Where is the proposed development located?
The development is located at 3015 – 3059 Woodbine Drive, in the Edgemont Village neighbourhood of North Vancouver. The site extends from the corner of Woodbine Drive and West Queens Road up to, but not including, the pet store that is currently on the site.
Part of the site was previously a gas station—what is the status of its remediation?
The gravel area at Woodbine Drive and West Queens Road was a gas station over 20 years ago. The site has been remediated, meaning it has been tested and treated and is safe for construction.
Who is designing the building?
We are thrilled to be working with GBL Architects, a Vancouver-based firm known for designing contemporary, sustainable multi-use buildings that complement and contribute to their neighbourhoods.
What will the building look like?
GBL is designing a contemporary three-storey building with a two-level underground parkade. The architecture and design reflect the neighbourhood design character of Edgemont Village, informed by the District of North Vancouver’s Edgemont Village Centre Plan and Design Guidelines. The latest architectural design incorporates feedback from the District of North Vancouver, following our preliminary development application, along with input from the community and a local residential group.
How will the new building affect sunlight and shading on surrounding homes and businesses?
Everyone loves natural light, and we are no exception! Research shows that it has a positive impact on productivity, happiness and health. Our design closely follows the community design guidelines, which consider both sunlight and shading on surrounding buildings. We conducted a shade study that confirmed that a three-storey building on the site will have minimal impact on nearby homes and businesses.
What considerations have been made to preserve the privacy of the homes facing Woodbine Drive?
In the proposed design, the new building is set back from Woodbine Drive to increase the distance between the building and the homes across the street. Additionally, the private rooftop patios are set back from the building parapet by extensive planting, lending each patio a sense of privacy and reducing overlook to the neighbours.
How does the design align with the Edgemont Village Plan and Design Guidelines?
The proposed design reflects the Edgemont Village Centre Plan and Design Guidelines in its scale, character, orientation and the views it offers. The guidelines encourage the creation of “animated laneways,” which we have addressed with our enhanced laneway, running parallel to Woodbine and Edgemont Boulevard. Retail frontages open onto the laneway, and our goal is to make the lane a vibrant and safe public zone for shoppers, visitors, pedestrians and cyclists. Read the latest news for an overview of the plan and design guidelines.
What modifications have been made since submitting your Preliminary Planning Application?
We made many modifications after receiving feedback on our preliminary development application, including:
• Reducing the floor space ratio from 2.16 to 1.75, in line with the Edgemont Village Centre Plan and Design Guidelines and the District’s OCP.
• Widening the breezeway to 15 feet, creating a more spacious pedestrian walkway
• Increasing the setbacks on the upper floors and ground-level plaza, retaining the building’s exceptional views while reducing its massing
• Decreasing the number of homes to 20
• Creating a recessed entryway for storefronts to create subtle breaks along street level
• Adding exterior wood details to distinguish the two residential levels above the ground-floor retail
• Enhancing the pedestrian laneway experience with bollards, benches, bike racks and herringbone pavers on the sidewalk
• Including carefully curated landscaping around the building
Visit the District of North Vancouver’s website for the latest development application.
What are the safety and accessibility features of the laneway?
The laneway will have wide pedestrian-friendly sidewalks to accommodate people of all ages and abilities. We are recommending material variation for the sidewalk and breezeway to guide pedestrians and aid safety and flow. Additionally, new lighting poles will be installed along the building’s laneway frontage.
How much space is included for retailers?
The building’s ground level will bring over 9,700 square feet of commercial space to Edgemont Village, supporting the continued vibrancy of the neighbourhood by bringing in new businesses and retailers.
What traffic changes are planned for the corner of Woodbine Drive and West Queens Road?
We are proposing a new crosswalk and road re-alignment where West Queens Road meets Woodbine Drive.
Will the activated laneway create congestion?
We are introducing several measures to ensure the laneway does not create congestion. It will permit two-way traffic for vehicles, with a right-in, right-out traffic pattern at West Queens Road to facilitate optimal flow. With wide sidewalks, bollards, benches and bike racks, the laneway will also support pedestrian access, spreading the flow of pedestrian traffic away from busier routes.
What are the traffic plans during construction? Where will tradespeople park?
Click here for an update on the preliminary plans for traffic and parking management during construction.
How does the proposed building increase opportunities for community interaction?
During the community planning process, the District of North Vancouver requested that the new development have a village and community feel, with an enhanced laneway and outdoor plaza. The proposed development will be an extension of the Village, allowing the community to enjoy the outdoor plaza and the completed block of Woodbine with new shops and services for years to come.
How much public space will be available for visitors?
All shops and services at street level will be available to the public. The plan also includes an outdoor public plaza at the corner of Woodbine Drive and West Queens Road, and public seating areas along the laneway and breezeway.
What will happen to Peter Rabbit Parklet?
The plan is to incorporate a tribute to the Peter Rabbit Parklet in the new outdoor plaza. We hope to celebrate its legacy as part of the ongoing evolution of Edgemont Village.