Lark Group held a ground breaking ceremony yesterday for their next phase in the Health & Technology District – City Centre 3. The new 10-storey office building will be the latest in a series of 8 planned buildings for the district, home to a network of academics, entrepreneurs, multinational companies, start-ups, and some of the most advanced digital health, wellness, technology, and clinical service organizations in the world.
Situated directly across the street from Surrey Memorial Hospital at 96 Avenue and 137A Street, the tower will contain offices, retail and restaurant services, state-of-the-art fitness facilities, secure underground parking, and a common area rooftop terrace. Completion is expected by 2021.
The ground breaking ceremony held was attended by the newly elected Mayor Doug McCallum, as well as a number of Councillors, representatives from Lark Group, and business leaders involved in the Health & Technology District. While McCallum recognized in his speech that the District is playing “a major contributing role to the economic growth of Surrey” – he of course failed to recognize that due to his direction, the district will no longer be receiving a rapid transit station as was planned for 96 Avenue with LRT. It’s unfortunate that this significant and growing employment, research, and medical hub will now continue to be serviced by a small bus stop at 96 Avenue and King George Blvd so that SkyTrain can be built along Fraser Hwy serving low density suburban neighbourhoods instead.
The Health and Technology District is being developed by Lark Group in anticipation of the rapidly growing health and technology sector in B.C. The District has already attracted a large number of innovative health, education and technology organizations to its first 2 buildings – City Centre 1 & 2 – and is becoming a new epicentre for BC’s emerging technology economy.
Everest Group has launched a registration page for their upcoming project ‘Centra‘ located on 101 Avenue near 139 Street. The 23-storey tower, which was approved back in 2016, is in essence, the second phase to the adjacent 21-storey Odyssey Tower built in 1993. The site of Centra was originally envisioned for a shorter twin of the Odyssey tower back in the early 1990’s but has sat empty for over 2 decades. The current design for Centra still integrates with the Odyssey site, but no longer resembles the 90’s post-modern architecture of the original tower.
According to the Planning Report that went to Council in 2015, the project will include 167 units including, ranging from studios to three-bedrooms, including 3 townhouse units fronting 101 Avenue.
Mason Link Development has released a rendering of one of their upcoming projects in City Centre at 133A St & Central Avenue (future). The tower, which is not yet under application (but should be soon), is to be located just behind the new SFU building, replacing some of the last remaining single family homes in the area, and closing the last remaining portion of former 103 Avenue.
In the rendering released, a 26-storey tower is depicted above a townhouse podium fronting 133A St. At the north end of the site, there will be some dedication for the new alignment of Central Avenue. This corner is designated for mixed-use under the City Centre Plan – so retail is possible on the Central Avenue frontage. To the south of the site, there are plans for a covered bus layover facility – which when complete – will allow for the removal of the Surrey Central Bus Loop and re-development of the ‘Central Block’ where the Rec Centre and Bus Loop currently sit. To the east of the site is the currently under construction Prime on the Plaza, and new north-south green lane.
While an application has yet to be submitted, the subject site has been fenced off for a number of months now, with Mason Link signage posted. If an application is submitted within the next year, sales / construction can be expected to commence sometime in the early 2020’s.
Since my last post on the differences between the proposed LRT and SkyTrain generated much discussion – I felt it would be good to highlight in more detail – the key land-use, route, and scope differences between the 2 routes, and why SkyTrain down Fraser Highway – makes no rational sense from a land-use or planning perspective.
LRT (Phase 1)
The proposed LRT route along 104 Avenue and King George Blvd serves Surrey’s City Centre, 2 largest Town Centres, and 2 most urban corridors, designated to handle the bulk of Surrey’s urban growth and revitalization over the next few decades. The 104 Avenue and King George Corridors contain numerous major trip-generating destinations which include:
Surrey City Centre – would be served by 4 LRT stations
Guildford Town Centre – Largest Town Centre in Surrey with existing high-rise residential, hotels, offices.
Guildford Shopping Centre – 3rd largest shopping centre in Metro Vancouver
Guildford – 104 Avenue Corridor Plan – Currently underway land-use plan which will direct increased density, growth, and revitalization along this key corridor linking City Centre and Guildford – would be served by 4 LRT stations.
Surrey Memorial Hospital – As well as the emerging Health & Technology District surrounding it would be served by 96th Avenue Station
Bear Creek Park / Surrey Art Gallery – and surrounding area would be served by 88th Avenue Station
Newton Industrial Area – Large employment area consisting of light industrial, business parks, commercial – would be served by 2 LRT stations.
In addition LRT would create 2 vibrant multi-modal transfer hub stations at Surrey Central and King George – integrated into new urban plazas.
SkyTrain (Phase 1?)
While it is unclear how far down Fraser Hwy SkyTrain could be extended given current funding, an extension to Langley is unlikely within the 1.65 Billion approved budget. As such, the Fraser Highway SkyTrain line would have to be phased, with Phase 1 likely going as far as Fleetwood, and future extension to Langley at a later undermined date (by 2030?). Such a SkyTrain extension down Fraser Highway makes absolutely no rational sense from a land-use or planning perspective. Fleetwood is Surrey’s smallest Town Centre, with no plans for any significant increases in density or growth. Fraser Highway is also a very low density, predominantly single family / strip mall corridor with few trip-generating destinations along the route. The only nodes of significance are:
Fleetwood Town Centre – Smallest of Surrey’s Town Centres. The current Fleetwood Town Centre Plan designates this area for modest urban growth, consisting of townhouses, village like commercial, and some 4-6 storey apartments.
RCMP E-Division / Jim Pattison Outpatient – The only major destinations along this route would be at the 140th & Fraser Hwy station (assuming a station is proposed at this location)
152 & Fraser Hwy Commercial Area – Currently a low-density strip mall area with no current land-use plans underway for revitalization. A land-use plan to change the density in this area would be necessary given the introduction of rapid transit to the area. This would present a major change to the Surrey OCP and where future density/growth directed to in Surrey.
In addition, a Fraser HighwaySkyTrain extension would lack any vibrant multi-modal transfer hub stations centered on plazas. A missed opportunity for city building / urban revitalization.
LRT is scheduled to begin construction in 2019 with the 10.5km Phase 1 completed by 2024.
SkyTrain would need to start from scratch in 2019, beginning with at least 2 years of design, planning, consultation. New land-use plans would have to be initiated along the route – as land-use must be planned in cohesion with rapid transit. A 5.5 km Phase 1 extension of SkyTrain to Fleetwood could likely be completed by 2026.
By 2030 – assuming a second round of funding is made available – there are 2 possible scenarios for rapid transit in Surrey:
Scenario 2 would see 15.5km of rapid transit built serving only the Fraser Highway corridor to Langley. Guildford and Newton – Surrey’s 2 largest and most urban centre’s would have no rapid transit. While Doug McCallum does mention a future SkyTrain extension down King George Highway to Newton – this is unlikely until the Langley extension is complete – so post 2030.
Best way to spend $1.65 Billion?
Each of these scenarios costs the same $1.65 Billion price tag.
Which option do you think provides more value to Surrey?
Which option will result in the most rapid transit for Surrey by 2030?
Which option will best integrate with the neighbourhoods it passes through, create a sense of place, and be a catalyst for vibrant communities? Rather than just a means of by-passing Surrey to get somewhere else.
Which communities should be prioritized for rapid transit?
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.
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.
Aoyuan Canada has launched a registration page for their upcoming 44-storey condo project at Central Ave & 133A St in West Village. Previously dubbed ‘West Village 5‘ – the tower is the 5th phase of the master planned ‘West Village’ neighbourhood being developed by Weststone Group. The tower was initially proposed as an all rental building back in 2017, but later switched to market housing after being taken over by Aoyuan in 2018.
According to the One Central website, the tower will include 550 units, and is expected to be completed by 2022. The project will also feature ground level retail space.