Concord Pacific’s final ‘Park Place’ tower heading to Council Jan 16 – UrbanSurrey

Concord Pacific’s final tower as part of their ‘Park Place’ development is heading to Surrey Council on Monday for Development Permit and Development Variance Permit. While the 42-storey tower is on the same site as the 3 original ‘Park Place’ towers, it’s been known since late last year that it will be marketed as a separate project ‘Park Boulevard‘ instead.

The tower will finally complete the block to the adjacent north of King George Station, adding a row of townhomes along Whalley Blvd across from Quibble Creek Park, and provide new public plaza space connecting to the existing Park Place plaza, retail, and transit station. In total the project will add 419 new residential units to the area. While similar in design to the original 3 towers, it will be differentiated through the use of contrasting charcoal and white coloured materials, and slightly different massing. Its height at 42 storeys will also help to punctuate the “table top” skyline in the vicinity.

With the DP and DVP moving forward, and the tower already under marketing it’s possible that the project could see start of construction by the end of the year or early 2018.

http://www.surrey.ca/bylawsandcouncillibrary/PLR_7916-0360-00.pdf

UrbanSurrey – Page 2

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

The February 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 first month of 2021.

New Development Applications

One new development application was submitted within City Centre during January 2021, bringing the total number of major applications under initial review to 32. This represents approximately 35 High-Rises (>6-Storeys) and 21 Low-Rises (4-6 Storeys).

21 – 0006 | City Parkway & Central Ave

This site located on the corner of City Parkway & Central Ave across from Surrey Central Station saw a Rezoning, Subdivision, and Development Permit application submitted in January 2021. The application is proposing to redevelop the site into a new mixed-use high-rise tower containing 435 residential units above a 167,594 SF office podium. The site is currently occupied by the single storey ‘Andes Plaza’ commercial building, and a single storey restaurant building.

Council Approvals

One major project received approval from Council during January 2021, joining 32 other pre-existing approved projects. As of February 2021, there are now 33 approved projects in City Centre, representing 41 High-Rises (>6-Storeys), and 22 Low-Rises (4-6 Storeys).

20 – 0018 | Flamingo Block (Phase 1)

Phase 1 of the Flamingo Block by Tien Sher Group received 3rd Reading (Conditional Approval) on January 11, 2021. Located at Whalley Blvd & 107A St, the project is to consist of a 35-Storey residential tower and 6-Storey office building with retail at grade.

Phase 1 had previously received approval in February 2019 for a 35-Storey residential tower + residential low-rise instead of office. Phases 2-3 consisting of 37 & 46-Storey residential towers with retail at grade are to follow under separate development applications.

Construction

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).

King George Hub nearing completion at King George Station Georgetown One’s Retail & Townhouse podium taking shape along future 102A Ave Streetscape and finishing touches underway at Linea on 104 Ave The Central City Parkade expansion completed in January 2021 44-Storey One Central now above grade in West Village Excavation underway at phase 1 of Townline’s 25-Storey ‘The Holland’ project

The January 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 over the past month, as well as a brief overview of development stats in 2020 in context of the previous 5 years.

New Development Applications

Two new development applications were submitted within City Centre during December 2020, bringing the total number of major applications under initial review to 32. This represents approximately 35 High-Rises (>6-Storeys) and 22 Low-Rises (4-6 Storeys).

20 – 0304 | 13301 104 Ave

This large site located on 104 Ave just west of University Dr saw a Rezoning, Subdivision, OCP Amendment, City Centre Amendment, and Development Permit application submitted in December 2020. The application is proposing to redevelop an existing low-rise multi-family housing complex into 6 new buildings containing 2,444 units, 2,400 SF of retail space, and 4,652 SF of daycare space.

20 – 0326 | 10937 132A St

A Rezoning, Subdivision, and Development Permit application was submitted in December 2020 for this site located on 132A St just north of 109 Ave near Gateway Station. The application is proposing to consolidate 4 existing single family lots into 1 new lot in order to develop a low-rise residential building containing 159 units. The site is to the adjacent east and across the lane from the currently under construction 5-Storey Camellia Seniors Living project.

Council Approvals

Four major projects received approval from Council during December 2020, joining 28 other pre-existing approved projects. As of January 2021, there are now 32 approved projects in City Centre, representing 40 High-Rises (>6-Storeys), and 21 Low-Rises (4-6 Storeys).

19 – 0370 | Quinn Apartments

This 6-storey residential project by Porte Homes received 3rd Reading (Conditional Approval) on December 21, 2020. Located at 134 St & 94A Ave, across from Queen Elizabeth Meadows Park, the project includes 174 units with ground oriented townhouse units along both street frontages. The project will also dedicate a new ‘green lane’ along the north of the site, and include a publicly accessible landscaped pedestrian pathway along the east edge of the site.

19 – 0372 | King George & 106A

This mixed-use residential / commercial project consisting of two towers (42 & 50 Storeys) at King George Blvd & 106A Ave received 3rd Reading (Conditional Approval) on December 7, 2020. Designed by Vancouver’s MCM Architects, the project includes 1,019 units and 7,868 SF of ground-level retail space along future 106A Avenue. The project will also dedicate a new portion of 136A St running north-south through the middle of the site.

20 – 0016 | Yorkton

This 6-storey residential project on 108 Ave just east of 138 St received 3rd Reading (Conditional Approval) on December 7, 2020. Designed by Vancouver’s WA Architects, the project includes 193 units between 2 buildings. The project will also dedicate a new ‘green lane’ along the rear of the site to the south, and include a publicly accessible landscaped pedestrian pathway running north south between the 2 buildings.

20 – 0207 | Sunshine Co-op

This 6-storey co-operative housing project by the Sunshine Co-op received 3rd Reading (Conditional Approval) on December 21, 2020. Located at the corner of 132 St & 104 Ave across from Kwantlen Park Secondary, the project will include 69 affordable housing units. The project will also dedicate a new ‘green lane’ along the west side of the site.

Construction

No new projects began construction during December 2020, however one 6-storey residential project known as La Voda, resumed construction after having been halted in the fall of 2020. As of January 2021, there are now 17 projects under construction in City Centre, representing 15 high- rises (>6 Storeys) and 7 low-rises (4-6-storeys).

The December 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 over the past month.

New Development Applications

Four new major development applications were submitted within City Centre during the past month of November 2020, bringing the total number of major projects under initial review to 34. This represents approximately 27 HighRises (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

UrbanSurrey is transitioning to a monthly newsletter in partnership with the Downtown Surrey Business Improvement Association. The newsletter will be available on a monthly basis via the SurreyCityCentre.ca website. There you will find information and resources on the continued growth and transformation of Surrey’s new City Centre.

The monthly newsletter will be available under the Development Updates section of the website. A link to October’s newsletter can be found at the link below, providing an overview of current applications, approvals, and construction within City Centre:

Surrey City Centre Monthly Update – October Newsletter

The current projects section of this blog will continue to be updated on a periodic basis.

January 2021 – UrbanSurrey

New Development Applications

20 – 0304 | 13301 104 Ave

20 – 0326 | 10937 132A St

Council Approvals

19 – 0370 | Quinn Apartments

19 – 0372 | King George & 106A

20 – 0016 | Yorkton

20 – 0207 | Sunshine Co-op

Construction

July 2016 – UrbanSurrey

For the 4th year in a row, the Surrey Central ‘Park-it’ pop-up park has returned to Surrey Central Station. This year’s winning submission ‘Polka-Dot / Surrey Spot’ was designed by UBC Landscape Architecture Students Tian Tian and Huan Pan, and is described as:

” an outdoor stage that references a small scale theatre. The design is based on a “spot” idea and uses circles to soften the edges of the skytrain columns, parking lot corners and concrete. The circles appear in every element of the design including benches, piano, ground plane and bar seats. A bench with metal poles can be played like a xylophone. Bright orange, yellow and blue create a colourful and inviting space for pedestrians.”

The space has been getting plenty of attention since opening this week, with people gathering into the night for piano, singing, and a place to sit / eat / socialize. The park will be in place until mid-September.

http://www.surrey.ca/culture-recreation/10971.aspx

A quick photo update of the 3 Civic Plaza development in Surrey City Centre which is now starting to dominate the area and skyline. The building has now reached 31 levels in height and will continue to climb until it reaches its final height of 48 stories, by the end of this year.

When complete, the building will be heavily mixed-use, containing a Marriott brand Autograph Collection Hotel, condominiums, office space, a satellite campus of Kwantlen Polytechnical University (KPU), a health club, restaurant, and retail.

UrbanSurrey reported in June that SFU Surrey is moving forward with expansion plans for their City Centre campus which will include a new 5-storey Sustainable Energy and Environmental Engineering Building at 102 ave and University Drive. Since then, the project has been moving behind the scenes, and is scheduled to be presented to Council for Rezoning and General Development Permit at tonight’s July 11, 2016 council meeting

Design of the building is currently underway by Bing Thom Architects, the same architecture firm who designed Central City and the City Centre Library. At this stage, preliminary renderings have been released which show a main entrance at the corner of 102 Ave and University Dr, with a secondary entrance and grand atrium with staircase fronting onto University Dr. This staircase will provide views into the building from the street, and lead to the building’s main lecture hall. Detailed design of the building will be submitted as part of a detailed Development Permit application after the Rezoning By-law has received Third Reading or possibly Final Adoption. The building will be targeting the LEED Gold standard

For more information and drawings, the City of Surrey Planning & Development Report can be found here:

http://www.surrey.ca/bylawsandcouncillibrary/PLR_7916-0240-00.pdf

A quick look at WestStone Group’s appropriately named Ninety-Six development on 96th Avenue at King George Blvd. Scheduled to begin construction this year, the 6 storey building will contain all purpose-built market rental housing units. The project will help to densify and infill Surrey City Centre’s southern boundary along 96th, and provide housing within close proximity to Surrey Memorial Housing, and the emerging Innovation Boulevard District.

The never-ending dig at Weststone Group’s Evolve Condominiums site continues on. Now 6 months in, having started in January, it looks as though there are at least a couple more months to go until the pit is finally cleared, and a crane can be installed likely by late summer / early fall.

When complete in 2018, Evolve will become the 2nd tower after Ultra in Weststone’s West Village neighbourhood. It will feature a 37 storey condo tower, with townhomes at its base, as well as a 3 storey office and commercial podium. The development will also open a new section of 103 Ave, and a new pathway, helping to improve road and pedestrian connectivity in the neighbourhood.

http://evolvecondos.com/

October 2021 – UrbanSurrey

The October 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 September 2021. For a full list of all active projects – check out the Active Projects Page.

New Development Applications

The past month saw two new major development applications submitted. As of October 2021, there are 28 major development applications under initial review within City Centre, representing 28 high-rise and 17 low-rise buildings.

21 – 0270 | 102A Ave & 133A St

A Rezoning, Subdivision, City Centre Amendment, and Development Permit application has been submitted by IBI Group for a 42-Storey residential tower above ground-level retail at the corner of 133A St & 102A Ave just to the west of SFU. The application is proposing to consolidate 5 existing lots, currently occupied by a gravel parking lot, a vacant lot, and a four-plex to create 473 residential units above 3,762 SF of retail.

21 – 0285 | 104 Ave & 138A Ave

A Rezoning, Subdivision, OCP & City Centre Amendment, and Development Permit application has been submitted by Streetside Developments for a 32-Storey residential tower above a 6-storey podium with ground level retail on the south-east corner of 138A St & 104 Ave Ave. The building would replace an existing car wash on the site with 339 residential units and 11,043 SF of retail.

Council Approvals

The past month saw two additional projects receive 3rd Reading (Conditional Approval) from Surrey City Council. As of October 2021, there are 37 major projects approved within City Centre, representing 39 high-rise and 31 low-rise buildings.

19 – 0091 | 104A Ave & 138A St (Porte)

Porte’s next upcoming project in Surrey City Centre received 3rd Reading by Council on September 13. Occupying half a block between 138A St and 139 St north of 104A Ave, the 6-Storey project will include 299 units amongst 4 buildings to be constructed in phases. The project will replace 8 existing single family lots and close an existing lane, while opening a new green lane along the north edge of the site.

Designed by Studio One Architects, the buildings will create a more urban streetscape along 138A St & 139 St with 2-storey street-oriented townhomes integrated into the base of each building.

Location: 104A Ave & 138A St
Proposal: 6-Storey Condo (x4) (299 Units)
Developer: Porte Homes
Architect: Studio One
Expected Completion: 2024-2026

West facade of proposed development along 138A St View looking north-east from 104A Ave & 138A St

20 – 0233 | Centre Block (Phase 1 & 2)

Phase 1 & 2 of the much anticipated ‘Centre Block’ development received 3rd Reading from Council on September 13. Located on the former North Surrey Rec Centre site, the project is to consist of over 1 million square feet of office space between two towers (19 and 47-storeys) above a retail and institutional base. The taller tower will become the tallest office tower in Metro Vancouver at 738 feet once complete. Additionally, the project will integrate with both Civic Plaza to the north and Surrey Central Station though new plaza space featuring a network of overhead canopies.

Location: University Dr & 102A Ave
Proposal: 19 & 47-Storey Office (1,181,500 SF), Institutional (152,783 SF), Retail (22,884 SF)
Developer: SCDC / City of Surrey
Architect: Hariri Pontarini / Adamson
Expected Completion: TBD

Aerial view looking east View looking south from Civic Plaza View looking south-west showing Centre Block’s integration with Surrey Central Station Plan view of Centre Block Phase 1 & 2

Construction

The past month saw one new major project begin construction. As of October 2021, there are 17 major projects under construction within City Centre, representing 16 high-rise and 7 low-rise buildings.

New Construction

Brightside Phase 1 (38-Storey Rental, Retail) – Site preparation & drilling underway

Continued Construction

Park George (35 & 39-Storey Condo) – Work underway on foundation and underground parking levels The Holland (25-Storey Condo) – Beginning to rise at corner of 133 St & Old Yale Rd One Central (44-Storey Condo, Retail) – View looking east from Central Ave. Main tower rising above podium. Holland Parkside Phase 1 (11-Storey Office, 19-Storey Rental) – Excavation progressing Parc Centrale (20-Storey Condo, Office, Legion) – Continuing to rise with 5 levels to go. Glazing and red paneling taking shape. Ledgeview (6-Storey Condo) – View from King George Blvd. Exterior work continues. Georgetown One (30-Storey Condo, Retail) – View looking south-west from future 102A Ave. Work continues on tower and podium. University District (28 & 37-Storey Condo, Retail) – View looking south from 105 Ave & University Dr Q5 (6-Storey Condo) – Excavation continues with crane now installed Belvedere (27-Storey Condo, Retail) – View looking south – Excavation progressing.

Completions

King George Hub – New public art installations within recently completed retail plaza King George Hub – View looking north from new retail plaza

Tien Sher – UrbanSurrey

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/

A new development application has been submitted by Tien Sher Group for a 5-storey 122 unit condo building at 13660 Grosvenor Rd on the corner of Whalley Blvd. This application adds to Tien Sher’s growing presence in the neighbourhood, having already developed the 4-6 storey Quattro development at 108^th & Whalley Blvd, the 4-storey Balance development on Grosvenor Rd, and the 5-storey, under-construction Venue development on 108^th Avenue. Tien Sher also has under application their landmark 41, 35, 30, and 28-storey mixed-use development on the south-east corner of 108^th & King George Blvd, which is expected to proceed in phases over the next decade.

At this time, there are no further details on the latest 5-storey development, but it appears based on the application that the building is being proposed as entirely residential with no retail component. Tien Sher’s previous Quattro development a block away provides a precedent as to the built form this project is likely to take. Given the project’s location, it is possible that the City will request that ground-level retail be included along Whalley Blvd similar to Quattro. It would make sense in this location, given the site’s proximity to 108th and King George, and existing commercial land-use directly across the street.

As proposed, this project will continue the 5-6 storey street wall established along Whalley Blvd by Quattro to the south, and add to the densification of the area in the vicinity of Gateway Station. The site is designated low-mid rise 2.5 FAR under the City Centre Plan.

Site of proposed 5-Storey development at Grosvenor Rd & Whalley Blvd

Tien Sher’s Quatto Development at 108th & Whalley Blvd

Overview of Tien Sher development projects in the vicinity

Tien Sher’s proposed 41, 35, 30 & 28-Storey mixed-use development currently under application at 108th & King George.

Subject Site in relation to other Tien Sher projects in area.

Passages by Rize heads to Council – UrbanSurrey

Vancouver developer Rize is set to bring their latest and most ambitious project to date before Surrey Council on Monday for 1st & 2nd Readings, and approval to proceed to Public Hearing. Passages as it’s called, is a proposed master-planned mixed-use development at 10138 Whalley Blvd consisting of market condos, market rental apartments, retail, and daycare space, all situated within a European-style ‘piazza’ public plaza. In total the project is proposing:

3 High-Rise towers and 1 Low-Rise (6, 23, 32 & 39 Storeys) containing 954 Market Condo Residential Units
2 Mid-Rise towers (13 Storeys each) containing 172 Market Rental Residential Units
18,116 sq.ft. of Ground Level Retail Space
4,252 sq.ft. of Daycare Space
A 69,602 sq.ft. Publicly Accessible ‘Piazza’-Style Public Plaza

Rendering of central public ‘Piazza’ space within Passages development

Designed by London, UK based Alison Brooks Architects, Passages brings a fresh departure from the standard point tower above podium form, commonly found throughout Metro Vancouver. Instead, the project consists of 6 irregularly-shaped buildings of varying heights, clustered around a ‘Piazza’-style public plaza.

The design takes inspiration from coastal BC forests, incorporating references to ‘textured tree bark’ on building facades, and the use of earth tones and materials. Interspersed single and double-storey units are present throughout the towers, adding variation in form and glazing pattern. The 6-storey building is a modern interpretation of the traditional ‘British mansion block’ merged with ground floor townhouses.

The site’s perimeter and courtyard are structured as open, barrier-free spaces that the public and residents can share and enjoy. A series of four distinct piazzas, City Piazza, Park Piazza, Central Piazza and Neighbourhood Piazza, are linked by narrow urban groves between buildings and enriched streetscape edges.

The Landscape Architect on the project is Vancouver’s PWL Partnership tasked with designing the publicly accessibly open spaces comprised of the four landscaped piazzas. These spaces are animated with community agricultural gardens, an urban square with seating, a children’s play area, a great lawn for event and performance space, a yoga and exercise zone, a community harvest table, and an outdoor barbeque and games table space to encourage the public and residents to interact and socialize.

Passages will replace two existing and aging, wood-frame, 4-storey apartment buildings known as Fraserview Court, built in the 1970’s. Rize is proposing to offset the loss of the 154 existing rental residential units on site by providing 172 new rental residential units in two new 13-Storey concrete mid-rises as part of re-development. These rental units will be secured for a period of 20-years, through a Housing Agreement with the City. Rize is also assisting existing residents facing displacement through a City policy directed Tenant Relocation and Assistance Plan.

The project is proposed to be built in 3 phases, which includes:

Phase 1 (Targeted Completion: May 2023)

13-Storey Mid-Rise with Market Rental Residential (88 Units), Ground Floor Cafe, and Daycare
23-Storey High-Rise with Market Condo Residential (212 Units)

Phase 2 (Targeted Completion: June 2024)

6-Storey Low-Rise with Market Condo Residential (66 Units)
32-Storey High-Rise with Market Condo Residential (304 Units), and Ground Level Retail

Phase 3 (Targeted Completion: August 2024)

13-Storey Mid-Rise with Market Rental Residential (84 Units), and Ground Level Retail
39-Storey High-Rise with Market Condo Residential (372 Units)

In terms of approvals, the development is seeking:

City Centre Plan amendment to increase density on the site from 3.5 FAR to 5.5 FAR
Official Community Plan amendment to increase density on the site from 3.5 FAR to 5.5 FAR
Rezoning from Multiple Residential 45 Zone to Comprehensive Development Zone (Based on RM-135 & C-8)
Subdivision from 1 to 3 lots
Development Permit to allow for 3 High-Rise Buildings, 2 Mid-Rise Buildings, and 1 Low-Rise Building.

For more information on Passages:

https://www.surrey.ca/bylawsandcouncillibrary/PLR_7918-0289-00.pdf

LRT to SkyTrain not a simple ‘switch’ – UrbanSurrey

With Doug McCallum’s win in last weekend’s election, Surrey appears to be in for change. Campaigning heavily on LRT and Safety, the topic of discussion now is whether he will deliver on his promise to ‘scrap’ LRT and ‘replace’ it with SkyTrain. It appears the majority of Surrey residents are in favour of this – fuelled by non-stop negative publicity of LRT in the media – but what does an LRT to SkyTrain ‘switch’ actually mean for Surrey? A few key implications to consider:

SkyTrain vs LRT – 2 different routes

A misconception that many who ‘voted’ for SkyTrain over LRT may have may have is that the proposed LRT will simply be ‘switched’ to SkyTrain. This is not the case – each would run along a different route. Let’s look at the difference:

LRT – City Centre-Newton-Guildford: The proposed ‘Phase 1’ LRT route – with secured funding and significant planning and design work already completed – is planned run from Guildford along 104 Avenue to City Centre, then south on King George Blvd to Newton. This is known as the ‘L’ Line or Surrey-Netwon-Guildford Line – serving Surrey’s most populated, and urban town centres.

Phase 1 LRT route along 104 Ave & King George Blvd + future Phase 2 route to Langley

SkyTrain – Fraser Highway: Doug McCallum’s SkyTrain – which would need to be planned and designed from scratch – would provide no rapid transit to Guildford or Newton (Surrey’s most populated / urban town centres) – but instead be an extension of the existing Expo Line down Fraser Highway to Fleetwood, Cloverdale (Surrey’s least populated / urban town centres) and Langley.

SkyTrain extension to Langley along Fraser Hwy through low density suburbs / ALR to Langley

The Land-Use Difference

LRT: The proposed ‘Phase 1’ LRT route would serve Surrey’s most established urban corridors with the highest densities – 104 Avenue and King George Blvd. Guildford Town Centre contains the regions 2nd largest shopping centre, numerous high-rises and offices. Further, the currently underway Guildford-104 Avenue Corridor Plan which is set to become adopted in 2019, has designated land all along 104 Avenue between City Centre and Guildford for increased urban densities appropriate for a rapid transit corridor. A similar plan is set to follow for the King George corridor between City Centre and Newton. Simply put – 104 Avenue and King George Blvd are the most appropriate corridors for initial rapid transit expansion in Surrey due to their already underway land-use planning for higher density, and their existing densities, land-use, and most urban character of Surrey’s corridors.

Phase 1 LRT route along existing urban corridors with planned density Guildford – 104 Avenue Corridor Plan – urban density planned along LRT route

SkyTrain: Doug McCallum’s SkyTrain would run down Fraser Highway which currently has no land-use plans for significant urban density underway, and is currently of the lowest density and suburban of corridors in Surrey. The SkyTrain route would run through:

Green Timbers Forest for the first 2km of its route
the low density suburban neighbourhood of Fleetwood for the next 5km
ALR farm land for the next 2km
and finally low density suburban Clayton/Cloverdale and Langley for the remaining 6km of the route

This route would have the lowest densities of any SkyTrain corridor in the region – including significant stretches through forest and ALR farm land – unseen anywhere else on the SkyTrain system. SkyTrain along Fraser Highway would require significant land-use changes along Fraser Highway to justify it – including significant increases in density, high-rise towers, and transit-oriented development – similar to elsewhere along the SkyTrain network. This would require changes to the Official Community Plan (OCP) – ironically Doug McCallum campaigned against OCP amendments.

Simply put – this type of development is incompatible with the scale and character of the Fraser Highway corridor that is predominantly newer single family homes and townhomes. Many living along that corridor would surely object to such drastic land-use changes appropriate for a SkyTrain line.

SkyTrain extension through low density suburbs / ALR with no planned urban density

From a land-use planning perspective – it makes the most sense to serve the highest density corridors and urban centres (104 Avenue – King George Blvd) with rapid transit prior to lower density corridors such as Fraser Highway. Instead, a SkyTrain extension over LRT would do the exact opposite of what makes sense. While it is important to provide a rapid transit link to Langley, and connect the communities of Fleetwood, Clayton/Cloverdale with regional rapid transit – from a land-use and planning perspective these areas are lower priority than Guildford and Newton – and Fraser Highway does not have density appropriate for SkyTrain. In an ideal world, Langley would be serviced by long-distance commuter rail such as all-day WestCoast Express – but realistically – LRT may be the best option for serving Langley down Fraser Highway as a Phase 2 project – given the density, scale, and character of that corridor.

Uncertain Timeline

LRT: Funding for the proposed ‘Phase 1’ LRT route is “in the mail” from the Federal and Provincial Governments. Significant planning, consultation work, and design has been underway for years, and the project is now at the procurement stage with construction set to begin in 2019 and completion by 2024.

LRT scheduled to begin construction in 2019 – years of planning, consultation, design already complete.

SkyTrain: Doug McCallum claims that secured funding for LRT can simply be ‘switched’ to fund a SkyTrain extension to Langley instead of the Guildford Newton line. While this may be possible, as the funding doesn’t specify a type of rail – the fact is – no planning, consultation, or design work has been completed on a SkyTrain extension down Fraser Highway. The amount of time and additional resources that would need to go into a SkyTrain extension prior to its construction would not only delay the project for an unforeseen number of extra years – pushing completion of this line to the late 2020’s.

By that time, Phase 2 of the LRT is likely to be under construction – resulting in Surrey having 2 new rapid transit lines by the late 2020’s instead of just a single SkyTrain extension down low-density Fraser Hwy within the same time frame.

While these reasons aren’t exhaustive in the debate – they are very key ones that have been surprisingly absent talking points. Surrey residents may not have been the best informed on the SkyTrain vs LRT debate thanks to the media – to make an educated decision that weighs more factors than just ‘speed of service’ and ‘glamour of SkyTrain vs LRT’ – but in the end it may not matter. The LRT project is likely too far along at this stage and with too much else to consider to simply be ‘switched’. It is being led by non-partisan land-use and transit planning experts in the Planning & Transportation Departments (not the former Mayor or Councillors as some may believe) – experts who should be leading such projects – rather than transit planning on a whim by politicians and voters.

30-storey mixed-use Hilton branded hotel approved for King George + 98 Ave – UrbanSurrey

Another hotel is coming to City Centre. On Monday, council gave third reading / preliminary approval to a proposed 30-storey mixed-use hotel, condo, and commercial building at the corner of King George Blvd and 98th Ave. Branded as a Hampton by Hilton, the hotel will occupy the building’s 6-storey podium, along with ground level commercial space including a wine bar. Above the podium will be amenity space on the 7th floor, and a residential tower rising to 30 floors. In total, the building will consist of:

181 residential dwelling units
112 hotel rooms
8 two-storey ground oriented townhouses
133 square metres (1,432 sq. ft.) of ground-level commercial space

Designed by Architecture 49, the building features a unique form and massing, high-quality architectural design features, with substantial glazing and a high quality material palette, including an abstract pixelated image of a British Columbia landscape on the podium’s curtain wall glass.

When complete in 2020, the hotel will become City Centre’s second hotel offering an alternative to the upscale 5-star Marriott Autograph Collection – Civic Hotel, which is scheduled to open in November 2017. It will serve the growing nearby medical / technology district known as Innovation Boulevard as well as the needs of other business and personal travellers to the area.

The building will be located directly across from PCI Group’s The Hub at King George project ‘Phase B’, which is expected to begin construction on its 3 towers around the same time as construction would begin on the hotel project in 2018.

For more information on the project:
http://www.surrey.ca/bylawsandcouncillibrary/PLR_7916-0183-00.pdf

King George Hub ‘Phase B’ sells out – UrbanSurrey

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