Tensions Rise Over Tower Proposal as Infrastructure Concerns Mount
A contentious debate is brewing in the District of North Vancouver, as the council remains deeply divided over a proposal to construct a towering 37-storey rental building and an adjacent 12-storey hotel on the North Shore. The plan, which would replace the Best Western and Econo Lodge sites on Capilano Road near Marine Drive, narrowly advanced to a public hearing after a split council vote on Monday.While proponents tout the project’s promise of 478 rental units—48 of them below-market—alongside 171 hotel rooms and ground-floor commercial space, many residents are raising alarms over the toll such developments are taking on local infrastructure. The towering height of the project, which requires an amendment to the official community plan, has only deepened concerns about its fit within the area.
A Community Frustrated by Strained Infrastructure; Public feedback has revealed a recurring theme: people are growing tired of new developments outpacing infrastructure improvements. Concerns over traffic congestion, limited public amenities, and a lack of cohesive planning in the Lions Gate Village town centre dominate the conversation.
Residents fear that projects like this exacerbate existing issues without addressing the community’s foundational needs. Mayor Mike Little, joined by Couns. Lisa Muri and Betty Forbes, voted against the project, expressing skepticism that the community benefits outweigh the costs. “When we planned for this area, we promised a maximum of 18 storeys—not 37,” Little said. “We’re doubling the height, and I’m not convinced the proposed benefits justify this level of change.”
Supporters See an Opportunity Amid Challenges Despite the vocal opposition, a slim majority of council members are championing the project for its potential to meet housing needs and revitalize the community.
Coun. Jim Hanson acknowledged the concerns over infrastructure but argued that the rental housing crisis demands bold action. “It’s bringing exactly the type of housing we need,” Hanson said. “This project is essential for meeting provincially mandated housing targets.”
Similarly, Coun. Jordan Back emphasized the long-term benefits of a vibrant, mixed-use development. “The Lions Gate Village community lacks the retail, restaurants, and public spaces to truly function as a town centre,” Back said. “This project can bring that vision to life.”
The proposal includes a $16-million partnership with the YWCA to deliver 18 deeply subsidized family-oriented units, $15 million for street upgrades like protected bike lanes and widened sidewalks, $9 million for infrastructure improvements, and up to $1 million for public amenities such as landscaping and “pocket parks.”
Height Remains a Sticking Point For critics, however, the height of the project remains a dealbreaker. While the neighbourhood already hosts tall buildings, such as the 25-storey International Plaza, residents and some council members see the leap to 37 storeys as excessive. Coun. Lisa Muri expressed admiration for the developer’s efforts to minimize shadow impacts and avoid displacing existing tenants but ultimately opposed the project due to its scale.
Even some supporters, like Coun. Catherine Pope, voiced regret that the project doesn’t include more deeply affordable units. “We need more rentals,” Pope said. “This project provides some, but we should push for even more affordability.” What Comes Next The proposal now heads to a public hearing, tentatively scheduled for Nov. 19, where residents will have the opportunity to weigh in. The meeting is expected to amplify the debate over whether the community can afford to add density without first addressing the underlying strain on roads, utilities, and public services.
For many locals, the question is no longer just about height or housing—it’s about whether developments like this prioritize short-term gains at the expense of long-term livability. As council remains divided, the community awaits its turn to decide: will this project help or hurt the North Shore’s future?
Below are five concerns along with five ideas to make the project more impactful for the community.
Five Potential Concerns
- Strain on Infrastructure
The area’s existing road network, utilities, and public transit may struggle to handle the added density from a 37-storey building and 12-storey hotel, exacerbating traffic congestion and service delays. - Height and Community Character
The project’s 37-storey height significantly exceeds the 18-storey maximum previously promised, raising concerns that it will alter the area’s character and create shadows over nearby residential neighborhoods. - Lack of Affordable Housing
Although 48 units are below market rate, only 18 are deeply subsidized, which may be insufficient given the region's housing affordability crisis. - Overconcentration of Density
Lions Gate Village is already becoming densely developed, and further concentration of housing and commercial space could overwhelm the area, creating a less livable environment. - Environmental and Livability Impacts
Increased construction, traffic, and population density may harm the local environment, air quality, and overall livability for residents.
Five Potential Solutions
- Commit to Infrastructure Upgrades Before Construction
Require the developer to prioritize completing promised infrastructure improvements—such as widened sidewalks, protected bike lanes, and road upgrades—before the project is fully built and occupied. - Revise Building Height or Design
Consider reducing the height of the tower to align more closely with the original 18-storey plan or revising the design to better integrate with the surrounding neighborhood while maintaining the proposed number of units. - Increase Affordable Housing Commitments
Negotiate with the developer to include a higher percentage of below-market and deeply subsidized units to ensure the project directly addresses affordability issues for local workers and families. - Phased Development with Community Feedback
Implement a phased approach to the project, with key milestones for public review and adjustment based on the community's experiences and input during the initial phases of construction and occupancy. - Incorporate Green and Public Spaces
Ensure that the development includes more greenery, public parks, and activated spaces, such as plazas or community hubs, to balance the density with improved livability and environmental benefits. This could also help mitigate concerns about overcrowding and loss of neighborhood charm.
Kevin Lynch
*public feedback as viewed across many local North Shore Facebook and Community Groups. Quotes and article redrafted from North Shore News.