Some construction fire safety plans are straightforward. This one covers a 23-storey mixed-use highrise being built from excavation to occupancy — with retail, residential, student amenities, a banquet hall, a catering kitchen, and a daycare, all in the same building.
City Centre 5 on 97A Avenue in Surrey is a concrete and steel frame tower developed by Lark Group. The plan was prepared in March 2026 at the start of excavation. The full build runs through August 2028. That’s two and a half years of active construction fire risk that needs to be planned, documented, and managed before a shovel goes in the ground.
The Project at a Glance
| Street | 97A Avenue at 137th Street, Surrey BC |
| Building type | Non-combustible mixed-use highrise |
| Construction | Concrete with steel frame |
| Storeys | 23 above grade + 2 underground + rooftop amenity |
| Occupancy mix | Retail/food court (L1), Residential (L2+), Student amenities/banquet/catering (L3), Daycare + outdoor areas (L4) |
| Developer | Lark Group |
| Timeline | Excavation April 2026 — completion August 2028 |
| Security | 24-hour video surveillance throughout |
What Made This Plan Complex
1. Five Occupancy Types in One Building
Most construction sites have one occupancy type. City Centre 5 has five. Retail and food court on Level 1. Residential starting on Level 2. Student amenity areas, banquet halls, and a catering kitchen on Level 3. A daycare with two outdoor amenity decks on Level 4. Residential units on every floor above.
Each occupancy carries different BC Fire Code requirements for the completed building. During construction, the CFSP has to anticipate how different areas of the building will be used and ensure the right fire safety infrastructure is staged in the right sequence — you can’t install a daycare’s fire safety systems on the same schedule as the parkade’s.
2. Phase-Based Standpipe Installation
At 23 storeys, firefighting water access can’t wait until the building is complete. The CFSP requires a standpipe connection in the stairwell as each floor is erected. The fire department connection goes on the southwest side of the building off 137th Street.
If the standpipe isn’t charged at any point during construction, signage is posted immediately and fire watch procedures begin. No informal gaps.
3. 1,000 Litres of Diesel On Site
The project stores approximately 1,000 litres of diesel on site in proper containers inside a ventilated, locked sea can. This is a significant hazardous materials volume — inventoried, mapped on the site plan, and documented in the CFSP. Propane for heating will also be stored on site closer to project completion.
4. Hot Works: Rebar Welding and Torch-On Waterproofing
Two types of hot works occur on this build. Rebar welding happens throughout the structural phase. Torch-on waterproofing happens at the envelope stage. Both require the same BC Fire Code protocol: 15-metre clear zone, certified operators, fire watch during and 60 minutes after, 4-hour follow-up inspection, signed permit before every operation.
5. Crane Swing Zone and Fire Department Access
The site plan documents a crane with a 158–172 foot swing radius. Fire department access via 137th Street and 97A Avenue has to remain clear of the crane swing at all times — drawn on the site plan and communicated at every site orientation.
6. Spatial Separation and Exposure Calculations
The CFSP includes a spatial separation and exposure calculation — a technical assessment of how the building’s proximity to adjacent structures affects fire spread risk during construction. Required when site conditions create exposure risk to neighbouring properties.
What the Construction Fire Safety Plan Covers
- Construction Fire Safety Director and Deputy FSD — 24-hour coverage from excavation through occupancy
- Phase-by-phase standpipe staging — connection in each stairwell as floors are erected, fire department connection documented
- Hot works permit system — for rebar welding and torch-on waterproofing operations
- Hazardous materials inventory — 1,000L diesel (sea can), propane storage protocols, site plan locations
- Daily and weekly inspection checklists
- Fire watch log and incident report forms
- Crane swing zone and fire department access documentation
- 24-hour security and site perimeter — fencing, video surveillance, gate locations
- Spatial separation and exposure calculations
- BC Fire Code Sections 5.2 and 5.6, BCBC 8.1, CSA Propane Code
Surrey Fire Department approved the plan in March 2026.
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See more construction fire safety plan projects: Construction Fire Safety Plan BC | Construction FSP — Harvie Road, Surrey | Fire Safety Plan Surrey