The Indigenous-led Kʷasən Village project has received final approval from Burnaby City Council, marking a milestone as the first Indigenous-owned development in Burnaby and the largest outside Vancouver.

Source: Storeys, the Kʷasən Village website, Aquilini Development

Kʷasən Village will be developed on the 40-acre Willingdon Lands site at 3405 Willingdon Avenue, strategically located across from BCIT and between the Metrotown and Brentwood neighborhoods.

Project Background and Ownership

The Musqueam Indian Band, Tsleil-Waututh Nation, and Aquilini Development jointly purchased the Willingdon Lands in 2014 from the Government of British Columbia for $57.9 million. Now valued at $233 million, the property currently holds some institutional buildings, parking areas, and green space.

Overview of the Kʷasən Village Master Plan

Submitted in April 2022, the Kʷasən Village master plan outlines an extensive, phased development that will include 5,239 housing units across 22 buildings with heights of up to 25 storeys. The units will consist of 4,366 leasehold strata, 554 market rentals, 101 moderate-income rentals, and 218 affordable rentals. In addition to housing, the project will feature 135,000 sq. ft of retail and commercial space, 450,000 sq. ft of film studio space, and 5,000 sq. ft of cultural facilities. The plan envisions four distinct zones within the village:

1. Residential District (Canada Way, northwest corner): This quieter, neighborhood-oriented area will include six primarily residential buildings, ranging from six to 20 storeys, focused on creating a local community atmosphere.
2. Trade District (Willingdon Avenue, northeast corner): Serving as the commercial center, this area will host a large-format grocery store, smaller retail spaces, restaurants, cafés, and some office spaces to create a vibrant, active streetscape.
3. Storytelling District (southern half of the site): Anchored by a film studio, this area will provide office space supporting 3,000 jobs and feature residential units along Willingdon Avenue.
4. Park District (central area): Planned as the cultural heart of Kʷasən Village, this district will include two parks, Legends Park and Landing Park, along with public amenities, childcare facilities, community gathering spaces, and potential seniors’ housing.

Phased Development Plan

The master plan of Kʷasən Village, designed by Arcadis IBI Group, will consist of seven main phases, each focusing on different areas of the site:

• Phase One: Storytelling District (three buildings)
• Phase Two: Southern Trade District (three buildings)
• Phase Three: Southeastern Park District (three buildings)
• Phase Four: Northern Trade District (three buildings)
• Phase Five: Part of Residential District (three buildings)
• Phase Six: Remaining Park District (three buildings)
• Phase Seven: Remaining Residential District (three buildings)

On October 21, the City Council granted the master plan its fourth and final approval without further discussion.

Phase One Details

Developers submitted a rezoning application for Phase One in September 2023, which includes three residential buildings with 622 units. These buildings will be located on the eastern side of the planned film studio and will range in height:

• Building 1A: A six-storey structure with 91 affordable rental units offered at 20% below CMHC median rates. This includes 14 studio units, 54 one-bedroom units, 14 two-bedroom units, and nine three-bedroom units.
• Building 1B: A 20-storey tower at the Storytelling District’s northeast corner, containing 267 leasehold strata units (68 studios, 118 one-bedrooms, 57 two-bedrooms, and 24 three-bedrooms).
• Building 1C: A 14-storey building along Willingdon Avenue, providing 264 market rental units (213 at market rates and 51 at CMHC median rates) but no three-bedroom options.

A total of 482 vehicle parking spaces and 1,368 bicycle parking spaces will be included in Phase One, spread across two underground parkades accessible from a new internal road, Goard Way. Although originally intended to include the film studio, the developers have now decided to separate it from Phase One’s residential component, scheduling it for a later phase.

On June 24, 2024, Burnaby City Council conditionally approved Phase One, granting it a third reading. The development team is currently working on fulfilling the final conditions for full approval.

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