North Shore Updates

[djmk]

Originally Posted by Tvisforme

We may be seeing significantly more development of higher-density housing on the North Shore. BC's Ministry of Housing has announced the first ten municipalities that will be given housing construction targets, and the Districts of North and West Vancouver are on the list:

where in the District could you possible build new homes fast?

1)Maplewood definitely
2) Blair Rifle range - probably not
3) seylynn village - almost built out
4) lynn valley?
5) Norgate?

[seamusmcduff]

Touch single family neighbourhoods? Preposterous

[mcj]

Originally Posted by djmk

where in the District could you possible build new homes fast?

1)Maplewood definitely
2) Blair Rifle range - probably not
3) seylynn village - almost built out
4) lynn valley?
5) Norgate?

I'd add to the list:

6. Edgemont Village, extend the commercial along Queens Rd all the way to Lonsdale with mixed use 6-storey low rises, 4-storeys on the block behind them and quadplexes surrounding everything.

7. The part of DNV that's east of Sutherland Ave. and west of Highway 1 would be perfect for quadplexes to be built. Could also do low rise apartments along Keith Rd. or sprinkled in.

8. Just legalize quadplexes across all North Shore munis and let the market take care of building them. Perhaps institute a blanket pace of change policy that's dependent on utilities being upgraded should that be a legitimate concern.

[Migrant_Coconut]

Yeah, everything between Sutherland, Keith and 14th is part of the DNV. Go figure.

I'm guessing it, Norgate and Pemberton (i.e. everything on the inside of the highway) are the first on the chopping block; Maplewood and Lynn Valley Centre, maybe.

[djmk]

I would imagine most of those places would include developers trying to assemble lots to develop. I don't think there are many parking lots or strip malls that can be transformed easily like Burnaby or Surrey has

City hall squashed the Maplewood projects recently. Maybe its coming back

[jollyburger]

Originally Posted by mcj

I'd add to the list:

6. Edgemont Village, extend the commercial along Queens Rd all the way to Lonsdale with mixed use 6-storey low rises, 4-storeys on the block behind them and quadplexes surrounding everything.

7. The part of DNV that's east of Sutherland Ave. and west of Highway 1 would be perfect for quadplexes to be built. Could also do low rise apartments along Keith Rd. or sprinkled in.

8. Just legalize quadplexes across all North Shore munis and let the market take care of building them. Perhaps institute a blanket pace of change policy that's dependent on utilities being upgraded should that be a legitimate concern.

Seems doubtful a commercial zone in the middle of nowhere would do much especially with Metro Vancouver's town centre/villages plans. They'll probably allow higher density towers in existing town centres than deal with angry voters.

[Tvisforme]

Originally Posted by seamusmcduff

Touch single family neighbourhoods? Preposterous

Yes, having DNV, West Van and Oak Bay in the first group will be a good test of how serious the province is in pushing these changes through.

Originally Posted by mcj

....Edgemont Village, extend the commercial along Queens Rd all the way to Lonsdale with mixed use 6-storey low rises, 4-storeys on the block behind them and quadplexes surrounding everything.

As with Jollyburger's comments about commercial zones, converting Queens Road into essentially Marine Drive North won't get a lot of buy-in - especially if there's no improvement to the roads. Queens currently only has two traffic lanes; it could be four if the parking is converted, but a buildout on that level would be better served with bus/bike lanes instead. There's also the issue of where to put traffic at either end of Queens. Lonsdale's already pretty busy and the increased number of cars merging to get to East 29th would be very problematic. That being said, if the District were to relocate the municipal hall as part of a new, denser project, Queens could be curved through that space to merge with West 29th.

The western end at Edgemont is even more problematic - in fact, it's already a pain - because you have a conflict between busy streets and streets that need to be quieter. Ridgewood feeds traffic to and from Capilano, Highlands services everything above the Village, Edgemont south of Queens feeds to and from Marine Drive, and of course Queens connects with Delbrook/Westview and Lonsdale. The problem is that those larger streets converge on a slower-paced community centre (Edgemont) that has just recently dropped its speed limit to 30 km/h. There are also several churches, seniors residences and an elementary school that all conflict with wider, faster road traffic.

[fredinno]

Originally Posted by djmk

where in the District could you possible build new homes fast?

1)Maplewood definitely
2) Blair Rifle range - probably not
3) seylynn village - almost built out
4) lynn valley?
5) Norgate?

Are the Squamish and other FN Lands still added to the totals for the municipalities?

[jollyburger]

No real news but Quadreal is advancing their Capilano Mall project.

A developer has started a process that would see an overhaul of Capilano Mall, one of the largest development sites in North Vancouver.

City staff have submitted a related preliminary report for an amendment to the official community plan, which will be reviewed by council at a regular meeting on Monday (June 12).

Staff are recommending that they be directed to process the amendment application with QuadReal Property Group and guide the creation of a master plan for the project, as well as an approach to recover costs.

Talks of redeveloping the 53-year-old mall began in 2019, when QuadReal carried out initial consultation with local residents and businesses. At the time, the idea of mixed-use redevelopment was raised, which would follow a trend of residential towers going up at other Lower Mainland malls, including Park Royal, Oakridge Park and The Amazing Brentwood (previously Brentwood Town Centre). The new report makes several mentions of housing, alongside a list of other needs to be addressed by the potential redesign.

If the proposal passes the current pre-consultation phase, that would start the process to create a comprehensive master plan for the site. Creating that master plan would involve “extensive” consultation with community members and other stakeholders to identify appropriate land-use designations and parameters to guide future development.

Planning won’t change land-use designations or zoning of surrounding properties in the neighbourhood, staff said in the report.

“Rather, these planning tools will evaluate how the redevelopment fits within the context of this area and how the Capilano Mall site can deliver on community amenities, employment, housing, environmental sustainability, public realm, transportation improvements, and other city priorities,” reads the report.

https://www.nsnews.com/local-busines...couver-7127316

[Migrant_Coconut]

'Bout time - pretty much the entire mall's a waste of potential in this decade. Park & Tilford, we're coming for you next!

[jollyburger]

Originally Posted by Migrant_Coconut

'Bout time - pretty much the entire mall's a waste of potential in this decade. Park & Tilford, we're coming for you next!

Positive thing is that they can incorporate some kind of rapid transit into their redevelopment.

[fredinno]

Originally Posted by Migrant_Coconut

'Bout time - pretty much the entire mall's a waste of potential in this decade. Park & Tilford, we're coming for you next!

http://www.metrovancouver.org/servic...nMapPoster.pdf
It’s on Industrial land next to a film studio.
If it goes anywhere, it won’t be towers, even with a SkyTrain stop, because then the film studios would leave.

[Migrant_Coconut]

Must've missed the part where Save-On-Foods, RONA, White Spot or a pet store were considered "industrial." The studios around the malls are probably staying; the malls themselves (which are definitely on commercial zoning), not so much.

[madog222]

Originally Posted by fredinno

http://www.metrovancouver.org/servic...nMapPoster.pdf
It’s on Industrial land next to a film studio.
If it goes anywhere, it won’t be towers, even with a SkyTrain stop, because then the film studios would leave.

From that map Park & Tilford is General Urban with Mixed Employment surrounding.

[fredinno]

Originally Posted by Migrant_Coconut

Must've missed the part where Save-On-Foods, RONA, White Spot or a pet store were considered "industrial." The studios around the malls are probably staying; the malls themselves (which are definitely on commercial zoning), not so much.

What do you think is going to happen to the property tax rates if they turn the strip mall into 40-story condos?
That site is literally surrounded by mixed industrial/employment zoning, which is not really great for residences compared to offices (which would fit better in the area, same as for the Flats.)
Also, RONA and other hardware stores are considered industrial under Metro zoning.

[Migrant_Coconut]

Counterpoint: the Willingdon Lands. That looks like a movie studio getting along with highrises just fine.

[fredinno]

Originally Posted by Migrant_Coconut

Counterpoint: the Willingdon Lands. That looks like a movie studio getting along with highrises just fine.

The areas close to the Film studio are midrises, the towers away from it are highrises (for the most part).

Also, it doesn't exist yet (along with the other proposals to mix residential and industrial, like Fraser Mills), so we don't even know if that idea is even really viable, or if the film studio is going to remain empty for 20 years.


Office/industrial mix is only barely viable economically as-is.

[jollyburger]

No one tell him Bridge and Vancouver Film Studios is next to the highway, train tracks and Skytrain.

[Changing City]

Originally Posted by fredinno

What do you think is going to happen to the property tax rates if they turn the strip mall into 40-story condos?
That site is literally surrounded by mixed industrial/employment zoning, which is not really great for residences compared to offices (which would fit better in the area, same as for the Flats.)
Also, RONA and other hardware stores are considered industrial under Metro zoning.

Taxes relate to the use, and the zoning. Residential on the north side of W2nd Avenue doesn't mean ther office/industrial being developed on the south side pay higher taxes as a result.

[fredinno]

Originally Posted by Changing City

Taxes relate to the use, and the zoning. Residential on the north side of W2nd Avenue doesn't mean ther office/industrial being developed on the south side pay higher taxes as a result.

Then what was the point of limiting density on the Flats and building offices instead of just building towers like Vin wanted?
I thought that was the whole justification?
Also, this is not about the industrial on the south side, it’s about the industrial on the north side.