Plans for central Vancouver’s Heights District are beginning to take shape, with a developer submitting designs for the first new building just before the Vancouver City Council approved a new funding mechanism to support ongoing maintenance in the district.

On Monday, the council voted to establish the Heights Business Improvement Area, which will require property owners within the district to contribute funds for services beyond the city’s standard responsibilities, according to a city staff report.

Funding for Maintenance and Infrastructure

The business improvement area is primarily bounded by MacArthur Boulevard to the west, Mill Plain Boulevard to the north, and North Devine Road to the east. It also includes the former Vanco Golf Range, Vancouver Fire Department Station at Mill Plain and Devine, and Northwest Community Church.

The city owns most of the property in the improvement area, including the old Tower Mall site, which it purchased in 2017. While property owners have concerns about additional costs, the staff report noted that stakeholders recognize the need for funding to maintain enhanced amenities and improvements that benefit the entire district.

According to Patrick Quinton, Vancouver’s Economic Development Director, the business improvement area will help close a $400,000 annual funding gap for maintenance and operations in the Heights District. Additionally, the city still needs to secure $71 million for infrastructure design and capital costs in the district.

Council’s Decision and Developer’s Plans

Some council members expressed concerns that the new fee could be passed on to renters and consumers, including those in affordable housing projects. Others felt that amendments were needed before approving the plan. Ultimately, the council approved the business improvement area, with only Councilors Sarah Fox and Bart Hansen voting against it.

Meanwhile, Palindrome, one of the developers working on the Heights District, has submitted initial plans for Site C, a 1.29-acre parcel located just west of Devine Road.

Their proposal includes:

• Artifact – a four-story building with 350 apartments
• Cohesion Market – a 3,700-square-foot space for small retailers and restaurants
• Live-work units – featuring a deck overlooking the block’s central plaza and Cohesion Market’s green roof

The City of Vancouver selected Palindrome last year, along with three other developers, to lead projects on city-owned sites in the Heights District.

If approved, Palindrome expects to break ground by late 2026, with leasing beginning in early 2028, according to Heather Boyd, vice president at Palindrome.

As the Heights District continues to develop, the city is working to balance growth, affordability, and infrastructure funding, shaping the future of Vancouver’s central neighborhood.