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534-550 Cambie St rezoning application

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This application was approved by Council at Public Hearing on December 7, 2021


We would like your feedback on a rezoning application at 534-550 Cambie St. The proposal is to allow for the development of a 22-storey office building. The zoning would change from DD (Downtown) to CD-1 (Comprehensive Development) District. This proposal includes:

  • Office space
  • Commercial units at grade
  • A floor space ratio (FSR) of 17.4
  • A floor area of 24, 527 m (264,009 sq. ft.)
  • A building height of 92 m (302 ft.)
  • 128 vehicle parking spaces and 204 bicycle parking spaces

The application is being considered under the Downtown Official Development Plan, Metro Core Jobs and Economy Land Use Plan, and the Rezoning Policy for the CBD & CBD Shoulder.

In response to COVID-19 (Coronavirus), an extended online question and answer (Q&A) period was held in place of an in-person open house for this project.


We would like your feedback on a rezoning application at 534-550 Cambie St. The proposal is to allow for the development of a 22-storey office building. The zoning would change from DD (Downtown) to CD-1 (Comprehensive Development) District. This proposal includes:

  • Office space
  • Commercial units at grade
  • A floor space ratio (FSR) of 17.4
  • A floor area of 24, 527 m (264,009 sq. ft.)
  • A building height of 92 m (302 ft.)
  • 128 vehicle parking spaces and 204 bicycle parking spaces

The application is being considered under the Downtown Official Development Plan, Metro Core Jobs and Economy Land Use Plan, and the Rezoning Policy for the CBD & CBD Shoulder.

In response to COVID-19 (Coronavirus), an extended online question and answer (Q&A) period was held in place of an in-person open house for this project.

This application was approved by Council at Public Hearing on December 7, 2021

Q&A is available from January 25 to February 14, 2021.

 Q&A replaces in-person open houses, which are on hold due to COVID-19 (Coronavirus).

 We post all questions as-is and reply here within two business days. To find out when we reply to your questions, sign in or register.

  • Share I am supportive of this rezoning application. Increasing residential and commercial opportunities in this transit served, transitional area is positive and will contribute to its vibrancy and energy. Retention of the feel and character of the heritage façade of the existing building is important for the historical feel of this neighbourhood. Consideration of shadow impacts has been well thought out and considerate of the November 11th Remembrance Day ceremony and the other 364 days Victory Square Park is used as well. As a long-time Friend of Victory Square, I have appreciated the developer’s efforts to ensure this development will have a positive impact on the Park with respect to investments required through the development application process. If these funds do go towards park enhancements, it will be critical for the City and the Parks Board to consult closely with the Remembrance Day Committee and the Friends of Victory Square among others to ensure that any enhancements are in-keeping with the historical and commemorative nature of this very important community space. As an example the work and commitment 20 years ago when the Park was refurbished with commemorative lights and opening up of sightlines was critical to its current success and was the result of significant, thoughtful effort by many including many community and commemorative minded volunteers. Further, initial seed money of raised by the Friends of Victory Square through contributions of owners around the park and fundraising leveraged funding from other levels of Government and the City to provide for significant capital funding to realize the full scope of the revitalization of the park as it exists today and the developers funds could provide a similar catalyst. I am interested in what happens next. What is the level of contribution by the developer to public enhancements and is Victory Square the preferred location to consider? If Victory Square is the recipient of developer funds, who will be involved in providing input into any park enhancements? Thank-you for the opportunity to provide into your development. on Facebook Share I am supportive of this rezoning application. Increasing residential and commercial opportunities in this transit served, transitional area is positive and will contribute to its vibrancy and energy. Retention of the feel and character of the heritage façade of the existing building is important for the historical feel of this neighbourhood. Consideration of shadow impacts has been well thought out and considerate of the November 11th Remembrance Day ceremony and the other 364 days Victory Square Park is used as well. As a long-time Friend of Victory Square, I have appreciated the developer’s efforts to ensure this development will have a positive impact on the Park with respect to investments required through the development application process. If these funds do go towards park enhancements, it will be critical for the City and the Parks Board to consult closely with the Remembrance Day Committee and the Friends of Victory Square among others to ensure that any enhancements are in-keeping with the historical and commemorative nature of this very important community space. As an example the work and commitment 20 years ago when the Park was refurbished with commemorative lights and opening up of sightlines was critical to its current success and was the result of significant, thoughtful effort by many including many community and commemorative minded volunteers. Further, initial seed money of raised by the Friends of Victory Square through contributions of owners around the park and fundraising leveraged funding from other levels of Government and the City to provide for significant capital funding to realize the full scope of the revitalization of the park as it exists today and the developers funds could provide a similar catalyst. I am interested in what happens next. What is the level of contribution by the developer to public enhancements and is Victory Square the preferred location to consider? If Victory Square is the recipient of developer funds, who will be involved in providing input into any park enhancements? Thank-you for the opportunity to provide into your development. on Twitter Share I am supportive of this rezoning application. Increasing residential and commercial opportunities in this transit served, transitional area is positive and will contribute to its vibrancy and energy. Retention of the feel and character of the heritage façade of the existing building is important for the historical feel of this neighbourhood. Consideration of shadow impacts has been well thought out and considerate of the November 11th Remembrance Day ceremony and the other 364 days Victory Square Park is used as well. As a long-time Friend of Victory Square, I have appreciated the developer’s efforts to ensure this development will have a positive impact on the Park with respect to investments required through the development application process. If these funds do go towards park enhancements, it will be critical for the City and the Parks Board to consult closely with the Remembrance Day Committee and the Friends of Victory Square among others to ensure that any enhancements are in-keeping with the historical and commemorative nature of this very important community space. As an example the work and commitment 20 years ago when the Park was refurbished with commemorative lights and opening up of sightlines was critical to its current success and was the result of significant, thoughtful effort by many including many community and commemorative minded volunteers. Further, initial seed money of raised by the Friends of Victory Square through contributions of owners around the park and fundraising leveraged funding from other levels of Government and the City to provide for significant capital funding to realize the full scope of the revitalization of the park as it exists today and the developers funds could provide a similar catalyst. I am interested in what happens next. What is the level of contribution by the developer to public enhancements and is Victory Square the preferred location to consider? If Victory Square is the recipient of developer funds, who will be involved in providing input into any park enhancements? Thank-you for the opportunity to provide into your development. on Linkedin Email I am supportive of this rezoning application. Increasing residential and commercial opportunities in this transit served, transitional area is positive and will contribute to its vibrancy and energy. Retention of the feel and character of the heritage façade of the existing building is important for the historical feel of this neighbourhood. Consideration of shadow impacts has been well thought out and considerate of the November 11th Remembrance Day ceremony and the other 364 days Victory Square Park is used as well. As a long-time Friend of Victory Square, I have appreciated the developer’s efforts to ensure this development will have a positive impact on the Park with respect to investments required through the development application process. If these funds do go towards park enhancements, it will be critical for the City and the Parks Board to consult closely with the Remembrance Day Committee and the Friends of Victory Square among others to ensure that any enhancements are in-keeping with the historical and commemorative nature of this very important community space. As an example the work and commitment 20 years ago when the Park was refurbished with commemorative lights and opening up of sightlines was critical to its current success and was the result of significant, thoughtful effort by many including many community and commemorative minded volunteers. Further, initial seed money of raised by the Friends of Victory Square through contributions of owners around the park and fundraising leveraged funding from other levels of Government and the City to provide for significant capital funding to realize the full scope of the revitalization of the park as it exists today and the developers funds could provide a similar catalyst. I am interested in what happens next. What is the level of contribution by the developer to public enhancements and is Victory Square the preferred location to consider? If Victory Square is the recipient of developer funds, who will be involved in providing input into any park enhancements? Thank-you for the opportunity to provide into your development. link

    I am supportive of this rezoning application. Increasing residential and commercial opportunities in this transit served, transitional area is positive and will contribute to its vibrancy and energy. Retention of the feel and character of the heritage façade of the existing building is important for the historical feel of this neighbourhood. Consideration of shadow impacts has been well thought out and considerate of the November 11th Remembrance Day ceremony and the other 364 days Victory Square Park is used as well. As a long-time Friend of Victory Square, I have appreciated the developer’s efforts to ensure this development will have a positive impact on the Park with respect to investments required through the development application process. If these funds do go towards park enhancements, it will be critical for the City and the Parks Board to consult closely with the Remembrance Day Committee and the Friends of Victory Square among others to ensure that any enhancements are in-keeping with the historical and commemorative nature of this very important community space. As an example the work and commitment 20 years ago when the Park was refurbished with commemorative lights and opening up of sightlines was critical to its current success and was the result of significant, thoughtful effort by many including many community and commemorative minded volunteers. Further, initial seed money of raised by the Friends of Victory Square through contributions of owners around the park and fundraising leveraged funding from other levels of Government and the City to provide for significant capital funding to realize the full scope of the revitalization of the park as it exists today and the developers funds could provide a similar catalyst. I am interested in what happens next. What is the level of contribution by the developer to public enhancements and is Victory Square the preferred location to consider? If Victory Square is the recipient of developer funds, who will be involved in providing input into any park enhancements? Thank-you for the opportunity to provide into your development.

    Steve Traviss, Friends of Victory Square asked almost 4 years ago

    Thank you for your question. This proposal is subject to Community Amenity Contributions in the form of a per square footage set rate for Commercial Linkage Target as well as the Development Contribution Levy. These contributions go towards a variety of public benefits including affordable housing, childcare and transportation and public realm upgrades and are not earmarked for specific projects at the time of rezoning. Any upgrades to Victory Square Park would be part of a separate process in conjunction with the Parks Department following a rezoning approval.  

     

  • Share Are you building to the maximum height permitted? This seems to be an ideal location for increased office density given its close proximity to the skytrain. on Facebook Share Are you building to the maximum height permitted? This seems to be an ideal location for increased office density given its close proximity to the skytrain. on Twitter Share Are you building to the maximum height permitted? This seems to be an ideal location for increased office density given its close proximity to the skytrain. on Linkedin Email Are you building to the maximum height permitted? This seems to be an ideal location for increased office density given its close proximity to the skytrain. link

    Are you building to the maximum height permitted? This seems to be an ideal location for increased office density given its close proximity to the skytrain.

    Asad Siddiqui asked almost 4 years ago

    The proposal is limited to a height of 95.7m by established view corridors. The proposed height of the building is 92 m.

  • Share What considerations have been made for the residents of the building directly behind the proposed development, 531 Beatty Street and their right/need to access sunlight? This proposed building will completely block them off from what little direct sunlight the receive plus the indirect sunlight that is reflected from buildings further west. on Facebook Share What considerations have been made for the residents of the building directly behind the proposed development, 531 Beatty Street and their right/need to access sunlight? This proposed building will completely block them off from what little direct sunlight the receive plus the indirect sunlight that is reflected from buildings further west. on Twitter Share What considerations have been made for the residents of the building directly behind the proposed development, 531 Beatty Street and their right/need to access sunlight? This proposed building will completely block them off from what little direct sunlight the receive plus the indirect sunlight that is reflected from buildings further west. on Linkedin Email What considerations have been made for the residents of the building directly behind the proposed development, 531 Beatty Street and their right/need to access sunlight? This proposed building will completely block them off from what little direct sunlight the receive plus the indirect sunlight that is reflected from buildings further west. link

    What considerations have been made for the residents of the building directly behind the proposed development, 531 Beatty Street and their right/need to access sunlight? This proposed building will completely block them off from what little direct sunlight the receive plus the indirect sunlight that is reflected from buildings further west.

    Crosstown Neighbour asked almost 4 years ago

    Thank you for your question. The proposed commercial building is separated from the residential building at 531 Beatty Street by 18 metres, a distance set by city guidelines between residential and commercial buildings. Additionally, due to the proposed building location, northwest of 531 Beatty Street, the residential building does not receive any new shadow during the spring and fall equinox between the hours of 10:00am and 4:00pm. You can view the shadow study diagrams on page 22 – 24 of the rezoning booklet.

  • Share What consideration has there been for access to sun for the building immediately behind the proposed building on Facebook Share What consideration has there been for access to sun for the building immediately behind the proposed building on Twitter Share What consideration has there been for access to sun for the building immediately behind the proposed building on Linkedin Email What consideration has there been for access to sun for the building immediately behind the proposed building link

    What consideration has there been for access to sun for the building immediately behind the proposed building

    Steve Forlan asked almost 4 years ago

    Thank you for your question. The proposed commercial building is separated from the residential building at 531 Beatty Street by 18 metres, a distance set by city guidelines between residential and commercial buildings. Additionally, due to the proposed building location, northwest of 531 Beatty Street, the residential building does not receive any new shadow during the spring and fall equinox between the hours of 10:00am and 4:00pm. You can view the shadow study diagrams on page 22 – 24 of the rezoning booklet.

  • Share This property makes a lot of sense for a tall office building – it is well served by transit (seabus and skytrain), there's bike routes, restaurants, coffee shops, etc. all within walking distance. What is the maximum height permitted in this location, and are you building to the max? With limited land supply, I hope site's like this aren't being underutilized. Thanks on Facebook Share This property makes a lot of sense for a tall office building – it is well served by transit (seabus and skytrain), there's bike routes, restaurants, coffee shops, etc. all within walking distance. What is the maximum height permitted in this location, and are you building to the max? With limited land supply, I hope site's like this aren't being underutilized. Thanks on Twitter Share This property makes a lot of sense for a tall office building – it is well served by transit (seabus and skytrain), there's bike routes, restaurants, coffee shops, etc. all within walking distance. What is the maximum height permitted in this location, and are you building to the max? With limited land supply, I hope site's like this aren't being underutilized. Thanks on Linkedin Email This property makes a lot of sense for a tall office building – it is well served by transit (seabus and skytrain), there's bike routes, restaurants, coffee shops, etc. all within walking distance. What is the maximum height permitted in this location, and are you building to the max? With limited land supply, I hope site's like this aren't being underutilized. Thanks link

    This property makes a lot of sense for a tall office building – it is well served by transit (seabus and skytrain), there's bike routes, restaurants, coffee shops, etc. all within walking distance. What is the maximum height permitted in this location, and are you building to the max? With limited land supply, I hope site's like this aren't being underutilized. Thanks

    Adrian G asked almost 4 years ago

    Thank you for your question. 534-550 Cambie Street is currently zoned Downtown District (DD), this allows for consideration of a maximum building height of 137.2 m (450 ft.). This allowable height is subject to urban design policies and guidelines including, but not limited to, view corridor and shadowing.  The site is within two view corridors which limit the height of the building to a maximum 95.7 m (314 ft.). The proposed height of the building is 92 m (302 ft.).

  • Share As I understand our historical land-use planning the proposed project lies within our "Cultural Precinct." The current city-owned parking structure is a crucial part of our parking infrastructure, serving our two stadiums and, importantly to me, our Queen Elizabeth Theatre complex. The majority audience for our evening arts events travels by private vehicle; we've already lost the surface parking lot in the 600 block of Cambie to "temporary" modular housing and transit operations. Assuming many if not most of the 128 proposed parking spaces will be used by occupants of the project our arts community will lose about 500 parking spaces for QET events. What plans exist to mitigate this loss? on Facebook Share As I understand our historical land-use planning the proposed project lies within our "Cultural Precinct." The current city-owned parking structure is a crucial part of our parking infrastructure, serving our two stadiums and, importantly to me, our Queen Elizabeth Theatre complex. The majority audience for our evening arts events travels by private vehicle; we've already lost the surface parking lot in the 600 block of Cambie to "temporary" modular housing and transit operations. Assuming many if not most of the 128 proposed parking spaces will be used by occupants of the project our arts community will lose about 500 parking spaces for QET events. What plans exist to mitigate this loss? on Twitter Share As I understand our historical land-use planning the proposed project lies within our "Cultural Precinct." The current city-owned parking structure is a crucial part of our parking infrastructure, serving our two stadiums and, importantly to me, our Queen Elizabeth Theatre complex. The majority audience for our evening arts events travels by private vehicle; we've already lost the surface parking lot in the 600 block of Cambie to "temporary" modular housing and transit operations. Assuming many if not most of the 128 proposed parking spaces will be used by occupants of the project our arts community will lose about 500 parking spaces for QET events. What plans exist to mitigate this loss? on Linkedin Email As I understand our historical land-use planning the proposed project lies within our "Cultural Precinct." The current city-owned parking structure is a crucial part of our parking infrastructure, serving our two stadiums and, importantly to me, our Queen Elizabeth Theatre complex. The majority audience for our evening arts events travels by private vehicle; we've already lost the surface parking lot in the 600 block of Cambie to "temporary" modular housing and transit operations. Assuming many if not most of the 128 proposed parking spaces will be used by occupants of the project our arts community will lose about 500 parking spaces for QET events. What plans exist to mitigate this loss? link

    As I understand our historical land-use planning the proposed project lies within our "Cultural Precinct." The current city-owned parking structure is a crucial part of our parking infrastructure, serving our two stadiums and, importantly to me, our Queen Elizabeth Theatre complex. The majority audience for our evening arts events travels by private vehicle; we've already lost the surface parking lot in the 600 block of Cambie to "temporary" modular housing and transit operations. Assuming many if not most of the 128 proposed parking spaces will be used by occupants of the project our arts community will lose about 500 parking spaces for QET events. What plans exist to mitigate this loss?

    sharman@sharmanking.ca asked almost 4 years ago

    Thank you for your question. The proposal includes the properties at 534 to 550 Cambie Street. The City-owned parking structure located on Pender Street is not included in the proposal.

  • Share Has there been any thought to how this building will negatively affect the condo directly east of it at 530 Beatty? The building, and in particular the condo units along the alley side, will sit in shadow all day. The height will also cast a shadow onto heritage buildings on the east side of 500 Beatty block, at 550 and 546. on Facebook Share Has there been any thought to how this building will negatively affect the condo directly east of it at 530 Beatty? The building, and in particular the condo units along the alley side, will sit in shadow all day. The height will also cast a shadow onto heritage buildings on the east side of 500 Beatty block, at 550 and 546. on Twitter Share Has there been any thought to how this building will negatively affect the condo directly east of it at 530 Beatty? The building, and in particular the condo units along the alley side, will sit in shadow all day. The height will also cast a shadow onto heritage buildings on the east side of 500 Beatty block, at 550 and 546. on Linkedin Email Has there been any thought to how this building will negatively affect the condo directly east of it at 530 Beatty? The building, and in particular the condo units along the alley side, will sit in shadow all day. The height will also cast a shadow onto heritage buildings on the east side of 500 Beatty block, at 550 and 546. link

    Has there been any thought to how this building will negatively affect the condo directly east of it at 530 Beatty? The building, and in particular the condo units along the alley side, will sit in shadow all day. The height will also cast a shadow onto heritage buildings on the east side of 500 Beatty block, at 550 and 546.

    Sandra asked almost 4 years ago

    Thank you for your question and comments. The location of the proposed building requires consideration of a number of urban design factors in order to address the surrounding context and the project’s fit in the neighbourhood. 

    With regards to the building separation of the proposed building at 534-550 Cambie Street and the existing building across the rear lane at 530 Beatty Street, the applicant has allowed for 18 m separation. As a general rule, staff seek to have minimum separation distances from other tower buildings of 18 m between a residential and office building and 24 m between two residential buildings, subject to site specific conditions. 

    Additionally, included in the proposal materials, the applicant has suggested the low rise portion of the building’s mass is a response to both the adjacency of the residential building at 530 Beatty Street as well as the lower, heritage context of the neighbourhood to the north of the site.  

    This application is in the review process and the City is gaining feedback and comment from the public and advisory committees prior to proceeding to Council for consideration and decision.