If you own property, advise clients, or work with investors in one of 17 designated areas across Vancouver, changes may be coming that could increase how much can be built without a site-specific rezoning application.
The initiative, known as the Vancouver Villages Program, is intended to create more housing options in established neighbourhoods. Following the release of the Draft Plan in May 2026, Vancouver City Council held a Public Hearing on July 14, 2026.
Here is what may be changing, what homeowners, buyers, sellers, and development-minded clients may be able to build, and the next steps to consider.
What Is the Vancouver Villages Program?
The City has identified 17 small neighbourhood pockets around Vancouver — usually a handful of blocks near an existing corner store, café, or local shops — that it wants to turn into more complete, walkable communities. The goal is simple: more homes, more local shops and services, and better public spaces, all within a short walk of where people already live.
These areas are called Villages, and they’re spread across the city, from Kerrisdale and Arbutus Ridge on the west side to Hastings-Sunrise and Killarney in the east.
The City Is Doing the Rezoning For You
What You Could Be Allowed to Build
The new zoning opens the door to housing types that weren’t previously allowed on many of these lots. Depending on where your property sits, that could include:
- Townhomes
- Multiplexes — homes for multiple families on one lot
- Small apartment buildings, up to six storeys
- Mixed-use buildings, with shops or a small business on the ground floor and homes above
This is a meaningful jump in what’s possible for many Vancouver homeowners — but it’s still worth having a professional confirm exactly what your specific lot allows before you plan anything.
What Happened at the Council Hearing
The City released its Draft Villages Plan on May 12, 2026, after almost two years of public input. Vancouver City Council then held a Public Hearing on the plan on July 14, 2026.
If the plan was approved, permit applications for new projects would start being accepted in
October 2026.
Good Zoning Doesn't Design Your Project For You
Having more building potential is great news, but zoning alone does not determine whether a project will be well designed, financially viable, or successfully delivered. The strongest outcomes typically come from involving a coordinated team early, with design, cost planning, permitting, construction, and development management considered together from the outset.
We saw this play out with Vancouver’s last wave of multiplex zoning changes: the homeowners who came out ahead were the ones with one team handling design and construction together, not separate players working from different playbooks.
A Real Vancouver Multiplex Example: W 18th Avenue
Our W 18th project in Vancouver’s Arbutus Ridge neighbourhood demonstrates how thoughtful infill housing can fit seamlessly within established communities. This four-home multiplex transformed a single-family lot into four family-oriented homes, each offering approximately five bedrooms, while maintaining a design that complements the surrounding streetscape.
VictorEric provided integrated planning, design, permitting, development, and construction management services, guiding the project from concept through completion. W 18th is an example of the type of gentle density envisioned through initiatives like the Vancouver Villages Program — delivering more housing choice while respecting neighbourhood character.
Not Sure What Your Property Qualifies For?
Whether you own a property in one of Vancouver’s 17 Village areas or are advising a buyer, seller, or investor, understanding its development potential can help inform your next decision.
Book a consultation with VictorEric Design + Build, and let’s create your Amazing Space.
Frequently Asked Questions
What is a Village?
A Village is one of 17 small areas across Vancouver, usually built around an existing cluster of local shops, that the City wants to turn into a more complete neighbourhood with more housing and services close by.
Do I need to apply for rezoning?
No. The City is rezoning most properties in the 17 Villages automatically. You’ll still need a building permit to construct anything, but you won’t need to apply for rezoning yourself.
What can I build on my property?
It depends on your lot, but many properties in the Villages will allow townhomes, multiplexes, small apartment buildings up to six storeys, or mixed-use buildings with shops on the ground floor and homes above.
When will this take effect?
Vancouver City Council held a Public Hearing on the Draft Plan on July 14, 2026. [CONFIRM OUTCOME before publishing.] If approved, permit applications would start being accepted in October 2026.
