Site preparation work got underway this week for the huge shopping mall developments at the Tsawwassen First Nation.
The work is to be completed ahead of a major filling program that is to commence in early January. The TFN says it's taking all possible steps to minimize traffic disruptions, but limited lane closures may be in effect on Highway 17 during off-peak hours.
The TFN Economic Development Corporation is in partnership with Ivanhoe Cambridge and Property Development Group to develop almost 1.8 million square feet of shopping, entertainment and office space on 72 hectares (180 acres) just off Highway 17 at 52nd Street.
Ivanhoe Cambridge's project would comprise 1.2 million square feet as a destination retail and entertainment centre. Called Tsawwassen Mills, it would follow the model of the huge CrossIron Mills mall north of Calgary and Vaughan Mills north of Toronto.
Property Development Group is planning to develop an outdoor mall comprising 550,000 square feet called Tsawwassen Commons.
The TFN's other development plans include eventually building over 3,000 residential units as well as a large area for industrial purposes.
The shopping malls, scheduled to open in 2015, are anticipated to generate 3,800 additional afternoon weekday trips and 6,500 Saturday trips in the peak hour, according to a traffic assessment commissioned by the First Nation earlier this year. By 2031, the entire TFN development will generate 7,100 afternoon weekday trips and 9,000 Saturday trips in the peak hour.
A recent report to Delta council discussed by municipal politicians Monday notes that based on the comments the TFN received from both Delta and the Ministry of Transportation and Infrastructure, an expanded and updated traffic impact assessment was undertaken. That's resulted in recommendations of additional road upgrades to mitigate the impacts.
One change envisioned for the road network is routing traffic along Deltaport Way by using the newly constructed 41B Street overpass, instead of the previously proposed connection via 28th Avenue and 53rd Street.
The updated study also reconfirms that increased traffic will impact Highway 17 as well as the George Massey Tunnel, Deltaport Way and the South Fraser Perimeter Road. The result is increased travel times and congestion and, in particular, extended queues at the intersection of Highway 17 and 56th Street.
The report adds improvements should be completed in conjunction with the opening of the malls and those improvements should be funded by the TFN and/ or province without any contributions from Delta.
At council's meeting on Monday, Coun. Scott Hamilton predicted a "traffic Armageddon" would occur unless infrastructure improvements are promised, funded and delivered as the malls are built.
Council agreed to request a meeting with the Ministry of Transportation about the various road projects that are necessary.
In a letter to council, TFN Chief Bryce Williams stated he's looking forward to working with Delta to advance their "common interests," including a solution to the First Nation's sanitary sewer needs and tunnel replacement.
