Frequently asked questions
Assessing the current mobility network, such as reviewing existing transportation infrastructure (pedestrian and cycling facilities, connections to nearby neighbourhood centres, etc.) in each of the 17 villages.
Identifying infrastructure deficiencies and opportunities through redevelopment, including mobility challenges and opportunities for improvements such as sidewalk gaps, pedestrian signals and crosswalks.
Reviewing planned water upgrades, sewer renewal, sewer separation, and blue-green system alignments for transportation infrastructure improvement opportunities.
Highlight future locations for pedestrian/bike crossings, bike lanes, new sidewalks and frontage improvements.
Review transportation connections between and to Villages.
What is the Vancouver Plan?
Approved by City Council in July 2022, the Vancouver Plan is the City’s long-term land-use strategy. It guides the long-term growth of the city in an intentional way, clarifying where growth and change will occur over the next 30 years and beyond. It was developed through an extensive planning process and broad-based engagement. Learn more about the Vancouver Plan(External link).
These neighbourhoods already have commercial areas, why does more need to be done?
The identified Villages may have a small handful of retail spaces, but they lack the shops, services, and amenities to meet many of the residents’ daily needs. That means people who live in and near Villages often travel out of their neighbourhood to shop and access a variety services.
Through public engagement on the Vancouver Plan, we heard from Vancouverites that they want neighbourhoods to be complete and connected. By building out Villages with more housing, retail, public spaces, amenities and transportation connections, we’re working to meet that goal, so people have more of what they need close to home.
Why are we only planning 17 Villages through this planning program, and not all 25 identified in the Vancouver Plan?
There are three full villages (Renfrew and 1st, Rupert and 22nd, and Renfrew and 22nd) and 2 partial villages (Nanaimo and 1st and Nanaimo and Broadway) that are already being planned through the Rupert and Renfrew Station Area Plan(External link).
Five other Villages will be included in other future planning programs due to their location and existing conditions (e.g. close to higher-density Neighbourhood Centres, close to Punjabi Market which is an identified Council priority for future planning etc.). These Villages are: Yew Street and 1st Avenue, Main Street and 41st Avenue, Main Street and 57th Avenue, Fraser Street and 57th Avenue, and Knight Street and 57th Avenue.
Please see the reference map below. Villages within scope are indicated in blue and Villages that are not within the scope of this planning program are in purple.
View the map in PDF format, which allows you to zoom in (PDF, 2.57 MB)(External link)
Why are not all areas included in the Villages planning program?
Vancouver Plan, adopted by Council in 2022, is the City’s unified land use framework, aiming to create a more livable, affordable, and sustainable city to 2050 and beyond. Vancouver Plan’s Land Use Strategy outlines six neighbourhood types, which together cover all areas of the city. Beyond the Villages planning program, there are currently 9 other projects underway to deliver on the Vancouver Plan’s Land Use Strategy and Three Big Ideas.
What is the difference between a Village and a Neighbourhood Centre?
Villages and Neighbourhood Centres are both intended to serve the daily needs of residents in the area. Villages will be located in areas with pre-existing clusters of retail spaces and will be built out by adding more low- to mid-rise housing, as well as small-scale commercial opportunities.
Neighbourhood Centres are oriented around well-established local shopping streets with a higher density of retail spaces and housing around them. Villages will typically be 2-3 blocks from the Village centre, whereas Neighbourhood Centres can span many blocks or an entire street, for example Commercial Drive or Main Street.
What is the timeline for implementation of Villages?
We anticipate bringing the draft Villages plan to Council for consideration in spring 2026. This plan would include many areas in Villages for City-initiated rezoning, eliminating the need for individual rezonings on most sites.
From that point, if a landowner or developer chooses to submit a development application, it would take at least another year to go through permitting process until construction could begin.
Any redevelopment would be initiated by landowners/developers. Therefore, this change will likely be very gradual over the next 30 years. Depending on development interest, some Villages may see some redevelopment sooner, and others may not see change for a long time.
It should be noted that there is existing policy that continues to apply and could allow for redevelopment in Villages before the Villages plan is approved by Council. Examples of these existing policies include area plans such as the Cambie Corridor Plan (PDF, 110 MB)(External link), and the (External link)Secured Rental Policy (PDF, 0.5 MB).(External link)
How will neighbourhood character be preserved as these areas densify?
We recognize that area distinctiveness is important to our community and part of what makes Vancouver special. Many Villages have the same or similar zoning today and yet they are distinct from one another. It is not land use itself that makes neighbourhoods unique, but the people and places within them.
Through Villages planning, we will look for opportunities to enhance what is unique in the neighbourhoods and create the kind of vibrant and walkable communities that people enjoy around the city. Building out Villages will continue to create dynamic change over time and bring more opportunities to celebrate distinct neighbourhood character.
What is City-initiated rezoning / pre-zoning?
The City of Vancouver can proactively change zoning rules for certain areas to align with City Council’s approved policies and priorities. This allows future projects in those areas apply for development permits directly, if they follow the new rules, without needing a lengthier rezoning process.
How will the planning process address concerns regarding the potential displacement of those businesses from new developments?
Through the planning process, we will be reviewing existing zoning and our storefront retail inventory to understand how the existing Village retail nodes are working. As part of the land use policies for Villages, we will consider whether to retain existing zoning, change zoning, or whether and where to expand the retail nodes. It is anticipated that change will be gradual over many years, and not all Villages and business will be impacted right away or to the same extent. The City has created the Commercial Tenant Assistance Program (linked here(External link)) to help businesses that are impacted by redevelopment. The program provides resource guides to assist businesses with relocation planning and decision making.
How will you ensure that the types of businesses people want to see, like coffee shops or grocery stores, actually get built?
The Villages Planning Program will enable more opportunities to expand ground-floor retail spaces/uses. While the City can regulate the space for retail and services, they cannot control the specific tenants (e.g., dental or fitness centers). However, staff are working with a retail consultant to provide the City with a broad-based understanding of the ‘ingredients’ for a successful retail node at the local-serving “Village” scale. The consultants will provide recommendations on what the City can influence in the attraction and retention of these types of uses. For example, we may need to re-visit our retail policies, regulate sizes of retail spaces to provide a mix of both small and large storefronts, or adjust permitted uses in existing C-1 or C-2 zoning. Staff will also look at the retail demand (dollars and floor area by retail category) that may be supported in each of the 17 Villages over the next 30 years. Additionally, as Villages change over time with more diverse housing options and investments into retail streets and public spaces occur, this may attract more desirable local conditions that businesses like coffee shops will consider when searching for a new location.
What protections are in place for tenants in buildings that might be demolished for new developments?
In addition to requirements under the Residential Tenancy Act (linked here(External link)), the City has a Council-approved Tenant Relocation and Protection Policy (linked here(External link)). The policy applies in all zoning districts except for agricultural areas, and requires applicants seeking a rezoning or development permit for redevelopment or major renovations resulting in permanent relocation of tenants in existing residential rental units, to provide a Tenant Relocation Plan. The plan ensures that displaced renters will receive compensation and assistance in finding new housing, in order to mitigate the impact of relocation. The policy also includes enhanced supports prioritized based on need for vulnerable tenants. For more details on the amended Tenant Relocation and Protection Policy including policy requirements, tenant relocation process, and timing for implementation of the amended policy, click here.(External link)
Additionally, Council approved the Broadway Plan on June 22, 2022. The plan includes new enhanced tenant protections and supports for renters in the plan area focused on choice for existing renters impacted by redevelopment to stay in their neighborhoods (linked here(External link)). Through the Villages Planning Program, staff will assess appropriate tenant relocation and protection policies and include these as part of the final Villages Plan.
How will parking and traffic impacts from growth be addressed?
The City is working to identify infrastructure and growth challenges in the Villages. Ultimately, the Village Plans aim to reduce car use by prioritizing active transportation options and incentivizing more walkable, transit-friendly neighborhoods. Development over time will bring people closer to shops and services necessary to meet daily needs. Some Villages are located on busier arterials and will require additional analysis. Traffic volumes for arterials and collectors will be assessed over time, and infrastructure will be adapted as needed. Some of the key elements of the Villages planning work will include:
All parking requirements are outlined in the City’s Parking By-Law and will continue to apply to RZ and DP applications as they are submitted.
Residents can also initiate a request for resident parking permits which will allow you to park in your designated permit zone; however, it doesn't guarantee that you will have parking in front of your property. The City typically installs a combination of ‘No Parking Except with Permit’ and ‘Time limited Except with Permit' signs to manage areas where street parking is in high demand and provide parking options for residents, visitors, and service providers. Residents would be surveyed and if there is majority support, annual paid parking permits would start. This makes it easier to have vehicles without a permit ticketed or removed. Annual permits start at $66/year.