Construction is now underway for another high-density housing project along the busy Scott Road corridor.
The rezoning for the Scott + 77 project will see a 291-unit condo development in the 7700-block of 119A Street, adjacent to Scott Road. The complex will comprise two, six-storey buildings.
Opposition and concerns were expressed during the application approval process about traffic congestion on 119A Street, queuing to get onto 75A Avenue and overflow parking from the development.
A traffic impact study concluded that all study area intersections and the road network would continue operating within acceptable capacity parameters and no new intersection improvements would be required.
Meanwhile, council recently gave preliminary approval for a large multi-unit residential development at the corner of 75A Avenue and Scott Road.
The development will see new market condos in a sprawling six-storey complex. Initially proposing 285 condos, the application had adjusted to have 309 units.
The city has noted that the property is located within 400 metres of the Scottsdale Transit Exchange. Under new provincial legislation, developments at a location near a transit exchange, and under a certain floor space ratio and height of eight storeys, cannot be denied based on density or height.
The proposal is also consistent with the designation of the Scott Road Corridor under the new Delta Official Community Plan (OCP), intended for mid-to high-rise residential and mixed-use buildings.
The project includes underground parking accessed from 119A Street.
As far as traffic impacts, a report to council notes a study reviewed intersections in close proximity to the development and concluded that the increase in traffic volume generated was not considered significant. All study area intersections and the road network would continue operating within acceptable capacity parameters.
Earlier this year, council approved a major redevelopment application for the Delta Shoppers Mall site just up the road, in the 8000-block of Scott Road. That development includes four buildings ranging from six-to-32 storeys in height with a total of 876 residential units, as well as 113,554-square-feet of office space, 70,637-square-feet of commercial space and 3,418-square-feet of childcare space.
The planning department notes vehicle access to the development would be from Scott Road. The owner is required, among other things, to upgrade the existing northeast access to a fully signalized intersection that would permit eastbound left turn movements.
Upcoming further developments along the corridor are also expected to generate more traffic.
Three years ago, the final report by Delta’s Mayor's Housing Task Force for Scott Road noted, “Traffic congestion is already of great concern in this area. To ensure livability along the Scott Road corridor, there is a need for investment to improve walking, biking, rolling, and transit infrastructure.”
City of Surrey looking at its side of Scott Road for development
The City of Surrey, meantime, is exploring the future of its side of the Scott Road corridor.
Surrey’s Imagine Scott Road report notes the study area features “an auto-centric transportation network” with 30,000-to-35,000 average vehicles per day travelling the corridor. Sidewalks along Scott Road are narrow in many places and there are no cycling facilities, limiting active transportation as a viable mode choice.
In addition to the high number of vehicle trips, Scott Road is the busiest bus corridor in the South of Fraser area, the report notes.
In 2022 the 319 Scott Road/Newton Exchange bus route was the busiest bus route in Surrey and the fourth busiest bus route in Metro Vancouver, with over 18,000 daily weekday passenger boardings.
Approximately 30 per cent of trips along Scott Road are by public transit, yet buses along Scott Road only comprise one-to-two per cent of all vehicle traffic.
The document also notes future secondary land use planning will provide clear growth management policies to respond to the new R6 RapidBus and provide appropriate transit-supportive densities within the corridor.
On another front, both Delta and Surrey are working together on a separate Vision Zero initiative for the Scott Road corridor, focusing on traffic safety for the stretch between 64th and 96th avenues.
ISL Engineering and Land Services Ltd. released a report two years ago, examining the corridor, noting both cities recognize the roadway is a high priority for safety improvements.
The section between 64th Avenue and 96th Avenues was identified as Delta’s “most significant killed and seriously injured” hot spot area, while it also includes five of Surrey’s top 50 Vision Zero intersections.
