Governance and Services

Public speaks to mall redevelopment

Passion was evident at last night’s public hearing into Bosa’s proposed redevelopment of Lynn Valley Mall, a culminating point in what has been an exhaustive and exhausting journey for North Van District staff and council, the developer, and the community itself.

The overflow crowd first heard a presentation from district staff, who explained key points regarding the proposed development that would include 399 residential units in six phased-in  buildings of various heights, and its context in the Official Community Plan adopted by district council in 2012.

Bosa  consultant Mark Sager and project architect Chris Dikeakos next spoke to the community support they have received for the “Whistleresque” design that features natural stone and timber building materials, a terraced-back building design, three open plazas and a $4.5 million public amenity package.

Lynn Valley updated drawing

 

Support was indeed evident from members of the public who addressed council about the development, most of whom said that the Lynn Valley core was in dire need of revitalization and the amenities that a higher-density usage of the area will bring. Some benefits quoted were more affordable housing that would give options to first-timers, downsizers, and the disabled; a more engaging, liveable town centre that would result in more people staying in the valley to do their shopping and socializing; and the preservation of our forests and single-family neighbourhoods through concentrating growth at the town core.

There were also detractors of the project and its two proposed 12-storey buildings, as well as those who liked the Bosa design but expressed concerns regarding traffic and increased density. Traffic has indeed emerged as a primary theme in this ongoing debate. Both North Vancouver District staff and Bosa Developments point to expert traffic studies indicating that new roads and other transit enhancements that are part and parcel of the project will result in a negligible impact on current traffic flow. For some people in the crowd, however, these studies were not enough to overcome their conviction that vehicular gridlock will be the inevitable result of the proposed densification.

Glenn MacKenzie stated that he is “proud to have been a critical voice” in the process, noting that community opposition resulted in Bosa’s originally proposed 22-storey buildings being drastically reduced in height. While he said that Bosa has made a good effort on its new design, though, he believes that there has been “blind acceptance” on NVD council for ongoing development and densification throughout the municipality.

Speaking in support of the proposal, longtime community volunteer Maureen Bragg said the town centre land “must be put to its highest and best use” and that “any decision we make must be an unselfish one.”

Presentations regarding what constitutes the “best use” of this valuable property continue tonight at District Hall, beginning at 7 p.m. in council chambers. The public hearing is expected to conclude this evening, with council scheduling a vote on the matter in the days to come. For more information about the public hearing process and the proposed development, click here.

 

April 16, 2014 in Blog, Current News, Development and Town Planning, Governance and Services

LV mall proposal goes to public hearing

This in from the North Van District website:

The rezoning proposal for the Bosa development (1175 Lynn Valley Road and 1280 East 27th Street) received first reading at Council on Monday, March 24, 2014. The development proposal has been referred to Public Hearing, which is the community’s formal opportunity to provide input to Council.

The Public Hearing will be held on April 15, 2014 at 6 pm at District Hall. The Agenda for the Council Meeting, including the Report to Council and attached bylaws, is available for review (Agenda Item 9.1) by clicking here [scroll to page 47]. For further information on the Development Application, click here.

(For our blog post about the recent public information night Bosa hosted regarding the project, click here.)

April 1, 2014 in Blog, Current News, Development and Town Planning, Governance and Services, Merchant Mentions

Crowd of 500+ hears Bosa proposal for Lynn Valley mall

Four hundred chairs had been set out, but they proved unequal to the task of seating the overflow crowd of residents who came out Wednesday night to learn more about the Bosa Developments proposal for the transformation of Lynn Valley Mall.

photo courtesy Maureen O'Brien

photo courtesy Maureen O’Brien

Some of them had previously attended an informal September presentation, during which Mark Sager outlined the new vision Bosa had developed based on months of dialogue with the community. (For an overview of the “mountain village” design, which includes a completely refurbished shopping mall and two 12-storey residential buildings, click here.)

“I don’t know if you realize how much your input has shaped this,” said Sager as he finished his slide presentation. “We have done our best to try as hard as we can to address the community’s wishes.”

Knowing that traffic is a big issue for those people concerned about increased densification in Lynn Valley, for example, Sager announced that Bosa Developments has offered to finance the addition of an extra lane at the entrance to the Trans-Canada Highway, at the highway overpass marking the end of Lynn Valley Road, a proposed improvement that has been met with enthusiasm by all levels of government involved.

The audience question-and-answer period that followed Sager’s presentation took place under the direction of Catherine Rockandel, an independent, third-party facilitator who described her role as ensuring that all voices were heard in an environment of “respect and civil conversation.” She noted that all comments coming from the floor would be recorded and included in her report to North Vancouver District Council – though at least two council members were spotted in the audience, taking in the evening for themselves.

Comments from the floor were very largely positive, with even those opposed to increased density in Lynn Valley tipping their hat to Bosa Developments for the compromises they have made in response to community feedback. Glenn MacKenzie, one of the founders of the “Stop Hirises” campaign in Lynn Valley, called Bosa “a great developer”, and focussed his criticism not on the plans themselves, but on the whole issue  of densification in Lynn Valley.

Most, people, however, seemed to think that a redevelopment of the area is long overdue.   Ron McLean and his wife moved to Lynn Valley almost 50 years ago, when a house cost three times his annual teacher’s salary. Now, he says, a house costs about 15 times the typical teacher’s salary, and the eight houses around him, which used to house 23 children between them, are now home to only four children. His own kids have had to move away, with the result that he and his wife don’t see their grandchildren more than three or four times a year. “I have to agree that high rises are appropriate,” he said. “We have to share the wealth of our community.”

Bosa proposalIan Jarvis was next to the microphone and waved across the crowd to Ron McLean. “I used to play soccer with your son, Cam,” he said. “We were often ‘those kids’ who hung out at the 7-11.”  He, too, wishes he could live back in Lynn Valley, and expressed his appreciation of the efforts being made to achieve greater housing diversity. When he saw the signs protesting the addition of high rises to the community, he assumed that 30 or 40-storey towers were being planned. “But 12 storeys, are you kidding me?” he said, prompting laughter from the audience. “That’s a high rise?”

While it is not uncommon for older, well-established residents to resist change in their neighbourhoods, many of the people speaking in favour of the proposal have in fact lived in Lynn Valley for decades. They pointed to increased community amenities, options for downsizing their housing, and the walkability of the Bosa redevelopment as attractive features of the proposal.

A resident of Craftsman Estates, who lives across the street from the mall and would be directly affected by the construction plans, also spoke in favour of the development. “I’m thoroughly impressed with the Mountain Village look and the willingness of Bosa to work with the community,” said Hazel Boyd, noting that the mall should offer a more robust business environment and that the District of North Vancouver needs more of a tax base to ensure future economic health.

There is still much to be discussed as the project is negotiated, however, including the best use of the allocated community amenity space, and ongoing dialogue about traffic management plans, aspects of which are already under way. This latter issue, of course, is not solely specific to the Bosa proposal, but an overall part of the District’s implementation of the Official Community Plan for Lynn Valley Town Centre. (Click here and scroll down to #4, Additional Information, for a link to the Lynn Valley transportation study commissioned by North Vancouver District.)

photo courtesy Maureen O'Brien

photo courtesy Maureen O’Brien

Feedback from Wednesday’s public information meeting will go back to North Vancouver District staff, who will prepare a report for council either recommending that the application be denied, or that it proceed forward to public hearing. For a step-by-step look at the whole approval process, read this post; we have just completed Step #5.)

If you haven’t yet had a look at the plans and drawings for the proposal, visit the Bosa storefront in the mall in the former pet store space, or click here.  Your feedback can be sent directly to Mark Sager by clicking the orange tab at the left of the screen on his Lynn Valley Connect site.

On February 13, the District of North Vancouver’s Advisory Design Panel unanimously passed a motion of recommendation to the District Council in support of the proposed re-zoning. Public input will be taken at the public hearing stage, should the application proceed.

February 21, 2014 in Blog, Current News, Development and Town Planning, Governance and Services, Merchant Mentions

Lynn Valleyites are sure cleaning up!

There's lots of streets getting some love in Lynn Valley!

There are lots of streets getting some love in Lynn Valley!

We recently received an email from NVD Community Beautification Coordinator Courtenay Fraizl (our lovely Adopt-a-Street boss!) It was an inspiring email for two reasons. First, as you can see from the map above (click on image for a closer look), the Lynn Valley neighbourhood is way out in the lead when it comes to the number of “adopted” streets – yay, LV!

But there’s lots of room for more participants, so call Courtenay at 604-990-3841 if you’d like to get in on the action. You’ll get some vests and picker-uppers, and a good excuse for a walk every month! We always learn something new about our neighbourhood when we’re out for a stroll.

Our second source of inspiration was this great quote she sent our way – it’s so true!

Volunteering is the ultimate exercise in democracy. You vote in elections once a year, but when you volunteer, you vote every day what kind of community you want to live in.  – Marjorie Moore

adopt a street logo

 

 

 

February 6, 2014 in Blog, Current News, Getting Involved, Governance and Services

How Rapid Notify system was deployed in search for senior

 

Although the recent search for senior Joan Warren ended tragically, the event served to galvanize first responders and local citizens in an unprecedented manner thanks to the use of communication tools such as the Rapid Notify system, an automated system that broadcasts critical messages to listed telephone numbers as well as self-registered private numbers, cell phones and email addresses.

This week we contacted Dorit Mason of the North Shore Emergency Management Office (NSEMO) and Cpl. Richard De Jong of the North Vancouver RCMP to learn more about some of the behind-the-scene practicalities of the Rapid Notify system and other factors that played a role in the search for Mrs. Warren. Their responses have been edited for publication.

To learn more about the North Shore’s plans for emergency response in a variety of situations, and the tools every citizen should employ to self-prepare for urgent eventualities, we encourage you to visit the NSEMO website.

LVL: How long has the North Shore had the Rapid Notify network in place?

Mason: The system has been in place for approximately 18 years, for use by the municipalities on the North Shore. It is funded by Canexus [the chemical manufacturing and handling company that has a terminal on the North Vancouver waterfront] as part of their Responsible Care program.

LVL: How many individuals were contacted in the Warren search?

Mason: On December 6, 2013, we identified  approximately 32,000 contacts within the initial area and roughly 39,000 calls were completed – this includes those individuals who self-registered and had multiple contact methods. On December 7, 30,000 calls were completed.

LVL: It took a few hours for that many telephone numbers to be contacted. Do you think people should avoid registering multiple telephone numbers for one household, so as not to unnecessarily slow things down?

Mason: The length of time for a callout is dependent on a number of factors. This includes the length of the message, how many times the number is redialed (up to three times in an attempt to reach the person), how many rings occur before it is picked up, as well as the number of calls being made.

The message that was delivered in this instance attempted to balance the length of the call with the need to provide enough information to the public to help them act (i.e., search their back yards).

We recommend that individuals self-register and include multiple phone numbers as they may be away from their home when an emergency occurs. The only access the system has to personal emails and cell phones is through the self-registration feature.

The public should also continue to obtain information from the media, social media (i.e., twitter/Facebook sites from the municipalities, police, NSEMO, etc.), agency websites, and so on.

LVL: How precise can you be in terms of what specific neighbourhoods are contacted when the Rapid Notify system is deployed? What was the scope of the Joan Warren call-out, and what factors played into that decision?

Mason: The decision by the RCMP was to encompass a radius of approximately 5 km from the care home on Friday night, and on Saturday to expand the callout to other parts of the North Shore.

LVL: The Rapid Notify telephone alert wasn’t as specific as to Mrs. Warren’s point of origin as was the original press release (the phone call alerted people to a senior missing in North Vancouver, while the press release was Lynn Valley-specific). Why was the phone message not as specific?

Mason: The decision was made to not include the location because we needed the community’s help to look for her throughout the North Shore. If a location had been given, our citizens may not have made the effort to search their properties because they felt it was not within their neighbourhood.

LVL: 

There were so many citizens who wanted to help. Were any lessons learned for the future as to the potential for efficiently harnessing this people-power? Did you have concerns about citizens out bushwacking in the woods?

Mason: During any emergency, members of a community come together to help each other. This is a fact that has been seen all over the world during disasters and is the first step for community recovery.

We were so grateful to the citizen action – our community banded together to search for a vulnerable individual and although the outcome was tragic, it is truly an example of how our community responded to the call for help.

The message instruction was specific to searching their properties/backyards because we did not want citizens to go into any areas that could put them into danger. Other efforts were being coordinated by the RCMP to search these areas.

Cpl. De Jong: There was a lot of public interest.  North Shore Search and Rescue also re-twitted our press releases and Tweets, which gave more exposure as well.

Most people kept to their residential area for searching; word got out amongst neighbors and friends.  There were no reports of large-scale confusion or disruption to the search efforts.

A safety message is always paramount in these situations.  Safety of all involved is key. There were no reports of ‘searchers’ getting in the way in the woods or getting lost.

LVL: What other means of communicating urgent messages might be employed? I’m thinking of portable digital roadside signs, for example, for people who aren’t tuned in to the media. Or are you confident that the Rapid Notify system achieves a good saturation of the populace?

Mason: Rapid Notify is only one tool within our toolbox to reach out to the populace. Other methods can include ‘door-to-door’ campaigns by responders, using loud hailers on response vehicles, using media/social media. Utilizing roadside signs is also an option that has been used during emergencies in other places.

We encourage people who live or work on the North Shore to self-register with Rapid Notify as it is one tool that may be used to communicate with them during emergencies. Individuals can sign up for Rapid Notify at www.nsemo.org and include cell phones and emails.

LVL: Any observations or comments about how the weekend search went; what worked really well or what tweaks might be considered for the future?

Mason: As with any response, we always review and tweak response actions after the fact so that it goes more smoothly in the future.

The feedback that we have had with regards to using this system to try and locate Mrs. Warren has overall been extremely positive. I have heard of examples where teenagers informed their parents that after they answered the call they searched their backyards, people were searching the bushes as they were out walking, and individuals took detours around the neighbourhood while out on errands.

Once again we thank the public for their assistance in trying to locate Ms. Warren. Although the situation ended in tragedy, the concerns of the citizens and their actions in trying to locate her were greatly appreciated.

Cpl. De Jong: Over all a tremendous show of community support and sympathy was shown for the Warren family.  We can always learn from past experiences and will debrief our successes and challenges.

 

 

December 14, 2013 in Blog, Current News, Governance and Services, Guest Voices

DNV votes for ‘Flexible Framework’ plan in town centre

Last night the District of North Vancouver Council considered a staff report that detailed financial and other impacts that would result from the adoption of a five-storey town centre height restriction versus a model that is predominantly five storeys, with eight storeys allowed in key areas and limited, case-by-case exceptions of up to 12 storeys in the Lynn Valley core.

In their submission, North Vancouver District planning staff recommended the latter option, entitled the Flexible Planning Framework option. The staff report forms part of the council meeting agenda, and can be found at Item 9.1.

As noted in today’s press release from North Vancouver District, Council agreed with staff that the Flexible Planning Framework allows for the possibility of targeted town core redevelopment that will enable implementation of  Official Community Plan objectives, such as improved transit and provision of community amenities, while it acknowledges community concerns that include issues such as extreme change and shading from buildings. For more information, please visit the North Vancouver Identity website or refer to the press release issued earlier today.

This graphic from the North Vancouver District press release shows maximum building height allowances voted for under the Flexible Planning Framework. The blue zone would allow for heights of eight to 12 storeys on a case-by-case basis.

October 8, 2013 in Blog, Current News, Development and Town Planning, Governance and Services

Council ponders LV town centre feedback

North Vancouver District Council is on the hot seat as it ponders a report describing options for the implementation of the Official Community Plan (OCP) in Lynn Valley.

The report was presented at a regular council meeting on September 23, in front of a gallery of citizens representing a wide range of opinions.

The OCP, which was passed in June 2011, projects the addition of up to 5,000 people in Lynn Valley over the next two decades, and opens the door to the development of a range of low to higher-density housing options within the town centre. In September 2012, Bosa Developments accordingly submitted a preliminary application that included a 22-storey tower in its proposed redevelopment of its shopping centre property.

The resulting controversy over building heights, traffic and increased density meant everyone went back to the drawing board – including the District, which launched extended public education and feedback events in mid-2013.

The results of that feedback are now encapsulated in the recent Golder Associates report, which is available on North Vancouver District’s Identity website.

Perhaps unfortunately for council members, the report notes that there is no clear consensus amongst local residents as regards to the preferred maximum building height. While many have stated their preference for no change to the existing neighbourhood, or the inclusion of buildings that are no taller than five storeys in height, one method of calculating the feedback indicated that the 12- and 16-storey building options led in popularity.

If that’s the case, it’s happy news for Mark Sager, who was hired by Bosa Developments to collect public feedback and work with a new architect to create a proposal in keeping with what residents say they want to see in Lynn Valley. Sager unveiled the new drawings in front of a crowd of approximately 200 residents at Lynn Valley Mall on September 12. All audience comments at that event were supportive of the suggested redevelopment proposal, but Bosa  Developments will not be submitting a preliminary application to the District until Council chooses between the options presented in the Sept. 23rd report.

Council deferred the vote after requesting that staff ‘expediently’ investigate the comparative economic impacts of choosing a five-storey height maximum over the other option, which allows for five through eight storeys, with the option of allowing for exceptions of up to 16 storeys in the town core.

Bosa’s revamped drawings include two 12-storey buildings and a completely redeveloped interior and exterior shopping centre. They can be viewed in the Bosa storefront in Lynn Valley Mall, in the former pet store premises, from noon to 6 p.m. every day except Sundays.

September 27, 2013 in Blog, Current News, Development and Town Planning, Governance and Services, Merchant Mentions

Volunteers keep North Van clean & green

It was swing-your-partner time Friday night as the District of North Vancouver hosted a dinner and barn dance to thank the many volunteers who take part in the muncipality’s outdoor programs.

Maplewood Farm helpers, parks and trails workers, Adopt a Street volunteers and others were all in attendance at Maplewood Farm to hear a few speeches and dance to the tunes of a fiddle band headed by newly retired DNV sign-maker extraordinaire, Cam Stewart. A special guest in attendance was former parks director Dirk Oostindie, whose energy and vision resulted in the creation of Maplewood Farm as a municipal park.

Trail and Habitat co-ordinator Graham Knell spoke about the huge impact volunteers have on our local landscape, both those who take part in the DNV outdoors programs as well as people in the wider community who gather armies of volunteers to work on neighbourhood parks clean-ups, salmon-enhancement projects, trail building and more.

It was a HUGE list of groups he named – way to go, North Van! –  and he gave special mention to the Lynn Valley folks who worked with the District to clean up Doran Park this past year. He was very proud to report that 49 one-tonne trucks of invasive plants were carted away as a result of all their labour (and a tip of the hat was also given to the visiting American navy cadets who literally marched down the street to help out!)

If you’d like an invite to next year’s hoedown (and who wouldn’t, we ask?) just get on board with one of the many District outdoor programs. Graham says he’s got the best job ever – he’s always surrounded by smiling volunteers who love what they do! Contact details and more info are here.

 

September 13, 2013 in Blog, Current News, Eco-Awareness & The Great Outdoors, Getting Involved, Governance and Services

Library lends itself to summer R&R

There’s a new vibe happening in Lynn Valley Library, and we have to say it’s a good fit for these lazy summer afternoons.

You’ll notice that the lobby now sports a bank of magazine racks to suit a wide range of literary tastes. They are a good complement to the recently improved seating in the area – and, to enhance your reading experience even further, patrons are now allowed to bring (some) food and drink into the library along with them!

Covered, spill-proof beverages are permitted, along with small personal snacks. The librarians note that you are not allowed to have food delivered to the premises (what, no pizza with our People magazine!?)

Even more exciting is the fact that you are able to get many subscription magazines for FREE on your computer or reading device thanks to the library’s new Zinio service. With a very modest investment of time (click here for details), you can set up an account that allows you to subscribe to all manner of publications, from Reader’s Digest to Vegetarian Times.

Zinio is a website through which people can subscribe to hundreds of publications. But when you create an account via your NVD library card number, you get free access to a generous selection of the same publications. It’s well worth exploring!

How are you feeling about these and other services you receive at the library? Powers that be would love to know. You are invited to fill in their online survey during the month of July – it won’t take long, and by putting all our heads together we can help make the local literary experience even better.

And if all this isn’t enough to bring you down to the library for a refresher on what it offers, how about an artist’s reception? The semi-abstract landscapes of Tina Townsend are rich with the colours of summer, and are a mini-vacation all on their own. Come down to meet her on Saturday, July 20, from 2 to 4 p.m. on the second floor of the library. Her paintings will be on display until September 17.

 

 

July 18, 2013 in Blog, Current News, Governance and Services

Resident reflects on highjack of highrise conversation

This was submitted to LynnValleyLife by Dan Ellis; it is a copy of his recent submission to North Vancouver District Council.

***

I’m the Chair of the Official Community Plan Implementation Committee, who are 15 citizens appointed by Council to “watchdog” the process.

But I’m speaking tonight as a Lynn Valley resident of 34 years; not on behalf of the OCP Committee.

Change can be seen as opportunity or threat.  A threat to our sense of community means a threat to ourselves, so we can get really emotional.  I get that.

But I want to register my dismay that some of my neighbours feel it’s OK to:

  • proclaim that one point of view represents everyone – there are 7,500 households in Lynn Valley.
  • intimidate residents who’ve said they felt bullied to sign petitions.
  • largely block the doorways to public consultation meetings.
  • interfere with public meeting attendees – disrespecting their right to self-educate and decide for themselves.
  • tell attendees that input to public consultation surveys will be ignored by DNV.
  • threaten to disrupt Council and staff from conducting their daily business at the Hall.
  • spread other mis-information.

The folks doing this are mostly in my age group.  But isn’t planning supposed to be about the needs of children and grandchildren, as well as for ourselves in coming years?  Frankly I am ashamed at the tactics being used by some folks who, while understandably upset by the prospect of change, are in large measure uninformed about why the OCP says what it does, and weren’t among the thousands who participated from 2009 – 2011.

Emotion should be respected, but it won’t always get to the best solution.  Perhaps it might be helpful if folks in Lynn Valley read the 2011 OCP, ask a lot of questions, and think for themselves before exercising their rights to use political pressure tactics and protest.  What I see is that Council and staff really are listening – so you don’t have to yell.

June 27, 2013 in Blog, Current News, Development and Town Planning, Governance and Services, Guest Voices