To date, the penultimate round of public consultation is underway on the City of Vancouver’s Broadway plan, which was catalyzed by the proposed extension of the Broadway line of the Millennium SkyTrain to Arbutus Street. In return for provincial and federal government investment in the metro project, the City of Vancouver is required to provide new transit-oriented development opportunities near stations.
The Broadway plan spans the Central Broadway corridor, framed by Vine Street to the west, 1st Avenue to the north, Clark Drive to the east, and 16th Avenue to the south.
The emerging direction of the intensification strategy calls for an increase in the population of Central Broadway from 50,000 to approximately 128,000, an increase of 64% from the current 78,000 residents. This would be achieved by increasing the number of housing units in the region from over 60,000 today to 90,000 units, much of which is intended to be more affordable forms of housing.
The addition of office, retail, restaurant, institutional and creative industrial space would increase the number of jobs from 84,400 today to approximately 126,000 jobs.
These residential and employment goals through redevelopment are for the next 30 years until 2050.
As you would expect, the highest new construction allowances will be located in the “Center” areas in the immediate vicinity of the six new metro stations. Tower heights typically range from 30 to 40 storeys can be expected in areas of the station, with a mix of uses including an active facade of shops and restaurants on the ground floor, creating areas lively around the entrances to the station.
Shoulder areas adjacent to the immediate station area – typically within a two or three city block radius – will see height allowances of 20 to 30 stories, also with active commercial uses at street level.
Areas classified as “villages” include the commercial areas of 4th Avenue West (in Kitsilano), Granville Street (south of 10th Avenue) and Main Street (south of 7th Avenue) in the Corridor. These areas will see incremental changes with building heights of four to six stories to reduce redevelopment pressures on existing businesses, with new developments needed to provide alternate ground-level commercial uses.
Outside of these areas, existing apartment areas would see new density and height allocations, potentially towers, for additional purpose-built new rental housing in a way that replaces aging rental buildings and allows residents existing to stay in their neighborhood.
Existing low-density zoning, including areas currently dominated by single-family homes, will see new six-story market rental properties and allowances for 12-18 story towers with below-market rental units in strategic locations. .
Here are some highlights for possible area-specific allowances:
- Towers between 20 and 40 floors for rentals and condos, offices and amenities:
- Pistes Granville/Burrard (approximately framed by 10th Avenue to the south, Burrard Street to the east, 1st Avenue to the north and Hemlock Street to the east)
- The tallest buildings on the Central Broadway Plan will be near the future South Granville station, in part because it lacks view cone height restrictions.
- Towers between 25 and 35 floors for offices or rental housing:
- Creative district (approximately along the Great Northern Way, near VCC-Clark station and future Great Northern Way-Emily Carr station)
- Towers between 20 and 30 floors for rental, social, condos and offices:
- Centre Mount Pleasant (along Main Street from 1st Avenue to 7th Avenue, and along Kingsway from Main Street to 16th Avenue)
- Towers between 20 and 30 floors for rentals and offices:
- Broadway Area West Shoulder (along Broadway between Hemlock Street and Oak Street)
- Towers between 15 and 20+ floors for rentals or offices:
- East Broadway Shoulder Zone (along Broadway between Yukon Street and Quebec Street)
- Towers of 12 to 25 floors for the renewal and expansion of older rental, social and cooperative housing:
- Kitsilano Nord (between 1st Avenue and 8th Avenue)
- South Mount Pleasant Apartment District (usually in areas east and west of Main Street south of Broadway)
- Mount Pleasant North Apartment District (approximately bordered by Great Northern Way to the north, Clark Drive to the east, 10th Avenue and Broadway to the south, and Sophia Street to the west)
- Towers of 12 to 15 floors for projects comprising at least 20% of social housing and / or collective facilities:
- North of Broadway in the Granville / Pistes Burrard sector
- Fairview Sud (approximately bordered by Burrard Street to the west, 10th Avenue to the north, Oak Street to the east, and 16th Avenue to the south)
- Six to 15 storey buildings for the renewal and expansion of older rental, social and cooperative housing:
- Fairview slopes (approximately bordered by Hemlock Street on the west, 6th Avenue on the north, Ash Street on the east, and 8th Avenue on the south)
- South city center (approximately bordered by 12th Avenue to the north, Oak Street to the west, 16th Avenue to the south, and Cambie Street to the east)
Of particular note is the formal establishment of Vancouver’s second downtown core in the area named Uptown / Cambie North – roughly framed by 1st Avenue to the north, Yukon Street to the east. 13th Avenue to the south and Oak Street to the west.
Uptown / Cambie North is served by the existing Olympic Village station and future Oak-VGH and Broadway-City Hall stations, and the area is anchored by the Vancouver General Hospital and BC Cancer Health Center, which is will expand in the long term. The municipal government also intends to build a new town hall on the block it owns immediately south of the existing town hall, where the Broadway town hall entrance building is located. Offices, hotels and other commercial development will be prioritized in Uptown / Cambie North, with relatively minimal residential development, aside from some considerations for rental housing in some areas.
Even though Uptown / Cambie North would have a downtown designation, it would have lower height limits of between six and about 15 stories due to a combination of mountain height view cones and flight path. from the hospital helipad.
The existing industrial areas in the Central Broadway Corridor are primarily located in Mount Pleasant. These areas would see an intensification of light / creative industrial and office uses, as well as the introduction of retail / catering and convenience businesses to serve the growing number of workers in the region.
The directions proposed for the Broadway plan also provide for the expansion and improvement of public parks and open spaces, community and recreational facilities, as well as improved infrastructure for walking and cycling. This includes narrowing much of Broadway to four lanes of traffic (two lanes in each direction) to accommodate wider sidewalks, restaurant patios and other public spaces for a more vibrant streetscape.
An online survey is available until November 30, 2021. The comments will be used to create the final draft of the Broadway plan, which will be considered in the final round of public consultations in the first quarter of 2022 before the plan is released. be considered for approval by the municipal council. in the second trimester.
Construction of the metro began earlier this year and is scheduled to open in 2025. When it opens, it is expected to see 130,000 boardings per day.