Is my property definitely inside a Village boundary?

Not all properties near a Village intersection are inside the boundary. The Village boundaries follow specific street lines and parcel edges. A property one block away from the central intersection may or may not be included. The most reliable way to confirm is to check the official City of Vancouver boundary map for your specific Village. If you want a definitive confirmation specific to your address, that is the first thing we establish in an initial consultation.

What happens if Council does not adopt the Plan at the July 14, 2026 Public Hearing?

If the Plan is not adopted, the City-initiated rezoning does not proceed and properties within the Village boundaries remain on their current zoning. The Vancouver Official Development Plan, adopted in 2026, has already identified all 25 Villages as priority areas for growth, meaning even a delayed or modified adoption is likely to result in some form of increased density at these locations over time. The July 14 hearing outcome determines the timeline and the specific framework, not whether these areas will eventually see change.

What is the difference between City-initiated rezoning and privately-initiated rezoning?

City-initiated rezoning means the City of Vancouver files the rezoning application and bears the cost, risk, and timeline of the approval process. If adopted, the new zoning applies automatically to all eligible parcels within the Village boundary with no individual application required. Privately-initiated rezoning means a developer or landowner files their own rezoning application for a specific site, seeking permissions beyond what the standard zoning allows.

How does the Villages program affect my property value?

The Villages program proposes to increase the permitted density and use of properties within Village boundaries from single-family or low-density residential to low-rise residential and mixed-use buildings up to six storeys in most cases. The actual impact on a specific property depends on the Village, lot size, lot dimensions, whether site-specific provisions apply, and current market conditions. The value conversation happens at the property-specific level in a consultation.

Should I wait until after the Public Hearing to make any decisions?

That depends on individual circumstances. Waiting for adoption provides certainty. Acting before adoption means engaging with buyers already underwriting against the proposed framework in a market where fewer competing sellers are active. The information-gathering phase, understanding your lot, your Village framework, and what buyers are currently paying in your area, costs nothing and positions you to act decisively whichever way the hearing goes.

What is the difference between the West and Southwest Villages and the Central, East, and Southeast Villages?

The West and Southwest Villages use a C-2E mixed-use district and R3-4 residential district framework. The Central, East, and Southeast Villages use a C-2D mixed-use district and R3-1 residential district framework. Several West Side Villages also carry inclusionary housing requirements that affect the residual land value calculation for certain project types.

Can I assemble my lot with my neighbours before the hearing?

Yes. A land assembly can be initiated, negotiated, and completed at any time before or after the hearing. Some of the most effective assemblies are initiated early, before neighbouring owners receive developer letters and form independent price expectations that may be difficult to align later. The timing question for assemblies is strategic, not regulatory.

Does the Villages program affect properties on Heather Street and West 33rd Avenue?

Heather Street and West 33rd Avenue is designated as one of the 17 Villages, but its land use changes are integrated in the Cambie Corridor Plan rather than the Villages Plan. If your property is in or near the Heather and West 33rd area, the framework that applies to your lot is the Cambie Corridor framework, which has its own set of policy layers, zoning designations, and value drivers.

Holland Row by PC Urban - 1960 Glenaire Dr Pemberton NV North Vancouver

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A stunning new townhome community known as Holland Row by PC Urban is now selling in the Lions Gate Village community at 1946 - 1998 Glenaire Drive in North Vancouver. Holland Row is a collection of 23 luxury townhomes with a premier 'waterfront' location backing onto the Capilano River.

These spacious 3 and 4 bedroom townhomes will feature private back yards, secured parking garages with direct access into your home, and a premium appliance package. The townhomes will be adjacent to the Capilano Pacific Trail with direct access to the mountains as well as the North & West Vancouver waterfront spanning from the Capilano Dam to Ambleside Park. The townhomes are split within three separate buildings and all of these are 3 level living layouts.

If you're looking for more information on Holland Row please contact The Wallace Green Real Estate Group today and we will keep you up-to-date!

carson@wallacegreen.ca 604-506-5364

scott@wallacegreen.ca 604-377-4551

curtis@wallacegreen.ca 604-833-7660

jamie@wallacegreen.ca 604-789-5277

E. & O. E. This is not an offering for sale. An offering for sale may only be made after filing a Disclosure Statement under the Real Estate Development Marketing Act

Address

1960 GLENAIRE DR

Area

North Vancouver

Sub-Area

Pemberton NV

Type of Building

Townhomes

Units

Floors

Pets

Yes

Developer

PC Urban

Parking

Yes

Map
Street

View on Google Maps

Request More Info Regarding Holland Row by PC Urban

Wallace Green Real Estate Group

Oakwyn Realty

Mobile: 604-377-4551

Office: 604-506-5364

Email Directly

101 - 3151 Woodbine Drive North Vancouver BC V7R 2S4

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Holland Row by PC Urban

1960 GLENAIRE DR. Pemberton NV, North Vancouver

Request More Info Regarding Holland Row by PC Urban

Wallace Green Real Estate Group