As mentioned in previous updates, at Council-in-Committee on November 17, Council received a report for information on draft land use and servicing concepts for Transit-Oriented Areas (TOAs) and Southwest Shoulders/Corridors.  

The updated concept increases overall capacity by about 12,800 additional homes, driven mainly by required density increases in TOAs to meet provincial minimums. In the Southwest Shoulders and Corridors (Austin and Como Lake), growth is significantly scaled back from previous reports, reducing townhouse areas and lowering proposed densities, especially in Como Lake and Oakdale.  

More information can be found in the full report by City staff. 

May 10, 2025

At Council-in-Committee on May 26th, Council received a report for information on draft land use and servicing concepts for Transit-Oriented Areas (TOAs) and Southwest Shoulders/Corridors. 

Land use and policy changes in TOAs are discussed below: 

• City Centre Planned TOAs:
• No land use and policy changes required.
• Burquitlam and Lougheed Planned TOAs:
• Re-designate all low-density residential lands in Tier 3 of the TOA to Medium-Density Residential;
• Allow properties located in Tier 2 and designated Medium-Density Residential to develop to the provincial minimum requirements for Tier 2 of the Transit-oriented Area (4.0 FAR and 12 storeys); and
• The properties in the current "Mixed-Density Area" in the Whiting-Appian proposed re-designating from Medium-Density Residential to High-Density Residential.  
• Unplanned TOAs:
• Staff propose designating all low-density and townhouse residential properties in unplanned TOAs as “Transit-Oriented Area Reserve,” signaling it as a TOA, but with comprehensive planning and servicing addressed first. 

Draft land use concepts for Southwest Shoulders include: 

• Medium-density areas beyond the TOA boundary to facilitate logical land assemblies and ensure properties are not unable to develop under their land use designation; and
• Reestablishment of townhouse development opportunities. 

Draft land use concepts for Southwest Corridors include: 

• Mixed-use Neighbourhood Centres on Austin and Como Lake Avenues to support the development of 6-8 storey apartment buildings with ground-level commercial and adjacent townhousing; and
• Land use transition from the Burquitlam TOA to the proposed mixed-use node on Como Lake Avenue at Blue Mountain Street. 

Regarding estimated servicing costs, projects that are DCC and ACC eligible would be reviewed and incorporated into these programs through future Bylaw updates. 

More information can be found in the full report by City staff.