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1960 W 7th Ave rezoning application

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The City of Vancouver has received an application to rezone the subject site from RM-4 (Residential) District to CD-1 (Comprehensive Development) District. The proposal is to allow for the development of a 20-storey residential building and includes:

  • 183 secured rental units with 20% of the floor area secured for below market units (approximately 35 units);
  • A floor space ratio (FSR) of 6.5; and
  • A building height of 65.0 m (212 ft.).

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.

April 10, 2024:

Revised shadow studies have been provided. These shadow studies have accounted for daylight savings, show broader context and nearby public spaces.


The City of Vancouver has received an application to rezone the subject site from RM-4 (Residential) District to CD-1 (Comprehensive Development) District. The proposal is to allow for the development of a 20-storey residential building and includes:

  • 183 secured rental units with 20% of the floor area secured for below market units (approximately 35 units);
  • A floor space ratio (FSR) of 6.5; and
  • A building height of 65.0 m (212 ft.).

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.

April 10, 2024:

Revised shadow studies have been provided. These shadow studies have accounted for daylight savings, show broader context and nearby public spaces.


​The Q&A period has concluded. 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 The updated shadow studies look no different than the ones in the application booklet and are still incorrect. Could you please look into this and see if it is possible to get the shadow studies fixed? Also, please note the spring equinox in 2024 was on March 19th and not on March 21st. Thank you. on Facebook Share The updated shadow studies look no different than the ones in the application booklet and are still incorrect. Could you please look into this and see if it is possible to get the shadow studies fixed? Also, please note the spring equinox in 2024 was on March 19th and not on March 21st. Thank you. on Twitter Share The updated shadow studies look no different than the ones in the application booklet and are still incorrect. Could you please look into this and see if it is possible to get the shadow studies fixed? Also, please note the spring equinox in 2024 was on March 19th and not on March 21st. Thank you. on Linkedin Email The updated shadow studies look no different than the ones in the application booklet and are still incorrect. Could you please look into this and see if it is possible to get the shadow studies fixed? Also, please note the spring equinox in 2024 was on March 19th and not on March 21st. Thank you. link

    The updated shadow studies look no different than the ones in the application booklet and are still incorrect. Could you please look into this and see if it is possible to get the shadow studies fixed? Also, please note the spring equinox in 2024 was on March 19th and not on March 21st. Thank you.

    redpanda asked 4 months ago

    The applicant has submitted revised shadow studies, which do take daylight savings into account. The shadow studies also show the broader context including parks and the Arbutus Greenway.

  • Share Just confirming that no land will be extricated by the city from surrounding sites in order to accommodate a laneway for this tower, correct? Specifically site VR205. on Facebook Share Just confirming that no land will be extricated by the city from surrounding sites in order to accommodate a laneway for this tower, correct? Specifically site VR205. on Twitter Share Just confirming that no land will be extricated by the city from surrounding sites in order to accommodate a laneway for this tower, correct? Specifically site VR205. on Linkedin Email Just confirming that no land will be extricated by the city from surrounding sites in order to accommodate a laneway for this tower, correct? Specifically site VR205. link

    Just confirming that no land will be extricated by the city from surrounding sites in order to accommodate a laneway for this tower, correct? Specifically site VR205.

    Neighbour2330 asked 4 months ago

    The applicant will be required to dedicate 10 ft. (3 m) along the south property line, for future lane construction. The City would condition the same lane dedication requirement for future rezonings or development permits within the block. There would be no loss or extraction of land on neighbouring properties in the absence of a development proposal.

  • Share We don’t understand how the dedicated laneway easement will work. For the full laneway to be built as shown in the application, every property on the block is affected. It seems contradictory if only two towers are allowed. If more than two towers are ultimately allowed how is the laneway dedication built/landscaped in the meantime? The drawings give no indication of what would be along the south property line. There is also no south elevation drawing in the package which is the building face directly affecting us. on Facebook Share We don’t understand how the dedicated laneway easement will work. For the full laneway to be built as shown in the application, every property on the block is affected. It seems contradictory if only two towers are allowed. If more than two towers are ultimately allowed how is the laneway dedication built/landscaped in the meantime? The drawings give no indication of what would be along the south property line. There is also no south elevation drawing in the package which is the building face directly affecting us. on Twitter Share We don’t understand how the dedicated laneway easement will work. For the full laneway to be built as shown in the application, every property on the block is affected. It seems contradictory if only two towers are allowed. If more than two towers are ultimately allowed how is the laneway dedication built/landscaped in the meantime? The drawings give no indication of what would be along the south property line. There is also no south elevation drawing in the package which is the building face directly affecting us. on Linkedin Email We don’t understand how the dedicated laneway easement will work. For the full laneway to be built as shown in the application, every property on the block is affected. It seems contradictory if only two towers are allowed. If more than two towers are ultimately allowed how is the laneway dedication built/landscaped in the meantime? The drawings give no indication of what would be along the south property line. There is also no south elevation drawing in the package which is the building face directly affecting us. link

    We don’t understand how the dedicated laneway easement will work. For the full laneway to be built as shown in the application, every property on the block is affected. It seems contradictory if only two towers are allowed. If more than two towers are ultimately allowed how is the laneway dedication built/landscaped in the meantime? The drawings give no indication of what would be along the south property line. There is also no south elevation drawing in the package which is the building face directly affecting us.

    mimby asked 4 months ago

    The south 10 ft. of the subject property will be dedicated to the City for future lane purposes. The City would condition the same lane dedication requirement for future rezonings or development permits within the block, so that the lane build-out is equally borne between all landowners/applicants. The actual build out of lane will not take place until all the necessary dedications have been secured from the various properties. 

    The 10 ft. area along the south property line of the subject property will function as a larger setback to the proposed building. The area will not be paved in the interim, and Engineering may support some minor interim landscaping, so long as it could be easily removed at the time of lane build out. 

    The south elevation is shown on page 43 of the rezoning booklet posted on the SYC page. A rendering of the south side of the building is provided in the fly-through video on the SYC page, at about the 45 second mark. You can also reference the ground floor plan on page 35 of the rezoning booklet for information on the proposed ground floor layout. 

  • Share It seems like you have posted incorrect shadow studies for this project. Can you please check this out to see if this is the case? (question asked on Thursday, March 21, 10am) on Facebook Share It seems like you have posted incorrect shadow studies for this project. Can you please check this out to see if this is the case? (question asked on Thursday, March 21, 10am) on Twitter Share It seems like you have posted incorrect shadow studies for this project. Can you please check this out to see if this is the case? (question asked on Thursday, March 21, 10am) on Linkedin Email It seems like you have posted incorrect shadow studies for this project. Can you please check this out to see if this is the case? (question asked on Thursday, March 21, 10am) link

    It seems like you have posted incorrect shadow studies for this project. Can you please check this out to see if this is the case? (question asked on Thursday, March 21, 10am)

    redpanda asked 4 months ago

    The applicant has provided revised shadow studies, which can be found under ‘Application Documents’.

  • Share Whilst I am extremely supportive of the push for rental and affordable housing, does the City consider this design of adequate quality to represent the important drive to reduce housing costs and enhance communities? I would like to ask about the noted “slight relaxation of the west and south set backs”, what is the typical required set back (40ft?), and if so, on what basis is this relaxation (30ft) justified, as the overlooking and significant shadowing to neighboring properties are only exacerbated by this. In contrast to this stated relaxation to 30ft, the architect’s north elevation (sheet 47) showing the proposed steetscape for the City and viewers consideration provides a 48ft setback (from boundary to face of tower - scaled from the architects drawings and dimensions) . This is obviously misleading to the City and the viewers of the application. It seems there have been two studies completed by members of the public (https://cityhallwatch.wordpress.com/2024/03/14/rezoning-1960w7-20storey-tower-rental-site-redevelopment/), which note the shadow studies have been incorrectly compiled, and the impact will be greater than portrayed. This appears as a trait for another project by this developer (I take no credit for these studies and cannot vouch for them). Thanks ! on Facebook Share Whilst I am extremely supportive of the push for rental and affordable housing, does the City consider this design of adequate quality to represent the important drive to reduce housing costs and enhance communities? I would like to ask about the noted “slight relaxation of the west and south set backs”, what is the typical required set back (40ft?), and if so, on what basis is this relaxation (30ft) justified, as the overlooking and significant shadowing to neighboring properties are only exacerbated by this. In contrast to this stated relaxation to 30ft, the architect’s north elevation (sheet 47) showing the proposed steetscape for the City and viewers consideration provides a 48ft setback (from boundary to face of tower - scaled from the architects drawings and dimensions) . This is obviously misleading to the City and the viewers of the application. It seems there have been two studies completed by members of the public (https://cityhallwatch.wordpress.com/2024/03/14/rezoning-1960w7-20storey-tower-rental-site-redevelopment/), which note the shadow studies have been incorrectly compiled, and the impact will be greater than portrayed. This appears as a trait for another project by this developer (I take no credit for these studies and cannot vouch for them). Thanks ! on Twitter Share Whilst I am extremely supportive of the push for rental and affordable housing, does the City consider this design of adequate quality to represent the important drive to reduce housing costs and enhance communities? I would like to ask about the noted “slight relaxation of the west and south set backs”, what is the typical required set back (40ft?), and if so, on what basis is this relaxation (30ft) justified, as the overlooking and significant shadowing to neighboring properties are only exacerbated by this. In contrast to this stated relaxation to 30ft, the architect’s north elevation (sheet 47) showing the proposed steetscape for the City and viewers consideration provides a 48ft setback (from boundary to face of tower - scaled from the architects drawings and dimensions) . This is obviously misleading to the City and the viewers of the application. It seems there have been two studies completed by members of the public (https://cityhallwatch.wordpress.com/2024/03/14/rezoning-1960w7-20storey-tower-rental-site-redevelopment/), which note the shadow studies have been incorrectly compiled, and the impact will be greater than portrayed. This appears as a trait for another project by this developer (I take no credit for these studies and cannot vouch for them). Thanks ! on Linkedin Email Whilst I am extremely supportive of the push for rental and affordable housing, does the City consider this design of adequate quality to represent the important drive to reduce housing costs and enhance communities? I would like to ask about the noted “slight relaxation of the west and south set backs”, what is the typical required set back (40ft?), and if so, on what basis is this relaxation (30ft) justified, as the overlooking and significant shadowing to neighboring properties are only exacerbated by this. In contrast to this stated relaxation to 30ft, the architect’s north elevation (sheet 47) showing the proposed steetscape for the City and viewers consideration provides a 48ft setback (from boundary to face of tower - scaled from the architects drawings and dimensions) . This is obviously misleading to the City and the viewers of the application. It seems there have been two studies completed by members of the public (https://cityhallwatch.wordpress.com/2024/03/14/rezoning-1960w7-20storey-tower-rental-site-redevelopment/), which note the shadow studies have been incorrectly compiled, and the impact will be greater than portrayed. This appears as a trait for another project by this developer (I take no credit for these studies and cannot vouch for them). Thanks ! link

    Whilst I am extremely supportive of the push for rental and affordable housing, does the City consider this design of adequate quality to represent the important drive to reduce housing costs and enhance communities? I would like to ask about the noted “slight relaxation of the west and south set backs”, what is the typical required set back (40ft?), and if so, on what basis is this relaxation (30ft) justified, as the overlooking and significant shadowing to neighboring properties are only exacerbated by this. In contrast to this stated relaxation to 30ft, the architect’s north elevation (sheet 47) showing the proposed steetscape for the City and viewers consideration provides a 48ft setback (from boundary to face of tower - scaled from the architects drawings and dimensions) . This is obviously misleading to the City and the viewers of the application. It seems there have been two studies completed by members of the public (https://cityhallwatch.wordpress.com/2024/03/14/rezoning-1960w7-20storey-tower-rental-site-redevelopment/), which note the shadow studies have been incorrectly compiled, and the impact will be greater than portrayed. This appears as a trait for another project by this developer (I take no credit for these studies and cannot vouch for them). Thanks !

    Ben Angus asked 4 months ago

    Regarding design - Staff are currently reviewing the application, which includes urban design. 

    Regarding tower separation – The Broadway Plan requires a minimum tower setback of 80 feet between residential towers. On development sites this usually means 40 ft. side yard tower setbacks and 30 ft. front and rear yard tower setbacks (setbacks for front and rear yard measured to the centreline of the road/lane rather than to property line). The applicant is requesting a 10 ft. reduction to the tower separation requirements along the west and south property lines. 

    The applicant has included a tower separation study which demonstrates how the remainder of the block can redevelop. This plan indicates that 80 ft. of separation can be achieved on the block with the proposed variances. Please note that the tower separation study is theoretical in nature and does not take into account tower limits per block (two towers in KKNA sub-area) of likelihood of redevelopment. Staff will continue to review this analysis and the request for variances through the rezoning process. 

    Regarding shadow studies – please see the revised shadow studies posted under ‘Application Documents’.

  • Share While there is a policy in the Broadway Plan that caps the number of 20-storey towers to two for the block, there's also language in the Plan stating that these policies may change over time as necessary. Are there any guarantees that this policy won't be revised in the near future to allow for additional two-storey towers on the block? on Facebook Share While there is a policy in the Broadway Plan that caps the number of 20-storey towers to two for the block, there's also language in the Plan stating that these policies may change over time as necessary. Are there any guarantees that this policy won't be revised in the near future to allow for additional two-storey towers on the block? on Twitter Share While there is a policy in the Broadway Plan that caps the number of 20-storey towers to two for the block, there's also language in the Plan stating that these policies may change over time as necessary. Are there any guarantees that this policy won't be revised in the near future to allow for additional two-storey towers on the block? on Linkedin Email While there is a policy in the Broadway Plan that caps the number of 20-storey towers to two for the block, there's also language in the Plan stating that these policies may change over time as necessary. Are there any guarantees that this policy won't be revised in the near future to allow for additional two-storey towers on the block? link

    While there is a policy in the Broadway Plan that caps the number of 20-storey towers to two for the block, there's also language in the Plan stating that these policies may change over time as necessary. Are there any guarantees that this policy won't be revised in the near future to allow for additional two-storey towers on the block?

    FG asked 4 months ago

    The tower limits per block are specified within the various sub-areas of the Broadway Plan. The site is within the Kitsilano South – Area B (KKNA) sub-area of the Plan (Section 8.1, pages 83-85).

    Policy 8.11.2 of the Broadway Plan states that within the KKNA sub-area, there will be a maximum of two towers per block (street-to street, including any laneways). The subject block is bounded by 7th Avenue, Cypress Street, 8th Avenue and Maple Street.

    There is language in the Plan that states that policies may change over time. This language does not preclude the tower limitation per block policies. Applications currently under review by Staff are being evaluated against the existing, Council-approved policy.

  • Share Given that the Broadway Plan states that Laneways are required (11.4.6) for tower developments, What will be the status of the neighboring “Dedicated Laneway” described in the application be during and after construction. Is this application also including using neighboring properties land for future Laneway development? In the context of this perceived deviation from the Broadway Plan (i.e. build a tower without a laneway, with possible future requirements for a laneway) can it be confirmed that the cost of the development of this future laneway, and loss of land because of it, will not be borne by the neighboring properties (especially if they are not partaking in future redevelopment). Thank you. on Facebook Share Given that the Broadway Plan states that Laneways are required (11.4.6) for tower developments, What will be the status of the neighboring “Dedicated Laneway” described in the application be during and after construction. Is this application also including using neighboring properties land for future Laneway development? In the context of this perceived deviation from the Broadway Plan (i.e. build a tower without a laneway, with possible future requirements for a laneway) can it be confirmed that the cost of the development of this future laneway, and loss of land because of it, will not be borne by the neighboring properties (especially if they are not partaking in future redevelopment). Thank you. on Twitter Share Given that the Broadway Plan states that Laneways are required (11.4.6) for tower developments, What will be the status of the neighboring “Dedicated Laneway” described in the application be during and after construction. Is this application also including using neighboring properties land for future Laneway development? In the context of this perceived deviation from the Broadway Plan (i.e. build a tower without a laneway, with possible future requirements for a laneway) can it be confirmed that the cost of the development of this future laneway, and loss of land because of it, will not be borne by the neighboring properties (especially if they are not partaking in future redevelopment). Thank you. on Linkedin Email Given that the Broadway Plan states that Laneways are required (11.4.6) for tower developments, What will be the status of the neighboring “Dedicated Laneway” described in the application be during and after construction. Is this application also including using neighboring properties land for future Laneway development? In the context of this perceived deviation from the Broadway Plan (i.e. build a tower without a laneway, with possible future requirements for a laneway) can it be confirmed that the cost of the development of this future laneway, and loss of land because of it, will not be borne by the neighboring properties (especially if they are not partaking in future redevelopment). Thank you. link

    Given that the Broadway Plan states that Laneways are required (11.4.6) for tower developments, What will be the status of the neighboring “Dedicated Laneway” described in the application be during and after construction. Is this application also including using neighboring properties land for future Laneway development? In the context of this perceived deviation from the Broadway Plan (i.e. build a tower without a laneway, with possible future requirements for a laneway) can it be confirmed that the cost of the development of this future laneway, and loss of land because of it, will not be borne by the neighboring properties (especially if they are not partaking in future redevelopment). Thank you.

    Ben Angus asked 4 months ago

    The applicant will be required to dedicate 10 ft. (3 m) along the south property line, for future lane construction. The City would condition the same lane dedication requirement for future rezonings or development permits within the block, so that the lane build-out is equally borne between all landowners/applicants. There would be no loss of land on neighbouring properties for lane build out until the time of development and land dedication.

    The Broadway Plan also has a policy (14.7.6 (a) ) to provide new lanes, or widen lanes with substandard widths in this neighbourhood (Kitsilano, between 4th Ave and Broadway).

    Access for the proposed redevelopment is proposed from W 7th Avenue until such time that the rear lane is constructed.

  • Share 1. Once commenced, how long (# months, years) is the construction process expected to last? 2. What hours during the day (night) will construction (noise) occur? on Facebook Share 1. Once commenced, how long (# months, years) is the construction process expected to last? 2. What hours during the day (night) will construction (noise) occur? on Twitter Share 1. Once commenced, how long (# months, years) is the construction process expected to last? 2. What hours during the day (night) will construction (noise) occur? on Linkedin Email 1. Once commenced, how long (# months, years) is the construction process expected to last? 2. What hours during the day (night) will construction (noise) occur? link

    1. Once commenced, how long (# months, years) is the construction process expected to last? 2. What hours during the day (night) will construction (noise) occur?

    Quiet Community asked 4 months ago

    Following a successful rezoning and the subsequent development permit and building permit review and issuance processes, the estimated construction duration is 27 to 30 months, which consists of the excavation, foundation (parkade), and superstructure (above grade) work.

    The City’s Noise Compliance By-law regulates construction-related noise for private development. Noise is permitted weekdays 7.30am-8pm, Sat 10am-8pm, not permitted on Sundays/holidays.

  • Share Will there will a rendering of sight lines blocked by this building. on Facebook Share Will there will a rendering of sight lines blocked by this building. on Twitter Share Will there will a rendering of sight lines blocked by this building. on Linkedin Email Will there will a rendering of sight lines blocked by this building. link

    Will there will a rendering of sight lines blocked by this building.

    CLP asked 4 months ago

    The City protects for public views of the mountains using established view cones and view protection guidelines. A rendering of sight lines blocked by this building will not be included as part of the rezoning application, as there are no view cones applicable to the subject site. The proposed tower will not conflict with publicly-protected views. 

    The site is within the KKNA sub-area of the Broadway Plan, which permits towers up to 20 storeys and stipulates tower limitations per block. 

  • Share 1. Additional information about the Infrastructure upgrades that would be planned on W 7th Avenue? Additional notes / context: • Where can we find additional information on the plans for the infrastructure upgrades that would be proposed for 7th Ave around this development? For example what upgrades would be planned for the sewer, water, electrical, gas, etc… Would there be any other upgrades to surrounding roads? on Facebook Share 1. Additional information about the Infrastructure upgrades that would be planned on W 7th Avenue? Additional notes / context: • Where can we find additional information on the plans for the infrastructure upgrades that would be proposed for 7th Ave around this development? For example what upgrades would be planned for the sewer, water, electrical, gas, etc… Would there be any other upgrades to surrounding roads? on Twitter Share 1. Additional information about the Infrastructure upgrades that would be planned on W 7th Avenue? Additional notes / context: • Where can we find additional information on the plans for the infrastructure upgrades that would be proposed for 7th Ave around this development? For example what upgrades would be planned for the sewer, water, electrical, gas, etc… Would there be any other upgrades to surrounding roads? on Linkedin Email 1. Additional information about the Infrastructure upgrades that would be planned on W 7th Avenue? Additional notes / context: • Where can we find additional information on the plans for the infrastructure upgrades that would be proposed for 7th Ave around this development? For example what upgrades would be planned for the sewer, water, electrical, gas, etc… Would there be any other upgrades to surrounding roads? link

    1. Additional information about the Infrastructure upgrades that would be planned on W 7th Avenue? Additional notes / context: • Where can we find additional information on the plans for the infrastructure upgrades that would be proposed for 7th Ave around this development? For example what upgrades would be planned for the sewer, water, electrical, gas, etc… Would there be any other upgrades to surrounding roads?

    JBK asked 4 months ago

    Part of the rezoning process includes a technical review and analysis by staff, including Engineering services and utilities servicing. Engineering upgrades conditioned through the rezoning will be included as part of the referral report, which is made public in advance of the Public Hearing.

Page last updated: 10 Jul 2024, 05:02 PM