November 2025 on the Shore
Remembrance Day marks a reset. Reflecting on important historic events inevitably leads one to think about those life-changing moments for our democracy, our country, and ourselves. Thank you for pondering with us, Martyn, Heather, Greg, and Duncan.
Back in the day, horses hauled supplies from the waterfront up Lonsdale with a water stop in Victoria Park. Photo: Ghislaine Courcelles
Different home types in more neighbourhoods? Nope
District of North Vancouver council voted on October 27th to maintain the status quo for growth plans. There were originally three options in the spring. Then they were whittled down to Option A and Option B. Option A would pre-zone areas to allow more building types in slightly expanded areas around town centers. Option B maintains the existing zoning with no pre-zoning.
Here’s a comparison of the two options:
Official Community Plan Update 2025: Option A vs Option B
| Option A - Increase housing diversity in more areas | Option B - Keep existing zoning | |
|---|---|---|
| Overall Approach | Allow additional housing diversity in key centres and corridors | No change to existing housing growth plans |
| Pre-zoning | Pre-zones 2,703 sites within key centres, corridors, and neighbourhoods | No pre-zoning mentioned |
| Zoned Housing Capacity Increase | Estimated increase of ~9,400 units | Not specified (maintains current capacity) |
| Low-Density Multi-Family Housing | Creates opportunities for low-density multi-family housing in select areas | Maintains existing housing types |
| Site Selection Criteria | Uses comprehensive criteria including future transportation needs, heritage status, and purpose-built rental sites | N/A |
| Municipal Infrastructure Planning | Allows for more proactive planning of services (water, sewer, parks, roads) based on more certain location of growth over longer time horizon | Planning of services (water, sewer, roads) based on current plans and more limited time horizon |
| Public Transit | Supports business case for major transit investments by focusing increased density in areas aligned with latest TransLink planning | Supports existing transit; improvements considered on a project-by-project basis |
| Implementation Timeline | Expedited delivery of housing through pre-zoning | Standard approval process |
Strangely, council would not promote Option A, because early public engagement showed that people supported Option A over B. This survey (excerpt below) and other public engagement activities in spring 2025 engaged 1,500 people. It’s pretty clear that a majority preferred Option A.
Here’s what went down. Staff recommended Option A in a report dated October 9. They chose A for its potential to provide diverse housing types and higher density in key areas. Per-unit development costs would likely be lower under Option A, as development would be concentrated to make efficient use of infrastructure and amenities (i.e., more people will be served with less infrastructure within walking distance to amenities). Option A also yields a higher property tax per hectare of land.
But then something changed. At the Oct 20th council meeting, a staff presentation showed Option B as the recommended version. There was more public engagement this fall, at open houses and in a webinar (this round engaged 215 people). The results of that engagement indicated that there was equal support for each of A and B, so that couldn’t have been what would influence council or staff.
Then this happened. On October 9th, the BC provincial government introduced Bill 25 to close loopholes that municipalities used to avoid upzoning to four units per lot or six units (depending on location). The District was one of the municipalities that used the loophole, approving only three units — a house, a suite, and a coach house — on a single-family lot. Therefore, as staff explained, their recommendation changed to Option B, to buy time to consider the implications of Bill 25 if it passes.
In a procedural move at the October 20th meeting, opponents of multiplexes on council immediately moved to accept staff’s Option B recommendation in advance of council questions or comments. This meant any discussion of Option A was no longer permitted. Option B went to its first reading and an ‘awkward’ public hearing, as it recommended no change.
Here’s what each town or village center’s zoning would look like under the different options.
What does it all mean?
In the end, despite broad public support, District of North Vancouver council dismissed the opportunity to create more affordable family-sized homes and to reduce the time it takes to get new homes built. They voted to promote the status quo. The good news? If Bill 25 passes, then the district will need to rezone to something like Option A anyway.
More articles from betternorthshore.ca
How to create more housing (without altering neighborhood character)
What if these protected heritage homes (which would be illegal to build now) could be suited and stratified? That way we could increase the number of homes in more neighbourhoods and not alter their visual character. This is a strategy used in many municipalities including the City of Vancouver to increase housing.
Image: Andrew Robertson
Community Events and Opportunities
Public Input Opportunities for the Moodyville Translink Development
Advance registration is required through translink.ca/Moodyville:
Engagement #1
Date: Wednesday, November 19, 2025
Time: 6:30 p.m. to 8:30 p.m.
Location: Capilano University Lonsdale (Suite # 250, 125 Victory Ship Way, North Vancouver BC V7L 0G5) Meeting Room: V SH220 & SH21 SH220 & SH219
Engagement #2
Date: Saturday, November 22, 2025
Time: 10:00 a.m. to 12 p.m.
Location: Ridgeway Elementary (420 8th St E, North Vancouver BC V7L 1Z5) Meeting Room: Gymnasium
Engagement #3
Date: Wednesday, November 26, 2025
Time: 6:30 p.m. to 8:30 p.m.
Location: Capilano University Lonsdale (Suite # 250, 125 Victory Ship Way, North Vancouver BC V7L 0G5) Meeting Room: V SH220 & SH21 SH220 & SH219
Brews and Views
🍻A social pub gathering for open conversation on the environment, politics, and building a better future. A few of us from Better North Shore went last time, and it was excellent to get together in real life and meet some other people interested in North Shore politics. Hosted by North Van Federal Greens.
📅 Date: November 18, 6:30 - 8:30 p.m.
🎟️ Free - register here
Community Climate Connections Series
Emerging Trends and Surprising Solutions
What is new and exciting in the world of climate solutions? Consider ideas such as clear glass solar panels, microgrids, aquaculture, green bricks, and more! Included will be an update on carbon capture and storage - is it even possible? Presented by Michelle Sheardown and David Hunter from RegenerateBC with support from District of North Vancouver staff. No registration is necessary.
📅 Date: Thursday, Dec 4 at 1:30 pm
📍 Lynn Valley Library 1277 Lynn Valley Road
Exploring livability - It’s a dogs life
During the 2022 municipal election talking with people at their doorsteps, the third most mentioned issue after traffic and housing was dogs. Yep, dogs. People were asking for more off-leash dog spaces. That was in the City of North Van, where at least two new dog parks have popped up. The District of North Van recently published a draft strategic plan for dogs in parks. It will result in more fenced areas for off-leash dog parks, an evaluation of commercial dog walkers and trail use and potential changes to where people can walk dogs on and off leash. Featuring our resident dog model: Shelagh McCollie + muddy buddy Indy.
Where on the Shore?
The first person to send us an email with the location of this rainbow will receive a Better North Shore T-shirt. (Past winners are ineligible) hello@betternorthshore.ca Photo: Ghislaine Courcelles
Want to get more involved with Better North Shore? We’ve created a private chat server—a safe space to organize, exchange ideas, and work on making the North Shore better. If you’d like to get more involved, please join our Discord server. Join using this invite link.
If this newsletter and our stories resonate with you and your values, please forward this to a few friends, and suggest they join our email list. We're building a group of like-minded people who want to see the North Shore positively embrace and manage the many changes we face. Thanks, we really appreciate it.
