New bylaws are reshaping how single-family housing is built and lived in across the District of North Vancouver, aiming to create more options while balancing neighbourhood character and climate resilience.

A Bold Push Toward Housing Diversity

North Vancouver is undergoing a housing evolution. In response to provincial housing mandates and growing pressure to expand housing options, the District of North Vancouver (DNV) has passed sweeping zoning changes that mark a fundamental shift in how single-family neighborhoods will grow. The changes—partly approved and partly under consideration—aim to encourage secondary suites, larger coach houses, and even partial third-storey homes while scaling back the old incentives for in-ground basements.

In June 2024, DNV Council narrowly approved Bylaw 8698, allowing up to three housing units on most single-family lots: a principal home, a secondary suite, and a coach house. It’s a move that could unlock the potential for up to 17,000 new homes, although experts and residents agree that this "full build-out" is unlikely to be realized any time soon. Nevertheless, it signals a new era for North Vancouver’s low-density neighbourhoods.

Photo by: North Vancouver District

What’s Already Approved: More Homes on Every Lot

Under the newly adopted bylaw, all single-family homes within the District's urban containment boundary can now legally host a secondary suite and a detached coach house. These changes align with provincial directives outlined in Bills 44 and 47, which aim to standardize and streamline densification across B.C.

The bylaw passed with a tight 4:3 vote, reflecting the tension between housing needs and local concerns. Still, it’s a significant milestone in the District’s Official Community Plan, which emphasizes “gentle infill” and strategic growth near town centres.

Two new Transit-Oriented Areas were also designated—one near Phibbs Exchange in Lynn Creek and another at Capilano University. The latter sparked debate, with some community members questioning the logic of redeveloping land that currently includes cemeteries, sports fields, and equestrian spaces.

What’s Still on the Table: Rethinking the Single-Family Home

Fast forward to June 2025, and DNV Council is now considering even deeper changes—ones that would redefine how new homes look, feel, and function.

The proposals aim to modernize zoning rules that haven’t seen a major update since 1965. Among the most impactful ideas:

• Discouraging fully in-ground basements, which, while popular for “free” floor area, have led to groundwater issues, expensive drainage systems, and carbon-intensive construction. Partial basements would still be allowed, especially on sloped lots.

• Allowing partial third-storey homes, offering builders more flexibility to expand vertically rather than digging down. While some welcome the added daylight and accessibility, others worry it could disrupt the aesthetic harmony of existing blocks.

• Pushing homes closer to the street, by easing front-yard setbacks and making room for above-grade living space. A small two-storey wing could even extend into areas traditionally reserved for side garages.

• Larger coach houses, with the proposed cap rising to 1,400 sq. ft.—enough for a three-bedroom unit. Homeowners could redistribute square footage between the main house and the coach house, allowing for creative layouts, multigenerational living, or more substantial rental suites.

• Merging more than 20 existing single-family zones into a few simplified categories to improve transparency and speed up permitting.

Additional updates include optional elevators, better energy efficiency standards, and refreshed landscaping rules—all aimed at enhancing livability and resilience.

Gradual Changes, Big Ambitions

Despite these bold moves, change won’t happen overnight. On average, the District issues about 120 permits per year for single-family and coach-house developments—barely scratching the surface of the 16,000 detached homes across the area. With a provincial target of 2,800 new homes by 2028, the District faces a tough climb. Permitting delays (currently averaging 18 months) and a shortage of skilled tradespeople add to the challenge.

Planners are careful to note: the total amount of buildable space per lot isn't being reduced. Instead, the changes aim to reconfigure how that space is used—prioritizing light, accessibility, and climate resilience over basement square footage and sprawling setbacks.

Not Without Controversy

As with any major zoning overhaul, there’s no shortage of community feedback—some hopeful, others hesitant.

Cost concerns are top of mind. High building expenses, taxes, and labor costs could mean that many homeowners simply can’t afford to act on these new opportunities. Others question whether council overstepped by pushing density changes without a referendum, expressing doubts about whether the District can effectively deliver on the province’s tight timelines.

Aesthetic and environmental impacts also loom large. Residents worry that taller, brighter, and denser homes may clash with their neighbourhood’s character. With no current restrictions on outdoor lighting, some point to increased “light pollution” and its toll on both human and ecological well-being. Meanwhile, drainage issues tied to high water tables and impervious surfaces are prompting calls for more careful water management planning.

A Community in Transition

North Vancouver is walking a fine line between preserving its identity and preparing for the future. These zoning changes aim to thread that needle—offering more options for families, renters, and aging residents while staying grounded in local feedback and environmental responsibility.

Curious how these shifts could shape your neighbourhood’s future? We’re watching these changes closely to keep our clients and community informed—because smart planning today shapes better living tomorrow. Want to stay in the loop? Let’s talk.

A bold reimagining of Central Lonsdale is underway, as the City of North Vancouver moves forward with its ambitious Lonsdale Great Street Project. Aiming to elevate the urban experience, the initiative seeks to enhance walkability, business vitality, and livability in the city's bustling commercial heart.

A Vision for a Vibrant Urban Core

Central Lonsdale, often called the “downtown of the North Shore,” is the beating heart of the City of North Vancouver. Surrounded by dense residential neighbourhoods and serving as a vital transit and commercial corridor, the area is now at the centre of a comprehensive revitalization initiative. The Lonsdale Great Street Project, identified as a strategic priority under the City’s "Vibrant City" plan, is more than a facelift—it’s a forward-looking plan to transform the street into an inclusive, people-first urban destination.

With assistance from globally renowned urban designers Gehl and Associates, the City is taking a holistic approach to reimagining the corridor. The goal: to support local businesses, elevate public spaces, and ensure the area meets the evolving needs of residents, workers, and visitors alike.

What’s Driving the Project?

As population density in Central Lonsdale soars—at 14,415 people per square kilometre, it far outpaces surrounding areas—so too does the demand for public amenities, commercial space, and housing diversity. Residents have voiced a need for more gathering spaces, better green infrastructure, and a commercial mix that reflects the neighbourhood’s character.

With the redevelopment of the Harry Jerome Community Recreation Centre on the horizon and existing anchors like Lions Gate Hospital and Civic Plaza in place, the timing is ripe to weave these nodes into a more connected and inviting street experience.

Climate resilience, accessibility, and sustainable infrastructure also feature prominently in the project’s vision, ensuring that the Great Street concept serves long-term community and environmental needs.

Community Voices Shape the Vision

Public engagement has been central to the project. The first round of consultations wrapped up in early 2025 with a record-breaking 2,665 survey responses and several well-attended events. From these, several clear themes emerged:

• Desire for Green Space and Nature: More trees, native plantings, and rain gardens were among the top requests.

• Need for Inviting Public Spaces: Residents want plazas, weather-protected seating, and spaces that foster community connection.

• Year-Round Activity: Calls for more events, car-free days, and improved nighttime ambiance point to a yearning for vibrancy.

• Improved Safety and Comfort: Respondents cited noise, pollution, and sidewalk conditions as barriers to enjoyment.

• Better Business Mix: Many expressed a preference for more independent, everyday shops over repetitive chains and financial services.

• Mobility and Parking Challenges: Safer crossings, better lighting, improved transit links, and smarter use of laneways were common asks.

A Four-Phase Path to Completion

The Lonsdale Great Street Project follows a phased timeline aiming for completion by the end of 2025:

• Phase One (Completed) focused on public consultation and data gathering, producing a “What We Heard” report and identifying key considerations.

• Phase Two (Ongoing) involves shaping the project’s vision, generating concept scenarios, and developing an evaluation framework. Temporary pilot projects may also begin rolling out this year.

• Phase Three (Q3 2025) will develop the comprehensive plan and conduct a high-level feasibility study to ensure ideas are grounded in reality.

• Phase Four (Q3–Q4 2025) will deliver an implementation plan, complete with funding strategies, phasing schedules, and detailed plans for short- and long-term upgrades.

Funding and Forward Momentum

With $2.1 million in funding—$2 million of it from the provincial Growing Communities Fund—the City has the means to pilot quick wins while planning for long-term transformation. Temporary activations, like enhanced laneways or pop-up plazas, could begin appearing as early as this year.

The strategy also emphasizes collaboration across City departments and continued engagement with stakeholders from business, institutional, residential, and development sectors.

Why It Matters

Central Lonsdale is already a place of immense potential. With its mix of local shops, stunning views, and proximity to transit, it has the bones of a truly exceptional urban corridor. The Lonsdale Great Street Project aims to unlock that potential—not by radically remaking the area, but by refining and enriching what already makes it special.

From vibrant street life and resilient infrastructure to inclusive design and economic opportunity, this revitalization effort could become a model for how Metro Vancouver cities approach urban placemaking in dense, diverse neighbourhoods.

Curious how Central Lonsdale might evolve over the next year—and what it could mean for residents, businesses, and investors? We’re keeping close tabs on the Lonsdale Great Street Project as it unfolds. Want to stay in the loop with expert local insights? Let’s talk.

A long-anticipated upgrade is underway in North Vancouver’s Mahon Park, where a brand-new Childcare Centre and Fieldhouse is set to open its doors in 2025. Backed by City Council approval and provincial funding, this multi-phase project promises to enhance family services in the area while preserving access to the park throughout construction.

A Phased Approach to Modernizing Mahon Park

First approved by Council in 2021, the Mahon Park Childcare Centre & Fieldhouse project is part of the City of North Vancouver’s broader strategy to support families through expanded child care options and improved public infrastructure. The development is being financed through a combination of the City’s capital budget, municipal reserves, and a significant grant from the Province’s ChildCareBC New Spaces Fund, which supports the creation of new licensed child care spaces across British Columbia.

Construction has been thoughtfully divided into several phases:

• Phase One (Spring 2023): Initial site preparations began, laying the groundwork for future construction.

• Phase Two (Fall 2023): Crews demolished the existing fieldhouse, cleared vegetation, and removed trees in preparation for the new build.

• Phase Three (2024): This year, the site will see the full construction of the new facility along with landscaping and replanting efforts to revitalize the surrounding green space.

• Opening (2025): If all remains on schedule, families can look forward to a fully operational childcare centre and fieldhouse by next year.

Park Access Preserved During Construction

One of the project’s core commitments has been maintaining public access to Mahon Park throughout the construction process. Although minor disruptions are expected—typical of any major construction project—the park remains open. Temporary washroom facilities have been installed to support continued community use during the upgrades.

This approach aligns with the City’s ongoing efforts to ensure that critical infrastructure projects do not unduly impact public enjoyment of green spaces. By balancing development with accessibility, the City is setting a thoughtful precedent for future community projects.

Supporting North Vancouver’s Child Care Strategy

The Mahon Park project is a tangible outcome of the City of North Vancouver’s Child Care Action Plan (2021–2031), which outlines a long-term strategy to improve child care affordability, quality, and accessibility. A key objective of the plan is to work collaboratively with partners—like the Province and local organizations—to create new child care spaces that respond to growing community needs.

While detailed information on the future facility's capacity, age-group programming, or specific amenities has yet to be released, the project is clearly positioned as an essential piece of the City’s evolving child care ecosystem. The inclusion of a fieldhouse alongside the childcare centre hints at a multifunctional facility that will serve both educational and recreational purposes for young families in the area.

Looking Ahead

The Mahon Park Childcare Centre & Fieldhouse is more than just a new building—it’s a step forward in making North Vancouver a more family-friendly city. By investing in child care infrastructure, the City is responding to both demographic changes and rising demand for accessible, high-quality early childhood services.

Curious how this could shape the future of North Vancouver’s central neighbourhoods? We’re keeping a close eye on projects like this so our clients always stay informed. Want to be one of them?

North Vancouver’s largest capital project redefines community recreation with health, sustainability, and accessibility at its core

The City of North Vancouver is entering the final stretch of a historic transformation: the construction of the new Harry Jerome Community Recreation Centre (HJCRC), a $230 million state-of-the-art facility poised to become the city’s premier community hub. Slated for substantial completion in early 2026 and a grand opening in spring of that year, the new HJCRC will offer vastly upgraded amenities, sustainable design, and inclusive features that reflect the city’s vision of “A Healthy City for All.”

Building a Healthier, More Inclusive North Vancouver

Located on the north side of East 23rd Street between Lonsdale Avenue and St. Georges Avenue, the new HJCRC is more than a replacement for the aging, 59-year-old facility—it’s a reimagining of what a recreation centre can be. From physical and mental wellness to cultural and social connectivity, the new centre is designed to serve everyone in the community.

Amenities include an expansive aquatic centre, full-size gymnasium, indoor and outdoor fitness spaces, community gathering areas, and a 500-seat arena. Additional features range from youth and preschool spaces to arts studios, a community kitchen, a nature play zone, and even a rooftop skate park integrated into the building’s architecture.

Accessibility has also been prioritized, with barrier-free design features and a pursuit of gold certification through the Rick Hansen Foundation Accessibility Certification program.

Construction Progress: Entering the Home Stretch

As of early 2025, the project had surpassed 70% completion. Structural elements—concrete, mass timber, and steel—are largely finished, and key roofing systems over the pool, gym, and arena are watertight. Mechanical and electrical systems are around 70% complete, while the detailed work on interiors, landscaping, and off-site improvements is well underway.

The aquatic spaces are taking shape, with two out of three pool tanks completed and undergoing testing and tiling. Exterior work, including glazing, brick masonry, and insulation, is also progressing steadily.

Despite its complexity and scale, the project remains on schedule, with no major delays reported since its initial site preparation in March 2022.

Sustainability and Climate Action at the Forefront

One of the defining features of the new HJCRC is its commitment to sustainability. The building targets a 53% energy savings compared to the 2017 National Energy Code baseline. Currently, the existing HJCRC contributes nearly a third of the city’s building-related greenhouse gas emissions—a figure the new facility is designed to dramatically reduce.

Sustainable systems include advanced heat recovery through CO₂ refrigeration, a high-performance building envelope, passive solar design, rainwater reuse, electric vehicle and bicycle charging stations, and an innovative low-energy pool filtration system.

These features are critical to meeting the City’s Corporate Climate Action Plan and creating a facility that’s as efficient as it is inspiring.

A Skate Park Built by and for the Community

The skateboarding community has had a direct hand in shaping one of the centre’s most unique features—a modern street-style skate park designed through a multi-year consultation process.

Beginning in 2018, workshops and public open houses gathered input from local skaters, who envisioned a plaza-like space with varied terrain, integrated seating, and social areas. The final design, completed in 2022, features stair sets, bank hips, rails, and a striking seven-foot-high, forty-foot-long “wall ride” built into the HJCRC itself.

This $1.2 million park is on track for completion alongside the main facility and will join the new Mahon Skate Plaza, now open at Mahon Park, as a permanent fixture in North Vancouver’s skate infrastructure.

A Balanced Financial Plan

The $230 million budget reflects years of financial planning and adaptation. Roughly 93% of the works were tendered by 2024, with contingencies built in to address escalation and soil remediation. Funding comes from a blend of low-interest loans through the Municipal Financing Authority and the future sale of City-owned lands.

Importantly, the financial strategy—approved in January 2022—aims to mitigate taxpayer impact through phased procurement and rigorous value engineering, ensuring long-term viability without sacrificing community benefit.

Keeping the Community Connected During Construction

While construction continues, existing facilities such as the current Harry Jerome Centre, Memorial Gymnasium, and Centennial Theatre remain open. Additional upgrades are being made to Mickey McDougall Recreation Centre to house Flicka Gymnastics Club, and a new North Vancouver Lawn Bowling Club and community park are also in development as part of the broader site redevelopment.

Temporary disruptions—like road closures and reduced on-site parking—are managed with signage, flag personnel, and alternate parking arrangements at North Shore Alliance Church. Residents are encouraged to walk, bike, or use transit when visiting the area.

A New Era for Central Lonsdale

The new Harry Jerome Community Recreation Centre is more than a construction project—it’s a bold statement about North Vancouver’s future. With cutting-edge design, environmental leadership, and deep community roots, it’s poised to become a cornerstone of daily life in Central Lonsdale for generations to come.

Curious how this transformative development could shape Central Lonsdale’s future? We’re keeping a close eye on projects like this so our clients always stay informed. Want to be one of them?

A bold new chapter is underway in Moodyville, one of North Vancouver’s oldest neighbourhoods. With sweeping zoning reforms, sustainability targets, and a vision for transit-oriented, pedestrian-first living, the City of North Vancouver’s Moodyville Area Development Project is transforming this historic enclave into a modern model of urban community design. Over 1,500 new homes are planned, alongside greenways, improved infrastructure, and new public spaces—all while preserving the character and topography that make Moodyville unique.

A Historic Neighbourhood, Reimagined

Perched on a south-facing slope with panoramic views of the Burrard Inlet and Vancouver skyline, Moodyville is steeped in history. Once a multicultural company town and an area of significance for First Nations long before that, it now stands on the brink of a thoughtfully planned resurgence.

The City of North Vancouver has led a multi-year effort to rezone the area, implement new design guidelines, and chart a path toward a sustainable, transit-oriented future. These changes affect everything from housing forms and building materials to pedestrian access and public amenities. The project covers a significant portion of the neighbourhood, formally designated as the East 3rd Street Development Permit Area.

Zoning for the Future: More Homes, More Choices

At the heart of the transformation is the area-wide rezoning that paves the way for approximately 1,500 new residences. New zoning designations and bylaw amendments now encourage a variety of ground-oriented multifamily housing types—townhomes, low-rise apartments, and stacked housing—designed around courtyards and tree-lined streets.

Each unit is envisioned with street-level access to enhance the pedestrian experience, while rental lock-off units and a mix of unit sizes offer flexibility for changing family needs. These forms are not just about density—they’re about livability, sustainability, and visual coherence with the surrounding community.

To support these goals, the City has implemented a Density Bonus and Community Benefits Policy, which mandates amenity contributions ($20 per net buildable square foot) for developments seeking to exceed base density limits.

Building a Greener, Smarter Moodyville

Moodyville is set to become a benchmark for green urban development. New buildings must meet high energy efficiency standards—either Passive House certification or LEED Gold with enhanced energy performance. This ambitious sustainability mandate is tied directly to the ability to access full site density, ensuring that greener design isn’t optional—it’s foundational.

The Lonsdale Energy Corporation’s district energy system will also expand into the area, providing clean thermal energy. Green roofs, rain gardens, permeable pathways, and stormwater management systems are being integrated to manage runoff and reduce environmental impact. Parking is limited to discourage car dependency, and vehicle charging infrastructure is required for 20% of parking stalls.

Transit and Public Realm: A Neighbourhood Designed for Movement

A standout feature of the project is its integration with future transit plans, including a 100-foot-wide East 3rd Street corridor dedication for a potential rapid transit line. As part of Metro Vancouver’s Frequent Transit Development Area strategy, Moodyville is positioned to benefit from long-term regional investment in transportation.

The Spirit Trail, a multi-use path connecting Lower Lonsdale to surrounding communities, weaves through the neighbourhood, supported by new greenway connections and pedestrian-friendly lanes. The intent is to knit Moodyville into a larger, walkable, bike-friendly urban fabric.

Community-Driven and Carefully Reviewed

None of this came together overnight. The Moodyville Area Plan was shaped through multiple rounds of public consultation, open houses, and workshops dating back to 2015. From early draft guidelines to the final Public Hearing in May 2016, residents, city staff, and advisory panels worked collaboratively to shape a plan that balanced growth with livability.

While the zoning now allows for streamlined development, every project still requires a Development Permit and is assessed for alignment with the design guidelines. Applicants must notify neighbours, demonstrate environmental compliance, and ensure architectural quality before permits are approved.

Moodyville’s Next Chapter

The Moodyville redevelopment represents more than new buildings—it’s a vision for a resilient, inclusive, and connected community. With strong roots and a forward-looking blueprint, this North Vancouver neighbourhood is poised to become a flagship example of urban transformation done right.

Curious how the Moodyville Area Plan might shape the future of North Vancouver real estate? We’re keeping a close eye on projects like this so our clients always stay informed. Want to be one of them?

Major upgrade set to modernize and expand services for adults 55+ as part of the largest community recreation investment in North Vancouver’s history.

The City of North Vancouver is building a brighter future for its senior residents. As part of the sweeping redevelopment of the Harry Jerome Community Recreation Centre (HJCRC), a brand-new Silver Harbour Seniors’ Activity Centre is rising in Central Lonsdale. This state-of-the-art facility will replace the aging centre built in 1973, with an opening slated for early 2026.

The project promises a purpose-built space designed to support inclusive, accessible, and dynamic programming for adults 55 and older — with more room, better amenities, and a strong connection to the broader community recreation ecosystem.

A Next-Generation Seniors’ Hub

Tucked beside the new HJCRC, the future Silver Harbour Centre will span 21,000 sq. ft. over two storeys — a considerable upgrade in both space and design compared to the original structure. The co-location allows seniors to stay closely connected with the new community centre, enabling smoother integration between programs and shared services.

Inside, the new centre is all about flexibility and comfort. There will be expanded and adaptable programming areas, larger elevators and hallways for mobility aids, more washrooms, and a large dining space supported by a fully equipped commercial-grade kitchen. Silver Harbour currently runs over 75 programs ranging from tai chi and choir to woodworking and pottery, and the new layout is tailored to accommodate both current favourites and future offerings with ease.

Prioritizing Accessibility, Comfort, and Safety

Accessibility is at the heart of the redesign. The City is aiming for Rick Hansen Foundation Accessibility Certification (RHFAC) Gold — one of the highest standards for barrier-free design in Canada.

Expect wider doorways, intuitive layout, and elevators equipped for all mobility needs. Hearing assistive technologies will be considered, and all washrooms and hallways are designed to meet or exceed modern accessibility codes. For visitors and staff, secure access points, 18 underground parking stalls, and a dedicated drop-off zone will make arriving and departing more convenient.

In terms of safety, the building’s construction will adhere to the latest seismic and fire codes, while also introducing better indoor air quality and acoustic comfort through advanced building systems.

Building Green for Generations to Come

Sustainability is another defining feature. The new centre will boast a high-efficiency building envelope, low-carbon mechanical systems, water-saving plumbing, and electric car and bicycle parking. Natural daylighting will be maximized throughout, contributing to energy savings while creating bright, welcoming interiors.

These green design features will not only reduce operational costs and environmental impact but also enhance thermal comfort, indoor air quality, and resilience to future climate conditions — ensuring the building serves the community for decades.

Construction Timeline and Transition Plan

The construction of the new Silver Harbour Centre is strategically timed to align with the broader HJCRC redevelopment. This approach allows for efficient use of resources and minimizes overlap-related delays or costs.

While the heavy lifting continues — including foundation, plumbing, and electrical work — current Silver Harbour programs will remain fully operational at the existing site. Members won’t experience any program interruptions during the transition. Once the new building is ready for occupancy in early 2026, the old centre will close its doors for good.

What to Expect During Construction

With progress underway, local residents and businesses in the Central Lonsdale area may notice typical construction-related disruptions. These include occasional noise, vibration, and traffic changes near the existing centre. However, the City has implemented a communications and traffic management plan to keep the community informed and minimize day-to-day impacts.

A New Chapter for Silver Harbour

The New Silver Harbour Seniors’ Activity Centre represents a generational investment in community wellness, connection, and active aging. More than just a building, it’s a vision for a more inclusive and engaging future for North Vancouver’s older adults.

Curious how this transformation might shape the future of Central Lonsdale? We’re closely watching community investments like this — and helping our clients stay ahead of the curve. Want to be one of them?

A bustling shipyard reborn as a vibrant community and cultural hub, The Shipyards District in Lower Lonsdale is a shining example of thoughtful redevelopment and regenerative tourism in British Columbia.

Nestled on the central waterfront of North Vancouver, The Shipyards District has transformed from a hub of industrial shipbuilding into one of Metro Vancouver’s most dynamic and community-centric destinations. With roots that trace back to Squamish Nation land and a legacy in Canada’s wartime ship production, the area now stands as a beacon of placemaking, blending historic preservation, modern amenities, and inclusive programming.

A Historic Shipyard Turned Community Destination

The story of The Shipyards begins in 1906 when Alfred Wallace established the Wallace Shipyard at the foot of Lonsdale Avenue. Throughout the 20th century, it played a pivotal role in Canadian shipbuilding, especially during World War II when it contributed to producing Victory Ships. Following industrial decline and ownership changes in the 1970s, the site fell into disuse. But visionaries like city planner Gary Penway saw potential in preserving the area’s heritage while opening it up to public life.

After decades of advocacy, planning studies, and rezoning efforts, The Shipyards District officially began its renaissance in the early 2000s. By 2017, redevelopment gained momentum, culminating in a multifaceted public space that honors its past while inviting future generations to engage with it in new ways.

What’s at The Shipyards Today?

Today, The Shipyards offers over 84,000 square feet of commercial and community space filled with restaurants, cafés, retail shops, and a boutique hotel. But what truly sets it apart is its role as a four-season destination:

• Skating in Winter, Splashing in Summer: A 12,000 sq ft public skating rink transforms into an 8,000 sq ft water play park during warmer months, all sheltered under a retractable roof fashioned from the historic Machine Shop building.

• Heritage Meets Modern Design: While many original structures were lost, significant heritage elements remain, including partial reconstructions and visual storytelling through murals and architecture.

• Event Infrastructure: Recent infrastructure upgrades completed in 2024—including new water systems, electrical lines, and a public drinking fountain—now allow for more sustainable events and reduced generator use.

Powered by Partnerships

The success of The Shipyards District is owed largely to collaborative governance and visionary partnerships:

• City of North Vancouver: As landowner and infrastructure builder, the City plays a key role in year-round activation.

• Quay North Urban Development: Oversees Lot 5’s commercial development and manages nearby Lonsdale Quay, bringing decades of placemaking experience.

• The Polygon Gallery: Anchors the cultural experience with media arts exhibitions accessible by donation.

• The Shipyards District BIA: Represents local businesses and drives branding, marketing, and investment into community initiatives.

• Seaspan and Tourism Operators: Maintain a strong working waterfront while connecting The Shipyards with broader regional tourism circuits.

A Model of Regenerative Tourism

Beyond its economic and aesthetic value, The Shipyards District emphasizes sustainability, education, and inclusivity:

• Community Gardens: With 34 planter boxes offering edible plants to the public, the gardens are part of a food security initiative tied to local school tours and education.

• Cultural Precinct: Home to six museums and galleries—including MONOVA—the district reflects North Vancouver’s and Indigenous histories through accessible programming and public art.

• Youth Empowerment: Local mural projects provide mentorship for young artists, and public spaces regularly host free classes and car-free events.

A Connected, Accessible, and Growing Destination

Easily reached via the SeaBus from downtown Vancouver or by regional buses, The Shipyards District is more than a tourist stop—it’s a transportation hub that integrates seamlessly into the city's fabric. Partnerships with tour operators and local attractions like Cypress Mountain and the Capilano Suspension Bridge are expanding its visitor reach.

Looking ahead, the BIA plans to improve wayfinding, encourage exploration deeper into Lower Lonsdale, and support sustainable event infrastructure through climate-conscious energy solutions. With over 30,000 visitors attending the Shipyards Festival in 2022 alone, the district’s popularity shows no sign of slowing.

More Than a Makeover—A Community Renaissance

From its wartime shipbuilding roots to its modern role as a lively waterfront plaza, The Shipyards District is a testament to what visionary city planning and community collaboration can achieve. With its seamless blend of heritage, recreation, and regeneration, it has become not only a beloved local spot but also a model for other cities seeking to breathe new life into legacy industrial spaces.

Curious how revitalizations like this could shape the future of North Vancouver’s neighbourhoods? We’re keeping a close eye on projects like The Shipyards so our clients stay a step ahead. Want to be one of them?

Lower Lonsdale’s community heartbeat is getting a powerful upgrade. The North Shore Neighbourhood Hub Redevelopment—a visionary project bringing affordable housing, critical care services, and vibrant public amenities—is officially underway, with the first phase expected to wrap up in Fall 2025.

A New Era for the North Shore Neighbourhood House

The North Shore Neighbourhood House (NSNH), a cornerstone of Lower Lonsdale since 1967, is being completely reimagined as part of a transformative multi-phase redevelopment. Situated on City-owned land between East 1st and East 2nd Streets and bordered by Saint Georges and Saint Andrews Avenues, the 0.87-hectare site will become a dynamic community hub. At its heart: a brand-new 29,000-square-foot NSNH facility, integrated with affordable housing, health services, and enhanced park space.

The City of North Vancouver, in partnership with non-profit developers and care providers, is spearheading the project to meet growing demand for community services, accessible housing, and inclusive urban design. With construction now progressing, the neighbourhood is beginning to witness a vision take shape—one rooted in equity, sustainability, and belonging.

What’s Coming: Housing, Health Services, and a Revitalized Park

Phase 1, currently under construction in the site’s northwest corner, features a six-storey building offering 89 units of below-market rental housing. Operated by Catalyst Community Developments, it also includes an 18-bed overnight adult respite care centre on the ground floor—run by the Health & Home Care Society of BC. Completion is slated for Fall 2025.

Phase 2, expected to break ground in early 2025, introduces the new NSNH facility and 179 non-profit rental homes. Rising 18 storeys in the southwest portion of the site, the mass timber building will dedicate its first three levels to the community house, which will host:

• 37 licensed childcare spaces

• A child development program for 250 children with developmental delays

• Teen clubs and youth programs

• Seniors wellness and stroke recovery services

• Volunteer initiatives and navigational support

• And a vital food bank currently serving over 1,100 households weekly

The residential component—managed in part by Hollyburn Family Services—will include 30% below-market rentals, reinforcing the City’s focus on affordability and diverse housing options.

Phase 3 will follow in 2028 with the renewal of Derek Inman Park. The much-loved green space will be redesigned with input from the community to ensure it continues to serve as a vibrant, welcoming destination for all ages and abilities. The upgraded park will feature multiple access points, improved circulation paths, and enhanced amenities that reflect neighbourhood values.

Built on Sustainability and Inclusion

This project aligns closely with the City’s Official Community Plan and Sustainable City Framework. New buildings must meet advanced BC Energy Step Code targets and collaborate with Lonsdale Energy Corporation to minimize carbon emissions. Trees impacted during construction will be replaced, and native, drought-resistant species will feature in the landscaping.

Design guidelines emphasize transparency, safety, and accessibility. Ground floors are intended to foster casual surveillance and human connection. Building entrances will prioritize pedestrian experience, with special attention given to street activation and integrating indoor programs with outdoor park space.

The Allen Residence—a heritage “B” building on-site—will be thoughtfully incorporated to honour Lower Lonsdale’s rich history.

Community Roots, Future-Focused

NSNH has been a lifeline for Lower Lonsdale residents for decades. Its redevelopment is not just a facelift—it’s a bold step forward for the neighbourhood. The project was shaped by public engagement efforts in 2021, including online surveys and virtual information sessions. Residents voiced a desire for a community-driven identity, inclusive design, and safer, more connected public spaces—all of which have been embedded into the project’s DNA.

As Phase 2 nears construction, temporary impacts like tree removals, road closures, and playground relocations are expected. But the City has emphasized its commitment to transparency and mitigation, with regular updates and clear signage for affected areas.

Curious how this transformation could shape the future of Lower Lonsdale? We're keeping a close eye on developments like the North Shore Neighbourhood Hub Redevelopment to help our clients stay ahead of the curve. Want to be one of them?

As the City of North Vancouver moves forward with ambitious plans to transform its recreational infrastructure, one of the community’s most beloved athletic organizations is preparing for a new chapter. Flicka Gymnastics Club, a longtime pillar of North Shore athletics, will relocate to the revitalized Mickey McDougall Community Recreation Centre—a move made possible by a strategic partnership between the club and the City.

A Legacy in Motion: Flicka’s Next Leap

Flicka Gymnastics has been a vital part of the North Shore’s athletic culture since 1962. Known for cultivating excellence in gymnastics and instilling confidence in youth—especially girls—the club has operated out of the aging Harry Jerome Community Recreation Centre (HJCRC) since 2000. But with HJCRC set to close for redevelopment, Flicka faced the challenge of finding a new space that could continue to support its diverse programming and high-performance training.

Enter the Mickey McDougall Community Recreation Centre, a City-owned facility with deep community roots of its own. Originally built in 1967 as a school, the building has served as a multipurpose recreation centre since 1982. Now, thanks to a 10-year lease agreement (renewable for another 10 years) formalized in a 2021 Memorandum of Understanding (MOU), Mickey McDougall is being transformed into Flicka’s new home.

From Feasibility to Renovation: Planning a Purpose-Built Gymnastics Facility

The relocation was far from a quick fix. The City and Flicka conducted a joint feasibility study to assess options for the club’s future. Building a brand-new facility was estimated at over $24 million—an impractical solution. Instead, upgrading Mickey McDougall emerged as the most cost-effective and timely alternative.

Improvements are underway to retrofit the building to meet the specific needs of a gymnastics training environment. Holaco Construction, now active on-site, is wrapping up demolition work and has begun interior renovations and targeted exterior upgrades. The revitalization will introduce modern training amenities, enhanced accessibility, energy-efficient systems, and a new entrance—all designed to serve Flicka’s athletes and the broader community for years to come.

While some minor upgrades began earlier, major construction is concentrated in 2024 and 2025. Flicka is expected to move in by early 2026—just as the new Harry Jerome Community Recreation Centre is slated to open.

Community Investment and Green Infrastructure

The Mickey McDougall upgrades are backed by a $2.2 million grant announced in August 2022, part of the federal government’s Green and Inclusive Community Buildings (GICB) program. This funding emphasizes sustainability and accessibility, aligning with broader climate goals and equity-based infrastructure planning.

These investments are more than just cosmetic; they represent the City’s commitment to ensuring that beloved organizations like Flicka remain deeply rooted in North Vancouver while moving toward a greener, more inclusive future.

A Bigger Vision: North Vancouver’s Recreation Evolution

The relocation of Flicka is a key piece of North Vancouver’s much larger recreational puzzle. With the aging HJCRC being replaced by a bold new facility offering an arena, aquatic centre, skate park, fitness zones, and more, the City is reimagining how its residents interact with public space and wellness services. An Interim Services Plan, developed in coordination with the North Vancouver Recreation and Culture Commission, helps bridge the gap during construction by maximizing capacity at other centres and identifying temporary venues.

Together, the new Harry Jerome Community Recreation Centre, the modernized Mickey McDougall site, and the neighboring North Vancouver Lawn Bowling Club will form a vibrant, interconnected recreation and community hub. It’s a vision rooted in continuity and growth—ensuring existing community assets are not lost in the shuffle, but rather repositioned to thrive in a new era.

Looking Ahead

For Flicka Gymnastics and its many athletes—some of whom have gone on to Olympic competition—this move isn’t just a change of address. It’s a carefully planned leap into the future that safeguards the club’s legacy while opening new doors.

Curious how the new community hub could shape life in North Vancouver? We’re keeping a close eye on major projects like this—so our clients always stay ahead of the curve. Want to be one of them?

The City of North Vancouver is reshaping the future of its Central Lonsdale neighbourhood with a focused study that could introduce a wide range of new housing forms—duplexes, rowhouses, and garden apartments—between East 13th and East 19th Streets. Known as the Duplex Special Study, this initiative is part of the City's broader Housing Action Plan (2016) and responds to mounting calls for more diverse, affordable housing close to transit and amenities.

A Long-Awaited Shift in Central Lonsdale

Spurred by resident requests and housing policy goals, the Duplex Special Study zeroes in on the 300 blocks east of Lonsdale Avenue, an area that’s been gradually transitioning from single-family zoning for decades. The study area includes 146 properties, historically zoned for lower-density use. But change has been building since at least 2014, when some properties were designated Residential Level 2 in the Official Community Plan (OCP), setting the stage for future duplex and low-density multifamily developments.

In 2017, the City officially launched the study to evaluate how best to support a more inclusive mix of ground-oriented housing. After years of engagement—including surveys, open houses, and planning analysis—the City proposed a robust plan that balances the need for affordability, gentle density, and livability.

What’s Changing: From Single Homes to Smart Density

Following extensive community input and technical analysis, City planners landed on a recommended option that would open the door to a mix of low-rise housing types across the area:

• 88 lots would allow standard and small-lot duplexes (0.5 FSR)

• 51 lots would permit rowhouses or townhouses (0.75 FSR)

• 7 lots would support garden apartments (1.0 FSR)

This plan significantly increases the potential for secondary suites across the study area, helping add discreet rental stock while maintaining the area’s low-rise character. Notably, the proposed changes would eliminate the need for individual rezonings, replacing them with area-wide zoning—an approach many residents said would streamline the process and remove barriers to gentle infill.

Two-Stage Implementation Underway

To ease implementation, the City divided the plan into two parts:

Stage 1 – Northern Part (2021)
Focusing on 88 properties mostly zoned One Unit Residential (RS-1), this phase introduced a rezoning to Two Unit Residential (RT-1) and updated the OCP to Residential Level 2. The bylaws—OCP Amendment No. 8757 and Zoning Amendment No. 8758—were passed after a public hearing in November 2021, enabling duplexes through the standard building permit process.

Stage 2 – Southern Part (2022 and beyond)
Still in the planning phase, Stage 2 targets the 51 rowhouse-eligible lots and 7 garden apartment sites, requiring more detailed guidance and potentially new zoning tools. This stage will also incorporate the City’s Density Bonus & Community Benefits Policy, which mandates cash contributions from developers based on added density for Residential Levels 3 and 4.

Community Voices: Affordability, Livability, and Trade-Offs

From early surveys to public hearings, residents have voiced broad support for the plan—especially for duplexes and rowhouses—as a way to promote affordable homeownership and support “right-sizing” options for empty nesters. However, some concerns persist. These include:

• Parking pressures, particularly around Lions Gate Hospital

• School capacity, flagged by the North Vancouver School District as a future concern

• Gentrification risks, including possible displacement of renters

• Developer windfalls, should land values increase with zoning upgrades

The City addressed these concerns through infrastructure reviews, park access studies, and collaborative talks with the school board. It also acknowledged the tension between affordability and developer feasibility, particularly in discussions about green building standards and net-zero goals.

A Blueprint for the Missing Middle

The Duplex Special Study stands as a model for what many cities across Metro Vancouver are grappling with: how to thoughtfully densify established neighbourhoods without overwhelming infrastructure or losing community character. Ground-oriented housing near transit, shops, and parks delivers sustainability, walkability, and affordability in one package.

For Central Lonsdale, it’s a tangible step toward a more inclusive, livable future—one duplex or rowhouse at a time.

Wondering how these changes could impact Central Lonsdale real estate? We're watching this shift closely to help our clients stay ahead in a changing market. Want to be part of the conversation? Let’s connect.

The City of North Vancouver is poised for a transformative redevelopment through a creative land exchange with Darwin Properties Ltd., one that could see the City’s outdated Operations Centre relocated and replaced with a new residential hub. The initiative balances civic infrastructure renewal with ambitious urban planning — introducing a state-of-the-art public works facility, a new five-acre creekside park, and a mid-rise housing community designed with sustainability at its core.

A Landmark Land Swap: City and Darwin Properties Partner for Civic Renewal

At the heart of the plan is an innovative land exchange deal. Instead of the City bearing the cost of upgrading its existing, deteriorating Operations Centre at 720 West 2nd Street, developer Darwin Properties will construct a brand-new, energy-efficient facility at 61 Bewicke Avenue. In return, Darwin will acquire and redevelop the current Operations Centre site into a residential village. The goal? A near cost-neutral deal for the City, while unlocking new opportunities for housing, green space, and urban livability.

The City Council has endorsed the vision, moving forward with amendments to the Official Community Plan and rezoning processes to support the shift.

Site A: From Works Yard to Waterfront Village

Current State:
The existing Operations Centre, tucked below Marine Drive and bordered by key arteries like Bewicke Avenue and Fell Avenue, is described as outdated, inefficient, and seismically vulnerable. Its aging buildings no longer align with operational demands or sustainability standards. Environmental remediation is also constrained while the site remains in use.

The Vision for Redevelopment:
The proposal reimagines this industrial zone as “Creek Crossing” — a mid-rise residential community with approximately 350–375 units. Building heights will range from five to six storeys, with a blend of family-friendly units integrated into an animated ground plane. Drawing inspiration from the Marine Drive Planning Study, the development embraces a density of 1.88 FSR and incorporates natural amenities like Mosquito Creek, which runs along the site’s western edge.

Key design principles include:

• Linear Park and Greenways: A significant new public space along Mosquito Creek, including trails and tot lots.

• Woonerf-Style Streets: Pedestrian-friendly, shared streetscapes through and around the site.

• Sustainable Architecture: Connection to the Lonsdale Energy Corporation, passive design strategies, and green infrastructure.

• Phased, Thoughtful Growth: Buildings will be introduced in stages, with each phase maintaining a complete, community-minded atmosphere.

Vehicular access will be primarily via a new bridge at West 3rd Street, while pedestrian links will extend under viaducts and connect with surrounding neighbourhoods.

Site B: A Modern Public Works Hub at 61 Bewicke Avenue

The New Operations Centre:
Located on a long-vacant, environmentally remediated lot just north of the railway tracks, the new facility will be tailored to 21st-century needs. Designed to LEED Silver and Post Disaster standards, it will ensure the City can maintain critical operations even after a major earthquake.

Highlights include:

• Integration with the LEC district energy system.

• High-efficiency design and modern vehicle access.

• Public-facing amenities like a greenhouse and enhanced landscaping.

• Parking access shared with adjacent park users during evenings and weekends.

This new centre will occupy roughly four acres and sits adjacent to the planned Creekside Park — further anchoring this area as a civic and green gateway to the City.

Creekside Park: A Green Ribbon Through the City

Perhaps one of the most community-forward outcomes of the exchange is the creation of a five-acre Creekside Park, enhancing pedestrian access and ecological restoration along Mosquito Creek. This park, a cornerstone of the City’s sustainability goals, will offer riparian trails, bicycle routes, and natural recreational spaces while maximizing environmental value.

The development also envisions:

• Trailheads and under-viaduct connections to Bewicke Avenue.

• A continuous east-west pedestrian corridor.

• Visual and physical integration with adjacent neighbourhoods and streetscapes.

Community Engagement and Next Steps

This comprehensive plan is undergoing review by several advisory bodies, including the Advisory Planning Commission and Design Panel, with robust community consultation underway. A town hall at the existing Operations Centre and public hearings aim to gather feedback on issues such as housing diversity, environmental stewardship, and indigenous consultation with the Squamish Nation.

Pending approvals, the timeline (originally projected in 2011) includes construction of the new Operations Centre first, followed by the demolition and sale of the old site, and eventually the phased development of Creek Crossing.

A Model for Integrated Urban Development

The City of North Vancouver’s Operations Centre relocation and land exchange presents a forward-thinking urban solution. By leveraging land value and private development expertise, the City is poised to enhance its infrastructure, add housing stock, restore natural ecosystems, and expand public space — all with minimal taxpayer cost.

Curious how this could shape the future of the Marine Drive corridor or Lower Lonsdale? We’re keeping a close eye on projects like this so our clients always stay informed. Want to be one of them?

The City of North Vancouver is poised for a transformative redevelopment through a creative land exchange with Darwin Properties Ltd., one that could see the City’s outdated Operations Centre relocated and replaced with a new residential hub. The initiative balances civic infrastructure renewal with ambitious urban planning — introducing a state-of-the-art public works facility, a new five-acre creekside park, and a mid-rise housing community designed with sustainability at its core.

A Landmark Land Swap: City and Darwin Properties Partner for Civic Renewal

At the heart of the plan is an innovative land exchange deal. Instead of the City bearing the cost of upgrading its existing, deteriorating Operations Centre at 720 West 2nd Street, developer Darwin Properties will construct a brand-new, energy-efficient facility at 61 Bewicke Avenue. In return, Darwin will acquire and redevelop the current Operations Centre site into a residential village. The goal? A near cost-neutral deal for the City, while unlocking new opportunities for housing, green space, and urban livability.

The City Council has endorsed the vision, moving forward with amendments to the Official Community Plan and rezoning processes to support the shift.

Site A: From Works Yard to Waterfront Village

Current State:
The existing Operations Centre, tucked below Marine Drive and bordered by key arteries like Bewicke Avenue and Fell Avenue, is described as outdated, inefficient, and seismically vulnerable. Its aging buildings no longer align with operational demands or sustainability standards. Environmental remediation is also constrained while the site remains in use.

The Vision for Redevelopment:
The proposal reimagines this industrial zone as “Creek Crossing” — a mid-rise residential community with approximately 350–375 units. Building heights will range from five to six storeys, with a blend of family-friendly units integrated into an animated ground plane. Drawing inspiration from the Marine Drive Planning Study, the development embraces a density of 1.88 FSR and incorporates natural amenities like Mosquito Creek, which runs along the site’s western edge.

Key design principles include:

• Linear Park and Greenways: A significant new public space along Mosquito Creek, including trails and tot lots.

• Woonerf-Style Streets: Pedestrian-friendly, shared streetscapes through and around the site.

• Sustainable Architecture: Connection to the Lonsdale Energy Corporation, passive design strategies, and green infrastructure.

• Phased, Thoughtful Growth: Buildings will be introduced in stages, with each phase maintaining a complete, community-minded atmosphere.

Vehicular access will be primarily via a new bridge at West 3rd Street, while pedestrian links will extend under viaducts and connect with surrounding neighbourhoods.

Site B: A Modern Public Works Hub at 61 Bewicke Avenue

The New Operations Centre:
Located on a long-vacant, environmentally remediated lot just north of the railway tracks, the new facility will be tailored to 21st-century needs. Designed to LEED Silver and Post Disaster standards, it will ensure the City can maintain critical operations even after a major earthquake.

Highlights include:

• Integration with the LEC district energy system.

• High-efficiency design and modern vehicle access.

• Public-facing amenities like a greenhouse and enhanced landscaping.

• Parking access shared with adjacent park users during evenings and weekends.

This new centre will occupy roughly four acres and sits adjacent to the planned Creekside Park — further anchoring this area as a civic and green gateway to the City.

Creekside Park: A Green Ribbon Through the City

Perhaps one of the most community-forward outcomes of the exchange is the creation of a five-acre Creekside Park, enhancing pedestrian access and ecological restoration along Mosquito Creek. This park, a cornerstone of the City’s sustainability goals, will offer riparian trails, bicycle routes, and natural recreational spaces while maximizing environmental value.

The development also envisions:

• Trailheads and under-viaduct connections to Bewicke Avenue.

• A continuous east-west pedestrian corridor.

• Visual and physical integration with adjacent neighbourhoods and streetscapes.

Community Engagement and Next Steps

This comprehensive plan is undergoing review by several advisory bodies, including the Advisory Planning Commission and Design Panel, with robust community consultation underway. A town hall at the existing Operations Centre and public hearings aim to gather feedback on issues such as housing diversity, environmental stewardship, and indigenous consultation with the Squamish Nation.

Pending approvals, the timeline (originally projected in 2011) includes construction of the new Operations Centre first, followed by the demolition and sale of the old site, and eventually the phased development of Creek Crossing.

A Model for Integrated Urban Development

The City of North Vancouver’s Operations Centre relocation and land exchange presents a forward-thinking urban solution. By leveraging land value and private development expertise, the City is poised to enhance its infrastructure, add housing stock, restore natural ecosystems, and expand public space — all with minimal taxpayer cost.

Curious how this could shape the future of the Marine Drive corridor or Lower Lonsdale? We’re keeping a close eye on projects like this so our clients always stay informed. Want to be one of them?