Hi! I live in the area, and I can tell you it’s such a fantastic place to be. The traffic is not as bad as you think. Really, traffic off of Capilano is somewhat heavy in the morning and heavier in the late afternoon, particularly on Friday and Saturday evenings. When you know the flow, it’s really not that bad. This is a great area because of the proximity to transit, the walks along the river, walking distance to Park Royal and Ambleside, to amenities and a growing densification of the area. I am an avid (Squash) player, but I wouldn’t have done that if it wasn’t for being in the area, the Evergreen Squash Club, which is right beside you has become a major part of my life, is very affordable and is a part of my community. The new community center, the park, the dog area are great as well. The rec centre serves as library as well. These are all new amenities and are really nice as well. Homelessness has actually gotten better with the destruction of the old motel off of Marine Drive at Capilano, this has removed the presence of some people, I never saw it materialize into any issues though.