The Broadway Plan is a transformative city-building initiative set to reshape central Vancouver¹. Recently approved by City Council (June 2022) and updated in late 2024, this 30-year comprehensive plan targets the Broadway Corridor – roughly 500 city blocks between Vine Street and Clark Drive, from 1st to 16th Avenue¹. It focuses on integrating new housing, jobs, and amenities around the forthcoming Broadway Subway line through parts of Kitsilano, Fairview, and Mount Pleasant. For property owners along Broadway, the plan's upzoning (increased development rights) represents an unprecedented opportunity: existing buildings and lots are now eligible for significantly greater density and height than ever before.

This article will explore this transformative impact by examining the plan's historical context, economic rationale, importance to Vancouver and the region, structure of the new land use framework, and how property owners can position themselves for the future under this ambitious plan. Additionally, this overview will set the stage for upcoming pieces that will explore each Broadway Plan land use designation in detail over the coming weeks.

(Note: Article read time is approximately 20 minutes. For a quicker overview, please read the Broadway Plan: Executive Summary for Landowners.)

Why Listen to Me?

The author of this overview is an independent land broker and entrepreneur specializing in multi-family real estate development sites in Vancouver. With over 15 years of experience – including 8 years building a successful independent brokerage – I bring deep expertise to the table.

My CCIM Designation (Certified Commercial Investment Member) is equivalent to an MBA in commercial real estate, providing advanced training in market analysis, investment strategy, and complex deal structuring. Achieving the advanced Development Specialist Distinction, comparable to an MSc in real estate development, adds specialized knowledge in land use, construction, and project feasibility. This unique combination of entrepreneurial experience and advanced education enables me to unpack what the Broadway Plan means for landowners with both practical and analytical insight.

Ready to explore how Vancouver's Broadway Plan will reshape one of the city's most vital corridors? Join me as we dive into the details of this transformative initiative that's redefining housing, transit, and economic opportunities across 500 city blocks.

Historical Context

Vancouver’s Broadway Corridor has evolved over decades into a major hub of business, healthcare, and education². Often dubbed the city’s “second downtown,” the area is today B.C.’s second-largest employment centre, home to over 85,000 jobs across more than 10,000 businesses. Key institutions anchor the corridor: the Vancouver General Hospital and related health campuses (a world-class healthcare and research cluster), City Hall and government offices, and numerous tech and professional firms. The corridor’s western end links toward the University of British Columbia, underscoring Broadway’s role as an educational and innovation artery for the region. In short, by the 2010s this stretch of Broadway had become a vital economic engine and community space for Vancouver.

Despite its significance, much of the Broadway Corridor’s development until now was guided by older community plans and piecemeal zoning (some dating back to the 1970s-90s). Recognizing the need for a cohesive vision – especially with a new rapid transit line coming – the City of Vancouver launched a multi-year planning process for the Broadway area in late 2018³. Planners held extensive consultations, open houses, and surveys to gather input from residents, businesses, and other stakeholders. This process spanned several years and survived an election cycle, reflecting both community hopes and anxieties. Planning milestones included draft “emerging directions” released in 2020, refinements in 2021, and the final proposed plan going to Council in spring 2022⁴.

Political considerations played a significant role. By the time the Broadway Plan was ready for approval, civic leaders framed it as a crucial response to Vancouver’s intertwined housing and transportation challenges. More than 100 people signed up to speak at the public hearings, reflecting strong opinions both for and against the changes. In June 2022, the Vancouver City Council voted to approve the Broadway Plan, cementing it as city policy. However, soon after, a new provincial law on Transit-Oriented Areas (TOA) introduced minimum density requirements near major transit lines, compelling Vancouver to revisit the plan. In December 2024, the newly elected City Council approved a set of amendments to align the Broadway Plan with the provincial mandates . These amendments increased allowable building heights and densities in certain zones and removed caps on the number of towers within 400 meters of SkyTrain stations⁵. The result is an even more ambitious plan than originally passed, albeit one still shaped by ongoing public input and the need to balance growth with local concerns.

Several key factors drove this sweeping change. Population growth and housing demand in Metro Vancouver have been relentless – the region is projected to add hundreds of thousands of people over the next 30 years. Without new housing supply, especially in central areas, affordability and livability would continue to worsen. At the same time, the Broadway Subway (Millennium Line extension) is under construction, slated to open by 2026. This $2.8 billion infrastructure investment aims to rapidly connect the corridor’s jobs and institutions, from the health precinct around Oak Street to the tech and arts scene in Mount Pleasant, and eventually to UBC. City planners saw a one-time opportunity to leverage this transit expansion by planning for transit-oriented development hand-in-hand with the train line. Lastly, many buildings in the Broadway corridor are aging (old low-rise apartments and commercial buildings), so there is a pressing need to renew this stock for seismic safety, energy efficiency, and improved public realm. All these factors converged to make the Broadway Plan a timely and necessary intervention.

Economic Basis and Rationale

The Broadway Plan is rooted in clear economic and urban rationale. First and foremost is Vancouver’s housing crisis. For years, the city has experienced near-zero rental vacancy rates and skyrocketing rents and home prices. The Broadway Plan directly tackles this by enabling a massive increase in rental and multi-family housing supply in a desirable, transit-rich area. The plan, as originally approved, contemplated roughly 30,000 new homes over 30 years. With the 2024 updates, it now allows for up to 41,500 new homes, which could accommodate an estimated 50,000–64,000 additional residents in the corridor . Notably, a significant portion of these units are intended to be rental. As of late 2024, there were already 139 development projects in the pipeline under the plan, including 15,372 market-rental units and 3,549 below-market or social housing units, alongside just over 1,400 condo units . By dramatically increasing the potential for purpose-built rental housing, the Broadway Plan aims to relieve pressure in the rental market and provide new options for people who live and work in the city.

Another driving rationale is Transit-Oriented Development (TOD). The idea is simple: concentrate housing and jobs near high-capacity transit to create efficient, sustainable urban growth. The Broadway corridor is a textbook case for TOD, given the introduction of the Millennium Line Broadway Subway. This 5.7 km SkyTrain extension from VCC–Clark to Arbutus Street – with six new underground stations along Broadway – will knit the corridor together with rapid transit service . Planners expect faster commutes (the travel time from Commercial Drive to Arbutus will be ~11 minutes) and dramatically reduced bus traffic on Broadway. By upzoning areas around each station, the plan ensures that more people can live and work within walking distance of transit, which in turn boosts ridership and maximizes the return on the transit investment. It also advances Vancouver’s environmental goals: more people living car-free or car-light lifestyles means fewer vehicles on the road and lower carbon emissions. According to the Province, the Broadway Subway and related development will lead to “fewer cars on the road,” relieving congestion along this heavily used route . In short, the Broadway Plan uses the new SkyTrain line as a backbone to reshape land use – an approach widely regarded as best practice in urban planning.

The plan also promises significant job creation and economic development benefits. By allowing much higher density of commercial and office space in central Vancouver, the Broadway Plan will unlock new job space – over 7.4 million square feet extra is anticipated – and could support 45,000 net new jobs over 30 years⁸. These jobs span multiple sectors vital to Vancouver’s economy. Healthcare will grow as VGH and related medical campuses expand to serve a larger population. Technology and innovation firms, some of which are already clustered in Mount Pleasant and the False Creek Flats, will have more office/lab space to set up shop, benefiting from proximity to transit and talent. Education and research activities are bolstered indirectly – the corridor’s improved connectivity to UBC and other institutions makes it easier for students and faculty to access, and we may see satellite campuses or training facilities integrated into new developments. The construction industry will of course benefit in the near term, with thousands of jobs building the new housing, offices, and infrastructure (the subway project alone is estimated to create 13,000 direct and indirect jobs during construction) . And as new residents move in, retail and service businesses along Broadway will see increased demand, supporting jobs in shops, restaurants, and local services. In essence, the Broadway Plan is not just a housing plan – it’s an economic development strategy to create a more vibrant, employment-rich corridor. City leaders have explicitly tied the plan to Vancouver’s broader economic strategy, noting that it aligns with goals to keep the region competitive and livable⁵. By concentrating growth in the city core, Vancouver can accommodate more of the region’s growth within its boundaries, supporting the regional economy while limiting sprawl.

Finally, the Broadway Plan is a cornerstone of Vancouver’s long-range planning framework. It was developed in coordination with the new city-wide Vancouver Plan (the strategic land use plan to 2050) and is considered “an important building block within the Vancouver Plan” . It also dovetails with Metro Vancouver’s Regional Growth Strategy, which emphasizes urban intensification in well-served transit corridors. As one local housing advocate put it, “We have limited land in Metro Vancouver, hemmed in by the ocean and mountains. If we want to grow, we need to build up – especially in central neighbourhoods close to jobs and rapid transit, where lots of people want to live.” The Broadway corridor exemplifies that principle, channeling growth into the heart of the city. In doing so, it supports regional objectives of sustainability and economic prosperity by making efficient use of existing urban land. The economic rationale for the Broadway Plan, therefore, is multi-faceted: it addresses housing affordability, leverages transit investment, generates employment, and fits into a coherent city and regional development vision.

Importance for Vancouver and the Region

The Broadway Plan carries immense significance for Vancouver’s future and the wider Metro Vancouver region. In terms of city-wide goals, it advances several of Vancouver’s key priorities:

Housing Affordability and Diversity

Vancouver’s goals of improving affordability hinge on adding supply and variety. The Broadway Plan will enable tens of thousands of new housing units – from market rental apartments to social housing – which can help ease the pressure driving the housing crisis. By requiring or incentivizing rental housing in many redevelopments, the plan aims to increase the stock of long-term rental homes (including below-market units) available to residents. While some critics note that new market units alone won’t solve affordability, the city contends that a “mix of non-market, rental and ownership housing around the future Broadway Subway line” will provide options for a range of incomes . The plan also includes strong tenant protections for existing renters in older buildings slated for redevelopment, aiming to minimize displacement of vulnerable residents . Together, these measures align with Vancouver’s broader commitment to become a more affordable, inclusive city.

Sustainability and Livability

A core City of Vancouver objective is to be green and sustainable, as seen in initiatives like the Greenest City Action Plan and Climate Emergency Plan. The Broadway Plan supports this by promoting a transit-oriented, walkable urban form. Concentrating growth in an area served by high-capacity transit and improving pedestrian and cycling infrastructure (wider sidewalks, bike lanes, etc.) will reduce reliance on cars, thereby cutting greenhouse gas emissions and improving air quality. The plan also mandates green building standards – new developments must meet strict energy efficiency and green infrastructure requirements (for example, there’s a “One Water” strategy to upgrade sewer, drainage and water systems in the area with climate resilience in mind ). Additionally, the plan emphasizes livability by creating complete communities: it doesn’t just add towers, it ensures supporting amenities like parks, plazas, community centres, childcare, and public art are expanded in step with growth. In fact, Council simultaneously adopted a Broadway Public Realm and Streetscape Plan, which targets an increase of 25 acres of public space (including 13 acres of new or improved parks) over the next 30 years in the Broadway area . Streets will be redesigned for more public life – reallocating road space to plazas, outdoor seating, trees, and active transportation routes . Such improvements will enhance daily life for both new and existing residents, keeping the neighbourhoods enjoyable and green even as they densify.

Community and Culture

The Broadway Plan also aligns with goals around fostering vibrant communities and respecting local character. It was shaped by local input, and as implementation proceeds, the city has committed to continued community engagement. One interesting aspect is the integration of indigenous cultural recognition – the plan’s Public Realm strategy involves working with the local Musqueam, Squamish, and Tsleil-Waututh Nations to honor their heritage in the area’s design . Moreover, the plan includes a specific policy framework for the “Civic District” around City Hall (at Cambie and West 12th), envisioning it as a renewed community hub with new public plazas and amenities . By doing so, the Broadway Plan isn’t just about buildings; it’s about placemaking and ensuring the neighbourhoods remain distinct, inclusive, and service-rich. All these elements feed into Vancouver’s stated goals of being one of the world’s most livable cities, balancing growth with quality of life.

From a regional perspective, the Broadway Plan’s importance is equally profound. Metro Vancouver’s Regional Growth Strategy (Metro 2050) identifies the Vancouver “Metro Core” – which includes Downtown and Central Broadway – as the primary urban centre of the region. Strengthening this core by adding jobs and housing is critical to the region’s sustainable growth. Every new home built in the Broadway corridor potentially takes pressure off suburban greenfields and far-flung commuter towns. It allows more people to live close to where they work or study, which helps reduce long car commutes and traffic congestion across the region. The Broadway Subway itself is a regionally significant transit project, and the plan capitalizes on it by ensuring population and employment growth occurs along its route. In essence, the Broadway Plan helps fulfill the region’s vision of compact, transit-connected development. It complements other regional centers (like Metrotown or Surrey City Centre) by absorbing a significant share of Metro Vancouver’s growth within the City of Vancouver, which already has extensive infrastructure and amenities.

There are also tangible community benefits that extend beyond the immediate Broadway area. The influx of new residents and businesses will contribute to the city and regional economy, broadening the tax base that funds public services for everyone. The plan requires developers to contribute to public benefits (through Development Cost Levies and Community Amenity Contributions), which will fund not only local parks and childcare, but also potentially arts facilities or affordable housing that benefit the wider community. The addition of up to 45,000 new jobs in the corridor – many in sectors like health and tech – bolsters Metro Vancouver’s position as a hub for innovation and healthcare excellence, services that residents from across the region rely on. New hotel rooms (the plan estimates 3,000 hotel rooms could be added ) will support tourism and hospital visitors. And by creating a dense urban environment next to a major transit line, the plan supports TransLink’s ridership and fare revenues, indirectly strengthening the regional transit system’s viability.

In summary, the Broadway Plan is not just a local area plan; it’s a linchpin in Vancouver’s and Metro Vancouver’s strategy to create a sustainable, affordable, and livable future. It aligns with city and regional objectives by putting growth where it makes the most sense – in the heart of an already urbanized, transit-served corridor – while delivering community amenities and economic opportunities. As such, the successful implementation of this plan will be closely watched as a model for urban growth management in the region. Of course, its ambitious nature means the stakes are high: getting it right is crucial, and will require careful attention to the opportunities and challenges it presents, especially for those who own land in the affected areas.

Structure of the Land Use Plan

One of the most important aspects of the Broadway Plan is how it actually re-zones and restructures land use in the corridor. The plan divides the Broadway area into a series of neighbourhoods, character areas, and sub-areas, each with tailored policies on building types, heights, and uses. Geographically, the plan area spans four main neighbourhoods (from west to east): Kitsilano (west of Burrard), Fairview (Burrard to Cambie/Broadway City Hall area), Mount Pleasant (east of Cambie to Main/Clark), and a portion of the False Creek Flats on the far eastern end . Within these broad neighbourhoods, the plan identifies more specific sub-areas often based on their current character and their proximity to SkyTrain stations or major intersections.

If you own property in any of these sub-areas, please consider subscribing below this article. I'll be publishing detailed articles about each land use designation in the Broadway Plan, with case studies showing successful developments and their effects on the local built environment and market. Subscribing ensures you won’t miss new articles or opportunities that could be relevant to your unique situation.

At a high level, the Broadway Plan establishes a graduated intensity of land use: the tallest and most dense developments are directed to key nodes (especially station areas), stepping down to mid-rise forms in transitional zones, and lower forms in surrounding residential streets. The plan’s land use designations can be summarized as follows:

Station Areas and High-Density Nodes

These are the zones within about 400 metres of the new SkyTrain stations (such as around Arbutus, South Granville, Oak-VGH (Oak Street), Cambie-Broadway City Hall, and Main Street–Mount Pleasant stations). Here, the plan permits the highest densities and building heights – generally categorized as High-Rise. For example, many sites in these core areas can now host residential or mixed-use towers of up to 20+ storeys (depending on lot size and frontage) . The 2024 amendments removed an earlier limit on the number of towers per block in these areas, meaning multiple high-rises could sprout near each station (subject to spacing guidelines to ensure light and view corridors) . Uses in these nodes are mixed: high-rise developments are encouraged to have retail or commercial at the ground level (to animate streets and provide services), offices or institutional uses on lower floors, and housing (rental or condo) above. The plan anticipates these station precincts becoming vibrant, transit-oriented hubs where people can live, work, shop and dine without needing a car. For instance, the Broadway & Cambie area (City Hall station) will see an expanded office district and civic centre, while Broadway & Main (Mount Pleasant station) will foster a cluster of tech offices, rental housing, and arts spaces integrated with the station.

Mid-Rise Transition Areas

Moving slightly further out from the station cores, the plan designates many mid-rise areas (often along Broadway itself and major cross streets) where buildings in the range of roughly 6 to 12 storeys are allowed. These might be labeled Mid to High-Rise or Mid-Rise in the plan, depending on context. In Mount Pleasant, for example, areas marked “Mid-to-High-Rise” will permit up to about 12-storey buildings , providing a transition between the tall station-area towers and the lower surrounding fabric. Similarly, parts of Fairview and Kitsilano along Broadway that are currently low-rise commercial strips are slated for mid-rise redevelopment (e.g., 6-10 storey mixed-use buildings with shops at grade and apartments above). These mid-rise zones serve to step down height into more traditional areas while still significantly boosting density. They are crucial for adding rental housing since many of these sites will likely redevelop as mid-rise rental apartments under city incentive programs.

Residential Neighbourhood Areas

The Broadway Plan also reaches into the residential blocks just off the main arterials. Historically, many of these blocks in Kitsilano, Fairview, and Mount Pleasant are lined with 2-4 storey apartment buildings or even single-family houses (in Kitsilano’s case). The new plan often rezones these from low-density residential to allow moderate apartments – think 4 to 6-storey residential buildings, generally apartments or townhomes. In some areas, there may be rental-only zoning, meaning any new housing constructed must be rental tenure (to prevent stratifying condos in what are meant to be long-term rental districts). The goal is to gently densify these side streets without high-rises, maintaining a human-scaled streetscape. For example, a street in Fairview with older three-storey walk-ups might, under the plan, allow a new six-storey building if it provides rental units (possibly with some below-market units as required by city policy). These neighbourhood sub-areas ensure that growth isn’t confined strictly to Broadway itself but is distributed in a gradation outward, adding housing while trying to respect the existing neighbourhood character.

Village Centres

Within the corridor, there are also existing local shopping areas – for instance, West Broadway in Kitsilano (around Macdonald or Arbutus), or Main Street in Mount Pleasant – that the plan treats as village centers. These areas will see a mix of mid-rise and low-rise forms, with an emphasis on retaining local-serving retail at ground level. The plan might allow modest increases in height here (e.g., a 3-storey building could become a 6-storey mixed-use building) to revitalize these strips, while heritage storefronts or notable character buildings could be protected or integrated. The idea is to enhance these village nodes as community focal points with additional housing above shops, without overwhelming their charm. Kitsilano’s Broadway stretch, for instance, will maintain its boutique retail feel even as new housing is added above stores, and public realm improvements (patios, street trees) make it even more pedestrian-friendly.

Industrial and Special Employment Areas

The eastern end of the Broadway Plan overlaps with part of the False Creek Flats/Mount Pleasant Industrial Area (near Clark Drive and Great Northern Way). This area has historically been light industrial – home to arts studios, breweries, workshops, and more recently some tech offices and the new Emily Carr University campus just outside the plan boundary. The Broadway Plan, in concert with the Flats plan, generally protects these industrial and employment lands from purely residential redevelopment. The emphasis is on job space: new buildings here could be taller and denser than before, but likely as modern industrial/commercial buildings (for example, multi-storey light industrial or office buildings that can house tech companies, production studios, or green economy businesses). By keeping a portion of land for production and innovation, the plan ensures not every inch becomes condos, preserving diverse employment opportunities. It’s worth noting that the new St. Paul’s Hospital campus is being built just north of this area, which will further anchor jobs and healthcare services adjacent to the Broadway Plan zone. The plan’s land use structure intentionally meshes with such citywide projects.

Development Incentives and Requirements

Overlaying all these land use designations are various development incentives and requirements. The City is using a carrot-and-stick approach to get the kind of development it wants:

Density Bonusing

Many areas offer extra density or height in exchange for public benefits. For instance, a developer might be allowed additional floor area if they provide a certain percentage of below-market rental units in their project, or if they preserve a heritage structure on site. The Broadway Plan framework lays out where bonus density can be granted to achieve goals like affordable housing or cultural space. This incentivizes landowners to include community amenities as they redevelop.

Rental Replacement and Inclusionary Zoning

In areas with existing older rental apartments, any redevelopment must adhere to Vancouver’s rental replacement policies – meaning the new project must replace the rental units one-for-one (often with an increase) and offer right-of-return to displaced tenants at discounted rents. Some zones are outright zoned for rental tenure only, as mentioned. This ensures that the push for new development doesn’t come at the cost of net loss of affordable rentals. In fact, the plan aims for net gain. The city’s enhanced tenant protection measures in the Broadway area require developers to provide relocation assistance to tenants and maintain affordable rents for them in the new building . For landowners, this means redeveloping a rental property will involve working closely with existing tenants and factoring in these obligations.

Urban Design and Green Standards

Any new building will have to meet updated urban design guidelines specific to Broadway – for example, respecting view cones where applicable, shaping towers to reduce shadows on parks, and creating engaging street frontages. Additionally, Vancouver’s Green Buildings Policy will apply, which for instance might require new large buildings to be zero emissions by a set date, incorporate green roofs or rainwater management, etc. While these don’t change the land use per se, they are important for owners to understand as they affect construction costs and design complexity.

What Does it All Mean for Landowners?

What do all these changes mean in practical terms for property owners? In short: significantly increased land value and new opportunities, coupled with new complexities.

If you own property in the Broadway Plan area, the allowable density (measured in Floor Space Ratio) and building height on your lot may have doubled, tripled, or more. For example, a single-storey commercial building that might have been limited to a 3-storey redevelopment under old zoning could now be part of a site for a 20-storey tower under the new plan. The development potential – and thus market value – of such land has risen accordingly. Early evidence of this came even before the plan’s final approval: speculators and developers began “land assembling” parcels, and an increase in land prices was observed as investors bet on the upzoning. A group of architects and planners, in an open letter, described a “frenzy of profit speculation, land banking, flipping and land value inflation” hitting the Broadway neighbourhoods in anticipation of the plan. While that phrasing is critical, it highlights a real phenomenon: upzoning tends to drive land values up. For owners, this can be a huge windfall – properties that were once modest can now fetch significant sums from developers keen to build higher-density projects.

Beyond higher values, owners have new redevelopment options. Instead of maintaining a tired 50-year-old building, an owner might choose to redevelop into a brand-new, larger project. This could mean demolishing an old 4-plex and constructing a 15-unit rental building, or combining several adjacent house lots to build a mid-rise condo. The plan explicitly allows lot consolidations in many areas to create larger development sites, which is often necessary to achieve the taller buildings. Owners can band together with neighbors to sell as a package and attract a larger developer – a strategy already common in other upzoned areas like the Cambie Corridor. In some high-density zones, a minimum site frontage is required for tower sites (to ensure towers aren’t too close together), so assembly might be mandated to reach that width.

It’s important to note that not every property is affected equally. The plan maps out precisely which blocks get which new allowances. Some interior residential streets might only see gentle density increases (e.g. townhouses or 4-storey apartments now allowed where only duplexes were before). Other lots right on Broadway or at a station corner could see dramatic changes (from a 1-storey shop to a 30-storey tower possibility). Property owners should consult the Broadway Plan land use map to understand their specific designation. The differences can be significant even within a block. For example, on a given block in Mount Pleasant, the corner at Broadway/Main might allow 20+ storeys mixed-use, mid-block on Broadway maybe 8 storeys, and half a block south into the neighborhood maybe 6-storey residential, tapering down further beyond.

In summary, the Broadway Plan’s land use structure creates a gradient of density from high-rise at transit hubs to low-rise at the fringes, with clear categories for each. It dramatically modernizes the zoning of this entire swath of Vancouver, setting the stage for a wave of redevelopment. For property owners, understanding what category your land falls into is critical, as it determines the scope of what can be built and therefore the attractiveness to developers or the City. It’s advisable to get a professional assessment of your property’s “highest and best use” under the new plan. With the new zoning in place, many owners stand to benefit from increased flexibility – whether that’s redeveloping themselves, holding for long-term appreciation, or selling at a premium to an eager buyer who wants to build the next big project.

Positioning for the Future

As an independent land broker and development specialist, I have been closely tracking the Broadway Plan’s evolution and its implications for landowners. Positioning yourself and your property for the future is key to capitalizing on this momentous plan. Here are some immediate considerations and strategies for Broadway Corridor landowners:

Evaluate Your Property’s New Potential

The first step is understanding exactly what the Broadway Plan now allows for your site. This means reviewing the plan’s designation for your property (height, density, and use). We provide detailed rezoning analyses that can translate the policy-speak into concrete development scenarios (e.g., “up to 10-storey rental apartment with 3.5 FSR” or “up to 18-storey condo tower if assembled with neighbors”). Knowing your new development potential will inform all other decisions, including valuation. It may be worth considerably more today than it was pre-plan – and also more tomorrow as the area develops. An expert broker can give you a free property assessment under the new plan to establish this baseline.

Hold or Sell?

Many owners are asking if they should sell now to take advantage of increased land values, or hold onto the property for a few more years (or even develop it themselves). There’s no one-size-fits-all answer. Selling now could fetch a premium, especially if a developer is assembling a large site and your lot is the missing puzzle piece. On the other hand, land values in prime locations may continue to rise as the Broadway Subway completion (2026) approaches and as more development applications get approved, demonstrating the area’s potential. If you don’t urgently need to liquidate, holding the property could mean a higher payoff later – but that must be weighed against market conditions (interest rates, construction costs) and the carrying costs of holding. I offer owners detailed financial analysis of different scenarios: immediate sale vs. short-term hold vs. long-term hold, including projections of potential value uplift.

Redevelopment & Partnership Opportunities

Some owners may choose to redevelop their property themselves or in partnership, rather than sell outright. If you have a larger land parcel or a stratified building (e.g., an entire condo building where owners can agree to a collective sale/wind-up), the redevelopment route can be lucrative. For instance, owners of an older low-rise rental building might partner with a developer: the developer handles construction of a new 12-storey rental tower, and the landowner might retain ownership of the land or get a share of the new units/profits. This can be complex but rewarding. For smaller owners, even building a new 6-storey apartment on your lot could be feasible with the right team (architects, financing, etc.). Our brokerage can connect owners with reputable developers or investors for joint venture opportunities. In a JV, you contribute the land value, the developer contributes expertise/capital, and you share the development upside. This way, you potentially gain much more than a simple sale, while also spreading risk.

Understand the Process and Timeline

It’s important to note that just because the plan is approved doesn’t mean you can start construction tomorrow. Most new projects will still require a rezoning application - Broadway Plan does not include pre-zoning (yet) - and certainly a development permit process. This can take 1-2 years or more for a major project. There are also tenant relocation timelines if existing tenants are on site – the City requires proper notice and support, which adds time. Owners should be aware of these factors when making decisions. If you plan to redevelop, start early with preliminary designs and conversations with City staff. If you plan to sell, understand that buyers (developers) will factor in the time/cost of these processes when making offers. In some cases, you might achieve a higher sale price by first obtaining a rezoning approval yourself, then selling the “shovel-ready” project to a builder. This strategy isn’t for everyone, but with our development management expertise, we can advise if it’s suitable for your situation.

Monitor Market Dynamics

The Broadway Plan is rolling out in a dynamic real estate market. Economic conditions (like interest rates, inflation, rental market strength) will influence the pace at which sites are acquired and projects get built. For example, high interest rates might cool developer appetite in the short term, even though the plan is attractive. Conversely, a surge in demand for rental housing could make Broadway sites extremely hot commodities. Staying informed is crucial. We recommend property owners subscribe to updates – whether that’s our specialized Broadway Plan newsletter or City notifications – to track development applications in your area, changes in bylaws (the plan is “adaptive” so further tweaks could come), and market trends. Knowledge is power; knowing that a tower proposal was just filed down the block could signal it’s time to move on your own plans.

Looking ahead, it’s clear the Broadway Corridor will be a construction and development hotspot for the next couple of decades. As an expert who has navigated other major Vancouver upzonings (like the Grandview-Woodlands, West End Plan, etc.), I can guide landowners through the maze of rezoning, marketing, and development strategy. Each property has its unique attributes – corner lot vs mid-block, tenanted vs vacant, heritage building on site or not, and so on – which can dramatically affect the best approach. I position myself as owner’s representatives, ensuring you maximize value whether selling or developing, rather than leaving money on the table in a rush sale or an uninformed hold.

Looking to the future, I will be publishing deeper dives into specific sub-areas and land use designations under the Broadway Plan. In subsequent articles, expect an expert analysis on what the plan means for, say, a single-family lot in Kitsilano vs. a small apartment building in Fairview vs. an old commercial building in Mount Pleasant. I’ll also examine case studies of early Broadway Plan redevelopment applications to glean lessons for other owners. Stay tuned for those insights, or subscribe below.

Conclusion

The Broadway Plan represents a once-in-a-generation recalibration of Vancouver’s land use – a bold vision to transform a key corridor of the city in response to pressing housing, transit, and economic needs. For property owners in the Broadway area, the plan brings unprecedented opportunities. It’s not often that zoning changes so significantly in one’s favor, potentially turning a modest property into a development goldmine. With potential for thousands of new homes and jobs, improved transit, and vibrant communities, the Broadway Plan is poised to reshape Vancouver’s urban landscape over the next 30 years.

However, with great opportunity comes great responsibility and complexity. The path ahead is not without its challenges. There are legitimate concerns about construction disruptions, the displacement of existing residents and businesses, and whether the new housing will indeed be affordable for local people. The plan attempts to address these through phased growth, tenant protections, and inclusive policies, but only diligent implementation will tell how successful these measures are. For landowners, the challenge will be navigating the rapid changes wisely – making informed decisions that align with both personal financial goals and community values.

On balance, the Broadway Plan opens the door to extraordinary potential for those prepared to engage with it. It’s an exciting time to own land in this corridor, as you are effectively a stakeholder in Vancouver’s future downtown extension. By understanding the plan’s implications and getting expert guidance, property owners can turn this potential into tangible gains – whether by selling at a premium, developing landmark projects, or holding an asset that will only appreciate as the vision materializes.

Key takeaway: The Broadway Plan is a game-changer. It will create a more connected, housing-rich, and dynamic Broadway corridor that benefits the city and region. Property owners stand at the forefront of this change. We encourage you to reach out for a personalized consultation or property assessment to understand what this plan means for your specific situation. Our team is ready to provide independent, expert advice – from site valuation to development strategy – to help you make the most of the Broadway Plan.

Finally, if you found this overview useful, consider subscribing to our newsletter for ongoing updates on Broadway Plan developments, market trends, and insider tips on navigating Vancouver’s real estate landscape. The Broadway Plan journey is just beginning, and as your trusted multi-family land brokerage expert, I’m here to keep you informed and empowered every step of the way. The opportunities are extraordinary—let's seize them together.

Footnotes

City of Vancouver. (2022). Broadway Plan – Final Approved Version (June 2022). https://vancouver.ca/broadwayplan
City of Vancouver. (2024). Metro Core Jobs and Economy Land Use Plan. https://vancouver.ca/metro-core
City of Vancouver. (2021). Public Engagement Summary for Broadway Plan. https://shapeyourcity.ca/broadway-plan
Province of British Columbia. (2024). Transit-Oriented Areas (TOA) Amendments. https://www.bclaws.gov.bc.ca/transit-oriented-areas
TransLink. (2020). Millennium Line Broadway Extension Business Case. https://www.translink.ca/projects/millennium-line-broadway-extension
City of Vancouver. (2022). Housing Data & Estimates for Broadway Corridor. https://vancouver.ca/housing-policy-broadway
Government of British Columbia. (2021). Broadway Subway Project. https://www2.gov.bc.ca/broadway-subway
City of Vancouver. (2022). Broadway Plan: Job Projections & Economic Impact. https://vancouver.ca/broadway-plan-jobs
BC Ministry of Jobs, Economic Recovery and Innovation. (2022). Broadway Construction Impact Report. https://gov.bc.ca/broadway-jobs
Metro Vancouver. (2021). Metro 2050 Regional Growth Strategy. https://www.metrovancouver.org/regionalgrowth2050
City of Vancouver. (2023). Vancouver Plan & Climate Emergency Plan. https://vancouver.ca/vancouver-plan
City of Vancouver. (2022). Broadway Tenant Relocation and Protection Policies. https://vancouver.ca/renter-office
City of Vancouver. (2022). Broadway Plan Neighbourhood Maps & Sub-Areas. https://vancouver.ca/broadway-plan-maps
City of Vancouver. (2022). CACs and DCLs under the Broadway Plan. https://vancouver.ca/community-amenities-dcl
Hogue, T. (2022). Real Estate Market Reactions to the Broadway Plan. Vancouver Real Estate Review, 14(3), 22–29. https://www.vrerjournal.com/broadway-plan-market

Further References

• BC Ministry of Jobs, Economic Recovery and Innovation. (2022). Broadway Construction Impact Report. Retrieved from https://gov.bc.ca/broadway-jobs

• City of Vancouver. (2021). Public Engagement Summary for Broadway Plan. Retrieved from https://shapeyourcity.ca/broadway-plan

• City of Vancouver. (2022). Broadway Plan – Final Approved Version (June 2022). Retrieved from https://vancouver.ca/broadwayplan

• City of Vancouver. (2022). Broadway Plan: Job Projections & Economic Impact. Retrieved from https://vancouver.ca/broadway-plan-jobs

• City of Vancouver. (2022). Broadway Plan Neighbourhood Maps & Sub-Areas. Retrieved from https://vancouver.ca/broadway-plan-maps

• City of Vancouver. (2022). CACs and DCLs under the Broadway Plan. Retrieved from https://vancouver.ca/community-amenities-dcl

• City of Vancouver. (2022). Housing Data & Estimates for Broadway Corridor. Retrieved from https://vancouver.ca/housing-policy-broadway

• City of Vancouver. (2022). Broadway Tenant Relocation and Protection Policies. Retrieved from https://vancouver.ca/renter-office

• City of Vancouver. (2023). Vancouver Plan & Climate Emergency Plan. Retrieved from https://vancouver.ca/vancouver-plan

• City of Vancouver. (2024). Metro Core Jobs and Economy Land Use Plan. Retrieved from https://vancouver.ca/metro-core

• Government of British Columbia. (2021). Broadway Subway Project. Retrieved from https://www2.gov.bc.ca/broadway-subway

• Hogue, T. (2022). Real Estate Market Reactions to the Broadway Plan. Vancouver Real Estate Review, 14(3), 22–29. Retrieved from https://www.vrerjournal.com/broadway-plan-market

• Metro Vancouver. (2021). Metro 2050 Regional Growth Strategy. Retrieved from https://www.metrovancouver.org/regionalgrowth2050

• Province of British Columbia. (2024). Transit-Oriented Areas (TOA) Amendments. Retrieved from https://www.bclaws.gov.bc.ca/transit-oriented-areas

• TransLink. (2020). Millennium Line Broadway Extension Business Case. Retrieved from https://www.translink.ca/projects/millennium-line-broadway-extension