A proposal to revitalize an existing rental tower and create 63 new rental units at King George Blvd & 98th Avenue was stalled by Surrey’s new Council on Monday, after being denied 1st & 2nd readings for not looking satisfactory enough, in Council’s opinion. The application, which is proposing to convert an existing 3-storey commercial building on site to rental residential, and upgrade the exterior of the 18-storey tower behind it, was sent back to staff to work with the applicant on unspecified revisions.

Designed in partnership with MCM Architects and PWL Landscape Architects, the project would bring a welcome facelift to the existing buildings on site, originally completed in 1982, as well as improve the surrounding streetscape. Aside from aesthetic upgrades, the primary objective of the project is to create 63 new rental units on site through the conversion of the existing 3-storey commercial building along King George Blvd. Details of the proposed upgrades include:

• Modernization and conversion of the existing low-rise commercial building to rental residential. Exterior cladding to be replaced with new materials consisting of high quality white fibre cement panels, and charcoal seam metal cladding.
• Landscaping along King George Blvd enhanced and modified to suit residential use and layout
• New plaza at the north-east corner of the site to help activate the streetscape along King George Blvd
• The existing 18-storey tower to receive new exterior paint and glass balcony rail replacements with colour enhancements.

Proposed exterior upgrades and residential conversion along King George Blvd Elevation of proposal looking north along King George Blvd

Despite the high quality materials proposed, and thoughtfully designed plan which works within the given site constraints, Council was of the opinion that the design was not suitable enough to be allowed to proceed. Without giving any specific recommendations on how to improve the design, the project was sent back to staff to work with the applicant on revisions to the plan, despite staff already working closely with the design team to date. The building’s modernization, and the delivery of new rental units to City Centre is now delayed pending unclear revisions, until the project can return to Council for consideration once again.

The conversion is supported by Surrey Staff as the existing commercial building has long suffered from poor vacancy rates and high tenant turn-over due to physical attributes of the building, and its poor integration with the neighbourhood. The proposed residential use is seen as appropriate for this location, being across from a SkyTrain station and the developing context of the area.

Proposed site plan including public realm and streetscape enhancements

The Surrey Village Tower currently contains 227 rental units in the existing 18-storey tower, managed by RealStar. The addition of the proposed 63 new units would bring the total rental units to 290.

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

The next phase of Concord Pacific’s ‘Park’ community near King George Station is moving forward to Council on June 11 seeking approvals to develop a pair of 35 & 39 storey towers at 13778 100 Avenue. Located just to the east of their recently completed ‘Park Avenue’ towers, this latest, so-far unnamed project, will be the 4th phase of Concord’s ‘Park’ community following Park Place, Park Avenue, and the now under construction Park Boulevard. The 2 new towers will bring the total number of Concord towers in the community to 8. The ‘Park’ name refers to the community’s setting surrounding Quibble Creek Park.

From the Planning Report to Council, Concord is proposing to subdivide the site into 2 lots – the north lot to contain the 2-tower project, and the south lot to be conveyed to the City as an addition to Quibble Creek Park. The northern-most tower fronting 100 Avenue will be 35-storeys (348 ft), while the southern tower will be 39-storeys (377 ft.), containing a total of 676 units, above a 2-storey podium consisting of indoor and outdoor amenity space, as well as 7 ground-oriented townhouse units fronting 100 Avenue.

As for design – the towers feature balconies that vary in size, shape, and materials, to create visual interest. Vertical blue strips run down the towers fading from dark to light blue – referencing a waterfall. Other references to water include blue paving patterns containing in-ground lights and glass bricks within the pedestrian walkways leading from Quibble Creek Park to a water feature in the centre of a plaza. This water feature serves as a focal point that can be seen from the 100 Avenue entrance, the tower lobby, and greenway to the east.

The two towers will connect and integrate with Quibble Creek Park to the south, as well as the Park Avenue towers to the west through an expanded greenway / path system. A generous sized lawn along the greenway will be provided as flex space for residents. Large planting areas with naturalistic character will help to integrate the greenway into the naturalized landscape of Quibble Creek Park.

In addition to the project’s access to and integration with its natural park setting, other outdoor amenities to be provided on the podium’s roof include a sunbathing deck, outdoor yoga area, children’s play area and putting green. Indoor amenities include a gym, study and meeting room, pilates and exercise room, indoor pool, hot tub, steam room and sauna, change rooms, and table tennis.

The November issue of the City Centre Monthly Update is now out at SurreyCityCentre.ca. This month’s newsletter includes a round-up of new Development Applications, Council Approvals, and Construction activity during the previous month.

New Development Applications

20-0233 (Center Block)

View from Civic Plaza of the initial phase of Centre Block – 14 + 35-Storey Office & Retail

A preliminary Rezoning and General Development Permit application has been submitted for the first phase of the much anticipated redevelopment of the North Surrey Recreation Centre site, known as ‘Center Block.’ The applicant, Surrey City Development Corporation (SCDC), is proposing 1,446,088 sq.ft. of office and commercial space, next to Civic Plaza and Surrey Central Station as part of this initial phase, which will include 2 office buildings at 14 & 35-Storeys, with retail at grade. The current application is for rezoning and master plan approval only. Separate applications will be submitted in the future for each building / phase.

The Center Block project plans to transform the city’s core with a number of new office towers, an expanded SFU campus, retail, and a new transit plaza integrated with a revamped Surrey Central Station, expected to be built over the coming decade.

20-0244 (9525 King George Blvd)

This application replaces a previously approved Seniors Living & Care Facility project known as ‘Innovation Boulevard’ originally planned for a site across from Surrey Memorial Hospital. Since failing to attract investment in that project since its approval in 2016, WestStone Group has now submitted a new application for the site. The new application is proposing a mixed-use residential, office, and retail development, which is to include 920 residential units, and 10,841 sq.ft. of commercial space.

Council Approvals

18-0443 (13245 104 Ave)

13-Storey Rental Apartment at 13245 104 Ave

This mixed rental and market residential project at 13245 104 Avenue received 3rd Reading (Conditional Approval) in October 2020. The current application included a detailed Development Permit for just Phase 1 of the project, which will include a 13-storey rental apartment building (115 Units) on the north portion of the site. Phase 2, subject to a future detailed Development Permit application, is to include a 16-storey market residential building, containing 157 units, on the south portion of the site fronting 104 Avenue.

The site is adjacent to, and will eventually become integrated, with a similar application to the east, which received Conditional Approval in September 2020 for a 21-storey rental and 26-storey market residential project.

Master Plan for adjacent rental & market residential projects at 13245 & 13264 104 Ave

19-0105 (The Holland 2)

The Holland 2 – 32-Storey Market Residential

The second phase of Townline Homes ‘The Holland’ project received Conditional Approval in October 2020. This phase will include a 32-storey market residential tower consisting of 308 units at 13333 Old Yale Rd. The first phase of the project, consisting of a 25-storey market residential tower, began construction in September 2020.

Construction

The month of October 2020 saw continued construction on 15 major projects within City Centre, including 15 high-rise towers (>6 Storeys) and 4 low-rises (6-storeys or less) representing:

• 5,190 Residential Units
• 312,179 Sq.ft. of Office Space
• 164,220 sq.ft. of Retail

A 6-storey residential project at Fraser Hwy and 140 Street known as Fraser Landmark completed in October 2020.

Fraser Landmark at Fraser Hwy & 140 St completed construction in October 2020 Construction progress at King George Hub (Phase B) King George Hub (Phase C) – 34-Storey Rental Apartments Linea – 28-Storey Market Residential nearing completion at 133 St & 104 Ave City Centre 3 – 10-Storey Office across from Surrey Memorial Georgetown One – 30-Storey Residential & Retail at 102 Ave & Whalley Blvd One Central – 44-Storey Residential under construction in West Village

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

A proposal to revitalize an existing rental tower and create 63 new rental units at King George Blvd & 98th Avenue was stalled by Surrey’s new Council on Monday, after being denied 1st & 2nd readings for not looking satisfactory enough, in Council’s opinion. The application, which is proposing to convert an existing 3-storey commercial building on site to rental residential, and upgrade the exterior of the 18-storey tower behind it, was sent back to staff to work with the applicant on unspecified revisions.

Designed in partnership with MCM Architects and PWL Landscape Architects, the project would bring a welcome facelift to the existing buildings on site, originally completed in 1982, as well as improve the surrounding streetscape. Aside from aesthetic upgrades, the primary objective of the project is to create 63 new rental units on site through the conversion of the existing 3-storey commercial building along King George Blvd. Details of the proposed upgrades include:

• Modernization and conversion of the existing low-rise commercial building to rental residential. Exterior cladding to be replaced with new materials consisting of high quality white fibre cement panels, and charcoal seam metal cladding.
• Landscaping along King George Blvd enhanced and modified to suit residential use and layout
• New plaza at the north-east corner of the site to help activate the streetscape along King George Blvd
• The existing 18-storey tower to receive new exterior paint and glass balcony rail replacements with colour enhancements.

Proposed exterior upgrades and residential conversion along King George Blvd Elevation of proposal looking north along King George Blvd

Despite the high quality materials proposed, and thoughtfully designed plan which works within the given site constraints, Council was of the opinion that the design was not suitable enough to be allowed to proceed. Without giving any specific recommendations on how to improve the design, the project was sent back to staff to work with the applicant on revisions to the plan, despite staff already working closely with the design team to date. The building’s modernization, and the delivery of new rental units to City Centre is now delayed pending unclear revisions, until the project can return to Council for consideration once again.

The conversion is supported by Surrey Staff as the existing commercial building has long suffered from poor vacancy rates and high tenant turn-over due to physical attributes of the building, and its poor integration with the neighbourhood. The proposed residential use is seen as appropriate for this location, being across from a SkyTrain station and the developing context of the area.

Proposed site plan including public realm and streetscape enhancements

The Surrey Village Tower currently contains 227 rental units in the existing 18-storey tower, managed by RealStar. The addition of the proposed 63 new units would bring the total rental units to 290.

PCI Developments is moving ahead with the next phase of its master-planned King George Hub development at King George Station. Following the success of ‘Phase B’ which is currently under construction, ‘Phase C’ will add a 34-storey rental apartment tower with ground floor retail to the site just east of the completed Coast Capital Savings headquarters (Phase A).

Originally planned to be an office tower site, ‘Phase C’ is to include 371 residential units, above 9,322 SF of ground floor retail. Phase C will complete the northern street edge of the internal road on site known as ‘George Junction’, as well as the Coast Capital Plaza next to Phase A. The completed plaza is intended to allow for retailer displays and seating, while serving as a direct pedestrian connection through the Hub development to King George Station.

‘Phase C’ shown behind the existing Coast Capital Savings headquarters and to the left of currently under construction ‘Phase B’ View of ‘Phase C’ from King George Blvd View of ‘Phase C’ from the east looking towards King George Station View of Coast Capital Plaza between Phase A and C – connecting Hub to King George Station

In terms of architecture, the tower’s design references the pair of 29 & 40-storey residential towers currently under construction as part of Phase B, with a similar wide rectangular floor plate, and prominent canopy at the top of the tower. Phase C differs however with a more ‘playful’ design, featuring shifting coloured balconies every other floor for visual interest, and a light grey window wall running down the narrow north and south sides of the tower. Punctuated black-framed windows and white paneling cover the wider east and west facades.

The retail podium of the tower also aims create visual interest and promote a human-scale environment through varied heights and materials used for each of the retail units. This reinforces a small-scale retail rhythm along the street for a comfortable and pleasant pedestrian experience.

Punctuated windows and varied coloured balconies along east and west facades View from east towards King George Station Retail fronting Coast Capital Plaza between ‘Phase C’ and Coast Capital Savings headquarters View facing west of retail along George Junction – featuring varied materials and podium heights

Phase C marks the second to last phase of King George Hub – to be followed by Phase D on the remaining lands on the east end of the site. Phase D is expected to include up to 3 additional towers, bringing the total number of towers within King George Hub to 9. While it is unclear when Phase D will move forward, Phase C is expected to begin construction by next year, with occupancy targeted for summer 2022.

King George Hub lands with ‘Phase C’ site in green and future ‘Phase D’ site to the east North elevation view of Phases A-C East elevation view of Phase A-C

For more on Phase C of King George Hub: https://www.surrey.ca/bylawsandcouncillibrary/PLR_7918-0095-00.pdf

Concord Pacific has launched marketing for its next and final phase of its ‘Park’ development near King George Station. Named ‘Park George’ following Park Place, Park Avenue, and Park Boulevard, the twin tower project is now open for registration on the Park George website.

The project which received 3rd reading on June 25, 2018 and Final Adoption just a month later on July 23, 2018, has moved swiftly through the approvals process, and is expected to begin construction within the coming year. As reported back in June, the project will feature a pair of 35 & 39-storey towers adjacent to, and integrated with, Quibble Creek Park at 13778 100 Ave.

Completion is targeted for Spring 2022.

The next phase of Concord Pacific’s ‘Park’ community near King George Station is moving forward to Council on June 11 seeking approvals to develop a pair of 35 & 39 storey towers at 13778 100 Avenue. Located just to the east of their recently completed ‘Park Avenue’ towers, this latest, so-far unnamed project, will be the 4th phase of Concord’s ‘Park’ community following Park Place, Park Avenue, and the now under construction Park Boulevard. The 2 new towers will bring the total number of Concord towers in the community to 8. The ‘Park’ name refers to the community’s setting surrounding Quibble Creek Park.

From the Planning Report to Council, Concord is proposing to subdivide the site into 2 lots – the north lot to contain the 2-tower project, and the south lot to be conveyed to the City as an addition to Quibble Creek Park. The northern-most tower fronting 100 Avenue will be 35-storeys (348 ft), while the southern tower will be 39-storeys (377 ft.), containing a total of 676 units, above a 2-storey podium consisting of indoor and outdoor amenity space, as well as 7 ground-oriented townhouse units fronting 100 Avenue.

As for design – the towers feature balconies that vary in size, shape, and materials, to create visual interest. Vertical blue strips run down the towers fading from dark to light blue – referencing a waterfall. Other references to water include blue paving patterns containing in-ground lights and glass bricks within the pedestrian walkways leading from Quibble Creek Park to a water feature in the centre of a plaza. This water feature serves as a focal point that can be seen from the 100 Avenue entrance, the tower lobby, and greenway to the east.

The two towers will connect and integrate with Quibble Creek Park to the south, as well as the Park Avenue towers to the west through an expanded greenway / path system. A generous sized lawn along the greenway will be provided as flex space for residents. Large planting areas with naturalistic character will help to integrate the greenway into the naturalized landscape of Quibble Creek Park.

In addition to the project’s access to and integration with its natural park setting, other outdoor amenities to be provided on the podium’s roof include a sunbathing deck, outdoor yoga area, children’s play area and putting green. Indoor amenities include a gym, study and meeting room, pilates and exercise room, indoor pool, hot tub, steam room and sauna, change rooms, and table tennis.

PCI Development’s King George Hub project has officially sold out both residential towers within Phase B of the project. The 40-storey tower first went to market in October, quickly selling out, followed by the 29-storey tower in November. Phase B will also include a 15-storey office tower, 2-storey stand-alone restaurant, as well as over 100,000 sq.ft. of retail space integrated with a plaza.

According to the King George Hub Sales Team, over 12,000 people registered as interested purchasers for the 738 units. Given this unprecedented demand for a condo project in Surrey City Centre, units were allocated through a lottery system. Of those units sold:

• 697 were purchased by local residents
• 1 in 4 were first-time home buyers
• 65% of buyers currently live within 20km
• 30% of buyers currently live in Vancouver

With the success of King George Hub selling out so quickly, PCI developments has indicated that they are now moving forward with plans for Phase C of the project, which should include 1 additional residential tower to the east of the existing Coast Capital Savings headquarters. A future Phase D is set to follow that with space for up to 3 more towers, however detailed plans for both sites have yet to be finalized or released.

Plan showing King George Hub Phasing – Future phases C & D to the north and east of Phase B

With sales now complete, and final approval in place, it is expected that Phase B of King George Hub will begin construction by Spring 2018. This should be joined by Concord Pacific’s 42-storey Park Boulevard project just north of King George Station around the same time, making for 4 new towers starting construction within the area immediately surrounding King George Station. For more on King George Hub:

http://kinggeorgehub.com

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

A development application has been submitted for a mixed-use tower at 10731 King George Blvd just south of 108 Avenue. The subject site is made up of 3 existing lots which currently contain a run-down 2-storey commercial/residential building, and a 1-storey medical clinic.

The subject application is proposing to consolidate the 3 lots into 1, rezone the site from CHI to CD (based on RM-135 and C-15), as well amend the City Centre Plan to permit a 345-unit mixed-use development. The site is currently designated ‘Mixed-Use (3.5 FAR)’ under the City Centre Plan. In addition to redevelopment of the site, the application would also dedicate a portion of future 107A Avenue just to the South. The 2 adjacent properties to the South are currently owned by the City for the purposes of completing this new road connection.

View of Site from King George Blvd Subject Site within City Centre Plan – Designated Mixed-Use 3.5 FAR

The subject site is located directly across King George Blvd from Tien Sher’s anticipated ‘Whalley District’ development, set to replace the recently closed-down Flamingo Hotel and Bar. Combined, both projects would mark the beginning of renewal and transformation of the area surrounding King George & 108 Avenue, which has become notoriously run-down over the past few decades. This area is designated as a ‘Historic District’ in the City Centre Plan, due to its historical significance as the place of Surrey’s early urban beginnings surrounding the former ‘Whalley’s Corner’ Gas Stop.

For more on the application:

https://apps.surrey.ca/Online-Development-Inquiry/?year=19&seq=0048

New renderings have been released by Adessa Visuals of Tien Sher Group’s upcoming Whalley District near 108th & King George Blvd. The 3-tower project which currently has preliminary approval, is expected to begin on its first phase – a 35-storey condo tower + 6-storey condo low rise with retail at grade – later this year.

Adessa Visuals specializes in creating photo-realistic architectural renderings for projects across Metro Vancouver. These latest renderings help to bring the project to life and visualize the finished product. From the renderings, it is clear to see how transformative of a project this will be for the area of 108th & King George Blvd – which has become notoriously run-down in recent decades. In addition to condos, the project will also bring retail, community arts space, and an outdoor plaza.

This development will add to developer Tien Sher Group growing number of buildings in the area, having already built the 5-storey Quattro buildings across the street on Whalley Blvd, and set to begin on another 5-storey project across from the site at Whalley Blvd & Grosvenor Rd by next year. Whalley District will be phased, starting with the 35-storey tower at the east end of the site, and then working west to complete the 37-storey, and finally 46-storey signature tower. While the first tower could begin later this year and complete by 2021, it is expected the entire development will not be complete until around 2025.

View looking North View looking north on 107A Ave towards proposed plaza on 136A St View looking south from King George Blvd View looking west from Whalley Blvd & 107A St at first phase of project featuring a 35-storey condo tower and 6-storey condo building with retail at grade.

For more on the project: http://www.surrey.ca/bylawsandcouncillibrary/PLR_7915-0305-00.pdf

A 5-storey condo building proposed for the corner of Grosvenor Road and Whalley Blvd received 1st & 2nd readings at Council Monday night. The project, which was first announced back in April 2017, and is being developed by Tien Sher, will become the developer’s 6th building in the area, after Quattro 1, 2, 3, Balance, and the now under construction Venue. Tien sher’s other major project in the area Whalley District, was recently approved back in June, and should begin construction on its first phase in 2018.

This latest building to be added to Tien Sher’s portfolio in the area will further help to transition the neighbourhood into an up and coming urban district close to Gateway Station. From the planning report to Council, the project is to consist of:

• 125 Units consisting of 1-bedroom/flex, 2-bedroom/flex, and 3-bedroom apartments

Ground-oriented units are proposed to be oriented toward the street with their own front door, entry gates, and semi-private outdoor space, which will help to urbanize the streetscape that the building fronts. The project is expected to be completed by late 2019.

Project site within City Centre Plan

For more on the project:

http://www.surrey.ca/bylawsandcouncillibrary/PLR_7917-0110-00.pdf

Tien Sher Group’s long awaited ‘Whalley District’ is finally heading to Council on Monday June 12 for 1st & 2nd Readings. The project which first appeared in 2012 under a previous application, and then again in 2015 under its current application, is aiming to kickstart a revitalization of the historic heart of Whalley near 108th Ave & King George Blvd.

Details of the plan released in the Planning Report to Council indicate that the project will be built in 3 phases as outlined below:

Phase 1:

• • A 6-storey condo tower with retail at ground level fronting Whalley Blvd
  • A 35-storey condo tower with retail, arts, and plaza space below.
  • 4 live/work townhouse units
  • A 426-sq. metre (4,585-sq.ft.) street-level outdoor plaza at the intersection of future 136A Street and 107A Avenue. The plaza is intended to be used as a public gathering space where frequent weekend entertainment, education, and art events can take place. The applicant has proposed to partner with a non-profit arts and culture organization (Flamingo Square Arts Connection) to activate the space.

Phase 1 will include a total of 349 dwelling units. The commercial component for Phase 1 will consist of 1,960 square metres (21,095 sq.ft.) of floor area.

Phases 2-3:

• A 37-storey condo tower with retail at ground level
• A 46-storey condo tower with retail at ground level, including a large-format grocery store.

It is expected that Phase 1 of the project will get underway by Spring 2018.

Developer Tien Sher Group held a packed Town Hall meeting today to present their vision and plans for a revitalized Whalley. Dubbed ‘Whalley District’, the plan is for a development consisting of 3 high-rise condo towers and 1 low-rise condo building over a mix of commercial, retail, community, and plaza space on the south-east corner of 108 Ave and King George Blvd in the historic heart of Whalley. Tien Sher has already developed the neighbouring ‘Quatto’ project at Whalley Blvd and 108 Ave, along with ‘Balance’ on Grosvenor Rd, and the currently under construction ‘Venue’. 

While news of the development is not new, having been under application since 2015, what is new is their now announced plans to partner with a local arts group to bring a significant arts component to the project as a means to revitalize and bring culture to the Whalley area. It is expected that community space will be provided in the development for the non-profit arts group and their programming.

At the meeting, Tien Sher presented their plans for the introduction of a pedestrian-only street through the centre of the development dubbed the ‘Flamingo Block’ on what would be future 136A St. The Flamingo name comes from the long-standing Flamingo Hotel which has been on the site since the 1950’s, but will be torn down to make way for the development. At present, the City of Surrey wishes to see this as a future road open to traffic, however Tien Sher is leading a petition to build it as a pedestrian-only street where public art, cultural programming, and gathering could take place. This would compliment an additional proposed plaza/park on the corner of 108 & King George, also to be build as part of the development.

The project, which is expected to appear before council for preliminary approvals and public hearing before summer, is to be built in phases beginning with a 6-storey condo building with retail below along Whalley Blvd at the east end of the site. This will then be followed by phases 2-4 consisting of a 35-storey, 37-storey, and lastly a 46-storey condo tower(s) above commercial, retail, and arts/community space. It is expected that the first phase of the project will break ground by Spring 2018.

In the meantime, the arts group is looking to engage arts initiatives around the City Centre right away, and is seeking anyone who would like to become involved. Ideas for arts initiatives that can be introduced in the City Centre are wide ranging, from murals, public art, beatification projects, community groups, activities, and more.

For more information on Whalley District, to get involved, and to sign their arts & culture petition, visit: http://whalleydistrict.com

For more information and to get involved with the Flamingo Square Arts Connection, join their Facebook page: https://www.facebook.com/Flamingo-Square-Arts-Connection-754586634722551/

The March Issue of the City Centre Update is now available at SurreyCityCentre.ca. This month’s newsletter includes a round-up of new Development Applications, Council Approvals, and Construction activity during the past month of February.

New Development Applications

There were no new major development applications submitted in City Centre during February 2021.

As of March 2021, there are 30 major development applications under initial review (pre-council), consisting of approximately 34 towers, and 21 low-rises.

Major development applications under initial review as of March 2021

Council Approvals

Two major projects received 3rd Reading (Preliminary Approval) from Surrey City Council in February 2021. These included GEC Education Mega Centre, a 49-Storey Mixed- use tower, and Bosa’s Brightside, a 4-tower mixed-use development ranging in heights from 38-51 Storeys.

As of March 2021, there are 34 approved major projects in City Centre, consisting of 43 towers, and 22 low-rises.

Approved major development applications as of March 2021

18 – 0350 | Brightside

Bosa’s Brightside re-appeared before Surrey City Council in February 2021 after having been previously approved back in March 2020. The application has been amended to include an additional tower (previously under a separate application), as well as some minor revisions to the original proposal. The application now consists of 4 towers (38, 46, 50 & 51-Storeys) surrounding 2 low-rise retail & amenity buildings, to be built over a number of phases. Phase 1 is to include a 38-Storey rental residential tower on the corner of City Parkway & 104 Avenue.

Address:	104 Ave & City Parkway
Proposal:	38, 46, 50 & 51-Storey Mixed-Use (1,840 units, 239,421 SF office/retail)
Developer:	Bosa BlueSky
Architect:	Perkins + Will
Expected Completion:	2025 (Phase 1)

20 – 0071 | GEC Education Mega Centre

GEC Education Mega Centre also re-appeared before Surrey City Council in February 2021 after having been previously approved back in October 2017 under a separate application. The revised application now includes a 49-storey mixed-use tower consisting of 383 market

& rental residential units, 78,490 SF of office & institutional space, and 4,973 SF of retail. The project will also dedicate and construct a new portion of 102A Avenue through the site which is to eventually connect east to King George Blvd and beyond.

Address:	102A Ave & City Parkway
Proposal:	49-Storey Mixed-Use (383 units, 83,468 SF office/retail, institutional)
Developer:	CIBT / WestStone Group
Architect:	Chris Dikeakos
Expected Completion:	2025

Construction

No new projects began construction during January 2021, however one project finished construction (Central City Parkade), and one project began demolition, after having been halted in Fall 2020 (La Voda – 6-Storey Residential).

As of February 2021, there are 16 projects under construction in City Centre, representing 15 high-rises (>6 Storeys) and 6 low-rises (4-6-storeys).

Major projects under construction as of March 2021 Camellia Seniors Living – 132 St & 109 Ave Georgetown One by Anthem beginning to transform the corner of 102 Ave & Whalley Blvd Linea nearing completion at the corner of 133 St & 104 Ave Surrey’s next tallest – One Central beginning to rise in West Village Excavation underway at Park George on 100 Ave Rosewood Supportive Housing project rising above ground on 137 St King George Hub residential towers and retail nearing completion along Fraser Highway City Centre 3 nearing completion at 96 Ave & 137A St

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 Properties has submitted an application for their next phase of University District, to be located on the former Brick / Sears outlet site just north of the Safeway near 104 Avenue and City Parkway. This next phase is to follow Phase 2, known as ‘Blue Sky‘ which is currently in pre-sales and expected to begin construction in 2019.

Details of the new application indicate that the project is proposing 1,134 residential units and 104,300 SF of commercial space. This is likely to translate into up to 4 residential towers above podiums and significant commercial / retail space.

The site, which includes 2 properties – 13583 104 Ave & 13550 105 Ave spans an entire block, with frontages on 104 Ave, 105 Ave and City Parkway. The site also spans 2 designations under the City Centre Plan – with the south portion of the site designated for Mixed-Use/High-Rise (5.5 FAR), and the north portion designated for Mixed-Use/High-Rise (3.5 FAR). The City Centre Plan allows for density bonuses of 20%, meaning the project FAR will likely be proposed higher than what is designated.

View of Subject Site looking north-west from 104 Ave

The subject site is a key location in City Centre, in the civic core, just to the north of City Hall and Civic Plaza. Well-fitted to a project at this high profile location, the applicant on the file is Perkins + Will, a renowned international architecture and urban design firm with an office in Vancouver.

In development of the site, the project will also dedicate and construct a new urban ‘green lane’ running east-west across the site, as well as re-align the intersection of 104 Avenue and City Parkway. This will result in a continuous City Parkway between Surrey Central and Gateway – and help bridge the gap between these 2 areas of City Centre.

For more on the application:

https://apps.surrey.ca/Online-Development-Inquiry/?year=18&seq=0350

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

Bosa Properties’ University District is progressing with work continuing on the interior as well as balconies, exterior finishing touches, and sidewalk. While not scheduled for completion until later this year, the building has already transformed the area, creating a very urban, downtown streetscape along 104 Avenue, which will only improve with opening of the building’s retail. According to Form Leasing’s website, there are 5 units available which have not yet been leased.

http://form.ca/universitydistrict.pdf

The construction hoarding has finally come down at Bosa Property’s University District at 104 Ave & University Dr. Work continues on the exterior and interior of the building as it gets a coat of white paint, new sidewalks, and other finishing touches.

No sign yet on what retail may be going in at street level. There are currently 5 retail units listed for lease on form.ca ranging between 490 – 922 sq.ft. The 2nd floor of the podium is up for lease as office space with a total of 5,603 sq.ft. Availability is set for Q1 2017.

http://form.ca/universitydistrict.pdf

The crane is now in the process of being removed from Bosa Properties’ Alumni Tower project in Surrey City Centre. Alumni Tower is the first of 8 towers planned as part of Bosa’s University District development along 104 Avenue between University Drive and King George Blvd. At 36 stories, it will contain 310 condo units, along with retail and office space. Completion is scheduled for Fall 2016.

For more on University District:
http://ud.bosaproperties.com

Photos by UrbanSurrey – June 6, 2016

PCI Developments is moving ahead with the next phase of its master-planned King George Hub development at King George Station. Following the success of ‘Phase B’ which is currently under construction, ‘Phase C’ will add a 34-storey rental apartment tower with ground floor retail to the site just east of the completed Coast Capital Savings headquarters (Phase A).

Originally planned to be an office tower site, ‘Phase C’ is to include 371 residential units, above 9,322 SF of ground floor retail. Phase C will complete the northern street edge of the internal road on site known as ‘George Junction’, as well as the Coast Capital Plaza next to Phase A. The completed plaza is intended to allow for retailer displays and seating, while serving as a direct pedestrian connection through the Hub development to King George Station.

‘Phase C’ shown behind the existing Coast Capital Savings headquarters and to the left of currently under construction ‘Phase B’ View of ‘Phase C’ from King George Blvd View of ‘Phase C’ from the east looking towards King George Station View of Coast Capital Plaza between Phase A and C – connecting Hub to King George Station

In terms of architecture, the tower’s design references the pair of 29 & 40-storey residential towers currently under construction as part of Phase B, with a similar wide rectangular floor plate, and prominent canopy at the top of the tower. Phase C differs however with a more ‘playful’ design, featuring shifting coloured balconies every other floor for visual interest, and a light grey window wall running down the narrow north and south sides of the tower. Punctuated black-framed windows and white paneling cover the wider east and west facades.

The retail podium of the tower also aims create visual interest and promote a human-scale environment through varied heights and materials used for each of the retail units. This reinforces a small-scale retail rhythm along the street for a comfortable and pleasant pedestrian experience.

Punctuated windows and varied coloured balconies along east and west facades View from east towards King George Station Retail fronting Coast Capital Plaza between ‘Phase C’ and Coast Capital Savings headquarters View facing west of retail along George Junction – featuring varied materials and podium heights

Phase C marks the second to last phase of King George Hub – to be followed by Phase D on the remaining lands on the east end of the site. Phase D is expected to include up to 3 additional towers, bringing the total number of towers within King George Hub to 9. While it is unclear when Phase D will move forward, Phase C is expected to begin construction by next year, with occupancy targeted for summer 2022.

King George Hub lands with ‘Phase C’ site in green and future ‘Phase D’ site to the east North elevation view of Phases A-C East elevation view of Phase A-C

For more on Phase C of King George Hub: https://www.surrey.ca/bylawsandcouncillibrary/PLR_7918-0095-00.pdf

King George Hub Phasing Plan

A development application has been submitted for Phase ‘C’ of PCI Group’s ‘King George Hub’ at Fraser Hwy & King George Blvd next to King George Station. Details of the application indicate that Phase ‘C’ will consist of a single 34-storey mixed-use tower just to the east of Phase ‘A’ – the landmark 10-storey Coast Capital Savings headquarters built in 2014. No renderings of the tower have been released at this time, but the project is proposed to contain 363 residential units above 10,000 sq.ft. of ground-level retail.

With the application just submitted, it is expected that Phase ‘C’ will not likely begin construction until around 2020/21, around the time when Phase ‘B’ reaches completion. It could however be fast-tracked to begin sooner, given the strong response for Phase ‘B’ – which sold out both its residential towers in a matter of days. Phase ‘B’ is set to begin construction in the coming months, and will contain 29 & 40-storey residential towers, a 15-storey office tower, a 2-storey (9,376 sq.ft.) standalone restaurant next to the Coast Capital Savings Headquarters, and 112,535 sq.ft. of retail.

King George Hub Phases A & B – Facing North-West King George Hub Phases A & B – Facing North-East King George Hub Phase A & B – View North from King George Blvd View South of Phase ‘B’ Retail Plaza View South of Phase ‘B’ Retail Plaza 41st floor residential rooftop amenity area – Phase ‘B’

Following Phase ‘C’ will be the final phase of King George Hub – Phase ‘D’. No details of Phase ‘D’ have been released yet, but this last piece of the site at the corner of Fraser Hwy and Whalley Blvd is expected to add 2-3 more residential towers above retail. Full buildout of all phases is expected to be complete around 2025, and will be accompanied by numerous other surrounding projects – also expected to complete within that timeframe.

For more on King George Hub:
http://kinggeorgehub.com/

PCI Development’s King George Hub project has officially sold out both residential towers within Phase B of the project. The 40-storey tower first went to market in October, quickly selling out, followed by the 29-storey tower in November. Phase B will also include a 15-storey office tower, 2-storey stand-alone restaurant, as well as over 100,000 sq.ft. of retail space integrated with a plaza.

According to the King George Hub Sales Team, over 12,000 people registered as interested purchasers for the 738 units. Given this unprecedented demand for a condo project in Surrey City Centre, units were allocated through a lottery system. Of those units sold:

• 697 were purchased by local residents
• 1 in 4 were first-time home buyers
• 65% of buyers currently live within 20km
• 30% of buyers currently live in Vancouver

With the success of King George Hub selling out so quickly, PCI developments has indicated that they are now moving forward with plans for Phase C of the project, which should include 1 additional residential tower to the east of the existing Coast Capital Savings headquarters. A future Phase D is set to follow that with space for up to 3 more towers, however detailed plans for both sites have yet to be finalized or released.

Plan showing King George Hub Phasing – Future phases C & D to the north and east of Phase B

With sales now complete, and final approval in place, it is expected that Phase B of King George Hub will begin construction by Spring 2018. This should be joined by Concord Pacific’s 42-storey Park Boulevard project just north of King George Station around the same time, making for 4 new towers starting construction within the area immediately surrounding King George Station. For more on King George Hub:

http://kinggeorgehub.com