Further to news in January on the submission of a development application for WestStone Group’s next tower in West Village, more details have now surfaced showing changes to the original plan.

As per a recently released rendering of the project by Adessa Visuals, and application details from the City of Surrey, the project is now proposed as a 46-storey tower above a 14-storey podium. The significant massing of the project is a departure from early plans for the site, which showed a tower above a commercial/retail podium similar to the under construction Evolve next door. Early plans also showed a small plaza/park space on the southern portion of the site, which has now been replaced by the 14-storey podium, covering the entire site.

The scale of the project, designed by Vancouver-based Chris Dikeakos Architects is set to further transform the growing West Village neighbourhood to the west of Surrey Central Station. This latest tower is Phase 5 of an eventual 8 Phase project.

West Village Plan showing previous plan for site on Parcel 5 with the park now replaced by a 14-storey podium.

PCI Group has submitted a new application for the second phase of their four-phase mixed-use ‘The Hub’ development at King George Station, indicating that the project may finally be moving forward. Details of the application available so far indicate that Phase B will include approximately 120,000 sq.ft. of retail space, 9,000 sq.ft. of restaurant space, a 15-storey office tower, and 736 residential units within 2 towers.  This description is a bit misleading however, as the office tower will actually form the base of one of the residential towers combining to make up a total 39-storey signature tower at the corner of King George Blvd and Fraser Hwy. The second tower is to be a 12-storey mid-rise rental residential building fronting Fraser Highway.

Signature 39-Storey tower at Fraser Hwy and KGB with combined office base and residential above.

This latest application is an amendment of a previous 2014 application already in process for Phase B. Details of that application were similar, seeking a Development Permit for 2 residential towers (39 and 12 storeys), and a 13-storey office tower (base of the 39-storey residential tower), with commercial, retail, restaurants, and a cinema at ground level. The main purpose of the new amended application is to accommodate the future LRT station on site along King George Blvd, which is expected to begin construction in 2018. Phase A of the project, completed back in 2015, included the iconic 10-storey Coast Capital Savings headquarters building.

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

Happy 2019! As we enter the new year, it’s time for this blog to take its annual look what’s ahead for development in Surrey City Centre over the coming year.

2018 in Review

New Construction

A total of 6 new projects began construction in 2018 – representing 5 high-rises (>6 storeys) and 3 low-rises (4-6 storey). These included:

• Park Boulevard | Condo | 42 Storeys
• King George Hub (Phase B) | Condo, Office, Retail | 15, 29 + 40 Storeys
• City Centre 3 | Office, Retail | 10 Storeys
• La Voda | Condo | 6 Storeys
• Fraser Landmark | Condo | 6 Storeys
• Maverick | Condo | 5 Storeys

Park Boulevard under construction on Whalley Blvd King George Hub (Phase B) under construction at King George Blvd & Fraser Hwy

New Development Applications

Aside from new construction underway,  2018 saw a surge in new development applications. Looking back at the past 3 years, the number of new high-rise development applications submitted in 2018 was double that of 2017, and triple that of 2016. Overall, a total of 23 new applications were submitted in City Centre for both high-rise and low-rise development representing 21 high-rises (>6 storeys) and 10 low-rises (4-6 storeys). This is the highest number of development applications submitted in a single year in City Centre’s history, and included:

Ahead in 2019

With the surge in new development applications in 2018, and many projects making it through the approvals process, 2019 and the next few years could bring record construction in City Centre. As we enter 2019, numerous projects are already in the marketing stage, and could begin construction by the end of the year, assuming market conditions remain favourable.

Potential Construction Starts 2019

• One Central | Mixed-Use | 44 Storeys
• Park George | Condo | 35 + 39 Storeys
• University District (Phase 2) | Mixed-Use | 28 + 37 Storeys
• King George Hub (Phase C) | Rental | 34 Storeys
• Avani Centre | Hotel, Condo | 30 Storeys
• Georgetown (Phase 1) | Mixed-Use | 30 Storeys
• Linea | Condo | 28 Storeys
• The Holland | Condo | 25 Storeys
• Veterans Village (Phase 1) | Mixed-Use | 26 Storeys
• Centra | Condo | 23 Storeys
• Camilla Residences | Seniors Housing | 5 Storeys
• 14008 108 Avenue | Condo | 5 Storeys
• Parker by Mosaic | Condo | 4 Storeys

Aside from construction starts, the following projects are expected to complete in 2019:

Expected Construction Completions 2019

• Prime on the Plaza| Mixed-Use | 37 Storeys
• Evolve | Mixed-Use | 36 Storeys
• SFU Sustainable Energy + Environmental Engineering Bldg | 5 Storeys
• HQ by Porte| Condo | 6 Storeys
• Aspire| Condo | 6 Storeys
• Surrey Central SkyTrain North Station House
• West Village Park + District Energy Centre

Prime on the Plaza under construction at University Dr + Central Ave Evolve under construction at 133 St + Central Ave SFU Sustainable Energy + Environmental Engineering Building – set to open Fall 2019 West Village Park + District Energy Centre Surrey Central SkyTrain – North Station House

New Development Applications in 2019

If the trend over the past 3 years is any indication, 2019 could be another strong year for development applications in City Centre. Many projects are known to be in the planning stages, but yet to submit applications. Will 2019 see a continued surge in development applications, a levelling off, or a slow down compared to 2018? We shall see over the next 12 months.

For more info on all active development applications in City Centre:

https://urbansurrey.com/surrey-city-centre-active-projects/

The long awaited expansion of Surrey’s SFU campus is set to be underway soon. A development application was recently submitted to the City of Surrey to permit the construction of a new 5 storey Sustainable Energy & Environmental Engineering Building on land currently occupied by 2 parking lots at the northwest corner of 102 Ave and University Dr.

The final design of the building has not yet been released, but will undoubtedly have a significant impact on the streetscape and neighbourhood when complete, adding to other development in the area such as the currently under construction 37-storey Prime condominium tower to the adjacent north.

As part of the project, 102A Avenue will be re-aligned to create a new intersection where the Surrey Central Skytrain Station bus loop currently exists, setting the stage for the coming removal of the bus loop itself. The current lane / pathway will also close as part of the project, and be reconstructed as a new north-south urban green lane along the west edge of the site, linking to Prime.

Excavation could be underway as soon as later this year, with completion expected in 2019. More details to come.

Blackwood Partners, have released new details on their upcoming ‘Central City 2’ office tower project at the corner of Old Yale Rd and King George Blvd. A new leasing brochure, available on the Central City website, provides some updated renderings, floorplans, and marketing information aimed at future tenants looking for office and retail space.

Since first being announced back in November 2017, the new renderings depict a re-designed, more refined tower, from that initially conceptualized. The new design features a stronger podium fronting Old Yale Rd and a more cohesive tower floor-plate and massing compared to the previous design. The rectangular floor plate blends into an elliptical floor plate on higher floors – referencing the existing 25-storey Central City office tower at 102 Ave & University Dr built in 2003.

Conceptual rendering of tower podium and restaurant at corner of City Parkway and Old Yale Rd

Tower Details

Designed by Vancouver’s ZGF Architects, the project will be a 25-storey, Class AAA, mixed- use tower, containing 512,305 SF of commercial space and +/-20,000 SF of retail space contained within the podium. The ground level is conceptualized to contain 6 retail units, a restaurant, cafe, and office tower lobby, anchored to a prominent public plaza at the corner of Old Yale Rd and King George Blvd across from Holland Park and King George Station. The building will be built to LEED GoldDesign (with a pathway to Platinum), and also contain:

• Premium end-of-trip facilities, with ample bicycle storage, executive bicycle lockers, shower, and change facilities
• Approximately 900 underground parking stalls
• High-speed state-of-the-art elevators
• Electric vehicle charging stations and car share parking spaces.
• Numerous other advanced technology features

Conceptualized ground-level floor plan Artistic rendering of views from higher-level office floors Artistic rendering of roof-top views overlooking Holland Park Artistic rendering of fitness facilities for office employees

Long-term plan

Also released as part of the leasing brochure is a glimpse at the long-range plan for redevelopment of the entire Central City site following Central City 2. This plan will see much of the existing indoor shopping centre retained but renovated, with the introduction of a new prominent plaza at its south-end along Old Yale Rd, linking the shopping centre directly onto Holland Park. The existing parking lot along King George Blvd is envisioned to be broken up into a series of new city blocks, containing mixed-use high-rise development sites. A re-aligned City Parkway will connect directly through the site from the north, past a new entry plaza where Wal-Mart currently exists.

While no target dates have been given for completion of Central City 2 – it is expected that a development application will be submitted for the project in the near future. The long-range plan for Central City is expected to play out over the next decade or longer. For more on Central City 2:

http://www.centralcity.ca/wp-content/uploads/2018/04/Tower-2-at-Central-City-Brochure-April-2018.pdf

WestStone Group’s ‘West Village 5’ is heading to Council on Monday, just 3 months after an initial application was submitted for the project back in January. In a Planning Report released on Friday, it was revealed that all residential units in the 44-storey building are to be rental housing, signifying a resurgence towards purpose-built rental housing amongst developers. In all the project is to consist of:

• 11 Townhouse units
• 539 Apartment units ranging from studios to 3-bedrooms
• 14,676 sq.ft. of commercial space consisting of ground-level retail with 2 floors of office above.

It is expected that the commercial/retail component of the project will anchor the new intersection of 133A St and Central Ave (103 Ave), adding to the retail/commercial along Central Ave currently under construction at Evolve. Central Ave will eventually connect directly through to Civic Plaza, Surrey Central station, and beyond, forming a new commercial/residential ‘High Street’ through Surrey City Centre.

It was also indicated in the planning report that the project is set to proceed on an expedited schedule, with completion and occupancy intended by Fall 2020. This would mean the project would need to begin construction later this year.

Revised Master Plan for West Village. Evolve currently under construction on Parcel 4 and subject proposal shown on Parcel 5.

Site plan showing currently under construction Evolve and subject proposal.

Elevation renderings of the project in relation to surrounding proposed and existing towers.

View of the rapidly growing West Village neighbourhood. Subject site located directly in front of the existing 36-storey Ultra Tower.

For more details:

http://www.surrey.ca/bylawsandcouncillibrary/PLR_7917-0011-00.pdf

Reliance Properties and MacDonald Development’s Prime on the Plaza is beginning to rise quickly now over University Drive. Over the past month the building’s 4-storey townhouse / retail podium has taken shape, with work on the tower floors now progressing at a rate of about 1 floor per week. With the tower now 7 floors above ground, and 30 floors left to go, it could reach it’s final height by the end of the year, in roughly 30 weeks or 8 months.

To the adjacent south of the project, SFU’s Sustainable Energy and Environmental Engineering Building also continues to progress quickly, with that project now 1 floor above ground for much of the site, and work beginning on the 2nd floor.

Concord Pacific’s Park Avenue West has finally opened near King George Station in Surrey City Centre. The tower which began construction in 2014, is the taller twin to Park Avenue East which opened in late 2016.

Standing at 39 Storeys tall, Park Avenue West not only adds another condo tower to the area, but also completes the the Park Avenue development, bringing with it a number of resort-style amenities, new public plaza space, walkways open to the public, lighting features, and a corner fountain with spotlights that illuminates the building in changing purple and blue tones at night. Park Avenue is the successor to the original 3 Park Place towers at King George Station, and is set to be followed by Park Boulevard which is expected to break ground by next year.

The opening of Park Avenue has quickly given a new feel to the area. A walk through the new public plaza, pathway, and amenity areas provides a good sense the future feel of Surrey City Centre, and the King George Station area in particular, with the quality of urban design and landscaping on-par and comparable to areas of Coal Harbour and Concord Pacific’s False Creek neighbourhood. With a number of new developments set to break ground within the next year in the immediate vicinity, the area’s transformation will only continue.

New corner fountain at Whalley Blvd + 100 Avenue featuring coloured spotlights. View west along 100 Avenue of Park Avenue West lobby View east on 100 Avenue of Park Avenue West entrance View of the Park Avenue parking access area New public pathway connecting to Whalley Blvd Parking Garage entry and pool deck to the right View further back along new public pathway Private pool within Park Avenue amenity area Horizontal lighting feature on top of Park Avenue West and East Pool deck within private amenity area Amenity area tennis court along new public path Park Avenue West and East as seen from King George Station Park Avenue West and East with Park Place in forefront from King George Station Purple toned lighting feature on Park Avenue West as seen from 100 Avenue

For more on Park Avenue:

https://www.parkavenueliving.ca

Progress continues on the SFU Surrey ‘Sustainable Energy and Environmental Engineering Building’ at 102 Avenue and University Dr. Over the past few weeks, the site has been cleared and is now undergoing excavation to allow for the construction of a single level of underground parking below what will be a 5-storey building. Despite the activity on site, the project has yet to receive 4th-reading / final approval from the City of Surrey. The project is being fast-tracked to meet a deadline for Federal funding, which stipulates the building must be substantially completed by April 30, 2018. Preliminary Approval was granted in July, and it is expected final approval will come later this year.

More on SFU Surrey expansion:

https://urbansurrey.wordpress.com/2016/07/11/update-sfu-surrey-expansion/

https://www.surrey.ca/bylawsandcouncillibrary/CR_2016-R178.pdf