Broadway Plan

Broadway Plan

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Plan Highlights

  • Plan includes from Vine St to Clark Dr and 1st Ave to 16th Ave
  • Make Broadway second largest job centre in all of BC
  • Deepening housing affordability
  • Minimizing displacement of existing tenants
  • New or improved connections
  • Improved parks and public spaces
  • New and renewed public amenities
  • Focus on eco-friendly building development and reduce carbon emissions

Timeline

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Phase 4 – Draft Plan

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In the fourth and final phase of engagement, the Draft Plan sets out in greater detail the policies that will provide a clear but flexible framework to guide growth, positive change, and public benefits in the Broadway neighbourhoods. Input received in this final phase of engagement will help inform the final adjustments to the Draft Plan before it is considered by Council in May 2022. The Draft Plan includes:

  • Additional land use details: building heights, densities, uses and other policy considerations
  • Built Form Guidelines
  • Draft Public Benefits Strategy
  • Area-Wide Policies
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Fairview
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Kitsilano
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Mount Pleasant
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Draft Land Use Concept Map
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Phase 3 – Refined Directions Summary

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Fairview

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Kitsilano

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Mount Pleasant

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In November 2021, city planners released a comprehensive summary that examines the neighbourhoods which will be impacted by the Broadway Plan.  The Broadway Plan generally spans north to south starting at 1st Avenue up until 16th Avenue, and runs east to west starting at Clark Drive and goes up to Vine Street. Phase 3 is described to define a “3D” build out for what the area could look like in the future.   

The plan is broken into four-character areas: Centres, Villages, Residential Areas, and Industrial/Employment Areas.

Centres – Station Areas:

  • Mix of high density housing, job space, shops, and amenities
  • Building heights generally 30-40 storeys
  • Serves as a gathering space/lively realm for activity

Centres – Should Areas:

  • Mix of housing, job space, shops, and amenities
  • Building heights generally 20-30 storeys
  • Improved streetscapes, active ground floor for commercial uses

Villages:

  • Will have incremental change with additional heights of 4-6 storeys to minimize redevelopment pressure on existing businesses
  • Enhanced public spaces for walkways, plazas, patios etc

Residential Areas – RM/FM Zones:

  • These existing apartment areas make up a bulk of Vancouver’s more affordable rental supply and generally consist of 3-storey apartments built in the 1960s and 1970s.
  • Careful renewal of older stock while protecting below market rents will be key within these areas
  • Propose slow integration of new development in consideration with the rate the current stock of apartments in these areas is ageing
  • Roughly 20-25 storeys in heigh (7.5 FSR) which includes 20% below market rent units

Residential Areas – RS/RT Zones:

  • Will accommodate for new rental apartment options over time while protecting current tenancies

Industrial/Employment Areas:

  • Will grow and evolve with an eclectic mix of lot sizes, heights, and forms (ie mixed used, commercial, retained heritage etc).

Broadway Plan Area Profile

The Broadway Plan is a comprehensive 30-year plan that focuses on integrating new housing, jobs, and amenities around the new Broadway Subway. 

With Phase 1 complete, Phase 2 is scheduled to begin February 16th, 2021 and will be in the form of a Virtual Open House that runs until March 31st, 2021. The public will have the opportunity to engage in the Plan’s Emerging Directions as the finished refined Plan is scheduled to be complete mid 2021 where it will then be reviewed by City Council for approval.

History

With the Broadway extension being constructed and speculation running rampant Vancouver council determined they should take precautions to deter land speculation based on future density increases. Their reasoning was they felt that tax payers should be entitled to share some of the land gains realized from allowing higher density development.

An interim zoning policy was passed limiting any development south of 4th Ave and north of 16th between Main St and Alma St to rental only applications. This allows the city to develop a new official community plan that would not be unfeasible because speculators over payed for land after the city increased their cut of the profits.

“This was a bold move to put development on hold, but will benefit both builders and the community in the long run” says Brandon Harding. Too many times we see under-utilized development from smaller investment groups that build before the land use designations are in place with developments that don’t fit the new community.

The City of Vancouver planning department has finished initial public consultation and is developing a draft official community plan update to present to council and the public.

Check back here for future updates.

Broadway Plan - What's Going On
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