Lark Group held a ground breaking ceremony yesterday for their next phase in the Health & Technology District – City Centre 3. The new 10-storey office building will be the latest in a series of 8 planned buildings for the district, home to a network of academics, entrepreneurs, multinational companies, start-ups, and some of the most advanced digital health, wellness, technology, and clinical service organizations in the world.

Situated directly across the street from Surrey Memorial Hospital at 96 Avenue and 137A Street, the tower will contain offices, retail and restaurant services, state-of-the-art fitness facilities, secure underground parking, and a common area rooftop terrace. Completion is expected by 2021.

The ground breaking ceremony was attended by the newly elected Mayor Doug McCallum, as well as a number of Councillors, representatives from Lark Group, and business leaders involved in the Health & Technology District. While McCallum praised the District as playing “a major contributing role to the economic growth of Surrey” he of course failed to recognize that due to his government’s action, the district will no longer be receiving a rapid transit station as was planned for 96 Avenue with LRT. It’s unfortunate that this significant and growing employment, research, and medical hub will now continue to be serviced by a small bus stop at 96 Avenue and King George Blvd so that SkyTrain can be built along Fraser Hwy serving low density suburban neighbourhoods instead.

Formerly planned rapid transit station at 96 Avenue in the Health & Technology District that will no longer be built Health & Technology District bus stop that will remain as a result of switch to SkyTrain on Fraser Hwy instead

The Health and Technology District is being developed by Lark Group in anticipation of the rapidly growing health and technology sector in B.C. The District has already attracted a large number of innovative health, education and technology organizations to its first 2 buildings – City Centre 1 & 2 – and is becoming a new epicentre for BC’s emerging technology economy.

View of Health & Technology District along 96 Avenue City Centre 3 at 96 Avenue & 137A Street Looking north along 137A Street

New renderings have been released by Stambol Studios of Lark Group’s upcoming City Centre 3 project in the emerging Health & Technology District. The 10-storey project, which received preliminary approval in October 2017, is the 3rd building in a series being developed by Lark Group to the north of Surrey Memorial Hospital near 96th Avenue and 137A Street.

As shown by the photo-realistic renderings, City Centre 3 will create a strong street wall along 96th Avenue, different from that of its predecessor, City Centre 1, which can be seen further to the west, stepped back from its podium. The ground floor will feature retail units fronting 96th Avenue, while the remainder of the building is expected to be leased / sold for a variety of office uses, particularly in the medical and technology industries.

A 360 VR rendering has been released by Vancouver-based VR/AR company Stambol Studios, which specializes in creating “hyperrealistic immersive experiences”. According to their website, Stambol also has an office in the very Health & Technology District featured in the 360 VR rendering.

In the 360 VR rendering which can be found here, a glimpse is given into the future of the emerging Health & Technology District at the south end of City Centre near 96th Avenue and 137 St. The hyperrealistic rendering shows the existing City Centre 1, and currently under construction City Centre 2 buildings, along with the recently approved City Centre 3 – all by the developer Lark Group.

The rendering also provides a first glimpse at a future phase of the district, presumably City Centre 4 & 5, shown north of City Centre 2 along 137 St. These towers appear to be taller than their predecessors, and also have a shared podium, suggesting they would be built as a single phase. Lark Group was quoted in a Business in Vancouver article back in March, to have plans for up to 8 towers in the district, which spans from Surrey Memorial Hospital north to Fraser Hwy.

Looking north on 137 St from City Centre 3 towards City Centre 1, 2 and future phase. Future Health & Technology District phase to north of City Centre 2 Future Health & Technology District phase to north of City Centre 2 View looking north from 96th Ave & 137th St towards City Centre 3

Health and Technology District 360

Lark Group‘s 10-storey ‘City Centre 3’ development across from Surrey Memorial Hospital is set to appear before Council on Monday, September 11 for 1st & 2nd readings. The project is the 3rd in a series of towers being developed by Lark Group as part of the emerging medical, technology district dubbed Innovation Boulevard. The tower follows the 12-storey ‘City Centre 1’ completed in 2014, and the currently under construction 12-storey ‘City Centre 2’. A Business in Vancouver article published earlier this year indicated that Lark Group has plans for up to 8 towers in total for the area, envisioned to become a “Stanford University type” medical / research hub.

Like its predecessors, City Centre 3 will provide office space for a mix of medical offices, research, and tech firms, along with ground-floor retail. It will also provide space for a new private surgical centre. The development is seeking both OCP and City Centre Plan amendments from 3.5 FAR to 5.5 FAR, as well as Rezoning and Development Permit. Designed by Wensley Architecture Ltd., the building offers a striking design and will be a welcome addition to the growing cluster of mid-rise towers in the quickly urbanizing area at the south end of Surrey City Centre.

Two separate Development Applications have been submitted for a pair of projects between University Dr & City Parkway and 105 Ave & 105A Ave, just to the south of the BC Lions Training facility.

According to Surrey’s COSMOS, the application on the westerly block is to allow for 873 residential units (approximately 2 towers above podiums), while the application on the easterly block is to also allow for 2 towers above podiums with no unit count given. The applications are also proposing OCP and City Centre Plan amendments to re-designate the sites from 3.5 FAR to 5.5 FAR to allow for increased density. Interestingly, the applicant on the easterly site is listed as Concord Pacific – indicating a new venture for them in Surrey City Centre, to follow their existing ‘Park’ development near King George. The applicant on the westerly site is listed as IBI Group, although the applications could be related.

The subject sites have been vacant grassed lots for decades, and are bisected by the SkyTrain guideway between Surrey Central Station and Gateway Station. While the area may feel vacant now, just to the south across 105 Avenue, Bosa’s 28 & 37-storey University District towers are expected to begin construction within the next year. Also just to the north at City Parkway and 106 Avenue, Lark Group’s 20-story Legion Veteran’s Village project is now under construction.

Site looking north-east from University Dr & 105 Ave Site looking south-east from University Dr & 105A Ave Site looking south from 105A Ave Site looking south-west from 105A Ave & City Parkway Site looking north from 105 Ave Site’s within City Centre Plan Birds-eye view of Sites

After nearly 2 years of construction, the Surrey Central Station north station house expansion officially opened to the public this weekend. Designed by OMB Architects, the new 2-storey station house is now the largest entrance at the station, fronting directly onto the corner of Central Avenue and City Parkway across from Civic Plaza.

The new station house features a contemporary, open, and airy design consisting of glass, concrete, and wood materials, as well as a prominent new First Nations art installation suspended from the ceiling – ‘The Sea Captain’ by Marianne Nicolson. A new retail unit has also been added to the station next to the entrance fronting Central Avenue, but has yet to be occupied by a tenant.

New entrance fronting Central Ave Corner of Central Ave & City Parkway Looking west down Central Avenue New entrance on City Parkway New entrance with bike racks and benches on City Parkway New ticket and fare gate concourse Fare gate concourse and art installation

Escalator to second floor concourse

2nd floor concourse Wayfinding signage on second floor concourse

Connection to south station entrance New platform level stairs, escalator and elevator

This latest upgrade to Surrey Central Station is just the beginning of an even larger expansion and re-configuration to come in the future. The lands immediately west of the station, where the current North Surrey Recreation Centre and Bus Loop sit – known as the ‘Centre Block’ are expected to be redeveloped in the coming decade. With that will come the removal of the suburban-style bus loop and re-positioning of bus bays onto streets surrounding the station. A major overhaul of the station is expected at that time to modernize and better integrate it into its evolving urban context.

The long awaited opening of Civic Hotel may finally be just around the corner. After numerous delays – having originally been set to open back in November – the hotel is finally showing signs that it is nearing completion. This week, fencing came down from in front of the building’s main lobby and Dominion Bar + Kitchen fronting Civic Plaza. In addition, landscaping has been planted next to Dominion’s patio, and a newly opened portion of Central Avenue. Signage for Dominion has also been installed on the awning.

While no official date has been set for opening, according to the Dominion Bar + Kitchen website, the restaurant is tentatively scheduled to host its first event – a comedy show – on April 21, 2018. The Marriott reservations website is now taking bookings for Civic Hotel for dates beginning on March 28, 2018 (although the available booking date has been pushed back in the past).

Despite looking nearing completion, it seems we will still have to wait another month or two before the hotel and restaurant open. Numerous things remain to be finished on the building including a number of additional signs to be installed, the removal of a construction elevator on the condo portion of the building, the completion of Civic Plaza lane on the north side of the building, the construction of Prado Cafe on the north side, and the finishing of numerous retail units along City Parkway. It is clear now that the building will open in phases – with the Hotel and Dominion Bar + Kitchen opening first, retail units along City Parkway likely following later this spring, the Condo tower by summer, and the 5-storey KPU campus this fall.

According to sources working on the project – one reason for the delayed opening of the building has been a water leak, affecting the elevator shaft of the main tower. This has delayed the removal of the exterior construction elevator for several months, as well as the exterior finishing of the north side of the tower, where the future Prado Cafe, and an exterior green wall will be. Rumours on the forum SkyscraperPage this week indicated that the construction elevator may finally be coming down by next week, which would hopefully help wrap up the exterior of the building prior to the hotel’s opening in less than 2 months. Regardless, it seems the building will remain an active construction site (at least on the inside) on the main tower and KPU portion, while the hotel and restaurant open on the other.

Dominion Bar + Kitchen nearing completion fronting Civic Plaza Landscaping along Central Avenue next to the Dominion Bar + Kitchen Patio Staircase and entry to Dominion Bar + Kitchen Patio New sidewalk along Central Avenue next to Dominion Bar + Kitchen Patio Dominion Bar + Kitchen + Civic Hotel Entrance along Civic Plaza Lane Daytime shot of Dominion Bar + Kitchen – additional signage for Civic Hotel still to be installed on podium Dominion Bar + Kitchen featuring numerous doors/windows which will open to the Plaza Civic Hotel Lobby Civic Hotel Lobby Civic Plaza Lane in front of Hotel Lobby

New renderings have been released by Stambol Studios of Lark Group’s upcoming City Centre 3 project in the emerging Health & Technology District. The 10-storey project, which received preliminary approval in October 2017, is the 3rd building in a series being developed by Lark Group to the north of Surrey Memorial Hospital near 96th Avenue and 137A Street.

As shown by the photo-realistic renderings, City Centre 3 will create a strong street wall along 96th Avenue, different from that of its predecessor, City Centre 1, which can be seen further to the west, stepped back from its podium. The ground floor will feature retail units fronting 96th Avenue, while the remainder of the building is expected to be leased / sold for a variety of office uses, particularly in the medical and technology industries.

View looking west along 104 Avenue from King George Blvd

Surrey Council gave 1st & 2nd Readings on Monday night to Bosa BlueSky’s next project in Surrey City Centre – Brightside – which will now head to Public Hearing and 3rd Reading (Preliminary Approval) in 2 weeks. The project, which has been under application for the past 2 years, is set to transform the former Brick / Sears Outlet store site at City Parkway & 104 Avenue, which has been sitting vacant for numerous years now. Overall, the application is seeking:

• A General Development Permit (Form & Character) for the entire site to allow for a phased, mixed-used development consisting of 3 high-rise and 2 low-rise buildings, including:
  • 40-Storey residential tower with ground floor retail (Phase 1)
  • 50-Storey mixed-use residential tower with ground floor retail and 17 floors of office in a stepped podium (Future Phase)
  • 50-Storey residential tower with market and rental units (Future Phase)
  • 2.5-Storey market-hall commercial building
  • 2-Storey amenity building
• A Detailed Development Permit for phase 1 of the project.
• OCP Amendment and City Centre Plan amendments to allow for up to 7.5 FAR (9.2 FAR net) density.
• Rezoning
• Consolidation from 2 existing lots to 2 new lots.

View looking north along City Parkway from Surrey Central Station View from public and amenity space within interior of site looking south View looking east along 104 Avenue Future ‘Market-hall’ commercial building in centre of site as part of future phases.

Designed by Perkins & Will, the first phase of the project, a 40-Storey residential tower with ground-floor retail, is to be located at the corner of City Parkway and 104 Avenue and will include:

• 418 Market Residential Units
• 2,831 sq.ft. of ground floor Retail

The remaining buildings, subject to future Detailed Development Permit applications, will be located further east along 104 Avenue and north along 105 Avenue. The tallest of the towers, the 50-Storey mixed-use building with 17-Storey office podium, would become the new tallest in Surrey once complete, assuming no other building surpasses it by then, at 554 ft. (169m). The two future low-rise amenity, and market-hall buildings located in the centre of the site are to be set within a publicly accessible plaza that will invite people into the site from 104 Avenue. The plaza will be activated by retail and restaurant spaces at grade, as well as landscaping, and public art, subject to future detailed design.

In total once all phases are complete, the project will include:

• 1,352 Residential Units (including 200 rental units)
• 202,146 sq.ft. of Office
• 37,049 sq.ft. of Retail

In addition to the buildings on site, the project will also bring into alignment the intersection of City Parkway and 104 Avenue. The north and south portions of City Parkway on either side of 104 Avenue currently do not connect. This alignment is expected to be completed as part of the first phase, with tower 1 to be aligned on an angle with the newly constructed City Parkway.

Phase 1 of the project is expected to be completed by 2025, with the remaining buildings to follow later in the decade. For more on the project:

https://www.surrey.ca/bylawsandcouncillibrary/PLR_7918-0350-00.pdf

BlueSky Properties held a public sales launch event yesterday for the upcoming Phase 2 of University District. While the project is to include 2 towers above townhouses along University Drive between 104 Ave and 105 Ave, sales have so far only been opened for the shorter 28-storey north tower. It is expected that once that tower sells out, sales will then open for the taller 37-storey south tower.

Of the 322 homes released for sale in the north tower, it appears that most 1-bedroom units have already been sold out as of the public launch date – with prospective buyers asked to inquire with the sales team about availability.  What remains are:

• Junior 2-bedrooms (646 – 732 SF) priced from $569,900
• 2-bedrooms (764 – 850 SF) priced from $609,900
• Townhomes (1249 – 1636 SF) priced from $799,900

If you’re looking for a 1 bedroom, you may have to wait for the launch of tower 2.

Model seen from University Drive + 105 Avenue Model seen from University Drive Model of commercial and amenity podium at University Drive + 104 Avenue

Expected to be complete by end of 2022, the 28-storey north tower will feature air conditioning in all units, 4 elevators, enhanced bike storage facilities, and more. While it isn’t clear whether the south tower will be constructed and completed within the same time frame (pending sales), it appears the commercial / amenity building at 104 Avenue and University Drive would be. In addition to retail at ground level, this building will feature a fitness centre for residents, outdoor rooftop pool, bbq and dining terrace, lounge and entertainment areas, and more.

North-West facing corner suite Balcony facing North-West

For more on University District:

ud.blueskyproperties.ca

Bosa’s BlueSky Properties received 1st & 2nd readings by Council on Monday night for their upcoming, recently re-branded, ‘BlueSky’ project at 104 Avenue and University Drive. The project, previously thought to become the next phase of ‘University District‘ is now set for Public Hearing and 3rd reading (preliminary approval) on July 9.

Released in the Planning Report to Council on Monday were updated renderings for the project, superseding a previous design from the original 2011 application on the site. As part of the new 2018 application, tower heights have increased to 28 & 37 storeys, and incorporate a more contemporary ‘box-shaped’ architectural design. In addition, a new north-south lane will be dedicated along the site’s eastern property line, as per the City Centre Plan, helping to achieve a finer-grained road network.

View of proposed towers facing west View of proposed towers facing east Rendering of 3-storey townhouse podium fronting University Dr Rendering of amenity podium with ground floor retail and rooftop pool at 104 Ave & University Dr

Designed by Vancouver’s ZGF Architects, the two condo towers will contain a total of 742 units above a 3-storey townhouse base fronting both 105 Ave & University Dr, and 4-storey amenity podium with ground floor retail and rooftop pool at the corner of University Dr & 104 Ave. The project will create a strong urban streetscape along both University Dr and 105 Ave, and help transition density further northward from the city’s emerging civic core. The project is targeted for completion and occupancy by summer 2022.

For more on the application, the full Planning Report to Council can be found here:

https://www.surrey.ca/bylawsandcouncillibrary/PLR_7918-0058-00.pdf

Anthem Properties’ announced on Tuesday the acquisition of new 4.4 acre site at 10232 Whalley Blvd on the corner of 102 Avenue. The site is currently occupied by a Toys R’ Us and Dollarama, and is located directly across the street from the developer’s soon-to-be underway ‘Georgetown’ master-planned community – which received preliminary approval for Phase 1 back in April.

In the news release, Anthem notes that they plan on submitting a development application for rezoning of the site in the near future, to allow for a new ‘master-planned residential community’ in line with the City Centre Plan. The site is currently designated ‘Mixed-use / Mid to High-Rise 3.5 FAR’, similar to ‘Georgetown’ across the street, but is likely to see lower towers heights as a transition away from the core to lower density designated lands to the east.

Subject Site within City Centre Plan – designated ‘Mixed-Use / Mid to High Rise 3.5 FAR’ Anthem’s proposed ‘Georgetown’ master-planned community on existing Canadian Tire / Save-On Food site

It is unclear whether the new acquisition will become an extension of ‘Georgetown’ or be marketed as a stand-alone development. Also unclear is how the project will fit into the anticipated decade-long phasing of Georgetown’s 7 towers across the street – whether the project will come to market concurrently with one of those phases or be marketed after the build-out of Georgetown.

For more on Anthem’s Georgetown:

https://anthemproperties.com/properties/surrey-city-centre/

Rendering of Georgetown phase 1 and future phases

The first phase of Anthem Properties ‘Georgetown’ development at Whalley Blvd & 102 Ave is heading to Council on Monday for 1st & 2nd readings. The application is seeking Rezoning and Development Permit to allow for a single 30-storey residential tower above a 2-storey podium containing retail and townhouses. The tower will replace an existing A&W restaurant on that corner, and is the first of 7 towers to come as part of a master plan to redevelop the entire site which also contains a Save-On-Foods and Canadian Tire. In total, phase 1 will include 351 residential units, including 9 two-storey townhouses, above 15,435 sq.ft. of ground floor commercial space.

Architectural Design

The Chris Dikeakos Architects designed tower is shaped by its rounded/curved floor plate reflecting the curved nature of Whalley Blvd. Materials will include a glass curtain wall and high quality white metal panels on the podium, glass balconies wrapping the tower, and interspersed spandrel and white painted concrete. A graphic art illustration is contemplated for the glass at the street level. The rooftop mechanical enclosure will be screened by frosted glass, reflecting the rounded geometry of the tower, and be backlit – creating a lighting feature for the crown of the tower.

View from Whalley Blvd looking south-west View from future 102A Ave through site at corner of new Green Lane showing retail podium with townhouses above. View from corner of Whalley Blvd and future 102A Ave through site of retail podium with townhouses above.

Outdoor Amenity Space

A highlight of Phase 1 is the proposed outdoor amenity space to be located on the podium roof. Measuring 22,675 sq. ft., the outdoor amenity to be provided is double the minimum requirement under the sites zoning, and will feature: a sun deck, outdoor fitness and activity space, an outdoor theatre with covered seating area, a great lawn with outdoor lounge area, an outdoor dining room, a dog play area, and a walking/running circuit.

Phase 1 site plan showing expansive outdoor amenity space above the buildings podium

Road Dedications

In addition to the tower and retail podium, phase 1 will also dedicate and construct a new section of 102A Ave through the site, as well as a new north-south green lane to the west of the building. Additional road dedications will be taken along Whalley Blvd and 102 Ave for the widening of each of those streets to a full municipal collector road standard. New grade separated bike lanes will also be created along 102 Ave, Whalley Blvd, and 102A Ave.

Georgetown Master Plan

The ultimate master plan for Georgetown is to subdivide the entire property into 7 lots to allow for a mixed-use, multiple residential and commercial community to be completed over 7 phases. Designed by Vancouver-based CIVITAS Urban Design & Planning, Georgetown will consist of multiple buildings ranging from 6 to 45-storeys, with ground floor commercial space, and a significant public plaza located centrally within the site:

Phase 1: a 30-storey residential high-rise with ground floor commercial
Phase 2: a 32-storey and a 31-storey residential high-rise with ground floor commercial
Phase 3: a 6-storey residential building with ground floor commercial space centred on a large public plaza
Phase 4: a 41-storey residential high-rise
Phase 5: a 39-storey residential high-rise with office space
Phase 6: a 45-storey residential high-rise with office space
Phase 7: a 15-storey mid-rise residential building with ground floor commercial space.

Georgetown Phasing Plan Master Plan for Georgetown Site

While no timeline is given for the ultimate build-out of the plan, Phase 1 on the south-west corner of the site is expected to begin construction in 2019. This will allow for the existing Save-on-Foods and Canadian Tire to remain in operation on the northern portion of the site in the interim until future phases are developed.

Ground level site plan for Phase 1 showing retail / restaurant units Level 2 site plan for Phase 1 showing rooftop outdoor amenity, townhouses, and tower

For more on Georgetown: https://anthemproperties.com/properties/surrey-city-centre/

Surrey Planning Report: http://www.surrey.ca/bylawsandcouncillibrary/PLR_7916-0448-00.pdf

Georgetown’s first 30-storey residential tower above grocery at 102 Ave & Whalley Blvd

Anthem Properties’ has given us a first look at the first phase of its much anticipated ‘Georgetown’ development at 102 Avenue between King George Blvd and Whalley Blvd. According to the Fall 2017 Anthem Newsletter, the project, which will include 6 residential towers in total above a mix of office, retail, and townhomes, will begin with a single 30-storey tower above a grocery store and retail at the corner of Whalley Blvd and 102 Avenue. While the render indicates a targeted construction begin date of Summer 2018, it could be more likely 2019 given the project has not yet received preliminary or final approval, and has yet to begin marketing units.

The new tower and retail will replace a standalone A&W restaurant currently on the corner, along with underutilized surface parking. The first phase will also dedicate and construct a new section of 102A Avenue through the site, connecting Whalley Blvd to King George Blvd, and eventually continue west through to the GEC Education Mega Centre and Surrey Central Station. Future phases to the north of 102A will replace the current Save-on-Foods and Canadian Tire stores with a mix of retail, residential, office, townhomes, and plaza space, along with 3 more new streets, including a new section of Central Avenue.

Overall Site Plan for Georgetown Concept Model of Georgetown

Anthem Properties has revealed a sneak peak of their upcoming Surrey City Centre project at King George Blvd and 102 Avenue. Since submitting a Development Application back in October 2016, a conceptual rendering has since been posted on the Anthem Properties project page, along with a proposed site plan. Details at this time are limited, but what is known is:

• The project is described as a 1,500,000 sq.ft. master planned community with a total of 7 residential towers above newly created retail and office spaces.
• The current parcel will broken up into 7 new sites, containing a mix of commercial retail, office, and residential uses, with a residential tower on each site.
• 2 new east-west streets will be introduced (102A Ave and 103 Ave), 1 new north-south street (136A St), and 1 new north-south ‘urban green lane’.
• The project is consistent with the City Centre Plan for this area

Conceptual Rendering of future 102A Avenue through site

Proposed site plan: https://anthemproperties.com/content/site_plans/0244_SitePlan.pdf

Existing site containing a Save-On-Foods, Canadian Tire, and A&W

From the conceptual rendering and site plan released, it’s apparent that:

• There will be a central plaza at the heart of the development with a public art installation and a full-service restaurant with patio space fronting onto the plaza.
• Townhouses will be located towards the north of the site.
• Commercial retail units will be located at ground level throughout the development.
• An office entrance is shown fronting King George Blvd indicating office uses may be concentrated on upper levels fronting KGB.

Curiously, some brand placement has been shown on the early rendering, including Japanese clothing retailer Uniqlo. It is unclear at this time whether this is purely aspirational placement, or if Anthem is eyeing these particular tenants for the development. Uniqlo recently entered the Canadian market in 2016 with 2 stores in Toronto. It is expected that they will also enter the Vancouver market within the next few years, timing right with Anthem’s Surrey City Centre development.

Development Phasing

While the timeline of the project is unclear, it is clear that the project will be developed in phases, likely corresponding with the sites shown on the plan, beginning with Site 1.

Site 1, which is currently under application with the City, is located at the bottom of the property near the corner of 102 Ave and Whalley Blvd. It appears that this site will contain a 30-storey residential tower, ground-level retail, and what looks to be big-box type retail on the 2nd or 3rd floors. Details on the plan indicate the possibly of this being a grocery store, possibly a relocated Save-On-Foods from its existing location to the north on the property.

It is expected that the project could appear before council sometime later this year.

Further to last month’s Anthem Properties announcement, an application has now been submitted by the developer for a 6-tower mixed-use development on the Save-on Foods / Canadian Tire site at 102 Ave between King George Blvd and Whalley Blvd in Surrey City Centre. This differs slightly from details released on Anthem Properties website indicating a 7-Tower project. Details of the application submitted (Project Number 16-0448) are as follows:

Rezoning from CD to CD (based on RMC-135), development permit for six mixed-used high-rise tower buildings, subdivision from one to six properties.

Rezoning from CD to CD (based on RMC-135) to permit development of a 30-storey mixed use building.

Development permit for a 30-storey mixed-used building.

https://apps.surrey.ca/Online-Development-Inquiry/?year=16&seq=0448

Based on this, it appears Anthem wishes to subdivide the property into 6 parcels for a multi-phased development, starting with a 30-storey mixed-use tower.

While no plans have yet been released, the City Centre road network plan gives an indication of how the site will be parceled, with 2 new roads to run east-west through the large site, and a new urban green lane to run north-south.

More details as they are released.

http://www.surrey.ca/files/CityCentre_Road_Network_Appendix_V.pdf

Well known Vancouver developer Anthem Properties has recently posted information on their website indicating that they are working on plans for a substaintial redevelopment of a large site in Surrey City Centre at 13645 102 Avenue. According to the project page on their website, they have revealed that they are working on a new 1,500,000 Sq.Ft. Master planned community which will consist of 7 residential towers above newly created retail and office spaces. While no plans have yet been released, the website indicates that the project is ‘coming soon’ with no timeline given.

At present, the subject site contains a Save-on-Foods, Canadian Tire, and A&W Restaurant, and is mostly covered by a large under-utilized parking lot. Under the City Centre Plan, the site is designated to be broken up by 2 new roads running east-west, as well as a new ‘urban green lane’ running north-south. One of the new roads will be an extension of 102A Avenue, which is set to replace the Surrey Central Bus Loop and be created through other projects in the area such as the SFU expansion and recently announced 50-Storey Education Centre. The other road will be an extension of 103 Avenue which is also being created through developments in the area. The Anthem project will extend both of these streets through to Whalley Blvd in the east, improving both vehicle and pedestrian connectivity in the area.

With yesterday’s Mayors Council vote in favour of finalizing the business case for the Surrey-Langley SkyTrain project, it is now certain that SkyTrain will be extended along Fraser Highway, but only as far as Fleetwood within the foreseeable future. As expected, the 1.65 billion in funding currently secured for rapid transit in Surrey will only allow for a 7km / 4 station extension of the Expo Line from King George Station to 166 Street, not to be in service until the end of 2025. With no funding secured, and no timeline in place for a phase 2 extension to Langley, it’s unlikely that SkyTrain will reach Langley before the 2030’s.

Given the decision to go ahead with SkyTrain on Fraser Highway, Surrey’s most urban corridors of 104 Ave and King George Blvd serving the 2 largest Town Centres of Guildford and Newton will likely now see no rapid transit for the next decade, due to the limited 3.55 billion funding envelope (with 1.9 billion yet to be secured) for rapid transit South of the Fraser. This funding envelope would have provided Surrey 27km of LRT across the city, including both the Guildford-City Centre-Newton ‘L’ line, and Fraser Hwy line to Langley. With SkyTrain, Surrey will just receive a single 16.5km line down Fraser Highway instead, along a corridor much more suburban in form, and with much less opportunity for land assembly to higher densities to support a SkyTrain line.

While rapid transit to Langley is definitely a good thing, the reality of the line not likely reaching Langley until the 2030’s, while rapid transit elsewhere in Surrey is stalled, is very unfortunate when Surrey could have had a full 19-Stop (27km) LRT system across the City inclusive of Langley within the same timeframe as an 8-Stop (16.5km) SkyTrain line. LRT additionally would have transformed, urbanized, and distinguished Surrey in ways that SkyTrain will not. LRT and trams are common fixtures and symbols of inner urban cores in major cities around the world, of which Metro Vancouver currently lacks. Cities such as Berlin, with robust multi-tiered rail transit networks, are embarking on major expansions of their LRT networks, on top of their existing metro rail networks. LRT would have urbanized and distinguished Surrey as a city on its own, as an inner core of the region. With SkyTrain, Surrey remains similar to Burnaby, a by-pass suburb along the line to Vancouver. This is not to mention, the negative effects of SkyTrain on the streetscape – obtrusive overhead guideways that cast shadows, are noisy, unsightly, and ultimately very suburban in nature, compared to urbanized street-integrated LRT which can transform a city and its streetscapes.

Eventual 8-Stop (16.5km) SkyTrain to Langley by 2030’s Cancelled 19-Stop (27km) LRT network that would have been completed within same time frame as SkyTrain

It’s hard to imagine rationalizing a 4-station SkyTrain extension to suburban Fleetwood over an 11-station LRT line servicing Surrey’s most urban corridors and largest Town Centres, but here we are. Ultimately once the line does reach Langley in the 2030’s it will help to move people through the region, benefit Surrey’s City Centre (although with less new stations), and those living near the line, but at the expense of what could have been a much more extensive rapid transit system, more urbanizing, distinguishing, and transformative for Surrey.

Since my last post on the differences between the proposed LRT and SkyTrain generated much discussion – I felt it would be good to highlight in more detail – the key land-use, route, and scope differences between the 2 routes, and why SkyTrain down Fraser Highway – makes no rational sense from a land-use or planning perspective.

LRT (Phase 1)

The proposed LRT route along 104 Avenue and King George Blvd serves Surrey’s City Centre, 2 largest Town Centres, and 2 most urban corridors, designated to handle the bulk of Surrey’s urban growth and revitalization over the next few decades. The 104 Avenue and King George Corridors contain numerous major trip-generating destinations which include:

• Surrey City Centre – would be served by 4 LRT stations
• Guildford Town Centre – Largest Town Centre in Surrey with existing high-rise residential, hotels, offices.
• Guildford Shopping Centre – 3rd largest shopping centre in Metro Vancouver
• Guildford – 104 Avenue Corridor Plan – Currently underway land-use plan which will direct increased density, growth, and revitalization along this key corridor linking City Centre and Guildford – would be served by 4 LRT stations.
• Surrey Memorial Hospital – As well as the emerging Health & Technology District surrounding it would be served by 96th Avenue Station
• Bear Creek Park / Surrey Art Gallery – and surrounding area would be served by 88th Avenue Station
• Newton Industrial Area – Large employment area consisting of light industrial, business parks, commercial – would be served by 2 LRT stations.
• Newton Town Centre – 2nd largest Town Centre in Surrey – already significant retail, offices and planned increased density/growth.

In addition LRT would create 2 vibrant multi-modal transfer hub stations at Surrey Central and King George – integrated into new urban plazas.

Multi-Modal Transfer Hub Station at Surrey Central integrated into Plaza Envisioned Newton Town Centre Plaza with LRT integration

SkyTrain (Phase 1?)

While it is unclear how far down Fraser Hwy SkyTrain could be extended given current funding, an extension to Langley is unlikely within the 1.65 Billion approved budget. As such, the Fraser Highway SkyTrain line would have to be phased, with Phase 1 likely going as far as Fleetwood, and future extension to Langley at a later undermined date (by 2030?). Such a SkyTrain extension down Fraser Highway makes absolutely no rational sense from a land-use or planning perspective. Fleetwood is Surrey’s smallest Town Centre, with no plans for any significant increases in density or growth. Fraser Highway is also a very low density, predominantly single family / strip mall corridor with few trip-generating destinations along the route. The only nodes of significance are:

• Fleetwood Town Centre – Smallest of Surrey’s Town Centres. The current Fleetwood Town Centre Plan designates this area for modest urban growth, consisting of townhouses, village like commercial, and some 4-6 storey apartments.
• RCMP E-Division / Jim Pattison Outpatient – The only major destinations along this route would be at the 140th & Fraser Hwy station (assuming a station is proposed at this location)
• 152 & Fraser Hwy Commercial Area – Currently a low-density strip mall area with no current land-use plans underway for revitalization. A land-use plan to change the density in this area would be necessary given the introduction of rapid transit to the area. This would present a major change to the Surrey OCP and where future density/growth directed to in Surrey.

In addition, a Fraser Highway SkyTrain extension would lack any vibrant multi-modal transfer hub stations centered on plazas. A missed opportunity for city building / urban revitalization.

Likely 3-stop ‘Phase 1’ SkyTrain extension to Fleetwood with current funding Likely terminus of Phase 1 Fraser Hwy SkyTrain extension in Fleetwood

Timeline?

• LRT is scheduled to begin construction in 2019 with the 10.5km Phase 1 completed by 2024.
• SkyTrain would need to start from scratch in 2019, beginning with at least 2 years of design, planning, consultation. New land-use plans would have to be initiated along the route – as land-use must be planned in cohesion with rapid transit. A 5.5 km Phase 1 extension of SkyTrain to Fleetwood could likely be completed by 2026.

By 2030 – assuming a second round of funding is made available – there are 2 possible scenarios for rapid transit in Surrey:

Scenario 1 – Surrey’s 2030 Rapid Transit Network – LRT

Scenario 1 would see 27km of rapid transit built in Surrey, serving both the Guildford – Newton corridors, as well as the Fraser Highway corridor to Langley.

Scenario 2 – Surrey’s 2030 Rapid Transit Network – SkyTrain

Scenario 2 would see 15.5km of rapid transit built serving only the Fraser Highway corridor to Langley. Guildford and Newton – Surrey’s 2 largest and most urban centre’s would have no rapid transit. While Doug McCallum does mention a future SkyTrain extension down King George Highway to Newton – this is unlikely until the Langley extension is complete – so post 2030.

Best way to spend $1.65 Billion?

Each of these scenarios costs the same $1.65 Billion price tag.

• Which option do you think provides more value to Surrey?
• Which option will result in the most rapid transit for Surrey by 2030?
• Which option will best integrate with the neighbourhoods it passes through, create a sense of place, and be a catalyst for vibrant communities? Rather than just a means of by-passing Surrey to get somewhere else.
• Which communities should be prioritized for rapid transit?

A new mixed-use development proposed for a vacant piece of land next to Holland Park is set to appear before Council on Monday, February 24 for 1st & 2nd Readings. Known as Holland Parkside, and being developed by Century Group (the same developer as 3 Civic Plaza), the project is proposing to bring a mix of market and rental housing, office, retail, restaurant, public food market, and courtyard green space to the growing neighbourhood surrounding King George Station. Overall, the project is to include:

• 42 + 36 Storey Market Residential Towers above a townhouse base (818 Units)
• 19-Storey Rental Residential Tower (204 Units)
• 10-Storey Mid-Rise Office Tower (212,000 sq.ft. including retail)
• Ground-level Retail in a double-height podium at the base of the office and rental towers along King George Blvd, including a 2-storey restaurant and large market hall for food vendors
• A publicly accessible Central Courtyard on level 3 with an urban agriculture and food-related theme

Perspective along King George Blvd – Rental Residential Tower (Left), Office Mid-Rise (Right), and 2-Storey Retail / Market Hall Podium Perspective along west side of site adjacent to existing Single Family – Market Residential Towers and Townhouse Base Perspective along 99 Ave – Office Mid-Rise (Left) and Market Residential Tower (Right) Perspective along 98A Ave – Market Residential Tower (Left), Rental Residential Tower (Right), Level 3 Courtyard (Centre) A publicly accessible courtyard on level 3 in the centre of the site, accessible via a grand staircase through the site from King George Blvd

Designed by ZGF Architects, the development is to be built in phases over a number of years, subject to market conditions. The current application is for a Rezoning, City Centre Plan Amendment, and General Development Permit (for Form & Character) only. Detailed Development Permits for each phase will be brought forth at later dates under separate applications.

At the south end of the site, a small portion of land will be dedicated to allow for 98A Avenue to bend northward and intersect with ‘George Junction’ a new crescent road to connect through the King George Hub development across the street. At the north end of the site, a new 99 Ave will be constructed, which will then bend south around the development to connect to 98B Ave to the west. The existing single family housing to the west is expected to be redeveloped in the future to 4-6 Storey multi-family, as per the City Centre Plan.

Contextual view facing North-West Contextual View facing South-East Contextual View facing North-East

At this time, detailed design of project is still underway, and will continue to be refined through subsequent development permit applications for each phase. The report to Council notes that the first phase is expected to be constructed and ready for occupancy by summer 2024, although does not mention which portion will be developed first. Given that all 4 buildings share a common parkade, podium, and level 3 Central Courtyard, it’s unclear how the project would be built in phases.

For more on the project:

https://www.surrey.ca/bylawsandcouncillibrary/PLR_7918-0217-00.pdf

A new mixed-use development proposed for a vacant piece of land next to Holland Park is set to appear before Council on Monday, February 24 for 1st & 2nd Readings. Known as Holland Parkside, and being developed by Century Group (the same developer as 3 Civic Plaza), the project is proposing to bring a mix of market and rental housing, office, retail, restaurant, public food market, and courtyard green space to the growing neighbourhood surrounding King George Station. Overall, the project is to include:

• 42 + 36 Storey Market Residential Towers above a townhouse base (818 Units)
• 19-Storey Rental Residential Tower (204 Units)
• 10-Storey Mid-Rise Office Tower (212,000 sq.ft. including retail)
• Ground-level Retail in a double-height podium at the base of the office and rental towers along King George Blvd, including a 2-storey restaurant and large market hall for food vendors
• A publicly accessible Central Courtyard on level 3 with an urban agriculture and food-related theme

Perspective along King George Blvd – Rental Residential Tower (Left), Office Mid-Rise (Right), and 2-Storey Retail / Market Hall Podium Perspective along west side of site adjacent to existing Single Family – Market Residential Towers and Townhouse Base Perspective along 99 Ave – Office Mid-Rise (Left) and Market Residential Tower (Right) Perspective along 98A Ave – Market Residential Tower (Left), Rental Residential Tower (Right), Level 3 Courtyard (Centre) A publicly accessible courtyard on level 3 in the centre of the site, accessible via a grand staircase through the site from King George Blvd

Designed by ZGF Architects, the development is to be built in phases over a number of years, subject to market conditions. The current application is for a Rezoning, City Centre Plan Amendment, and General Development Permit (for Form & Character) only. Detailed Development Permits for each phase will be brought forth at later dates under separate applications.

At the south end of the site, a small portion of land will be dedicated to allow for 98A Avenue to bend northward and intersect with ‘George Junction’ a new crescent road to connect through the King George Hub development across the street. At the north end of the site, a new 99 Ave will be constructed, which will then bend south around the development to connect to 98B Ave to the west. The existing single family housing to the west is expected to be redeveloped in the future to 4-6 Storey multi-family, as per the City Centre Plan.

Contextual view facing North-West Contextual View facing South-East Contextual View facing North-East

At this time, detailed design of project is still underway, and will continue to be refined through subsequent development permit applications for each phase. The report to Council notes that the first phase is expected to be constructed and ready for occupancy by summer 2024, although does not mention which portion will be developed first. Given that all 4 buildings share a common parkade, podium, and level 3 Central Courtyard, it’s unclear how the project would be built in phases.

For more on the project:

https://www.surrey.ca/bylawsandcouncillibrary/PLR_7918-0217-00.pdf

A development application has been submitted for a new mixed-use project on 104 Ave near Whalley Blvd. The subject site is made up of 3 existing properties that span the block between 104 Ave and Central Ave just east of Whalley Blvd. The site is currently occupied by a run-down early 1970’s strip mall known as ‘Plaza 104’.

According to details of the development application, the applicant – Andrew Cheung Architects – is seeking to rezone the property and amend both the Official Community Plan and City Centre Plan for increased density from 3.5 FAR to 5.5 FAR to allow for a phased 1149 unit mixed-use development containing 10,720 sq.ft. of commercial space. This translates into approximately 3 high-rise residential towers above retail. In addition, the development would dedicate a new north-south road through the site, as well as 2 new lanes as per the City Centre Plan.

The current application is seeking a Development Permit for phase 1, which is to contain a single tower (383 units) and all 10,720 sq.ft. of commercial space on a newly subdivided parcel fronting 104 Avenue. The remaining phases of the project to the south would be subject to future applications.

Site in context of the City Centre Plan showing future road and lane dedications Subject Site on 104 Avenue east of Whalley Blvd containing a 1970’s strip mall Birds-eye view of site looking south from 104 Ave

For more on the application: https://apps.surrey.ca/Online-Development-Inquiry/?year=19&seq=0060

After nearly 2 years of construction, the new West Village Park and District Energy Centre officially opened last week in the rapidly growing West Village neighbourhood of City Centre. Located at the corner of Central Avenue & 133 Street, the new 0.7 Acre park was designed by Vancouver’s Space2Place Landscape Architects in conjunction with a community consultation process, and is one of 10 new parks planned for City Centre. The park includes a plaza, stage, green space, play area, benches, picnic tables, and a distinctive hexagon pattern of concrete, cork, and landscape beds. In addition to the park, a new segment of Central Avenue was opened, with a new sidewalk and dedicated bike lane (now standard on all newly constructed Collector and Arterial Roads in Surrey).

The main feature of the park is the new West Village Energy Centre, designed by Vancouver’s Francl Architecture, and complete with an art installation titled ‘Blankets’ on the building’s stacks. Operated by Surrey City Energy, the centre is the first of  3 District Energy Centres planned for City Centre, with the remaining two to be located near King George Station and Gateway Station in the future. These District Energy centres are intended to provide reliable, cost-competitive, and sustainable heat and hot water services to the City Centre’s growing high-density population. They work by distributing thermal energy, typically in the form of hot water through a network of closed-loop underground pipes to individual customer buildings. As new developments come on-line, they can connect to the District Energy System for their heating and hot water services.

Plaza looking west from 133 St Looking East towards West Village Park greenspace West Village Energy south facade featuring art installation ‘Blankets’ on building stacks Looking East on Central Avenue Looking East into interior of West Village Energy Centre Newly constructed Central Avenue half-road Looking west into interior of West Village Energy Centre West Village Energy Centre entrance Greenspace and picnic area Greenspace, plaza, and seating area Greenspace and seating area