138 E 7th Ave text amendment

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The City of Vancouver has received an application to amend the CD-1 (511) (Comprehensive Development) District By-law to allow for a four-storey addition to the existing two-storey building. The proposal includes:

  • Office with cultural and recreational uses;
  • Retention of the existing music school (Sarah McLachlan School of Music);
  • An increase in floor space ratio (FSR) from 3.0 to 5.05; and
  • An increase in building height from 18.3 m (60 ft.) to 30.0 m (98 ft.).

This application is being considered under the Broadway Plan.

Application drawings and statistics 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 amend the CD-1 (511) (Comprehensive Development) District By-law to allow for a four-storey addition to the existing two-storey building. The proposal includes:

  • Office with cultural and recreational uses;
  • Retention of the existing music school (Sarah McLachlan School of Music);
  • An increase in floor space ratio (FSR) from 3.0 to 5.05; and
  • An increase in building height from 18.3 m (60 ft.) to 30.0 m (98 ft.).

This application is being considered under the Broadway Plan.

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

The Q&A period has concluded. Thank you for participating.

The opportunity to ask questions through the Q&A is available from June 4, 2025 to June 17, 2025. 

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 Is there sufficient demand for additional office space to justify the changes to Mount Pleasant that this proposal would result in? Per the Daily Hive, "Over five million sq ft of office space in Metro Vancouver is currently vacant" - https://dailyhive.com/vancouver/metro-vancouver-office-vacancy-rate-q2-2024 on Facebook Share Is there sufficient demand for additional office space to justify the changes to Mount Pleasant that this proposal would result in? Per the Daily Hive, "Over five million sq ft of office space in Metro Vancouver is currently vacant" - https://dailyhive.com/vancouver/metro-vancouver-office-vacancy-rate-q2-2024 on Twitter Share Is there sufficient demand for additional office space to justify the changes to Mount Pleasant that this proposal would result in? Per the Daily Hive, "Over five million sq ft of office space in Metro Vancouver is currently vacant" - https://dailyhive.com/vancouver/metro-vancouver-office-vacancy-rate-q2-2024 on Linkedin Email Is there sufficient demand for additional office space to justify the changes to Mount Pleasant that this proposal would result in? Per the Daily Hive, "Over five million sq ft of office space in Metro Vancouver is currently vacant" - https://dailyhive.com/vancouver/metro-vancouver-office-vacancy-rate-q2-2024 link

    Is there sufficient demand for additional office space to justify the changes to Mount Pleasant that this proposal would result in? Per the Daily Hive, "Over five million sq ft of office space in Metro Vancouver is currently vacant" - https://dailyhive.com/vancouver/metro-vancouver-office-vacancy-rate-q2-2024

    Vancouver Resident 05 asked 5 days ago

    Under the Broadway Plan (Policy 10.1.4), this site is eligible for increased height and density to accommodate office, service, institutional, and/or cultural uses to support retention of the existing music school. While the current proposal includes office use on the upper floors, and not proposing excess height or density, the Broadway Plan provides flexibility for a broader range of potential uses.

  • Share Developer has given some input on the shadow impact on the public space on the corner of 7th Ave and Main St. This development will have a significant impact on sunlight exposure to the public space currently being built at a cost of over $2 million. As the city continues to add additional tall buildings to this block, Main, Quebec and 7th Ave in the future there will be no sunlight coverage from mid to end of day through all seasons. What is the City's position with this concern? on Facebook Share Developer has given some input on the shadow impact on the public space on the corner of 7th Ave and Main St. This development will have a significant impact on sunlight exposure to the public space currently being built at a cost of over $2 million. As the city continues to add additional tall buildings to this block, Main, Quebec and 7th Ave in the future there will be no sunlight coverage from mid to end of day through all seasons. What is the City's position with this concern? on Twitter Share Developer has given some input on the shadow impact on the public space on the corner of 7th Ave and Main St. This development will have a significant impact on sunlight exposure to the public space currently being built at a cost of over $2 million. As the city continues to add additional tall buildings to this block, Main, Quebec and 7th Ave in the future there will be no sunlight coverage from mid to end of day through all seasons. What is the City's position with this concern? on Linkedin Email Developer has given some input on the shadow impact on the public space on the corner of 7th Ave and Main St. This development will have a significant impact on sunlight exposure to the public space currently being built at a cost of over $2 million. As the city continues to add additional tall buildings to this block, Main, Quebec and 7th Ave in the future there will be no sunlight coverage from mid to end of day through all seasons. What is the City's position with this concern? link

    Developer has given some input on the shadow impact on the public space on the corner of 7th Ave and Main St. This development will have a significant impact on sunlight exposure to the public space currently being built at a cost of over $2 million. As the city continues to add additional tall buildings to this block, Main, Quebec and 7th Ave in the future there will be no sunlight coverage from mid to end of day through all seasons. What is the City's position with this concern?

    70Plus asked 8 days ago

    Thank you for the question. Staff understand that the proposed development introduces new partial shadow impacts to the park currently under construction at Main Street and 7th Avenue.  Staff will finalize our position on the shadowing impacts as we continue to evaluate the application.

  • Share 1. Can added floor heights be limited to reduce building height? 2. Are there exterior drawings of the building's south side view from across the alley from the perspective of the owner/ tenants of 133 E 8th Ave? 3. What are the exact distances between the closest points of the two buildings (133 E 8th Ave), from all balconies on the north west corner and the ground level of 133 E 8th Ave? 4. What level will the Music School reside on and how will they manage noise levels during practice and performances? 5. Will the design prevent excessive light pollution from new-generation high-intensity lighting with particular concern with the sight lines of our north side windows? 6. What noise levels will residents of 133 E8th Ave have to tolerate from exhaust fans and mechanical systems? on Facebook Share 1. Can added floor heights be limited to reduce building height? 2. Are there exterior drawings of the building's south side view from across the alley from the perspective of the owner/ tenants of 133 E 8th Ave? 3. What are the exact distances between the closest points of the two buildings (133 E 8th Ave), from all balconies on the north west corner and the ground level of 133 E 8th Ave? 4. What level will the Music School reside on and how will they manage noise levels during practice and performances? 5. Will the design prevent excessive light pollution from new-generation high-intensity lighting with particular concern with the sight lines of our north side windows? 6. What noise levels will residents of 133 E8th Ave have to tolerate from exhaust fans and mechanical systems? on Twitter Share 1. Can added floor heights be limited to reduce building height? 2. Are there exterior drawings of the building's south side view from across the alley from the perspective of the owner/ tenants of 133 E 8th Ave? 3. What are the exact distances between the closest points of the two buildings (133 E 8th Ave), from all balconies on the north west corner and the ground level of 133 E 8th Ave? 4. What level will the Music School reside on and how will they manage noise levels during practice and performances? 5. Will the design prevent excessive light pollution from new-generation high-intensity lighting with particular concern with the sight lines of our north side windows? 6. What noise levels will residents of 133 E8th Ave have to tolerate from exhaust fans and mechanical systems? on Linkedin Email 1. Can added floor heights be limited to reduce building height? 2. Are there exterior drawings of the building's south side view from across the alley from the perspective of the owner/ tenants of 133 E 8th Ave? 3. What are the exact distances between the closest points of the two buildings (133 E 8th Ave), from all balconies on the north west corner and the ground level of 133 E 8th Ave? 4. What level will the Music School reside on and how will they manage noise levels during practice and performances? 5. Will the design prevent excessive light pollution from new-generation high-intensity lighting with particular concern with the sight lines of our north side windows? 6. What noise levels will residents of 133 E8th Ave have to tolerate from exhaust fans and mechanical systems? link

    1. Can added floor heights be limited to reduce building height? 2. Are there exterior drawings of the building's south side view from across the alley from the perspective of the owner/ tenants of 133 E 8th Ave? 3. What are the exact distances between the closest points of the two buildings (133 E 8th Ave), from all balconies on the north west corner and the ground level of 133 E 8th Ave? 4. What level will the Music School reside on and how will they manage noise levels during practice and performances? 5. Will the design prevent excessive light pollution from new-generation high-intensity lighting with particular concern with the sight lines of our north side windows? 6. What noise levels will residents of 133 E8th Ave have to tolerate from exhaust fans and mechanical systems?

    70Plus asked 13 days ago

    Thank you for your questions. Please see below responses, organized by question:

    1. Can added floor heights be limited to reduce building height?
    The proposed floor heights are in keeping with typical office buildings which require more height than residential uses. The Zoning and Development By-law for "I" (Industrial) uses requires 6.1 m of height for the first level and a minimum 4 m for levels above. Following staff review of the application, a referral report including recommendations and conditions of approval for the form of development, for Council’s consideration. 

    2. Are there exterior drawings of the building's south side view from across the alley from the perspective of the owner/ tenants of 133 E 8th Ave?

    Response from applicant: the design team gave specific attention to this facade to address these interests, aesthetics, greenery and architectural detail at the lane and to improve the interface between the two buildings. Please refer to Section 4.7 Lane Setbacks and Privacy (Pg. 38 of the Rezoning Booklet). The applicant team has outlined setback dimensions and privacy considerations specific to 133 E 8th Ave. 

    3. What are the exact distances between the closest points of the two buildings (133 E 8th Ave), from all balconies on the north west corner and the ground level of 133 E 8th Ave?

    - Please refer to Section 4.7 Lane Setbacks and Privacy (Pg. 38 of the Rezoning Booklet). The applicant team has setback dimensions. Per Broadway Plan policy 11.1.8, building separations are measured from the outermost enclosed face of the building excluding balconies and architectural features/protrusions. 

    4. What level will the Music School reside on and how will they manage noise levels during practice and performances?

    – The existing Music School will remain in situ on its current floor (Level 2). The proposal is not a new use or location for the music school. As with all other tenants, the school will need to abide by City of Vancouver Noise Control By-law 6555. 

    5. Will the design prevent excessive light pollution from new-generation high-intensity lighting with particular concern with the sight lines of our north side windows?

    – The design currently shows limited lighting along the South elevation. We will review this design detail as the project moves forward to reduce any unnecessary light while maintaining the safety of the lane.

    6. What noise levels will residents of 133 E8th Ave have to tolerate from exhaust fans and mechanical systems?

    – There are currently no additional exhaust fans and mechanical systems located along the South Elevation close to 133 E 8th Ave. All systems will adhere to Vancouver Building Bylaw requirements. Please refer to Section 5.2 Floor Plans – Level 7 Rooftop (Pg. 54 of the Rezoning Booklet).

Page last updated: 18 Jun 2025, 01:18 PM