Jericho Lands planning program

Hi Kelly,

The projected build out timeline of 25-30 years is typical for a project of this size (~90 acres in total). It is anticipated that the site will be built out over multiple phases, with the completion of Phase 1 estimated to be in 8 years.

You can find more information on the Preliminary Development Phasing Proposal starting on p.166 (here).

Pre-sales of units will be the responsibility of the landowners, a the xʷməθkʷəy̓əm (Musqueam), Sḵwx̱wú7mesh (Squamish), and səlilwətaɬ (Tsleil-Waututh) partnership and Canada Lands Company (CLC), and the developer who chosen to construct the project on their behalf. Sales of units will not be possible until the Phase 1 rezoning application, and associated development and building permits have been approved by the City. We anticipate this process could take approximately 2-3 years.

Kind regards,

The Jericho Lands planning team

Hi Victorinia,

Thank you for your question.

The ʔəy̓alməxw/Iy̓álmexw/Jericho Lands planning team has worked with the Vancouver School Board (VSB) to determine future school needs resulting from the development of the site.

It is anticipated that the short- and medium-term needs of school-aged children can be accommodated within the existing schools (due to current and projected capacity in the local area schools). However, in the long-term, a new elementary school will be required. Consequently, direction was provided in the approved Policy Statement for the provision of a 550-student elementary school on the future ʔəy̓alməxw/Iy̓álmexw/Jericho Lands (see policies under 5.3.10 on p. 55 here). 

Throughout the implementation of the project, City staff will continue to work with the VSB to monitor school needs in the area.

The Policy Statement also makes provisions for an independent school, subject to a commercial agreement between the landowners and a school (see p. 56).

Kind regards,

The Jericho Lands planning team

Hi there,

Thank you for your question. We appreciate your concerns about tenancy insecurity and the need for additional information relating to project timelines.

Currently, City staff are seeking the approval of the ʔəy̓alməxʷ/Iy̓álmexw/Jericho Lands draft Policy Statement. We are scheduled to present a report to Council and the draft Policy Statement at a Council meeting on Wednesday, January 24 (more information available here).

In the draft Policy Statement, staff have included policies which require the landowners to follow the City’s Tenant Relocation and Protections Policies (TRPP). Specifically, they will need to provide a Tenant Relocation Plan (TRP) at the time the Garrison area is proposed to be redeveloped. As per 5.3.4.2, development of the TRP will need to include "early and ongoing communication with the tenants regarding the progress of the ʔəy̓alməxʷ/Iy̓álmexw/Jericho Lands development and tenant relocation process" (see p. 51 for additional information here).

If City Council approves the draft Policy Statement, we anticipate that the first rezoning application could be submitted approximately one year following approval. However, with a project of this size, there are anticipated to be multiple phased rezonings over a number of years. The full build out of ʔəy̓alməxʷ/Iy̓álmexw/Jericho Lands could take approximately 25-30 years. 

For more information of the City’s TRPP, please visit the City’s web page (here).

As part of our response, we have also forwarded your concerns to the landowners for their reference.

Kind regards,

The Jericho Lands planning team

Hi Terri,

Thanks for your question.

The exact date of construction commencement is unknown at this time. If City Council approve the draft Policy Statement, the landowners will then be required to submit a series of applications, including rezoning, development permit (DP) and building permit (BP) submissions. This process could take two or more years to be completed before construction is permitted.

With a site of this size, it is also anticipated that there will be multiple phased rezoning applications (and subsequent DP and BP applications) over a number of years and possibly decades. Consequently, the site will likely be built out in a series of phases over a 25-30 years period.

The draft Policy Statement shows the tree retention based on the proposed illustrated development concept (see Fig. 4 on p 78 here). This includes the retention of the majority of the large forest stand at the centre of the site (abutting W 4th Ave), as well as a number of high and medium value trees across the site. Furthermore, the landowners will be required to submit a detailed arborist report at each of the rezoning stages.

Kind regards,

The Jericho Lands planning team

Hi Evelyn,

Consistent with all other major projects across the city, necessary technical studies, including substantive groundwater studies for the entire site, will be required to be provided by the landowners prior to the submission of the Phase 1 rezoning application. If the draft Policy Statement is approved, we anticipate a rezoning application could be submitted within approximately a year.

The study will be reviewed by City staff to ensure appropriate mitigation strategies are taken dependent on the outcome of the study.

Kind regards,

The Jericho Lands planning team

Hi there,

Thank you for your question. 

An Environmental Impact Assessment has not been complete at this stage of the process, however, it is a requirement of the City of Vancouver for a proponent team to submit a variety of environmental assessment studies, including an Environment Impact Assessment, as part of any future rezoning applications. Given the scale of this site we anticipate there will be multiple phased rezoning applications over the life of the project (estimated to be 25-30 years).

If the Policy Statement is approved by City Council, the first rezoning application could feasibly be submitted approximately one year following approval.

Kind regards,

The Jericho Lands planning team

Hi there,

Throughout the ʔəy̓alməxʷ/Iy̓álmexw/Jericho Lands planning process, there have been six separate surveys which received over 5,000 responses. At this time, we are not receiving input via the surveys.

City staff are currently working towards the completion of a staff report, and the draft Policy Statement, for City Council's consideration in late January, 2024. In January, there will be opportunities for you to either submit comments, or request to speak, to Council.

Please join our email notification list, or monitor this project web page, for updates on how to get involved in the New Year.

Kind regards,

The Jericho Lands planning team.

Hi Bryce,

The ʔəy̓alməxʷ/Iy̓álmexw/Jericho Lands planning team has worked with the Vancouver School Board (VSB) to determine future school needs resulting from the redevelopment of the site.

It is anticipated that short- and medium-term needs of school-aged children can be accommodated within existing schools system (due to current and projected capacity in schools in the local area). Over the long-term, a new elementary school with room for approx. 550 students is anticipated to be required for the projected 24,000 residents. 

Throughout the implementation of the project, City staff will continue to work with the VSB to monitor school needs in the area.

Kind regards,

The Jericho Lands planning team

Hi there,

The ʔəy̓alməxʷ/Iy̓álmexw/Jeicho Lands planning process was initiated at the request of the landowners, a joint venture partnership between the xʷməθkʷəy̓əm (Musqueam), Sḵwx̱wú7mesh (Squamish), and səlilwətaɬ (Tsleil-Waututh) (MST) partnership and Canada Lands Company (CLC).

In the spirt of Reconciliation, City staff have taken a very collaborative approach to the planning of the site, with the MST Nations taking a lead and having major influence on many aspects of the project. The landowners’ have been an integral part of the development of a site concept and have worked collaboratively will the City’s planning team to develop the draft Policy Statement. Moreover, MST Nations’ Community Members have been consulted at various stages of the planning process providing key input to the process and it's outputs.

Kind regards,

The Jericho Lands planning team

Hi Dom,

This is a difficult question to answer as it depends where on the beach one will be viewing the site from. In general – as a result of public consultation and urban design advice – taller buildings on the site are proposed to be concentrated centrally on both the east and west portions of the development (before stepping down in height to the surrounding neighbourhood). We expect that it could take over 25 years until the entire site is built, at which point the skyline will look different than it does today – not only as a result of this development, but also as West Point Grey its self changes.

In Phase 4 of our planning process, the landowners included a cross section within their open house boards which illustrated building heights across the site from Highbury St to Trimble Park (https://syc.vancouver.ca/projects/jericho-lands/combined-cov-and-proponent-info-boards.pdf - see board #21/p. 36 of the pdf). Although the concept has changes slightly since then, this image should give you a sense of how the heights are allocated when looking south.

Kind regards,

Jericho Lands Planning Team