Tsawwassen Springs Townhouse Development Proposal at 4800 and 5133 Springs Boulevard (LU007923)

Overview

This application involves a request to subdivide the property at 4800 Springs Boulevard into two lots, to permit construction of 60 townhouses on Lot 1, and a new hole for the Tsawwassen Springs Golf Course, a tennis court and a pickleball court on Remainder Lot A.  Remainder Lot A would be consolidated with the adjacent Tsawwassen Springs Golf Course.  A 448 m2 (4,822 ft2) portion of 5133 Springs Boulevard would be rezoned and consolidated with proposed Lot 1 and would form part of the townhouse development site.

Location Map

TsawwassenSpringsTownhouse-location-map

Renderings

Bird’s Eye View Facing SouthTsawwassenSprings-birdeye rendering

Typical Proposed 3-Storey Townhouse DesignTsawwassenSprings-3-st rendering

Typical Proposed 2-Storey Townhouse DesignTsawwassenSprings-2-st rendering

Updates

At the June 27, 2017 Regular Meeting following the Public Hearing, Council gave third reading to the project bylaws and authorized the submission of an application to the Provincial Agricultural Land Commission to have portions of the agricultural properties at 4800 and 5133 Springs Boulevard, removed from the Agricultural Land Reserve (ALR), and to have the remaining portion of 4800 Springs Boulevard be used as a non-farm use (i.e. a golf course).

At the June 12, 2017 Regular Meeting, Delta Council granted first and second readings to Official Community Plan Amendment (Regional Context Statement Amendment) Bylaw No. 7651, Official Community Plan Amendment (Land Use Designation Amendment) Bylaw No. 7652, Zoning Amendment Bylaw No. 7653,  and Road Closure Bylaw No. 7655.  Council also granted first, second and third reading to Sanitary Sewer Area Extension Bylaw No. 7654.

In addition, Council received Development Variance Permit LU007923, Development Permit LU007923, the request to amend the Metro Vancouver Regional Growth Strategy land use designation for portions of the properties at 4800 and 5133 Springs Boulevard and the Provincial Agricultural Land Commission applications a) to exclude a 1.76 ha (4.35 ac) portion of the property at 4800 Springs Boulevard and b) for Non-Farm Use, for a 1.05 ha portion of the property that is proposed for the golf course.  Council also resolved to:

  • Forward Sanitary Sewer Area Extension Bylaw No. 7654 to Metro Vancouver for approval;
  • Instruct staff to carry out the transfer of a 0.236 ha portion of the 16 Avenue road alignment to Tsawwassen Golf & Country Club Ltd. following road closure and payment of $622,000; and
  • approve the dedication of the remnant 42.1 m2 portion of the 16 Avenue road alignment as Provincial Highway.

Council referred Bylaws No. 7651, 7652, 7653 and 7655, Development Variance Permit LU007923, Development Permit LU007923 and the requests for Agricultural Land Reserve exclusion and non-farm use to a Public Hearing.  Lastly, Council required that the applicant satisfy a suite of requirements as conditions of final consideration and adoption and permit issuance. 

View the staff report.

View the minutes of the June 12, 2017 Regular Meeting of Council

Application

Type: Official Community Plan Amendment (Regional Context Statement), Official Community Plan Amendment (Land Use Designation), Rezoning, Sewer Area Extension, Road Closure and Cancellation, Development Variance Permit, Development Permit, Agricultural Land Reserve Exclusion, Agricultural Land Reserve Non-Farm Use and Subdivision.

1. Official Community Plan Amendment (Regional Context Statement)

  • To amend the Regional Context Statement Map in Schedule A of “The Corporation of Delta Official Community Plan Bylaw No. 3950, 1985” by changing the regional land use designation of the portions of the properties at 4800 Springs Boulevard and 5133 Springs Boulevard from Agricultural to General Urban.  This application requires approval from Metro Vancouver.

2. Official Community Plan Amendment (Land Use Designation)

  • To amend “The Corporation of Delta Official Community Plan Bylaw No. 3950, 1985” as follows:
    • adding “townhouses” to the list of permitted uses in the Tsawwassen Golf and Country Club (TGCC) land use designation in Schedule A;
    • changing the Private Recreational Areas (CR) land use designation for 4800 Springs Boulevard to Tsawwassen Golf and Country Club (TGCC) in Schedule A;
    • changing the land use designation for 4800 Springs Boulevard from Major Parks and Recreational Areas (P) to Tsawwassen Golf and Country Club (TGCC) in Schedule D.1; and
    • adding the property at 4800 Springs Boulevard to the SD4 Tsawwassen Golf and Country Club Development Permit Area.

3. Zoning Bylaw Amendment

  • To amend “Delta Zoning Bylaw No. 2750, 1977”, as follows:
    • By rezoning:
      • a portion of the property at 4800 Springs Boulevard from C5 Private Recreational; and
      • a portion of the property at 5133 Springs Boulevard from Comprehensive Development Zone No. 360-1;
      to Comprehensive Development Zone No. 360-5, in order to permit construction of 60 two- and three-storey townhouses at a density of 34.9 units per hectare; and
    • By rezoning a portion of the property at 4800 Springs Boulevard from C5 Private Recreational to Comprehensive Development Zone No. 360-1, in order to permit a golf course addition, a utility pumping station and racquet sports courts.

4. Sewer Area Extension

  • To expand Delta’s Sewer Area to the proposed townhouse site, racquet courts, pumping stations, and a golf course maintenance area directly south of the subject site.
Proposed Sewer Area Map

5. Road Closure and Cancellation

  • To close and cancel the remnant portion of 16 Avenue abutting 4800 Springs Boulevard to allow the road to be included in the golf course as the westerly terminus of Springs Boulevard.  This road would be used to access the townhouse development and would accommodate pedestrian and cycling access through the site.

Proposed Road Closure Map

6. Development Variance Permit

  • To vary Section 901.4 of “Delta Zoning Bylaw No. 2750, 1977” to reduce the required parking provision for racquet sports and tennis courts from three parking spaces per court to one parking space per court.
  • To vary Part 7, Section 7.17(d) of Schedule A of “Delta Subdivision and Development Standards Bylaw No. 7162, 2015” for internal road width for a private road from 7 m to 6 m for the proposed townhouse site.

7. Development Permit

  • A development permit is required to address:
    • protection of the natural environment via the requirements and guidelines of the SPEA Streamside Protection and Enhancement Development Permit Area;
    • hazardous conditions via the requirements and guidelines of the SD2 English Bluff (Tsawwassen Escarpment) Development Permit Area; and
    • form and character of the proposed development via the design requirements and guidelines of the SD4 Tsawwassen Golf and Country Club Development Permit Area.

8. Agricultural Land Reserve Exclusion and Non-Farm Use

  • To exclude a 1.86 ha portion of the properties at 4800 Springs Boulevard and 5133 Springs Boulevard from the Agricultural Land Reserve.  The remaining 1.05 ha of 4800 Springs Boulevard is proposed to remain in the Agricultural Land Reserve and the owner has applied for a non-farm use approval for golf course and tennis and pickleball courts purposes.  These applications require approval from the Provincial Agricultural Land Commission.

Proposed ALR Exclusion Map

9. Regional Growth Strategy Amendment

  • To amend Metro Vancouver’s Regional Growth Strategy by changing the regional landuse designation of a 2.56 ha portion of the properties at 4800 Springs Boulevard and 5133 Springs Boulevard from Agricultural to General Urban.  This application requires approval from Metro Vancouver.

RGS Designation Map

10. Subdivision

  • To subdivide the property at 4800 Springs Boulevard into two lots:  Lot 1 and Remainder Lot A;
  • To subdivide a portion of 5133 Springs Boulevard and consolidate it with Lot 1; and
  • To consolidate Remainder Lot A with the property at 5133 Springs Boulevard.

Reports and Related Documents

  • 2016 Nov 9
    Agricultural Advisory Committee: AAC minutes
  • 2016 Nov 3
    Community Planning Advisory Committee: CPAC minutes

Contact Information

Planner:
Robin Pallett
t: 604-946-3355
f: 604-946-4148
e: rpallett@delta.ca

Applicant:
Ross Clouston, Talisman Homes
t: 604-657-8681
e: rclouston@telus.net

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