Planning the Upper Lands: Creating a sustainable urban community in Cypress Village and protecting lands in Eagleridge

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Planning the Upper Lands: Creating a sustainable urban community in Cypress Village and protecting lands in Eagleridge


We acknowledge that we are on the traditional, ancestral and unceded territory of the Squamish Nation, Tsleil-Waututh Nation and Musqueam Nation. We recognize and respect them as nations in this territory, as well as their historic connection to the lands and waters around us since time immemorial.

Planning the Upper Lands

Building on the vision already outlined in the 2018 Official Community Plan, the District is undertaking a planning and community engagement process to create detailed policy for a new compact, sustainable urban community in Cypress Village and for protecting a large portion of the Eagleridge lands in perpetuity for conservation and recreation.


Phase 3 (April 25, 2022)

Phase 3 (the final phase) of Planning the Upper Lands is underway.

Drawing on the planning work and community/stakeholder engagement from Phases 1 and 2, Phase 3 involves documenting the proposed plan and associated bylaws for consideration of formal adoption by Council. The bylaws will include:

  • An Area Development Plan for Cypress Village and Eagleridge. The plan will set out policies to guide the development of Cypress Village over the next 20 to 25 years and policies to protect lands in Eagleridge for recreation and conservation purposes.
  • New comprehensive development zoning for Cypress Village.
  • A phased development agreement between the District and the developer, British Pacific Properties Limited (BPP). This agreement will set out the development phasing and the provision of community amenities in Cypress Village as well as the legal mechanisms for protecting the lands in Eagleridge that are currently owned by BPP.
  • Supporting bylaws (such as a park dedication bylaw and OCP amendments bylaw).

Given the high level of interest from the community and stakeholders in planning for Cypress Village and Eagleridge, prior to the introduction of bylaws and the public hearing process, we are providing an opportunity for community and stakeholder engagement.

The purpose of the Phase 3 engagement is to allow the community and stakeholders to review the draft Area Development Plan and ask questions, before it is presented as part of a package of bylaws for Council’s consideration.

Five new documents have been posted at the links below:

  1. The Draft Area Development Plan for Cypress Village and Eagleridge
  2. A summary of where we are in the process
  3. An overview of what we heard in Phases 1 and 2 and how that has helped shape the Draft Plan
  4. A document with answers to anticipated questions (Phase 3 FAQs)
  5. Summary information about traffic

We invite you to read the draft plan and ask questions using the question form below. The question form will be open until 4 p.m. on Friday, May 20, 2022.

Virtual information meetings

Virtual information meetings were held on May 17 and 18. There was a 20-minute presentation followed by a question and answer period.

Watch a video of the presentation

Pop up information booths in person

Pop up information booths were held at Spring Fest West (May 7), West Vancouver Memorial Library (May 10), West Vancouver Community Centre (May 11), and the Cypress Pop-Up Village (May 12).

Planning the Upper Lands: Creating a sustainable urban community in Cypress Village and protecting lands in Eagleridge


We acknowledge that we are on the traditional, ancestral and unceded territory of the Squamish Nation, Tsleil-Waututh Nation and Musqueam Nation. We recognize and respect them as nations in this territory, as well as their historic connection to the lands and waters around us since time immemorial.

Planning the Upper Lands

Building on the vision already outlined in the 2018 Official Community Plan, the District is undertaking a planning and community engagement process to create detailed policy for a new compact, sustainable urban community in Cypress Village and for protecting a large portion of the Eagleridge lands in perpetuity for conservation and recreation.


Phase 3 (April 25, 2022)

Phase 3 (the final phase) of Planning the Upper Lands is underway.

Drawing on the planning work and community/stakeholder engagement from Phases 1 and 2, Phase 3 involves documenting the proposed plan and associated bylaws for consideration of formal adoption by Council. The bylaws will include:

  • An Area Development Plan for Cypress Village and Eagleridge. The plan will set out policies to guide the development of Cypress Village over the next 20 to 25 years and policies to protect lands in Eagleridge for recreation and conservation purposes.
  • New comprehensive development zoning for Cypress Village.
  • A phased development agreement between the District and the developer, British Pacific Properties Limited (BPP). This agreement will set out the development phasing and the provision of community amenities in Cypress Village as well as the legal mechanisms for protecting the lands in Eagleridge that are currently owned by BPP.
  • Supporting bylaws (such as a park dedication bylaw and OCP amendments bylaw).

Given the high level of interest from the community and stakeholders in planning for Cypress Village and Eagleridge, prior to the introduction of bylaws and the public hearing process, we are providing an opportunity for community and stakeholder engagement.

The purpose of the Phase 3 engagement is to allow the community and stakeholders to review the draft Area Development Plan and ask questions, before it is presented as part of a package of bylaws for Council’s consideration.

Five new documents have been posted at the links below:

  1. The Draft Area Development Plan for Cypress Village and Eagleridge
  2. A summary of where we are in the process
  3. An overview of what we heard in Phases 1 and 2 and how that has helped shape the Draft Plan
  4. A document with answers to anticipated questions (Phase 3 FAQs)
  5. Summary information about traffic

We invite you to read the draft plan and ask questions using the question form below. The question form will be open until 4 p.m. on Friday, May 20, 2022.

Virtual information meetings

Virtual information meetings were held on May 17 and 18. There was a 20-minute presentation followed by a question and answer period.

Watch a video of the presentation

Pop up information booths in person

Pop up information booths were held at Spring Fest West (May 7), West Vancouver Memorial Library (May 10), West Vancouver Community Centre (May 11), and the Cypress Pop-Up Village (May 12).

CLOSED: This form is now closed.

Thank you to everyone who took the time to review the Draft Area Development Plan for Cypress Village and Eagleridge and post questions. This form is now closed. 

Note: answers to questions submitted on Friday, May 20 will be posted after the May long weekend.

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    This is a very comprehensive development plan, and I am very supportive of the concept of creating compact urban neighbourhoods that create homes for a broad spectrum of the demographics that we need to include in our community. The smaller homes are what younger families want now, and there is such a shortage of supply in this particular type of housing, in West Van and all over the Lower Mainland. I hope that families with school aged children will be attracted to Cypress Village. However, on that topic, I am curious to know how the SD 45 Administration has been involved in the planning process, and whether there have been discussions that are more visionary than a "rear view mirror" view of what public schools are, how these have been designed, and where the existing schools in the District already are. The existing schools of Mulgrave and Collingwood are private; if we are to attract the salaried/working people we need to have a balanced community, we will need public schools too. To support the concept of a walkable compact centre, we will need physical schools nearby, not a drive to below the highway. Interested to hear what the engagement has been on this topic. On a positive note, I really like the access to the outdoors and recreation in nature - very good for healthy communities.

    Christine B asked 7 days ago

    Thank you for your comments and questions. We agree that including a school in Cypress Village is an important element of building community and reducing traffic. The planning team has had discussions with the West Vancouver Schools administration (SD 45) throughout the planning process. The Draft Plan includes a site for a future elementary school in the village core beside the sports field (see Section 9.7.6 and Figure 9L in the Draft Area Development Plan for Cypress Village and Eagleridge). Based on discussions with West Vancouver Schools, the Draft Plan notes that “once there is sufficient enrolment, an elementary school annex (with two classrooms or more) should operate using space in the community centre (including the gym) and the outdoor recreation facilities on the McGavin Field site. As potential enrolment increases over time (based on the population of Cypress Village and Rodgers Creek, which will be the primary catchments for the school) the Province will be requested to provide funding for a Kindergarten to Grade 7 elementary school.”

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    Godman Creek runs through the proposed mountain biking area, quite close to the decommissioned section of Lower Tall Cans. How will the creek impact where recreational trails can be located? Are setbacks required from top of bank?

    AlanBardsley asked 7 days ago

    Thank you for your questions. For the protection of riparian areas (generally the area within 30 metres of top of bank), any changes will be limited and carefully managed, for habitat protection. Trails may be routed through riparian areas, but only with the approval of the District acting on the advice of a Qualified Environmental Professional, and only if trails are less than one metre wide and are unpaved. Stream crossings for hiking and mountain biking trails will also be allowed, subject to any necessary approvals under the BC Water Sustainability Act, provided they are designed to have minimal environmental impact.

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    I've been following the development process for Rodgers Creek / Cypress Village for 14 years. Overall, I'm impressed with the thoroughness and detail of the public planning process. In few places in the world would land held by a private developer be subject to this level of public planning (this is a complement!). My question concerns transit: I see that the ADP calls for the implementation of an ITS bus route directly from Cypress Village to Park Royal via Hwy 1 once the first residential building is complete. Would the District consider working with BPP/Translink sooner to extend the 256 route along Chippendale Road to serve the Rodgers Creek area and the now highly popular Trestle Bridge site and Pop-Up Village? I see all the vehicular traffic going to these sites, parking being expanded and filled, and wonder if extending the 256 could be helpful. Thanks for everyone's work on this plan.

    jamcdanielbc asked 11 days ago

    Thank you for your comments and question. Yes, the District would consider working with BPP and TransLink to assess opportunities to bring transit to the Cypress Village area sooner than the required timeframe if possible.

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    Thank you for producing such a comprehensive set of planning documents. Clearly it’s a well thought through proposal and will be an exciting addition to our community. As a parent of a young family always looking to keep the kiddos active, what kind of opportunities will Cypress Village provide for kids play and outdoor activities? Is there an opportunity to incorporate outdoor covered areas to escape the wind and rain? Thank you

    RMD asked 9 days ago

    Thank you for your comments and questions. The Draft Area Development Plan includes several neighbourhood parks, plazas/public spaces, and a sports field which will provide opportunities for children and families to play (see the Recreation Plan in Figure 9J and the Conceptual Parks and Open Spaces Plan in Figure 9K in the Draft Plan). The extensive network of trails and pathways will also provide opportunities for outdoor activities with children, such as hiking, biking, and scootering. In terms of outdoor covered areas, the detailed design for the parks and plazas will be completed after the Plan is adopted and as development proceeds, but it is expected that some covered spaces will be included in the parks and plazas where appropriate. The elementary school, community centre, and child care facilities could also provide opportunities for outdoor covered space which could be explored during the detailed design of those facilities.

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    So much work has gone into this over the years - thoughtful, inclusive process. MY two bits - let's get on with it as soon as possible. The need for good housing continues to grow and we need more choice, which is what this project offers while still protecting much of the serenity and nature that we all appreciate.

    Nancy Farran asked 9 days ago

    Thank you for your comments and support for proceeding with the plan.

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    The answer to FAQ #22 states that it is expected that there will be a net increase in mountain biking trails in the Cypress Village planning area and that there will be future work with stakeholders, the District and BPP. This is certainly welcome. However, is there a reason why work with stakeholders such as the NSMBA is not already underway? When will this occur? In addition, as part of this plan, will we see the creation/maintenance of mountain biking trails in Eagleridge? What about Intercreek and Cypress West? What plans are there for mountain biking in those areas? In addition, many of the existing trails on Cypress are above the 1200 foot contour - will we see creation/maintenance of trails in that area as well?

    AC asked 23 days ago

    Thank you for your questions. There has been an incremental approach to planning and formalizing the trail network in the Upper Lands and one of the principles in the Draft Plan is that this incremental approach should continue (see Section 9.5.5 of the Draft Area Development Plan for Cypress Village and Eagleridge). The Draft Plan includes a large mountain biking area in Cypress Village and identifies two subsequent processes regarding trails: (a) a process to formalize and manage trails in Cypress Village and (b) a process to formalize and manage trails above the 1,200 foot contour, which would be a continuation of the incremental step-by-step process towards a broader management plan for the entire mountainside. The intention is to start these processes as soon as possible after the adoption of the Area Development Plan. It is not envisioned that there will be mountain biking trails in Eagleridge. Planning for Inter Creek and Cypress West will happen in a separate planning and engagement process in the future, likely close to the time when Cypress Village is nearing build-out, and planning for formalized mountain biking areas in those locations would be part of that future process.

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    With reference to question 6 in the FAQs for Phase 3, has West Vancouver published a map of the entire upper lands (broken out by planning areas) which clearly shows the portion of lands owned by BPP and the District, respectively? Is this available? The map in FAQ#1 shows only the BPP portions of the Cypress Village and Eagleridge sections. Is the District proposing to transfer to BPP the District owned land in Cypress Village? Who owns the lands about the 1200 foot contour? Also, why is Intercreek marked in green in FAQ#4 and Cypress West in blue - does this represent that Intercreek will be preserved and Cypress West will be developed in future?

    AC asked 24 days ago

    Thank you for your questions. This planning and engagement process focuses on Eagleridge and Cypress Village, so the map in Question 1 of the Phase 3 FAQs about the goals of this process focuses on information for these two planning areas. However, there is a map showing ownership information for all of the Upper Lands in the Upper Lands Study Review Working Group Final Report (Part Two: Background), which is available online here (see page 22 of the PDF). The map includes ownership information for the lands above the 1,200 foot contour, which you asked about. For your question about District-owned lands in Cypress Village, please see Section 10.2(d) and Figure 10A in the Draft Area Development Plan for Cypress Village and Eagleridge, which describe that some District-owned parcels of vacant land (or portions thereof) in Cypress Village are proposed to be transferred to BPP. In response to your question about the blue and green outlines in the map in Question 4 in the Phase 3 FAQs, your interpretation is correct. We used green outlines for Eagleridge and Inter Creek and blue outlines for Cypress Village and Cypress West to illustrate that the overall vision in the District’s Official Community Plan is to protect the lands in Eagleridge and Inter Creek for conservation and recreation and to create compact, sustainable neighbourhoods in Cypress Village and Cypress West. This current planning and engagement process is a first step towards implementing this overall vision and focuses on planning Cypress Village and protecting Eagleridge. It is anticipated that a separate planning and engagement process in the future will create the detailed policy to guide new compact, sustainable neighbourhoods in Cypress West and the protection of the lands in Inter Creek that are owned by BPP.

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    Will there be additional development in any or all of: (a) Intercreek, (b) Cypress West and/or (c) above the 1,200 foot corridor, and/or (d) more development in Rodgers Creek in the Upper Lands area in the future?

    AC asked 24 days ago

    Thank you for your question. Of the areas you mentioned, it is anticipated that there will be continued development under existing zoning in Rodgers Creek and future development in Cypress West that will be determined in a subsequent, future planning and engagement process. As background about Inter Creek and Cypress West, the overall planning vision in the District’s Official Community Plan is to protect the lands in Eagleridge and Inter Creek for conservation and recreation purposes and to create compact, sustainable neighbourhoods in Cypress Village and Cypress West. This current planning and engagement process focuses on Eagleridge and Cypress Village as a first step toward implementing the overall vision in the Official Community Plan. As noted in Question 8 in the Phase 3 FAQs, it is anticipated that planning for Cypress West and Inter Creek will happen in a separate planning and engagement process in the future, likely close to when Cypress Village is reaching build-out. For the lands above the 1,200 foot contour, as noted in Question 4 in the Phase 3 FAQs, these lands are designated as a Limited Use and Recreation Development Permit Area in the Official Community Plan and no changes to the designation of these lands are proposed as part of this process.

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    There is a widely used trail from Cypress Falls Park to the upper falls, just below Eagle Lake Road. Will any changes be made to the existing trail to the upper falls? There are also unauthorized hiking trails following Cypress Creek above Eagle Lake Road which provide access to the Cypress Creek canyon above another small waterfall. This is not recognized on the map of existing trails (Figure 4F). Are there any plans to construct trails following the creek canyon along the lines of paths following Marr Creek, McDonald Creek, and Lawson Creek? This is a beautiful an unique area and cutting off access would be extremely disappointing.

    rgmuir asked 26 days ago

    Thanks for your comments and questions. We will look into the additional unauthorized hiking trails that you mentioned and update the map of existing trails if these are documented on trail maps that the District references. The lands along the eastern side of Cypress Creek in the Cypress Village Planning Area are private lands that will be dedicated to the District as park over time as subdivision/development in the planning area proceeds. Figure 9K in the Draft Area Development Plan shows the lands along the eastern side of Cypress Creek as green space. These lands will be retained in a natural state and there are no plans to change existing trails to the upper falls or along the creek. There are also currently no plans to construct trails following the creek canyon, though this could be considered in a future process that looks at a broader management plan for the entire mountainside.

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    Why are there not explicit protections in the plan for Cypress Creek above Cypress Creek Park? In fact it's odd there is no mention whatsoever of Cypress Creek other than as a reference point. I would like to see much better protection from encroachment of housing than other creeks, including an explicit buffer and protection from runoff from the developed area entering the creek. Cypress Creek Park is a jewel for District - encroaching on the creek above the park will have an inevitable detrimental effect on not only the pristine creek area above but also the park itself.

    rgmuir asked 29 days ago

    Thank you for your comments and question. We agree that the protection of Cypress Creek including appropriate creek setbacks is important. As background, during Phase 2, some members of the community expressed concern about the footprint of development near Cypress Creek and suggested planning for larger creek setbacks and avoiding mature stands of trees in this location. As described in point #10 and image B in the Phase 3 Document “An Overview of what we heard in Phases 1 and 2 and how that has helped shape the Draft Plan”, the footprint of the ground-oriented housing development pod in the northwest portion of the Cypress Village planning area was reduced between Phase 2 and Phase 3 based on this suggestion. The changes increased the creek setback from a minimum of 30 metres reflected in the Phase 2 materials to a minimum of 39 metres reflected in the Phase 3 materials. This helped determine the shape and location of the yellow-shaded ground-oriented housing development pod in the land use plan, but we agree with your suggestion that the Area Development Plan could be more explicit about this. We will add text in the final proposed Draft Area Development Plan to articulate a minimum 39-metre setback from Cypress Creek.

Page last updated: 20 May 2022, 04:22 PM