Demoviction Conversation

Amongst the joys of my job as a City Councillor is collaboration with other elected types around the region who are trying to solve regional problems in new ways. I’m also a bit of a data geek, so I love getting new information and learning from people much smarter than me who have innovative approaches to problems.

In the interest of bringing these things together, I am working with some pretty cool colleagues to develop a “MetroConversations” series. We had a successful first event in New Westminster last November, and have plans to expand and grow the program in 2017. The second in the series is happening in Langley City next week, hosted by the brilliant and telegenic City Councillor Nathan Pachal

The topic is as relevant in New Westminster as anywhere in the region: How do we replace an aging stock of rental buildings without displacing people who rely on an affordable rental building stock?

There has been a lot of talk about this in the City of Burnaby, and although they get a (perhap unfair?) majority of the press, this is truly a regional concern. The City of New Westminster has done a lot to incentivise the building of family friendly apartment housing, secured rental housing, and other housing forms in the hopes that we can eat away at the affordability monster. We also have a huge stock of condo and rental buildings, mostly in Brow of the Hill and Sapperton, that are aging and don’t meet modern building standards. At some point, replacement of this stock is going to create a Burnaby-like situation, unless we take a proactive approach to the issue. That said, who knows what that proactive approach looks like?

This MetroConversation will feature people who have a better idea of what works and doesn’t when it comes to managing our affordable housing stock – actual subject matter experts who view the issue from diferent angles. As always, this will be an interactive conversation, not a boring set of speeches. Bring your questions, bring your ideas, and help add to the conversation in the region.

The room is relatively small (we want an intimate conversation) so please be sure to register to make sure you can get a seat, we totally expect to sell out.

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Council – February Feb 20, 2017

If feel like I am very busy these days, but we had a remarkably short Council Meeting on February 20th. So short, that I was actually home in time to cook dinner for MsNWimby, which I think is a first for my time on Council. We had a longer Workshop during the day, which I will try to blog about later…

Like most meetings that are the last of the month, this one featured a Public Hearing on a single project (but two bylaws):

Heritage Revitalization Agreement (720 Second Street) Bylaw No. 7887, 2017
Heritage Designation (720 Second Street) Bylaw No. 7888, 2017

This project would see the 1912 corner store at Second Street and Durham Street in Glenbrook North restored to its vernacular Edwardian glory and converted back to its original layout: commercial at the ground floor with a small family home above. In exchange for restoration and permanent protection of the building, the owner is applying for a subdivision of the lot to build a relatively small Craftsman-style bungalow on the other half of the lot.

The Heritage Commission and Advisory Planning Commission approved of the project, and there was a generally positive response to the plan from the residents’ association. We received 3 written submissions in response to this application, one opposed to the subdivision, but in favour of the heritage restoration, and two concerned about the impact on street parking. We also had three presentations at the Public Hearing, the proponent (who was in favour), a neighbour with questions regarding potential commercial uses and the heritage value of the building (but not necessarily opposed), and one neighbour who expressed support for the project.

Council moved to refer these Bylaws to the regular council meeting which immediately followed:


Our Regular Agenda began with the Bylaws referred from the above Public Hearing:

Heritage Revitalization Agreement (720 Second Street) Bylaw No. 7887, 2017
Heritage Designation (720 Second Street) Bylaw No. 7888, 2017

This project was pretty easy to support for me, and it seems my Council colleagues agreed. There is a heritage win in preserving a building that seemed important to the neighbourhood, there is a great potential that the space will be turned into a neighbourhood daycare, which is in desperately short supply in New Westminster, an the infill density (the proponent is turning one converted house into a commercial space, a similar-sized house, and two rental suites) will include some more affordable options in a very family-friendly neighbourhood.

The one concern I have heard was the impact on street parking. The residential buildings will have off-street parking to meet their needs, but the commercial parking will indeed impact street parking availability. I did a quick Google Earth Survey, and calculated that of the 29 residential houses within 100m of this property, one is under construction, and the rest share no less than 29 indoor parking spots and 45 outdoor off-street parking spots. I am not compelled to believe there is a lack of parking on this block, at least not enough that I am going to say no to much-needed daycare spaces in the neighbourhood.

Council voted unanimously to give these bylaws third reading.


This was followed by an Opportunity to be Heard on a Development Variance:

Development Variance Permit DVP00620 for 100 Braid Street (466 Rousseau Street)
You might remember the Urban Academy / Wesgroup plan for the 100 Braid Street site. The school wants to get building, but the other lot, where 100 Braid Studios is, is not slated for demolition for some time; potentially a few years yet. Unfortunately, if it stays there, it will be too close to the lot line created by the subdivision, and the subdivision is needed to move the school project forward. Such is government.

The easiest solution here is to allow the building a variance from the applicable zoning law, so it can remain closer to the lot line than would regularly be allowed. No-one came to the Opportunity to be Heard to talk to the variance, and our staff have reviewed it and cannot think of any good reason for us to say no.

Council voted unanimously to approve the variance.


We then had a Report from staff:

Train Whistle Cessation Update
This was a lengthy update on the progress made by the City in getting trains in the City to stop blowing their whistles at every crossing. We recently passed a resolution deeming the crossings along Front Street (at Begbie and under the east end of the Parkade) whistle-free, and the rail operators have until the beginning of March to change their practices. Downtown should get quitter then. Two down, we have 20 more crossings in the City to deal with.

The crossings we anticipate being done in 2017 are in Sapperton just below the foot of Cumberland, and on River Drive near the Queensborough Bridge. Assuming the required equipment is delivered on time and there isn’t any certification SNAFUs, the Quayside Drive crossing should also be done by the end of 2017. The crossings along Ewen in Queensborough should be worked on in 2018, as the geometry of many of the intersections create some issues that need yet to be worked out to Southern Rail’s satisfaction.

The other two Sapperton crossings are in pause mode right now, as their final work will depend on the outcome of two other projects. In the cast of the Spruce Street crossing, the alternate access to Sapperton Station needs to be developed, and in the case of Braid, the Brunette Interchange Project will obviously impact the work to be done.

The City has committed $3.75 Million in capital works for these projects, including $2 Million in 2017. We are committed to doing the work, and are confident we will get there, but if you are frustrated by the pace, I share your feelings. It sounds slow, I know, but this is a terribly complicated process, involving two levels of government, four separate rail operators, and a trainload of standards and regulations to work through. However, we now have a website dedicated to the project, which will be regularly updated so you can keep track of progress. We are getting there.


The following items were Moved on Consent:

Hyack Festival Association request for additional funding for the 2017 Parade Float program
The new Festival Committee (of which I am a member) reviewed the request brought to Council in January for an extra $30,000 of Festival Grant funds to expand their float program and support and expanded Qayqayt Howl event as part of Hyack Week.

As the 2017 grants were awarded by the previous Festivals Committee, the new committee reviewed the applications from Hyack Festival Association in light of the available funds, and the decisions made by the previous committee. The committee had to say no to several organizations, as the $225,000 budget was exceeded by over $300,000 in requests. The new committee saw no reason to change the allocations provided to the community groups, and as much as we would like to say Yes to everyone, there is a reason we set a budget and try to stick to it. Hyack was provided $61,800 in grants (out of a request for $101,800), and the new Festival Committee agreed that this was a fair and prudent award based on the terms of the Grants.

234 Second Street (Queen’s Park): Heritage Alteration Permit No. 083 to Permit New House Construction – Council Consideration
This is the other side of the Heritage Conservation Period in Queens Park. Not only do requests for demolition have to come through Council, some new house construction also need to meet the (previously optional) heritage guidelines set up for the community, and Council needs to approve the building plans. We did so.

This is not an idea process the way it is, but the Heritage Conservation Period is temporary, and hopefully there will be smoother processes developed as part of a future and permanent Heritage Conservation Area, assuming the community and Council decide to go that way. Please think about attending one of the open houses coming in early March if this issue is important to you!

Queen’s Park Conservation Area Regional Stakeholder Consultation
We also need to consult with other affected agencies around the region when we make changes like introducing a Heritage Conservation Area. This report simply outlines the agencies that will and will not be consulted.

Financial Plan, 2017-2021
I really need to sit down and write some more on the update Financial Plan. It has been through public consultation, we have reviewed the capital plan at some detail, we have projected tax rates, this is now the Bylaw that supports that plan. Council agreed to give it three readings.

2016 Filming Activity Update
Filming for TV and movies is a big deal in New West, and growing. We had 203 filming days in the City, and the City moved about $900,000 in revenue from those film permits. His doesn’t mean the City made $900,000 in profits. In reality, filming is pretty close to a break-even prospect, as most of that revenue is collected specifically to pay for engineering folks and police to arrange road closures, providing various services like fire inspection, paying our film coordinator to help coordinate the permitting processes, rentals to pay for lost parking revenue in the event parking meters are blocked, and things like that.

This number also does not include the economic spin-offs, from private property owners earning rental fees to allow film companies to use their houses or business properties, or the various service companies that exist to source to the film industry. Nor does it take into account the millions of dollars in wages paid to New Westminster residents every year from the film industry.


A single item was Removed from Consent so that a speech could be made about it.

2017/2018 Electrical Utility Rates Bylaw No. 7901, 2017
Our electricity rates are going up to match the cost of electricity that we purchase from BC Hydro to power our utility, based on the long-established policy of the City. Under that policy, New West customers (system-wide) pay the same rate as BC Hydro customers, and the city uses the difference between the wholesale rate way pay for power and the retail rate to run the system, and return the profits to the City’s coffers to offset taxes.

BC Hydro rates are going up 3.5% on April 1, so New Westminster rates are going up 3.5%.


After this, we went through our regular Bylaws ritual:

Five-Year Financial Plan (2017-2021) Bylaw No. 7906, 2017
This Bylaw that makes our 2017-2022 Financial Plan the law of the land was given three readings.

Electrical Utility Amendment Bylaw No. 7901, 2017
This Bylaw that formalizes the increase in electrical rates to math BC Hydro increases was given three readings.

And aside for a few announcements, that was a meeting.

TransLink Fare Review

Now that we are all used to having a Compass Card, and even whingy, retro-grouch, late adopters like me have adapted and find the payment system easier to use, it’s probably a good time to discuss whether the current payment system for public transit makes sense. Fortunately, TransLink is doing that right now.

The system used by TransLink now dates back to the BC Transit days, more than 30 years ago. The familiar zones, transfers, off-peak discounts, and concession fares have only been tinkered with since the SkyTrain was shiny and new. The shift to single-zone buses to accommodate Compass Card was probably the biggest system-wide shift, but the arrival of Compass and long-awaited expansion of transit service make this a good time to review if the system we have really serves its customers best.

As New Westminster is the community that relies on transit more than any other on a per-capita basis, I hope people in New West take the opportunity to take part in the on-line survey and share their ideas.

Fares paid by transit users represent about 37% of TransLink’s revenues, a little over $510 Million out of total revenues of $1.4 Billion. However, it is not the intention of the ongoing fare review to increase the amount of revenue generated from current users. It is more about making the system more efficient and more attractive to users, which may result in increased revenue through boosted ridership.

At this point, TransLink are asking three simple, high-level questions, although each leads to longer discussions about how we want our transportation system to work, and what we want it to be. They are described in more detail here, but my short version is:

1) Zones: Should there be a flat fare for the system regardless of distance traveled, or should people pay more to travel further? If the latter, how fine-grained do you want zones to be? We currently have 3 zones for SkyTrain and one for bus and separate ones for YVR and West Coast Express, but could easily break the region up into 10 or more zones, or create “floating” zones where the edges shift based on where you first enter the system.

2) Travel Time: Should you always pay the same rate to ride transit, or should TransLink continue to give discounts outside of the busiest hours to try to spread the load (and crowds) across the system? If the latter, should there be only a Peak and an Off-Peak rate, or should the rate shift throughout the day, even hourly?

3) Service Type: Should all transit cost that same, or should you pay more for SkyTrain than you do for a bus; more for B-lines than for regular buses; different rates for West Coast Express and SeaBus? Perhaps more provocatively: should we have “business class” buses, with WiFi and cushy seats and foot massage for a premium cost?

I have my own opinions (surprise!) on all three of these topics. I even got to share them at a stakeholders meeting for elected types a few weeks ago. Fortunately, I also got to hear differing opinions on each of the points from people around the region. Most of these arguments discussions ended up circling around providing a “simple” system vs. a “fair” system. I tended towards the latter argument, mostly because I want a system that works for the day-to-day users and encourages use by residents of the region, and am less fussed about whether the system is quickly understood by tourists. I’ve traveled in transit systems in lots of countries in the last few years. Whether it was New York’s flat $2.75 a ride or Singapore’s highly variable distance-based sliding rates, we always managed to figure it out very quickly, and with a digital cards, it was never enough of a hassle that it made riding transit difficult.

I was also very curious about how any future payment system would be integrated with a regional road pricing scheme. It has always bugged me that tolls to cross the river or the Burrard Inlet have always existed for transit users in the form of “zone boundaries”, but driving across the bridges remained toll-free. If we want to leverage fair pricing of our regional transportation network towards Transportation Demand Management goals, the fare system must be integrated.

Finally I have a bunch of opinions (surprise!) about other aspects of the TransLink fare system. Why do we charge youth when they are travelling with their parent? Where are the employer incentive programs? Why am I paying an extra $7 at YVR? But these are not part of the current discussion. That type of fine-tuning and incentive program development will need to be a new discussion once TransLink has scoped out a renewed fare model based on the three principles above.

So go and take the survey, please, in the next couple of days, and give TransLink a bit of guidance about how you use the system, and how you want to pay for it. Make it work better for you, and for the region.

Census 2016 (part 1)

The 2016 Census data is starting to trickle out. I’m not sure if it is for dramatic effect, or if different data sets require different massaging levels, but the info you and I provided Stats Can in 2016 will be released in several stages through 2017. The first tranche, released this week, is population and residential dwelling count per census tract, along with numbers that can be calculated from those, like population change since 2011, population density, and residential vacancy rate.

growth
…from Canada Census website.

It should be no surprise to anyone that New Westminster is growing. Just a little under 71,000 people called New Westminster home in 2016. In terms of population growth, New Westminster grew about 7.6% over those 5 years (which works out to an average of about 1.2% increase per year). This rate of growth is above the average for Vancouver (6.4%), BC (5.6%), and Canada (5%).

There is a website called CensusMapper where the raw census data is popped into a map of census tracts as it becomes available, providing quick analysis opportunities for data geeks (like me).

Density is a simple measure of the number of residents per square kilometre, and density is one area where New Westminster leads the nation (by some estimates, we are the 4th or 6th densest Municipality in Canada). This s a result of several factors, including us having a relatively small land base (only 11 square kilometres), 150+ years of being the centre of expanding hinterlands that created their own local governments, and our being largely built out as an urban community. It is no surprise that Downtown and the Brow are the densest parts of the City, Queens Park and the industrial areas the least dense:

INSERT DENSITY 1 (image extracted from Censusmapper.ca)
Population Density, persons per square km. (image extracted from Censusmapper.ca)

There are a few things off with this presentation, as the census tracts include areas like the river and park land, so the east half of Queens Park neighbourhood is shown as less dense than the west half, which does not necessarily reflect the true residential density differences on either side of Second Street. In the image below, I highlighted in orange a downtown tract that is biased by including the river – without the river, it may be darker purple like the adjacent tracts.

INSERT DENSITY 1 (image extracted from Censusmapper.ca)
Population Density persons per square km. (image extracted from Censusmapper.ca)

Finally, there are some interesting patterns in the Population Growth plot. It is clear (and not surprising) that growth is not evenly distributed throughout the City. We have been building a lot of family-friendly ground-oriented “missing middle” housing in Queensborough, and that has led to predictable growth. Areas where we have towers and other forms of multi-family dwelling are growing, with only very moderate growth in the West End and other single family neighbourhoods. The only surprise is that the Connaught Heights neighbourhood, during significant regional growth driving an ongoing housing crisis, somehow shrank in population.

INSERT Popgrowth (image extracted from Censusmapper.ca)
Percentage population gr0wth, 2011-2016 (image extracted from Censusmapper.ca)

This is a concern. Both our City’s long-range planning and the regional planning documents depend on concentrating growth along rapid transit lines, for a variety of sustainability and livability reasons. We have slower growth around Braid and Sapperton Stations than in the relative transit desert of Queensborough, and actual population loss around 22nd Street Station. Keep this in mind as we discuss the OCP in the months ahead.

More than the map

I know a few people showed up at Council today, hoping to talk about the Official Community Plan and Land Use Map. Unfortunately, it was a Public Hearing night, as the last meeting of every month usually is, and as such we generally don’t have Public Delegations on those nights, saving space in the Agenda and reserving the floor for people who would like to talk to Council about items on the Public Hearing.

Worry not, there will be lots of opportunity for you to talk to Council about the OCP, as the entire draft Plan will be going out to Public Open houses in February. That was the decision made by Council today during our mid-day Workshop, which you can watch here, if you want to get a sense of where Council is on this topic, the conversation was wide-reaching and at times challenging.

You might want to look at the Land Use Map (as that seems to be where most of the conversation has been up to now), but you may also want to delve into the entire OCP document. This is a 150-page document that draws a much more detailed map of where the citizens of New Westminster see the City going over the next 10 to 25 years.

(You can click here to open the Council document from today’s Workshop, skip ahead to page 128, unless you also care about Heritage Protection in Queens Park!)

Under an overarching Vision Statement, there are 7 major Themes. These Themes support 12 Goals, which are descriptions of how we will describe the City in 25 years. To reach those Goals, there are 61 proposed Policies and 175 Actions that the City will take. It is only after reviewing those intended Actions that the Land Use Map and Land Use Designations make sense. The map should, if the OCP is on the right track, support those Policies and Goals, and ultimately, the Vision. And I want to talk about that.

New Westminster is a healthy, inclusive and thriving community where people feel connected with each other.  This sustainable city showcases a spectacular natural environment, public spaces and unique neighbourhoods that are well-connected and accessible. Superior urban design integrates its distinctive character, heritage assets and cultural identity. Growth and development provide a variety of services and employment opportunities that contribute to a high quality of life for all.”

When we started this process, almost three years ago, there was a burgeoning housing crisis in the Lower Mainland. In the two years since, the situation has gotten measurably worse. Accessibility to housing and affordability of housing is at critical levels in New Westminster, with 30% increases in property values in the last 12 months alone – ground oriented housing increased at more than that rate.

Over the last decade (and notably, mostly before my time, so I get little credit here) New Westminster has made real progress in addressing homelessness, in creating incentives to address the critical rental shortage, and in supporting the development of more affordable apartments and sustainable densities around our SkyTrain hubs. However, the “Missing Middle” is still a challenge. This OCP, and drafted, will open up possibilities for a variety of housing forms in some areas, and I appreciate the increased flexibility offered in the “ground oriented Infill” designation.

Just two weeks ago, we had a Council Report on the City’s Business Survey, and one of the biggest concerns of our business community was the loss of affordable family housing: for their employees and for their customers. Affordable family housing and housing variety isn’t just the biggest issue in our housing file, it is the biggest issue in our business development file, our transportation file, and our sustainability file.

I hope that during this last round of public consultation, we can correct some of the misinformation that lead to some relatively concentrated but sincerely-felt push-back, and can continue the ongoing three-year-long conversation about the context of this OCP and the future vision for the City that it presents. As part of that, we need to ask ourselves – have we done all we can to assure our family neighbourhoods can remain family neighbourhoods, accessible to the young families that will make our City prosper in the future? Have we provided opportunities for people from all walks of life and from all stages of life, to live in New Westminster and contribute to the vibrancy of this great community? Have we addressed regional affordability challenges and shown the leadership our residents expect from us?

So we are taking this back out to Open Houses, and I hope our residents and businesses ask themselves if this plan it meets their vision for that “healthy, inclusive and thriving community”.

The schedule ahead:

schedule

Pedestrians matter

The City has been doing a lot under the new Master Transportation Plan to re-prioritize our transportation system. As New Westminster is increasingly a compact, mixed-use urban centre, our public spaces become more important to the comfort and safety of residents, to the attractiveness and accessibility of our businesses, and to the building of community. That means our public spaces have to be safe places for people; that safety cannot be compromised in the interest of “getting traffic flowing”. Freeways are for flowing traffic, streets are for people.

I’m proud of the work that the City’s Advisory Committee for Transit, Bicycles and Pedestrians (ACTBiPed) has done, and the collaborative attitude that City staff has adopted when discussion transportation issues, be they local traffic improvements or large regional projects like the Pattullo Bridge. However one piece of the political puzzle around transportation has been notably absent, not just in New Westminster, but regionally, and that is an independent advocacy organization to support the rights of pedestrians, and assure their voice is heard.

We have had various regional “straphangers” organizations over the years, and greater Vancouver has not one, but two separate cycling advocacy groups: The BC Cycling Coalition and HUB. The cycling groups have demonstrated that adding political voices together multiplies the volume, but also shows that advocacy can be constructive and collaborative. Their hard work over the last decades has resulted in millions of dollars in work making cycling a safer and easier alternative to driving in our region, and their work goes on.

There hasn’t been any such organization regionally working on protecting pedestrian space, or helping governments make better decisions regarding pedestrian rights. Perhaps this is because pedestrians are not seen as an under-represented minority. When you think about it, we are all pedestrians. Even if the only walking you do is to get from your car to a parking space, you need outcross a sidewalk to get there, and want that space to be safe (To expand out to truly everyone – the definition of “pedestrian” in modern transportation planning includes those who need mobility aids like walkers of chairs to help them get around). But politically, pedestrians are almost silent.

When the Ministry of Transportation, TransLink, or a Local Government design a new bridge or overpass, they seek input from the BC Trucking Association and the Gateway Council, organizations like BCAA and HUB use their political influence and the voices of their membership to assure that the interests of their member groups are added to the discussion. But pedestrians, for some reason, are absent. Because of this, sidewalks, crosswalks, and other aspects of the pedestrian realm are too often tacked on afterward, not integrated into the primary design thinking. The first thought is “how do we move cars”, then followed by “ok, let’s fit in some sidewalks”. Imagine how we would design our transportation system differently if we started with “how will a pedestrian use this space”, then decide what spaces we can allow for cars? Shouldn’t that be the default mode in a dense urban area like New West? Where is the organization to advocate for this shift?

The good news is that some local people are starting just this type of organization. They are calling themselves New Westminster Walker’s Caucus. They are a small group started by a few people familiar to the ACTBiPed as strong advocates for pedestrian rights, and for walking as a transportation mode. They have had a couple of meetings, and would love a little support from other walkers in New West and the region – show up at a meeting, lend them your skills, share the conversation.

We are all pedestrians, it’s time we stopped being so damn quiet about it.

Tax time – 2017 edition

Assessments are out, everybody lucky enough to have entered the housing market lottery prior to about 2008 is discovering how much their nest egg has expanded in the last year, and even to the lucky winners, this is at times disconcerting. Strangely enough, people who have just discovered that have an extra couple of hundred thousand dollars in tax-protected equity they didn’t know about are concerned about the impact on their Property Tax. People are funny that way.

I wrote a piece several years ago about how property tax relates to your assessment increase, and last year provided a handy graph showing how your assessment increase vs. the average city-wide assessment increase results in different increases in your taxes.

This year, the Mayor of Coquitlam used Facebook to send essentially the same message, and New West blogger and noted Hawaiian star-coder Canspice wrote another piece with a slightly more updated example of how the system works compared my older one. So I won’t tread over all that again, but short version is your Municipal taxes won’t go up nearly as much as your assessment.

My incredibly average house’s value went up 30% this year, and the average for New Westminster was 28.5%, so my property tax bill will go up 2.5% plus whatever increase Council decides is required to pay the bills in 2017 (now looking to be just under 3%, but not yet confirmed). If your home went up 25.5% in value, your taxes would be exactly the same as last year. If your home went up less than 25%, your taxes are going down.

However (and here is another important point people often miss), this only relates to your Municipal taxes. When Council decides it needs to collect 3% more tax revenue to balance the budget, we adjust the mill rate to increase our revenue by 3%. However, Municipal taxes are only a little more than half of your Property Tax bill. You may remember these line items from last time you paid your taxes:tabletax

In New West (and this varies between Cities for reasons that will soon become obvious), about 60% of your Property Tax goes to the City, the other 40% goes to other agencies, and the City has no control over what the rates are for those taxes.

Your 2016 property tax in New West broke down into these categories, with the Mil rates shown. Only about 60% goes to the City
Your 2016 property tax in New West broke down into these categories, with the Mil rates shown. Only about 60% (the blue bit) goes to the City.

The School Taxes (for a New West residential property, this is about 30% of the total you pay) are set by the Provincial government. They are based on a Mil rate, like your Municipal taxes, and like them, the rate is different in every City. Generally cities with higher land values have lower mil rates (West Vancouver is 1.026, Quesnel is 3.698), and the rates are adjusted every year. After that, I honestly have no idea what formula they use or what their goals are towards equity across the Province. According to the Ministry, they are raised every year “based on the previous year’s provincial inflation rate”, but I am not really able to confirm or refute that idea. I have never seen a letter written to the newspaper complaining to the province that School Taxes are going up.

There are also two regional charges attached to your Property Tax bill, again not directly controlled by the Municipality: those to support the operation of Metro Vancouver (GVRD) and TransLink (GVTA).

The Metro tax (Mil rate 0.0563) is solely for regional government operation, and is separate from the utility charges that makes up most of Metro Vancouver’s revenue. The Metro Vancouver board (which is every mayor in the region) negotiates that rate every year based on needs, and it is the same Mil rate across the region, so people in West Vancouver pay much more per household than people in New West, as their property values are higher.

The TransLink Mil rate (currently 0.2834) is determined by the TransLink board, with approval from the provincial government and within the confines of the provincial regulation that governs them. This rate is , again, flat across the region, meaning West Vancouver and Vancouver pay more than New West and Langley per household. This provides about 20% of TransLink’s revenue, and this is the heart of the long battle between the provincial government and the mayors of the region – the Province would prefer that new TransLink revenue to come from increases here, the Mayors have a long list of alternate sources they would prefer, from sales taxes to road pricing to carbon tax. But let’s not go down that rabbit hole just now.

There are also two small charges controlled by the provincial government for the benefit of local governments. The BC Assessment Authority (BCAA), who determines your land value, is funded wholly through Property taxes, and the Municipal Finance Authority (MFA) gains some operational funds through a very small Property Tax charge (20 cents for a $1,000,000 house). Both of these are collected with Mil rates flat across the province, so the average West Vancouver resident pays much more than the average Quesnel resident, with New West somewhere in the middle.

Finally, the City’s new Property Tax Estimator gives you an idea of what your actual assessment means to your tax bill, assuming that Council approves a 2.98% tax increase. It also provides an interesting break-down of how the City’s revenues are distributed between departments, giving you an idea of what you are buying with your Property Tax, and how much you are paying for each.

Sharpshooter politics

You may have heard of anecdote of the Texas Sharpshooter. He is generally portrayed as a cocky fella standing in a farmyard shooting at the side of the barn. Once his bullets are exhausted, he walks over to the barn, identifies the tightest cluster of bullet holes, and draws a bulls-eye around them. He then speaks glowingly of his targeting skills.

We just witnessed the Premier of British Columbia play Texas Sharpshooter with our coastline.

About five years ago, the Premier was in a tough political situation with the Kinder Morgan pipeline expansion project. She didn’t know which way the political winds were going to blow as she approached her first election. She needed to telegraph general support to satisfy her political contributors, but didn’t want to be caught wearing that approval if things went south. So she pragmatically hedged her bets. She said she would approve the project only if 5 conditions are met. In other words: “I could be convinced”.

At first, the conditions sounded reasonable and concise: Federal environmental assessment approval, Adequate spill protection for land and sea, First Nations agreement, and financial benefit for BC. Five bullets shot towards the barn. It took 5 years for her to finally saunter over there and draw the targets, now declaring them hit.

The problem with what she describes as her “consistent and principled” stand on this project is that it wasn’t any stand at all. One of the conditions was a sure thing (the NEB approval of the project, and I could go on another entire rant about that one – I have in the past!), but the other 4 had no actual measures! They were phantom targets, a blank barn wall waiting for bulls-eyes to be painted.

To use “World-Leading” as the measure for the spill prevention and response plans is, of course, ridiculous. It would be difficult for the nations of the world to have a spill-prevention-off or an Oil Clean Olympics. That said, I have worked on both the Federal (marine) and Provincial (land-based) consultations as part of my previous job. I have reviewed what other jurisdictions do, have read and critiqued position papers, have attended workshops and spill response exercises, and have conferred with experts local and international. That there are major gaps and unaddressed concerns with the spill prevention and response plans is not a controversial opinion.

?

No plan is perfect, but for them to earn the moniker “World Leading”, I would think you would at least meet the standard set out by Washington State, and it is clear these plans fall far short of those measures. There are places in the world where shipping Afrimax tankers full of diluted bitumen is against the law – a spill prevention measure that really can’t be exceeded. We do not measure up to many other jurisdictions yet, not even close.

But it’s OK. The Premier has drawn the target around the collection of half-baked plans the Province, the Feds and Kinder Morgan have, and has determined they meet her vague test of “World Leading”.

The First Nations condition included the meeting of legal and constitutional requirements, which will be measured by a judge, I guess, but also included undefined opportunities and benefits for First Nations. Despite the Premier’s confidence, we don’t know if the legal and constitutional issues are fully addressed, as many of the groups along the route appear to still be opposed to the project, nor has it been made clear who or what opportunities or benefits agreements have been made. This was tweeted out by a reliable newsgatherer during the announcement:shaneKM

So I guess the target was 50% of First Nations. Nice to find out after.

Finally, the economic benefit to BC was also never provided a measure. It sounds like the Premier negotiated with Kinder Morgan to assure pipeline jobs go to British Columbians first (which probably violates NAFTA and TILMA, but I digress), and Kinder Morgan will contribute $25-50 Million a year to fund various local environmental programs in the Province, providing the Premier many opportunities to stand in front of banners with her Haida print shawl in the future. The amount is significant, unless you compare it to the $1.5 Billion subsidy to oil pipelines recently announced by Trudeau.

Again, this target was never defined or openly discussed until the day it was announced as being hit. If it sounds like I wanted more, maybe it is because hard negotiations to get money out of oil companies is apparently a BC Liberal strength when it serves their purposes. But that’s just politics.

Recently, a poll was released that showed 54% of BC are in favour of the pipeline. My Facebook algorithm keeps spamming my feed with that poll, and it always seems a shockingly small number to me. This was a poll conducted by the Canadian Association of Petroleum Producers, an organization with extremely deep pockets that has served as the primary public speaker in favour of the project. Not only have they and others spent hundreds of millions of dollars on print, internet, radio and tv ads trying to convince us this pipeline is a great idea, They no doubt were able to frame the poll questions in as favourable a light as possible to push towards their desired result. Yet they still only got 50% plus the margin of error in support. Describing this support as anything but tepid would be disingenuous.

However, the Premier has clearly done the math. The ridings in Greater Vancouver and Vancouver Island that most opposed to this project were not likely winnable next election anyway. This approval may even boost Green Party support enough in areas like North Vancouver to assure a few quiet, obedient Liberals can still squeeze through. The great thing about drawing your targets afterwards – the real strength of Texas Sharpshooter politics – is the flexibility. We can have no doubt if polls showed an electoral advantage to opposing this project, those targets would have been drawn on another part of the barn, and our “consistent and principled” Premier would be standing in opposition to the project now. Like she was only a year ago:

Capture

Snowpocalypse?

I’m back from vacation, ~three weeks in a place far away from the snow. It started snowing here a week before I left, so I was fully expecting it to be long gone by my return – how often does snow stay on the ground for more than a few days in New West?

While I was sweating in tropical heat, my occasional checks with social media back home kept telling me the snow wasn’t stopping. Or if it did stop, it did so just long enough for the ice to harden up and make the next layer of snow more treacherous. From afar, it appeared there was a constant deterioration of conditions for drivers and pedestrians over the last three weeks.

Sure enough, criticisms of the situation became a theme in Facebook. People should shovel sooner, no salt or shovels are available anywhere, Translink schedules are useless, drivers need to slow down and buy snow tires, the City hasn’t done enough to make roads/sidewalks/sidewalks. On other social media (especially Instagram) I read more understanding of the conditions, encouragement to help your neighbour, and pics of once-in-a-lifetime sledding adventures. Something about Facebook…

It is worth noting this started with a pretty significant forecast failure. The first snow was on December 5, which was forecast to be morning flurries shifting to rain by noon, then a temperature drop in the evening. Instead, the snow started early in the morning and didn’t stop for 6 hours. I remember it well, as I did a quick light walk shovel before Council, then had to shovel again much more when I got home at 10 at night. A bit of an inconvenience, but nothing unusual for my 50 feet of sidewalk. By the next morning, I was already back out chipping ice. Something about the weather cycle led to really quick ice accumulation.

For City crews, this type of forecast miss is a much larger problem, because it requires an unexpected and complete change in approach. If Environment Canada tells you it is going to rain hard for 6 hours, there is no point going out and applying deicing, as it will be washed away before it can be effective. At some point, once the forecast proves to be going wrong, you need to re-equip and change approach, which costs you manhours, and impacts response time. You are already behind, and you haven’t even started.

In short, managing snow removal on a city-wide scale is a technical challenge, and for a City like New Westminster, where we usually only get one dusting a year, it is an equipment challenge. This is another good time to point out that New Westminster has the highest percentage of its land base covered by roads of any City in British Columbia, and an unusual amount of those roads are on steep hills. We are prepared to deal with a “typical” snow situation, and with situations like freezing rain forecasts, but a solid three weeks of new snow, partial melt, re-freeze, new snow, repeat, clearly challenges our resources.

And despite the prevailing narrative on Facebook, New West turned out to be doing a pretty good job compared to most other Lower Mainland communities dealing with the issue. Our works crews are out there, clearing priority routes, dealing with complaints as best they can, and prioritizing their resources with public safety their top priority. They were busting double shifts while I was on a beach in Sri Lanka and many others were warming their toes by the fire with their family. So if you have a chance to thank a Muni worker today, please do so!

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That’s not to say everything is perfect in New West, and now a good 4 weeks in, there are still some sub-optimal conditions out there, especially for pedestrians. This is understandable for a few days in a snow emergency, but for it to go on for a month is a real hardship for many people. I cannot imagine how difficult it would be to have a serious mobility issue right now, and to have spent the last 4 weeks struggling to get around town and even do basic shopping tasks.

So what can we do better?

I’m sure there will be a discussion at Council about this on Monday, and I expect we will ask Staff to report about successes, issues, and failures. We can discuss the budget implications of any expanded response, and I want to put that in context right up front: You may not notice (say) a half-million dollars in expanded snow removal and ice management. Salt is expensive when you buy it by the tonne, especially in times of shortage. The trucks that distribute it are expensive, as is specialty equipment to clean sidewalks or park paths. By the nature of the unexpected timing of response, much of the work is overtime, at night, and on holidays. I’m generally curmudgeonly, but not such a Scrooge that I don’t think workers deserve more pay when they are taken away from their families at Christmas. You will, however, notice that half million dollars as a .8% tax increase. There is no cost recovery on snow removal, and fining people for not shoveling their walks will not come close to providing that kind of revenue.

So I think a more important discussion to have is how to prioritize the resources we have (or expanded resources we need), and how to best address each priority?

Fundamentally, we are talking transportation here, so the City’s Master Transportation Plan should be the basis for setting priorities. There is no clearer demonstration or the declared priorities than this one on Page 48:
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Pedestrians (including those with mobility impairments) > cyclists > transit users > private vehicles. How do we address each of these?

Pedestrians: Short version, many are not feeling like they are top priority right now. Roads are cleared by a variety of City equipment by City crews working through the night when necessary, all at taxpayers expense (interesting side-point, I’ll have to check if we get extra money from TransLink for snow maintenance on MRN routes). For sidewalks, we rely on residents, businesses, and other building owners to clean the sidewalks adjacent to their property, with predictably unreliable results. I don’t know how to spin that into making it sound like pedestrians are a priority.

This system is not unusual in the Lower Mainland. Almost every municipality has a similar clear-your-own-sidewalk Bylaw (Richmond a notable exception). It is probably obvious why this approach is taken – we have 250+ kilometers of sidewalks, and employing enough people to clear them all in any kind of reasonable time (say, before summer starts) would be prohibitively expensive. If you can get 30,000 property owners to do a little bit each, well, many hands make light work.

Of course, this system only works if those “volunteers” actually do the work. Unfortunately it takes a depressingly small amount of non-compliance to make sidewalks less safe, especially for vulnerable users, and we have more than just a small amount of non-compliance. Which bring us to the topic of Bylaw enforcement.

I feel the need to repeat this so Facebook can hear: we cannot pay for snow clearing with fines. It costs a City a lot of money to issue and enforce a ticket, and fines (ours are $80, less if you pay sooner, more if you default) barely cover that cost. The idea that someone can just drive around in a car, snap a photo, and send a ticket in the mail is fanciful. Our justice system and the Local Government Act are just not structured to allow that (probably for good reason – you probably don’t want your local government given this power).

However, I think we can do a better job using Community Based Social Marketing techniques. There is a basic understanding that for social initiatives such as shoveling the public space near your home, some people (~10%) will do it automatically out of an abundance of civic duty, most (~80%) will do it if they are properly educated about the benefits and feel social pressure from their neighbours, and some (~10%) need to be threatened into doing something by Bylaw enforcement. I would suggest our non-compliance rate indicates more education and social pressure is needed before we ramp up Bylaws.

There is another aspect to this issue when we rely on public participation, and that is the unpredictability of snow itself. People need to prepare ahead of time, and once the situation hits, shovels and salt are invariably sold out. People, in general, are terrible planners (see comments below about snow tires). I don’t know how to address that, as in a situation like this year, even the City ran into resourcing issues.

A bigger problem is the parts of the pedestrian realm that aren’t clearly covered by the Bylaw. I snapped a couple of photos while riding my bike to a meeting today:

A common issue: Sidewalks cleared by homeowners cross un-plowed alleys.
A common issue: Sidewalks cleared by homeowners cross un-plowed alleys.
And of course, a shovelled sidewalk does not good with an unplowed crosswalk.
And of course, a shovelled sidewalk does not good with an unplowed crosswalk.

Who is responsible for these spaces? I’m not sure the Bylaw is clear, and unfortunately, these are important links in our pedestrian network that make sidewalks inaccessible for many people. We need to address this gap.

Cyclists: As a cyclist and someone who commutes by bike regularly, I know protracted snow is about the worst thing for cycling access. Snow is often plowed off of the driving lane and accumulates in the shoulder. Our cycling infrastructure is such that transitions from road to bike path or shared path and back are a constant part of any trip, and those transitions are where snow accumulates. The “narrowing” of roads by accumulated snow means bikes are forced to “share the lane” in a way that, although perfectly legal, frustrates drivers and makes cyclists feel less safe. Add to this that ice that may make a car slip a little will make someone on two wheels immediately fall down.

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Aside from assuring greenways or designated bike routes are cleared curb-to-curb, and perhaps requiring the removal of parked cars from greenways during snow events in order to facilitate this, I’m not sure what we can do to make cycling safer in these conditions, “Fat Bikes” and studded tires aside.

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Transit: This follows on pedestrian access a bit. I think it is obvious that transit routes should be top priority for road clearing and de-icing. However, without curb-side clearing, access to busses is seriously impaired. Currently, our Bylaw treats bus pads like sidewalks – the adjacent property owner is responsible for keeping them clear. To me, this is a recipe for problems, and is something I think we need to address. I think bus pads and adjacent curb areas are a place where City Crews need to be assigned to do the cleaning. Transit should be the safe, accessible option for people in the lower mainland unsure about driving in the snow. We need to step up and make it accessible.

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Drivers: What can I say? I grew up in the Kootenays, so I hold a smug opinion about my ability to drive in the snow. Mostly, though, I just avoid driving in terrible conditions, and looking around the lower mainland, mostly wish others would exercise such restraint. It’s crazy out there: Our cities are not equipped to deal quickly with deteriorating conditions, a huge number of drivers have *no idea* what they are doing, and few have the tires or other equipment to handle frosty conditions.

But people have to drive, I get it. Some are limited in other options, some have businesses to run and responsibilities to be met. If that is your case – for the love of Chione – get yourself some proper tires and slow the hell down.

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From a City point of view, we handle the car part pretty well. We concentrate on major routes, and especially on important and dangerous intersections. The situation with ice this year was really hard to manage as far as removal: it is neigh impossible to remove packed ice without tearing up the underlying asphalt, which is really expensive to replace. The increased number of speed bumps on secondary roads (see above) are quickly damaged by even the most gentle plow technique. At this point, sand is our best friend, as anyone who has lived in Montreal or similar ice-bound cities will recognize.

If we are going to vary from the MTP priorities, it needs to be for good public safety and risk management reasons. Access to RCH for ambulances, access on priority routes for fire trucks and other first responders, and assuring high-risk intersections (Sixth Street at Royal is the first example that comes to my mind) are safe or closed should be high on the list. Fire Hydrants need to be cleared so they are accessible. One could further argue vulnerable populations (pathways around schools, seniors homes, etc.) could get bumped up priority-wise, as may access to the Works Yard (so people working to remove snow and ice can get to and from work) .

There is another issue we have not yet covered: what happens when all of this melts? If we get hit by a Pineapple Express next week, then we may have a dreaded “rain on snow event” – a condition where local flooding is likely. Where do we prioritize assuring catch basins and drainage infrastructure are cleared and functioning optimally? Are there locations (like the Works Yard) where snow is accumulating that are likely to flood if a significant rain event occurs?

I am raising more questions than I am answering, because I recognize my lack of expertise in this. I’m just an elected guy, whose job it is to relate public expectations into performance on the ground. There are crews at our yard with decades of experience at this, who no doubt have clear ideas how to get these priorities done. I assume most of them are not on Facebook. All we can do as a Council is give them clear guidance on priorities, and give them the tools they need to do the job. Operationally, they are the experts. And frankly, I am looking for ideas. How can we do this better?

In many ways, the logistical challenges of New Westminster road management (lots of roads and through-traffic, steep hills, lots of pedestrians, smaller city budget- and equipment-wise) are similar to North Vancouver City. We are more inland (and get more snow all around), but they go up higher (so probably have more persistent snow). I am hoping to do a bit of comparison/contrast with them in coming weeks. Vancouver is very different beast, because of sheer scale (however it has been funny to hear half of Vancouver complain that the bike routes are impassable, while the other half complain that the roads are impassible because bike paths were cleared first – which makes it no different than any other Vancouver issue!)

There is much to learn here, and I am happy to hear your constructive suggestions. Tune into Council tomorrow, as we are likely to have a discussion on this topic later in the meeting. And let’s all try to help each other a little out there. Let’s be more Instagram, less Facebook.

Two down, two to go.

It’s been just a little more than two years since I became a City Councillor in New Westminster. In the spirit of consistency, I probably need to follow up on last year’s Year-in-the-Life post. So here are some thoughts about being a City Councillor at the half-way mark of my first term.

That New Councillor Smell has definitely worn off. Although this role involves constant learning, I feel I am up over the steep part of the curve and am more confident in my ideas about what does and does not work in the City. This is manifest in a (hopefully subtle) change from me asking myself “why are things this way?” to a more pointed asking others “Do things really need to be this way?”

I am also becoming more aware of the politics that affect my ability to do my job. Every decision you make in Council is a compromise between competing forces. Even the best possible decision is going to be perceived negatively by someone, for good reasons or bad, and no matter how open, pragmatic, or evidence-based your decision making is, criticism can come from any random, unanticipated direction.

I feel fortunate that our Council, despite our ability to disagree on many issues, is remarkably functional. I hear disaster stories from other Councils that refuse to work together or allow their grievances (petty or serious) to prevent them from doing their work. Some are played out in the media, some others I only hear about through the various grapevines. I have heard first-hand accounts of Councillors in other cities suffering from bullying and harassment within their Councils, and of serious enough threats from the public that police involvement was required. I feel fortunate that our City, as passionate and engaged as it is in civic matters, is largely free from these types of conflicts.

I still lose sleep on Sunday nights before Council meetings. I still struggle with some of the hard decisions and increasingly wear the less-than-ideal things that happen in the City. However, I still believe that government can be open, accountable, and effective, and that we can make (are making?) progress towards the City working better in ways people can see.

I am worried about the impact our aggressive capital replacement plan is having on our budget – but also worried about what happens if we let our capital program slide for too long. I fret a bit over our seemingly chronic inability to complete projects on time. I am trying to be vigilant in avoiding creating my own communication bubble where I am only hearing reinforcement of my own ideas (this is most prevalent in the OCP discussion – I think we are on a the right track, but need to keep an open mind for when the draft plan gets to Council in the New Year). I am trying to be mindful on the job and open to better ways to do it.

I was asked recently at a Christmassy social event: “What is your big goal for this Council thing?” I started talking about this blog, the outreach I have been working on, the City’s Community Engagement efforts, and my overall desire to open up the process of democratic decision making. My inquisitor kept trying to get over to tangibles: new buildings, bridges, parks, things you can attach a brass plaque to. It’s funny I couldn’t get there. We are making progress on several projects, the CGP replacement, library upgrades, a better functioning City Hall, the reformation of the waterfront, but I don’t see those as “my” successes or projects. These are things that large teams of people are working towards, and 70,000 taxpayers are paying for. Although I suppose my feeling of ownership will change if I see my name on a brass plaque…

Finally, I’m half way through the term and finally accepting that adjustments need to be made in my lifestyle. I have been burning a lot of candles, and have frankly lost track of which ends of which I have lit. I am going on vacation for a few weeks to recharge my batteries and pay some much-needed attention to my partner. For my return, I have some pretty drastic lifestyle adjustments planned in order to maintain my household, my relationships, and my sanity. I want to keep blogging (and even do more), I want to be more timely at returning communication I receive, and I have a few tangible projects around town and regionally I want to take a bit of ownership over. I have a long list of “we need to get together over coffee/beer and talk about that” dates I need to keep (you know who you are). This will take a change in programming. Stay tuned.

Until then, we’ll call this a Christmas break. I hope you enjoy your Holidays in whatever form that enjoyment takes, and your 2017 is filled with he things that make you happy. Blogging will resume in January, inshallah.