Musqueam, Squamish, and Tsleil-Waututh are showing the way on how to create livability in Vancouver

Source: https://khelsilem.substack.com/p/the-future-of-vancouver-is-indigenous

The Iy̓álmexw development will become Vancouver’s newest neighbourhood building on the legacy of the former Indigenous village that once existed nearby at Jericho Beach. It is an invitation to build not just structures but a community that reflects our values, our need to take action on priority issues and provides a high level of livability for all who call it home.

The Iy̓álmexw development is more than just a construction project. It is a vision for a better future where affordability, sustainability, community, and cultural revitalization come together to create a new, highly livable neighbourhood

Recently, the Musqueam, Squamish, and Tsleil-Waututh Nations unveiled changes to the proposed design for the development plan of the 90-acre land we own in West Point Grey. This area is called ʔəy̓alməxʷ in the hən̓q̓əmin̓əm̓ (the language historically spoken by the Musqueam and Tsleil-waututh) and Iy̓álmexw in the Sḵwx̱wú7mesh language (spoken by the Squamish People). The development is led by the MST Development Corp — which is an arms-length company owned by the three local First Nations governments, in collaboration with the Canada Lands Company. Urban Strategies is assisting on the Comprehensive Development Concept Plan, which will form the basis of the City of Vancouver’s ʔəy̓alməxw / Iy̓álmexw / Jericho Lands Policy Statement. This is an important milestone on entering construction and creating a whole new neighbourhood within Vancouver for future generations to enjoy.

The Musqueam, Squamish, and Tsleil-Waututh are First Nations. We are three distinct governments that are responsible for providing programs and services in every part of individual and community life you can think of. This includes health care, housing, social assistance, child and family services, cultural and language preservation, employment and training, economic development, land and resource management, justice and community safety, elders and youth programs, governance and administrative services, cultural and recreational programs, and infrastructure development. And while senior levels of government do provide some funding, First Nations have to look for other revenue sources to address their needs.

Our vision for Iy̓álmexw is a case study of how Indigenous-led development is changing the story of how we build livability into our communities. Livability, in the context of urban planning, refers to the quality of life experienced by individuals and communities within a city or urban area. It encompasses various factors that contribute to residents’ overall well-being and satisfaction. Livability is really shorthand for a high-quality mixture of numerous design and planning factors built into the MST design process: quality of the built environment, transportation and mobility, housing affordability and quality, access to amenities and services, environmental sustainability, and culture and community.

Affordable Housing and Social Housing

At the heart of the revised Iy̓álmexw concept lies a significant increase in housing options from the previous draft proposals in October 2021. The project envisions 13,000 homes, accommodating up to 24,000 residents. This increase in housing supply will help address the clear and pressing ongoing demand for homes in Vancouver.

The project uses leasehold strata to make homeownership easier and more affordable compared to regular ownership. Like at UBC, the lease is usually set for 99 years. After 99 years, the person leasing the property must return it unless they renew it. If it’s returned, the owner can develop the land again for another 99 years. This creates a continuous source of income for future Musqueam, Squamish, and Tsleil-Waututh generations.

Further, at least 30% of the residential building floor area is allocated for affordable housing, including social and rental units. Social Housing means rents set at or below BC Housing’s Housing Income Limits, and Moderate Income means moderate-income households earning between $30,000 and $80,000 per year. Approximately 2,600 social housing units and 1,300 moderate-income rental units are expected to be created, enabling a broader range of individuals and families to access quality housing within the community. Unlike other City projects, the MST governments will own and retain control of the social housing that the Musqueam, Squamish, and Tsleil-Waututh people can use. The development of Iy̓álmexw will help bring our people home.

Thoughtful Urban Planning and Design

The Iy̓álmexw development exhibits meticulous urban planning and design that prioritizes the well-being of its residents. By featuring a mix of high-rise, low-rise, and mid-rise buildings, the project allows for greater density and efficient land use without creating a stark street wall. Including tall buildings for increased density promotes sustainable growth while preserving open spaces, community places, and natural areas within the community.

The site configuration includes an extensive network of pedestrian and cyclist pathways spanning over 13 kilometres and providing easy access to various amenities. This pedestrian-friendly design fosters active transportation, promotes a sense of community, and enhances the overall livability of the neighbourhood.

This visionary development welcomes an impressive influx of 3,000 on-site jobs, fostering economic growth and opening doors to boundless opportunities within the community. As you wander along the inviting pathways, beautiful clusters of retail and dining destinations are seamlessly woven into the neighbourhood’s fabric through the pedestrian promenades. These, in turn, will include creative industrial spaces, such as maker spaces, creative manufacturing, digital production, and research facilities.

Amidst the recent discourse, critics say they want scaled-back, Paris-style 8-storey buildings, pitching unrealistic alternatives. Yet, our neighbourhoods crave a dynamic blend of architectural forms. Unlocking the potential, the critics should call for the City to upzone nearby streets currently with single-family homes into vibrant mid-rise apartments, fostering Parisian, Barcelona, or Berlin-inspired neighbourhoods.

Community Facilities and Amenities

The Iy̓álmexw development places a strong emphasis on community facilities and amenities. The plan includes a new community center, a public elementary school, childcare facilities, and other public amenities to cater to the needs of the new neighbourhood. The provision of community amenities ensures that residents have access to essential services and educational opportunities within walking distance. These facilities will be centrally located, easily accessible via internal networks, and designed to foster social interaction, learning, and cultural exchange.

The Iy̓álmexw development is about creating housing and building a community where people can thrive. By prioritizing affordability, thoughtful urban planning, the preservation of natural spaces, and the provision of community facilities, this project aims to create a visually appealing and functional neighbourhood, enriching residents’ lives.

Celebrating Our Cultural Heritage

The collaboration between the Musqueam, Squamish, and Tsleil-Waututh First Nations and Canada Lands Company is a testament to the commitment to honouring the local Indigenous cultures. The Iy̓álmexw development integrates Indigenous cultural elements and languages into the fabric of the community, celebrating the rich heritage of the First Nations and fostering a revitalization of our culture within a city that often displaced our cultural ways.

Community spaces in the parks, gathering spaces, and commercial spaces will include visual representations of Musqueam, Squamish, and Tsleil-Waututh cultures and create spaces for cultural events and activities to take place.

Multilingual on-site signage featuring Indigenous languages alongside English pays homage to the area’s cultural history. By embracing and celebrating diverse cultural identities, the Iy̓álmexw development will create a prosperous and inclusive community where everyone feels welcome.

Access to Rapid Transit

The Iy̓álmexw development prioritizes sustainability and green living in an era of growing environmental concerns. By endorsing a SkyTrain Millennium Line extension route to the University of British Columbia, with a station integrated into the development, the project encourages residents to rely less on private vehicles and embrace sustainable transportation alternatives. This reduces traffic congestion, creates safer pedestrian rights-of-way, and contributes to a greener and more walkable neighbourhood overall. Two stations will serve the Iy̓álmexw in close proximity to its most populated areas: a station at the intersection of Alma & Broadway, which is 1 block away from the eastern edge of Jericho Lands, and a station in the centre of the development area.

The extensive network of pedestrian and cyclist pathways in the Iy̓álmexw promotes active transportation, making it convenient and enjoyable for residents to walk or cycle to their destinations. By connecting the West Point Grey Village retail strip, West 4th Avenue, and Jericho Beach Park, these pathways improve connectivity and provide outdoor recreation and exercise opportunities. Residents can embrace a healthier and more active lifestyle while experiencing the beauty of the natural surroundings.

Preserving Nature and Enhancing Well-being

The Iy̓álmexw development demonstrates a solid commitment to preserving and enhancing natural spaces. With 33% of the land area for parks, open spaces, and recreational facilities, residents will have ample opportunities to connect with nature. Restoring buried streams within the site allows for the natural water flow to be brought back to life, contributing to the ecological balance and creating a serene and picturesque environment. The planned 24,000 residents will be next door to one of Vancouver’s largest and best parks at Jericho Beach.

The retention and enhancement of the existing forest area and the establishment of gathering places, such as the proposed Watchmen’s Hill, further emphasize the importance of nature in the community. These tranquil spaces allow residents to relax, meditate, and find solace in a bustling urban environment. The Iy̓álmexw development recognizes the positive impact of nature on well-being and seeks to incorporate it into the fabric of the neighbourhood.

A Vision for a Better Future

The Iy̓álmexw development is more than just a construction project. It is a vision for a better future where affordability, sustainability, community, and cultural revitalization come together to create a new, highly livable neighbourhood in Vancouver. By prioritizing the needs of residents, promoting mixed-use urban design, and celebrating the area’s natural beauty, the project sets a new standard for urban development in Vancouver.