Sen̓áḵw (Squamish Nation) | 11 Towers | 171m | 58fl | 4M sqft | U/C

[officedweller]

Regarding Indian status and taxes, Tsawwassen Mills stores do not honour status cards because the lands were removed from the reserve by written agreement, whereas Park Royal stores (south side) do honour the cards (presumably still part of the reserve).

https://www2.gov.bc.ca/assets/gov/taxes/...t-nations-customers-tsawwassen-mills.pdf

https://vancouversun.com/business/local-...t-nations-status-cards-for-tax-exemption

[Migrant_Coconut]

Originally Posted by misher

https://vancouver.ca/news-calendar/q3-ho...-for-stronger-focus-on-rental-units.aspx

I assume they are keeping downtown+Squamish lands for the $100k folks and using Broadway as the dumping ground for social housing and below 80k rentals. The stuff going up downtown and in Squamish will be the 100k plus stuff so the only hope the city will have of maintaining its proportionate goals will be to decimate Broadway.

Read the articles again. The Squamish & Westbank plan is 90% rental (10% condo or co-op?), with many of them being below-market units; band members get priority. A healthy neighbourhood has a mix of all options.

Originally Posted by misher

Anything RM-3 isn't changing to my knowledge and they are blocking almost all rennovictions and demovictions? Whats being developed should be only the C3 and C2 Commercial sites.

Current zoning. The Broadway Plan target area is in the black dotted line, while the specific focus areas are in purple; both overlap with the residential zones.

Rezoning is blocked during the planning process - once finalized in 2020, developers can demo away (though they'll probably want to collaborate with the city on a tenant relocation plan).

[Changing City]

Originally Posted by logan5

Jericho is Native land.

It is, (partly, see below) but it's not an Indian Reserve, so it has the same status as any other piece of land owned by any other developer. That's not true of a Reserve, where the Native ownership, and control is absolute, and they have no requirement to acknowledge or follow any planning policies because technically it isn't part of the City of Vancouver.

That's true of the Musqueam Reserve, where there are arrangements about City services that could presumably be applied in a similar manner at Sen̓áḵw.

Jericho is owned by a joint venture partnership between the Musqueam, Squamish, Tsleil-Waututh (MST) Partnership, and Canada Lands Company (CLC).

[mcminsen]

Originally Posted by scryer

@mods: how does a popcorn emoji happen?

As mentioned before: this is a game changer for the city. The city is going to have to keep up or look stupid.

[osirisboy]

So technically they don't have to follow anything the city says but if they want sewage and utilities etc to service their land they may want to not piss them off

[Metro-One]

Originally Posted by osirisboy

So technically they don't have to follow anything the city says but if they want sewage and utilities etc to service their land they may want to not piss them off

Exactly, but they do have the upper hand in that the city has been doing its best to show how woke it is in reconciliation. So this literally puts the city between a rock and a hard place (from the city’s perspective, I would love to see this site become home to one of Vancouver’s tallest towers, and unlike many on here I like the totem pole inspired design. Like the Butterfly it is one of the few design “inspirations” I can actually see and feels more than just a marketing gimmick.)

[officedweller]

I'm curious about the design:

Will the screens shown:
- shade from the southern and western sun?
- shelter from the westerly winds?
If so, then the west facing views may be compromised.


https://vancouversun.com/news/local-news...-to-expand-downtown-vancouvers-footprint

[fredinno]

I wonder if the 'excess CP Rail Lands' that were supposed to be sold could land in the hands of the Squamish Band.

I'm mostly talking about the lot on FCS (not the southern part between W6th and W2nd Aves, which is zoned industrial and is even more awkward to build towers on)


They still haven't got the vast majority of their reserve back, after all.

[Migrant_Coconut]

Scroll back a bit - instead of selling, now they're in talks to have a streetcar extension to Senakw.

[logan5]

Originally Posted by Changing City

It is, (partly, see below) but it's not an Indian Reserve, so it has the same status as any other piece of land owned by any other developer. That's not true of a Reserve, where the Native ownership, and control is absolute, and they have no requirement to acknowledge or follow any planning policies because technically it isn't part of the City of Vancouver.

That's true of the Musqueam Reserve, where there are arrangements about City services that could presumably be applied in a similar manner at Sen̓áḵw.

Jericho is owned by a joint venture partnership between the Musqueam, Squamish, Tsleil-Waututh (MST) Partnership, and Canada Lands Company (CLC).

I'm not seeing how the Burrard Bridge lands are much different from the Jericho Lands. Both are lands where Native settlements were displaced, then much later on, the land was reacquired by the Native bands. There might be some legal language that differentiates the 2 properties, but I think the natives will view the Jericho Lands the same way as the Burrard Bridge lands. It's in the best interests of the City to view the Jericho Lands as a separate territory as well, as this will help them reach their goals for housing. For that reason, I can see the Jericho Lands proposed density being much higher than originally envisioned.

[cairnstone]

Originally Posted by WarrenC12

If they want to use city services (which of course they will), they'll pay into city coffers? Why is that so hard to understand?

Likely the FN will collect property taxes from any purchased or long term leases, and enter into larger contractual arrangements with Metro Vancouver and CoV for services, including schools, and so on.

I live in OV and we haven't had our promised elementary school built. I'm paying my damn taxes, not like it seems to make a damn difference!

What about the businesses that set up just outside of FN lands and start to generate a ton of revenue from people living in this development for non-FN levels of government. It's your complaint in reverse! See how silly it seems?

Parks and Rec services is an ongoing battle already between all the suburbs. There is constant bickering back and forth over usage of facilities and roads. Been a few court cases. New West has put lock blocks across roads, other municipal services have been restricted. Its does not take much to upset the masses.

Schools are a big concern especially if they build this in 1 phase. You will need to have new school ready to open when this finishes.

[cairnstone]

Originally Posted by Changing City

Just a couple of clarifications on some of the discussion above: Jericho isn't an Indian Reserve. It's following the normal planning process for a large site redevelopment (like Pearson Hospital or the River District). Sen̓áḵw is an Indian Reserve - the Squamish Nation got it back because it used to be part of their village, and they were forced off it. That's why they can contemplate tall towers with minimal parking - they don't have to follow anybody else's rules here.

Schools aren't developed by the City - they're built by the School Board, but almost always with Provincial funds. It's the Province who up to now haven't made funds available for a new school at the Olympic Village, even though the City have reserved a site. As this is a very recent proposal, and we don't know anything about the unit size mix (so how many family friendly units there might be) it's a bit early to contemplate needs like a new school.

When I had my own business I had lots of clients that were new Canadians. And raising a family of 4 in a 1 bedroom apartment was not an unusual thing to see. Bunk beds in the bedroom and parents living in the front room. Vancouver is full of young families that are immigrating here from the second world as fast as we build a building.

This is becoming the norm so when you look at this development and figure 6000 units that can push the number of bodies upwards of 20000. Add in the good chance a ESL housing will be also be added they are 2 to 3 bodies to a studio and go up from there.

[cairnstone]

Originally Posted by logan5

Jericho is Native land.

only owned in part by the band falls under vancouver planning
https://en.clc.ca/property/22

[cairnstone]

Originally Posted by officedweller

Regarding Indian status and taxes, Tsawwassen Mills stores do not honour status cards because the lands were removed from the reserve by written agreement, whereas Park Royal stores (south side) do honour the cards (presumably still part of the reserve).

https://www2.gov.bc.ca/assets/gov/taxes/...t-nations-customers-tsawwassen-mills.pdf

https://vancouversun.com/business/local-...t-nations-status-cards-for-tax-exemption

Also part of the north is also on the reserve as I recall 1/3 of the city market is on reserve and the rest is West Van. But when the north side was developed it was treated as CIty of West Van so no status

[WarrenC12]

Originally Posted by cairnstone

Schools are a big concern especially if they build this in 1 phase. You will need to have new school ready to open when this finishes.

Tell that to Coal Harbour and Olympic Village.

[cairnstone]

Originally Posted by WarrenC12

Tell that to Coal Harbour and Olympic Village.

School buses to the low density schools on the west side of town

[WarrenC12]

Originally Posted by cairnstone

School buses to the low density schools on the west side of town

Streetcar.

[Alex Mackinnon]

Originally Posted by whatnext

I don't see it as silly. The Tsawassen built their own treatment plant because they couldn't agree with Delta. Who's to say such things won't happen here?

Where is the road connection going to be for this? All the traffic out on Pennyfarthing Drive? Or through the narrow streets of Kits Point? Speaking of Pennyfarthing, I've noted that Harbour Cove has 300 units, one vehicle space for each unit, and they're pretty much full.

Treatment plants are large, expensive and would reduce the value of residential land around them. The trade off would be the cost of paying Metro Vancouver to handle sewage against the revenue from say 500 units of housing and diminished value on the other 5,500 (due to sewage smell).

That doesn't seem like a very good bargain when you want to place as much housing as possible on a little sliver of land. I'd imagine the FN aren't going to fart around when it comes to servicing these lands. They're acting as a developer, they would probably rather outsource the overheads to other levels of government where possible, and focus on their profitable activities.

[rofina]

Not going to lie - there is a massive amount of people, myself included, that are enjoying the fallout from this news.

All the Boomers on the West Side are starting to lose their minds already. Cannot wait to see these thing grow past the bridge, and so much higher.

This is the same area of town that finds 5 story rentals undesirable and out of character with the neighbourhood. Gross.

Cannot wait to see the construction begin.

[WarrenC12]

Originally Posted by rofina

Not going to lie - there is a massive amount of people, myself included, that are enjoying the fallout from this news.

All the Boomers on the West Side are starting to lose their minds already. Cannot wait to see these thing grow past the bridge, and so much higher.

This is the same area of town that finds 5 story rentals undesirable and out of character with the neighbourhood. Gross.

Cannot wait to see the construction begin.

I haven't seen a lot of evidence of boomers freaking out. But they are certainly getting what they deserve. I hope this project materializes as currently envisioned.