This map (https://maps.nicholsonroad.com/zones/) from another thread (https://news.ycombinator.com/item?id=30960632), I think illustrates the problem.
If I understand "the pennisula" correctly, you are referring to something like 1/10th of the city proper (not the greater area, just the city of Vanc.). It is mostly zoned appropriately; outside of that it's a mess.
Everything in grey and yellow is part of the problem mentioned above.
Once you leave the penninsula, though, it's surrounded by a lot of suburban sprawl, with small pockets of density around the SkyTrain stations. Unlike most North American cities, though, at least it has those pockets of density!