The Broadway Plan is the most ambitious urban transformation in Vancouver since the Cambie Corridor redevelopment. Stretching across 500 city blocks from Vine Street to Clark Drive and 1st to 16th Avenue, it lays out a 30-year vision to turn central neighbourhoods into vibrant, transit-oriented communities. Anchored by the new Broadway Subway, the plan is set to reshape parts of Kitsilano, Fairview, Mount Pleasant, and the False Creek Flats.
A New Urban Core Around the Broadway Subway
With the Millennium Line’s extension underway, the City of Vancouver seized the opportunity to reimagine growth in one of its most connected corridors. The Broadway Plan focuses on densifying areas within walking distance of the new SkyTrain stations — including Arbutus, South Granville, Oak-VGH, Cambie-Broadway, and Mount Pleasant — while enhancing livability, sustainability, and economic opportunity.
Originally approved in June 2022 and updated in December 2024, the plan allows for unprecedented levels of housing and job space, responding directly to the city’s housing crisis and growing population. The December revisions, driven by new provincial Transit-Oriented Area (TOA) legislation, lifted previous tower caps and increased allowable building heights and densities near stations.
More Homes, More Jobs, Better Connections
Housing:
The plan's biggest shift is in housing supply. Originally targeting 30,000 new homes, updates now permit up to 41,500 homes, accommodating up to 64,000 new residents. The focus is on rental housing, with more than 15,000 market rentals and 3,500 below-market or social housing units already in the pipeline. Condo development plays a minor role, underscoring the city's priority on long-term rental supply.
Jobs:
The plan aims to create over 7.4 million square feet of new job space, enabling 45,000 new jobs across key sectors like healthcare, education, tech, and retail. This economic intensification reinforces the area’s role as a growing employment hub — particularly near Vancouver General Hospital and in the False Creek Flats.
Transit & Mobility:
With the Broadway Subway promising 11-minute rides from Arbutus to Commercial Drive, the plan maximizes this investment by promoting Transit-Oriented Development (TOD). Streetscapes will become more pedestrian- and cyclist-friendly, with a focus on walkability, reduced car use, and better public spaces.
Land Use Changes: Towers, Mid-Rises, and Village Revitalization
The Broadway Plan introduces a layered land use strategy:
Station Areas: Tower zones within 400 meters of SkyTrain stations can now accommodate 20+ storey mixed-use buildings, with no limits on tower counts per block — a significant shift post-2024.
Mid-Rise Corridors: Along Broadway and major arterials, 6–12 storey buildings will add gentle density and transition zones.
Residential Neighbourhoods: Off-arterial blocks will see 4–6 storey apartments, often rental-only, maintaining a more human-scaled environment.
Village Centres: Places like West Broadway (Kitsilano) and Main Street will be rejuvenated with modest height increases and active street-level retail.
Industrial Zones: False Creek Flats and parts of Mount Pleasant remain reserved for job-generating uses, with incentives for multi-storey industrial or office projects.
*Photo by City of Vancouver
Reimagining Public Space: Great Streets and Green Networks
In tandem with the land use changes, the Broadway Public Realm and Streetscape Plans were also approved in 2024. These frameworks envision a more people-centred public realm over the next 30 years, focusing on:
Transforming Broadway into a “Great Street”, with widened sidewalks, street furniture, art, and patios.
Creating 25 new acres of public space, including 13 acres of parks, plus Privately Owned Public Spaces (POPS).
Building green, accessible streetscapes with urban tree planting, climate-resilient rainwater systems, and pedestrian-focused design.
Public feedback — gathered in 2023 and 2024 — strongly influenced the design. Key desires included quiet seating areas, outdoor markets, public art, and nature integration. Indigenous visibility and cultural recognition also play a central role, especially in future design conversations with the Musqueam, Squamish, and Tsleil-Waututh Nations.
What It Means for Property Owners and Developers
For landowners in the plan area, the implications are profound. The rezoning dramatically increases development potential — often doubling or tripling allowable density. Older properties now sit on valuable land that could be consolidated into high-density developments. The city’s tools, including density bonusing, rental-only zones, and tenant protection policies, will shape how redevelopment unfolds.
Owners should consider their site’s new designation, the benefits of holding versus selling, and the timing of redevelopment processes, which can take several years. Partnerships with developers may offer attractive pathways to unlock site value.
A Vision for a More Livable, Connected Vancouver
The Broadway Plan is a cornerstone of the Vancouver Plan and Metro Vancouver’s regional growth strategy. It represents a bold step toward a more sustainable, inclusive, and economically vibrant city — centered around transit, community amenities, and smart land use.
As construction on the Broadway Subway progresses, the stage is set for dramatic change. And with it comes opportunity: for new homes, businesses, and public life to flourish in Vancouver’s new central corridor.
Curious how this could shape the future of Kitsilano, Fairview, or Mount Pleasant? We’re watching this transformation closely to keep our clients one step ahead. Want to be one of them?
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