“Millennium Line UBC Extension Alignment and Integration” letter to Vancouver City Council Mar 28, 2022
I’m writing in opposition to the UBC Subway Extension, in particular putting a stop at Jericho Lands.
I’m asking Council to DELAY a vote on the Subway Extension for the near term. As a member of the West Kitsilano Residents Association I agree with their opinion that “it is premature to be deciding station locations, alignment (above or below ground), preferred technology, and route before there has been any neighbourhood input and with so many unknowns. For example, the latest proposal is to have a station on the Jericho Lands but not on West Tenth to support that shopping area. The staff report also suggests that Jericho Park could then become a regional ‘destination’ , putting even more pressure beyond the extra use that it will have due to development of the Jericho Lands.”
My main concern at the moment, other than questioning the necessity of a subway extension to UBC, is the sudden addition of a Jericho Lands Station. This station has not been part of previous proposals, consultations or surveys. The original W 10th Ave route was pitched to residents as a means of reviving Point Grey Village, with the stop being there, not a 10–20 min walk away in the middle of Jericho Lands, or a 20 minute walk to the nearest stop at Alma. It’s usual in major cities of the world to put subway stops in shopping districts, not in the middle of a PRIVATE DEVELOPMENT, especially with taxpayers bearing the brunt of the cost. Even if the Jericho Lands Developers were to contribute to the diversion, that amount will be charged back to their residents in one form or another.
A station at Jericho Lands is not central to the entire Point Grey neighbourhood. A stop at approximately W. 6th Ave in Jericho Lands is 10 blocks away from 16th Ave. A stop on 10th Ave, in Point Grey Village, makes much more sense as it’s more equidistant between 16th and 6th, as well Alma and Blanca, and thereby considerably more central and accessible to ALL Point Grey residents.
Surely a subway has to benefit ALL local residents and visitors, present and future, not just the future residents of one development, Jericho Lands. Why do those residents get preferential treatment, other than as a selling point for the development, which basically amounts to developer greed? This massive high rise development proposal itself hasn’t even been approved yet, and may be scaled down considerably by the time it is. As stated by the Jericho Lands Coalition, “the UBC Extension business case rests on the idea that there will be a mega-development at Jericho. And conversely, the business case for high density on the Jericho Lands rests on the idea that it will be a “transit-oriented” tower development. Therefore, this report and its recommendations can be viewed as an initial step in creating the conditions under which towers at Jericho will seem inevitable.”
This proposal and Council vote is putting the cart before the horse. The potential economic impact on Point Grey Village, as well as the impact on other Point Grey residents, needs to be assessed before even considering a Jericho Lands stop.
Furthermore, there have been no studies done on the environmental impact of a subway under Jericho Lands, through the Point Grey water table and above the sensitive ecological wetlands of Jericho Beach Park. (see attached photo) Surely that also has to come first, before any decisions on whether to have a station there or not?
The Jericho lands site sits at the confluence of three drainage areas in the Point Grey watershed; and is connected to tidal wetlands of Jericho Beach Park. This development and subway could be devastating for the park ecology. And how will they dig a tunnel under the site with over 60 highrises planned for it, including underground parking? Is the subway here even viable from an engineering perspective? And what is the potential noise and vibration impact on the neighbourhood?
Some are applauding the Jericho Lands stop because it gives “beach access”. Surely, however, it’s easier and cheaper to improve bus service to Jericho and Spanish Banks rather than spending millions more on diverting the subway just to make it easier to get to the beach?
This whole Jericho Lands and park area is at high risk of liquefaction during an earthquake. Here’s an interesting 1991 BC Hydro study “Liquefaction Susceptibility of Greater Vancouver Soils” — . “Moderate Susceptibility Zones Holocene sand and gravel deposits are found in several areas in the Lower Mainland. Marine shore and beach deposits of medium to coarse sand and gravel up to 8 m thick belonging to Unit SAg are found a1ong beaches at Point Grey and Jericho in Vancouver and Crescent Beach in White Rock. At the mouth of the Capilano and Seymour/Lynn r i v e r s i n West and North Vancouver deltas consisting of medium to coarse gravel and minor sand (Unit SAi) have developed to over 30 m thick. Mountain stream and deltaic deposits of Unit SAi and SAj are found in the Coquitlam River area and also in an area north of Haney: These Holocene marine beach and deltaic deposits are classified as having moderate liquefaction susceptibility but may have high liquefaction susceptibility zones. Liquefaction susceptibility of upland soils could be significantly influenced by groundwater levels and soil saturation caused by long periods of rain. The extent of liquefaction during the San Francisco earthquake of 1906 is a good example. The earthquake occurred near the end of a very wet season when groundwater levels and susceptibility were relatively high.
A lot more information and public consultation is needed before proceeding any further.
Thank you for your attention. Please vote to delay a vote.
Elvira Lount
