Change is coming to Aldergrove. Is it ready?

Sky-high above Aldergrove’s many small mom-and-pop shops, three gigantic metal cranes signal that big change is happening in the core of the quaint community.

But a lack of commercial space and high business rents may be limiting growth and forcing local businesses to move out of the community. There are also concerns that development will affect Aldergrove’s small-town feeling and character.

A new future

For years, Aldergrove had an indoor mall where the community could shop, meet, and attend events. Built in 1976, the mall was the centre of the community for decades.

But over time, the mall became run-down, stores left, and the building sat mostly vacant. That is, until last year, when it was demolished making space for a massive new development.

When complete, the new Alder Grove Town Centre, will have more than 27,000 square feet of commercial space and more than 400 condominiums.

Construction is currently underway, and some above-ground structures are noticeable from 272 Street and Fraser Highway, with the first phase of the project expected to be complete in late 2024.

Franz Tamala says he has mixed emotions about the new development.

Tamala opened the Aldergrove General Store just south of the new development, about five years ago, and sells trendy home décor, creative gifts, and a variety of other household items.

He hopes the influx of people living and working within walking distance of his shop will provide him with more customers and revenue.

But Tamala is worried that developers will buy old buildings, like the one he leases for his store, so they can tear them down and rebuild. He’s worried that if that happens, he won’t be able to keep his store in Aldergrove.

Zoning along Fraser Highway now allows up to five-storey buildings, which will contrast with existing one- to two-storey buildings currently dominating the road.

Newer, bigger buildings would provide more residential units and commercial spaces, and much more income for owners. But until new buildings are built, ousted businesses may have trouble finding vacant space to move into.

Aldergrove doesn’t have many spots to lease right now and that may force some businesses to close or move to other communities if they’re evicted.

One local business recently faced that possibility.

In mid-September, the Fibromyalgia Well Spring Foundation was given 180 days notice to vacate their 272 Street building after the Langley Township bought the property.

The organization supports people with fibromyalgia by raising awareness about the illness and has a support group and provides supportive housing for those with the condition.

Fortunately, after collaborating with Langley Township, the foundation was tentatively approved to lease a new space four blocks to the east.

After the fibromyalgia store moves to its new location, the Langley Township plans to combine the store’s old site with two other empty sites nearby so they can be redeveloped, Mayor Eric Woodward told the Current.

“As an area improves, you see some real issues around gentrification, not just to residents, but also businesses.”

The mayor says that every community struggles with these types of challenges, and said the role of government is to assist with development that helps areas improve and grow.

Development won’t happen all at once though; change will be gradual.

Many stores have multi-year leases, says Jodi Steeves, president of the Aldergrove Business Association (ABA).

That means leases will come up for renewal independently, and with staggered development, businesses might be able to relocate into Aldergrove’s current vacancies, or in new buildings as they’re constructed.

But challenges will still come up when new buildings are built.

Current rental prices are already high and brand new commercial spaces will have higher rents still.

Although Steeves doesn’t know how much rental units will cost at the Alder Grove Town Centre, she said she hopes they offer affordable rates for businesses (especially smaller ones) moving in.

There’s also some concern with how big developments will affect the community.

Steeves hopes Aldergrove can maintain a small-town community feeling and thinks the new town centre will maintain that by bringing community members together.

“People will be out walking at night, going out for a glass of wine or going for ice cream or going shopping,” she said. “I think you’re going to actually run into your neighbours more often. You’re going to meet for coffee. You’re going to be out socializing more.”

But there is also concern that modern structures won’t fit in visually with older, traditional buildings in Aldergrove.

Tami Quiring, the president of the Alder Grove Heritage Society (AGHS), is worried that Aldergrove is losing some long-standing buildings that give the community its unique appearance.

The AGHS operates a community museum that documents the history and development of Aldergrove, and collects and exhibits its artifacts and archives.

“A number of people are of this thought to … just bulldoze everything and start over,” Quiring said. “I’m sorry, I don’t want to live in a town that looks like every other town. I like Aldergrove’s individuality.”

Quiring says many new buildings look the same and lack the standout character of Aldergrove’s traditional storefronts. She says other communities have been able to keep their unique style.

“You go into downtown Langley City or into downtown Chilliwack or Mission, and they all look different. There's character.”

She would like Aldergrove to follow suit.

Others welcome a new look for the community.

Kim Davies, the owner of the Hive Donut Hut that opened in February, just south of the Alder Grove Town Centre, says she’s excited about development.

The shop sells gourmet doughnuts and recently expanded the days they are open.

“I think it’s fantastic,” Davies said. “Aldergrove has needed a little bit of a facelift for so long, and I think this is really just the beginning of some great changes here.”