Let’s talk about Transit-Oriented Areas (TOAs)—what they are, why they’re a thing, and what they mean for Chilliwack. It might sound like one of those urban planning terms, but really, it’s about creating spaces where people can live, work, and play without needing a car to get everywhere. Here’s the breakdown.
A Transit-Oriented Area (TOA), as defined by the Province of British Columbia, is somewhat of a hybrid concept. It’s based on the well-established urban and regional planning principle of Transit-Oriented Development (TOD) but is specifically tailored to BC's context and regulations.
TOD has been a recognized planning approach for decades. It refers to urban development focused on creating dense, walkable, and mixed-use communities near high-quality public transit. The goal is to maximize access to transit while reducing reliance on vehicle ownership, fostering sustainability, and promoting vibrant neighbourhoods. TOD principles are used worldwide in cities like Copenhagen, Tokyo, and Portland, often centred around rail stations or major transit hubs.
TOAs are basically the Province of BC’s spin on the global idea of Transit-Oriented Development (TOD)—but with extra rules. The provincial government made the term official in 2023, tying it to laws like the Local Government Act to push for higher density and less parking near transit hubs like SkyTrain stations and bus exchanges.
What makes TOAs different? They’re not just ideas—they’re rules. The provincial government sets minimum density requirements, limits how much parking developments need, and forces local governments to update their zoning to match. It’s a way to make sure cities plan for growth around transit, even if they wouldn’t normally go all-in on density.
Chilliwack’s only Transit-Oriented Area is centred on the Downtown Chilliwack bus exchange, right next to Save-On-Foods on Spadina Avenue. Why this spot? It checks all the provincial boxes for a TOA: frequent service, multiple bus routes (71, 52, 57, 66, 53, 51), seven days a week coverage, and even some permanent, purpose-built infrastructure (if you count a couple covered benches). These are the essential ingredients for a transit hub.
But is it the best location for regional transit? That’s a harder question. The Downtown exchange means more local traffic feeding into already busy roads before buses even reach the Trans-Canada, which could increase congestion. Still, when it comes to creating a walkable, mixed-use community, this downtown location might be the better choice. Areas closer to the Trans-Canada, like Luckakuck Way and Vedder Road, may have growing density, but they still feel very car-oriented. They lack the walkable, pedestrian-friendly vibe that a TOA is designed to create. Downtown, on the other hand, offers a blank slate with the potential to grow into the kind of vibrant, mixed-use community that aligns with the long-term vision for a TOA.
Chilliwack’s Transit-Oriented Area is classified as a Category 3 TOA, centred on the Downtown Exchange. This designation brings specific rules about how land within 400m of the transit hub can be developed, broken into two zones with minimum density requirements:
This doesn’t mean every new building will max out these limits. Developers can propose smaller or shorter buildings, but the key is that any project up to these minimum densities is essentially guaranteed approval in terms of zoning.
For developers, this kind of certainty is a game-changer. Putting together a proposal comes with steep costs for design, consultants, and city reviews, so knowing that a project meeting the TOA criteria will move forward eliminates a huge risk. That assurance makes the Downtown Exchange area an attractive spot for new investment and sets the stage for higher-density growth that supports transit and walkable communities.
Here’s where things get interesting. The zoning changes required by the TOA designation open new doors for development. One of the biggest game-changers? Parking requirements.
Traditionally, large buildings need a ton of parking—often underground. But in TOAs, cities can’t require as much off-street parking, except for accessible spots. This changes the whole equation for developers:
This makes some projects—especially ones that might not have been viable before—far more attractive. And since parking garages are one of the most expensive parts of a development, this could also help with affordability by bringing down the overall cost of building homes.
Let’s bring it home. The Downtown Chilliwack TOA creates an opportunity for people who don’t own a car to build their lives around transit. With multiple bus routes connecting to neighbourhoods, shopping centres, and beyond, it’s realistic to imagine a future where walking, biking, and hopping on the bus are your go-to options.
It’s also about making better use of our land. Instead of dedicating huge amounts of space to parking, we can focus on homes, businesses, and community spaces. That’s a win for everyone.
Of course, there’s still the chicken-and-egg problem with transit: do you expand transit first to encourage more people to use it, or wait for more demand before making those upgrades? It’s tricky, and living through this transition stage can feel frustrating. But the TOA sets the foundation for long-term growth, making transit improvements more likely as density builds up.
In the long run, the Downtown Exchange area is going to look completely different. The extra density, increased foot traffic, and vibrant mix of residential, commercial, and community spaces will transform the way people live and interact here. Would this change have happened organically? It’s hard to say. But this provincially mandated zoning shift has the potential to reshape the area for years to come.
With housing targets and expected growth looming, combined with the constraints of the Agricultural Land Reserve (ALR) and the realities of Chilliwack’s existing urban core, increased density is inevitable. A Transit-Oriented Area like this is almost certainly where we’ll see that density take shape first. This is where Chilliwack starts to adapt for the future—and it’s going to be fascinating to watch how this part of the city evolves.
