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P HYSICAL S ETTING

West is a waterfront community bounded by the moun- tains to the north, Burrard Inlet and Howe Sound to the south and west, and the Capilano River corridor to the east.

Connections to downtown Vancouver and points east and south from are via the Lions Gate Bridge and through North Vancouver via Highway 1 to the Second Narrows Bridge. The Upper Levels Highway serves as the major east/west connection to the Horseshoe Bay ferry terminal, Sea to Sky Highway (Highway 99 North) and Whistler to the north, and to the other North Shore municipalities. Marine Drive is the scenic route connecting local neighbourhoods along West Vancouver’s waterfront and providing a lower connec- tion to North Vancouver and the Lions Gate Bridge.

West Vancouver’s dramatic topography is one of its defining charac- teristics. The rugged shoreline, steep terrain, numerous creeks and watercourses, and spectacular views provide an extremely attractive setting of international renown. District, regional, and provincial parks throughout the community offer unparalleled opportunities for out- door recreation, open space, and access to natural areas. There is a range of amenities and natural features – from the beaches and ma- rinas along the shores of Burrard Inlet and Howe Sound to the hiking trails and ski areas on Hollyburn Ridge and Cypress Mountain.

8 D EVELOPMENT

West Vancouver is a community of residential neighbourhoods generally defined by their pattern and history of development, landscape charac- ter, natural features, local schools, and neighbourhood shopping areas. The commercial areas include the Ambleside town centre, the historic community business core with its concentration of services, amenities and waterfront parks, the Park Royal regional shopping centre at the entrance to the community, and smaller neighbourhood and local commercial ar- eas.

U PPER L ANDS

Extensive areas above the Upper Levels Highway are mountain wilderness. Most of the uppermost areas will continue to be preserved in their natural forested state for watershed, open space, limited use and recreation, while lands below the 1200’ elevation will be developed over time as attractive neighbourhoods within a framework of significant open space features.

The Upper Lands

…planning for the future of our mountain lands UPPER LANDS STUDY (2001) AMBLESIDE – STREETSCAPE & THE NATURAL ENVIRONMENT HORSESHOE BAY - VILLAGE COMMERCIAL

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10 P LANNING H IGHLIGHTS

1912 TO 1950 - WEST VANCOUVER’S INCEPTION & EARLY DAYS

1912 Initial settlement consisted of small, relatively land was later subdivided into single-family lots self-contained shoreline communities served by fer- (beginning in 1937) and became known as “the ries from downtown Vancouver. In 1912, West British Properties”. As a requirement of the sale, Brit- Vancouver separated from the District of North ish Pacific Properties built the Lions Gate Bridge Vancouver as it had sufficient population and a de- (1938). The first comprehensive Zoning Bylaw was sire to avoid the industrialization of eastern areas. also adopted in 1931. 1926 The 1926 Town Planning Act led to the crea- 1946 The first “comprehensive town plan,” the Bar- tion of West Vancouver’s first Planning Commission. tholomew Town Plan, emphasized the protection It supported the desire to prohibit industry and em- of existing residential districts and the best possible phasize residential development. development of future residential areas. The Plan 1929 Marine Drive was extended to Horseshoe Bay led to the adoption of the 1947 Zoning Bylaw that to bring together neighbourhoods and to service resulted in rezoning of a significant area of com- growing residential development. mercially zoned land to single-family residential use. 1931 4000 acres of municipal land were sold to Brit- 1950 British Pacific Properties began construction of ish Pacific Properties to help the municipality avoid Park Royal shopping centre. impending bankruptcy. The eastern portion of this

THE 1950’S - WEST VANCOUVER MOVES TOWARDS SUBURBANIZATION

This period was an important one of transition in West 1958 A new Community Plan was adopted that as- Vancouver to a major suburban centre, marked by sig- sumed continued significant growth and non-local nificant increases in population and development. employment. It proposed a major apartment area. 1957 The Upper Levels highway was completed 1959 Rezoning of 50 acres to allow high-rise apart- from Taylor Way to Horseshoe Bay and paved the ments in Ambleside was approved to broaden the way for future residential development. tax base, revitalize the older residential area, and support the commercial centre.

1961 TO 1971 - THE DEVELOPMENT BOOM

Unparalleled growth in population and development regulations aimed at enhancing the attractiveness of occurred with a boom in apartment and single-family the area and minimizing loss of views. construction. Concerns about the shape and siting of 1967 Start of the Centennial Seawalk along the wa- apartment buildings led to the adoption of revised terfront in Dundarave/Ambleside.

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1971 TO 1981 - A TURNING POINT

Population growth virtually ceased and construction of charge developers for the costs of on-site devel- apartments and single-family homes slowed signifi- opment (refined in 1977). cantly. Fewer apartment sites remained and most of 1978 The Caulfeild Land Use Contract provided for the remaining undeveloped lands were in the Caulfeild a mix of land use and housing types and the reten- Plateau area and Upper Lands. tion of green belts within the area. 1973 Guidelines were established to regulate de- 1980 A new Official Community Plan was adopted velopment above the Upper Levels Highway and to incorporating the community’s desire to maintain slow, controlled growth.

West Vancouver Past Population (1931 - 2001) 1981 TO 2001 - A PERIOD OF SLOW GROWTH 50,000 Increased Interest Rates & Property Values, and Declining Birth Rates Slow Down Population Growth and Development The slow growth that had emerged in the previous 45,000 0.3% 0.9% decade continued. Duplexes and townhouses, which Period of 1.4% represented a small portion of total housing stock, were 40,000 Highest 0.6% 0.5% -0.3% Building Community the only housing forms to increase proportionately. Activity Plan (1988) 35,000 2.6% 1988 The 1988 Official Community Plan reaffirmed Community Upper Levels Plan (1980) the policies of the 1980 Community Plan. Emphasis 30,000 Highway Completed 5.3% Policy to Require DP in continued to be on preserving the low scale and (1957) Apartment Zone and Upper park like character of single-family neighbourhoods. 25,000 Lands/ Adoption of DCC Park Royal Bylaw (1979) Opens 5.8% Apartment (1950) 20,000 Zoning (1959) Lions Gate 6.5% Bridge Opens Community 15,000 (1938) Plan (1958) 6.2% 6.2% 10,000 ANNUAL GROWTH 4.8% RATE Bartholomew 5,000 Additional Town Plan residential (1947) zoning (1944) 0 1931 1936 1941 1946 1951 1956 1961 1966 1971 1976 1981 1986 1991 1996 2001

12 P OPULATION C HARACTERISTICS Source: 2001 Census data unless otherwise shown

West Vancouver has a population of approximately Age Distribution, West Vancouver Compared to the 43,600 people living in 17,500 dwellings (2001 Census). Regional Average (2001) 9% West Vancouver Average number of persons per household decreased 8% from 3.2 in 1966 to 2.5 in 2001. Increasing housing prices, GVRD 7% an aging population, and a general trend towards smaller families are principal causes. A modest decline 6% in average household size is expected to continue, and 5% is primarily associated with an aging population. 4% 3% Compared to the regional average (Greater Vancou- 2% ver Regional District - GVRD), West Vancouver has: 1% fewer young children (8% under nine years of age, compared to 11% in the region); 0% 5 10 15 20 25 30 35 40 45 50 55 60 65 70 75 80 85 a comparable proportion of youth (14% ages 10 to Age 19, compared to 13% in the region); fewer young adults (18% ages 20 to 39, compared to 31% in the region); West Vancouver Population Change by Age (2001 to 2031) more older adults (60% ages 40+, compared to 45% 5000

in the region). (2001Census) 4500 2016

4000 Over the decades, West Vancouver’s demographic 3500 profile has shifted from a fairly homogeneous population 2031 of mostly young families with children, to one of a 3000 greater proportion of older residents and smaller fami- 2500 2001 lies. 2000

1500 BC Stats projections indicate that the aging trend in 1000 West Vancouver will continue, with fewer young chil- dren and youth and significantly more older people 500 than today. 0 <1 90+ 1.. 4 1.. 9 5.. 10..14 15..19 20..24 25..29 30..34 35..39 40..44 45..49 50..54 55..59 60..64 65..69 70..74 75..79 80..84 85..89

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Seniors over the age of 65 represent 22% of West West Vancouver has a high average annual house- Vancouver’s population BC Stats projects that sen- hold income of $115,000 (compared to the GVRD iors will comprise approximately 29% of the average of $63,000) and an average individual in- population by 2031. come of $58,000 (compared to the GVRD average West Vancouver has become increasingly multicul- of $31,000). However, 21% of West Vancouver tural. The proportion of residents whose first households have annual incomes of less than language is not English increased from 9% of the $30,000. population in 1981 to 26% in 2001. In the fast growing seniors’ population (age 65+), West Vancouver includes a neighbouring First Na- 38% or 3500 people have annual individual incomes tions community, the Squamish Nation; 2% of West of less than $20,000, and most in this group are Vancouver’s population is comprised of people of women (some individuals would be part of a house- aboriginal decent. hold with combined incomes greater than this) West Vancouver residents are highly educated – (1996 Census). 53% of people age 20and over have attended uni- There are 1200 seniors within the West Vancouver versity and 40% have obtained a bachelor degree Local Health Area (which includes Lions Bay and or higher level of education; 77% of persons age 15 ) on income assistance (BC Stats – to 24 attend school. Health and Welfare June 2001). To qualify for in- West Vancouver is comprised of people of varied come assistance a single person’s annual income abilities – 9% of residents experience some physical must be less than $12,000 and a couple’s must be disability that limits them at home, school, and/or less than $16,000. work (1996 Census). These figures are expected to Single parent families comprise 11% of all families in increase as the proportion of older residents in the West Vancouver (1100 female lone parent families community increases. and 250 male lone parent families). The average annual income of female lone parent families is $69,000, and of male lone parent families is $117,000.

14 S CHOOL E NROLMENT Source: Ministry of Education

Approximately 8,400 students attend private and some West Vancouver children who previously at- public schools in West Vancouver. -. This figure in- tended private schools elsewhere now go to school cludes children living outside the School District in their community. (#45) who attend , but does not include children who live in the School Dis- trict but attend schools elsewhere. The enrolment School Enrollment in West Vancouver, Public and Private Schools, 1996 - 2002 statistics from Bowen Island and Lions Bay have also 8000 been excluded. 6416 Enrolment in West Vancouver public schools has 7000 6318 6344 6265 6285 6246 6267 declined by 1% from 6,320 students in 1996 to 6,270 6000

in 2002. Ministry projections indicate that enrolment 5000 in public schools will continue to gradually decline Independent Schools Public Schools over the next 10 years. 4000 3000 Enrolment in West Vancouver private schools dou- 2192 2121 1620 bled between 1996 and 2002(from 1,050 students to 2000 1316 1355 1448 2,100) and now represents 25% of West Vancouver 1016 School District enrolment. The expansion of Colling- 1000 wood and Mulgrave private schools has meant that 0 1996 1997 1998 1999 2000 2001 2002

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L ABOUR F ORCE AND E MPLOYMENT Source: 2001 Census data unless otherwise shown

54% of West Vancouver residents age 15 and over West Vancouver has one of the highest rates of are employed in the labour force (compared to home-based employment in the region (17% of the 61% in the GVRD); community’s labour force) compared to the re- West Vancouver’s unemployment rate is 5.6% gional average of 8%. (compared to 7.2% for the GVRD). 84% of West Vancouver residents travel to work in a The most common occupations among West Van- car, truck, or van; 9% take public transit; and 6% couver residents are professional services and retail bike or walk. sales (28%); health care and social assistance (10%); Approximately 8140 people commute into West business, finance, and insurance (9%); and educa- Vancouver for work from other municipalities within tional services (7%). the GVRD and 58% of these come from the North 33% of West Vancouver’s employed labour force Shore; 400 people commute into West Vancouver (or 6550 people)work within West Vancouver, and from areas outside the GVRD (e.g. Squamish, Sun- more than half of these people work at home; 60% shine Coast, Fraser Valley). work outside of West Vancouver; 8% have no fixed All together, labour force and employment data workplace. indicate that there are approximately 15,000 fixed place jobs in West Vancouver.

Labour Force by Place of Work, 2001 Labour Force by Mode of Transportation to Work (2001) No fixed Outside workplace Passenger of Canada address Walking In West Car, Truck or 2% 8% 5% Vancouver Van Transit 5% 16% 9% At home Bicycle 17% 1% In different Driver of Car, municipality Truck or Van Other 57% 79% 1%

16 T AX B ASE Source: District of West Vancouver (2002)

Residential property comprises 96% of total property 7% of total tax revenue is derived from commercial value in West Vancouver; commercial property property; 92% is derived from residential property; comprises 4%. and 1% from utilities and other sources.

Tax Base - Assessed Values Tax Base - Revenue

Business Business 4% 7% Other 1%

Residential Residential 96% 92%

L AND U SE Source: GVRD consolidated land use data

West Vancouver’s land area is about 90 square km or 8900 hectares. Land Use The majority of West Vancouver’s lands are cur- Ex is ting rently designated as watershed, limited use and Developed Major Parks Neighbour- major parks (62%). Existing developed neighbour- 21% hoods comprise 31% of the land base and the hoods 31% undeveloped Upper Lands below the 1200-foot level comprise 7%. Limited Use Recreation & Undeveloped Watershed Upper Lands (above 1200 (below 1200 ft) 41% ft) 7%

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H OUSING S TOCK Source: 2001 Census unless otherwise shown

Prior to the 1950s, most homes built in West Van- The average purchase price of single family de- couver were single-family dwellings. Since that tached dwellings is $909,000, duplexes and time, there has been a mix of housing built. The ma- townhomes is $595,000, and apartments is $400,000 jority of new homes constructed annually have (Real Estate Board of Greater Vancouver, 2003 sta- been duplexes, townhomes and apartments. tistics). Single-family dwellings now comprise 60% of West West Vancouver has 517 non-market seniors hous- Vancouver homes and 90% of its developed land ing units and 32 non-market family housing units. area; multi-family dwellings comprise 40% of homes. 73% of West Vancouver’s housing stock is owner occupied; 27% is rented. The average monthly cost of renting an apartment Housing by Structure Type, 2001 is $1175 (CMHC 2003 Rental Market Survey). Town Homes/ Duplexes Average Annual 8% New Units Added 1966 1976 1986 1996 Over a 10-Year to to to to Period (Census) 1976 1986 1996 2001 Single Family Apartment

Single Detached 120 90 70 23 60% 32%

Duplexes, Townhomes, Apartments 210 110 130 63

Total 330 200 200 86

18 P OPULATION AND D WELLING U NIT P ROJECTIONS Source: BC Stats and GVRD

BC Stats population projections indicate continued slow population growth for West Vancouver over the next 30 years at an average annual rate of 0.4%. Past and Projected Population (1956 - 2031) 55,000 This is lower than the previous 30-year period when av- 50,000 erage annual growth was approximately 0.6%. 45,000 This rate of growth would increase the population by 40,000 approximately 6,000 people between 2001 and 2031, Past Population 35,000 for a projected population of 50,000. Accommodating Projected Population a decline in average household size produces a need 30,000 for additional dwellings within the community, even if 25,000 total population remains the same. 20,000 Between now and 2021, approximately 150 additional 15,000 dwelling units per year would be required to accom- modate additional housing demand associated with 1956 1961 1966 1971 1976 1981 1986 1991 1996 2001 2006 2011 2016 2021 2026 2031 declining average household size and projected in- creases in total population, as follows:

47,000 (projected 2021 population)/2.2 (projected average household size) – 18,000 (2001 dwelling units) = 3,000 additional units between 2001 and 2021 or 150 units/year.

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