First Nations leadership and Vancouver residents are butting heads over a massive, Indigenous-led development in West Point Grey.
The Jericho Lands projects promises to add 13,000 housing units in buildings ranging in height from four to 49 storeys, along with businesses and community spaces.
“We want to make sure we’re all part of the future, shaping a future that is Vancouver,” Squamish Nation Coun. Sxwíxwtn Wilson Williams said.
It’s one of three housing projects in Vancouver planned by the MST Development Corporation, which is co-owned by the Musqueam, Squamish and Tsleil-Waututh First Nations.
While ground has yet to be broken on the Jericho Lands development, the Sen̓áḵw project, which promises to add about 3,000 homes in Kitislano, is taking shape about four kilometres to the east. The recently announced Heather Lands development just west of Queen Elizabeth Park, meanwhile, aims to offer 2,600 housing units for affordable rates.
Construction on what organizers say is Canada’s largest Indigenous-led housing project has started in Vancouver after a lengthy court battle. While the development aims to tackle the housing crisis with over 6,000 rental units, it has sparked controversy over environmental and density concerns.
Advocates say the Jericho Lands project is an injection of much needed housing into Point Grey and a step toward the First Nations shaping the skyline of a city on their homelands.
But some local residents say they’re concerned about the impact high-rise buildings will have on the neighbourhood and the environment.
The Jericho Lands
According to the nations, the 36-hectare site north of West 4th Avenue between Discovery and Highbury streets was once the site of a First Nations village.
The site is made up of two parcels of land: Jericho Hill, which was previously owned by the province, and the Jericho Garrison, which was previously owned by the Department of National Defence.
The three nations and the Canada Lands Company, a federal Crown real estate corporation, acquired the garrison parcel in 2014 from the federal government, and bought Jericho Hill from B.C. for $480 million in 2016.
Over the next 25 to 30 years, MST proposes to build several residential towers that would house 24,000 residents, including about 2,600 units of social housing and about 1,300 units of secured market and below-market rentals.
The site is also slated to host commercial and retail businesses, nearly 500 child care spaces, community centres, walking and cycling paths, a new elementary school and potentially a new SkyTrain station if the Millennium Line is extended to the University of British Columbia.
In a policy document approved by Vancouver city council earlier this year, the developer said it will be guided by its owner First Nations and provide opportunities for reconciliation, to protect the environment and commit to sustainable development.
“We’re ensuring that our teachings are instilled into the development,” Wilson said. “We’re looking at net-zero gas emissions, sustainability … we never take more than we need to.”
Residents’ concerns
But the Jericho Coalition, a grassroots advocacy group, is proposing a different vision for the Jericho Lands.
“We tried to make it much more family oriented, with lower rise buildings and less dense,” said local resident and coalition member Murray Hendren.
Hendren said he’s also concerned about the emissions of high-rise buildings and their potential impact on wildlife near Jericho Beach, about half a kilometre away.
Fellow Jericho Coalition member Susan Fisher said she’s also concerned the population increase from the development would lead to congestion in West Point Grey.
The area has a population of about 13,000, according to the latest census data. Adding the 24,000 people the Jericho Lands are estimated to house would almost triple that number.
“We’re getting this tremendous density with no assurance that it really will help the housing crisis,” Fisher said. “We’re going to ruin the views. We’re going to harm the park. We’re going to have tremendous disruption during construction.”
She said the coalition isn’t against the development, but wants it scaled down to house about 14,000 residents.
The coalition is also calling for MST to conduct an environmental assessment for the project, to study how it might affect things like groundwater and migratory birds.
“There’s no evidence that anybody’s really seriously thinking about some of these negative potentials,” Fisher said.
Jericho Lands will undergo a strategic environmental assessment, and an environmental impact assessment, according to the project’s policy document.
The Sen̓áḵw project in Kitsilano has also faced opposition from local residents. Two years ago, a group representing residents took the city and the Squamish Nation to court to try to stop development — a case that was ultimately rejected.
‘Embrace a little bit of change’
Peter Waldkirch, director of advocacy Abundant Housing Vancouver, said he understands a reluctance to see the neighbourhood change, but the Jericho Lands development would provide much needed affordable housing.
“People are suffering, especially young people and families,” he said.
“There has to be room for them, and that means building homes like this. We have to let go of the desire just to freeze neighbourhoods in amber and embrace a little bit of change.”
He said the development promises to put affordable housing near beaches, Broadway and UBC.
Ginger Gosnell-Myers, an urban planning and Indigenous policy researcher at Simon Fraser University, says the project is giving First Nations more power over development on their homelands.
“First Nations have never had a say in the developments of their own lands. They’ve never had a say in how these cities are constructed,” she said.
“So it seems a little ironic for residents to feel like First Nations finally [building] something is going against the public good. I think it’s the opposite.”
She said the economic benefits from the Jericho Lands development will help the three First Nations offer their members better education support, health care and housing.
The buildings also promise to put Musqueam, Squamish and Tsleil-Waututh culture on display, she said.
“The majority of our cities are very culturally neutral. You don’t know where you are. They don’t reflect any particular culture,” she said. “With these new projects, you will know that you’re on their unceded homelands. That is a significant step toward reconciliation.”