516-534 W Pender St & 509 Richards St rezoning application
We would like your feedback on a rezoning application at 516-534 W Pender St & 509 Richards St. The proposal is to allow for the development of a 32-storey mixed-use building. The zoning would change from DD (Downtown) District to CD-1 (Comprehensive Development) District. This proposal includes:
- Approximately 40,270.8 sq. m (433,471 sq. ft.) of hotel space (578 hotel units);
- Approximately 1,899 sq. m (20,442 sq. ft.) of commercial use;
- Approximately 4,100 sq. m (44,132 sq. ft.) of office use;
- Site includes two heritage buildings:
- Lumbermen's Building at 509 Richards St
- Captain Pybus Building at 534 W Pender St
- A total floor space ratio (FSR) of 22.81;
- A total floor area of 46,270 sq. m (498,045 sq. ft.);
- A building height of 97 m (318 ft.); and
- 146 vehicle parking spaces and 91 bicycle parking spaces.
Revised Application (January 6, 2025)
A revised application was submitted following feedback from the community and staff review. The general form of development remains the same with revisions to the heritage retention of the Lumbermen’s Building to be façade-only instead of the entire building and adjustments to the density, massing and setbacks of the building. Changes include:
- A floor space ratio (FSR) of 20.86;
- 586 hotel units; and
- 168 vehicle parking spaces
The application is being considered under the Downtown Official Development Plan and Rezoning Policy for the Central Business District (CBD) and CBD Shoulder.
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.
Public Hearing: Thursday, October 23, 2025 at 6:00 pm
These Public Hearings are to be convened by electronic means, with in-person attendance also available. You may participate in the Public Hearing either by speaking by phone or in person, or by submitting written comments that will be distributed to the Mayor and Councillors.
Or give feedback via mail to:
City of Vancouver, City Clerk’s Office
453 West 12th Avenue, Third Floor
Vancouver, BC, V5Y 1V4
Requests to speak open at 8:30 am on Friday, October 10, 2025. You may also register in person at City Hall between 5:30 and 6:00 pm on the day of the Public Hearing. All spoken and written comments will be publicly accessible on the City of Vancouver’s website with your full name attached.
Copies of the draft by-laws will be made available for in-person viewing from 8:30 am to 5:00 pm on weekdays at the City Clerk’s Office on the 3rd Floor of City Hall from Friday, October 10, 2025, and for viewing on the meeting agenda page on the same Friday starting at 1:00 pm. Minutes of the Public Hearing will also be available at this location approximately two business days after the meeting.
Due to the Canada Post strike, we were unable to send out postcard notifications to inform the public about this Public Hearing. We apologize for any inconvenience this may cause and appreciate your understanding.
The opportunity to ask questions through the Q&A is available from April 19 to May 2, 2023.
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 virtual open house time period. The Rezoning Planner can also be contacted directly for any further feedback or questions.
