Ask Pat: The CVG Gap

Zack asks—

When will there be a proper cycling connection between Cumberland and Brunette along E Columbia? Almost everyone rides on the sidewalk there.

I have no idea.

I’m not happy about that answer, that piece of terrible planning turned into infrastructure failure is one of the biggest active transportation pet peeves I have in the City. Now, I could blow smoke up your ass and say we are working on it, but I don’t actually think we are. And to understand why not is to understand what is currently frustrating me most about my job.

The Central Valley Greenway is a great piece of regional transportation infrastructure. After only the BC Parkway (which has its own frustrations), the CVG is the best integrated inter-community cycling and active transportation route in Greater Vancouver. Tracing pretty much the flattest and most direct route between Downtown Vancouver and the triple-point of Burnaby New West and Coquitlam, with a significant side-spur connecting to Downtown New West, the CVG is 24 km of relatively safe, pretty comfortable and pretty attractive cycling infrastructure opened to some fanfare in 2009.

It is definitely not perfect, and much of it falls far short of what we would consider “All Ages and Abilities” AAA bike routes. That in Burnaby they built a really great multi-use overpass at Winston and Sperling to cross the road and railroad tracks almost makes be forgive the adjacent 4 km where the route is a too-narrow, poorly-maintained and debris-strewn paint-demarked lane adjacent to a truck route where 4+ m lane widths assure the 50km/h speed limit is treated as a minimum. But I’m not here to complain about Burnaby, I’m here to complain about New Westminster.

At the time of the CVG opening in 2009, it was noted that some parts had “interim” treatments, and would be brought up to proper design in the near future. One of those is the section you mention, where the separated Multi Use Path (“MUP”) along East Columbia simply runs out of road room, and for 150m, cyclists are either expected to share sidewalk space with pedestrians (which is actually legal in this space, but that’s another Ask Pat) on a 6 foot wide sidewalk immediately adjacent to heavy truck traffic coming off on Brunette, or take a 360-m detour up a steep (13% grade!) hill to Sapper Street, then back down an equally steep hill a block later. It is a fudge, but tolerable as a temporary measure as we get this great $24 Million piece of region-defining infrastructure completed.

A decade later, the fudge is still there, and it is way less tolerable.

I have asked about this for pretty much a decade, and the answer seems to be that this fudge will get fixed when the intersection of Columbia and Brunette gets fixed. If you look at the traffic plan for Sapperton and the “Great Streets” section of our master transportation plan, you see that there is some notion that the Brunette/East Columbia intersection will work better if Brunette is made the through-route, and East Columbia is turned into a light-controlled T-intersection. This vision appears at times when discussing Braid and Brunette changes, or potential “solutions” to the United Braid Extension conundrum, or dreams of re-aligning the Brunette offramp from Highway 1 or the building of 6- or 8-lane Pattullo Bridges. When one or all of these things happens (so goes the story) then re-aligning this intersection will be an important part of “keeping things moving”, and then we will have the money/excuse/desire to fix the fudge in the CVG.

But none of those things have happened over the last decade, and there is really no sign that any of them are going to happen any time soon. There certainly isn’t any money in the City’s Capital plan to do this work, no senior government is offering money to do this work, and there is very little political will by anyone (for good reason) to spend tens or hundreds of millions of dollars shifting choke points for drivers around in New West around. So all this to say my answer to your first question is No, there is no foreseeable timeline to fix this piece of the CVG.

But my frustration is this being just one more example of how the City of New Westminster is has still not adopted the principles of our Master Transportation Plan and it’s clear prioritization of active modes. This is still not the culture of the organization. If the improvement of this keystone regional active mode route is contingent on us spending 10x the amount it would cost on some “getting cars moving” project that we can slip this in with, it is clear where our priories lie. As long as making an active transportation route work is still accessory to motordom, we are failing our own vision.

Climate Emergency

One of the big topics we discussed at Council last week was a report from staff entitled “Response to Climate Emergency”. This policy-rich, wonky, but still preliminary report had its profile raised by a variety of delegates coming to speak to Council, urging aggressive climate action. That many of the delegates represented generations of people who will be around and most impacted by the climate crisis was not lost to anyone in the room.

If you want to read the report, it is here (because of the way our Council agendas work, you need to scroll down to page 81 of that big, ugly agenda package). I want to summarize some of what is in there, and talk a little about what I see as the risks and opportunities ahead. When we declared a Climate Emergency, we were asking our staff to show us the tools we could apply if we want to act like it is an emergency and shift our emissions towards the Paris targets. Now it is up to Council to give them the authorization and resources to use those tools.

When New Westminster (or any local government) talks about greenhouse gas emissions, we talk about two types of emissions. “Corporate” emissions are those created by the City of New Westminster as a corporation – the diesel in our garbage trucks, the gasoline in our police cars, and the fossil gas used to heat water in the Canada Games Pool or City Hall. This is managed through a Corporate Energy and Emissions Reduction Strategy or CEERS. For the sake of shorthand, that is currently about 4,000 Tonnes (CO2equivilent) per year. “Community” emissions are all of the other emissions created in our community – the gas you burn in your car, the gas you use to heat your house, the emissions from the garbage that you and your neighbors toss out, etc. These are managed through a Community Energy and Emissions Plan or CEEP. And again in shorthand they amount to more than 200,000 Tonnes (CO2equivelent) per year.

When Council supported the Climate Emergency resolution, it included the targets we want to hit for emissions reductions to align with the commitments that Canada made in Paris, and with the global objective of keeping anthropogenic climate change under 1.5C. This means reducing our emissions by 45% by 2030, 60% by 2040, and 100% by 2050. These targets are for both our Corporate and Community emissions.

Clearly, the City has more control over its corporate emissions. The two biggest changes will be in re-imagining our fleet and renovating our buildings. We can accelerate the shift to low- and zero-emission vehicles as technology advances. Passenger vehicles are easy, but electric backhoes are an emergent technology, and the various energy demands of fire trucks are probably going to require some form of low-carbon liquid fuels for some time. The limits on us here are both the significant up-front capital cost of cutting-edge low-emission technology, and the ability to build charging infrastructure. Rapidly adopting low- and zero-carbon building standards for our new buildings (including the replacement for the Canada Games Pool) will be vital here, but retro-fitting some of our older building stock is something that needs to be approached in consideration of the life cycles of the buildings – when do we renovate and when do we replace?

Addressing these big two aggressively will allow us some time to deal with the category of “others”. This work will require us to challenge some service delivery assumptions through an emissions and climate justice lens. Are the aesthetic values of our (admittedly spectacular) annual gardens and groomed green grass lawns something we can continue to afford, or will we move to more perennial, native and xeriscaped natural areas? How will we provide emergency power to flood control pumps without diesel generators? Can we plant enough trees to offset embedded carbon in our concrete sidewalks?

Those longer-term details aside, corporate emissions are mostly fleet and buildings, where the only thing slowing progress is our willingness to commit budget to it, and the public tolerance for tax increases or debt spending in the short term to save money in the long term.

Community emissions are a much harder nut to crack. Part of this is because the measurement of community emissions, by their diffuse nature, are more difficult. Another part is that a local government has no legal authority to (for example) start taking away Major Road Network capacity for cars and trucks, or to regulate the type of fuel regional delivery vehicles use.

We do have a lot of control over how new buildings are built, through powers given by the Provincial “Step Code” provisions in the Building Code. A City can require that more energy efficient building be built, recognizing that this may somewhat increase the upfront cost of construction. We can also relax the energy efficiency part in exchange for requiring that space and water heating and cooking appliances be zero carbon, which may actually offset the cost increase and still achieve the emissions reductions goals. The retrofit of existing buildings will rely somewhat on Provincial and Federal incentives (that pretty much every political party is promising this election), but we may want to look at the City of Vancouver model and ask ourselves at what point should we regulate that no more new fossil gas appliances are allowed?

Shifting our transportation realm will be the hard one. The future of personal mobility is clearly electric vehicles, autonomous vehicles, and shared vehicles. Somehow the Techno-optimists selling this dream fail to see what those words add up to: clean, reliable public transit. Yes, we are going to have to look at electrification of our private vehicle fleets, and getting chargers for electric vehicles into existing multi-family buildings is an economic and logistical barrier to complete adoption, but ultimately we need to reduce the number of motorized private vehicles moving through our City, because that is the only way we can make the use of alternatives safer, more comfortable, and more efficient.

Denser housing, more green spaces, better waste management built on the foundation of reducing wasteful products, and distributed energy systems linked by a smarter electricity grid – these are things we can build in the City that will get us to near-zero carbon. We can layer on resiliency of our systems and food security decoupled from fossil-fuel powered transglobal supply chains, but that is another couple of blog posts. If you are not getting the hint here, we are talking about transforming much of how we live our lives, because how we have lived our lives up to now is how we ended up in this emergency despite decades of seeing it coming.

The barrier to community emissions reductions is less about money and more about community drive / tolerance for change. Every time we (for example) take away 5 parking spots on 8th Street to provide a transit queue-jumping lane, it will be described by automobile reliant neighbours as the greatest indignity this Council ever imposed on residents. Building a separated bike lane network so our residents can safely and securely use emerging zero-carbon transportation technology like e-assist bikes and electric scooters will be vilified as causing “traffic chaos”, and opponents will somehow forget that “traffic chaos” has been the operating mode of New Westminster roads for 50+ years.

The questions will be: Do we have the political will to do what must be done? Will our residents and businesses, who overwhelmingly believe that climate action is necessary, be there to support the actions that may cause them some personal inconvenience, or challenge their assumptions about how their current practice impacts the community’s emissions profile?

The delegates who came to Council asked us to act, and I threw it back at them: they need to act. As helpful as constant reminders of the need to do this work are, we need to bring the rest of the community on board as well. We passed the Climate Emergency declaration, and now we have a toolbox we are ready to open. To some in our community still mired in denial, that toolbox looks like the Ark of the Covenant from the first Indiana Jones movie. How will we shift that perception?

Shit is about to get real. We need climate champions in this community to turn their attention towards educating and motivating their neighbours – the residents, business and voters of this community – that these actions are necessary and good. Political courage only takes us to the next election, real leadership needs to come from the community. Let’s get to work.

Council – Sept 9, 2019

It was an eventful meeting at New West Council on Monday, with some high points and some low ones. I’m going to hold off for a future post to talk about the two biggest events of the evening – a report on Climate Change Action and the conversation we had about specific reconciliation actions, so I can just get through the other business on the Agenda and get this already-epic blog post out without too much noodling on the writing.


We opened with an Opportunity for Public Comment:

Five-Year Financial Plan (2019-2023) Amendment Bylaw No. 8141, 2019
We are once again adapting our 5-year plan as we are required to do when changes cannot be absorbed in to the exiting plan, which requires and amendment bylaw that requires and opportunity for public comment. In this case, we are adding $1 Million to our 2019 Capital Program as we adjust what we are actually planning to get done and paid for this year.


We had one item of Unfinished Business:

616 – 640 Sixth Street (Market Rental): Housing Agreement Bylaw No. 8131, 2019 – Consideration of Three Readings
This is the Housing Agreement to secure the market rental tenure of 40% of the units in the high rise development in Uptown that was approved at Public Hearing back in June. The units will be market-rental operated by a single owner, regulated by the Residential Tenancy Act, and this will be secure for “60 years or the life of the building, whichever is longer”.


The following items were Moved on Consent:

Recruitment 2019: Appointment to Access Ability Advisory Committee
One of our AAAC members had to retire, so we are naming another member.

Queen’s Park Heritage Conservation Area: Special Limited Study – Phase Two Completion
We are still adjusting the Heritage Conservation Area program in queens Park a couple of years after its implementation. We originally had a group of about 90 properties that fit in the grey area between (and I paraphrase, as there is probably more technical language to be used here) “definitely a heritage asset to be protected” and “too young to be heritage”. Back in June 2018, we moved 33 of these into the “non protected” category after evaluating their heritage merit. For the remaining 47, we are doing further investigation of development potential (i.e. what is the risk that the heritage value of the house will be destroyed through redevelopment within the existing zoning entitlement) and a condition assessment, and will make a decision in the fall about which houses will fall under protected or non-protected category. This report is basically a reporting out of the development potential study, which is also being sent to all of the impacted owners. More to come!

65 East Sixth Avenue (New Westminster Aquatic & Community Centre): Development Variance Permit for Proposed New Facility – Consideration of Notice of Opportunity to be Heard
The City needs to apply for a Development Variance because several aspects of the planned replacement for the Canada Games Pool and Centennial Community Centre do not comply with the current zoning. The building (as planned) is too tall and has too few parking spaces, along with some design flexibility being sought to make the facility work better on its location.

This will come to an Opportunity to be Heard on September 30, c’mon out and tell us what you think.

Demolition Waste & Recyclable Materials Management Bylaw No. 7660, 2015 Compliance Update
You may not realize this, but much of the material generated when a building in demolished is recycled. The City has a program to encourage this, and initially about 47% of the demolitions meet the >70% recycled standard to receive the incentive. That number has slipped to about 30%. Some other cities have compliance rates of over 98%, and they have much higher deposit amounts (a stronger financial incentive) and a simpler process for processing the compliance. So the City is going to adjust its program to be more like the proven more successful ones.

Updated Council Remuneration Policy
This report describes the formal strategy we have adopted for future changes to how Council is paid. The next time Council salaries will be reviewed will be in 4 years.

719 Colborne Street: Rezoning for Secondary Suite and Detached Accessory Dwelling Unit – Preliminary Report
An owner of a single detached house in Glenbrook North wants to formalize a basement suite and convert part of their existing garage into a defacto laneway home. This will not require building new density, but will provide some more housing flexibility near a commercial node and immediately adjacent a school. This is a preliminary report, and the application would have to go to a Public Hearing, so I will hold my comments until then.

34 South Dyke Road: Rezoning, Development Permit and Development Variance Permit for Townhouse Development – Bylaw for First and Second Readings
This is a proposal for a 16 – townhouse development in Queensborough that has been going through internal and external reviews for some time, and will be coming to a public Opportunity to be Heard in the near future, so I’ll hold my comments until that time.


The following items were Removed from Consent for discussion:

Culture Forward Celebration
There is a one-day arts and culture festival being held on September 28th to invite people in to the Anvil Centre arts spaces and show off some of the arts culture and heritage offerings of the space. Think of it as an Arts Doors Open event, with music, performance art, sculpture and visual arts, with that special bit of tech new media art weirdness that makes the Anvil great. Should be fun!

Response to Climate Emergency
This is basically a report setting the direction of future work to come between now and the 2020 budget, and a re-commitment to the goals of the Climate Emergency declaration. I will write more about this in a follow-up post.

Draft Advisory Committee Policy
We discussed this last meeting, and staff have put together a draft policy to guide how we will change our Council Advisory Committees to make them work better and more efficiently. This means shifting how people are appointed, and assuring that committees have better defined mandates and workplans. This is a good start to making these important advisory committees more effective.

The Grant Funding Envelope 2020 and 2021
We are also making changes to our City Grant program to streamline it an (hopefully) make it work better for the many community partners we fund through cash and city services. This report sets the proposed budget for the next two years to help with our overall budgeting process. We are keeping the in kind services grants at the same level, and are increasing the cash grant envelopes a little bit to put the total planned grant envelopes for both 2020 and 2021 at just a bit under $1,000,000 per year.

Brow of the Hill Housing Co-Operative: Request for Funding
The City of New Westminster is lucky to have several Co-Op Housing developments built back when senior governments had proactive programs to encourage this form of development. Co-ops are a unique structure that provides a form of market ownership at below market values, because it strips the profit incentive out of ownership, and at the same time supports a portion of the property for subsidized non-market housing, and integrates the supportive and non-subsidized housing together to build stronger community. It is a form that brings the true “missing middle” housing form and bridges the gap between subsidized rental and market ownership. I don’t have the partisan inclination to get into the deeper details about why the program is no longer supported by governments (its treacherous and involves both Provincial and Federal Liberals demonstrating their lack of progressive values), but this type of housing should be supported by all levels of government.

One of the Co-ops in town is doing a major renovation, and as part of the work they had to apply for City permits and inspections and stuff, racking up a little more than $32,000 in fees. The Co-op provides 37 units of below-market housing, and they are asking that the City provide support to maintain those 37 units to a level equal to those permit costs. They are asking the City to provide this subsidy from our Affordable Housing Reserve Fund – a fund meant to support capital projects to provide affordable housing through partnerships. I cannot think of a better bang for the buck than supporting 37 units for less than $1000 each, representing only 1.5% of the total costs of the work, and am glad Council supported the request.

Proposal to Expand School Age Child Care Spaces in Queensborough
The childcare situation in Queensborough is reaching crisis levels. Though affordable childcare access is a problem across the region, most neighbourhoods of New West have availability much higher than the Metro Vancouver and Provincial averages, except Q’Boro, where the numbers are dismally low – less than half the spots per child as anywhere else in the City.

There is some longer-term relief coming with new Childcare spaces associated with development, but in the short term, the School District has some portables that they would be willing to contribute to a program. The City is being asked to provide $140,000 from our capital fund to do the required improvements of the portables, and we will act quickly in hopes to secure an operator so these spaces can be up and running as soon as next month. We are also planning to apply for a Child Care BC New Spaces Fund grant for another 37-space daycare on City lands, which will be more of a medium-term action.

Proposed Selection Process for Non-Profit Housing Providers of Below – and Non-Market Housing Units achieved through the Development Approvals Process
The City is working on an Inclusionary Housing policy – where we will take a greater amount of community contributions from new development and orient them towards the building of non-market housing as part of all significant new developments. One part of that is assuring that the non-market housing we are building is providing the type of housing that is most in need, and that we can find non-profit operators to provide that housing. So we are creating a transparent and easy-to-navigate process to connect not-for-profit operators with developers early in the process to assure the right kind of non-market housing is built for those operators.

Shared and Separate Community Areas: Policy Work Plan and Proposed Interim Guidelines
We are working on some policy guidance to inform the discussion that was had in the spring over mixed-tenure housing and buildings that have separate entrances for rental and strata portions. As we bring together an Inclusionary Housing Policy, this is going to be a more common occurrence. This is an early report the outlines the work staff will do to balance the operational needs of the buildings with social equity desires of the community. We will be working with the developers and (most importantly) the non-market affordable housing providers to figure out what works for them – if we create rigid rules that mean there are no operators willing to administer this housing, then there is little point in building it, and we can re-apply that community amenity value in other ways.

There is much more nuance to this discussion than the media-friendly “poor door” rhetoric, reflected by the fact there don’t appear to be any established best practices to learn from. Jurisdictions from New York City to Vancouver are struggling to make policy work around this, so I don’t expect we will find a magic solution quickly. But it is work the community wants us to do. More to come here, and we will need to have this discussion quickly because the last thing we want is to stop affordable housing from being built because of a lack of clear policy here.

Resident Permit Parking Application Process – Response to August 26, 2019 Delegations to Council
This is a follow-up to delegations that came to Council last meeting concerned that parking on Devoy Street has become problematic. There is a process for a neighbourhood to request permit parking, and staff have connected the neighbourhood with that process.

I want to note that every single house on this block has off-street parking, and many have back alley access and garages. I went by the location a few times over the last two weeks and my anec-data is that there was always ample curbside parking available when I observed the site, mid-day and at dinner time. That said, the site of McBride school is going to be a construction site soon, and that is going to put pressure on street parking, so things will get worse.

Aside from the access to personal free parking in front of their house, I heard at least two delegates expressed concern that parking on both sides of the street was resulting in poor visibility and making the situation less safe. I hope that will be addressed through the transportation plan for the new school at McBride, at least when the school is completed.

51 Elliot Street: Residential High Rise, Non-Market Housing and Not-for-Profit Child Care – Preliminary Report
This is a proposal for a new high rise development at the east part of Downtown, comprising 252 Strata units, 28 non-market rental suites and a not-for-profit daycare. It is fairly tall building, but there is a significant community amenity here. This is a preliminary report, with some work to do yet, including public consultation, so I’ll hold my comments for now.

1402 Sixth Ave: Life Safety Concerns and Tenant Displacement
Council discussed the details of the case of the tenants in the West End evicted because of life safety issues. Staff have been working to bring the landlord into compliance here, and Council moved to suspend the eviction for 120 days to give everyone a chance to find a resolution here.

Appointment to the Restorative Justice Committee
We had a change of representatives on the RJC. Moved!

Sports Hall of Fame Grant Request
We had a request for a small in-kind grant to cover room rental for an event at the Anvil Centre. There was a bit of strange discussion about this because the grant request was $200, and in-kind. This seems much below a threshold where the CAO should be bringing a report to Council for approval – it is waste of everyone’s time if staff don’t have the ability to make small decisions like this without Council. So we empowered staff to decide if this was a good idea.


We then had two pieces of Correspondence that resulted in motions:

United Way of the Lower Mainland email dated July 17, 2019 regarding how Municipalities can make a difference with United Way’s Period Promise campaign
The United Way is leading a province wide (national?) program to remove financial barriers to menstruation products. New West School District already took leadership by becoming the first in the Province to fund tampons and pads in schools, and the United Way is asking local governments to bring this idea to municipally-run public buildings like Libraries, Recreation Centres and parks facilities. Council moved the recommended resolution, which essentially asks staff to look into the implications and cost, and report back to us.

Sher Vancouver letter dated August 7, 2019 an Official Request for a Memorial for January Marie Lapuz
January Lapuz was a citizen of New West who was murdered in New Westminster in 2012. A community service organization for which she volunteered is asking that she be remembered in the City with some sort of memorialization. Council agreed that this was a good idea, but also recognized there needed to be a lot of details worked out, so we expressed support and decided we would connect with the organizers and determine what an appropriate path was.


Our Bylaws adopted were as follows:

Housing Agreement (228 Nelson’s Crescent) Amendment Bylaw No. 8142, 2019
This Bylaw edits the earlier one that secures a housing agreement for the Affordable Housing component of a new building at the Brewery District, clearly defining things like utility charges and access to amenity spaces. Council adopted it making it law.

Affordable Housing Reserve Fund Bylaw No. 8138, 2019
This Bylaw creates an official Reserve Fund for affordable housing programs to replace out old one – this one reflecting the policy changes adopted by Council on August 26. Same fund, just better driven by clear policy.

Building Bylaw No. 8125, 2019;
Development Services Fees and Rates Amendment Bylaw No. 8129, 2019;
Bylaw Notice Enforcement Amendment Bylaw No. 8133, 2019; and
Municipal Ticket Information Amendment Bylaw No. 8134, 2019
All of these Bylaws are part of the update of the Building Bylaw we talked about at the August 26th meeting, to update the language to be compliant with changes in Provincial regulation and other timely edits.


Finally, we had two motions on the Agenda under New Business, one withdrawn and the other defeated. This report is already way too long, and this one is going to take some serious unpacking, so I’m going to make you wait for another follow-up post.

It was long night, not one of our longest, but definitely emotionally and intellectually taxing. But it’s good to be back!