3.2 Preconditions to Guidelines

This report highlights two vital preconditions for the guidelines to work including the legal transfer of lands to MST Stewards, and the development of at least 300 leasehold properties, rental homes, and emergency housing for people experiencing homelessness. This report does not recommend the development of any market-value or luxury properties within the subject property.

Precondition 1: Land Back

This report acknowledges the so-called city of Vancouver and Hogan’s Alley are located on the unceded and unsurrendered territories of the xwmwθkəyəm (Musqueam), Sḵwxwú7mesh (Squamish), and Səlílwətaʔ/Selilwitulh (Tsleil-Waututh) MST Nations. The authors understand that under Indigenous laws, land cannot be ‘owned’ by anyone, however this report will not be investigating the legality of extant property ownership in Hogan’s Alley and the surrounding area.

A Land Trust will be developed in the name of MST Development Corporation, and the so-called city of Vancouver will hand over properties to MST, including properties within Union Street, Gore Ave, Prior Street, and Expo Boulevard, as well as 721 Main Street and 280 Main Street (which the City will have to acquire and include in Land Trust). This would provide MST with legal rights to their land (albeit the laws not recognized by MST) and give Indigenous Stewards the power to veto Phase 2 and additional guidelines.

Figure 55: ‘Land Back Sign Left at Robson Square’ Digital Photograph by Samantha Miller, October 31, 2021. SITE GUIDELINES

Precondition 2: Leased Property & Rental Homes

This report proposes the creation of at least 300 Leasehold Properties, Rental Homes, and Emergency Housing on the MST Land Trust. New developments MUST use sustainable building materials, SHOULD utilize plant based materials with carbon storage properties wherever possible, and SHOULD strive for net zero emissions. Refer to 3.4.2.5 Material Selection.

The following guidelines are examples that apply to the aforementioned Leasehold Properties and Rental Homes and are based on the approach taken in Portland’s North/ Northeast Neighbourhood Housing Strategy:

Preventing Displacement

+ Provide 0% interest loans of up to $40K per home for repairs and upgrades (for lowincome homeowners up to 80% median income). + Provide $5K grants per home for repairs and upgrades (for low-income homeowners up to 50% median income). + Create a non-profit tax exemption for social housing. + Renter retention, homelessness prevention and transitions to homeownership (review best practices and seek to increase resources for programs that successfully assist people living in rental units to stay in their homes).

Attracting New Homeowners

+ Create a funding program for down payment assistance loans for low-income first time home buyers (up to 80% median income). + Create new permanent affordable housing stock.

Creating Rental Homes

+ Redevelop city-owned land for affordable rental housing with an emphasis on familysized units, and multi-generational family living. + Identify ground-floor commercial opportunities for local businesses.

Land Acquisition

+ Acquire additional land to develop affordable housing. + Work with the community and other institutions to leverage additional funds for this purpose.

Right of Return Access

+ Preferential to existing community members and those displaced. + Outreach and engagement with owners and developers to create knowledge and opportunity for marketing vacancies in the local neighbourhood. + Screening criteria in collaboration with community-based organizations to implement best practices for tenant screening that do not have unintended negative consequences for communities of colour.