Stop Development in Lynn Valley Residential Areas

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Attention: All Residents of Lynn Valley / District of North Vancouver

UPDATE: April 24, 2021

Public input for the 1630 Lynn Valley Road preliminary development proposal is only open for 4 more days. Take time to give your input at https://dnv.civilspace.io/en/projects/1630-lynn-valley-road by April 28, 2021 at 8:00 pm. Voice your opinion and be heard!

You can simply write “I strongly oppose this proposed development”, but for greater impact, please write 2 to 3 sentences outlining your main objections.

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ATTENTION all residents of Lynn Valley / District of North Vancouver

UPDATE: April 11, 2021

April 14 to 28, 2021, ARE THE DATES FOR EARLY PUBLIC INPUT for the development of 1630 Lynn Valley Road that can be viewed by clicking the link https://www.dnv.org/1630-lynn-valley-road

April 14 to 28 is a critical opportunity time to VOICE OUR OPINIONS on this proposed development that includes:

  • 96 apartment units
  • 4 story buildings that are 52.5 feet in height (16 meters)
  • 1 level of underground parking

Most importantly, this proposed development will require both rezoning and an Official Community Plan amendment as its current classification is for Public Assembly that does not allow for apartments or multi-family buildings of this significantly increased density and height. It was never the vision of the Official Community Plan to have any multi-family building complexes in this 100% single family home residential neighbourhood. If this application is approved, it could signal the beginning of more higher density complexes in all residential neighbourhoods in the District of North Vancouver and the end of single family home neighbourhoods. An apartment complex such as this may even be built next to your home.

Due to COVID-19, the District of North Vancouver has chosen to have all public input given on-line on the District website project site. This replaces any in-person meetings so there will not be any in-person Public Information Meeting where you can stand at a microphone, speak, give your opinions and ask questions.  This will all be done virtually online and will not be a live ZOOM interactive meeting either.

This is a critical opportunity to give Public Input such as providing comments on this proposed development as well as asking any questions we may have.  At the end of the 2 weeks of putting our Public Input on the District project site on April 28, 2021, Helen Cain, the district planner assigned to this case, will compile all the Public Input that she has received so far, along with other information, and write a detailed report that she gives to the developer of 1630 Lynn Valley Road. We will need to continue sending our input such as written letters, emails and phone calls to Helen Cain, district planner, at 604 990 3859, hcain@dnv.org and cainh@dnv.org as well as to Mayor Little and all the council members whose contact information is listed below in a previous update. Letters can also be dropped in the drop-box outside the main door of the District office or mailed to :

District of North Vancouver

355 West Queens Road

North Vancouver V7N 4N5

A sample letter is shown below and you may copy, cut and paste or use the whole letter to send to Helen Cain.

Thank you once again for all your support.

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SAMPLE LETTER

To Helen Cain, Mayor Little and the North Vancouver District Council members,

I am writing this letter to strongly OPPOSE the preliminary development proposal for 1630 Lynn Valley Road, the site of the Lynn Valley Royal Canadian Legion #114, that includes 96 apartment units, 4 story buildings, 1 level of underground parking, space for the Legion and community space.  

My reasons for OPPOSING this development include the following:

1.  This development does NOT follow the DNV Official Community Plan (OCP) guidelines.
The OCP promises to protect and respect existing residential neighbourhoods and their character and form and limit growth in these areas. The OCP sets the direction for growth and change in the District through 2030 as guided by the community’s vision. The updated 2018 version of the OCP continues to be committed to the promise to protect residential areas with growth focussed in the Town Center. 

2. This development should NOT be in a residential area.
The proposed site is more that 1 km north-east of the Town Center and is NOT appropriate for this kind of development in a 100% single family home residential area. The Official Community Plan limits growth to the Town Center and transit corridors south of the Town Center. The General Land Use Plan sets out to locate higher density forms in the core of the Town Center so that new residents may walk to and from shops, community and recreational services, cultural events and potential employment. The focus is for ground oriented multifamily housing, such as townhomes, to be placed along the edges of the Town Center and transition sensitively to surrounding low density residential areas.  

The most recent Official Community Plan Implementation Review Report Summary in 2017 reaffirmed that denser development in the Town Centers reduces environmental footprints and creates more complete neighbourhoods, providing residents access to shops, services and amenities nearby. This can result in less reliance on the need for a car. Development in centers also reduces environmental footprints by avoiding new sprawling development and instead focussing growth in the Town Center.

3. This development will result in LOSS of precious Public Assembly land that serves the social needs of the existing community.
This development seeks to rezone the land from its current Public Assembly land designation to Institutional/Residential Mixed Use. Currently this land is privately owned but still designated Public Assembly Land. Rezoning this land to accommodate such a development would result in the loss of precious Public Assembly land. While a community room has been added to the proposed development, it will not make up for the loss of the huge parking lot space where many community events have taken place. These include Christmas tree sales and after Christmas tree chipping, Remembrance Day parades, vintage car shows, many barbecues, to name just a few events. In the multiple new Town Center developments there is no new space specifically designated for Public Assembly. With the booming population in Lynn Valley it is very important to keep the Public Assembly land intact with its sole purpose to serve the social needs of the existing community and to improve the quality of life of the community. In the District of North Vancouver Public Assembly Lands Strategy 2013, rezoning of public Assembly lands must fit with the overall land use direction and the OCP and Town Center plans. 

4. This development will INCREASE the ENVIRONMENTAL FOOTPRINT and does NOT fit with the Land Use Plan.
The size of the proposed development will tower over the neighboring homes and again does NOT fit with the land use plan to "transition sensitively to the surrounding low density residential areas". The possibility of having up to 200 to 300 new residents in this 96 unit apartment building will limit parking for residents and their visitors especially with the new, much needed bike lane allowing parking on only one side of Lynn Valley Road. The increased noise, traffic congestion and parking will increase the environmental footprint. 

5. IF this land does end up being rezoned, it would be more suitable for single family homes or 2 level townhomes that would maintain the form and character of the single family residential neighbourhoods as promised by the Official Community Plan. Single family home neighbourhoods need to be protected in the entire District of North Vancouver. This proposed development should not be allowed to target these neighbourhoods and set a precedent for high density development ultimately leading to the demise of single family home neighbourhoods. 

To conclude, this proposed development does not follow the guidelines provided by the Official Community Plan to protect and respect residential neighbourhoods and retain their character and form. Higher density apartment buildings should be built in or adjacent to the Town Center. Public Assembly land should be maintained to serve the social needs of the existing community. New development should NOT increase the Environmental Footprint. If this land is rezoned, this area is better suited for single family homes or 2 level townhomes that maintain the character and form of these neighbourhoods rather than setting a precedent throughout the District of North Vancouver for future high density development. 

Sincerely, 

(Your Name)

_________________________________________________________________

Update: January 30, 2021

The Preliminary Development Application for the Lynn Valley Legion is now listed on the District of North Vancouver website under Significant developments being considered:

https://www.dnv.org/1630-lynn-valley-road

The highlights are the same as previously listed here on December 3, 2020 and include:

  • 97 rental units
  • 4 stories

Importantly, this will require rezoning and an Official Community Plan amendment.

There are still NO pictures or plans for the proposed structure provided. 

There should soon be an opportunity for PUBLIC INPUT on the District of North Vancouver website: https://www.dnv.org/1630-lynn-valley-road. A further update will be sent once the dates for this PUBLIC INPUT are known.

Public input will be restricted to online feedback for a limited time and there will be no in-person sessions. 

Helen Cain is the District planner assigned to this development proposal and can be contacted directly at 604-990-3859 or cainh@dnv.org

Everyone can still send letters (please see sample below), emails or call the mayor or any of the councillors regarding this development. Their contact information can be found here: https://www.dnv.org/government-administration/mayor-and-councillors

Thank you for your continued support.

__________________________________________________________________

Update: December 3, 2020

Did you know that Lynn Valley’s Royal Canadian Legion Branch 114 at 1630 Lynn Valley Road could soon change from its existing form to a 4 story, 97 unit rental building? An example is shown in the picture above.

Here are the details of the preliminary proposed development application for the Lynn Valley Legion site at 1630 Lynn Valley Road that was submitted by the developer to the District of North Vancouver (DNV). These details have been confirmed by District planner, Helen Cain.  

1.  97 rental units (10 non-market units and 87 market rental units)
2.  4 story building
3.  1 level of underground parking
4.  commercial kitchen
5.  community space
6.  space for the Lynn Valley Legion

NOW IS THE TIME TO VOICE OUR OPINION ABOUT THIS PRELIMINARY PROPOSED DEVELOPMENT and share our thoughts by writing, emailing or calling the Mayor, council members or District planning department. A sample letter is included at the end of this update that you may view, cut and paste, or use the whole letter to send to any or all of the people listed below.

Relevant contact information:

North Vancouver District Phone Number: 604-990-2311

Planning department:  604-990-2480
planning@dnv.org

Council Members:

  • Mayor Mike Little: 604-990-2208 (office), 604-209-3971 (cell), mayor@dnv.org 
  • Jordan Back: 604-313-8192 (cell), backj@dnv.org
  • Mathew Bond: 604-783-9650, bondm@dnv.org
  • Megan Curren: 604-219-3067 (cell), currenm@dnv.org
  • Betty Forbes: 604-880-3381 (cell), forbesb@dnv.org                   
  • Jim Hanson: 604-984-7555 (office), 604-505-3500 (cell), hansonj@dnv.org
  • Lisa Muri: 604-209-9770, muril@dnv.org

Development proposals under consideration in the District of North Vancouver are considered either Minor developments or Significant developments, significant being more than 4 units. Unfortunately this preliminary development application by the developer was incorrectly listed as Minor on Oct. 14, 2020, then removed completely on Nov. 2, 2020, and is now still being prepared to be listed correctly under Significant Developments being considered. This will provide more detailed information rather than just “1630 Lynn Valley Rd Rezoning and OCP amendment for a new sustainable structure, garden and commercial kitchen ” that was originally listed under Minor developments. 

Once this is listed on the DNV website, the District planner confirmed that there will be an opportunity for EARLY PUBLIC INPUT. Due to COVID-19 there will NOT be an in-person Public Information Meeting where the public can attend, stand at a microphone and express our opinions and ask questions. This will NOT be an online ZOOM meeting either. Instead the DNV has chosen to replace these with a questionnaire type input. Questions that may be part of your input may include,  What input do you have about this development? and What questions do you have about this development?  This request for public input will only be open for a limited time period, after that, public input on the DNV website will close.  

Another UPDATE will be sent as soon as the preliminary development proposal appears on the DNV website. 

Letters can be mailed or dropped in the dropbox outside the main door of the District office at:

District of North Vancouver
355 West Queens Road
North Vancouver 
V7N 4N5

Sample Letter:

To Helen Cain, Mayor Little and the North Vancouver District Council members,

I am writing this letter to strongly OPPOSE the preliminary development proposal for 1630 Lynn Valley Road, the site of the Lynn Valley Royal Canadian Legion #114, that includes 96 apartment units, 4 story buildings, 1 level of underground parking, space for the Legion and community space.  

My reasons for OPPOSING this development include the following:

1.  This development does NOT follow the DNV Official Community Plan (OCP) guidelines.
The OCP promises to protect and respect existing residential neighbourhoods and their character and form and limit growth in these areas. The OCP sets the direction for growth and change in the District through 2030 as guided by the community’s vision. The updated 2018 version of the OCP continues to be committed to the promise to protect residential areas with growth focussed in the Town Center. 

2. This development should NOT be in a residential area.
The proposed site is more that 1 km north-east of the Town Center and is NOT appropriate for this kind of development in a 100% single family home residential area. The Official Community Plan limits growth to the Town Center and transit corridors south of the Town Center. The General Land Use Plan sets out to locate higher density forms in the core of the Town Center so that new residents may walk to and from shops, community and recreational services, cultural events and potential employment. The focus is for ground oriented multifamily housing, such as townhomes, to be placed along the edges of the Town Center and transition sensitively to surrounding low density residential areas.  

The most recent Official Community Plan Implementation Review Report Summary in 2017 reaffirmed that denser development in the Town Centers reduces environmental footprints and creates more complete neighbourhoods, providing residents access to shops, services and amenities nearby. This can result in less reliance on the need for a car. Development in centers also reduces environmental footprints by avoiding new sprawling development and instead focussing growth in the Town Center.

3. This development will result in LOSS of precious Public Assembly land that serves the social needs of the existing community.
This development seeks to rezone the land from its current Public Assembly land designation to Institutional Residential Mixed Use. Currently this land is privately owned but still designated Public Assembly Land. Rezoning this land to accommodate such a development would result in the loss of precious Public Assembly land. While a community room has been added to the proposed development, it will not make up for the loss of the huge parking lot space where many community events have taken place. These include Christmas tree sales and after Christmas tree chipping, Remembrance Day parades, vintage car shows, many barbecues, to name just a few events. In the multiple new Town Center developments there is no new space specifically designated for Public Assembly. With the booming population in Lynn Valley it is very important to keep the Public Assembly land intact with its sole purpose to serve the social needs of the existing community and to improve the quality of life of the community. In the District of North Vancouver Public Assembly Lands Strategy 2013, rezoning of public Assembly lands must fit with the overall land use direction and the OCP and Town Center plans. 

4. This development will INCREASE the ENVIRONMENTAL FOOTPRINT and does NOT fit with the Land Use Plan.
The size of the proposed development will tower over the neighboring homes and again does NOT fit with the land use plan to "transition sensitively to the surrounding low density residential areas". The possibility of having up to 200 to 300 new residents in this 96 unit rental building will limit parking for residents and their visitors especially with the new, much needed bike lane allowing parking on only one side of Lynn Valley Road. The increased noise, traffic congestion and parking will increase the environmental footprint. 

5. IF this land ends up being rezoned, it would be more suitable for single family homes or 2 level townhomes that would maintain the form and character of the single family residential neighbouhoods as promised by the Official Community Plan. Single family home areas need to be protected throughout the District of North Vancouver. This proposed development should not be allowed to target single family home neighbourhoods and set a precedent for high density development ultimately leading to the demise of single family home neighbourhoods. 

To conclude, this proposed development does not follow the guidelines provided by the Official Community Plan to protect and respect residential neighbourhoods and retain their character and form. Higher density apartment buildings should be built in or adjacent to the Town Center. Public Assembly land should be maintained to serve the social needs of the existing community. New development should NOT increase the Environmental Footprint. If this land is rezoned, it would be better  suited for single family homes or 2 level townhomes that maintain the character and form of these neighbourhoods rather than setting a precedent throughout the District of North Vancouver for future high density development. 

Sincerely, 

(Your Name Here)