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.
• Newton Town Centre – 2nd largest Town Centre in Surrey – already significant retail, offices and planned increased density/growth.

In addition LRT would create 2 vibrant multi-modal transfer hub stations at Surrey Central and King George – integrated into new urban plazas.

Multi-Modal Transfer Hub Station at Surrey Central integrated into Plaza Envisioned Newton Town Centre Plaza with LRT integration

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 Highway SkyTrain extension would lack any vibrant multi-modal transfer hub stations centered on plazas. A missed opportunity for city building / urban revitalization.

Likely 3-stop ‘Phase 1’ SkyTrain extension to Fleetwood with current funding Likely terminus of Phase 1 Fraser Hwy SkyTrain extension in Fleetwood

Timeline?

• 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 1 – Surrey’s 2030 Rapid Transit Network – LRT

Scenario 1 would see 27km of rapid transit built in Surrey, serving both the Guildford – Newton corridors, as well as the Fraser Highway corridor to Langley.

Scenario 2 – Surrey’s 2030 Rapid Transit Network – SkyTrain

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?

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.

Numerous community and business leaders joined Mayor Linda Hepner today to launch an 8-week LRT showcase, offering residents a first glimpse at Surrey’s future LRT. As part of the showcase, a prototype LRT train car has been brought in from Europe and put on display in the Central City parking lot next to King George Blvd. It will remain there for the next couple of weeks before being relocated to Newton Town Centre, Guildford Town Centre, and finally the Surrey Canada Day celebration in Cloverdale.

The goal of the showcase is to give residents a first-hand look at what the urban-style LRT train will look like. Unlike high-floor commuter-type LRT trains like those in Calgary and Edmonton, Surrey’s LRT will be low-floored, similar to those found in many cities throughout Europe, and even Toronto. Despite being more integrated with the urban environment, the trains will nonetheless run on a dedicated right-of-way, apart from traffic, offering significant improvement over a bus – not only in speed, but also through more consistent/reliable schedules, frequency, capacity, boarding doors, and comfort. It is important to point out that the particular train car brought in for display is just a prototype, and the actual trains chosen for the Surrey line, will likely look a bit different.

LRT was chosen as the mode of choice for rapid transit in Surrey following years of study that began as far back as 2010. Numerous options, and combinations were looked at including LRT, SkyTrain, and Bus Rapid Transit. The results found LRT to be the most cost effective system for Surrey – with 27km of LRT track (2 lines) able to be built for the same $2.2 billion price tag as 16km of SkyTrain (1 line). Surrey gets a more extensive rail transit network, better integrated with the community, creating more pedestrian-orientated streetscapes, with LRT. Further, operating costs for LRT were found to be $6 million cheaper annually, with negligible differences in travel times.

The long-awaited first phase of Surrey’s LRT is a go-ahead, following today’s announcement of an agreement between the provincial government and the Mayor’s Council to fund the project. Billed as the largest transit and transportation investment in the history of the Metro Vancouver region, the plan will see:

• Construction of the Surrey Guildford-Newton Light Rail (LRT)
• Construction of Millennium Line Broadway Extension
• Significant upgrade of existing Expo-Millennium Lines to expand capacity to meet and improve the customer experience
• An 8% increase in bus service to address overcrowding, reduce wait times and bring bus services to communities with limited service
• Improvements to sidewalks, bikeways, multi-use pathways and roadways

According to the media release, delivery of these projects will be funded by:

• $1.6 billion in fare revenues expected from higher ridership resulting from service expansion in Phase Two, TransLink resources and efficiencies.
• A 2% increase to all transit fares over two years beginning in 2020.
• Parking lot sales tax increase of 15 cents per hour for an average $5 per hour parking.
• $5.50 increase in property taxes per average household each year or about 46 cents a month, beginning in 2019.
• About $300 to $600/unit increase to the Development Cost Charge on new residential developments depending on type of dwelling.
• Revenue from a variety of transit-related commercial opportunities.

Construction by 2019 – Phase 1 Completion by 2024

While federal matching of the provincial funding still needs to be finalized, it is expected that the first phase of the Surrey LRT line between Guildford – City Centre – Newton will likely be under construction by late 2019, with completion by 2024. Not only will the project bring a new a rapid transit line to the South Fraser, it will also be a game-changer in how it will integrate with, and transform the neighbourhoods it passes through. In conjunction with the City Centre Plan and the Guildford-104 Avenue Plan, LRT corridors will be gradually transformed with 4-6-storey density along each route, with higher density mixed-use nodes at key intersections and throughout City Centre, Guildford Town Centre, and Newton Town Centre.

Planned route of Phase 1 & 2 of the Surrey LRT network Conceptual rendering of a revitalized Newton Town Centre with LRT integration Conceptual rendering of King George Blvd in Newton with LRT, bike-lanes, and 4-6-storey urban density Conceptual rendering of LRT plaza integration at Newton Town Centre Conceptual rendering of LRT integration along a repurposed 104 Avenue corridor LRT integration on a pedestrianized City Parkway at Central Ave in City Centre

A new tier of rapid transit for Metro Vancouver

LRT will introduce a new layer of rapid transit service to Metro Vancouver that is complimentary to SkyTrain. It will serve as a more localized, finer-grained service, compared to SkyTrain which can be seen as more of a regional commuter train service. Tiered transit systems are common around the world, with various forms of rail combining to form an intricate and dynamic transit network. A good example of this is Berlin, Germany where there are 4 tiers of rail within its robust transit network. These include:

• Regional Train (Comparable to WestCoast Express)
• S-Bahn (Suburban service)
• U-Bahn (Urban service – Comparable to SkyTrain)
• MetroTram LRT (Fine-grained urban service)

All of these lines converge at hub stations, with each tier serving a specific purpose.

Berlin rapid transit system featuring 4 tiers of rail – LRT lines shown in light grey

Example – Tiers of Rail Transit in Berlin

Regional Train (Comparable to West Coast Express) S-Bahn – Suburban service (No comparison in Metro Vancouver) U-Bahn – Urban service (Comparable to SkyTrain) MetroTram (LRT) – Fine-grained urban service

Surrey LRT will bring the first fine-grained rail service to Metro Vancouver – appropriate for routes that are more localized, and less regional – such as the Guildford-City Centre-Newton line – but connecting to SkyTrain for regional commuter travel at hub stations. It is likely that we could see LRT build elsewhere in the region following Surrey, given its cost-effectiveness and appropriate scale for many other parts of the region.

A date has finally been set for the official closure of the North Surrey Recreation Centre to make way for the site’s long anticipated redevelopment. In a notice posted on the recreation centre website, the facility is planned to close in 2 phases beginning with a decommissioning of the ice rinks in early September, and finally a closure of the remaining portions of the building on December 22. Ice rink programming will move to the new North Surrey Sport & Ice Complex, set to open on September 3 near Scott Road Station. Following that in January, Aquatics programs will move to Guildford Recreation Centre, fitness and multi-purpose activities to North Surrey Sport & Ice Complex, and preschool programs to Chuck Bailey Recreation Centre.

New North Surrey Sport & Ice Complex

While no timeline has been given for the site’s redevelopment following decommissioning, behind-the-scenes planning work has been underway for years, dating back to 2012. Since then, the City has been working with Simon Fraser University, TransLink, and various architects, planners, and consultants, on a master plan for what is known as the ‘Centre Block’ bounded by Central Avenue to the north, 102 Avenue to the south, University Drive to the west, and City Parkway to the east. Well-positioned adjacent to Surrey Central SkyTrain Station, the site forms a key link between Surrey City Hall / Civic Plaza to the north, and the Central City Complex and beyond to the south.

Back in 2013, Via Architecture prepared a ‘vision’ for what redevelopment could look like in the future. The concept envisioned a numerous mixed-use buildings for the site integrated with a transit-oriented plaza linking City Hall to Central City. The buildings would contain office, university, and retail space. The plan also envisioned:

• A new bus layover facility to be located on 133A St behind the new SFU Engineering building.
• A removal and re-configuring of the Surrey Central Bus Exchange – replacing the loop with a new street-oriented exchange along a realigned 102A Avenue and Central Avenue. The 2 streets would be integrated with a new Transit Plaza, designed to accommodate high pedestrian and bus passenger volumes.

Centre Block location between Civic Plaza and Central City Early vision for the Centre Block prepared by Via Architecture in 2013

Since the early Via Architecture vision, a more recent planning process has been underway following a Surrey City Development Corp (SCDC) RFP was filled seeking a new firm to undertake detailed master planning work for the Centre Block site. While no plans have been publicly released yet, what is expected is a major overhaul of Surrey Central Station linked with a new transit-oriented plaza connecting Civic Plaza to Central City, and integrated with over 2 million square feet of new office, university, and retail space. With such a large scale, the plan is expected to be completed in phases, with various puzzle pieces and phasing needing to take place before other phases can begin. The first of those pieces is the decommissioning and demolition of the North Surrey Recreation Centre. The second will be the construction of the new bus layover facility on 133 Street, allowing for removal of the current Bus Loop, and re-alignment of 102A Avenue through it.

With the North Surrey Rec Centre decommissioning now in sight, the pieces are finally coming together to make the Centre Block redevelopment a reality. While the project is likely to take at least a decade to build-out, we could see the start of application activity related to it in the coming year.

For more on the North Surrey Recreation Centre closing:

https://www.surrey.ca/bylawsandcouncillibrary/CR_2019-R133.pdf

After nearly 2 years of construction, the Surrey Central Station north station house expansion officially opened to the public this weekend. Designed by OMB Architects, the new 2-storey station house is now the largest entrance at the station, fronting directly onto the corner of Central Avenue and City Parkway across from Civic Plaza.

The new station house features a contemporary, open, and airy design consisting of glass, concrete, and wood materials, as well as a prominent new First Nations art installation suspended from the ceiling – ‘The Sea Captain’ by Marianne Nicolson. A new retail unit has also been added to the station next to the entrance fronting Central Avenue, but has yet to be occupied by a tenant.

New entrance fronting Central Ave Corner of Central Ave & City Parkway Looking west down Central Avenue New entrance on City Parkway New entrance with bike racks and benches on City Parkway New ticket and fare gate concourse Fare gate concourse and art installation

Escalator to second floor concourse

2nd floor concourse Wayfinding signage on second floor concourse

Connection to south station entrance New platform level stairs, escalator and elevator

This latest upgrade to Surrey Central Station is just the beginning of an even larger expansion and re-configuration to come in the future. The lands immediately west of the station, where the current North Surrey Recreation Centre and Bus Loop sit – known as the ‘Centre Block’ are expected to be redeveloped in the coming decade. With that will come the removal of the suburban-style bus loop and re-positioning of bus bays onto streets surrounding the station. A major overhaul of the station is expected at that time to modernize and better integrate it into its evolving urban context.

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

WestStone Group’s Evolve project has begun to pick up pace at 133 + 103A Ave. The main tower has now reached a height of 8 floors, with pouring set to begin on the 9th floor by the end of the week. The 36-storey condo tower and accompanying 3-storey commercial building is phase 4 of the 8-phase West Village master planned neighbourhood being developed by WestStone Group. Phase 5, which will consist of a 44-storey rental tower above a 13-storey podium just east of Evolve, is expected to break ground later this year or early next. Across 133 St from Evolve work has also just begun on the new West Village Park & District Energy Centre, set to open in 2018.

For more on Evolve:

http://evolvecondos.com/

A new development application has been submitted to the City of Surrey by Chris Dikeakos Architects Inc. to develop a new 46-storey mixed-use tower at 10297 133A St in the rapidly-changing West Village neighbourhood of Surrey City Centre. Details of the application at this time indicate that 551 residential units are proposed within the tower, along with 4491 sq.ft. of commercial & retail space at ground level. The development would complete the block occupied by the neighbouring 35-storey ‘Ultra’ tower, and the currently under-construction 36-storey ‘Evolve‘ tower, designed by the same Architect.

This latest tower represents ‘Phase 6’ of a master plan for the area being developed by WestStone Group as shown on the map below. It appears that this next phase will be moving forward ahead of ‘Phase 5’ on the map which is shown just to the north. In addition to adding density and new residents to the area, the proposed commercial and retail space will compliment similar space under construction at Evolve to create a new neighbourhood commercial hub for West Village along future 103 Ave (Central Ave).

For more info:
https://apps.surrey.ca/Online-Development-Inquiry/?year=17&seq=0011

A luffing crane has now been installed at WestStone Group’s 36-storey Evolve Condo project in Surrey City Centre’s emerging West Village neighbourhood. The use of a luffing crane is a rare sight in Metro Vancouver condo construction, as it is typically used in situations where movement of the crane is constrained by other buildings. In this case, the adjacent 36-storey Ultra condo tower to the South of the project would prevent a standard crane from being able to swing a full 360 degrees.

When complete in 2018, Evolve will add not only condos, but also retail and commercial space to the West Village neighbourhood along a newly dedicated 103 Ave, forming the beginning of a new neighbourhood centre. Four additional towers will be added through future phases of WestStone’s master plan for the area, along with retail, commercial space, and new pedestrian and road connections.

More on Evolve:

http://evolvecondos.com/location/

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/

After being referred back to Staff by Council on September 16 due to a misunderstanding over building height, Central City II returned to Council tonight to receive 1st & 2nd Readings and the OK to proceed to Public Hearing in 2 weeks. No changes were made to the proposal, which will proceed based on its original 25-storey (382′) height. The re-introduced planning report included better contextual information to help convey to the Mayor and Council how the building will fit into the surrounding area, as well as the sheer volume of office space it will contain given its large floor plate. The Mayor and Council had previously sent the application back to staff, having thought the tower would be shorter than the 35-Storey residential towers across the street at King George. McCallum’s arguments included:

• “This is not a highrise development”
• “Twenty-five storeys in our City Centre is way too low.”
• “The towers at King George Station across the street are taller”
• “We have only a certain amount of land in our City Centre and it’s really important to make sure we use that land appropriately”

In reality, the 25-Storey office tower would be slightly taller than the 35-storey residential tower across the street due to differences between residential and office floor heights. Central City 2 is proposed at 382 ft. while the Infinity tower at Concord Park Place is 377 ft. Further, if Central City II were built today, it would be the 3rd tallest building in Surrey after 3 Civic Plaza (538 ft.) and Park Avenue West (393 ft.). This would not be the case for long however, with 3 other towers currently under construction exceeding the height of Central City 2. Once those are completed, Central City 2 would be the 6th tallest in Surrey, yet still at comparable height to others in the top 5.

• 3 Civic Plaza (538 ft.)
• One Central (438 ft.)
• Park Boulevard (407 ft.)
• King George Hub B1 (404 ft.).
• Park Avenue West (393 ft.)
• Central City II (382 ft.)

Comparison of Surrey’s tallest towers (built & under construction) with Central City II

Height aside, the sheer volume of office space to be provided by the building will bring a significant boost to the City Centre, where demand is currently high, and vacancy low. Central City 2 is to contain 567,114sq.ft. of class AAA commercial office space, when currently there is a total of just 1.2 million in the entire City Centre. That’s adding half the current amount of office space in City Centre in a single building. In addition, the building is to contain 16,168 sq.ft. of ground floor retail and restaurant space in its large podium spanning an entire city block. A market analysis commissioned by the developer found the amount of proposed space to be adequate in meeting current demand in City Centre.

Central City 2 (far right) along with conceptual future redevelopment of mall site Model of Central City 2 along with conceptual future redevelopment of mall site

More information on the proposal can be found in the planning report below:

https://www.surrey.ca/bylawsandcouncillibrary/PLR_7918-0428-00(1).pdf

The much anticipated ‘Central City II’ office tower will appear before Surrey Council on Monday for 1st & 2nd readings, as part of the first Council meeting since the summer break. Designed by ZGF Architects, the 25-storey (116.5m / 382 ft.) building will be the successor to the iconic Bing Thom designed ‘Central City I’, built in 2003, and bring much needed new office space to Surrey City Centre. Taking design cues from the original tower, while at the same time having its own distinctive architectural expression, the new building will be located just to the south-east of Central City I at the corner of King George Blvd and Old Yale Rd.

In all, the building is proposed to include:

• 567,114 sq.ft. of AAA Office Space and Fitness Club on levels 2-25
• 16,168 sq.ft. of ground-oriented retail, restaurant, and cafe space
• Landscaped roof terraces on levels 3, 5, 10, 21, and 24
• A new dedication of City Parkway
• A new private east-west lane along the north side of the building connecting City Parkway to King George Blvd
• Plazas and Separated Bike Lanes surrounding the building along King George Blvd, Old Yale Rd, and City Parkway

View looking South along SkyTrain Guideway View Looking South-West along King George Blvd View looking North-West at corner of King George Blvd & Old Yale Rd South and East Elevations West and North Elevations

In terms of design, the building consists of a 25-storey tower with distinctive rust-toned metal panels, above a stepped podium, transitioning to different floor plates at levels 3, 5, 10, 21, and 24. The tower maintains a rounded rectangular form above the podium levels, before transitioning to an elliptical shape – similar to ‘Central City I’ at level 21. Above level 25, the vertical fins extend the curtain wall and frame an additional 2 storeys to conceal the rooftop mechanical equipment, and give the building a 27-storey appearance. The fins also provide space for signage, shown in renderings provided by ZGF, with the Central City logo, similar to the original tower. The bulk of the building’s massing is oriented towards King George Blvd and anchored to Old Yale Rd, creating a strong urban street wall and presence. The building tapers down towards the west, with its 4-storey podium extending to City Parkway, and the SkyTrain guideway.

The main entrance to the building will front onto a new public plaza along Old Yale Rd. This plaza will extend around the building on 3 sides, with retail, restaurant, and cafe space spilling out to activate frontages along City Parkway and King George Blvd. The south-west corner of the site at Old Yale Rd and City Parkway has been identified as a location for a future significant public art piece, subject to separate public art plan process.

Ground floor Site Plan Landscaped outdoor terrace on Level 3 Landscaped outdoor terrace on Level 5 Landscaped outdoor terrace on Level 10 Landscaped outdoor terrace on Level 21

Replacing the former Best Buy store at the corner of the existing mall parking lot, Central City II represents just phase 1 of a master redevelopment plan for the remainder of the Central City Shopping Centre site. More details of that plan will come through future development applications for subsequent phases. Earlier this year, the mall’s owner Blackwood Partners announced plans for a 1.5 storey addition to the existing parkade along University Drive which is expected to get underway in the coming months. Upon completion, this will allow for the closure of rooftop parking above parts of the existing mall along Old Yale Rd and eventual redevelopment of the site across from Holland Park.

Blackwood Partners has submitted a development application for the much anticipated Central City 2 office tower – proposed for the corner of King George Blvd and Old Yale Road on the site of a former Best Buy. The 25-storey tower designed by ZGF Architects is to be built to Class AAA and LEED Platinum standards and contain over 500,000 SF of office space, and 20,000 SF of ground level retail.

The proposed design of the tower has undergone considerable revision since first announced back in November 2017. The tower now features copper / reddish toned shading fins on its exterior, and a refined, more cohesive massing and podium. The tower also features expansive green roof decks, premium fitness facilities for office tenants, bike lockers, electric vehicle charging, high-speed elevators, and a ground level urban plaza, anchored by a restaurant, café, and retail.

New plaza at corner of Old Yale Road & City Parkway Conceptual ground level floor plan Office tower views Premium fitness facilities for office tower tenants

Following the completion of the original Central City office tower and SFU campus back in 2003, Central City 2 will form the next phase of a long-term vision to redevelop the remainder of the Central City Shopping Centre site. While just conceptual at this point, the long-term plan would see the remaining parking lots to the north redeveloped with mixed-use development and new streets. The mall itself is envisioned to be reconfigured to include a number of new tower sites, and a large new plaza entrance fronting Holland Park on Old Yale Road – mirroring the existing Central City Plaza to the north and creating a connection through the mall linking the city’s civic core to Holland Park.

Along with the recently submitted development application, Blackwood Partners has also now begun marketing the tower for lease, and will be opening a presentation centre in the Central City Shopping Centre in early 2019. The current leasing brochure can be found here.

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

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

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

Tower Details

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

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

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

Long-term plan

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

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

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

Surrey’s annual PARKit pop-up park has returned for another summer in City Centre. Since 2013, the park has been a fixture through the summer months as an installation underneath the SkyTrain guideway next to Surrey Central Station. Students from UBC’s School of Landscape Architecture have competed on winning designs for the park each year.

This year, the park has moved to a new location in the Central City Plaza to celebrate Canada150 – Canada’s 150th Birthday. The installation’s theme is ‘A Canadian Summer’ and incorporates elements of a classic Canadian summer day spent relaxing at the lake with a picnic. The park features an outdoor public piano within a tent-shaped structure, numerous picnic tables, iconic Muskoka chairs, tree planters, a make-believe lake, and a dock. This year’s park was designed by Amy Tsang.

The park will be in place through the summer until September 11.

Central City Shopping Centre has recently announced plans and begun work on a major renovation of aging parts of its complex. As part of the initial phase, the 2-storey portion of the mall between Wal-Mart and T&T Supermarket is currently being updated with a new contemporary look featuring wood paneling around balcony areas and a wave-like feature in the atrium. It is expected that once this phase is completed, upgrades will be expanded to remaining portions of the mall in need of updates.

At present the mall is a haphazard mix of interiors dating from various eras of expansions and renovations. Some of the oldest portions have not been updated since the 90s when the mall was known as Surrey Place. This latest update should help to bring a cohesive look to the complex, and hopefully attract new tenants. Since opening in the 1960’s the mall has seen much transformation and numerous expansions, the most significant being the addition of SFU and the Office Tower in 2003. It is hoped that this latest renovation will help to attract new tenants to the shopping centre which has seen a resurgence of activity lately, with the mall now busier than it’s been in over a decade thanks to the mix of uses in the complex. The Central City leasing brochure currently shows a large section in the centre of the mall where a corridor used to be as up for lease. It’s anticipated that a future phase of renovations will involve the re-opening of this wing adding new retail space and improved mall connectivity.

Beyond this current wave of renovation there remains the potential for even further evolution of the complex, particularly where surface parking now exists along its King George Blvd frontage, as well as its frontage facing Holland Park along Old Yale Rd. These two sides of the mall hold tremendous opportunity for re-development and transformation of the shopping centre as Surrey City Centre grows, and Central City evolves into Surrey’s key downtown destination shopping centre.

http://www.centralcity.ca

The long-awaited first phase of Surrey’s LRT is a go-ahead, following today’s announcement of an agreement between the provincial government and the Mayor’s Council to fund the project. Billed as the largest transit and transportation investment in the history of the Metro Vancouver region, the plan will see:

• Construction of the Surrey Guildford-Newton Light Rail (LRT)
• Construction of Millennium Line Broadway Extension
• Significant upgrade of existing Expo-Millennium Lines to expand capacity to meet and improve the customer experience
• An 8% increase in bus service to address overcrowding, reduce wait times and bring bus services to communities with limited service
• Improvements to sidewalks, bikeways, multi-use pathways and roadways

According to the media release, delivery of these projects will be funded by:

• $1.6 billion in fare revenues expected from higher ridership resulting from service expansion in Phase Two, TransLink resources and efficiencies.
• A 2% increase to all transit fares over two years beginning in 2020.
• Parking lot sales tax increase of 15 cents per hour for an average $5 per hour parking.
• $5.50 increase in property taxes per average household each year or about 46 cents a month, beginning in 2019.
• About $300 to $600/unit increase to the Development Cost Charge on new residential developments depending on type of dwelling.
• Revenue from a variety of transit-related commercial opportunities.

Construction by 2019 – Phase 1 Completion by 2024

While federal matching of the provincial funding still needs to be finalized, it is expected that the first phase of the Surrey LRT line between Guildford – City Centre – Newton will likely be under construction by late 2019, with completion by 2024. Not only will the project bring a new a rapid transit line to the South Fraser, it will also be a game-changer in how it will integrate with, and transform the neighbourhoods it passes through. In conjunction with the City Centre Plan and the Guildford-104 Avenue Plan, LRT corridors will be gradually transformed with 4-6-storey density along each route, with higher density mixed-use nodes at key intersections and throughout City Centre, Guildford Town Centre, and Newton Town Centre.

Planned route of Phase 1 & 2 of the Surrey LRT network Conceptual rendering of a revitalized Newton Town Centre with LRT integration Conceptual rendering of King George Blvd in Newton with LRT, bike-lanes, and 4-6-storey urban density Conceptual rendering of LRT plaza integration at Newton Town Centre Conceptual rendering of LRT integration along a repurposed 104 Avenue corridor LRT integration on a pedestrianized City Parkway at Central Ave in City Centre

A new tier of rapid transit for Metro Vancouver

LRT will introduce a new layer of rapid transit service to Metro Vancouver that is complimentary to SkyTrain. It will serve as a more localized, finer-grained service, compared to SkyTrain which can be seen as more of a regional commuter train service. Tiered transit systems are common around the world, with various forms of rail combining to form an intricate and dynamic transit network. A good example of this is Berlin, Germany where there are 4 tiers of rail within its robust transit network. These include:

• Regional Train (Comparable to WestCoast Express)
• S-Bahn (Suburban service)
• U-Bahn (Urban service – Comparable to SkyTrain)
• MetroTram LRT (Fine-grained urban service)

All of these lines converge at hub stations, with each tier serving a specific purpose.

Berlin rapid transit system featuring 4 tiers of rail – LRT lines shown in light grey

Example – Tiers of Rail Transit in Berlin

Regional Train (Comparable to West Coast Express) S-Bahn – Suburban service (No comparison in Metro Vancouver) U-Bahn – Urban service (Comparable to SkyTrain) MetroTram (LRT) – Fine-grained urban service

Surrey LRT will bring the first fine-grained rail service to Metro Vancouver – appropriate for routes that are more localized, and less regional – such as the Guildford-City Centre-Newton line – but connecting to SkyTrain for regional commuter travel at hub stations. It is likely that we could see LRT build elsewhere in the region following Surrey, given its cost-effectiveness and appropriate scale for many other parts of the region.

The City of Surrey held a public open house last week on the in-progress, Guildford Town Centre – 104 Avenue Plan. The plan, which has been under study since last year, is seeking to define a vision and prepare a long-range land-use plan to guide future growth along the 104 Avenue Corridor and Guildford Town Centre areas.

Presented to the public at the open house last week were 2 land-use concept options, along with a proposed street network, bicycle and pedestrian network, and parks and open space concept.

Land-Use Concept Option 1: Focused Growth

Land-Use Concept Option 1 seeks to focus growth and density in key areas of the plan, such as along 104 Avenue and areas surrounding Guildford Town Centre. The plan envisions:

• A continuous stretch of 6-storey mixed-use/apartments (Dark orange) along 104 Avenue
• Mid to high-rise mixed-use (pink) at 104 Ave & 144 St.
• Mid to high-rise along 104 Ave east of 148 St and to the north and east of Guildford Town Centre – with the tallest tower heights (purple) concentrated on the former Sears site.
• 4-storey apartment areas (light orange) dispersed throughout the plan area
• Townhouses (yellow) in a few areas
• Single Family housing preserved in a number of areas, mostly west of 148 St.

Land-Use Concept Option 1: Focused Growth

Land-Use Concept Option 2: Dispersed Growth

Land-Use Concept Option 2, while very similar, seeks to disperse growth and densities over the plan area, with lower intensities of density, but increased density covering more area. This includes:

• A wider continuous stretch of 6-storey mixed-use/apartments (Dark orange) along 104 Avenue
• Mid to high-rise mixed-use (Pink) to the north and east of Guildford Town Centre.
• 4-storey apartment areas (light orange) more widely dispersed throughout the plan area
• Townhouses (yellow) more widely dispersed across the plan area
• Slightly less preserved Single Family housing.

Land-Use Concept Option 2: Dispersed Growth

Proposed Street Network

The proposed street network adds a number of new local and collector streets to improve connectivity through a finer-grained network. One of these new collectors is the currently underway 105A Avenue connector project which will provide an alternate east-west route to 104 Avenue linking City Centre to Guildford. A long-range new street network is shown on the site of Guildford Town Shopping Centre – envisioning the future redevelopment of this mall into an urban district far into the future – similar to the vision for the Metropolis at Metrotown Shopping Centre site in Burnaby under the Metrotown Plan.

Proposed Bike and Pedestrian Network

The proposed bike and pedestrian network creates a number of new multi-use paths and road-separated bike lanes improving connectivity throughout the plan area. Pedestrian and cycling crossings at busy intersections would be enhanced under the plan to improve safety and streetscape integration. Existing bike lanes would be upgraded to be physically separated from the road.

Proposed Parks and Open Space

The proposed parks and open space plan illustrates how parks, habitat areas, and the city’s Green Infrastructure Network will be integrated into the plan area. A key feature of the plan is a ‘Green Loop’ pedestrian and cycling network stretching east-west with north-south connections – improving non-automobile connectivity in the area and connecting the many parks. In addition to existing parks shown in light green, many new parks are shown in dark green, including expansions to Hawthorne Park.

Future Light Rail Transit (LRT)

An integral part of the 104 Avenue – Guildford Town Centre Plan area will be the new LRT line linking City Centre to Guildford along 104 Avenue, and further south to Newton. This urban-style, low floor, LRT system will not just be a rapid transit line passing through the area, but a fully streetscape-integrated, centrepiece of the 104 Avenue corridor. Combined with a continuous 6-storey mixed-use density along 104 Avenue, the corridor will be transformed into a transit/pedestrian-oriented and prioritized streetscape, similar to precedents in Europe and elsewhere around the world. The LRT will support the densities along the the 104 Avenue Corridor, and integrate seamlessly into the community – unlike SkyTrain which bisects and has a negative visual and physical impact on the streetscape.

To find out more about the Guildford Town Centre – 104 Avenue Plan, and participate in the public survey – visit:
http://www.surrey.ca/city-services/24723.aspx

The City of Surrey has released a new video on their YouTube Channel promoting the upcoming Guildford-Newton LRT line. The line, which is expected to begin construction as early as next year, and be complete by 2023, is being used as a catalyst to transform Surrey, rather than simply move people from A-B.

Drawing from precedent in many European cities, street-level LRT has the ability to transform streetscapes and the public realm into more pedestrian-oriented, attractive places that attract businesses, gathering, and higher density housing. Compared to SkyTrain which cuts through communities disconnected from street-level, on obtrusive concrete guideways, LRT helps build communities along its route, becoming a part of those communities.

Vision for 104 Avenue – To be repurposed from an auto-oriented corridor to a multi-modal, pedestrian and transit oriented corridor. LRT along a pedestrianized City Parkway at Central Avenue (103 Ave) In Surrey City Centre, Newton Town Centre, and Guildford Town Centre, the LRT line will be integrated into pedestrian-only plazas, much like you would find in Europe. Along the line, 104th Avenue and King George Hwy will be transformed into multi-modal streets, instead of the 20th-century era car-oriented streets they are today. 104th Avenue and King George Boulevard will become attractive, focal streets, complete with LRT, vehicle lanes, grade-separated bike lanes, and improved sidewalks. Land-use along them will gradually develop into a continuous stretch of mixed-use mid-rise buildings set close to the street, with ground floor retail, and offices, residences above.

LRT will also add a new tier of transit to Metro Vancouver’s transit system that is currently missing, and would be appropriate for many other parts of the region as a compliment to the existing SkyTrain system which serves as more of a regional commuter rail service. LRT is best suited for servicing more localized areas, where bus service is inadequate, while connecting to the regional rail network.

Vision for a European-Style Plaza with LRT at Newton Town Centre LRT along a pedestrianized City Parkway at Surrey Central Station Proposed LRT Routing at 102 Avenue & King George Blvd Proposed LRT routing along King George Blvd between 100 Ave & 102 Ave Proposed LRT routing at 96th Ave & King George Blvd For more on the Guildford-Newton LRT line:
http://www.surrey.ca/city-services/15698.aspx

A new promotional video has been posted on the City of Surrey’s YouTube channel featuring the emerging West Village neighbourhood of Surrey City Centre. Located to the west of Surrey Central Station north of 102 Ave and south of 104 Ave, West Village is a newly coined name for the area, in the midst of transformation into high density, mixed-use, green, urban neighbourhood.

Already home to a number of residential towers, West Village is poised to grow rapidly over the next decade with the addition of more residential towers, shops, offices, parks, pedestrian walkways, bike paths, a district energy centre, and an expanded Simon Fraser University. All this within close walking distance to SkyTrain, future LRT, Civic Plaza, and the city’s emerging Central Business District.

Aside from the focus on West Village, the video features a new live-action 3D rendered depiction of the future City Centre area, envisioned by 2025. While many of the future buildings shown in the video are conceptual placeholders, many others are known proposals or already under construction such as SFU’s Sustainable Energy & Environmental Engineering Building, and Weststone Group’s Evolve. Oddly however some known proposed and even under-construction buildings are absent from the film, such as the under construction Prime on the Plaza, which is shown as a vacant grass field next to SFU in the video.

The video and screenshots can be found below:

View of future Surrey City Centre (approx. 2025) West Village Neighbourhood (approx. 2025) View looking east on future Central Ave next to under construction Evolve View looking west on future Central Ave towards under construction Evolve View of the future District Energy Centre and West Village Park Top down view of future West Village Park & District Energy Centre Future West Village Park View of the Central Business District Future pedestrianized City Parkway at Central Avenue  SFU Sustainable Energy & Environmental Engineering Building View west towards SFU and West Village View west along Central Avenue (Oddly missing Prime on the Plaza)

Numerous community and business leaders joined Mayor Linda Hepner today to launch an 8-week LRT showcase, offering residents a first glimpse at Surrey’s future LRT. As part of the showcase, a prototype LRT train car has been brought in from Europe and put on display in the Central City parking lot next to King George Blvd. It will remain there for the next couple of weeks before being relocated to Newton Town Centre, Guildford Town Centre, and finally the Surrey Canada Day celebration in Cloverdale.

The goal of the showcase is to give residents a first-hand look at what the urban-style LRT train will look like. Unlike high-floor commuter-type LRT trains like those in Calgary and Edmonton, Surrey’s LRT will be low-floored, similar to those found in many cities throughout Europe, and even Toronto. Despite being more integrated with the urban environment, the trains will nonetheless run on a dedicated right-of-way, apart from traffic, offering significant improvement over a bus – not only in speed, but also through more consistent/reliable schedules, frequency, capacity, boarding doors, and comfort. It is important to point out that the particular train car brought in for display is just a prototype, and the actual trains chosen for the Surrey line, will likely look a bit different.

LRT was chosen as the mode of choice for rapid transit in Surrey following years of study that began as far back as 2010. Numerous options, and combinations were looked at including LRT, SkyTrain, and Bus Rapid Transit. The results found LRT to be the most cost effective system for Surrey – with 27km of LRT track (2 lines) able to be built for the same $2.2 billion price tag as 16km of SkyTrain (1 line). Surrey gets a more extensive rail transit network, better integrated with the community, creating more pedestrian-orientated streetscapes, with LRT. Further, operating costs for LRT were found to be $6 million cheaper annually, with negligible differences in travel times.

Townline’s upcoming project ‘The Holland’ on Old Yale Rd at 133 St near Holland Park is heading to Council Monday for 1st & 2nd readings. The 25-storey condo tower has been under application since 2014, but is finally moving forward after years on hold.

According to the Planning Report to Council, the tower and its base of townhomes are to be Phase 1 of a two-phased development of the site, which includes 4 properties along Old Yale Rd between 133 St and University Dr. The 25-storey phase 1 will occupy the western portion of the site, with a future Phase 2 to replace the existing 6-storey Kinsman Place Lodge on the eastern portion of the site. The Kinsman Place Lodge is a care facility currently operated by Fraser Health, scheduled to close in March 2019.

Subject Site at Old Yale Rd & 133 St 3D View of Subject Site containing existing Kinsman Place Lodge

In total, the development is proposed to contain 250 units, consisting of 145 one-bedroom units and 96 two-bedroom units within the 25-storey tower, and 9 townhouse units in a 3-storey base along Old Yale Rd and 133 St. The development will also dedicate and construct the start of a new north-south road between Phase 1 and the existing Kinsman Place Lodge (future phase 2) – helping to achieve the goal of a finer-grained road network in the City Centre.

In exchange for density, the developer is proposing an enhanced public realm along Old Yale Rd reflecting its heritage as one of Surrey’s earliest roads. This is to include 2 new corner plazas at either end of the development, as well as an increased setback from the street, double sidewalks, enhanced tree planting and landscaping, high quality surface materials, and the use of heavy timber cedar benches reflecting the logging history of the area.

Proposed Landscape Plan containing enhanced public realm along Old Yale Rd Elevation of proposed 25-storey tower along Old Yale Rd East and West elevations of proposed tower

A sales centre for the tower is expected to open across the street from the site to the south of Old Yale Rd in the fall, with construction expected to begin in 2019, and completion / occupancy targeted for Spring 2021.

For more on the application:

https://www.surrey.ca/bylawsandcouncillibrary/PLR_7914-0208-00.pdf

Anthem Properties’ announced on Tuesday the acquisition of new 4.4 acre site at 10232 Whalley Blvd on the corner of 102 Avenue. The site is currently occupied by a Toys R’ Us and Dollarama, and is located directly across the street from the developer’s soon-to-be underway ‘Georgetown’ master-planned community – which received preliminary approval for Phase 1 back in April.

In the news release, Anthem notes that they plan on submitting a development application for rezoning of the site in the near future, to allow for a new ‘master-planned residential community’ in line with the City Centre Plan. The site is currently designated ‘Mixed-use / Mid to High-Rise 3.5 FAR’, similar to ‘Georgetown’ across the street, but is likely to see lower towers heights as a transition away from the core to lower density designated lands to the east.

Subject Site within City Centre Plan – designated ‘Mixed-Use / Mid to High Rise 3.5 FAR’ Anthem’s proposed ‘Georgetown’ master-planned community on existing Canadian Tire / Save-On Food site

It is unclear whether the new acquisition will become an extension of ‘Georgetown’ or be marketed as a stand-alone development. Also unclear is how the project will fit into the anticipated decade-long phasing of Georgetown’s 7 towers across the street – whether the project will come to market concurrently with one of those phases or be marketed after the build-out of Georgetown.

For more on Anthem’s Georgetown:

https://anthemproperties.com/properties/surrey-city-centre/

Subject site at 10342 136A St

A development application has been submitted for a 35-storey residential tower above a 4-storey podium, as well as a 3-storey stand-alone commercial building on a long vacant, grassed site, on Whalley Blvd just north of Canadian Tire near Central Avenue. The address of the site is actually 10342 136A St, as the site has frontage on both Whalley Blvd and 136A St.

Details of the application indicate that the residential tower and podium are to contain 341 units, with 20,000 sq.ft. of ground floor retail, while the 3-storey stand-alone commercial building is to contain 23,800 sq.ft. of floor area (presumably office). In addition to the proposed buildings, the site has a future green-lane running east-west through it as per the City Centre Plan that will need to be dedicated as part of the development. Presumably, the 3-storey standalone commercial building will be located to the north of the lane, with the 35-storey tower and retail to the south.

The application is being represented by Focus Architecture Inc., who also designed the D’Corize tower at 104 Ave & University Dr, as well as the recent Delta Rise in North Delta. No renderings or further details of the application have been made public at this time. The site is directly to the north of Anthem Properties’ 7-tower ‘Georgetown’ development.

Subject site within the City Centre Plan Birds-eye view of site from Google Maps Subject site from Whalley Blvd looking north-west Subject site from Whalley Blvd looking south-west

For more on the application:

https://apps.surrey.ca/Online-Development-Inquiry/?year=18&seq=0141

Rendering of Georgetown phase 1 and future phases

The first phase of Anthem Properties ‘Georgetown’ development at Whalley Blvd & 102 Ave is heading to Council on Monday for 1st & 2nd readings. The application is seeking Rezoning and Development Permit to allow for a single 30-storey residential tower above a 2-storey podium containing retail and townhouses. The tower will replace an existing A&W restaurant on that corner, and is the first of 7 towers to come as part of a master plan to redevelop the entire site which also contains a Save-On-Foods and Canadian Tire. In total, phase 1 will include 351 residential units, including 9 two-storey townhouses, above 15,435 sq.ft. of ground floor commercial space.

Architectural Design

The Chris Dikeakos Architects designed tower is shaped by its rounded/curved floor plate reflecting the curved nature of Whalley Blvd. Materials will include a glass curtain wall and high quality white metal panels on the podium, glass balconies wrapping the tower, and interspersed spandrel and white painted concrete. A graphic art illustration is contemplated for the glass at the street level. The rooftop mechanical enclosure will be screened by frosted glass, reflecting the rounded geometry of the tower, and be backlit – creating a lighting feature for the crown of the tower.

View from Whalley Blvd looking south-west View from future 102A Ave through site at corner of new Green Lane showing retail podium with townhouses above. View from corner of Whalley Blvd and future 102A Ave through site of retail podium with townhouses above.

Outdoor Amenity Space

A highlight of Phase 1 is the proposed outdoor amenity space to be located on the podium roof. Measuring 22,675 sq. ft., the outdoor amenity to be provided is double the minimum requirement under the sites zoning, and will feature: a sun deck, outdoor fitness and activity space, an outdoor theatre with covered seating area, a great lawn with outdoor lounge area, an outdoor dining room, a dog play area, and a walking/running circuit.

Phase 1 site plan showing expansive outdoor amenity space above the buildings podium

Road Dedications

In addition to the tower and retail podium, phase 1 will also dedicate and construct a new section of 102A Ave through the site, as well as a new north-south green lane to the west of the building. Additional road dedications will be taken along Whalley Blvd and 102 Ave for the widening of each of those streets to a full municipal collector road standard. New grade separated bike lanes will also be created along 102 Ave, Whalley Blvd, and 102A Ave.

Georgetown Master Plan

The ultimate master plan for Georgetown is to subdivide the entire property into 7 lots to allow for a mixed-use, multiple residential and commercial community to be completed over 7 phases. Designed by Vancouver-based CIVITAS Urban Design & Planning, Georgetown will consist of multiple buildings ranging from 6 to 45-storeys, with ground floor commercial space, and a significant public plaza located centrally within the site:

Phase 1: a 30-storey residential high-rise with ground floor commercial
Phase 2: a 32-storey and a 31-storey residential high-rise with ground floor commercial
Phase 3: a 6-storey residential building with ground floor commercial space centred on a large public plaza
Phase 4: a 41-storey residential high-rise
Phase 5: a 39-storey residential high-rise with office space
Phase 6: a 45-storey residential high-rise with office space
Phase 7: a 15-storey mid-rise residential building with ground floor commercial space.

Georgetown Phasing Plan Master Plan for Georgetown Site

While no timeline is given for the ultimate build-out of the plan, Phase 1 on the south-west corner of the site is expected to begin construction in 2019. This will allow for the existing Save-on-Foods and Canadian Tire to remain in operation on the northern portion of the site in the interim until future phases are developed.

Ground level site plan for Phase 1 showing retail / restaurant units Level 2 site plan for Phase 1 showing rooftop outdoor amenity, townhouses, and tower

For more on Georgetown: https://anthemproperties.com/properties/surrey-city-centre/

Surrey Planning Report: http://www.surrey.ca/bylawsandcouncillibrary/PLR_7916-0448-00.pdf

Georgetown’s first 30-storey residential tower above grocery at 102 Ave & Whalley Blvd

Anthem Properties’ has given us a first look at the first phase of its much anticipated ‘Georgetown’ development at 102 Avenue between King George Blvd and Whalley Blvd. According to the Fall 2017 Anthem Newsletter, the project, which will include 6 residential towers in total above a mix of office, retail, and townhomes, will begin with a single 30-storey tower above a grocery store and retail at the corner of Whalley Blvd and 102 Avenue. While the render indicates a targeted construction begin date of Summer 2018, it could be more likely 2019 given the project has not yet received preliminary or final approval, and has yet to begin marketing units.

The new tower and retail will replace a standalone A&W restaurant currently on the corner, along with underutilized surface parking. The first phase will also dedicate and construct a new section of 102A Avenue through the site, connecting Whalley Blvd to King George Blvd, and eventually continue west through to the GEC Education Mega Centre and Surrey Central Station. Future phases to the north of 102A will replace the current Save-on-Foods and Canadian Tire stores with a mix of retail, residential, office, townhomes, and plaza space, along with 3 more new streets, including a new section of Central Avenue.

Overall Site Plan for Georgetown Concept Model of Georgetown