The City of Vancouver is introducing a bold new plan that could reshape some of its quietest residential neighbourhoods. Under the proposed Social Housing Expansion Initiative (SHEI), the city may allow buildings up to 20 storeys in areas traditionally zoned for low-rise homes — such as Kitsilano, Dunbar, Marpole, and Killarney.

The goal is to accelerate the creation of mixed-income and social housing, addressing the city’s severe housing shortage. Vancouver officials argue that gentle density is no longer enough; the new reality demands a stronger response to affordability.

However, this move has sparked heated debate. Many residents say that allowing such tall buildings in long-established neighbourhoods could change their character, strain infrastructure, and increase congestion. In a recent city survey, over 50% of residents opposed towers above 12 storeys in low-rise zones.

From a real estate perspective, this signals a new phase of urban transformation. Properties near future development zones could see increased long-term value — not necessarily from individual homes, but from land assembly potential and rezoning opportunities.

As a Vancouver Realtor, I see this as a pivotal moment. The balance between preserving community identity and solving the housing crisis has never been more delicate.
If approved, this policy could redefine what “neighbourhood living” means in Vancouver.

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