Jericho Lands | 49fl | Proposed

[WarrenC12]

Originally Posted by GenWhy?

Heather Lands might be the best recent indicator as to timelines as they are the "same" model, more or less.

Rezoning Public Hearing on May, 2022 with the Policy Statement approved in May of 2018 (where Jericho is now). Minus COVID delays with Heather as a template, and you might have an approved Rezoning at Public Hearing by late 2023 if they go gangbusters? Maybe add another 4 years until one tower is finally either built or almost built?

Any other takers on timelines?

Pretty big crapshoot now since we're about to see so many other areas open up for potential development.

I really hope somebody is living there by 2030 but I kind of doubt it.

[Changing City]

Originally Posted by GenWhy?

Heather Lands might be the best recent indicator as to timelines as they are the "same" model, more or less.

Rezoning Public Hearing on May, 2022 with the Policy Statement approved in May of 2018 (where Jericho is now). Minus COVID delays with Heather as a template, and you might have an approved Rezoning at Public Hearing by late 2023 if they go gangbusters? Maybe add another 4 years until one tower is finally either built or almost built?

Any other takers on timelines?

Have they even submitted a DP for any development on the Heather Lands (aside from the sales centre approved in August?).

There was over 2 years between the Heather Lands policy statement being approved by Council May 2018, and the rezoning being submitted in October 2020, which was then approved in May 2022. The DP application (for the sales centre) was submitted in May 2023, and approved August 2023. So assuming a DP is submitted in the new year for phase 1 residential buildings, and assuming they sell enough (leasehold) to start construction, the DP probably won't get approved until mid 2024, and initial construction would take until at least 2027, and more likely 2028.

Obviously it'll be longer if they don't move fast on the DP, or the Urban Design Panel play silly buggers, or sales of leasehold units take a while. So it'll be close to 10 years from approval of the policy statement, and the first units occupied. If covid added a year, and another for it being a novel project with public, First Nations and private partners, it could be shorter, at 8 years at Jericho. Assuming Council sign off on Jericho in early 2024, that would be 2032 at the earliest before anyone moves in.

We have yet to hear if MST will have a development partner on Jericho, although it seems likely. Aquilini have been the Tsleil-Waututh partner on the North Shore, and now with MST at Heather Lands, the LDB site and in Burnaby with the Musqueam and Tsleil-Waututh at Canada Way. Westbank are the Musqueam Nation's partner at Senakw, and Polygon are their partner on leləm̓.

[GenWhy?]

Right, I forgot timelines are different for sales. The leasehold aspect will be interesting.

I think my previous post had it at 7 years if all goes good but 8 seems better.

EDIT: Also forgot this is Canada Lands and they are not famously expeditious? I only have Greisbach in Edmonton to go from

[officedweller]

Originally Posted by Changing City

It's all in the article

"Phasing
A big factor in the phasing of construction for the Jericho Lands, as a member of the project team previously told STOREYS, is the aforementioned future Jericho Lands Station. Because the station construction involves tunneling through portions of the Jericho Lands site, the builders want to avoid heavy construction above ground that's in close proximity to the station site.

"There are opportunities to deliver on some housing before the transit station is built," the planning team member added. "We think that there is an early phase where we can get some of the public space, some of the commercial retail space, and some of the housing built early."

With the phasing plan detailed in the draft policy statement, this now appears to be how the project will proceed, with the first phase of construction beginning in the western portion of the site, around the area will the future station will be located. (The Jericho Lands Station will be located in the west portion of the second phase.)"

It has nothing to do with getting residents in place to justify the station, and everything to do with the use of the site to allow the tunnel to Arbutus (and maybe also to UBC) to be built. Phase 1 to the west can apparently proceed safely without being impacted by SkyTrain construction.

"The City notes, however, that if the delivery of the Jericho Lands Station occurs later than the completion of Phase One, or a decision is made to not go through with the UBC Extension, the City will review the policy statement and the phasing plan as currently outlined could be adjusted".

The City aren't suggesting that the UBC link won't be built, but rather planning for what to do if that unfortunately was what happened. As there's no timeline for extending beyond Arbutus (or decisions about a route), but agreement about where a future Jericho station will be located, they're making sure development can start without waiting for funding, and then construction, of the UBC leg of the line.

You'd think that they would build the along 4th Ave first, then up the hill when the station is built.
That way the new residents would have the 4th Ave. readily buses available.

I suppose they are going with the time-honoured tradition of building the view-blocking buildings afterwards.


https://dailyhive.com/vancouver/jeri...nt-master-plan


https://dailyhive.com/vancouver/jeri...nt-master-plan

[Sheba]

Here we go again...

A group of concerned citizens is expressing concerns with a large redevelopment proposed for 90 acres of land by Vancouver’s Jericho Beach, citing a lack of hydrogeological study on the land thus far.

...

The Jericho Coalition, however, said it’s strange that no hydrogeological study has been done to accompany the proposal, which is in its final phase prior to the crafting of an official development plan. Such a study would assess subsurface formation and groundwater conditions that could affect the site development, but is slated to take place at a later date.

“It certainly affects the economics of where you would build,” said Murray Hendren, a member of the Jericho Coalition and a former environmental engineer who conducted groundwater monitoring.

...

Hendren said the City of Vancouver’s working group on the project, which he co-chairs, has raised the groundwater concerns for years. If the study is conducted and produces results that require the proponents to move buildings around or stack them higher, the result would be greater density that the coalition doesn’t support, he added.

...

In an emailed statement, the City of Vancouver said it’s working closely with MTS Partnership and the federal Crown corporation to ensure a detailed hydrological assessment is completed.

“Substantive hydrogeological and groundwater technical studies for the entire site will be undertaken and are required prior to the first rezoning application and approval will be contingent on the appropriate mitigation of groundwater-related risks as per normal City practice,” it wrote.

Hendren said it’s an “odd way to do planning.” Based on his experience, he said that study ought to be conducted earlier in order to present a more final version of the redevelopment to the public.

The draft policy statement is slated for a mayor and council vote on Jan. 24.

[jollyburger]

You can make a list of things that will cause Jericho Lands not to proceed and Murray Hendren is probably the last thing on the list.

[Sheba]

Originally Posted by jollyburger

You can make a list of things that will cause Jericho Lands not to proceed and Murray Hendren is probably the last thing on the list.

Oh I know... These people keep throwing things at the wall and hoping something sticks.

[Migrant_Coconut]

That said, what're the odds there's an aquifer that forces yet another redesign (e.g. Oakrdige)?

[madog222]

Originally Posted by Migrant_Coconut

That said, what're the odds there's an aquifer that forces yet another redesign (e.g. Oakrdige)?

This site is just on the edge of the aquifer that’s under most of the Burrard Peninsula.

As for estimating depth, there is a well on the west side of West Point Grey that reached water at 178 feet.

https://governmentofbc.maps.arcgis.c...66ffd09b74f00d

[jollyburger]

Originally Posted by Migrant_Coconut

That said, what're the odds there's an aquifer that forces yet another redesign (e.g. Oakrdige)?

Seems doubtful going by the aquifer map. Though the rest of Vancouver is on an aquifer.

https://apps.nrs.gov.bc.ca/gwells/aquifers/49

And it probably had as much to do with the parkade element versus the actual building foundations (cost/complexity). One of the articles about it mentioned it going from the highpoint of QE park down to the Fraser River.

[jollyburger]

Of course it's not reserve land but I'm guessing the "coalition" will lose. The fact they have that hack Bill Tieleman trying to block it will make it even more of a joke when they lose.

https://vancouversun.com/opinion/col...ifferent-views

https://biv.com/article/2024/01/arny...-housing-needs

One survey sought public views through Vancouver’s ShapeYourCity.ca website. It found almost half of respondents dislike or really dislike the proposal, and only 38 per cent like or really like it.

A second survey, by a market research company, found more than twice as many respondents — or 65 per cent — liked or really liked the proposal, and only nine per cent disliked or really disliked it.

The differences may be explained by the different pools of respondents, Shillito said.

The ShapeYourCity survey, which found widespread opposition to the proposal, was filled out by more of a “self-selected” pool of respondents, Shillito said. Not every respondent included their postal codes, he said, but of those who did, many live in the West Point Grey neighbourhood around Jericho.

The second survey was by Sentis, a company contracted to do what the city report described as representative public opinion research, with results weighted to reflect Vancouver’s entire adult population.

The "coalition" also trotted out their own survey saying 72% of people were against the project.

https://jerichocoalition.org/survey-results/

[Migrant_Coconut]

... What the duck is "livable" density? More importantly, since the official Jericho Plan is only about as dense as the West End, how does such a definition somehow disqualify one of the most livable neighbourhoods in the city?

Call it what it really is: "short enough to keep my front porch's view of the mountains" density.

[seamusmcduff]

The only quote that needs to be highlighted to show how out of touch this Group is:

"“Why the rush?” Hendren asked."

Oh I don't know Hendren, maybe because we're in a housing crisis and most of us weren't lucky enough to buy a West side home 40 years ago that's seen about a %1000 increase in value.

Obviously there's value in ensuring this project is as good as possible, but not even understanding why people may be pushing timelines or density here is incredibly out of touch with the world around them

[jollyburger]

Again you can make an argument against the project. Infrastructure costs being passed onto existing residents, traffic, foreign investors etc. But unless you have widespread support to be against it, it will be tough for city hall to block it. I could just do without the theatrics/scaremongering with the comparisons to Hong Kong or renderings that make it looks like some Soviet housing block.

[Migrant_Coconut]

Ironically, the "sustainable/livable" alternative plan they've come up with looks more Soviet than the City's plan.

[jollyburger]

Here's the staff report:

https://council.vancouver.ca/2024012...ents/pspc1.pdf

The vote happens on January 24th

[WarrenC12]

These boomers will all be in a home or dead by the time this comes to fruition anyway.

[jollyburger]

Instead of calling them NIMBYs they can be called the Pickleball Club

[jollyburger]

The Jericho Lands Policy Statement meeting is happening now

https://csg001-harmony.sliq.net/0031...40124/-1/20473

[jollyburger]

Looks like they approved it

EDIT: https://vancouver.ca/news-calendar/j...-jan-2024.aspx