Posted Feb 24, 2026, 2:33 AM
|
|
Registered User
|
|
Join Date: Dec 2015
Posts: 14,644
|
|
Wesgroup
Quote:
However, a growing set of challenges—construction cost escalation, inflation,
interest rate increases, revenue stagnation, and changing City policies—have
placed significant strain on project viability. Of particular concern is the impact
of groundwater conditions on below-grade parking, which is increasingly
incompatible with the site’s geography and financial feasibility.
Considering these challenges, a solution-oriented approach for continued
development in River District is the reason for this application. This Rezoning
Text Amendment Application does not seek additional density. Instead, it
adjusts the previously approved density to better facilitate above-grade
parking while considering the goals as set out in the Official Development
Plan for East Fraser Lands.
In Area 2, this approach has enabled strategic reallocation: Consolidation of
Parcel 24, 25 and 28 into two parcels rather than three, to enable more efficient
building form, allowing all remaining parcels in Area 2 (P11, 24, 25, and 28) to
deliver above-grade parking in a viable building form.
|
Quote:
East Fraser Lands sits adjacent to the Fraser River, with a high water table just
12–15 feet below finished grade. This necessitates complex and costly belowgrade excavation techniques—specifically cut-off wall systems (90–120 ft
deep), dewatering, soil densification, and specialized waterproofing. Over time,
as density has increased to provide funds for community amenities in East Fraser
Lands, and with the added challenge of building closer to the to the Fraser River,
parking structures have grown to five or six levels below grade, compounding
technical risk, construction timelines, and financial exposure.
Concurrently, evolving City policy on groundwater management now restricts
long-term sump pumping and prohibits storm system discharge of groundwater,
while policy shifts have expanded bike storage and amenity space allocations
within P1 levels. These changes force projects deeper underground, further
exacerbating cost and feasibility challenges.
At the same time, East Fraser Lands remains relatively underserved by rapid
transit. While future improvements may ease reliance on vehicles, current market
expectations still require the delivery of a significant amount of parking to
support residential and commercial uses, therefore making parking reductions
is not a feasible option.
|
Quote:
Combine Parcels 24 and 25 into one development block called Parcel 24;
Permit above-grade parking on Parcels 11, 24 and 28; and
Update the maximum building height:
Parcel 11, increase from 12 to 19 storeys
Parcel 24, increase from 11 to 21 storeys; and
Parcel 28, increase from 15 to 21 storeys.
|
https://www.shapeyourcity.ca/3202-ri...2-northarm-ave
|
Prev
Linear Mode
