Zone

C1 (Core Commercial)

Zoning bylaw

Delta Zoning Bylaw No. 7600, 2017

Homes allowed

Homes only as secondary residential accommodation: inside a building whose main use isn't residential, not in the front 10.5 m of its ground floor, and under half its floor area with the homes' common areas (ss. 14.10.2, 6.1.11); the zone sets no count of homes

Main uses

Shops, a garden shop, convenience store, pharmacy, wine store and liquor store, restaurants, coffee shops, a brew pub, liquor primary establishments, a hotel, offices, financial institutions, personal services, health care offices and a polyclinic, a veterinary clinic, animal daycare and grooming, assembly halls, clubs, cultural and education facilities, indoor recreation, a movie theatre, auction rooms, household goods repair and recycling depots, motor vehicle sales inside a building, and homes in the same building as these uses; accessory to them, outdoor display of goods for a shop, garden shop or convenience store, and car rental at a hotel (ss. 14.10.2, 14.10.3)

Smallest lot for a subdivision

300 m² (s. 14.10.6)

Lot coverage

None set in the zone, nor a floor space ratio (s. 14.10)

Height limit

11 m for every building, to the top or to mid-roof on a pitched roof (s. 14.10.5); Section 6.2.14 adds others

Setbacks

Main buildings: front 0 m, street side 0 m; sides and rear 0 m (3 m beside a lot zoned for homes or health care), and 4.5 m for storeys holding homes. Accessory buildings: front and street side 12 m, sides and rear 3 m (s. 14.10.4); Section 6.2 adds others

Heritage conservation area

The City of Delta's Arthur Drive Conservation Area, designated in 2016 (Delta Official Community Plan, 2016), per the Province's list

Fewest homes provincial law requires

Doesn't set a floor here as far as we can tell: the C1 zone (Core Commercial) isn't limited to houses and duplexes (from our summary of the bylaw), and the provincial floor applies only in zones that are.

Transit-oriented area (provincial minimum)

Not in one as we read it: the lot isn't within 800 m of a SkyTrain station or 400 m of a bus exchange or West Coast Express station the Province prescribes. Our measure from the regulation's station points (B.C. Reg. 263/2023), checked 2026-10-06.

Short-term rentals (provincial rule)

The Province's principal residence requirement applies in Delta (list in force from June 1, 2026): a short-term rental (under 90 days) is limited to the host's own home plus one secondary suite or garden suite on the same property. Land assessed as a farm (class 9) is exempt. Local bylaws, including the zone's own rules, can be stricter. Hosts anywhere in BC register each unit with the provincial registry.

The zone is for a wide range of commercial and service uses, with some homes, serving a larger community (s. 14.10.1).

A liquor store only within 200 m of 56 Street, 120 Street (Scott Road) or Ladner Trunk Road, in a hotel or a shopping centre, 1 km from any other liquor store, and at most 186 m² of sales floor (s. 14.10.7(a)).

A cannabis dispensary isn't allowed here; Delta allows one only in zones that list it, such as C1C (ss. 6.1.3, 14.12).

An apartment here is usually a strata lot: what an owner may do with it (renting it, changes) is in the strata's bylaws as well, so read them.

Short-term rental isn't a use this zone lists; ask the City of Delta before renting a home short term.

Our summary of Section 14.10 of Delta Zoning Bylaw No. 7600, 2017, consolidated to 2026-04-21, checked 2026-10-06. Site-specific exceptions listed in the bylaw by legal description can add or change uses for one property.

Zoning is only one layer: development permit areas, the official community plan, the ALR, building and septic permits and provincial housing rules can add limits or allow more. Confirm with the City of Delta's planning department before you buy or build.

In a heritage conservation area, the official community plan sets guidelines for how buildings and land may change, and subdividing, starting a building or an addition, or altering a building or the land needs a heritage alteration permit that follows them (Local Government Act ss. 614 and 615), unless the plan exempts that kind of work. The permit can shape form, materials and siting but can't change the use or density the zoning allows (s. 617), and the area can't be used to unreasonably restrict the homes the Province's small-scale housing rules require (s. 457.1). Our summary, checked 2026-10-07.

Ask the City of Delta what the area's guidelines would mean for what you plan to build, and whether a permit is needed for it.

The provincial floor is our summary of the small-scale multi-unit housing rules in the Local Government Act (ss. 481.3 and 481.4) and the Local Government Zoning Bylaw Regulation, checked 2026-10-04. Local governments had to bring their bylaws in line by June 30, 2024, and with the 2025 changes by June 30, 2026, so the zone's own rules usually allow at least these homes already; height, coverage, setbacks and parking still decide how they fit. Whether the lot is inside an urban containment boundary, on community water or sewer, or near a frequent bus stop isn't checked here: confirm with the local government before you buy or build.

December 21 (shortest day)

8 h of possible direct sun; 8 h on open ground

March 21 (about the same on September 21)

12 h; 12 h on open ground

June 21 (longest day)

16 h; 16 h on open ground

Noon sun on December 21

17° above level; the hills due south rise to 0°

Highest hills in the winter sun's path

0° above level to the south, 11 km away

Measured at

The middle of the lot, ground at about 2 m, from head height

Water the ground lets you see (16 km)

An unnamed river to the north, from about 850 m away, across about 10° of the horizon; an unnamed river to the west-northwest, from about 1.1 km away, across about 30° of the horizon; an unnamed river to the west, from about 1.3 km away; an unnamed river to the west-northwest, from about 1.7 km away, across about 10° of the horizon; an unnamed river to the northwest, from about 1.9 km away; and 3 more

Highest skyline

0° above level to the north-northeast, 15.7 km away

Computed by us from the terrain only: trees, buildings and cloud aren't counted, so the sun that reaches a window or a garden is often less. The hours are possible direct sun, counted from when the sun's centre clears the hills, at head height at the middle of the lot; another spot on a hillside lot can differ.

The horizon is read from Natural Resources Canada's 30 m elevation model in 72 directions, out to 16 km: on its 30 m grid within 1.5 km, beyond that on a 120 m version of it, where single peaks can read a little lower than they are. The curve of the earth is taken into account.

The sun's path is from the standard solar position formulas. Hours are counted in sun time; clock times shift with daylight saving and with how far the lot is from its time zone's centre.

Check it on site: visit on a clear day in December or January, look at where the trees and buildings to the south fall, and ask neighbours when the sun leaves and comes back.

What the ground allows you to see from head height at the middle of the lot, read by us on the same elevation model as the sun hours, out to 16 km: trees, buildings and the house's own spot and height aren't counted, so a view the ground allows can be hidden by the forest, and a second storey can see over a rise. Lakes and rivers are the Freshwater Atlas's; the sea is read where the elevation model sits at sea level.

Peak ground acceleration, 2% in 50 years (the code's design level)

0.52 g

Peak ground acceleration, 10% in 50 years

0.27 g

Short-period shaking Sa(0.2), the value the code uses for houses and other low buildings

1.20 g

The same value in city centres

Victoria 0.81 g, Vancouver 0.47 g, Kelowna 0.089 g, Prince George 0.064 g

Tsunami

Unclear: the lot is more than 2 km from the ocean shore on the Freshwater Atlas coastline, which stops at river mouths, but its middle is about 1 m above sea level on NRCan's 30 m elevation model, low ground by tidal water (our reading). Ask the local government whether its tsunami or flood mapping covers the lot

These are the 2020 National Building Code's reference values at the lot's centre, on firm ground (site class C). Soft soil, fill or a slope can make shaking stronger; the site class and the values a building is designed for come from the building official or a geotechnical engineer.

2% in 50 years means shaking at least this strong has about a 1-in-2,500 chance in any year; 10% in 50 years, about 1 in 475. g is the acceleration of gravity. The comparison with Vancouver and the other cities is ours.

Liquefaction and earthquake-triggered landslides aren't covered here; ask the local government whether it has mapped them.

The Province's advice near the coast: if you feel a strong earthquake, drop, cover and hold on, then as soon as the shaking stops go to high ground or as far inland as you can, by your community's evacuation route where it has one, and stay there until officials give the all clear. A tsunami from a nearby earthquake can arrive in minutes.

On record within 5 km

0

This is a list of landslides that are known to have happened, gathered from published inventories and from mapping on satellite images and lidar. It isn't a hazard map: it doesn't say how likely a slide is here, and no record nearby doesn't mean the ground is stable. Some parts of BC (the Fraser Valley and Fraser Canyon, Vancouver Island, Haida Gwaii, recent burn areas) are mapped in far more detail than others.

Each point mostly marks where a slide started. Debris can travel well past it, down a creek channel and onto the fan at the creek's mouth, so a lot on a fan or below a steep slope can be reached by a slide that began kilometres away. Distances are measured by us from the lot's boundary.

The kind of slide and its date are the database's own, mostly worked out from images, so treat them as a first look. Confirm with the local government, many of which have mapped steep-slope or debris-flow hazard areas, and with a geotechnical engineer.

Health region (regional figure, not this lot)

Fraser South

Homes tested here

70

At or above 200 Bq/m³ (the guideline)

None

At or above 600 Bq/m³

None

Across BC

143 of 1,817 homes (7.9%) at or above the guideline

Radon comes up from the ground and differs from one house to the next, even next door, so a regional figure says nothing certain about one home. The only way to know is a long-term test of at least 3 months. Health Canada's guideline is 200 Bq/m³ in the parts of a home where people spend more than 4 hours a day; above it, fix it within a year, and the higher the level, the sooner. For a home you buy, Health Canada suggests a long-term test once you've moved in.

The survey tested about a hundred volunteer homes per health region, with one long-term test each. That gives a rough regional picture: it isn't a map, and a region where few or none tested high can still have homes above the guideline. The survey grouped homes by the 2007 health regions; we place the lot by today's boundaries for the same areas.

Open sites (active or suspected) within 500 m

0

Open sites within 2 km

0

Closed sites within 2 km

4

Ladner, Delta (Potential contamination from dredged fill)

800 m from the lot. Closed: no further action needed. Found or suspected: petroleum hydrocarbons and PAHs in soil and groundwater. Initial testing completed. No further action required. Federal custodian: Fisheries and Oceans Canada; site 00021462.

Ladner, Delta (Sediment Quality)

800 m from the lot. Closed: no further action needed. Initial testing completed. No further action required. Federal custodian: Fisheries and Oceans Canada; site 00021463.

Ladner, Delta (Potential soil and/or groundwater contamination)

800 m from the lot. Closed: no further action needed. Found or suspected: petroleum hydrocarbons and PAHs in soil and groundwater. Initial testing completed. No further action required. Federal custodian: Fisheries and Oceans Canada; site 00021464.

Ladner (delta)

800 m from the lot. Closed: no further action needed. Preliminary classification completed. No further action required. Federal custodian: Fisheries and Oceans Canada; site 00021465.

This inventory lists only contaminated sites on federal land or that the federal government is responsible for: military land, ports and harbours, airports, fisheries and research stations, reserve land, national parks and similar. Most contaminated sites in BC, such as old gas stations, dry cleaners and industrial land, are on the Province's Site Registry, which charges for searches and isn't shown here. Ask the seller what the land and its neighbours were used for; a Phase I environmental site assessment covers it properly.

Each site is one point given by its federal custodian, and a large site such as a base or an airport reaches well past it. Distances are measured by us from the lot's boundary to that point.

Closed means the custodian found no further action needed after testing, cleanup or risk management; it doesn't always mean nothing is left in the ground. The priority class is the federal ranking of its own sites for funding and action, not a measure of risk to neighbours.

Confirm with the local government and a qualified environmental professional.

At-risk species or ecosystems on the parcel

None recorded

Within 500 m

Henderson's checker-mallow (Blue-listed)

Wide-ranging species mapped over it

None

Secured records in the wider area

No

Wildlife Habitat Area over the parcel

No

Ungulate winter range over the parcel

No

Red-listed species are at risk of being lost from BC; Blue-listed are of special concern. A record shows where the species was found, sometimes decades ago; no record doesn't mean nothing lives here, since most land has never been surveyed.

Species at risk can still limit building through local environmental development permit areas or federal critical habitat: ask the local government before planning work.

Nearest railway (2 km)

None mapped within 2 km

Nearest highway or major road (2 km)

Highway 17A, a major road, about 1.8 km from the lot line

Nearest freeway or highway

Highway 17A, a freeway, about 1.8 km from the lot line

Nearest airport or airstrip (2 km)

None mapped within 2 km

Distances only, not a measured noise level; noise depends on traffic, trains per day and terrain. Measured by us in a straight line from the lot line to the mapped centreline of the track or road, or to the edge of an airport's mapped grounds (to its point where only a point is mapped); a mapped line can sit some metres off the real one.

Railways are OpenStreetMap's track in use: main, branch and industrial lines, sidings and yards, and rapid transit; lines mapped as disused or abandoned, and track in tunnels, are left out. "Main line" is how OpenStreetMap's mappers class the line. Highways and major roads are the roads OpenStreetMap classes as motorway (a freeway), trunk (a highway) or primary (a major road). Airports and airstrips are every aerodrome OpenStreetMap maps, public or private, with its type where mapped; heliports aren't included. Airport noise exposure maps (the NEF contours some airports draw) aren't open data, so they aren't used.

Visit at rush hour and at night, ask the seller how often trains pass, and confirm with the local government whether a noise bylaw, a development permit area or an airport zoning regulation covers the lot. For a railway, the railway company or Transport Canada can say how many trains use the line; for an airport, ask the airport about flight paths.

Community water

No open map of the City of Delta's water service: ask the City of Delta whether the lot is on it

Wells within 2 km

1

Median depth

32 m

Median tested yield

15 L/min (1 wells tested)

Median water level below ground

5 m

Aquifer 42 under the lot

South Fraser River Delta: unconfined sand and gravel (large river system); productivity moderate, vulnerability high, demand low; 12 wells linked, median depth 2.7 m

Sea water intrusion

Moderately High (4 on the Province's scale of five, Low to High) for the sand and gravel aquifer under the lot in the 2021 assessment, rated on the aquifer's setting (its material, slope, distance from the sea and ground water level) and pumping nearby (how many wells, and what for), plus the coast's flood hazard and shape; other ratings over the lot: moderately low (per the Province's map)

Groundwater level trend

No provincial observation well still measured in the aquifer under the lot or within 10 km

Drinking-water protection zone

None over the lot on the Province's map (it holds only the zones a water system's protection plan has mapped, so many wells and intakes have none on it)

Water systems' wells and intakes within 300 m

None on the Province's list

Community watershed

None over the lot on the Province's map

Neighbours' wells show what drillers found nearby, not what a new well here will find; many wells were never registered. For a property on a well, ask for a recent flow test and water quality test.

Productivity is how much water the aquifer gives up to wells; vulnerability is how easily a spill at the surface could reach it; both are the province's ratings for the whole aquifer, not this lot. Mapped aquifers cover mostly settled valleys: a lot outside every outline can still have groundwater. Confirm with a qualified hydrogeologist or registered well driller.

The Province's map is a regional screening of how easily sea water could be drawn into a coastal aquifer, not a test of any well. Near the sea, fresh ground water floats on salt water, and a well near the shore can turn salty with pumping, its own or its neighbours'; once in, the salt can take years to clear or stay for good, and a well must not be run in a way that draws it in (Water Sustainability Act, s. 58). The Province advises well owners near the coast to test for chloride and electrical conductivity once a year, in the dry season: a well over 150 mg/L of chloride or 1,000 µS/cm counts as affected, and water tastes salty from about 250 mg/L. For a property on a well here, ask for chloride and conductivity in the well water test. Our summary, read 2026-10-07.

Community sewer

No open map of the City of Delta's sewer service: ask the City of Delta whether the lot is on it

Recorded water-supply wells within 30 m

None recorded within 30 m

Mapped water within 30 m

Cohilukthan Slough

Within the setbacks, under 15% slope (gravity fields, mounds and trenches)

70 m² (13%)

Within the setbacks, under 25% slope (mounds, at-grade beds and trenches)

70 m² (13%)

Within the setbacks, under 45% slope (trenches)

70 m² (13%)

Screening, not a site assessment: measured by us on the same elevation cells as the buildable area, against the separations in the Province's Sewerage System Standard Practice Manual: a field stays 30 m from a drinking-water well (60 to 90 m from a high-pumping one), 30 m from a lake, river or permanent stream (15 m from seasonal water and the sea), 7.5 m from a downslope drain or bank where effluent could break out, and, as a guideline, 3 m from the lot line. We use 30 m for every mapped stream. A gravity field isn't allowed on slopes over 15%, a mound or at-grade bed over 25%, and trenches over 45%.

Under the Sewerage System Regulation, only an Authorized Person (a Registered Onsite Wastewater Practitioner or a professional engineer or geoscientist) may plan and install a system, and they file the plans with the regional health authority before work starts. They dig test pits to check the soil depth and the seasonal water table and measure how fast the soil drains, which no open map shows. Ask the seller for the filing and maintenance records of an existing system, and have it inspected.

Well locations in GWELLS are often approximate, and many wells were never registered: look for well caps on and next to the lot. Wells, water lines and septic fields on the neighbours' land count too.

If the lot is on a community sewer, none of this applies; ask the local government, which may also set larger setbacks or a minimum lot size for septic.

Nearest hospital

Delta Hospital: 1.7 km

Next nearest hospital

Richmond Hospital: 10 km

School catchment

Not mapped for this lot: catchments are shown only where the school district's boundaries are open data, for Surrey Schools (Surrey and White Rock) and the North Vancouver School District (the City and District of North Vancouver). Ask the school district which schools serve it.

Nearest public elementary school

Ladner Elementary, Delta: 900 m

Nearest public secondary school

Delta Secondary: 500 m

Independent schools within 10 km

13

Nearest grocery store

Bulk Barn: 200 m

Grocery stores within 10 km

28

Nearest fire station

Delta Fire Department Hall 1 Ladner: 1.3 km, on the Province's list

Nearest ambulance station

Ambulance station 251, Delta: 1.6 km

Nearest park or protected area

None within 25 km on the Province's list

Nearest recreation site or trail

None within 25 km on the Province's list

Distances are straight lines from the middle of the lot, measured by us. The drive is longer, and much longer where the road winds, crosses water or takes a ferry.

Hospitals are from the Province's list. Not every hospital has a 24-hour emergency department, and some small towns have a health centre with emergency care that isn't on this list: check with the regional health authority.

Which school a child goes to depends on the school district's catchment, not on distance: ask the district.

A fire station nearby doesn't mean it covers this lot: confirm the fire protection area with the local government. Insurers price fire cover by the road distance to the hall that responds and whether the lot is inside a fire protection area.

Fire halls and ambulance stations are from the Province's First Responders list (updated 2026-09-11), with fire stations it lacks added from OpenStreetMap. A hall that has moved may still be listed at its old address.

An ambulance station is where crews are based. How soon one arrives depends on where the crew is when the call comes.

Parks and recreation sites are measured in a straight line from the lot line. Conservancies, regional and municipal parks aren't on these lists. Recreation Sites and Trails BC's list doesn't say whether a site is open, closed or reachable this season: check its page before you go.

Grocery stores are from OpenStreetMap, mapped by volunteers: one may be missing, closed or mapped in the wrong place.

Confirm services with the local government.

Best speed recorded within about 1 km

50/10 Mbps or faster

Over a wired line (cable, fibre or DSL)

50/10 Mbps or faster

Over fixed wireless

50/10 Mbps or faster

LTE mobile within about 1 km

recorded

Nearest place with 50/10 Mbps or faster

within about 1 km (about 100 m)

Data

ISED National Broadband Data, May 2026

This is the service providers report to Innovation, Science and Economic Development Canada (ISED) for homes and roads near the lot, not a quote: ask providers whether they serve this address, at what speed and at what cost to connect.

Speeds are download/upload bands. 50/10 Mbps is ISED's top band, so a place in it can get much faster service, and it is the CRTC's target for every Canadian home.

A line that reaches homes within 1 km may stop short of this lot; bringing it further can cost the buyer. Fixed wireless and LTE need a clear line to the tower, which hills and tall trees can block.

Satellite service doesn't need nearby lines, but it needs a clear view of the sky.

Distances are straight lines from the middle of the lot, measured by us on a grid of about 250 m.

Nearest climate station

Delta Tsawwassen Beach, 8.8 km away

Station elevation

2 m

Lot elevation (estimated, middle of the lot)

1 m

January mean temperature (1981-2010)

5.1 °C*

July mean temperature (1981-2010)

17.9 °C*

Yearly precipitation, rain and snow as water (1981-2010)

928 mm*

Yearly snowfall (1981-2010)

28 cm*

Days with snow on the ground, 1 cm or more (1981-2010)

6 days a year, 3 days of them in January*

Period

1981-2010

Plant hardiness zone (regional)

9a

Normals are 30-year averages at the station, not readings for this lot. In BC's mountains a few hundred metres of elevation, a north-facing slope or a lakeshore can change winters a lot: a hillside lot can be much colder and snowier than a valley station.

The lot's elevation is our estimate from Natural Resources Canada's 30 m elevation model at the middle of the lot.

The hardiness zone is from Natural Resources Canada's 2025 map, read by us on a grid of about 2 to 3 km: near a zone's edge, or well above or below the valley around it, the lot may fall in the next zone. It is a guide to which plants survive the winter, not a frost date.

* Based on fewer years than the WMO standard: these figures rest on at least 20 or 15 of the 30 years, short of the World Meteorological Organization's standard of nearly all of them. ECCC publishes them as normals; treat them as a rougher guide.

ECCC's 1981-2010 normals for this station don't include the frost-free period or the lowest temperature recorded, so those are left out rather than guessed.

ECCC has no fuller 1991-2020 set for this station, so these are its 1981-2010 normals; recent years have run warmer than them in most of BC. Ask neighbours or the local government about snow on the road and who clears it.

Place

Delta

In the taxable area

Yes

Rate, 2026

1% of the assessed value for Canadian citizens and permanent residents, 3% for foreign owners and untaxed worldwide earners (4% from 2027)

Declare by

March 31 each year, for the year before

The tax applies to property BC Assessment classes as residential; exemptions also cover a newly bought home in its first year, a home being built or rebuilt, a home reached only by water and over 100 m from a road, and a property assessed at $150,000 or less, among others. Every owner on title declares separately, each year, even when exempt. Confirm a given property with the Province's speculation and vacancy tax office.

Reserve and treaty lands, and islands reached only by air or water (Vancouver Island aside), are outside the taxable areas.

Local government

Delta

Residential rate, 2026

4.0522 per $1,000

Municipal

2.4065 per $1,000

Regional district

0.0547 per $1,000

Regional hospital district

0 per $1,000

School (set by the Province)

1.0997 per $1,000

Other

0.4913 per $1,000

BC municipalities' middle rate

6.24337 per $1,000

Your bill uses BC Assessment's value for the property, which can differ from its price, and may also include parcel taxes and utility fees (water, sewer, garbage) that aren't rates on value.

The home owner grant takes up to $570 off the bill of a home its owner lives in ($770 in the Province's northern and rural area in 2026, and up to $845, or $1,045 there, for seniors, veterans and people with a disability), for homes assessed at $2,075,000 or less in 2026; above that it shrinks by $5 for each $1,000. From 2027 the northern and rural extra ends and the regular grant is $570 everywhere. The owner applies each year, and must pay at least $350 in tax ($100 for the higher grant) after it.

Rates are set each May for the year; the next year's will differ.

Police service

Delta's municipal police

Crime severity index, 2025

59 (BC 92)

Violent / non-violent index

77 / 53 (BC 98 / 91)

Crime severity index, 2015

55 (BC 93)

Break and enter, per 100,000 people, 2025

184 (BC 281)

Theft of a vehicle, per 100,000 people, 2025

97 (BC 138)

Theft from a vehicle, per 100,000 people, 2025

215 (BC 441)

Violent crime, per 100,000 people, 2025

923 (BC 1,531)

All Criminal Code offences (not traffic), per 100,000 people, 2025

3,657 (BC 6,943)

The crime severity index weighs each offence by how serious it is (one assault counts for more than several thefts), with Canada in 2006 set at 100. Rates are per 100,000 people living in the police service's area, so places with many visitors, commuters or seasonal homes read high, and in small places a few incidents swing the figures a lot. These are crimes reported to police, not all crime.

In BC only Surrey, the Township of Langley, Coquitlam and Port Coquitlam publish reported property crime block by block under an open licence; reports there count what was reported within 500 m of the lot. The police here don't, so the figures above are for the whole area they cover.

Police calls to a particular address aren't published in BC (privacy law keeps police records about identifiable people closed), and neither is whether a home was used as a grow-op or drug lab: that shows up as a notice on the title. Ask the seller for the Property Disclosure Statement, and your lawyer for the title search.