Transit-Oriented Areas

Transit-Oriented Areas (TOAs) are geographic areas within 800 metres of a rapid transit station (e.g., SkyTrain station) and 400 metres of a bus exchange and West Coast Express station. TOAs are designed to concentrate growth around high-capacity transit stations. They require local governments to permit higher residential densities and remove parking requirements in key locations. The TOA framework helps create more complete, livable, and sustainable communities by supporting more homes near transit and services.

TOA legislative framework

The legislation requires some municipalities to designate Transit-Oriented Areas (TOAs) by bylaw near transit hubs. These TOAs are defined as areas within 800 metres of a rapid transit station (e.g., SkyTrain station) and 400 metres of a bus exchange and West Coast Express that the Province has listed in regulations.

In these areas, local governments are required to: 

• Ensure that minimum levels of density established by the Province in regulations are allowed in TOAs. These will vary by municipality and may vary within the TOA. Local governments can approve densities that exceed the provincial regulations at their discretion
• Remove restrictive parking minimums for off-street residential and allow parking volumes to be determined by market need and demand
• Consider guidance and details in the provincial policy manual when planning or amending zoning bylaws

The TOA regulations

• All 104 TOAs are listed in Order-In-Council 678-2023. The TOA legislative framework (minimum allowable level of density, consideration of provincial policy manual, no minimum parking requirements for off-street residential) applies to these areas
• All 104 TOAs within 31 municipalities are in effect, 103 of which are set out in their respective TOA designation bylaws, excluding the Township of Langley’s portion of the 196 Street Station TOA, which is represented in Order-In-Council 207-2025
• For maps identifying the parcels subject to the TOA legislative framework, please consult the respective municipal bylaws for each TOA. A complete list of the 31 municipalities with designated TOAs is available on page 23 of the Provincial Policy Manual: Transit-Oriented Areas (PDF, 2.6MB)
• The regulations set out details such as the minimum allowable density and applicable distance from the stations (PDF, 123KB)

View the regulations for the Housing Statutes (Transit-Oriented Areas) Amendment Act:

• OIC 674-2023
• OIC 676-2023
• OIC 677-2023
• OIC 678-2023
• OIC 207-2025
• OIC 208-2025

Provincial Policy Manual: Transit-Oriented Areas

The Provincial Policy Manual: Transit-Oriented Areas (PDF, 2.6MB) serves as a policy reference that establishes provincial expectations for local governments as they implement the requirements, such as when designating TOAs by bylaw, making zoning decisions, and updating parking bylaws. 

Parking in TOAs

Requirements for parking can add to the costs of building housing and reduce the incentive for the public to use transit. To remove parking as a potential barrier to building more homes in these areas, local governments are not able to require off-street residential parking spaces in TOAs. 

Residential parking in TOAs will be provided instead based on needs and a project-by-project basis.

Municipalities are still able to require accessible parking spaces for people living with disabilities and for commercial uses to access services and amenities, as well as loading.