Lonsdale Avenue, a prominent artery of North Vancouver, has long stood as a symbol of the community’s spirit. Renowned for its proximity to the harbor and its fusion of urban vitality with neighborhood charm, it has traditionally been a gateway to downtown and a meeting place for locals. However, as filmmaker Adrian Mak reveals in his short documentary, The Battle for Commercial Variety on Lonsdale Avenue, this beloved street faces a challenge that could redefine its identity. The oversaturation of specific business types—currency exchanges, hair and nail salons, and dental offices—threatens to undermine the dynamic diversity that is central to a thriving commercial district.
Mak’s meticulously crafted documentary goes beyond surface-level observations, exploring the systemic issues contributing to this imbalance and offering thought-provoking perspectives on how Lonsdale can reclaim its vibrancy. By combining statistical analysis, historical context, and urban planning insights, Mak delivers a compelling narrative that calls for proactive change.
Unpacking Lonsdale’s Commercial Composition: The Numbers Behind the Story
Through a striking combination of data visualization and personal observation, Mak sheds light on a startling reality: 22 currency exchanges, 38 hair and nail salons, and 56 dental offices populate Lonsdale Avenue. Together, these businesses occupy 116 storefronts, creating a repetitive commercial pattern that stifles variety and limits the street’s broader appeal.
Currency exchanges alone dominate the streetscape in ways unmatched by comparable urban centers such as Main Street or Commercial Drive. While those areas thrive with an eclectic mix of shops, cafes, and cultural venues, Lonsdale’s commercial ecosystem increasingly caters to a narrow set of services. This monoculture risks alienating both residents and visitors who yearn for a street that offers dynamic experiences and fosters community engagement.
Understanding the Role of Currency Exchanges: Community Necessity or Urban Disruption?
Central to Mak’s exploration is the role of currency exchanges, a business type uniquely tied to the demographics of the surrounding community. Lonsdale Avenue is home to one of Canada’s largest Iranian communities, many of whom depend on money service businesses (MSBs) to transfer funds to and from Iran due to international banking sanctions. These MSBs fulfill a critical need for a marginalized population navigating financial systems that often exclude them.
Yet, as Mak observes, their prevalence on Lonsdale presents challenges for the broader commercial environment. Many of these storefronts lack visual transparency, a quality urban planners consider essential for creating inviting streetscapes. The opaque signage and sparse customer traffic associated with currency exchanges detract from the vibrant, interactive atmosphere that draws people to successful commercial districts.
The Overrepresentation of Hair Salons and Dental Offices
Mak’s documentary also highlights the abundance of hair and nail salons and dental offices. While these businesses cater to universal needs, their overwhelming numbers result in a homogeneous retail landscape. Privacy regulations for these establishments often require window coverings, which create visual barriers and reduce the pedestrian-friendly aesthetic of the street. This dynamic contrasts sharply with other thriving neighborhoods where storefronts entice passersby with engaging displays and inviting interiors.
The sheer scale of these businesses raises questions about the underlying factors that encourage their proliferation. Mak delves into the economic and structural forces at play, from the affordability of retail spaces to zoning policies that inadvertently favor specific industries. These insights reveal that the issue is not merely one of business choice but of systemic design.
Lessons from West Vancouver and New Westminster
Mak’s documentary draws parallels to similar challenges faced by other cities, offering valuable lessons for North Vancouver. In West Vancouver’s Ambleside and Dundarave neighborhoods, municipal policies limit certain business types to no more than 20% of storefronts per block. This approach aims to preserve diversity and promote a vibrant street environment. Similarly, New Westminster has identified the structural challenges posed by high-cost, stratified retail spaces, which often favor larger, health-oriented businesses over smaller, community-focused enterprises.
New Westminster’s solution emphasizes revisiting zoning regulations and ensuring that new developments include retail spaces that are affordable and adaptable for a variety of businesses. This approach seeks to address the root causes of commercial homogeneity rather than merely treating its symptoms.
Proposed Solutions: Fostering a Diverse Commercial Ecosystem
Mak’s documentary advocates for proactive measures to address Lonsdale’s commercial challenges. Rather than relying solely on restrictive policies to limit specific business types, he suggests creating conditions that allow diverse enterprises to thrive. Potential solutions include:
- Mixed-Use Development: Encouraging the construction of retail spaces with varying sizes and affordability to accommodate smaller, independent businesses alongside larger operations.
- Second-Story Opportunities: Relocating service-oriented businesses such as salons and dental offices to upper floors, freeing prime street-level storefronts for engaging retail and dining experiences.
- Incentives for Small Businesses: Implementing tax breaks, rent controls, or first-refusal policies to support long-standing businesses and attract new ones that contribute to the street’s vibrancy.
- Designing Transparent Spaces: Promoting architectural transparency and flexibility in new developments to create more visually engaging streetscapes.
A Follow-Up: New Opportunities for Lonsdale Avenue
Mak has continued his exploration of Lonsdale Avenue’s evolution with a follow-up documentary focusing on the City of North Vancouver’s plans to revamp Central Lonsdale. This project, informed by a public survey open until January 31, invites residents to share their visions for the street’s future. In his characteristically humorous and insightful style, Mak highlights the importance of community engagement in shaping urban spaces, even jokingly campaigning for a grass-roof goat zone to draw more visitors to the area. This second documentary underscores the critical role of public participation in creating a Lonsdale Avenue that truly reflects the community’s needs and aspirations.
The Crossroads of Opportunity and Responsibility
Adrian Mak’s exploration of Lonsdale Avenue is both a critique and a call to action. His documentary underscores the importance of thoughtful urban planning and community involvement in shaping the future of one of North Vancouver’s most iconic streets. The challenges Lonsdale faces are not insurmountable, but addressing them requires collaboration among residents, policymakers, and urban designers. By fostering an environment that supports diversity, Lonsdale Avenue can once again become a space where community, culture, and commerce intersect harmoniously.
The time to act is now. With the City of North Vancouver’s Great Streets Project on the horizon, there is an unprecedented opportunity to reimagine Lonsdale as a dynamic and inclusive commercial destination. The lessons drawn from Mak’s documentary provide a roadmap for achieving this vision, ensuring that Lonsdale Avenue remains a cherished part of North Vancouver for generations to come.
To watch Adrian Mak’s documentaries, visit The Battle for Commercial Variety on Lonsdale Avenue and A New Vision for Lonsdale Avenue. Follow his work on Instagram or explore more insights on his official website. For additional community perspectives, see the related discussion on Reddit.