A six-storey mixed-use development is coming to North Delta's Social Heart neighbourhood.
Last month, council unanimously gave third reading to a proposal that would see the existing 7-Eleven at 11199 84th Ave., across the street from the George Mackie Library, replaced with a building comprised of six commercial retail units at ground level and 84 apartments in the floors above — 54 one-bedroom, 28 two-bedroom and two three-bedroom units — and 147 parking spaces (66 for residents, 8 for visitors and 73 for commercial tenants) in two levels below ground.
The development will also have a combined 533 square metres (5,737 square feet) of outdoor amenity areas — a children's play area, outdoor seating lounge and open lawn in the common outdoor amenity area at ground level, plus more seating, lounge space and a community garden on the roof — and 149 square metres (1 ,604 square feet) of indoor amenity area.
Under Delta's new Official Community Plan, which was approved by council in July, the area around 84th Avenue and 112th Street is designated as one of three new urban centres, allowing residential and mixed-use developments up to six storeys with “limited opportunities for up to 24 storeys where a significant community contribution is provided.”
As the project aligns with the OCP, a public hearing was not allowed.
During council's consideration of third reading on Sept. 23, Coun. Dylan Kruger said he was excited to see the project come forward, calling it "the right amount of housing in the right location, with good connections to bus services and amenities."
"This is located in what we call the North Delta Social Heart ... but in my many discussions with neighbours and North Delta residents I think what's really missing in our Social Heart right now is a social heart, and in order to do that it's really important that we have more people living on top of the stores," Kruger said.
"This is probably the best opportunity that we have in North Delta to create a village, a village with a real sense of community, and to do that you need more than just stores and big blacktop parking lots, you need to have that village character and feeling, and that starts with having housing on top of the stores."
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In addition to its location relative to community assets and public transit, Kruger praised the project's rooftop space as a setting that "creates that great sense of outdoor space to bring family and friends together, with a little bit of a view as well."
Other councillors echoed Kruger's sentiments, adding favourable remarks about the proponent's traffic study, amenity contribution and willingness to incorporate feedback from council, city staff and members of the public into the project's final design, such as by orienting the rooftop outdoor space towards the south in order to lessen its impact on the privacy of neighbouring homes.
In accordance with the Delta's Parks, Recreation and Culture Amenity Contribution Policy, the developer, Hunterpark 84 Avenue Project Ltd., will pay the city a community amenity contribution of $84,000 ($1,000 per dwelling unit).
According to a staff report to council, the city expects tax revue from the 84 residential units and 1,145 square metres of commercial space will be around $117,000.
Nineteen of the 20 trees on the property will be removed to accommodate the new building, with the developer planting 17 replacement trees on site and providing the city with $25,200 cash-in-lieu to cover the remaining 24 required under Delta's Tree Protection and Regulation Bylaw.
The developer will also plant seven of the required 12 street trees alongside the property, plus provide the city with $2,600 cash-in-lieu.
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Mayor George Harvie, who voted in favour of the project, expressed concern about the cumulative impact this and other proposals in the area would have on municipal infrastructure, noting it's the first of three properties at or near 84th Avenue and 112th Street slated for redevelopment.
Harvie asked that staff report back on traffic impacts as well as existing sewer and water capacity before council considers other projects in the North Delta Social Heart.
"We can't just look at project by project for traffic; we have to look at what's happening in the Social Heart area itself in its entirety," Harvie said at the Sept. 23 council meeting. "With regards to water, this council needs to be assured that the water capacity will be enough for the fire department, and I'd like the fire department to say whether it would or not."
"I would really like to see that information before we move on other projects to ensure that we're doing the right thing and that our infrastructure is there."
Steven Lan, general manager of the city's engineering department, said he would provide a memo to council outlining the modelling already done as far as water and sewer capacity, as well as anticipated transportation demands in the area.