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Cedar Coast plans 1,900-unit redevelopment of Langley shopping center

Cedar Coast plans 1,900-unit redevelopment of Langley shopping center

More and more shopping malls in Metro Vancouver are being redeveloped. The latest example is Langley Mall in the city of Langley.

Langley Mall is located at 5501 204 Street and 20300 Douglas Crescent (now home to a standalone Tim Hortons), just off 203 Street and the Fraser Highway, the site of the future Langley City Centre Station which will be built as part of the Surrey-Langley SkyTrain extension.


The mall is valued by BC Assessment at $67,194,000 and $2,950,000, for a total valuation of $70,144,000. It is legally owned by 0622215 BC Ltd. and beneficially owned by Cedar Coast, which acquired it from First Capital REIT more than two years ago in a deal brokered by CBRE. (First Capital is currently planning its own redevelopment of the mall, centered around the Semiahmoo Shopping Centre in South Surrey.)

Cedar Coast is working with Langley-based Orion Construction on the project. Their application was reviewed by the City of Langley’s Advisory Design Panel on Thursday, July 18, after first being submitted to the city in December 2023.

The Langley Mall at 5501 104 Street.The Langley Mall at 5501 104 Street.(Google Maps)

The Langley Mall at 5501 204 Street and 20300 Douglas Crescent in the city of Langley.The Langley Mall at 5501 204 Street and 20300 Douglas Crescent in the city of Langley.(Integra Architecture, Cedar Coast)

Cedar Coast plans approximately 1,900 homes for the 3.6-hectare site, spread across 10 buildings of 12 to 14 stories, with a total proposed density of 4.43. Cedar Coast is seeking to rezone the site from C1 (commercial centre) to CD (comprehensive development) to take into account the proposed use, height and density.

According to a city report, the proposed density is below the 5.5-storey maximum outlined for the site in the city’s Official Community Plan (OCP) and is in line with the city’s vision for Langley Mall since 2009, when a site concept featuring 15-storey buildings was first floated. The project would also extend Park Avenue across the site on the east side, with the six buildings to the north all rising to 12 stories and the four buildings to the south all rising to 14 stories.

The buildings north of the new road will have a more “commercial character,” the city says, with commercial space on the ground floor and the potential for an office building. The redevelopment is expected to include 122,000 square feet of commercial space, or 237,000 square feet of the building on the northwest corner of the site will be developed as an office building. Meanwhile, the four buildings south of the road will house only residential space.

An overview of the Langley Mall redevelopment and proposed building locations and heights.An overview of the Langley Mall redevelopment and proposed building locations and heights.(Integra Architecture, Cedar Coast)

The proposed phasing plan for the redevelopment of Langley Mall.The proposed phasing plan for the redevelopment of Langley Mall.(Integra Architecture, Cedar Coast)

The proposed masterplan development is expected to unfold in four major phases, starting with the southwest quadrant, and then the northwest, southeast and northeast quadrants. The full build-out of the project is expected to take 20 years or more.

“This phasing plan is largely based on the lease obligations with the existing tenants on the site, including the No Frills supermarket,” city staff said in the report. “The applicant has indicated that a supermarket will be retained as part of the site’s redevelopment (although likely relocated to a phase at the front of Douglas Crescent) and the existing commercial space at the shopping centre will be largely replaced in new phases on Douglas Crescent.”

City officials say the proposed master plan is designed to “urbanize” the site and transform it into an extension of the city center. They also note that aspects of the master plan may eventually be revised, “in response to market and policy conditions that may exist in the future.”

A rendering of the planned redevelopment of the Langley Mall at 5501 204 Street.A rendering of the planned redevelopment of the Langley Mall at 5501 204 Street.(Integra Architecture, Cedar Coast)

A rendering of the planned redevelopment of the Langley Mall at 5501 204 Street.A rendering of the planned redevelopment of the Langley Mall at 5501 204 Street.(Integra Architecture, Cedar Coast)

Vancouver-based Integra Architecture is the architect for the project. They have prioritized pedestrian traffic on the site by creating new and improved bike lanes, large green spaces, and elevated courtyards in the building’s parking lots.

“Overall, the site is designed as a model development focused on public transit, in close proximity to the SkyTrain station, with high density and a mix of uses that will increase public transit ridership and use of active transportation options, while reducing car dependency and emissions over time,” the staff said.

After the Design Advisory Committee has considered it, recommendations will be made to the Council before the Council considers a formal zoning amendment proposal in the near future.