Vancouver City Council to decide on 17-neighbourhood villages plan for mixed-use density

Vancouver City Council will hold a public hearing on Tuesday, July 14, to consider the Villages Plan, a major rezoning proposal intended to bring mixed-use residential density into traditionally low-density neighbourhoods.

After an 18-month planning and consultation process, City staff are proposing one of the broadest low-rise residential rezonings yet. The plan would allow more condominiums, townhomes, secured purpose-built rental housing, small mixed-use buildings, and neighbourhood-serving retail and restaurant uses across 17 areas of the city.

The 17 Village areas span both east and west sides of Vancouver, including intersections at Macdonald and West 16th Avenue, Mackenzie and West 33rd Avenue, Granville and West 41st Avenue, Oak and West 49th Avenue, Fraser and East 33rd Avenue, Commercial and East 20th Avenue, Nanaimo and East 1st Avenue, Wales and East 41st Avenue, Victoria Drive and East 61st Avenue, and Kerr and East 54th Avenue, among others.

If approved, the City-initiated rezoning would cover about 13,000 lots—roughly 96 per cent of all parcels within the proposed Village areas. Most affected properties would be pre-zoned for new housing and mixed-use options rather than requiring individual rezoning applications.

The residential changes would generally allow low-rise condominium buildings up to six storeys, with some eight-storey buildings possible in transit-oriented areas or for certain social housing and below-market rental projects. Townhomes, multiplexes, and purpose-built rental buildings would also be permitted.

The plan aims to turn lower-density residential areas located away from the busiest arterial streets—but still near public transit, schools, parks, and existing neighbourhood amenities—into more complete neighbourhood hubs.