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1551-1581 W 7th Ave rezoning application

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The City of Vancouver has received an application to rezone the subject site from C3-A (Commercial) District to CD-1 (Comprehensive Development) District. The proposal is to allow for the development of a 21-storey mixed-use building and includes:

  • Replacement/expansion of the La Maison de la Francophonie (Francophone Community and Cultural Centre) that includes retail space, a theatre, gallery/multi-purpose space, and office space for non-profit organizations;
  • 125 strata units;
  • A floor space ratio (FSR) of 8.0;
  • A building height of 69.2 m (227 ft.); and
  • 204 vehicle parking spaces and 284 bicycle spaces.

This application is being considered under the Broadway Plan.

Application drawings and statistics on this webpage are posted as-submitted to the City. Following staff review, the final project statistics are documented within the referral report.


The City of Vancouver has received an application to rezone the subject site from C3-A (Commercial) District to CD-1 (Comprehensive Development) District. The proposal is to allow for the development of a 21-storey mixed-use building and includes:

  • Replacement/expansion of the La Maison de la Francophonie (Francophone Community and Cultural Centre) that includes retail space, a theatre, gallery/multi-purpose space, and office space for non-profit organizations;
  • 125 strata units;
  • A floor space ratio (FSR) of 8.0;
  • A building height of 69.2 m (227 ft.); and
  • 204 vehicle parking spaces and 284 bicycle spaces.

This application is being considered under the Broadway Plan.

Application drawings and statistics on this webpage are posted as-submitted to the City. Following staff review, the final project statistics are documented within the referral report.


The Q&A period is now closed. Thank you for participating.

The opportunity to ask questions through the Q&A is available from March 13 to March 26, 2024.

We post all questions as-is and aim to respond within two business days. Some questions may require coordination with internal departments and additional time may be needed to post a response.

Please note that the comment form will remain open after the Q&A period. The Rezoning Planner can also be contacted directly for any further feedback or questions.

  • Share Here are my questions: 1. The proposed tower floor plate is much larger than the maximum size recommended by the Broadway Plan (8000 sf vs 6500 sf). This has a significant negative impact on my property, limiting solar access and views. There is also a similar negative impact to other properties in the neighbourhood. The tower’s bulky shape is out-of-character with the Broadway Plan's intent and recommendations, which resulted from an intensive public process. How is this change allowed when it negatively affects properties in the neighbourhood and violates guidelines presented to the community and approved by Council? 2. The proposal’s requests to (1) reduce the rear yard setback (from 3.1m to 0m) and (2) increase the balcony floor area (from 8% to 12%) also raise similar questions. Both these requests negatively affect the community and violate the Broadway Plan’s intent and recommendations. How are these changes allowed when they negatively affect properties in the neighbourhood and violate guidelines presented to the community and approved by Council? on Facebook Share Here are my questions: 1. The proposed tower floor plate is much larger than the maximum size recommended by the Broadway Plan (8000 sf vs 6500 sf). This has a significant negative impact on my property, limiting solar access and views. There is also a similar negative impact to other properties in the neighbourhood. The tower’s bulky shape is out-of-character with the Broadway Plan's intent and recommendations, which resulted from an intensive public process. How is this change allowed when it negatively affects properties in the neighbourhood and violates guidelines presented to the community and approved by Council? 2. The proposal’s requests to (1) reduce the rear yard setback (from 3.1m to 0m) and (2) increase the balcony floor area (from 8% to 12%) also raise similar questions. Both these requests negatively affect the community and violate the Broadway Plan’s intent and recommendations. How are these changes allowed when they negatively affect properties in the neighbourhood and violate guidelines presented to the community and approved by Council? on Twitter Share Here are my questions: 1. The proposed tower floor plate is much larger than the maximum size recommended by the Broadway Plan (8000 sf vs 6500 sf). This has a significant negative impact on my property, limiting solar access and views. There is also a similar negative impact to other properties in the neighbourhood. The tower’s bulky shape is out-of-character with the Broadway Plan's intent and recommendations, which resulted from an intensive public process. How is this change allowed when it negatively affects properties in the neighbourhood and violates guidelines presented to the community and approved by Council? 2. The proposal’s requests to (1) reduce the rear yard setback (from 3.1m to 0m) and (2) increase the balcony floor area (from 8% to 12%) also raise similar questions. Both these requests negatively affect the community and violate the Broadway Plan’s intent and recommendations. How are these changes allowed when they negatively affect properties in the neighbourhood and violate guidelines presented to the community and approved by Council? on Linkedin Email Here are my questions: 1. The proposed tower floor plate is much larger than the maximum size recommended by the Broadway Plan (8000 sf vs 6500 sf). This has a significant negative impact on my property, limiting solar access and views. There is also a similar negative impact to other properties in the neighbourhood. The tower’s bulky shape is out-of-character with the Broadway Plan's intent and recommendations, which resulted from an intensive public process. How is this change allowed when it negatively affects properties in the neighbourhood and violates guidelines presented to the community and approved by Council? 2. The proposal’s requests to (1) reduce the rear yard setback (from 3.1m to 0m) and (2) increase the balcony floor area (from 8% to 12%) also raise similar questions. Both these requests negatively affect the community and violate the Broadway Plan’s intent and recommendations. How are these changes allowed when they negatively affect properties in the neighbourhood and violate guidelines presented to the community and approved by Council? link

    Here are my questions: 1. The proposed tower floor plate is much larger than the maximum size recommended by the Broadway Plan (8000 sf vs 6500 sf). This has a significant negative impact on my property, limiting solar access and views. There is also a similar negative impact to other properties in the neighbourhood. The tower’s bulky shape is out-of-character with the Broadway Plan's intent and recommendations, which resulted from an intensive public process. How is this change allowed when it negatively affects properties in the neighbourhood and violates guidelines presented to the community and approved by Council? 2. The proposal’s requests to (1) reduce the rear yard setback (from 3.1m to 0m) and (2) increase the balcony floor area (from 8% to 12%) also raise similar questions. Both these requests negatively affect the community and violate the Broadway Plan’s intent and recommendations. How are these changes allowed when they negatively affect properties in the neighbourhood and violate guidelines presented to the community and approved by Council?

    JRP asked 8 months ago

    The proposed built form of this rezoning application, including tower floorplate size, setbacks, and balconies, is currently under review. One of the key criteria for staff evaluation is the ability to consider discretionary relaxations for proposals that offer an in-kind public benefit, as identified in the Broadway Plan Public Benefits Strategy in chapter 21. In this case, the public benefit offering is a renewal and expansion of the La Maison de la Francophonie community and cultural facility. Staff will review the proposal to determine if it meets the appropriate criteria to qualify as a public benefit. Following review, conditions of approval for urban design revisions may be recommended to Council.

  • Share The shadow studies that are posted with the application are incorrect. This is aptly demonstrated in the following analysis: https://t.co/fx6o0niEBI . As the question of shading 6th and Fir Park is a pivotal one, design changes would be needed to lower the overall building height and the stepping back of the upper floors. The current design breaks the Broadway Plan solar access provisions, as it introduces new shadows on 6th and Fir Park between 10am and 11:38am on the spring equinox. What steps are you prepared to take to protect the solar access provisions in the Broadway Plan? on Facebook Share The shadow studies that are posted with the application are incorrect. This is aptly demonstrated in the following analysis: https://t.co/fx6o0niEBI . As the question of shading 6th and Fir Park is a pivotal one, design changes would be needed to lower the overall building height and the stepping back of the upper floors. The current design breaks the Broadway Plan solar access provisions, as it introduces new shadows on 6th and Fir Park between 10am and 11:38am on the spring equinox. What steps are you prepared to take to protect the solar access provisions in the Broadway Plan? on Twitter Share The shadow studies that are posted with the application are incorrect. This is aptly demonstrated in the following analysis: https://t.co/fx6o0niEBI . As the question of shading 6th and Fir Park is a pivotal one, design changes would be needed to lower the overall building height and the stepping back of the upper floors. The current design breaks the Broadway Plan solar access provisions, as it introduces new shadows on 6th and Fir Park between 10am and 11:38am on the spring equinox. What steps are you prepared to take to protect the solar access provisions in the Broadway Plan? on Linkedin Email The shadow studies that are posted with the application are incorrect. This is aptly demonstrated in the following analysis: https://t.co/fx6o0niEBI . As the question of shading 6th and Fir Park is a pivotal one, design changes would be needed to lower the overall building height and the stepping back of the upper floors. The current design breaks the Broadway Plan solar access provisions, as it introduces new shadows on 6th and Fir Park between 10am and 11:38am on the spring equinox. What steps are you prepared to take to protect the solar access provisions in the Broadway Plan? link

    The shadow studies that are posted with the application are incorrect. This is aptly demonstrated in the following analysis: https://t.co/fx6o0niEBI . As the question of shading 6th and Fir Park is a pivotal one, design changes would be needed to lower the overall building height and the stepping back of the upper floors. The current design breaks the Broadway Plan solar access provisions, as it introduces new shadows on 6th and Fir Park between 10am and 11:38am on the spring equinox. What steps are you prepared to take to protect the solar access provisions in the Broadway Plan?

    redpanda asked 8 months ago

    The rezoning application for this site notes that the proposed tower’s upper floors have been sculpted to reduce shadowing impact on the adjacent park space. As part of overall urban design review, staff will perform their own shadow analysis to confirm if there are any potential shadow impacts on the neighbourhood. The conclusion of this review may result in urban design recommendations for revisions to the proposal, for Council’s consideration.

  • Share CityHallWatch shadow diagram shows more severe impacts on the Park than the applicant’s. https://cityhallwatch.wordpress.com/wp-content/uploads/2024/03/compare_11am_spring_equinox.jpg CityHallWatch has a good track record for accuracy. Have city staff made any attempt to verify the applicant’s submission? on Facebook Share CityHallWatch shadow diagram shows more severe impacts on the Park than the applicant’s. https://cityhallwatch.wordpress.com/wp-content/uploads/2024/03/compare_11am_spring_equinox.jpg CityHallWatch has a good track record for accuracy. Have city staff made any attempt to verify the applicant’s submission? on Twitter Share CityHallWatch shadow diagram shows more severe impacts on the Park than the applicant’s. https://cityhallwatch.wordpress.com/wp-content/uploads/2024/03/compare_11am_spring_equinox.jpg CityHallWatch has a good track record for accuracy. Have city staff made any attempt to verify the applicant’s submission? on Linkedin Email CityHallWatch shadow diagram shows more severe impacts on the Park than the applicant’s. https://cityhallwatch.wordpress.com/wp-content/uploads/2024/03/compare_11am_spring_equinox.jpg CityHallWatch has a good track record for accuracy. Have city staff made any attempt to verify the applicant’s submission? link

    CityHallWatch shadow diagram shows more severe impacts on the Park than the applicant’s. https://cityhallwatch.wordpress.com/wp-content/uploads/2024/03/compare_11am_spring_equinox.jpg CityHallWatch has a good track record for accuracy. Have city staff made any attempt to verify the applicant’s submission?

    Robr asked 8 months ago

    As part of overall urban design analysis of the rezoning application, staff will perform their own shadow study analysis to understand any potential impacts of the proposed development on Burrard Slopes Park. The conclusion of the review may result in urban design recommendations for revisions for Council’s consideration.

  • Share Is ok to build a tower that will shadow the park area? Weren't towers supposed to avoid shading park areas? on Facebook Share Is ok to build a tower that will shadow the park area? Weren't towers supposed to avoid shading park areas? on Twitter Share Is ok to build a tower that will shadow the park area? Weren't towers supposed to avoid shading park areas? on Linkedin Email Is ok to build a tower that will shadow the park area? Weren't towers supposed to avoid shading park areas? link

    Is ok to build a tower that will shadow the park area? Weren't towers supposed to avoid shading park areas?

    Lia asked 8 months ago

    The proposed tower’s upper floors have been sculpted to reduce shadowing on the nearby 6th and Fir Park (Burrard Slopes Park). Shadow diagrams provided by the applicant indicate that on the spring and fall equinoxes, shadows from the building only skirt the southern edges of the park, between 10am-11:30am.  Diagrams demonstrating this have been provided in the application booklet, and in a standalone document, which are both linked under “Application documents” on the ShapeYourCity project webpage.

  • Share Why is this development proposal being considered when it would be a clear violation of the solar protection section of the Broadway Plan, shading a protected park (6th and Fir Park, future Burrard Slopes Park)? on Facebook Share Why is this development proposal being considered when it would be a clear violation of the solar protection section of the Broadway Plan, shading a protected park (6th and Fir Park, future Burrard Slopes Park)? on Twitter Share Why is this development proposal being considered when it would be a clear violation of the solar protection section of the Broadway Plan, shading a protected park (6th and Fir Park, future Burrard Slopes Park)? on Linkedin Email Why is this development proposal being considered when it would be a clear violation of the solar protection section of the Broadway Plan, shading a protected park (6th and Fir Park, future Burrard Slopes Park)? link

    Why is this development proposal being considered when it would be a clear violation of the solar protection section of the Broadway Plan, shading a protected park (6th and Fir Park, future Burrard Slopes Park)?

    JillRaven asked 8 months ago

    The proposed tower’s upper floors have been sculpted to reduce shadowing on the nearby 6th and Fir Park (Burrard Slopes Park). Shadow diagrams provided by the applicant indicate that on the spring and fall equinoxes, shadows from the building only skirt the southern edges of the park, between 10am-11:30am.  Diagrams demonstrating this have been provided in the application booklet, and in a standalone document, which are both linked under “Application documents” on the ShapeYourCity project webpage.

  • Share Does this project violate the Broadway Plan solar access policy by shading Burrard Slopes Park? on Facebook Share Does this project violate the Broadway Plan solar access policy by shading Burrard Slopes Park? on Twitter Share Does this project violate the Broadway Plan solar access policy by shading Burrard Slopes Park? on Linkedin Email Does this project violate the Broadway Plan solar access policy by shading Burrard Slopes Park? link

    Does this project violate the Broadway Plan solar access policy by shading Burrard Slopes Park?

    D. Reynolds asked 8 months ago

    The proposed tower’s upper floors have been sculpted to reduce shadowing on the nearby 6th and Fir Park (Burrard Slopes Park). Shadow diagrams provided by the applicant indicate that on the spring and fall equinoxes, shadows from the building only skirt the southern edges of the park, between 10am-11:30am.  Diagrams demonstrating this have been provided in the application booklet, and in a standalone document, which are both linked under “Application documents” on the ShapeYourCity project webpage.

Page last updated: 04 Oct 2024, 06:49 PM