big changes are coming to the broadway plan: what landowners and developers need to know
Vancouver is implementing the most extensive rezoning in a generation. The new R3, R4, and R5 zoning districts are replacing the patchwork of site-by-site negotiations that have defined Broadway Plan development for years. For landowners and developers, this means clearer rules, faster approvals, and dramatically different economics — but not every site benefits equally.
three new zones replace the old system
The City is rolling out three primary zoning districts that will govern most Broadway Plan development:
R3 zones (low- to mid-rise) allow 4- to 6-storey rental buildings, typically along quieter residential streets. Maximum height is 23 m (75 ft), or 27.5 m (90 ft) with affordable housing components or social housing.
R4 zones (mid-rise) permit buildings up to 8 storeys and 47 m (154 ft) in height, generally mapped along major arterials and transit corridors.
R5 zones (high-density residential) enable towers up to 20-26 storeys. R5-1 districts allow up to 84 m (276 ft), while R5-2 districts are capped at 69 m (226 ft). R5-3 and R5-4 districts also allow 84 m towers but with different tenure requirements.
Each zone includes sub-districts (R3-1, R3-2, R3-3, etc.) that have specific rules about tenure, density, and affordable housing requirements. All zones can accommodate ground-floor commercial space and lower-density options like townhomes or duplexes.
site size determines your building potential
The new bylaws introduce precise thresholds that make lot geometry critical to development potential. Even neighbouring properties in the same zone may have vastly different allowable densities.
In R3 zones, minimum site areas start at 460 sq m (4,951 sq ft), but larger sites unlock higher floor space ratios. A 1,470 sq m (15,823 sq ft) site that doesn't exceed 33.5 m (110 ft) in depth can achieve 2.70 FSR if developed as 100% rental, while a smaller 460 sq m site maxes out at 1.45 FSR regardless of tenure.
Corner sites with minimum 40.2 m (132 ft) frontage get preferential treatment across all zones, often achieving the same density as larger interior lots. This makes corner assemblies particularly valuable under the new framework.
R4 and R5 zones have even higher thresholds. Mid-rise development requires at least 1,532 sq m (16, 490 sq ft) or 1,348 sq m (14,511 sq ft) on corners, while high-rise towers need the same minimums but with frontage requirements of at least 45.7 m (150 ft) for interior sites and 40 m (131 ft) for corners.
tenure requirements reshape project economics
All development under the new zones must include affordable housing components, but the requirements vary significantly by zone and tenure type.
Rental buildings must dedicate 20% of residential floor area to below-market rental units at City-set rates for income-qualified households.
Strata developments must provide 20% of units as social housing, delivered turnkey to the City or non-profit partners at no cost to the developer.
100% rental projects get density bonuses in most zones. In R3-1, for example, a rental project can achieve 2.70 FSR versus 2.00 FSR for mixed-tenure development on the same site.
The R5-1 district offers the most generous rental incentives, allowing up to 6.50 FSR for 100% rental versus 5.00 FSR for mixed tenure, provided affordable housing requirements are met.
existing rental adds complexity and cost
Properties with existing rental housing face additional obligations under the Tenant Relocation and Protection Policy. Developers must provide relocation assistance, guarantee tenants' right of return at comparable rents, and replace all existing rental units.
The R3-3, R4-1, and R5-3/R5-4 districts include specific protections for rental housing. Any development that demolishes rental units must secure 100% of new residential floor area as rental tenure, limiting flexibility for mixed-tenure projects.
These requirements can significantly impact development feasibility, particularly on smaller sites where the costs of tenant relocation and rental replacement may not be viable.
many tower sites still require rezoning
The Broadway Plan designated numerous tower locations, but the City isn't pre-zoning all of them for high-rise development. Many areas shown as "tower-eligible" in the Plan still require site-specific rezoning applications — the same lengthy, uncertain process as before.
This particularly affects sites with view cone restrictions, those adjacent to low-density neighbourhoods, or blocks where the Plan limits tower distribution. Even in R5 zones, some locations will need to navigate public consultation, design review, and Council approval with no guarantee of success.
The distinction between Broadway Plan designation and actual zoning entitlement has created a two-tier market: sites with pre-zoning can proceed directly to development permits, while others face continued uncertainty and extended timelines.
standardized design rules end negotiation era
The new Design and Development Guidelines replace Vancouver's tradition of project-by-project design negotiation. If a proposal meets the standards, it proceeds to permit. If it doesn't, there are no exceptions or bonuses available.
These guidelines establish fixed rules for setbacks, step-backs, building separation, and massing. The days of negotiating extra density for exceptional design are over — projects must work within the prescribed envelope or be redesigned to comply.
This standardization favours clean, efficient sites that can maximize the allowable building envelope without geometric complications. Properties with irregular shapes, curves, or unusual configurations may become less attractive to developers seeking predictable approval timelines.
market implications for different property types
Large corner sites with good geometry are the clear winners, often qualifying for maximum density and height in their respective zones while meeting minimum frontage requirements.
Mid-block lots face more constraints, particularly smaller parcels that fall below density thresholds or lack sufficient frontage for larger buildings.
Existing rental properties may be more valuable for income production than redevelopment, given the complexity and cost of tenant relocation requirements.
Assembly opportunities become more critical as developers seek to combine smaller lots to meet minimum thresholds and spread fixed costs across larger projects.
if you demolished rental since 2022, get legal review now
For properties with recent rental demolitions: If you've demolished rental housing since 2022, you face immediate restrictions. The bylaws' "look-back" provision locks you into 100% rental tenure for future development, eliminating mixed-tenure options and their higher returns. This applies even if the demolition was legally permitted.
Get legal review immediately — these restrictions transfer with property ownership.
most sites that qualify technically can't pencil financially
For sites that meet minimum thresholds: Meeting minimum site area doesn't guarantee project viability. Run preliminary financial analysis using your actual site dimensions, the 20% affordable housing revenue cap, and current construction costs. Many sites that qualify technically cannot support profitable development economically.
Site evaluation checklist:
R3: Does your site exceed 920m² (9,903 sq ft) and meet frontage requirements for viable project economics?
R4/R5: Do you meet both minimum area (1,532m² / 16,490 sq ft or 1,348m² / 14,509 sq ft corner) AND minimum frontage (45.7m / 150 ft or 40m / 131 ft corner)?
All zones: Can your building design efficiently capture floor area exclusions (parking, mechanical, amenities) to maximize effective density?
Existing rental: Calculate full tenant relocation costs, replacement unit obligations, and impact of mandatory rental tenure on returns
broadway plan designation doesn't guarantee zoning rights
For tower-designated sites without pre-zoning: Your Broadway Plan designation doesn't guarantee future zoning rights. With negotiation-based approvals ending, sites that don't receive pre-zoning face indefinite uncertainty. Consider whether current income justifies holding versus selling to buyers who understand the risks.
Timing is critical. Once these zones are adopted, the negotiation era ends permanently. Properties that don't align with the new framework — whether due to size, geometry, or existing rental obligations — may see diminished development potential for decades. The economics of Broadway Plan development are being rewritten right now, creating permanent winners and losers based on current zoning decisions.
get a personalized site analysis
The Broadway Plan rezoning is creating permanent winners and losers based on technical details that most landowners don't fully understand. Site geometry, affordable housing calculations, tenure restrictions, and assembly potential all determine whether your property will thrive or struggle under the new framework. I analyze these exact scenarios for Vancouver landowners, running the numbers on your specific site to identify optimal strategies and timing decisions.
Whether you're evaluating development potential, considering assembly opportunities, or planning disposition strategies, I provide the technical expertise and market insight you need to maximize value under these new rules.
Contact me directly for a confidential analysis of how the Broadway Plan changes affect your property's potential and what steps you should take next. My contact details are in the footer below.
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City of Vancouver. (2024, June 11). Multiplex zoning changes coming June 2024. City of Vancouver.
https://vancouver.ca/home-property-development/multiplex-zoning-changes.aspx
City of Vancouver. (2024, May 14). Multiplex District Schedule Amendments – Draft for Consultation.
https://vancouver.ca/files/cov/multiplex-district-schedules-summary-draft-for-consultation.pdf
City of Vancouver. (2024, May 14). Multiplex District Schedule Amendments – Full Draft Zoning Language.
https://vancouver.ca/files/cov/multiplex-district-schedules-full-draft-language.pdf
City of Vancouver. (2024, June 11). Development and Building Enquiry Centre – Multiplex Rezoning.
https://vancouver.ca/files/cov/multiplex-rezoning-overview.pdf
City of Vancouver. (2024, June). Rental Incentive Programs Bulletin – R3, R4, R5 Zones.
https://vancouver.ca/files/cov/rental-incentive-programs-bulletin.pdf
City of Vancouver. (2024, June). Rental District Schedule Quick Reference Chart (R3, R4, R5).
https://vancouver.ca/files/cov/rental-district-schedule-quick-reference.pdf
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