At the Standing Committee on Policy and Strategic Priorities, amendments relating to the Broadway Plan Review were brought forward for approval. After extensive discussion, the amendments were approved the following day with amendments to reassess tenant eligibility and flexibility for hotel development. 

Regarding the Provincial Transit-Oriented Area (TOA) legislation, the report identified that much of the Broadway Plan area is within one or more TOAs as there are eight existing and future rapid transit stations in the plan area. 

Land Use Policy Changes 

To align with the new TOA legislation, staff recommend amendments to the Broadway Plan’s land use policies in the areas shown in blue in the figure below: 

• The amendments to areas within defined TOAs propose to increase the permitted building heights and densities to align with and, in some cases, exceed the minimum heights and densities prescribed by the Province. It is important to note that the achievable building heights and densities on any given site will be contingent on other policy requirements, including minimum site frontage, tower separation, protected public views, and allowable uses 
• Additionally, amendments based on early learnings from Plan implementation include changes to select policy areas to better align with the policies for adjacent areas, enable a greater mix of building uses, or provide more clarity for policy interpretation.  

  Tower Limit Policy Changes 

Considering the new TOA legislation and early learnings from Plan implementation, staff recommend the removal of tower limit policies in areas that are closest to transit, shops, services, and amenities, generally within 400 metres of SkyTrain stations. 

The figure below shows the locations where tower limit policies are recommended to be retained (purple) and removed (hatched): 

Other Changes 

Other miscellaneous changes include: 

• Hotel Incentives – Staff recommend changes to enable hotel development in more areas of the plan and incentivize development with more height and density. Staff recommend increasing the Broadway Plan 30-year hotel room target from 1,200 to 3,000 rooms (15-18 hotels); 
• Aligning with the Public Views Guidelines – Removing the "Areas for Higher Buildings" section from the Plan to align with the amendments to public views from July; 
• Building Height Flexibility – Staff recommend amendments to provide more flexibility in max building heights for tower developments. Maximum building heights would vary depending on the existing allowable building height for the area. Most tower projects are on standard lot sizes and will not require additional height; however, staff expect there to be occasional projects on larger lots where flexibility in building height would help to achieve better urban design outcomes; and 
• C-3A Guidelines – Staff recommend repealing the six C-3A design guidelines by incorporating relevant policies from these guidelines into the Broadway Plan. 

Other Plan Implementation Updates 

Development capacity estimates were updated considering the recommended policy amendments, highlighting estimates of new housing, population, and job space that could be accommodated in the Broadway Plan area within 30 years: 

The Tenant Relocation and Protection Policy (TRPP) Bulletin was also updated as part of the plan. These changes include: 

• Providing the opportunity for applicants to phase lump sum payments to reduce the financial burden on projects at Building Permit issuance while continuing to ensure tenants receive the amounts needed to maintain interim housing; and 
• Adjusting the length of time the lump sum calculation is to align with the current average construction timing for residential projects of similar size as in the Broadway Plan area. 

Further updates to the TRPP Bulletin may be required from time to time and are facilitated through the Director of Planning. Following this period of implementing the initial Plan, staff will continue to monitor TRPP implementation and will conduct regular bi-annual reviews of the TRPP Bulletin to address emerging issues, with the next review targeted for 2026.  

During the meeting, an amendment was passed directing staff to report on a potential amendment to the TRPP to reassess eligibility if no Development Permit application was submitted after a specified period following rezoning. Staff were further directed to investigate potential improvements to tenant protections. 

Civic District Master Plan 

The Civic District Master Plan is proposed to be illustrated as follows: 

Broadway Public Realm Plan 

The Public Realm Plan (PRP) is structured around five key moves that identify how streets and public spaces can be improved towards achieving the overall vision and principles for the public realm: 

• Elevate Musqueam, Squamish, and Tsleil-Waututh Cultural Visibility in the Public Realm; 
• Transform Broadway into a Great Street; 
• Add more Public Spaces; 
• Complete Neighbourhood Routes; and 
• Nurture Nature. 

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