials.

The Multicultural Library.

A place for special collections that reflect Delta’s multiculturalism.

Evolving Roles

The Activity Library.

A place to come together as a community through programs and events.

OC TOBER 3, 2024

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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 50 Mass Timber Precedent Images OC TOBER 3, 2024

Figure 49 Proposed Mass Timber Ground Plane 75

ARCADIS REF NO. 143370 – CITY OF DELTA - REZONING APPLICATION TSAWWASSEN TOWN CENTRE MASTER PLAN

SITE PLAN (for diagrams)

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.

HIGH STREET

WEST STREET

ENUE NORTH AV

LIBRARY BOULEVARD

56th STREET

55th STREET

Figure 51 Mobility Hub Precedent Images LEGEND SITE BOUNDARY MOBILIT Y HUB

12th AVENUE

0m

Figure 52 Mobility Hub Location OC TOBER 3, 2024 1285 West Pender Street - Suite 100

12m 1219 56 Street; 5499 12 Avenue;0m 1236 55 Street; Unaddressed 55 Street Lot

30m

60m 76

24m

36m

48m

60m

Property Boundary

Minimum Tower Distance

Access to Underground Parking

Phasing Line

Lot A / Lot B Division

ARCADIS CIT Y OF DELTA – TSAW WASSEN TOWN CENTRE ARCADIS REF NO. 143370 – CITY OF DELTA - REZONING APPLICATION TSAWWASSEN TOWN CENTRE MASTER PLAN

1.2 PLAN

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.

LIBRARY / COMMERCIAL PARKING

ELEV #2 2500 LBS

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.

ELEV #1 2500 LBS FF

LIBRARY MECH / GARBAGE / LOADING

CAR SHARE (10)

RESIDENTIAL MECH / GARBAGE / LOADING

MOBILITY BIKE HUB

LEVEL P1

L1 Mobility Hub Ground Floor

L2 Mobility Hub Parking Level

Figure 53 Mobility Hub Floor Plans OC TOBER 3, 2024

MAY 30, 2024

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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.

OC TOBER 3, 2024

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.

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SITE PLAN (for diagrams)

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.

ENUE NORTH AV

HIGH STREET

WEST STREET

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.

LIBRARY BOULEVARD

56th STREET

55th STREET

LEGEND SITE BOUNDARY LIBRARY PLAZA

12th AVENUE

0m

Figure 54 Library Plaza Location OC TOBER 3, 2024 1285 West Pender Street - Suite 100

12m 1219 56 Street; 5499 12 Avenue;0m 1236 55 Street; Unaddressed 55 Street Lot

30m

60m 79

24m

36m

48m

60m

Property Boundary

Minimum Tower Distance

Access to Underground Parking

Phasing Line

Lot A / Lot B Division

ARCADIS REF NO. 143370 – CITY OF DELTA - REZONING APPLICATION TSAWWASSEN TOWN CENTRE MASTER PLAN

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.

Gateway Identity Sculpture(s) Significant and memorable sculptures or installations that serve as reference to entry points into Tsawwassen Town Centre.

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.

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.

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.

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.

OC TOBER 3, 2024

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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.

Figure 55 Housing Construction Precedent Image OC TOBER 3, 2024

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06 Shadow Studies

OC TOBER 3, 2024

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6.1 Shadow Studies

SHADOW STUDY- SUMMER N

Summer Solstice

N

June 22 9:14 PM

June 22

5:14 AM

9:14 PM

W

E

5:14 AM

W

E

10:00 AM

12:00 PM

1

June 22 - 10 AM

2

June 22 - 12 PM

S N

S N

June 22 9:14 PM

June 22

5:14 AM

W

9:14 PM

E

5:14 AM

W

E

4:00 PM

2:00 PM

3

June 22 - 2 PM

Figure 56 Shadow Studies - July 21

4

S

OC TOBER 3, 2024

June 22 - 4 PM

S

83 1285 West Pender Street - Suite 100

1219 56 Street; 5499 12 Avenue; 1236 55 Street; Unaddressed 55 Street Lot

ARCADIS REF NO. 143370 – CITY OF DELTA - REZONING APPLICATION TSAWWASSEN TOWN CENTRE MASTER PLAN

SHADOW STUDY- EQUINOX N

N

Fall Equinox

7:01 AM

7:10 PM

W

September 21

E

W

7:10 PM

7:01 AM

September 21

7:01 AM

September 21

E

10:00 AM

12:00 PM

1

September 21 - 10 AM

2

September 21 - 12 PM

S N

S N

W

7:01 AM

7:10 PM

September 21

E

W

7:10 PM

E

4:00 PM

2:00 PM

3

September 21 - 2 PM

Figure 57 Shadow Studies - Sept 21

4

S

OC TOBER 3, 2024

September 21 - 4 PM

S

84 1285 West Pender Street - Suite 100

1219 56 Street; 5499 12 Avenue; 1236 55 Street; Unaddressed 55 Street Lot

ARCADIS REF NO. 143370 – CITY OF DELTA - REZONING APPLICATION TSAWWASSEN TOWN CENTRE MASTER PLAN

SHADOW STUDY- WINTER N

N

Winter Solstice

W

E

5:11 PM

W

9:10 AM 10:00 AM

E

5:11 PM

9:10 AM

December 22

December 22

12:00 PM

1

December 22 - 10 AM

2

December 22 - 12 PM

S N

S N

W

E

5:11 PM

W

9:10 AM

E

5:11 PM

December 22

3

December 22 - 2 PM

Figure 58 Shadow Studies - Dec 22

4

OC TOBER 3, 2024

December 22

4:00 PM

2:00 PM

S

9:10 AM

December 22 - 4 PM

S

85 1285 West Pender Street - Suite 100

1219 56 Street; 5499 12 Avenue; 1236 55 Street; Unaddressed 55 Street Lot

ARCADIS REF NO. 143370 – CITY OF DELTA - REZONING APPLICATION TSAWWASSEN TOWN CENTRE MASTER PLAN

07 Fire Access Plan

OC TOBER 3, 2024

86

ARCADIS REF NO. 143370 – CITY OF DELTA - REZONING APPLICATION TSAWWASSEN TOWN CENTRE MASTER PLAN

FIRE ACCESS PLAN 7.1 Fire Access

EXISTING PLAZA

14

.20 19 .2

5

0

55th STREET

HIGH STREET SOUTH

ELEVATOR

15.000

0

12

LIBRARY BOULEVARD

.5

.0

15.000

R R

56TH STREET

HIGH STREET NORTH

15.000

R

16

UE

15.000

R 7.50

15.000

WEST STREET 55TH STREET

R

15.000

.50

14

.50

R 14

.50

15.000

R

R 14

N H AVE

15.000

NORT

Shoppers Drug Mart

15.000

Tim Hortons LEGEND SITE BOUNDARY

0

4.5

R1

0

6.0

R1

R

13

.6

FIRE ACCESS PATH

7

12TH AVENUE

FIRE TRUCK STOP LOBBY 15M R ADIUS

Figure 59 Fire Access Diagram OC TOBER 3, 2024

0m

25m

50m 87

Contact Us Arcadis Cameron Bourne Suite 100 – 1285 West Pender Street Vancouver, BC V6E 4B1 T

604 683 8797

E

cameron.bourne@arcadis.com

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