East Fraser Lands (Area 2): 3202 Riverwalk Ave (Parcel 11) and 3302 North Arm Ave (Parcel 24 & Parcel 28) rezoning application

The proposed density aligns with the previously approved plans for Area 2 and reflects a redistribution of density within the overall building form. As part of the application process, all technical considerations will be reviewed through the City of Vancouver’s rezoning and development permit review processes for alignment with applicable by-laws and policies. With respect to timeline, Wesgroup will be proceeding with the redevelopment of properties in Area 1 and Area 2, informed by market conditions. These areas include a mix of waterfront and mixed-use parcels, each with unique considerations that can influence timing and delivery.

The Community Centre at River District remains a critical priority for both Wesgroup and the City of Vancouver. Wesgroup assumed responsibility for delivering the Community Centre in 2022. Since that time, Wesgroup and the City of Vancouver have been working collaboratively through the required design and approval processes, including Urban Design Panel review and the Development Permit process. It is important to note that the provision of community amenities within River District involves multiple partners and jurisdictions, with responsibilities shared across public agencies and levels of government. River District continues to evolve as a complete community, with more than 25 retail and service businesses now open and serving local residents.

Response from City: The City assesses proposed changes to building height and form in accordance with the EFL Official Development Plan (ODP), applicable design guidelines, and Council-adopted policy objectives. Applications are reviewed on a comprehensive, interdepartmental basis to ensure consistency with established urban design, livability, and public realm priorities.

While applicants may identify project viability considerations, these are not determinative. Any proposed increases in height or density must be supported by policy rationale and demonstrate alignment with approved objectives, including neighbourhood fit and human-scale design.

Where amendments are contemplated, staff evaluate alternative design approaches—such as adjustments to massing, unit configuration, or site layout—to maintain the intended scale and character. Urban design measures, including setbacks, modulation, and street-level activation, are applied to reinforce pedestrian-oriented development

Response from City: Thanks for the questions. This is an application put forward by Wesgroup requesting consideration of additional building heights to accommodate above grade parking in order to address technical  and financial challenges with building below-grade. Particularly, the concern of the impact of groundwater conditions on below-grade parking, which is increasingly incompatible with the site’s geography and financial feasibility. This rezoning application does not seek any additional density, rather an increase in permitted building height and adjustment to the form of development to include above grade parking and redistribute approved density. The overarching policy framework (i.e. Official Development Plan, Design Guidelines, other applicable city policies) related to supporting a complete, sustainable community, with a variety of housing opportunities together with a range of supporting facilities and amenities remain generally in place. 

The appropriate provision of parking is determined with each rezoning for all uses in accordance with the Parking By-law. Recent updates to the Parking By-law have removed minimum parking requirements for residential developments. In the case of these specific parcels within EFL, the applicant is proposing a ratio of  approximately 1.35 stalls per unit based on area being relatively underserved by paid transit. The application materials note that “current market expectations still require the delivery of a significant amount of parking to support residential and commercial uses…”. 

This rezoning application is currently under review. Staff are seeking public feedback in review of the application

Response from Applicant: Policies and regulatory requirements related to groundwater management have evolved over time, resulting in complex requirements and increased costs for below grade construction. While these changes do not make below grade parking technically infeasible, when combines with significant increases in construction costs, they have raised costs to a level that makes it no longer viable to deliver in this area. As such, a change in the form of development is required to support continued progress and delivery of the community. 

Response from Staff: Groundwater management requirements can be found here: https://guidelines.vancouver.ca/bulletins/bulletin-groundwater-management.pdf

Construction sites also require wastewater discharge permits in order to discharge water into the City’s sewers. More info can be found here: https://vancouver.ca/home-property-development/wastewater-discharge-permit-for-construction-at-contaminated-sites.aspx”

Response from Staff: Thanks for the question. The application design is currently under review by staff. Your concerns have been heard and will be considered by staff in the review of the application. You may share your comments directly with Council at the time of Public Hearing, noting a hearing has not been scheduled at this time.

Response from Applicant: River District is planned as a complete community with a mix of building forms, including towers, podiums, townhomes, retail, and public amenities, all guided by the approved Official Development Plan (ODP). That vision remains unchanged and continues to guide development across all parcels. The proposed changes reflect an evolution of the design in response to increasing technical complexity and costs associated with below-grade construction. They are not intended to reduce the quality of the community, but rather to ensure that projects remain viable and can proceed. Delivering housing, commercial space, parks, and amenities is dependent on projects moving forward; when projects are delayed or become unfeasible, the delivery of these elements is also delayed. The proposed approach shifts parking into the building in a way that allows development to proceed while still supporting active uses at grade and a high-quality public realm.

With respect to alternative approaches, a range of options have been considered as part of the design process. However, certain constraints limit what can be pursued. For example, lands dedicated as public parks cannot accommodate privately owned underground parkades or infrastructure. While transit options in the area continue to improve, parking demand from residents and purchasers remains a consistent ask and important consideration, and historically parking has been provided in response to that local demand, often exceeding bylaw requirements. As the application advances, further design refinement will occur through the City’s review process. It should be noted that while earlier concepts in the ODP explored more terraced or stepped building forms, evolving energy performance requirements have significantly influenced building design, as such forms are more challenging to achieve under current high-performance envelope standards. The intent remains to deliver a well-designed, livable neighbourhood that aligns with the broader vision for River District.. The intent remains to deliver a well-designed, livable neighbourhood that aligns with the broader vision for River District

Response from Applicant: River District is planned as a complete community with a mix of building forms, including towers, podiums, townhomes, retail, and public amenities, all guided by the approved Official Development Plan (ODP). That vision remains unchanged and continues to guide development across all parcels. The proposed changes reflect an evolution of the design in response to increasing technical complexity and costs associated with below-grade construction. They are not intended to reduce the quality of the community, but rather to ensure that projects remain viable and can proceed. Delivering housing, commercial space, parks, and amenities is dependent on projects moving forward; when projects are delayed or become unfeasible, the delivery of these elements is also delayed. The proposed approach shifts parking into the building in a way that allows development to proceed while still supporting active uses at grade and a high-quality public realm.

Response from Applicant: The preliminary concept for Parcel 11 locates the taller portion of the building toward the northeast corner of the site to support site access, respond to surrounding building conditions, and accommodate the proposed podium and parking configuration. As the design progresses, the application will undergo review by all relevant City departments in accordance with the City’s approval process.

Response from Applicant: A detailed wind study has not been completed as part of this Rezoning Text Amendment and is not a requirement of the application. As the application advances, more detailed design work will be undertaken, and technical studies required through the City’s review process will be completed at the Development Permit stage, in accordance with City requirements.