Community Perspectives
Overview
It is human nature that people are often uneasy about change, even when it moves in what most would consider a positive direction, such as supplying needed housing in an urban area. We acknowledge and respect that and commit ourselves to collaborating with the community to not only bring new benefits but to also minimize the impact of the changes.
As this housing project has evolved, we have received feedback from residents, City of Delta staff and Councillors. We have made and continue to make changes and wish to not only share these with the reader but to invite further constructive ideas to make these new homes the best they can be!
List of changes proposed:
Reduce number of units from 22 to 20– down to 33 units per hectare
Reduce height variance to 10.75m
Retain or relocate existing trees wherever possible
Tree replacement plan – 3 for 1 (versus the required 2 for 1)
Add an additional raised crosswalk across 16 Ave at 57 St.
Remove and relocate visitor parking stalls from the front landscape median
Increase the depth and height of the landscape buffer
Reduce the massing and building profile as noted in the drawings
Increase the view corridors by more than 50% - from 14’ to 22’
Shift rooftop balconies 3m to avoid visual
Reduce rooftop stairwell by 20%
Change rooftop stairwell location to reduce visibility from front
Reduce number of tandem garage units from 9 to 6
Traffic report has been submitted – reviewed by fire department – no concerns
Some units will be adaptable for elevator access
Concerns and feedback from the public have been summarized into the following categories. In each we report on the impact of the changes as well as the steps we have taken to mitigate the issues.
Community Impact
Location
- Artery/collector street suggests higher density
- Essentially part of an expanded town centre
Visual effect reduced by Click for Visual
- Deep setback to buildings of 12.75m, or 40’ (5m minimum required)
- Thick vegetive screening reduces visual impact
Value – new upscale housing is expected to enhance the value of surrounding properties
Form – why townhouses?
- Addresses housing stock needs of the ‘missing middle’
- Preferable to more land heavy single-family dwelling units
Alternate use
- Small percentage (1.3%) of golf lands preserves the remainder as perpetual green space
- Most suitable Golf Club location – after careful review
Disruption
- Temporary – construction period is limited
- Protection by bylaws for active construction periods
Services - Infrastructure
Developer will contribute financially
- As per Delta requirements
- Benefit to the community (link to full list of benefits)
Consistent with proposed 16 Ave road improvements
Fire accessibility – has been vetted by DFD
Engineering infrastructure
- Project will pay into and enhance ultimate systems
- Upgrades to street plus sanitary and storm sewer systems
Schools
- Close proximity and access
- Expected demographics indicate minimal impact on enrollment
Trees – green space
Policy is directed by arborist’s recommendations
Replacement program ensures net positive on tree canopy
Trees will be replaced, 3 for each one removed (only 2 for 1 is required)
Move keynote trees to street buffer
Potential danger from existing decrepit trees on new walk/cycle routes
Form and character
Contemporary – fits with many current new builds in Beach Grove
Siting - Set well back (40’ as opposed to the required 16.4’) from the street to minimize visual impact
Density – well below allowable RT40 standards
Quality – materials & application will be superior to others in existing area
Elevator accessibility optional
Traffic – Moving in the Community
Traffic study undertaken
Link to Metro roadways does not pass through main town area
Ease of commuting with transit
Good walkability
Cycle proximity to Tsawwassen and other routes in South Delta
Traffic calming – raised crosswalk
