A significant redevelopment is proposed for the southeast corner of the intersection of 104 Avenue and Whalley Boulevard in Surrey’s emerging city centre area, located within close walking distance from SkyTrain’s Surrey Central Station.
The proposed development site is 13748-13774 104 Avenue — just north of Save-On-Foods and Canadian Tire — is largely vacant, apart from some low-storey commercial structures.
According to the application submitted by Andrew Cheung Architects, the proposal calls for three towers at 344 ft (33 storeys), 394 ft (36 storeys), and 328 ft (31 storeys) in height, creating 1,125 homes. The unit mix is 61 studio units including 58 micro-units, as well as 575 one-bedroom units, 454 two-bedroom units, nine three-bedroom units, and 26 three-bedroom units.
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Under an agreement with BC Housing, the proponent will designate all 424 homes in the first phase’s 33-storey tower as market affordable units for purchase through BC’s Affordable Home Ownership Program, which offers middle-income households with affordable ownership opportunities.
The first phase, the second tallest tower, accounts for 424 of these units, including the entirety of the three-phased redevelopment’s studio units and 13,000 sq. ft. of ground-level commercial space.
Residents will have access to 35,600 sq. ft. of indoor amenity space and 40,000 sq. ft. of outdoor amenity space, including the usage of all rooftop spaces as either landscaped amenity areas or green roofs.
About 1.6 acres of the site is dedicated to create a small urban public park and road dedication.
“The proposed height and density of the development is consistent with an evolving urban context in the City Centre, as it relates to adjacent tower developments in City Centre. The proposed development provides a transition from the high-density civic core centred on Civic Plaza to the west and the future residential developments to the east,” reads a city staff report, noting that the towers are placed slightly out of alignment in relation to each other to maximize spacing and light penetration.
“The proposed building achieves an attractive architectural built form, which utilizes high quality, contemporary and natural materials and modern lines. The street interface has been designed to a high quality to achieve a positive urban experience between the proposed building and the public realm.”
All three phases will create a total of 1,156 vehicle parking stalls and 1,636 bike parking spaces, including 351 vehicle parking stalls, and 514 bike parking spaces within five underground levels of the first phase. This amounts to a shortfall of parking spaces against the city’s minimum requirements, with the proponent to enter into an agreement with a carshare operator to provide 16 on-site vehicle parking spaces, as well as a financial contribution to acquire battery-electric vehicles for the carshare program.
The total floor area of the redevelopment is 856,000 sq. ft., giving it a floor area ratio density of 5.3 times the size of its 3.7-acre lot. The first phase’s total floor area is 284,000 sq. ft.