Surrey City Centre Redevelopment Plans

[GMasterAres]

Originally Posted by Spr0ckets

That's just an unrealistic expectation given the current market - that any developer is going to include that much office space in a development of this size.

Even the City staff that said that has to know this.

And not just in Surrey, but anywhere else in the metro region that's not Downtown Vancouver (....and even there, not likely so).
It would have made sense to require something like Hotel, which is a better bet for feaasibility in the current market, but there again without an established Hotelier partner to run the hotel component (and have their brand name on it), you're risking a poor ROI.

I might agree with the parking in the podium, but I imagine the reason they're going that route is to tamp down construction costs from having to excavate and construct several levels of underground parkade, and also taking advantage of the elimination of parking minimums thanks to TOA legislation given their proximity to Transit - to reduce their parking stalls count..

I agree, but that said then it should probably remain undeveloped for now. This is a core intersection in Surrey Central and whatever is built there will be there for 40+ years likely. The market today will not be the market in 5 years or 10 years or 20 years so if it doesn't meet the OCP in such a key area, I think Council should tell them to go away and come back later. That's their problem they bought when they did and are trying to develop when they are. We have City plans for a reason.

[GMasterAres]

Originally Posted by Spr0ckets

I'm not disagreeing with any of that either, at all.

As I already pointed out, I believe BOTH sides have to met somewhere in the middle or as close to it as possible.
As you've correctly noted, the City is already flexible about what sort of commercial they could allow in the City Centre, and aren't necessarily married exclusively just to office use.

Obviously the developer also has to do their part and find some way of meeting the City's minimum zoning requirement for the site as well - even if it means having more retail or switching some office to hotel.

It's not an easy task for the city that has to maintain their long-term vision and planning priorities for the region that looks farther than a prevailing weak market conditions for a particular usage - while also addressing the obvious housing shortage that the entire metro region is struggling to grapple with, and in this case involving a transit-orientated and neighbouring development.

The site next door to this one a few years ago had a proposal with some office and a hotel alongside 3 residential towers which would have ticked a lot of the boxes, but given the prevailing financing climate, I would imagine it's probably as dead as most other proposals that came through the pike around the same time with signficant office component - even though it was phased to have the office section built much later.
I'd hate to see the same happen to this development proposal as well, which is why I hope they could revise their design to introduce more commercial (be it actual office, hotel or increased retail) as the city requires

While I generally agree, Surrey has contributed pretty much the most net-new housing units in the entire region over the past decade+. I think they can afford to be picky with this development and let the rest of the cities around the area continue to pull up their socks. That and the reality is that 4-6 storey wood-frame condo buildings actually increase housing availability far more than these high density tower developments do.

I agree though there is likely a meet in the middle part, but this is still such a critical intersection that of most developments in Surrey Central, I think they need to be really picky about it even if it means sitting empty another 5 to 10 years.

[Lexus]

2026, Apr 5

Juno | 34-storey residential + retail rising on 104 Ave at 138A St

Untitled by Lexus LX 700, on Flickr

Sequoia | 36-storey residential rising on 104 Ave at 133 St

Untitled by Lexus LX 700, on Flickr

[Hotwax]

My pictures of City Centre 4/5 from Sunday, 3-May-2026:


Enlarge


Enlarge

[rpvan]

Surrey council OKs 7-high-rise project for downtown
https://surreynowleader.com/2026/03/09/surrey-council-oks-7-high-rise-project-for-downtown/

Surrey council granted third-reading approval to a density bylaw amendment to allow a massive residential development application to build seven high-rises and five mid-rise towers downtown that will contain 2,705 dwellings – among them 321 for rent – as well as 2,227 square metres of commercial space.

The vote was taken following a public hearing Monday night.

The project is for 13270 and 13352 – 105A Avenue and 13325 and 13327 – 105 Avenue, and 10520 – 132 Street, on land owned by Onni Regency Holdings Corp. The site is located east of 132 Street between 105A Avenue to the north and 105 Avenue to the south and is currently occupied by four three-storey apartment buildings containing 321 rental units.

Upon final approval the proposed development is expected to be built in eight phases over 30 t0 35 years with the first two phases to be ready for occupancy in five to 10 years.

The “principal” buildings included in the project are a 48 storey tower, a 43 storey tower, a 33 storey tower, a 26 storey tower, a 24 storey tower, a 20-storey tower, a 16 storey tower and a six storey tower on 3.7 hectares.

According to a city planning document, the Surrey School District expects the development will house 259 school-aged children.

Meantime, council also approved at third reading an application from T.J.P. 11091960 Holdings Ltd. to amend a downtown densities bylaw to permit a 34-storey mixed-use tower, with ground floor commercial units and 312 market rental dwelling units over underground parking at 13668 and 13672 Whalley Boulevard; and 13639, 13649, 13655 and 13673 108 Avenue.

Nobody spoke to either project during the public hearings.

Article from March.

[officedweller]

New interactive art museum building planned for Surrey Civic Plaza


https://dailyhive.com/vancouver/new-interactive-art-museum-iam-surrey-civic-plaza

In the same story -
New SFU Medical School design:


https://dailyhive.com/vancouver/new-interactive-art-museum-iam-surrey-civic-plaza


https://dailyhive.com/vancouver/new-interactive-art-museum-iam-surrey-civic-plaza

[TSBolivar]

It's great the art gallery building is getting some traction - it will be a good addition for sure.

But what is up with that Centre Block redesign? The last design was just fine and actually had colour and urban character. This just looks like another cold white cluster of oversized shipping containers.

[jollyburger]

According to the staff planning report, the previous rezoning application, which had progressed to third reading, was “generally consistent” with requirements for non-residential space set for the City Centre area, but the new rezoning application is not.

Staff say Wesgroup has “expressed concerns regarding the overall viability of the project” as previously proposed. The new application was presented to Council in February, but Council referred it back to staff to work with Wesgroup. Staff say the proposal still does not provide the required non-residential floor area, but that Wesgroup did make some revisions and “has expressed a willingness to revisit the non‑residential program in later phases should market conditions be conducive.”

On Monday evening, GM of Planning & Development Ron Gill told Council that the zoning bylaw for the project leaves room for non-residential space to be added in the future without locking the applicant into it today. Surrey City Council subsequently granted first and second readings to the rezoning application and forwarded it to a public hearing set for Monday, May 25.

https://storeys.com/wesgroup-civic-district-master-plan/

[Hotwax]

My picture of SkyLiving from Friday, 29-May-2026:


Enlarge | https://skyliving.ca/

[Lexus]

ChatGPT Image Jun 5, 2026 at 08_50_07 AM by Lexus LX 700, on Flickr

[Lexus]

• Video Link

[officedweller]

Nice, thanks.

Cool rooftop parking - big investment to build that ramp.
EDIT: That's a police station.




Presumably Juno is set back far from the street for future widening of 104th Ave?


Good to see the next phase of PKWY progressing.

Here's the renderng for Sequoia:


https://group161.com/projects/sequoia/


https://group161.com/projects/sequoia/

[hollywoodnorth]

Originally Posted by officedweller

Nice, thanks.

Cool rooftop parking - big investment to build that ramp.
EDIT: That's a police station.

Originally it was an RBC branch. That is what it was built for. That dictated the logic as to why they built the ramp and rooftop parking

[officedweller]

Originally Posted by hollywoodnorth

Originally it was an RBC branch. That is what it was built for. That dictated the logic as to why they built the ramp and rooftop parking

Thanks!
Expensive bank branch.

[SpongeG]

I looked the address they used in this story and can't figure out where it is, does anyone know where it is?

Surrey council to vote on 26-storey tower downtown, without public hearing
Published 11:00 am Monday, June 8, 2026

By Tom Zytaruk


Two artist-rendered views of a 26-storey tower Surrey council is expected to vote on during its June 15 meeting. (Image: surrey.ca)

Surrey council will consider an application at third-reading, with no public hearing beforehand, to build a 26-storey mixed-use tower downtown instead of a 46-storey tower that had received council’s approval in 2023.

The proposed reduction in height comes “in response to current market conditions,” Surrey’s manager of planning and development Ron Gill explains in a planning report coming before council on June 15.

“As result, the number of residential units has decreased from 516 (422 strata and 94 rental units) to 337 (243 strata, but still 94 rental units),” Gill notes. “The ground floor commercial space remains and has increased from 343 to 673 square metres.”

The latest proposal, for the northeast corner of 113A Street and 102A Avenue, includes 312 parking spaces – that’s 236 for the 243 strata condos, and 40 f0r the 94 dwellings for rent.

...

https://surreynowleader.com/2026/06/08/s...y-tower-downtown-without-public-hearing/

[Hotwax]

Originally Posted by SpongeG

I looked the address they used in this story and can't figure out where it is, does anyone know where it is?

It's a typo, it should read as 133A Street and 102A Avenue, which are the lots on the west side of the SFU Engineering Building.

https://www.surrey.ca/sites/default/files/planning-reports/PLR_7921-0270-00.pdf

[SpongeG]

ah that makes more sense cause I know those two streets don't intersect.