A City of Surrey staff report calls a major proposed mixed-use, transit-oriented redevelopment immediately adjacent to Surrey City Hall and Civic Plaza as an appropriate use and scale for the location, given the context of the site being in the core of the emerging city centre — on the northern edge of the new central business district — and next to SkyTrain’s Surrey Central Station.

On Monday, city council will conduct its first review of a rezoning and development application by Bosa’s Bluesky Properties for the 3.5-acre site at 13583 104 Avenue — the northwest corner of the intersection of King George Boulevard and 104 Avenue, replacing a vacant lot, ground-level parking, and low-storey commercial buildings, including a former Brick furniture store.

The proposal calls for five buildings, including a 550-ft-tall, 50-storey residential tower with a 17-storey office podium, a 509-ft-tall, 50-storey tower with residential uses, and a 420-ft-tall, 40-storey tower with residential uses.

The two towers on the southern portion of the site contain ground-level commercial space, but most of the redevelopment’s 37,000 sq. ft. of retail and restaurant space is within a standalone, 2.5-storey restaurant and brewery building that helps activate the new public realm.

The fifth building contains most of the the redevelopment’s indoor amenity spaces for residents. A total of 34,000 sq. ft. of indoor amenity space and 44,000 sq. ft. of outdoor amenity space are provided across the site.

There will be 1,352 homes, with a unit mix of 247 studio units, 605 one-bedroom units, 484 two-bedroom units, and 16 three-bedroom units, including 14 townhouses. This includes 200 secured market rental units.

The significant podium structure of the tallest tower contains 202,000 sq. ft. of office space.

“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 south and the future residential developments to the north,” reads a city staff report, describing the design by Perkins & Will Architects.

“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.”

Altogether, the redevelopment — built in multiple phases — calls for 1.177 million sq. ft. of total floor area, giving the project a floor area ratio density of 7.5 times the size of the lot.

Five underground levels will contain 1,320 vehicle parking stalls and 1,700 bike parking spaces. A 10% reduction of residential parking space requirements will be mitigated by providing MODO with seven parking stalls and a financial contribution to acquire electric-battery vehicles for the carshare service.