Course:GEOG350/Archive/2010WT2/Steveston BC

Group Members: Kiel Yu, Tyler Morton, Julie Elsliger, Reiko Domai, Abigail Torrijos

Our group has decided to do Steveston, BC for our neighbourhood project. This is a small neighbourhood in the southwestern region of Richmond, south of Vancouver. Steveston was founded in 1880 by William Steves and was once a thriving principle seaport on the Fraser River. Presently, Steveston is an emerging residential and commercial community.

Location

A close-up of road boundaries delineating Steveston. Please click the picture to see the boundaries in clearer detail.

Location of Steveston within the city of Richmond and the Greater Vancouver Regional District (GVRD)

Steveston includes all the land south of Williams Road and west of Gilbert Road. Richmond sits on the floodplain of the Fraser River Delta, and Steveston's waterfront is located where the southern arm empties into the Strait of Georgia.

In relation to the rest of Metro Vancouver, Steveston, Richmond is located south of Vancouver and just north of the city of Delta.

History

The first family of settlers started to develop Steveston in 1880, and strove to create Steveston as a seaport that would rival the city of Vancouver. Steveston was originally a farming community, but it was the fishing industry that gave it its economic power for the next century. In 1882, the first cannery opened, and by 1890 there were fifteen canneries. There were about 150 workers per cannery, usually of Chinese, Japanese, or of First Nations origin who immigrated to Canada to pursue a better life. By 1901, Steveston had shipped over 16 million pounds of salmon overseas to markets in Europe, making it a tremendously important and prosperous market for the Vancouver region. By 1912, new technologies were introduced to the canneries and the fish processing lines became automated. This meant that less workers were needed, and the town population drastically decreased to half of its size. The Japanese Canadians comprised a major portion of Steveston's population in the mid-20th century; as a result of Japanese militarism during the Second World War, the Canadian government sent the Japanese off to internment camps in the interior, leading to the community's decline.

Present-Day Steveston

In 1949, the Japanese were eventually allowed to return to Steveston. While fishing remained to be main industry in the neighborhood until the late 1980s, Steveston was beginning to evolve into a booming residential neighborhood. As the fishing industry in the region declined, the canneries started closing one by one with only three left by 1980. Annual community events, such as the renowned Steveston Salmon Festival", large public parks, and a community centre have been built over the decades to address resident demands. Proposals were also put forth to build apartments and townhouse complexes which were subject to huge controversy. Many residential building applications had to be rejected by the municipal government despite its projected economic benefits due to immense public outcry. Nonetheless, several residential developments have been built by the waterfront which has allowed Steveston to reestablish itself as a vibrant and growing neighborhood. Currently, Steveston is known for its tourism and film industry sites. Many residents and visitors visit Steveston especially during the summertime to see its restaurants, the scenic waterfront, and the various biking and walking trails. It is also home to two National Historic Sites: the Gulf of Georgia Cannery, and the Britannia Heritage Shipyard Park.

Demographics

Richmond is home to approximately 173,565 people, 24,105 of which live in Steveston. In comparison to the year 2001, there was a 7.3% increase in the population of the Steveston area, higher than the city of Richmond's rate of 6.2%. With regards to income, the neighborhood has also experienced an increase in average income from the year 2000 to 2005 by 20%, from 73,163 in 2000 to 91,921 in 2005. These figures are significantly higher than the Richmond average of $74,790 (2005).

The tables below provide a detailed comparison of population and income levels between the city of Richmond and the neighborhood of Steveston for the years 2000 and 2005.

Steveston at a Glance

This data is based on 2005 statistics from the City of Richmond.

Population	Richmond	Steveston
Population (2006)	173,565	24,105
Population (2001)	164,340	22,340
Percentage Change	+6.2%	+7.3%

Income	Richmond	Steveston
Average Family Income (2005)	$74,790	$91,921
Average Family Income (2000)	$62,475	$73,163
Percentage Change	+16.5%	+20.4%

Built Form

The Steveston Museum, built in 1905

Steveston still retains its grid pattern which was set up with the north section for residential lots and the south developing into the commercial area of the settlement. This existing town site is an example of a community which grew in response to its main industries such as fishing and canning. The need to support these industries resulted in housing developments and services to accompany the migrant workforce. The street layout remains intact along with many of the historic buildings. Social and cultural values reside in the connections with the town site.

The main distinguishable elements of Steveston are its orientation to the river, the narrow streets, grid layout, ditches and lack of curbs. There are small residential ditches and larger industrial ditches which are associated with drainage and dykes in the area. The main street is Moncton Street, which runs straight down to the waterfront and consists of small commercial buildings. These buildings are often wood framed and exhibit a false front. The buildings in the commercial centre of Steveston include retail buildings, and residences many of which are of historic importance.

Recreational trails and facilities were built such as the Imperial Landing Trail, a play ground and a water park to encourage recreational activities. There are sports parks located in Garry Point Park along with a Bike Terrain Park which was established for BMX and mountain bikers. There are plenty of shopping and restaurant locations, as well as art galleries.

The Steveston neighborhood as seen from air. Note the multitude of residential housing ranging from townhouses to apartments located on the right corners of the photo.

There are a total of approximately 8,915 dwellings in Steveston. Fifty percent or half of these dwellings are in the form of single detached housing (4,435). Other forms of housing include: apartments (2,185), apartment duplex (485), row house (1,620), and semi-detached (160). While there are many apartment dwellings in Steveston, there is a current Richmond city by-law prohibiting them to be five storeys or higher .

Transportation Infrastructure

Steveston Wharf

The transportation infrastructure is mostly defined by the water front and the roadways. Steveston is home to the largest fishing fleet in Canada, consisting of 600 vessels. A wharf was constructed in the early development of Steveston and still remains as a loading and unloading site for water taxis and other water vessels. Other transportation infrastructure, specifically designed for automobiles includes roadways and ample parking space.

The Steveston area is easily accessible via the public transit system provided by Translink. Furthermore, with the new Canada Line up and running from Downtown Vancouver to Richmond City Centre, residents and commuters are able to get to Steveston with more ease and convenience.

Recreational trails and bike routes within Steveston provide cycling opportunities around its scenic waterfront. Following the west shore of Richmond to Steveston is the West Dyke Trail, which allows for a relatively easy travel route for cyclists. There are also a number of continuous bike lanes which lead directly to Richmond Centre.

Community Issue: Gentrification

Introduction

The docks at Steveston's waterfront

Gentrification is a serious issue in many Canadian neighborhoods, notably in the Greater Vancouver region where real estate prices have soared especially in the past few years. In the early 1960s, gentrification was apparent in a neighborhood when higher income citizens choose to move and reside in what were previously working-class areas, resulting to the significant rise in property values and to the displacement of lower-income citizens. Subsequently, gentrification was to encompass all facets of residential and commercial development. As a result, recent geographers define "gentrification" as "the class remake of the central urban landscape", where neighborhoods are not only revitalized and redeveloped but also showcase a shift to a distinctive urbanist lifestyle and culture.

Underlying Causes of Gentrification

Steveston is a progressive community that is currently facing a growing population due to its attractive and serene waterfront. Rich and educated white-collar workers who work in various areas of Metro Vancouver have chosen to live in Steveston for its fresh, serene atmosphere and its proximity to their workplaces by car. With the closure of Steveston’s last fish processing plant in 1997, the land became open for public auction. Real estate developers immediately utilized the opportunity to purchase the lucrative property and construct residential developments ranging from apartments to townhouses. Old fishing factories and canneries have been demolished to pave way for upscale residential developments. Steveston eventually became an "middle-upper class playground" with its specialty shops, restaurants, and art galleries. This is corroborated by Kate Shaw's statement wherein along with gentrification also came a shift in economic focus from production to consumption. As noted by prominent Vancouver geographers Ley and Dobson, Steveston is subject to gentrification due to the presence of various characteristics and institutions, such as its beautiful waterfront and its heritage buildings. Steveston has become a neighborhood where we see "the creation of cultural megaprojects, luxury condominiums..., retail districts, and festival waterfronts in redundant industrial areas." Furthermore, as written by Walker and Carter in the book Canadian Cities in Transition, to accommodate new middle class demand, "cosmopolitan place-making ventures like galleries, ... diverse restaurants, and interactive waterfronts" have been developed in the area.

Imperial Landing, one of the most recent residential developments by the Steveston waterfront.

One advantage of gentrification is the current and ongoing "revitalization" of Steveston as the neighborhood has transformed itself from a declining fishing community into a vibrant residential and commercial neighborhood. Due to the decline of Steveston's fishing industry in the 1990s, there has been a desire to recapture the "underutilized parcels of land" and rebrand it into "a commercial, arts, entertainment, and recreation destination" like how Granville Island was to the City of Vancouver. This concept of "place making" has become more apparent as new developments are catered to develop a "distinctive civic image" and as an attractive place for investment. Moreover, the neighborhood is able to brand itself as a The redevelopment of Steveston has now stimulated economic activity in the area as many restaurants and shops have opened up. Public parks such as Garry Point Park have also been built to cater to families and visitors. Buildings that tell a story about Steveston's past, such as the Gulf of Georgia Cannery, have been preserved and converted into heritage sites which have become tourist spots.

The planned location for Onni's recently cancelled apartment development. This prime location is currently a walking and biking trail.

Current Steveston residents have lobbied against real estate developers as well the Richmond city government in a move to prevent the further gentrification of the neighborhood. A recent news item that has caused immense public outcry was when the Omni Group, a large real estate developer, proposed to build two 10-to-12-storey buildings near the Steveston waterfront. In addition, the real estate developer announced that it will donate $500,000 to the Steveston Community Society. Many residents also voiced that with the development, they would “[lose] their view of the water, [lose] more of its remaining charm, [set] a precedent if the higher buildings were allowed on the waterfront; and [cause] more traffic from the 200 new homes.” Due to the public dissatisfaction with the development, Omni decided to cancel the project in January 2011. Thus, the Omni case demonstrates that current residents who previously benefited from gentrification are now the ones who are objecting to further development of the neighborhood. This process of "advanced gentrification", as coined by geographer Alison Bains, can become detrimental to current Steveston residents who may eventually become displaced to less developed neighborhoods. Furthermore, "community mobilization and resistance to change," as argued by David Ley and Cory Dobson, is a factor that limits gentrification and can be "sufficient to stop extensive redevelopment". With more and more people choosing Steveston as a place to live, the ongoing gentrification of the area in the coming years will be one its biggest challenges.

Importance and Relevance of Gentrification to Steveston

As a result of gentrification, it has become harder for lower-income households to find residences. "Gentrification is based on a class-distinguished ‘other’ coming into a neighbourhood." Recent statistics have demonstrated the escalating standard of living in Steveston based on land values and the rates of ownership in the neighborhood. In 2011 alone, BC Real Estate Assessment has predicted that the prices of residential properties in Richmond will increase by 17%, the highest in the region. Moreover, average household incomes for Steveston have risen by $18,000 from the year 2000 to 2005, signifying the impact of the move of affluent households in the Steveston area. An overwhelming 80% of housing is owned by Steveston residents, in contrast to 77% for Richmond and 52% for Vancouver. In fact, 15% of all occupied units in Steveston were constructed between the years 2001 and 2006, exemplifying the numerous residential developments in the area. Therefore, it is mostly only the upper class members of society are benefiting from the developments in the Steveston area.

This rapid urban renewal in the Steveston area has allowed it to carry on with a new image into the 21st century. With further gentrification of the surrounding area, there will come a point when more resources will have to allocated to the community. The issue of sustainable economic development therefore becomes significant as more "resources are consumed and wastes produced in the region [can] exceed the ecological carrying capacity." Therefore, the issue of expansion has yet to prove that it will not lead to destruction of the natural environment of the area. The government as well as urban planners will play a vital role in ensuring the sustained growth of the neighborhood into the future.

Recommendations

"Longtime Steveston residents, sharing a strong community sensibility and a passion for their homes, welcome the modern developments to meet the evolving needs of the community yet want to preserve the unique historic character that defines Steveston." (Real Estate Foundation of British Columbia)

While the gentrification of the Steveston area has largely been seen as positive by members of the local community, the further gentrificaton of the area remains to be a threat that has to be mitigated by either policy implications or community initiatives. Steveston is poised for further growth in the coming years due to its increasing appeal. Sustainable growth that does not compromise lower income residents and environmental protection can be reached with appropriate strategic and long-term planning.

• Community involvement: As seen in many communities such as Vancouver, lobbyist groups have been generally effective in making developers and the government accountable for their actions. The fear of "advanced gentrification" can be avoided by allowing members of the community to voice out their opinion regarding new developments. As demonstrated by Ley and Dobson in "Are There Limits to Gentrification", community organizations such as DERA (Downtown Eastside Residents Association) can play a pivotal role in influencing urban planning decisions and policies. Public opinion immensely shapes urban planning initiatives and cases such as the one discussed regarding the 10-storey development proposed by the Omni Group demonstrates that it public consultation is important in order to create an advantageous environment for all of the stakeholders of the community. Nonetheless, success can be hampered without support from the community as well as proper government support. Therefore, it is essential that community groups be active in demonstrating the importance of preserving the unique culture and history that Steveston prides itself in.

• Limit commercial growth to certain areas: By limiting commercial growth to certain areas (for example, in Steveston village where most commercial development is situated), growth can be accommodated carefully and the appropriate resources can be allocated properly to business owners and developers. Peter Marcuse, Professor for Urban Planning at Columbia University, corroborates this argument by saying: "Local government has an inherently powerful regulatory role in the area of land use... which can be recognized as a legitimate method of furthering the public welfare." Thus, new developments should also be properly designed and planned carefully so that the community's needs are met whilst still preserving the culture of Steveston.

• Provide more available options for low-income housing in the neighborhood: As reflected by high residential prices, various levels of government can invest in creating more affordable social housing for residents. By providing options to families with lower income, the levels of displacement can be reduced. For example, the city of Vancouver has "released sites from the city’s property endowment (land bank) to subsidize social housing construction and has also exacted a public benefit tax from the private sector for large projects by requiring developers to set aside 20 per cent of the site for social housing." Steveston, or the city of Richmond as a whole can adopt a similar scheme that allows funds to be provided for welfare initiatives at the expense of projects that are only supposed to benefit the upper class. Although these welfare initiatives require substantial investment and can only be made political promises, citizens must be vigilant in ensuring that holding their political leaders accountable.

Gentrification does not necessarily have to be viewed as negative, and in the case of Steveston, gentrification has brought forth many benefits for the community. Going forward, Steveston's future development is dependent on the active involvement of all stakeholders and in the ethical leadership of policymakers that serve the neighborhood. By adopting these possible proposed solutions, Steveston can effectively position itself as a thriving and prosperous community that is truly a gentrification "success story".