December City Centre Update

The December Issue of the City Centre Monthly Update is now out at 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 19 Low-Rises (4-6 Storeys).

10744 City Parkway (20 – 0284)

A Rezoning, Subdivision, OCP Amendment, City Centre
Amendment, and Development Permit application has
been submitted for a site located between City Parkway
and 136A St just south of 108 Ave near Gateway
Station. The application is proposing to consolidate 5
currently vacant lots into 1 new lot in order to develop
541 residential units and 68,000 sq.ft. of office space.

9492 134 St (20 – 0286)

A Rezoning, Subdivision, and Development Permit
application has been submitted for a site located at
the corner of 134 St and 95 Ave at the south-west
edge of City Centre near Queen Elizabeth Secondary.
The application is proposing to consolidate 3 existing
single family lots into 1 new lot in order to develop
a 6-storey residential building containing 140 units,
including ground-level townhouse units fronting 134 St.
The application is the 4th project now underway in the
small block bounded by 134 St to 135 St and 94A Ave to
95 Ave, all proposing 6-storey residential.

10474 132 St (20 – 0290)

A Rezoning, Subdivision, and Development Permit
application has been submitted for a site located on the
corner of 132 St and 105 Ave on the western edge of
City Centre across from Kwantlen Park Secondary. The
application is proposing to consolidate 3 existing Single
Family lots (1 vacant) into 1 new lot in order to develop
a 6-storey residential building containing 135 units.
The site is just north of 3 other applications currently
underway within the same block propsosing a mix of
low-rise, mid-rise, and high-rise residential.

9611 140 St (20 – 0291)

A Rezoning, Subdivision, OCP Amendment, City Centre
Plan Amendment, and Development Permit application
has been submitted for a site located at the corner of
140 St and 96 Ave at the eastern edge of City Centre
across from Green Timbers Park. The application is
proposing to consolidate 2 existing single family lots
into 1 new lot in order to develop a 30-storey residential
tower containing 196 units, plus 73 seniors housing
units. The site is located just south of the future 140 St
SkyTrain Station at Fraser Highway.

Council Approvals

Five major projects received approval from Council during the past month of November, joining 23 other projects with pre-existing approvals. This brings the total number of approved projects to 28, representing 37 High-Rises (<6-Storeys) and 17 Low-Rises (4-6 Storeys).

Q5 (19 – 0145)

This 6-storey market residential project by Tien Sher
at 108 Ave & 138 St received 3rd Reading (Conditional
Approval) on Novermber 9. It is to become the fifth and
final building as part of the Quattro development, which
saw its first building completed in 2010.

King George Hub Plaza One & Two (18 – 0362)

The final phase of King George Hub by PCI
Developments received Development Permit approval
on November 9. The project includes 41 & 44-Storey
market residential towers (886 units) above ground
level retail (22,497 sq.ft.) and office (22,970 sq.ft.).
Expected completion is 2025.

Parks & Yards (18 – 0276)

This project by Rize originally received 3rd Reading
for a 30-storey market residential tower, and heritage
revitalization office podium on King George Blvd just
north of 96 Ave in April 2019. Rize has since revised the
application to consist of a 38-storey rental residential
tower (392 units) above a revitalized heritage office &
retail podium. The revised project received 3rd Reading
(Conditional Approval) on November 23. Expected
completion is 2025.

Concord City Parkway (19 – 0214)

Concord Pacific’s latest Surrey project received 3rd
Reading (Conditional Approval) on November 23. The
project is to consist of a pair of stepped 33 & 40-storey
market residential towers (1,014 units) with distinctive
curved floorplates at City Parkway and 105 Ave.
Expected completion is 2025.

Laurel Gardens (18 – 0322)

This 5 & 6-storey market residential project by New
Star Development received 3rd Reading (Conditional
Approval) on Novermber 23. Located between 96
Ave & Laurel Dr near 140 St, the project will replace a
number of existing single family homes in a densifying
area at the south-east corner of City Centre near the
future 140 St SkyTrain Station. Expected Completion is


One major project entered construction during November
2020, joing 15 others already under construction bringing
the total to 15 high-rise towers (>6 Storeys) and 5 low-rises

Briza (13 – 0285)

This 5-storey residential project located on the western
edge of City Centre at 132 St and 106 Ave began
construction in November, after having received 3rd
Reading (Conditional Approval) back in October 2014.
The project will include 65 market condo units with a
townhouse base along 132 St, and is expected to be
completed by 2023.

Briza – now under excavation at 132 St & 106 Ave
Georgetown One under construction at Whalley Blvd & 102 Ave
Parker by Mosaic under construction at 105 Ave & 139 St
The Legion Veterans Village nearing ground level at City Parkway & 105A Ave
University District parkade levels under construction at 104 Ave & University Dr
Linea nearing completion at 104 Ave & 133 St
Park George under excavation on 100 Ave
One Central nearing ground level at Central Ave & 133A St
Park Boulevard under construction on Whalley Blvd
New 98A Ave & King George intersection re-alignment taking shape at King George Hub
Central City Parkade Expansion nearing completion on University Drive

November City Centre Update

The November issue of the City Centre Monthly Update is now out at 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.


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

City Centre Newsletter

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 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.

Brightside by Bosa BlueSky heads to Public Hearing

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:

Holland Parkside to bring mix of Housing, Office, Retail, and Public Market


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

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

Perspective along King George Blvd – Rental Residential Tower (Left), Office Mid-Rise (Right), and 2-Storey Retail / Market Hall Podium

Perspective along west side of site adjacent to existing Single Family – Market Residential Towers and Townhouse Base

Perspective along 99 Ave – Office Mid-Rise (Left) and Market Residential Tower (Right)

Perspective along 98A Ave – Market Residential Tower (Left), Rental Residential Tower (Right), Level 3 Courtyard (Centre)

A publicly accessible courtyard on level 3 in the centre of the site, accessible via a grand staircase through the site from King George Blvd

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

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


Contextual view facing North-West

Contextual View facing South-East

Contextual View facing North-East

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

For more on the project:

26-Storey ‘CityWalk’ receives Preliminary Approval


A 26-Storey residential tower proposed at Central Ave and 133 St in the growing West Village neighbourhood received Preliminary Approval following Public Hearing on January 13. The project, named ‘CityWalk’ and being developed by Huacheng Holdings is located directly across from the new West Village District Energy Centre and Park, as well as the recently completed Evolve tower.

Designed by Wilson Chang Architect, the project is to include 223 units within a 26-storey tower above a 4-storey podium with ground-oriented townhouse units at the base fronting along Central Ave and 133 St. The building is intended to transition height from taller towers east of the site, down to a low to mid-rise form west of the site along 132 St at the edge of City Centre.

Perspective view looking north-east with 36-storey Evolve across the street

View facing south-west from 133 St & Central Ave

View facing north from proposed Public Pathway

View facing north west from 133 St


As part of the Landscape Plan prepared for the site by Vancouver’s ETA Landscape Architecture, a public walkway is proposed along the south side of the building, lending the project its name. This pathway will connect to an existing public walkway across the street to the east between the Evolve and Ultra towers, and eventually extend further east through to Civic Plaza as more projects develop. A green-roof is also proposed as part of the plan on top of the low-rise podium.

Additionally as part of the project, Central Avenue will see its remaining south half dedicated and constructed west of 133 St for the length of the site, inclusive of a separated bike lane to match the already constructed north side of the street.

Having now received 3rd Reading, the project can be expected to receive Final Approval within a year, and completion likely by 2024-5.

For more on the project