Vancouver Plan To Pre-Zone 17 Villages Set For Public Hearing

After authorizing the Vancouver Strategy in 2022, the City of Vancouver adopted the Vancouver Authorities Development Strategy (ODP) on March 31, 2026, which replaces the 2022 plan as the guide for how Vancouver will grow over the next 30 years.The Vancouver ODP categorizes locations of Vancouver into several neighbourhood designations based upon”the type, scale, and intensity of modification visualized”: City Core/Broadway, Municipal Town Centre, Rapid Transit Location, Neighbourhood Centre, Multiplex Location, Rapid-Transit Overlap Areas, and Villages.Many of the higher-intensity locations are currently strong or the topic of different preparation documents like the Broadway Strategy, leaving the lower-intensity locations like Towns. To accelerate the implementation of Towns, Council directed City personnel in October 2023 to report back on opportunities to pre-zone Town locations to assist in faster development.The Towns Planning Program was produced in 2024 to develop a land

usage structure and zoning modifications for the following 17 villages: Macdonald Street & W 16th Opportunity Macdonald Street & W King Edward Opportunity Mackenzie Street &

1. W 33rd Opportunity Mackenzie Street & W 41st Opportunity Angus Drive & W 57th Opportunity
2. Granville Street & W 41st Opportunity
3. Oak Street & W 49th Avenue
4. Oak Street & W 67th Avenue
5. Heather Street and W 33rd Opportunity
6. Fraser Street & E 33rd Opportunity
7. Knight Street & E 33rd Avenue
8. Commercial Street & E 20th Avenue
9. Nanaimo Street & E 1st Avenue
10. Nanaimo Street & E Broadway Victoria
11. Drive & E 61st Avenue
12. Wales Street & E 41st Opportunity
13. Kerr Street & E 54th Opportunity The 17 Towns.(City'of Vancouver')The goals for these 17 Villages are: producing new real estate opportunities for low-income and moderate-income families that are found off of hectic main streets however are still well-amenitized, broadening existing retail clusters, permitting a variety of mixed-use and domestic structures up to six floors, co-locating public areas with stores and neighborhood spaces, retaining and improving greenspaces, and supporting village-scale facilities like childcare and cultural space.A big element of the plan is the aforementioned pre-zoning, which is a strategy the City has actually adopted in many areas currently, such as

locations of the Broadway Passage and Cambie Passage. The concept is that pre-zoning areas removes the need for designers to submit rezoning applications that generally take a complete year to process.Related to the 17 Villages, the City has proposed pre-rezoning/ City-initiated rezoning for roughly 13,000 parcels, which a City personnel report stated represents 96%of parcels within the Town locations. “The proposed City-initiated rezoning would apply standard zoning districts that make it possible for brand-new lowrise domestic and mixed-use development options supported by the Villages Strategy,”stated City staff.”The proposed City-initiated rezoning uses a mix of existing and three brand-new basic zoning districts. The brand-new basic districts are suggested to respond to specific considerations and objectives for the Towns Strategy associated to rental replacement and inexpensive housing requirements but otherwise generally permit the very same advancement alternatives as the existing basic districts.”For the west side villages– the two on Macdonald Street and 2 on Mackenzie Street– there will also be budget friendly real estate requirements(or cash-in-lieu )for some development alternatives on large lots, as follows: Strata townhouse

projects (R3-4 ), on single big lots 3 not involving lot assembly would be needed to offer 8% of domestic floor area as social housing or $44 per square foot as cash in lieu.Strata domestic apartment or condo tasks(R3-4) on corner

• websites eligible for approximately 2.0 FSR which are comprised of several big lots would be needed to offer 3 %of property flooring location as social real estate or $16.50 per square foot as money in lieu.Strata mixed-use apartment or condos jobs( C-2E)
• on websites comprised of one or more large existing lots would be needed to offer 3%of domestic floor location as social real estate or $16.50 per square foot as money in lieu.Rental mixed-use home jobs(C-2E)seeking density above 2.5 FSR and as much as 3.5-3.7 FSR would be needed to offer 20%of
• the house system area as below-market rental real estate (with leas at a minimum 10 %discount rate from CMHC city-wide averages ). The City says that although there are a minimal variety of existing tenants in the Towns, so renter displacement
• is expected to be low, there will still be enhanced occupant defense requirements like those that exist under other community plans.”A lot of the facilities in Villages, such as improvements to the general public realm, will be provided through advancement,”stated staff.

“Other enhancements and public advantages in and near Towns will be provided through City programs and capital preparation, where they are focused on within city-wide requirements and available financing. Due to the wide geographic scope of the proposed land use modifications, it is expected that population development will be steady and dispersed, enabling the City to monitor service effects of development to identify where improvements to existing facilities are needed and where extra facilities ought to be thought about gradually.”According to the staff report, 2 rounds of public engagement were previously held prior to this newest round, that included the release of the complete Draft Villages Plan, and the proposed modifications as described above are now set to go to a public hearing that has tentatively been set up for Tuesday, July 14. If embraced, the City will monitor the inclusionary zoning requirements for the west side villages and anticipates to carry out a city-wide evaluation of inclusionary real estate in 2027.