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.

3581 Bluebonnet Road - North Vancouver Single Family Residence For Sale, 3 Bedrooms

3 Beds
3 Baths
2,128 Sq. Ft.
Built 1953

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Wonderful move-in ready family home from July 1st on a 10,500 sq.ft greenbelt property perfectly located on a child friendly street in the heart of the spectacular EDGEMONT neighbourhood with great privacy. 70 feet frontage! Completely stripped down to the frame on the inside and fully renovated in 2020 by current owners. Central AC, and tankless water heater. Featuring a huge covered deck overlooking the backyard. An office and a large multipurpose room below plus a large fully insulated storage which can be used as small car garage with additional space for storage or workshop or turned into additional living space. Just minutes walk to Edgemont Village, and an easy walk to great schools. Within Handsworth catchment.

Address

3581 Bluebonnet Road

List Price

$2,198,000

Property Type

Residential

Type of Dwelling

Single Family Residence

Style of Home

Rancher/Bungalow w/Bsmt.

Structure Type

Residential Detached

Transaction Type

Sale

Area

North Vancouver

Sub-Area

Edgemont

Bedrooms

Bathrooms

Floor Area

2,128 Sq. Ft.

Main Floor Area

1214

Lot Size

10500 Sq. Ft.

Lot Size Dimensions

70 x 150 IRR

Lot Size (Acres)

0.24 Ac.

Lot Size Units

Square Feet

Total Building Area

2128

Frontage Length

Year Built

1953

MLS® Number

R3137871

Listing Brokerage

Royal LePage Sussex

Basement Area

Partially Finished, Exterior Entry

Postal Code

V7H 1K4

Zoning

RSEW

Ownership

Freehold NonStrata

Parking

Garage Single, Front Access, Asphalt, Garage Door Opener

Parking Places (Total)

Tax Amount

$6,512.27

Tax Year

2025

Appliances

Washer/Dryer, Dishwasher, Refrigerator, Stove, Oven

Interior Features

Central Vacuum

Board Or Association

Greater Vancouver

Heating

Yes

Heat Type

Forced Air, Natural Gas

Cooling

Yes

Cooling Features

Central Air, Air Conditioning

Garage

Yes

Garage Spaces

Other Structures

Shed(s)

Other Equipment

Intercom

Number Of Floors In Property

Window Features

Window Coverings

Security Features

Smoke Detector(s)

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Street

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Wallace Green Real Estate Group

Oakwyn Realty

Mobile: 604-377-4551

Office: 604-506-5364

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101 - 3151 Woodbine Drive North Vancouver BC V7R 2S4

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3581 Bluebonnet Road

Single Family Residence For Sale in Edgemont, North Vancouver

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