2030-2038 Barclay St rezoning application

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The City of Vancouver has received an application to rezone the subject site from RM-5B (Residential) District to CD-1 (Comprehensive Development) District. The proposal is to allow for the development of a 27-storey hotel and long-term stay building and includes:

  • 270 units;
  • Restaurant space on the ground floor;
  • A floor space ratio (FSR) of 12.75;
  • A building height of 88 m (289 ft.) with additional height for rooftop amenity space.

This application is being considered under the Hotel Development Policy.

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


Previous Application (July 2024)

The City of Vancouver has received an application to rezone the subject site from RM-5B (Residential) District to CD-1 (Comprehensive Development) District. The proposal is to allow for the development of a 29-storey hotel and long-term stay building and includes:

  • 292 units;
  • Commercial space on the ground floor;
  • A floor space ratio (FSR) of 14.7; and
  • A building height of 100.3 m (329 ft.) with additional height for rooftop amenity space.

This application is not consistent with Council-adopted policies. The City is required to process all rezoning applications submitted and staff position on the proposal will be summarized in the referral report later in the application process timeline.

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 rezone the subject site from RM-5B (Residential) District to CD-1 (Comprehensive Development) District. The proposal is to allow for the development of a 27-storey hotel and long-term stay building and includes:

  • 270 units;
  • Restaurant space on the ground floor;
  • A floor space ratio (FSR) of 12.75;
  • A building height of 88 m (289 ft.) with additional height for rooftop amenity space.

This application is being considered under the Hotel Development Policy.

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


Previous Application (July 2024)

The City of Vancouver has received an application to rezone the subject site from RM-5B (Residential) District to CD-1 (Comprehensive Development) District. The proposal is to allow for the development of a 29-storey hotel and long-term stay building and includes:

  • 292 units;
  • Commercial space on the ground floor;
  • A floor space ratio (FSR) of 14.7; and
  • A building height of 100.3 m (329 ft.) with additional height for rooftop amenity space.

This application is not consistent with Council-adopted policies. The City is required to process all rezoning applications submitted and staff position on the proposal will be summarized in the referral report later in the application process timeline.

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

Q&A

The opportunity to ask questions through the Q&A is available from: September 3 to September 16. 

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.

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  • Share he 2030 Barclay Hotel Spot Zoning Application is requesting 4 variances: Request to upgrade RM-5 Zoning Proposing CD-1 zoning, including retail/commercial space Height 58 m vs. Proposed 88 m FSR: 2.75 vs. Proposed 12.75 Loading Zone: 3 vs. Proposed 2 How can the City approve this development proposal using the 2025 Hotel Development Policy considering “liveability of adjacent residential buildings, public realm shadowing, protected public views, privacy and overlook, site setbacks, and other urban design considerations” for a RM-5 district ? How does the CD-1 rezoning plans conform to this project? on Facebook Share he 2030 Barclay Hotel Spot Zoning Application is requesting 4 variances: Request to upgrade RM-5 Zoning Proposing CD-1 zoning, including retail/commercial space Height 58 m vs. Proposed 88 m FSR: 2.75 vs. Proposed 12.75 Loading Zone: 3 vs. Proposed 2 How can the City approve this development proposal using the 2025 Hotel Development Policy considering “liveability of adjacent residential buildings, public realm shadowing, protected public views, privacy and overlook, site setbacks, and other urban design considerations” for a RM-5 district ? How does the CD-1 rezoning plans conform to this project? on Twitter Share he 2030 Barclay Hotel Spot Zoning Application is requesting 4 variances: Request to upgrade RM-5 Zoning Proposing CD-1 zoning, including retail/commercial space Height 58 m vs. Proposed 88 m FSR: 2.75 vs. Proposed 12.75 Loading Zone: 3 vs. Proposed 2 How can the City approve this development proposal using the 2025 Hotel Development Policy considering “liveability of adjacent residential buildings, public realm shadowing, protected public views, privacy and overlook, site setbacks, and other urban design considerations” for a RM-5 district ? How does the CD-1 rezoning plans conform to this project? on Linkedin Email he 2030 Barclay Hotel Spot Zoning Application is requesting 4 variances: Request to upgrade RM-5 Zoning Proposing CD-1 zoning, including retail/commercial space Height 58 m vs. Proposed 88 m FSR: 2.75 vs. Proposed 12.75 Loading Zone: 3 vs. Proposed 2 How can the City approve this development proposal using the 2025 Hotel Development Policy considering “liveability of adjacent residential buildings, public realm shadowing, protected public views, privacy and overlook, site setbacks, and other urban design considerations” for a RM-5 district ? How does the CD-1 rezoning plans conform to this project? link

    he 2030 Barclay Hotel Spot Zoning Application is requesting 4 variances: Request to upgrade RM-5 Zoning Proposing CD-1 zoning, including retail/commercial space Height 58 m vs. Proposed 88 m FSR: 2.75 vs. Proposed 12.75 Loading Zone: 3 vs. Proposed 2 How can the City approve this development proposal using the 2025 Hotel Development Policy considering “liveability of adjacent residential buildings, public realm shadowing, protected public views, privacy and overlook, site setbacks, and other urban design considerations” for a RM-5 district ? How does the CD-1 rezoning plans conform to this project?

    Barclay Resident asked 3 days ago

    Council approved the Hotel Development Policy Update on April 15, 2025 which highlighted the need for additional hotel rooms in the city to support the tourism industry and targeting an increase of 10,000 rooms by 2050. The updated policy also includes a provision to permit existing hotels to rezone to increase their hotel room count. The site at 2030-2038 Barclay St currently has an existing hotel, the Rosellen Suites At Stanley Park, which is eligible through section 3.2.2.2 of the Hotel Development Policy to expand its room count as proposed. 

     

    The CD-1 Bylaw will specify height, density and setbacks for the site which will be written to establish minimum requirements for separation from adjacent buildings. These regulations will take into consideration adjacent residential buildings, public realm shadowing, protected public views, privacy and overlook as well as other urban design considerations.

  • Share You describe 220 of 270 units as “long-term stay.” What by-law definition supports this category, since it is not formally recognized in Vancouver’s regulations? 
 Why are these “long-term stay” units classified as hotel rooms rather than dwelling units, which would trigger higher parking and servicing requirements? 
 How does the City differentiate between dwelling units and hotel units in this case, and will a covenant or housing agreement be required to prevent these units from operating as de facto apartments? on Facebook Share You describe 220 of 270 units as “long-term stay.” What by-law definition supports this category, since it is not formally recognized in Vancouver’s regulations? 
 Why are these “long-term stay” units classified as hotel rooms rather than dwelling units, which would trigger higher parking and servicing requirements? 
 How does the City differentiate between dwelling units and hotel units in this case, and will a covenant or housing agreement be required to prevent these units from operating as de facto apartments? on Twitter Share You describe 220 of 270 units as “long-term stay.” What by-law definition supports this category, since it is not formally recognized in Vancouver’s regulations? 
 Why are these “long-term stay” units classified as hotel rooms rather than dwelling units, which would trigger higher parking and servicing requirements? 
 How does the City differentiate between dwelling units and hotel units in this case, and will a covenant or housing agreement be required to prevent these units from operating as de facto apartments? on Linkedin Email You describe 220 of 270 units as “long-term stay.” What by-law definition supports this category, since it is not formally recognized in Vancouver’s regulations? 
 Why are these “long-term stay” units classified as hotel rooms rather than dwelling units, which would trigger higher parking and servicing requirements? 
 How does the City differentiate between dwelling units and hotel units in this case, and will a covenant or housing agreement be required to prevent these units from operating as de facto apartments? link

    You describe 220 of 270 units as “long-term stay.” What by-law definition supports this category, since it is not formally recognized in Vancouver’s regulations? 
 Why are these “long-term stay” units classified as hotel rooms rather than dwelling units, which would trigger higher parking and servicing requirements? 
 How does the City differentiate between dwelling units and hotel units in this case, and will a covenant or housing agreement be required to prevent these units from operating as de facto apartments?

    MJV asked 3 days ago

    The building is proposed as a hotel which is classified as a commercial service use under the Zoning and Development By-law (Z&D). The Z&D does not make a distinction between long-term and short-term stay hotel rooms. Hotel operators may set their daily rates to optimize their occupancy needs. Vancouver does not have minimum parking requirements for dwelling or hotel uses other than requirements for visitor and accessible parking. 

     

    Hotels are classified as a commercial service use and must obtain a municipal business licence as a hotel in order to operate.

    Housing agreements and covenants are not applied to hotel units however, the approval is for ‘commercial use’ not residential.  Converting to residential use would require a new rezoning application however there is no rezoning enabling policy to support the development of a residential tower at this location.

  • Share Emergency Access — Please provide the City’s public safety plan for fire, ambulance, and police access to a hotel of this size in a residential block. Evacuation Modelling — What modelling has been conducted on emergency evacuation scenarios combining hotel guests and residents? Release the reports. Cumulative Impacts — How will the City mitigate cumulative traffic and disruption when hotel construction overlaps with the Stanley Park underground water project? Provide planning documents. on Facebook Share Emergency Access — Please provide the City’s public safety plan for fire, ambulance, and police access to a hotel of this size in a residential block. Evacuation Modelling — What modelling has been conducted on emergency evacuation scenarios combining hotel guests and residents? Release the reports. Cumulative Impacts — How will the City mitigate cumulative traffic and disruption when hotel construction overlaps with the Stanley Park underground water project? Provide planning documents. on Twitter Share Emergency Access — Please provide the City’s public safety plan for fire, ambulance, and police access to a hotel of this size in a residential block. Evacuation Modelling — What modelling has been conducted on emergency evacuation scenarios combining hotel guests and residents? Release the reports. Cumulative Impacts — How will the City mitigate cumulative traffic and disruption when hotel construction overlaps with the Stanley Park underground water project? Provide planning documents. on Linkedin Email Emergency Access — Please provide the City’s public safety plan for fire, ambulance, and police access to a hotel of this size in a residential block. Evacuation Modelling — What modelling has been conducted on emergency evacuation scenarios combining hotel guests and residents? Release the reports. Cumulative Impacts — How will the City mitigate cumulative traffic and disruption when hotel construction overlaps with the Stanley Park underground water project? Provide planning documents. link

    Emergency Access — Please provide the City’s public safety plan for fire, ambulance, and police access to a hotel of this size in a residential block. Evacuation Modelling — What modelling has been conducted on emergency evacuation scenarios combining hotel guests and residents? Release the reports. Cumulative Impacts — How will the City mitigate cumulative traffic and disruption when hotel construction overlaps with the Stanley Park underground water project? Provide planning documents.

    MJV asked 3 days ago

    A fire safety plan must be completed by the applicant and submit for approval before occupancy permits are granted.  For more information please see: 

     

    https://vancouver.ca/home-property-development/fire-safety.aspx

  • Share Given this hotel application does not meet any criteria for any policy - RM-5, CD-1, Hotel Policy (the most vague document possible for reference) can we assume this decision for spot zoning is solely based on the discretion of the Director of Planning? on Facebook Share Given this hotel application does not meet any criteria for any policy - RM-5, CD-1, Hotel Policy (the most vague document possible for reference) can we assume this decision for spot zoning is solely based on the discretion of the Director of Planning? on Twitter Share Given this hotel application does not meet any criteria for any policy - RM-5, CD-1, Hotel Policy (the most vague document possible for reference) can we assume this decision for spot zoning is solely based on the discretion of the Director of Planning? on Linkedin Email Given this hotel application does not meet any criteria for any policy - RM-5, CD-1, Hotel Policy (the most vague document possible for reference) can we assume this decision for spot zoning is solely based on the discretion of the Director of Planning? link

    Given this hotel application does not meet any criteria for any policy - RM-5, CD-1, Hotel Policy (the most vague document possible for reference) can we assume this decision for spot zoning is solely based on the discretion of the Director of Planning?

    Barclay Resident asked 3 days ago

    All rezoning applications are reviewed by staff who complete a report for Council for review and decision at public hearing.

     

    The decision to approve or not approve each rezoning is made by Council at public hearing.   More information regarding this process can be found in step four here. https://vancouver.ca/home-property-development/how-rezoning-works.aspx?_ga=2.72519891.1979036714.1643396339-2085208040.1643396339

  • Share What privacy mitigation (setbacks, fins, window orientation, fritting) will prevent direct overlook into neighbouring apartments? Shadows & Sky view
“Can you provide corrected shadow studies for equinox and solstice at 10am, noon, and 2pm?” Noise & Rooftop Uses
“Will the acoustic report address rooftop restaurant/amenity noise, amplified music, and mechanical systems? How will compliance be enforced at night?” on Facebook Share What privacy mitigation (setbacks, fins, window orientation, fritting) will prevent direct overlook into neighbouring apartments? Shadows & Sky view
“Can you provide corrected shadow studies for equinox and solstice at 10am, noon, and 2pm?” Noise & Rooftop Uses
“Will the acoustic report address rooftop restaurant/amenity noise, amplified music, and mechanical systems? How will compliance be enforced at night?” on Twitter Share What privacy mitigation (setbacks, fins, window orientation, fritting) will prevent direct overlook into neighbouring apartments? Shadows & Sky view
“Can you provide corrected shadow studies for equinox and solstice at 10am, noon, and 2pm?” Noise & Rooftop Uses
“Will the acoustic report address rooftop restaurant/amenity noise, amplified music, and mechanical systems? How will compliance be enforced at night?” on Linkedin Email What privacy mitigation (setbacks, fins, window orientation, fritting) will prevent direct overlook into neighbouring apartments? Shadows & Sky view
“Can you provide corrected shadow studies for equinox and solstice at 10am, noon, and 2pm?” Noise & Rooftop Uses
“Will the acoustic report address rooftop restaurant/amenity noise, amplified music, and mechanical systems? How will compliance be enforced at night?” link

    What privacy mitigation (setbacks, fins, window orientation, fritting) will prevent direct overlook into neighbouring apartments? Shadows & Sky view
“Can you provide corrected shadow studies for equinox and solstice at 10am, noon, and 2pm?” Noise & Rooftop Uses
“Will the acoustic report address rooftop restaurant/amenity noise, amplified music, and mechanical systems? How will compliance be enforced at night?”

    MJV asked 3 days ago

    All developments should comply with tower separation requirements from adjacent residential buildings. In this case, minimum 80 foot separation should be provided from residential and 60 foot separation from hotel or commercial uses. This separation is the main criteria to protect privacy of neighbour’s residential units. other design strategies such as screening might be recommended case by case.

    The shadow studies provided in the Rezoning booklet available on the project webpage are the most updated. Staff confirmed that it is accurate.

    There is no restaurant or any commercial use proposed at the rooftop amenity. The rooftop will be used by residents and the level of noise pollution is very low. Staff can propose design development condition to comply with noise protection requirements for mechanical at the rooftop. The compliance should be all day time.

  • Share What discussions have occurred with the Parks Board regarding the impact of construction noise, lighting, and human activity on the Stanley Park heron colony near Lost Lagoon? What measures will be required to mitigate light pollution from a 27-storey glass tower, given the risks to migratory and nocturnal birds in this corridor? What bird-safe design features (e.g., patterned glass, reduced reflectivity) will be mandated to prevent collision risks for species such as warblers and thrushes during migration? Has an ecological impact study been conducted on sensitive species like the Pacific Wren, Hutton’s Vireo, and Purple Finch? Will this study be made public? on Facebook Share What discussions have occurred with the Parks Board regarding the impact of construction noise, lighting, and human activity on the Stanley Park heron colony near Lost Lagoon? What measures will be required to mitigate light pollution from a 27-storey glass tower, given the risks to migratory and nocturnal birds in this corridor? What bird-safe design features (e.g., patterned glass, reduced reflectivity) will be mandated to prevent collision risks for species such as warblers and thrushes during migration? Has an ecological impact study been conducted on sensitive species like the Pacific Wren, Hutton’s Vireo, and Purple Finch? Will this study be made public? on Twitter Share What discussions have occurred with the Parks Board regarding the impact of construction noise, lighting, and human activity on the Stanley Park heron colony near Lost Lagoon? What measures will be required to mitigate light pollution from a 27-storey glass tower, given the risks to migratory and nocturnal birds in this corridor? What bird-safe design features (e.g., patterned glass, reduced reflectivity) will be mandated to prevent collision risks for species such as warblers and thrushes during migration? Has an ecological impact study been conducted on sensitive species like the Pacific Wren, Hutton’s Vireo, and Purple Finch? Will this study be made public? on Linkedin Email What discussions have occurred with the Parks Board regarding the impact of construction noise, lighting, and human activity on the Stanley Park heron colony near Lost Lagoon? What measures will be required to mitigate light pollution from a 27-storey glass tower, given the risks to migratory and nocturnal birds in this corridor? What bird-safe design features (e.g., patterned glass, reduced reflectivity) will be mandated to prevent collision risks for species such as warblers and thrushes during migration? Has an ecological impact study been conducted on sensitive species like the Pacific Wren, Hutton’s Vireo, and Purple Finch? Will this study be made public? link

    What discussions have occurred with the Parks Board regarding the impact of construction noise, lighting, and human activity on the Stanley Park heron colony near Lost Lagoon? What measures will be required to mitigate light pollution from a 27-storey glass tower, given the risks to migratory and nocturnal birds in this corridor? What bird-safe design features (e.g., patterned glass, reduced reflectivity) will be mandated to prevent collision risks for species such as warblers and thrushes during migration? Has an ecological impact study been conducted on sensitive species like the Pacific Wren, Hutton’s Vireo, and Purple Finch? Will this study be made public?

    MJV asked 3 days ago

    2030 Barclay St is outside of the 60m vegetation buffer and 200m noise buffer recommended by the Province to mitigate impacts to Great Blue Herons in urban areas. See the attached map and Provincial guidance on buffers. 

    There are no mandated measures to direct developers to prevent impacts to birds.  The City of Vancouver has published Bird Friendly Design Guidelines: Considerations for Development Permit that can guide staff and developers toward low-impact design and implementation, with section 3.3 being of particular relevance to this question. Park Board staff recommend that the developer engage with a Qualified Environmental Professional and/or an experienced architect who can incorporate design features in the building that will minimize light pollution and reflections. 

    The Park Board has not conducted an ecological impact study for this private development outside of Stanley Park. As above, staff recommend that developers refer to Bird Friendly Design Guidelines: Considerations for Development Permit for low-impact design and implementation guidance, with section 3.3 being of particular relevance to this question, and consider engaging with a Qualified Environmental Professional and/or an experienced architect who can incorporate design features in the building that will minimize light pollution and reflections

Page last updated: 03 Sep 2025, 08:54 AM