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

BlueSky Properties held a public sales launch event yesterday for the upcoming Phase 2 of University District. While the project is to include 2 towers above townhouses along University Drive between 104 Ave and 105 Ave, sales have so far only been opened for the shorter 28-storey north tower. It is expected that once that tower sells out, sales will then open for the taller 37-storey south tower.

Of the 322 homes released for sale in the north tower, it appears that most 1-bedroom units have already been sold out as of the public launch date – with prospective buyers asked to inquire with the sales team about availability.  What remains are:

• Junior 2-bedrooms (646 – 732 SF) priced from $569,900
• 2-bedrooms (764 – 850 SF) priced from $609,900
• Townhomes (1249 – 1636 SF) priced from $799,900

If you’re looking for a 1 bedroom, you may have to wait for the launch of tower 2.

Model seen from University Drive + 105 Avenue Model seen from University Drive Model of commercial and amenity podium at University Drive + 104 Avenue

Expected to be complete by end of 2022, the 28-storey north tower will feature air conditioning in all units, 4 elevators, enhanced bike storage facilities, and more. While it isn’t clear whether the south tower will be constructed and completed within the same time frame (pending sales), it appears the commercial / amenity building at 104 Avenue and University Drive would be. In addition to retail at ground level, this building will feature a fitness centre for residents, outdoor rooftop pool, bbq and dining terrace, lounge and entertainment areas, and more.

North-West facing corner suite Balcony facing North-West

For more on University District:

ud.blueskyproperties.ca

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

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

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

View of Subject Site looking north-west from 104 Ave

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

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

For more on the application:

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

Bosa’s BlueSky Properties received 1st & 2nd readings by Council on Monday night for their upcoming, recently re-branded, ‘BlueSky’ project at 104 Avenue and University Drive. The project, previously thought to become the next phase of ‘University District‘ is now set for Public Hearing and 3rd reading (preliminary approval) on July 9.

Released in the Planning Report to Council on Monday were updated renderings for the project, superseding a previous design from the original 2011 application on the site. As part of the new 2018 application, tower heights have increased to 28 & 37 storeys, and incorporate a more contemporary ‘box-shaped’ architectural design. In addition, a new north-south lane will be dedicated along the site’s eastern property line, as per the City Centre Plan, helping to achieve a finer-grained road network.

View of proposed towers facing west View of proposed towers facing east Rendering of 3-storey townhouse podium fronting University Dr Rendering of amenity podium with ground floor retail and rooftop pool at 104 Ave & University Dr

Designed by Vancouver’s ZGF Architects, the two condo towers will contain a total of 742 units above a 3-storey townhouse base fronting both 105 Ave & University Dr, and 4-storey amenity podium with ground floor retail and rooftop pool at the corner of University Dr & 104 Ave. The project will create a strong urban streetscape along both University Dr and 105 Ave, and help transition density further northward from the city’s emerging civic core. The project is targeted for completion and occupancy by summer 2022.

For more on the application, the full Planning Report to Council can be found here:

https://www.surrey.ca/bylawsandcouncillibrary/PLR_7918-0058-00.pdf

Bosa’s BlueSky Properties received 1st & 2nd readings by Council on Monday night for their upcoming, recently re-branded, ‘BlueSky’ project at 104 Avenue and University Drive. The project, previously thought to become the next phase of ‘University District‘ is now set for Public Hearing and 3rd reading (preliminary approval) on July 9.

Released in the Planning Report to Council on Monday were updated renderings for the project, superseding a previous design from the original 2011 application on the site. As part of the new 2018 application, tower heights have increased to 28 & 37 storeys, and incorporate a more contemporary ‘box-shaped’ architectural design. In addition, a new north-south lane will be dedicated along the site’s eastern property line, as per the City Centre Plan, helping to achieve a finer-grained road network.

View of proposed towers facing west View of proposed towers facing east Rendering of 3-storey townhouse podium fronting University Dr Rendering of amenity podium with ground floor retail and rooftop pool at 104 Ave & University Dr

Designed by Vancouver’s ZGF Architects, the two condo towers will contain a total of 742 units above a 3-storey townhouse base fronting both 105 Ave & University Dr, and 4-storey amenity podium with ground floor retail and rooftop pool at the corner of University Dr & 104 Ave. The project will create a strong urban streetscape along both University Dr and 105 Ave, and help transition density further northward from the city’s emerging civic core. The project is targeted for completion and occupancy by summer 2022.

For more on the application, the full Planning Report to Council can be found here:

https://www.surrey.ca/bylawsandcouncillibrary/PLR_7918-0058-00.pdf

The GEC Education Mega Centre project reached a milestone on Oct 2, receiving 1st and 2nd readings before Surrey Council. The proposed 55-storey tower, set to become Metro Vancouver’s 2nd tallest, will now proceed to Public Hearing for 3rd Reading (Preliminary Approval) on October 23rd.

Proposal

From the planning report to council on Oct 2, the proposed development is to consist of a 55-storey tower with a mix of academic, commercial and residential uses at a density of 12.25 FAR. This will include:

• A 6-storey podium with 486 square metres (5,233 sq.ft.) of ground-level commercial retail space, and 5 storeys of college/academic space, including classrooms and offices.
• 33 floors dedicated to fully-furnished “serviced apartments” for students (subject to a housing agreement to ensure student occupancy)
• 12 floors of flexible accommodation that provide “short-stay” (not more than 182 days in a 12-month period) hotel accommodations

As part of this application, a portion of 102A Avenue will be dedicated and constructed, along with widening along City Parkway. A new signalized intersection at City Parkway and 102A Avenue will also be delivered.

Discounting the land to be dedicated for road, the proposed Education Centre has a net density of 18.25 FAR.

Developer

The project is being developed under a partnership between Surrey-based developer WestStone Group, and Vancouver-based CIBT Education Group. CIBT Education Group is an education provider that targets primarily international students, and operates Sprott Shaw College, Sprott Shaw Language College, Vancouver International College and CIBT School of Business, amongst others.

CIBT Education Group offers business and management programs and other vocational programs through these schools. Specifically, the Education Centre is intended to offer programs that will integrate with the services and functions proposed in the City’s Innovation Boulevard plans, including in the fields of medical assistance and facility operations.

Road Dedication

As part of the proposal, the project will dedicate approximately 7 metres for the widening of City Parkway, which will be required to accommodate the future LRT line and stop, as well as a new sidewalk and a separated bike lane. A new portion of 102A Avenue will also be constructed along the north property line, and a new lane will be constructed through the podium of the building running north-south towards the rear of the site.

Design Features

The project will feature an outdoor plaza at the northwest corner of the site, where the building is supported by a 4-storey fork column to create an open, bright, publicly accessible open space.

In order to provide articulation in the tower, differentiation has been introduced at the amenity levels by setting the glass back and opening up the floor plate to provide outdoor amenity space. LED lighting will be provided to highlight the undersides of each amenity level in the tower.

A Commercial Retail Unit (CRU) fronts City Parkway and wraps onto the outdoor plaza to bring additional activity into the space. The main lobby fronts 102A Avenue and also wraps onto the outdoor plaza. A second, smaller CRU fronts 102A Avenue.

The podium and tower base will provide a strong urban edge and street wall along City Parkway and 102A Avenue.

For more information on the project:

http://www.surrey.ca/bylawsandcouncillibrary/PLR_7917-0159-00%20(2).pdf

The City of Surrey’s Advisory Design Panel (ADP) has approved the design for the upcoming 55-storey Education Mega Centre, being developed by CIBT Education Group in partnership with Surrey-based WestStone Group. The height of the tower, which was previously quoted to be 50-storeys, has now been confirmed at 55-storeys, however, taking into account several double-height floors, will be the equivalent of 63-storeys reaching a total height of 625 feet. This would make the tower the tallest building in Surrey once complete, and the 2nd tallest tower in Metro Vancouver, after the Shangri-La, which is 645 Feet. The current 2nd tallest is the Trump Tower at 616 Feet.

The Education Mega Centre, was first announced back in September 2016. It will be located on City Parkway at 102 Avenue across from Surrey Central Station and next to the currently under construction 3 Civic Plaza. The Chris Dikeakos Architects designed tower will add to the growing ‘University District’ in Surrey City Centre, already home to an expanding Simon Fraser University, and soon-to-be 5-Storey KPU Campus at 3 Civic Plaza. The tower will include:

• Approximately 15 to 20 educational institutions
• Hotel and residential facilities for over 1,400 students and guests
• Supporting amenities including an electronic library, cafeteria, computer centre, study areas, quiet lounges, fitness centre, yoga room, laundry room, meeting and video conference rooms, office space and a coffee/tea lounge at the 55^th floor 600 feet above ground.

Now that the project has passed the design panel approval stage, it will move forward to Council for 1st & 2nd readings when Council returns from summer break on September 11. Further renderings and details of the project will be released at that time. The project is expected to break ground by early next year, and be complete by 2021.

Site of proposed 55-storey Education Mega Centre Rendering of the proposed 55-Storey Education Mega Centre

News Release:

http://www.cibt.net/blog/2017/07/31/cibt-reports-receipt-design-panel-approval-construct-gec-education-mega-center-surrey/

A development application has finally been submitted for a proposed 50-storey ‘Education Mega Centre’ first announced last fall by WestStone Group. The mixed-use building which is to consist of student housing, a college campus, commercial uses, and hotel, is set to replace the well-known Stardust roller skating rink that has been on the site since the 1970’s. The project is a partnership between the education and student-housing investment company CIBT Education Group  and Surrey developer WestStone Group. CIBT already owns and operates a global network of business, technical, and language colleges throughout North America and Asia.

According to CIBT’s website, the proposed Mega Center is expected to be an iconic 50-storey high-rise tower. Details include:

• The Mega Centre will be located at the heart of Surrey city center immediately between Simon Fraser University and future location of Kwantlan Polytechnic University. With Surrey’s state of the art Civic Library and the iconic Surrey City Hall located within one block, along with Surrey Central SkyTrain station and the central bus loop located in front of the Mega Center and the upcoming Light Rail Transit (LRT) system on its doorstep, this is one of the most desirable and convenient locations for students and visitors.
• It is being proposed that the podium of the Mega Center (levels 1 to 2) will provide for many supporting amenities such as a food court, student lounge, computer centre, electronic library, conference rooms as well as office space for education consultants and other industry related services.
• Levels 3 to 6 will be leased to 20 educational institutions from around the world as their satellite campuses in Surrey.
• Levels 8 to 26 will be comprised of residential suites designed for long term stay international students.
• Levels 7 and 27 will be comprised of amenity space such as fitness centre and lounges for long term residents and student hotel guests.
• Upper floors from level 28 to 49 will be GEC’s flagship student hotel for short term stays.
• Level 50 will be the front desk and check in area for the student hotel.
• The Mega Center will consist of approximately 550,000 square feet and a development budget of $230 million.

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.

Nearly 3 years since construction began, SFU’s new Sustainable Energy & Environmental Engineering Building officially opened today. The opening was marked with a ceremony attended by BC’s premier John Horgan, MLA’s and other guests. The 5-storey, 220,000 sq.ft. building, designed by Vancouver’s late Bing Thom, has already become a new landmark redefining the Surrey Central area.

As just the first phase in a three-phase expansion plan for SFU in Surrey City Centre, the new building will accommodate 440 full-time students, and be home to SFU’s Mechatronics Systems Engineering (MSE) program with additional space for SFU’s Technology Entrepreneurship program.

In addition to the building itself, the development has contributed to a new high quality streetscape along University Drive with grade-separated bike lanes, benches, and a temporary corner park at 102 Avenue. The grassed corner will remain until 102A Avenue is eventually re-aligned through that space and the Surrey Central Bus Loop, as per the City Centre Plan.

Current temporary corner park at 102 Avenue & University Dr Future re-alignment of 102A Avenue

For more on the new SFU building:

http://www.sfu.ca/sfunews/stories/2019/04/sfu-opens-new-sustainable-building-as-first-phase-of-surrey-camp.html

The April Issue of the City Centre Update is now available at SurreyCityCentre.ca. This month’s newsletter includes a round-up of new Development Applications, Council Approvals, and Construction activity during the prior month of March 2021.

New Development Applications

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

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

Major development applications under initial review as of April 2021

Council Approvals

No major projects received 3rd Reading (Preliminary Approval) from Surrey City Council during the past month of March, in part due to Spring Break.

As of April 2021, there are 33 approved major projects in City Centre, consisting of 42 towers, and 22 low-rises.

Approved major development applications as of April 2021

Construction

One new project began construction during March – A 23-storey market residential tower known as Centra by Everest Group located on 101 Ave at 139 St.

As of April 2021, there are 17 projects under construction in City Centre, representing 16 high-rises (>6 Storeys) and 7 low-rises (4-6-storeys).

Major projects under construction as of April 2021 30-Storey Georgetown One rising amidst the backdrop of King George Hub Parker by Mosaic progressing on 105 Ave near 140 St 44-Storey One Central rising above its podium on 133A St at Central Ave King George Hub office tower nearing completion at new intersection of King George Blvd and George Junction New road, bike path, and sidewalk along George Junction King George Hub office tower entrance fronting King George Blvd Legion ‘Veterans Village’ / Parc Centrale rising above City Parkway at 105A Ave 41-Storey Park Boulevard nearing completion along Whalley Blvd
Maverick nearing occupancy at Whalley Blvd & Grosevnor Rd

Public consultation is set to get underway this month for the proposed Surrey Langley SkyTrain (SLS) extension, as well as the future of rapid transit along 104 Avenue & King George Blvd.

In 2014, the regional Mayors Council identified Fraser Highway, King George Boulevard, and 104 Avenue as priority corridors for rapid transit South of the Fraser in the 10-Year Vision. Following a study looking at combinations of SkyTrain, LRT, and Bus Rapid Transit for the corridors, the Mayors Council decided on 27-km of urban-style LRT on dedicated track (separate from traffic) on each of the corridors to be built over 2 phases:

• Phase 1: Surrey-Newton-Guildford Line on 104 Avenue & King George Boulevard
• Phase 2: Surrey-Langley Line on Fraser Highway

With funding in place to cover the entire first phase, and construction set to begin this year – a last minute request was made in 2018 by Surrey’s new Council to the regional Mayors’ Council to suspend the Phase 1 Surrey-Newton-Guildford LRT line and re-direct funding to the Phase 2 Surrey-Langley line instead, while switching the technology of the Phase 2 line to SkyTrain. The Mayors’ Council voted to move forward with this request, and directed TransLink to begin planning work for SkyTrain on Fraser Highway while at the same time re-visit rapid transit plans for 104 Avenue and King George Boulevard corridors.

Proposed Surrey Langley SkyTrain route and conceptual stations

The switch of priorities to the Phase 2 Fraser Highway line and changing its technology to SkyTrain has had implications both in budget and timeline. The funding that was allocated for the full Phase 1 Surrey-Newton-Guildford LRT line has been identified as inadequate to fund the entire Fraser Highway SkyTrain extension to Langley. Pending a future round of funding (timeline unclear), the line may have to be phased, with the current funding getting the line potentially only as far as Fleetwood. Start of construction and delivery of new rapid transit South of the Fraser is also now delayed by approximately 2 years as a result of the switch.

Despite the funding and timeline uncertainties, planning work is nonetheless well underway for the new SLS line, which will need to involve a significant re-evaluation of land-use plans along the Fraser Highway corridor to support SkyTrain, completion of a number of supportive studies, and extensive Public Consultation. In a project update report to Surrey Council this week – a preliminary timeline was given for this work by TransLink, with start of service targeted for 2025.

To run concurrently with the SLS planning and consultation work will be a planning process to ‘refresh’ the South Fraser Rapid Transit Strategy for delivering the Mayors’ Council fully envisioned 27km of Rapid Transit along each of the Fraser Hwy, King George Blvd, and 104 Ave corridors. This refresh will look to re-examine and engage the public on what rapid transit along the remaining corridors could look like, now that SkyTrain has been chosen as the technology for Fraser Hwy. The 2013 Rapid Transit Alternatives Study identified Bus Rapid Transit (BRT) for these corridors based on a scenario with SkyTrain on Fraser Hwy. With much LRT planning work having now been completed however, for the 104 Ave and King George Blvd corridors, it’s possible that LRT could still be an option for them rather than BRT, especially given Surrey’s long-term rapid transit vision for an extensive LRT network on major arterials across the City.

The first round of Public Consultation on the SLS line and South Fraser Rapid Transit refresh gets underway on April 11 in Langley, with open houses in Surrey on April 15, 16, and 17. TransLink has also recently launched an online survey where you can voice your feedback on the proposed SLS line. Open House times are set for the following dates and locations between 3-8pm:

• Thursday, April 11 – Langley City Hall
• Monday, April 15 – Surrey Sport & Leisure Complex (Fleetwood)
• Tuesday, April 16 – Surrey City Hall
• Wednesday, April 17 – Newton Seniors Centre

More info on the land-use planning review process for the Fraser Highway Corridor being undertaken by the City of Surrey can be found here: https://www.surrey.ca/bylawsandcouncillibrary/CR_2019-R059.pdf

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:

https://www.surrey.ca/bylawsandcouncillibrary/PLR_7918-0217-00.pdf

With yesterday’s Mayors Council vote in favour of finalizing the business case for the Surrey-Langley SkyTrain project, it is now certain that SkyTrain will be extended along Fraser Highway, but only as far as Fleetwood within the foreseeable future. As expected, the 1.65 billion in funding currently secured for rapid transit in Surrey will only allow for a 7km / 4 station extension of the Expo Line from King George Station to 166 Street, not to be in service until the end of 2025. With no funding secured, and no timeline in place for a phase 2 extension to Langley, it’s unlikely that SkyTrain will reach Langley before the 2030’s.

Given the decision to go ahead with SkyTrain on Fraser Highway, Surrey’s most urban corridors of 104 Ave and King George Blvd serving the 2 largest Town Centres of Guildford and Newton will likely now see no rapid transit for the next decade, due to the limited 3.55 billion funding envelope (with 1.9 billion yet to be secured) for rapid transit South of the Fraser. This funding envelope would have provided Surrey 27km of LRT across the city, including both the Guildford-City Centre-Newton ‘L’ line, and Fraser Hwy line to Langley. With SkyTrain, Surrey will just receive a single 16.5km line down Fraser Highway instead, along a corridor much more suburban in form, and with much less opportunity for land assembly to higher densities to support a SkyTrain line.

While rapid transit to Langley is definitely a good thing, the reality of the line not likely reaching Langley until the 2030’s, while rapid transit elsewhere in Surrey is stalled, is very unfortunate when Surrey could have had a full 19-Stop (27km) LRT system across the City inclusive of Langley within the same timeframe as an 8-Stop (16.5km) SkyTrain line. LRT additionally would have transformed, urbanized, and distinguished Surrey in ways that SkyTrain will not. LRT and trams are common fixtures and symbols of inner urban cores in major cities around the world, of which Metro Vancouver currently lacks. Cities such as Berlin, with robust multi-tiered rail transit networks, are embarking on major expansions of their LRT networks, on top of their existing metro rail networks. LRT would have urbanized and distinguished Surrey as a city on its own, as an inner core of the region. With SkyTrain, Surrey remains similar to Burnaby, a by-pass suburb along the line to Vancouver. This is not to mention, the negative effects of SkyTrain on the streetscape – obtrusive overhead guideways that cast shadows, are noisy, unsightly, and ultimately very suburban in nature, compared to urbanized street-integrated LRT which can transform a city and its streetscapes.

Eventual 8-Stop (16.5km) SkyTrain to Langley by 2030’s Cancelled 19-Stop (27km) LRT network that would have been completed within same time frame as SkyTrain

It’s hard to imagine rationalizing a 4-station SkyTrain extension to suburban Fleetwood over an 11-station LRT line servicing Surrey’s most urban corridors and largest Town Centres, but here we are. Ultimately once the line does reach Langley in the 2030’s it will help to move people through the region, benefit Surrey’s City Centre (although with less new stations), and those living near the line, but at the expense of what could have been a much more extensive rapid transit system, more urbanizing, distinguishing, and transformative for Surrey.

Public consultation is set to get underway this month for the proposed Surrey Langley SkyTrain (SLS) extension, as well as the future of rapid transit along 104 Avenue & King George Blvd.

In 2014, the regional Mayors Council identified Fraser Highway, King George Boulevard, and 104 Avenue as priority corridors for rapid transit South of the Fraser in the 10-Year Vision. Following a study looking at combinations of SkyTrain, LRT, and Bus Rapid Transit for the corridors, the Mayors Council decided on 27-km of urban-style LRT on dedicated track (separate from traffic) on each of the corridors to be built over 2 phases:

• Phase 1: Surrey-Newton-Guildford Line on 104 Avenue & King George Boulevard
• Phase 2: Surrey-Langley Line on Fraser Highway

With funding in place to cover the entire first phase, and construction set to begin this year – a last minute request was made in 2018 by Surrey’s new Council to the regional Mayors’ Council to suspend the Phase 1 Surrey-Newton-Guildford LRT line and re-direct funding to the Phase 2 Surrey-Langley line instead, while switching the technology of the Phase 2 line to SkyTrain. The Mayors’ Council voted to move forward with this request, and directed TransLink to begin planning work for SkyTrain on Fraser Highway while at the same time re-visit rapid transit plans for 104 Avenue and King George Boulevard corridors.

Proposed Surrey Langley SkyTrain route and conceptual stations

The switch of priorities to the Phase 2 Fraser Highway line and changing its technology to SkyTrain has had implications both in budget and timeline. The funding that was allocated for the full Phase 1 Surrey-Newton-Guildford LRT line has been identified as inadequate to fund the entire Fraser Highway SkyTrain extension to Langley. Pending a future round of funding (timeline unclear), the line may have to be phased, with the current funding getting the line potentially only as far as Fleetwood. Start of construction and delivery of new rapid transit South of the Fraser is also now delayed by approximately 2 years as a result of the switch.

Despite the funding and timeline uncertainties, planning work is nonetheless well underway for the new SLS line, which will need to involve a significant re-evaluation of land-use plans along the Fraser Highway corridor to support SkyTrain, completion of a number of supportive studies, and extensive Public Consultation. In a project update report to Surrey Council this week – a preliminary timeline was given for this work by TransLink, with start of service targeted for 2025.

To run concurrently with the SLS planning and consultation work will be a planning process to ‘refresh’ the South Fraser Rapid Transit Strategy for delivering the Mayors’ Council fully envisioned 27km of Rapid Transit along each of the Fraser Hwy, King George Blvd, and 104 Ave corridors. This refresh will look to re-examine and engage the public on what rapid transit along the remaining corridors could look like, now that SkyTrain has been chosen as the technology for Fraser Hwy. The 2013 Rapid Transit Alternatives Study identified Bus Rapid Transit (BRT) for these corridors based on a scenario with SkyTrain on Fraser Hwy. With much LRT planning work having now been completed however, for the 104 Ave and King George Blvd corridors, it’s possible that LRT could still be an option for them rather than BRT, especially given Surrey’s long-term rapid transit vision for an extensive LRT network on major arterials across the City.

The first round of Public Consultation on the SLS line and South Fraser Rapid Transit refresh gets underway on April 11 in Langley, with open houses in Surrey on April 15, 16, and 17. TransLink has also recently launched an online survey where you can voice your feedback on the proposed SLS line. Open House times are set for the following dates and locations between 3-8pm:

• Thursday, April 11 – Langley City Hall
• Monday, April 15 – Surrey Sport & Leisure Complex (Fleetwood)
• Tuesday, April 16 – Surrey City Hall
• Wednesday, April 17 – Newton Seniors Centre

More info on the land-use planning review process for the Fraser Highway Corridor being undertaken by the City of Surrey can be found here: https://www.surrey.ca/bylawsandcouncillibrary/CR_2019-R059.pdf

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