Frequently asked questions
- Land Assessment Averaging (External link): gives property owners temporary tax relief by phasing in tax increases due to changes in land values set by BC Assessment for eligible Residential (Class 1), Light Industry (Class 5) and Business and Other (Class 6) properties.
- Pilot Development Potential Relief Program (External link): addresses unrealized development potential for eligible Class 5 & 6 properties.
- Section 19(8) of the Assessment Act (External link) allows certain residential land to be assessed at less than market value where the owner qualifies and provided the property has potential for development for a more valuable use than its current use. Eligible owners have to have lived on the property for at least 10 years.
- Property Tax Deferment Program (External link): available to property owners 55 years of age or older who occupy their principal residence and families with children under 18 years of age.
New 6 storey mixed-use rental developments in west side Villages
New ownership multiplex and some new ownership townhouse and apartment developments in west side villages
Developments on Unique Sites
Early and ongoing communication with existing renters
Financial compensation, including moving expenses, and assistance in finding new housing
Enhanced supports prioritized based on the need for vulnerable tenants.
Where new rental housing is being developed, a right of first refusal to return at the lower of the current rent or below-market rent (20% discount from city-wide average rents) and the option of a monthly or lump-sum temporary rent top-up.
Assessing the existing 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 opportunities for infrastructure improvements through redevelopment, such as filling gaps in the sidewalk network, greenway upgrades, and improved major street crossings for walking and cycling.
Reviewing planned water upgrades, sewer renewal, sewer separation, and blue-green system alignments for transportation infrastructure improvement opportunities.
Reviewing transportation connections between Villages.
What are Villages, and why are we planning them?
Villages are one of the neighbourhood types identified in the Vancouver Official Development Plan’s Urban Structure Strategy. Villages are centred around areas with existing clusters of shops, services or community spaces. The goal is to add more missing middle housing, including townhouses, multiplexes and low-rise apartments up to six storeys, and spaces for shops and services.
Villages Planning Program focuses on a land use framework and zoning changes that would increase housing opportunities and expand locally-serving commercial areas to create a complete, connected neighbourhoods in primarily low-density neighbourhoods.
These neighbourhoods already have commercial areas, why does more need to be done?
Some Villages have some retail spaces, but not enough to meet many of the residents’ daily needs. That means people who live in Villages often travel outside their neighbourhood for shop and access a variety of services.
Expanding Villages with more housing, retail, public spaces, amenities and transportation connections helps meet that goal of complete and connected neighbourhoods. Increasing housing choice through City-initiated zoning changes allows for a range of housing types (e.g. multiplexes, townhouses and 4-6 storey apartments) to support diverse incomes and family sizes – and address the city’s urgent need for housing.
What is the Vancouver Official Development Plan (ODP), and what does it say about Villages?
The Vancouver Official Development Plan (ODP) is a statutory land use plan guiding growth and change over the next 30 years and beyond. It establishes a unified vision for the future land use of the city, with supportive policies that will help Vancouver become a more livable, affordable, and sustainable city with a strong economy where people and nature thrive. Learn more about the Vancouver ODP (External link).
The Villages Planning Program is a key implementation initiative of the Vancouver ODP, guided by the foundational principles of reconciliation, equity and resilience. The Vancouver ODP identifies Village areas across the city, and it includes direction for Villages to strengthen low-density residential neighbourhoods by adding shops, services, and housing choice to provide more complete, inclusive, and resilient neighbourhoods.
Why is an ODP amendment needed for Villages?
To incorporate the land use direction for Villages into the ODP, an ODP amendment will be required. The ODP amendments include updating the Generalized Land Use Map, to reflect the land use changes to enable housing and mixed-use buildings proposed by the Villages Plan.
What is in the Villages Plan, and how will it be implemented?
The two main components of the Villages Plan are Land use and Policy Directions. Land use plans help determine what building types are allowed and where, and Policy directions help outline how change will happen.
The land use changes from the Villages Plan will be realized through mostly private development of residential and mixed-use buildings. City-initiated rezoning of most of the Village areas is proposed to streamline the delivery of new housing and space for shops and services. That means that site-specific rezoning would not be required on those sites, and that applicants could start the process with a Development Permit application, followed by a Building Permit.
What is City-initiated rezoning / pre-zoning?
The City of Vancouver can change zoning rules for certain areas to implement land use changes. This allows future projects in those areas to apply for development permits directly under the new zoning regulations without needing a lengthier rezoning process.
What is the timeline for implementation of Villages?
The Villages Plan, along with the associated City-initiated rezoning and Official Development Plan (ODP) amendment, is scheduled to be considered at the Council meeting on June 2, where Council will decide whether to refer the proposal to a Public Hearing in mid-July. If the proposed City-initiated rezoning is approved by Council this summer, it would take effect in Fall 2026. That means that Development Permit applications would start to be processed in the Fall following the effective date.
Any redevelopment would be initiated by landowners and developers. Change is anticipated to be gradual and dispersed, with some Villages seeing more change than others.
It should be noted that there are existing policies that continue to apply and could allow for redevelopment in Villages until the Villages plan is approved by Council. Examples of these existing policies include area plans such as the Transit-Oriented Areas Rezoning Policy (External link) and the Secured Rental Policy (External link).
What new zones are being introduced through the Villages Plan?
For residential areas one new district (R3-4) is being introduced. The districts allow the same building types, heights and densities as the R3-1, including multiplex, townhouses and apartment buildings up to 6 storeys. The R3-4 will include requirements for some new ownership housing developments to either include non-market housing or cash-in-lieu in Villages on the west side of the city, generally west of Ontario Street.
For mixed-use areas two new districts (C-2D and C-2E) are being introduced. Both of these districts allow the same building types, heights and densities as the existing C-2A zone. The new C-2D and C-2E will not be subject to the rental replacement in the Rental Housing Stock Official Development Plan. On the west side of the city, the C-2E district will also include requirements for below-market rental housing for 6-storey rental projects. In addition, some new ownership housing developments will be required to either include non-market housing or cash-in-lieu in C-2E district.
How will the proposed zoning changes impact property values?
While each property is unique, the implementation of Area Plans, such as the proposed City-initiated rezoning for Villages, may affect the assessed value of individual properties in the area. BC Assessment produces annual assessments based on a property’s market value and considering a property’s unique characteristics, including the location, size, use and age of the existing building, as well as comparable sales prices in the same area.
What can property owners do to mitigate their property taxes?
Several property tax mitigation programs exist, including:
City of Vancouver programs:
Provincial programs for residential (Class 1) properties:
For properties proposed for rezoning to C-2E and C-2D, will the City apply a tax rate for businesses?
Property classes are assigned by BC Assessment and are generally determined by the property’s use or type. If the use of a property continues to be entirely residential, residential property tax rates would continue to typically apply. If property owners have questions on property classes, they can contact BC Assessment toll free at 1-866-825-8322 or online at https://info.bcassessment.ca/contact-us.
What is the impact on in-stream applications?
Applicants can generally continue with their current process. Those with an approved rezoning may proceed to enactment even if their site is part of the City-initiated rezoning. Similarly, those with an active Development Permit may continue with development under their application. However, if an applicant wishes to develop under the Villages Plan or the new zones, they must withdraw their existing application and submit a new Development Permit application.
How will neighbourhood character be preserved as these areas densify?
We recognize that a distinctive character is important to neighbourhoods. Many Villages have the same or similar zoning today and yet they are distinct from one another. It is not just the land use itself that makes neighbourhoods unique, but the people and places within them.
Unique characteristics of each Village played a role in the location of the proposed new mixed-use and residential areas. These areas will also see improvements in the public space that will support local culture and provide opportunities to develop and strengthen the distinct character of different Villages.
Where can I find more details related to the design of the new buildings?
City-wide Design and Development Guidelines (coming in summer 2026) will set out expectations for how sites and buildings are organized, designed, and their relation to the public realm. It will provide design guidance for residential or mixed-use low-rise developments in the Villages, including expectations on their response to existing context, delivery of open space, design for livable dwelling units, and provision of amenity space.
Who will be able to live in Villages? What kind of affordable housing are proposed?
A core objective of the Villages Plan is to introduce a wider variety of housing opportunities for households of different sizes, ages, and incomes. The Plan enables ground-oriented missing middle housing forms such as townhouses and low-rise apartments in all areas within a Village. A mix of secured rental and homeownership options will support more diverse mixed income communities close to retail and services, local jobs and other daily needs.
Where conditions allow, the Plan and associated zoning include requirements for below-market rental housing to be included in some new rental developments, and for some new ownership housing developments to either include non-market housing or provide a cash contribution that will help fund the delivery of new affordable housing. These requirements apply to:
The R3 zoning districts used for City-initiated rezonings in Village areas enable the highest density where 100% of the residential floor area is provided as social housing.
New market housing options that will be enabled through the Villages Plan (including apartments and townhouses) will be significantly less expensive than the new housing that can currently be built in these areas (primarily new detached houses, duplexes and multiplexes)
In addition, there is very little existing secured, purpose-built rental housing in most of the Villages today, and the Plan will enable significant opportunities for more of this type of housing to be added, which will offer increased choice, security of tenure and options that are less expensive that new ownership housing
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 (External link), the City has a Council-approved Tenant Relocation and Protection Policy (TRPP) (External link) that applies to Village areas. The TRPP, including enhanced requirements consistent with the Broadway Plan, would apply to most new developments that would be enabled through the Villages Plan. In order to mitigate impacts on existing renters, the TRPP requires:
How will the planning process address concerns regarding the potential displacement of existing businesses from new developments?
Through the planning process, we reviewed existing zoning and our storefront retail inventory to understand how the existing Village retail nodes are working. The Villages Plan will support the existing businesses by enabling more people to live within a five-minute walk or roll of them. In addition, the City-initiated rezoning focuses on new areas for commercial uses, to help minimize redevelopment pressures on existing local businesses.
In case a development is proposed on a site with an existing business, business owners can refer to the Commercial Tenant Assistance Program (External link), a program developed by the City 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). The Villages will attract businesses that serve and rely on local demand (cafes, grocery stores, etc.) with enough local population. Most larger retailers will prefer to locate on established high street shopping areas to benefit from both local and destination shoppers due to higher visibility.
In addition, the new City-wide Development & Design Guidelines (coming in 2026) will include design considerations for smaller commercial spaces (e.g. design fine-grain active spaces with max frontage of about 50 ft., where larger uses proposed, design them to demisable into smaller frontages in the future, required doors along frontages to enable more smaller units).
How will 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 included:
How will parking-related impacts from growth be addressed?
All parking requirements are outlined in Section 4 of the City’s Parking By-Law 6059 and will continue to apply to rezoning and Development Permit applications as they are submitted. Under the City’s off-street parking space regulations, there is no longer a mandate for developers to include a set number of parking spaces in new residential or commercial projects, leaving parking provision up to market demand. The by-law does maintain regulations for provision of visitor (section 4.1.3) and accessible (section 4.1.4) parking spaces for vehicles.
Residents can also initiate a request for resident parking permits which would allow them to park on streets in their designated permit zone; however, it doesn't guarantee on-street parking in front of their own 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. Learn more about resident parking permits (External link).