the broadway plan: what every landowner needs to know
Everyone’s talking about the broadway plan.
But most landowners still don’t know what it really means for them.
The Broadway Plan is one of the most ambitious city-building efforts in Vancouver’s history. Spanning 450 blocks from Vine to Clark and 1st to 16th Avenue, it lays out how the city will evolve over the next 30 years—particularly around the new Broadway SkyTrain line.
The plan has been public for years, but it’s still widely misunderstood. There’s been a lot of noise—charts, maps, speculation, and vague headlines. What’s missing is clarity.
This guide cuts through the confusion and focuses on what matters most to landowners. Below are the seven things every property owner in the Broadway Plan area should understand—because the decisions you make in the next few years could shape not just the value of your land—but your net worth, your lifestyle, and your long-term freedom.
your zoning hasn’t changed (yet)—but what’s possible has
Let’s clear something up right away: the Broadway Plan didn’t automatically rezone your property. You’re not suddenly allowed to build a tower or redevelop mid-block without going through a rezoning process.
However, the rules for future rezonings have changed. The Plan outlines what the City is likely to approve, and what kinds of development it wants to see over the next 30 years. That means if you—or a future buyer—apply to rezone, there’s a much clearer (and in many cases, more generous) path forward.
That said, this could change. The City of Vancouver is actively considering blanket zoning for large sections of the Broadway Plan, which would instantly allow many sites to redevelop without going through a rezoning process. This could be announced in the coming weeks or months—and it may dramatically shift what’s possible on your land.
Buyers are already pricing in future potential—sometimes based on assumptions that don’t apply to your site. The real question is: what does the Plan actually allow on your lot? That starts with understanding your subarea and land use designation.
every property falls into a specific subarea and land use zone
The Broadway Plan divides the area into 72 subareas, each with its own height limits, land use guidelines, and density assumptions. These are then grouped into five broad land use categories:
residential apartment areas (mostly low- to mid-rise)
mixed-use areas (homes + shops + offices)
broadway choice-of-use areas (flexible office/hotel/residential near stations)
office districts (mainly commercial buildings around city hall)
industrial and employment areas (light-industrial and creative tech uses)
Two lots just a block apart can have entirely different futures. Knowing your subarea and land use type is the starting point for any conversation about your property’s potential.
If you’re not sure what applies to your lot, I can help.
proximity to skytrain stations will drive demand first
The Plan doesn’t roll out evenly. The City will prioritize rezonings near new SkyTrain stations and major arterials—because that’s where transit infrastructure can support growth.
If you’re close to a future station (like Main, Cambie, or Granville), developer interest may already be picking up. These areas are often where high-density, high-value projects are most likely to be approved in the short term.
If you’re further from a station, your site may still have potential—but the timeline might be different.
developers will need to pay for the density—and that affects your land value
When a developer seeks rezoning, they’re often required to give something back to the City. This usually takes the form of:
Community amenity contributions (CACs) – cash or in-kind contributions negotiated during rezoning
Development cost levies (DCLs) – standard per-square-foot fees on most new buildings
Below-market rental housing – especially in rental incentive areas
These costs reduce what a developer can afford to pay for land. If your site is small, oddly shaped, or requires major upgrades, it may not be feasible for redevelopment—unless the price reflects those constraints.
This is where experienced valuation and negotiation become essential.
Want to understand how CAC and DCL deferrals work — and what they mean for landowners? Read our breakdown of Vancouver’s 2025 fee changes →
the plan is long-term, but the market is already moving
The City sees this as a 30-year vision—but investors and developers are already acting. Why? Because the future potential of your land is being priced in today.
Land value doesn’t just shift when zoning changes on paper. It shifts when expectations change—when developers begin to anticipate what’s likely to be approved, and when buyers believe those approvals are forthcoming. That’s happening now.
In some areas near SkyTrain stations, multiple offers and off-market deals are already taking place. In others, values are in flux—some properties are seeing big jumps in interest, while others are being overlooked due to site-specific issues or market confusion.
The recent CMHC 2025 forecast makes this even clearer: price growth is expected to track inflation—modest at best. That means waiting is unlikely to unlock significant future gains based on market conditions alone. If your property’s land use is already set by the Broadway Plan, there may be little upside in holding unless you have personal or strategic reasons for doing so.
This early stage is often the most strategic moment for landowners. Selling before full rezoning can offer strong prices without waiting years for certainty. Holding might make sense too—but only if you’re positioned correctly and understand the long game.
Either way, it’s not about waiting for a boom. It’s about knowing how your site fits into current policy—and whether it’s time to act based on your goals, not just your hopes.
the broadway plan is complicated—even for most professionals
Let’s be honest: this is a complex, technical document. Even experienced agents and owners often misunderstand what the plan allows—or what it doesn’t.
You can’t rely on blanket statements like “everything’s up-zoned” or “this area is hot.” You need to understand:
What’s allowed in your subarea
What the City expects for your land use type
How off-site servicing, heritage issues, or lot dimensions affect redevelopment
Whether your site might be limited by development restrictions like view cones, shadowing, frontage requirements, or density caps such as the two-towers-per-block rule
Getting this wrong could cost you hundreds of thousands of dollars—or more.
your land value may have changed dramatically
Depending on your designation, your land could now be more valuable, less valuable, or valuable only to certain buyers.
If it’s less valuable, that might not be obvious at first glance. It often comes down to what’s already been approved or built nearby—and what your land use designation actually allows. In some subareas, only two towers per block are permitted. In others, there are very specific height, frontage, or use restrictions that may not match your site.
Understanding how your property fits into the real-world development landscape—not just the policy map—is essential. That’s what makes the difference between high developer interest and being quietly overlooked.
You may not know it yet—but developers do.
The difference between a strong sale and a missed opportunity often comes down to positioning, packaging, and timing. And in today’s market, the truth isn’t always obvious.
That’s why strategic guidance matters—and why it’s worth reviewing the key questions every landowner should be asking right now.
not sure what to do next?
Here’s a simple decision checklist to help you get started:
Do you know your subarea and land use type?
Have you looked at what kind of development your site allows?
Do you understand the market value of your site under the plan?
Are there major costs (like CACs, DCLs, or site constraints) that would impact redevelopment?
Have you had serious interest from buyers or developers?
If you’re unsure about even one of these, it’s worth getting a personalized review. That’s where I come in.
curious or ready? here’s how to get started
Just have questions? I’m happy to clarify what applies to your site and where the market is headed.
Ready for a detailed strategy? I offer site-specific assessments and positioning strategies tailored to your goals.
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City of Vancouver. (2022). Broadway Plan. https://www.vancouver.ca/files/cov/broadway-plan.pdf
Canada Mortgage and Housing Corporation (CMHC). (2025). Housing Market Outlook - Spring 2025.https://www.cmhc-schl.gc.ca/en/blog/2025-housing-market-outlook-spring (URL hypothetical, please confirm and replace with actual)
City of Vancouver. (2025). Development Cost Levies and Community Amenity Contributions – Updated Rates and Deferral Program. https://www.vancouver.ca/home-property-development/development-cost-levies.aspx (Replace with exact URL for 2025 updates if available)
Multifamily Real Estate Services. (2025). Understanding CACs and DCLs: Vancouver’s 2025 Updates Explained.https://www.multifamily.ca/resources/2025-fee-updates-cacs-dcls
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