Tag: Planning

ASK PAT: Begbie redux

Posted on . by Patrick Johnstone. Leave a comment.

Sleepless asks—

Hi Pat,

I asked a question about train whistle cessation last year, which you answered on November 25, 2015. See: https://www.patrickjohnstone.ca/2015/11/ask-pat-whistle-cessation.html .

It is now six months after I asked, and four months into the new year, and the trains are still whistling away merrily downtown. In fact, the amount of whistling appears to have increased since the Front Street reconstruction project started.

I just noticed an update on the CNW web site (http://www.newwestcity.ca/database/files/library/Train_Whistle_Cessation_Update___May_2016(1).pdf), stating that: “formal application
for whistle cessation may need to be delayed until the Front Street upgrade is complete in August”. That is an additional eight month delay on a project that has already been delayed for almost two years!

In your previous reply, you stated that you are starting to question how the City sets timelines, and I couldn’t agree more. Why does every project undertaken by the city get delayed by months or years? Isn’t it time to have a long, hard look at the city’s planning processes and investigate why they keep failing to deliver projects on time?

Actually, since that conversation I have had some discussions with people in our engineering department regarding transportation projects and timelines, and I am slightly more sympathetic towards their challenges. Especially in regards to some areas where I have a specific interest: active transportation, transit, and accessibility issues. I don’t want to get into details here, but there are some resource issues internally, and some of the priority shifts that the new Council and the new MTP are demanding mean we need to spend a bit more time steering ship and little less time motoring ahead… the ship of government steers slowly, I’m afraid.

That said, many projects are moving ahead in a very timely manner. The Parkade east-refurbishment / west-removal project is pretty much on schedule despite a few early hiccups, and the Mews work is similarly looking like it will be completed reasonably close to on time, and on budget. Moody Park playgrounds, numerous smaller transportation projects, and policy work around Heritage Protection and the Tree Bylaw, things that are less visible but very staff intensive, were completed in a very timely manner. I wish I could say the same about the Begbie Crossing.

However, the Begbie Crossing work, along with the other whistle cessation projects, is not completely under the control of the City. The rail companies are replacing the rails, the level crossing treatment and the controls. They operate on their own schedule based on their own needs. Council commonly gets updates from Staff, and I am confident that we are doing everything in our power to get this project completed. I still hope the Begbie work will be completed by August.

However, you do raise the bigger question – why does it seem that projects always take longer than expected, not less time?

First off – and I don’t think this is unique to New West, but has become the default in our crazy busy hyper-competitive construction market – is a general industry trend towards overpromising and underperforming . Remember, most of this work is not being done by City crews anymore, the majority of it is contracted out. With many things on the go, it is hard to oversee every aspect of an operation – careful management of the Critical Path takes resources, which brings us to a problem more about New West.

We are a City of 66,000 people, relatively small in the great scheme of things. However, our expectations are the same as those for the residents of the larger cities that surround us. We have lots of things on the go right now, and a relatively small staff managing them.

I think some of this falls on Council, as we often create new initiatives before we see the existing initiatives completed. In my short time on council, there has been not just a “yes we can” ethos, but a “Yes we should!” ethos. Setting priorities is sometimes difficult, but never as difficult as slotting something new into an existing set of priorities is. If you look at our recently-completed Annual Report, you can see that we have set a clear set of priorities, which should help both staff and Council better coordinate our desires, which (in theory) should help us hit more deadlines. So I have taken to asking staff, when new initiatives come along, how they fit into our existing strategies, to assure we are not putting last week’s priority aside to address this week’s.

Which circles me back to the first point – I’m not sure we are doing that bad a job. Whistle cessation is definitely lagging behind, for many reasons outside of our control. The 4th Street Elevator is a notable timeline fiasco, and there is a great story to be told about contractor vs. designer vs. inspectors on that one. However, there are many other capital works, from road repairs to sewer and other utility work, that is coming in on time. We had a recent report to Council from SRY about the Whistle Cessation progress, on Queesnborough and Quayside, and it looks good.

I’m sorry the project that is having the biggest effect on your day-to-day (or more night-to-night) life is so stuck in purgatory. All I can do is continue to ask staff where we are with the timeline, and reinforce that this is a priority for the City and for Council. I hope you can get a good night sleep soon!

On the New School

Posted on . by Patrick Johnstone. Leave a comment.

I guess I would be remiss if I didn’t blog something about this news. It does seem to be the biggest news in New West, after all.

Right off the bat, I want to say I had nothing to do with this. The High School is a Board of Education responsibility, and the Ministry of Education holds the purse strings to make things happen. Our primary role since I joined Council is to stay out of the way and let the School District do the work they need to get an approved plan. It is slightly more complicated than that, as we worked on an agreement over Massey Theatre and have plan and money in the budget for the for the Skateboard Park, but I consider those things to be included in “getting out of the way” to allow the School Board to do whatever they need to help things to proceed.

Of course, the Trustees of School District 40 and their staff deserve the most kudos. Jonina and her team have done what no Board over the last 20 years has managed to do – get an approved plan in place and money committed by the province. The School District has done some amazing work over the last few years – getting their perennial budget woes under control, some really progressive inclusion policies, getting one new school built, a second almost finished, and now a third, long-awaited project approved. School Boards often operate a little below the radar. We rarely recognize them unless something goes wrong and the pitchfork-and-torch crowd is looking for someone to blame. Perhaps a great mark for this Board is that they have been quietly and non-controversially getting the job done for the students of the district. A new NWSS may be a crowning achievement, but it isn’t the only one.

This is not to say there are no concerns in public education in New West. We still have several seismically-suspect schools, there are hard decisions being made due to ongoing funding pressures, transportation issues abound, and delivering a new NWSS on schedule is going to be a challenge, but we have many reasons to think this Board will be able to get things done.  So much good work has already been done, with so little fanfare. I am happy the Board got to stand up in front of cameras and take a bow for this one project. They deserve it.

For the Minister of Education, I give a slightly more qualified thanks. There is a hint of Stockholm Syndrome in heaping effusive praise on someone who held the purse strings for so long when they finally come through after what is (IMHO) an unacceptably long wait. A replacement for the decrepit NWSS is not a gift to the City – it is a basic social service this City has been without for way too long. Still, I thank the Minister for doing whatever he had to do in Victoria to get this approved, and I appreciate him taking the time answer what I understand were very frequent phone calls from our Board to work through the details.

Finally, I want to give thanks to the people paying for this school: the residents of the City. They have paid their school taxes through that decade-long wait, they have shown remarkable (if sometimes testy) patience, sending their kids to an increasingly festering building because they believe in public education, because they know the programs inside that building are still excellent, or because they had no other choice. Meanwhile, The students have kept making us proud with the academic, athletic, and social achievements. I have had the opportunity over the last couple of years to work with the Youth Advisory Committee and other youth organizations in the City, and am consistently inspired by the talents and confidence of students going through our school system. They are proud of their school community, I’m glad they will soon have a building to be proud of as well.

There is devil in the details here. My (admittedly under-informed) feeling is that $106Million will get us a school that meets our needs, but may fall short of many of our desires. The City has committed funds to help keep the Massey Theatre as a community asset, but the details of how the existing theatre will interface with the new school, and the pathway to get there, is a work in progress. Some of the school design and construction details are sure to cause conversation, and I still think we have some transportation challenges around the existing site. In short, there is a lot of work yet to do to make these plans a reality, but at least we no know the real work can start.

Exciting times ahead.

Urban Academy Redux

Posted on . by Patrick Johnstone. 3 Comments.

At last week’s Public Hearing, the most discussed topic was the proposal by Urban Academy and their partner Wesgroup to develop the property at 100 Braid Street. Urban Academy had been looking for a place to expand their school operation, and were disappointed last year when Council decided to not support the building of a larger school on their property in Queens Park.

Their second kick at the can involved creating a partnership with Wesgroup to purchase a larger piece of land, and use the available density and development potential of that property to share costs and regulatory hurdles. It was an innovative approach, and considering the significant time restraints, they did a good job putting a package together that Council could support.

The Public Hearing had something like 17 speakers, and if you are the type to score this kind of thing, the support/oppose/neutral count was something like 8/6/3. I don’t do the math that way, however, because I think the job of council at a Public Hearing is to hear all arguments, and evaluate them on the value of the argument, not the number of people able to make it. There were essentially two arguments against supporting this project, but before I get to those I want to outline some of the details of the plan, as it currently exists.

NOTE:I also need to do one of those reminder clauses here, that everything I write here is my opinion. It isn’t the official position of the City, nor does it necessarily reflect the opinions of any of the other members of Council. Let them write their own blog!

The lot at 100 Braid Street is 74,000 square feet, and includes three attached buildings with a largish rear parking lot, all zoned M-1 Industrial. The individual owner of the property leases the space to several businesses, Laser Tag and Bullpen in what I’ll call Building 1, 100Braid Studio/Gallery and an environmental services company in Building 2, and a music studio in Building 3. Under the current M-1 zoning, the owner was permitted to knock the three buildings down and build something like 225,000 square feet of industrial or commercial property, with no regulated setbacks and up to 6 stories (85 feet) high. According to the presentation at Council, all of the current lessees have demolition clauses in their leases, meaning the owner can shut them down and knock the buildings down whenever he wants. No need to ask Council permission to exercise these options.

The plan presented by Wesgroup and Urban Academy is to rezone the property, and as soon as possible build a school for 450 students on the location of the current Building 1. At a later time, they plan to follow up with residential development of the Building 2 and Building 3 spaces with a moderate-sized (21 story) high rise residential tower on a podium comprising enclosed parking, townhouses and some public art space. The timing of that second phase is uncertain, as it will be impacted by the ever-shifting market for residential housing and variable construction and marketing costs, but Wesgroup anticipates that phase may commence in about 5 years.

The first argument against this proposal was the ubiquitous “What about the traffic?” question. The school and eventual residential development will indeed increase the number of cars using the Rousseau and Braid intersection, and have a lesser effect on Rousseau and the adjoining lower Sapperton neighbourhood. The school appears to have a reasonable plan to address pick-up and drop-off, and are making efforts towards Transportation Demand Management which will leverage the proximity to the Braid SkyTrain Station.

I cannot say there will be no impact on the neighbouring properties, however the same could be said for locating a school in any neighbourhood in New Westminster. We have something like a dozen schools in New Westminster, and many of them are located on arterial roads, all of them have neighbouring communities. All of them have unique traffic management issues, and all of them work with the City and their PAC to make the traffic situation as safe and non-disruptive as possible. I also cannot think of another use of this M-1 zoned space that won’t have some sort of traffic-inducing impact. Light industrial and commercial properties have some of the most complicated transportation issues, especially adjacent to residential neighbourhoods.

As it is, the City is working on several projects related to the traffic issue at this property. The Sapperton neighbourhood traffic study will help us put several projects (the RCH expansion, the Brewery District, Sapperton Green) into better context and help us develop a more holistic approach to managing neighbourhood traffic concerns in lower and upper Sapperton. There are also ongoing discussions with TransLink, the Ministry of Transportation, and Coquitlam around the entire Brunette corridor, from Mallardville and the Hwy1 interchange through the Braid intersection and how it interacts with RCH, the Braid Industrial Area, and points west. No-one thinks it works great right now, and longer-term planning is required to come up with solutions to the flow concerns. This project (along with Sapperton Green) will be part of that discussion. Defining what will be on this location for the decades to come helps solidify that planning.

This brings us to the other major issue of discussion at the Public Hearing: the fate of 100Braid Studios, and the remarkable business Susan Grieg has developed over the last couple of years. I have been to the space, have attended events in it, have friends who have used the studio space, have even splattered paint in the booth. It has, in a relatively short time, become a significant piece of the local arts community, providing space for artists to work, and a space for them to display their works to an ever-shifting community of events guests. The space itself is bright, tall, and full of natural light refracting at interesting angles through seemingly-ancient amply-muntined windows.

Early on in the process when this proposal came to the Land Use and Planning Committee, this was identified as a significant community concern, and the proponents were asked to explore ways to address that concern. There was some complication in that process, as the Developer was not the landowner, and (as is pretty typical in a commercial land sale like this) was discouraged from communicating with the existing tenants by the existing landlord. However, these concerns also arose during the Public Consultations, and the developer was able to work with a few of the tenants to address various concerns.

They also added 4,300 square feet of public studio / gallery space to the podium of the residential building. This amenity will not necessarily replace 100Braid Studios for several reasons. The area is large enough for studio and galleries, but not the event hosting part of the 100Braid business. The studio space may be well appointed and designed, but it will most likely not feature that same unique aesthetic that 100Braid has.

However (and this is the ugly pragmatic part), if this project did not move forward, there is no reason to believe the 100Braid space will be preserved any longer than if this project is approved. When this partnership was put together, there were (again, based on what was reported at the Public Hearing) four offers on the land, and we simply don’t know what the other speculators’ plans were for the space. However, with 75,000 square feet of zoned industrial space near major transportation corridors that will allow 85 feet in height and an FSR of 3, the property is potentially a hot commodity, and re-development is almost a certainty.

The way this project worked out, we know that 100Braid will be able to operate for several more years, and a lease developed that will allow her maximum flexibility if another comparable or more amenable space comes available during that time. We also receive a community arts space that will be different from 100Braid, but has the potential to be a real asset to the community, and offering that space and the financial and logistical commitment to build it, is a show of good faith on the part of the developer. I hope that 100Braid can continue to prosper in this unique space for several years, until a new space can be found that continues to allow her artists to flourish.

I also hope that the UA community recognizes that there is some community-building to do with Susan at 100Braid, and with the artists who lease space from her. The UA community may feel they “won” a victory here, but to make it a win for the larger community, they need to understand that this development comes with some concerns for their new neighbours. some of whom are likely are suffering a feeling of loss and uncertainty. I hope the two communities can come together and find their common cause. There is a potential for synergy here, as Urban Academy offers an art-infused program, and they are likely to benefit from a closer relationship with Susan and 100Braid, as she is both an amazing spirit and amazing resource in the Arts community.

And I’m actually optimistic about that, mostly because the public consultation process culminating in the Public Hearing was a respectful and positive one. Although I was not directly involved in conversations between the parties, from my viewpoint the consultation and resolution appeared to be a constructive process. Opponents and proponents stuck to their concerns and proposed solutions, there was none of the acrimony, accusations, or anger that sometimes arises in these hearings. We are talking about people’s neighbourhoods, homes, jobs and community connections here; it is not surprising that it can become a very emotional discussion.

One other comment I want to make about the Public Hearing process itself. It is a regulated process under Division 3 of the Local Government Act, but it isn’t a perfect process. A common comment I hear is that the result feels like a fait accompli, and that Council already made up their mind before the public are allowed to comment. In my experience that is not true. Every item that came to Public Hearing on May 30th passed (although there were some dissenting votes on some projects) but no-one knows better than Urban Academy that this is not always the case.

The way I see it, the Public Hearing is the culmination of a long process that begins when a developer walks into city hall and says they want to build a building. That launches months (and often years) of design, discussion with City Staff, comparison to City legal requirements and policies, review by several committees, updates to Council, public consultations, revisions, more discussion, more Council review, more committee review, more public consultation, and development of enabling Bylaws. By the time a project of this magnitude gets to Public Hearing, staff and Council should understand the concerns of the neighbourhood, and should be able to understand how or if those concerns are to be mitigated. Some projects simply never make it that far through the process because of unsurmountable concerns; all of them are changed substantially through the process. If Council is surprised by what is coming to Public Hearing, and concerns from the public bring issues that Council hadn’t considered, then someone (staff, the Developer, Council) isn’t doing their job.

The project that Council approved through this public hearing is not the same one that walked in the door of City Hall months ago. It was shaped by public consultation, by City Policy, and by discussions between all of the stakeholders involved. Mitigation of concerns raised by the neighbourhood was part of that shaping.

The process is not perfect. Developers often feel it takes too long, too much power is given to a few neighbourhood voices, and that some City policies are too restrictive. “Red Tape”, they call it. At the same time, some in the Public feel that there is not enough consultation, that the City doesn’t get enough community amenity from development, and the developers are driving the process. A “Rubber Stamp” they call it.

It is fascinating to watch from this place in the middle, and it gives insight into why Government is, inherently, inefficient.

Community Update update

Posted on . by Patrick Johnstone. 1 Comment.

I’m having a little trouble with the “community” posts here. I was hoping originally to give a weekly update of what I have been doing in the community when I’m not in Council meetings, to give people a better idea of what Council life is like. It is also (apparently) obligatory for politicians to post regular pictures of themselves smiling in the community to remind people that they exist. So mix those together, I figure, and it can be all about Pat once a week.

Two problems: much of what I do is boring subject matter for a blog post, and doesn’t necessarily come with a good photo. If I summarize most evenings, it looks like this:

?With a fair smattering of this:

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And, if I’m lucky, occasional moments of excitement like this:

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Which is all positive, good stuff, but not usually compelling blog info.

The second problem is I usually forget to take photos. #BadPolitician.

So once a week became one every fortnight, and occasionally irregular, and by then there are 20 events piled up and I get this long-winded “Community” post with many dull things and terrible photos.

So I’m going to try to post more frequently with very short posts, essentially Instagram-style, maybe as often as one every couple of days, between my regular posts that are more topic-based. As a result, I may put a few in the queue and have them come out on a regular basis, not necessarily the day the events occur, to sort of meter these things out. Let’s see how this works.

My big highlight last weekend was giving a Jane’s Walk on Saturday. I blended talking about history (of which I know little), architecture (of which I know less) and geology (or which I know a lot) in a talk and walk looking at building stones of New West.

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As it was a Jane’s Walk, I also interspersed my talking part with a few quotes from Jane Jacobs’ monumental book on the nature of neighbourhoods The Death and Life of Great American Cities. Including this one, where I asked my walkers to think and chat about whether New Westminster fits the bill to realize its full potential:

To generate exuberant diversity in a city’s streets and districts, four conditions are indispensable:

1. The district, and indeed as many of its internal parts as possible, must serve more than one primary function; preferably more than two. These must insure the presence of people who go outdoors on different schedules and are in the places for different purposes, but who are able to use many facilities in common.

2. Most blocks must be short; that is, streets and opportunities to turn corners must be frequent.

3. The district must mingle buildings that vary in age and condition, including a good proportion of old ones so that they vary in the economic yield they must produce. This mingling must be fairly close-grained.

4. There must be a sufficiently dense concentration of people, for whatever purpose they may be there. This includes dense concentration in the case of people who are there because of residence.

In combination, these four conditions create effective economic pools of use. The potentials of different districts differ for many reasons; but, given the development of these four conditions, a city district should be able to realize its best potential, wherever that may lie.

By this accounting, we are doing pretty well…

ASK PAT: Housing idea

Posted on . by Patrick Johnstone. Leave a comment.

Terran asks—

What do you think about the recent Vancouver idea to buy homes and undervalue them? Do you think this could work in new west? http://www.cbc.ca/news/canada/british-columbia/city-of-vancouver-affordable-home-ownership-pilot-program-1.3539688

I can’t quite get my head around the City of Vancouver plan. They appear to wan to buy 20% of the housing value, and hold that portion while the market still influences the pricing of the units. If I understand it right, a middle-income-family would by 80% of a home, live in it, sell it off and receive 80% of the sale price. If the value goes up (as is likely today) when they choose to upgrade or move to Temiskaming, do they get 80% of the capital gain and the City the 20%? There are devils in details here.

My first question when putting this in the New West context would be –is it legal? Vancouver seems to be floating the idea of making changes to the Vancouver Charter to make it work, and I’m not sure how this model would fit into the Community Charter that governs New West.

There is another simple resource problem: New Westminster does not have a lot of money. We don’t really have a longer-term land acquisition strategy to speak of (we are working on developing one now), nor do we hold a lot of property relative to many of our surrounding communities. Investments that could have (should have?) been made decades ago when land values were low were not done for what I’m sure were very practical reasons at the time. Our finances are pretty good, but the few capital projects we have coming along in the next few years (Massey Theatre, Q2Q, Canada Games Pool, etc.) are going to tighten things up quite a bit.

This raises the question if this is the most effective way to leverage the money we do have. The City holds about $1Million in our Affordable Housing Reserve, and we have a task force working on a couple of strategies to leverage partnerships to assure those funds go to where they can make the best impact.

Finally, I wonder if the Vancouver solution (making apartments 20% more affordable for essentially middle-income workers) is really the affordability problem we need to solve in New West. I get the sense that New West is affordable for middle-income earners, especially if they are happy to live in an apartment setting. Single Family homes are getting out of reach, but building more “missing middle” housing types like townhouses, laneway houses and cluster homes might help provide better options to those earning family incomes in the $70-90,000/yr range (the target of Vancouver’s plan).

In New West, we are seeing creeping land costs and a paucity of rental availability that is putting a lot of stress on the lower-income cohort of our population. As the working middle are pushed to New West, they are displacing the working poor and underemployed who need affordable housing within transit or walking distance from their jobs, their schools, and their support systems.

Unfortunately, this situation is getting worse at the same time that the largest community network of affordable family homes – Co-op Housing – is going through an existential crisis caused by the federal government cutting off support, and the provincial government failing to fill the gap (as is their constitutional role).
In the meantime, New West is doing what it can to get both market and non-market rental built as soon as possible, and to develop a new Official Community Plan that emphasises diversity of housing choice. Meanwhile, the Mayor has an Affordable Housing Task Force that is working on the best potential use of the affordable housing reserves, and the Mayor himself is working with the Metro Vancouver Housing Board to develop regional affordability strategies.

Not that I am disparaging of Vancouver’s idea. In this strangely super-heated market, coupled by a booming economy where everything but wages are going through the roof, we are going to need a variety of strategies to keep our region livable. Housing is a symptom of a larger economic malaise that points back to decades of neo-liberal economic “progress” where the building of wealth is prioritized over the building of society. But that is a talk for another day.

Meta-engage!

Posted on . by Patrick Johnstone. 1 Comment.

Are you a member of the public? The City could really use your help.

I’m a member of the Mayor’s Public Engagement Taskforce. We are one of the groups tasked by the Mayor to report on strategies to further the key initiatives of this Council Term. Assuring our City is communicating effectively with the public is a keen interest of the Mayor, and an interest of mine.

Part of what got me into this entire being-a-politician thing was an interest in public engagement. As I became more involved in the community I love, I tried to become more aware of what is going at City Hall. This was sometimes enlightening, and sometimes frustrating. I found the people at City hall easy to engage with, open and, for the most part, friendly. The hard information, however, was rarely easy to access.

I attended Council Meetings on topics that were important to me, went to a lot of community events, and got to meet a few City Councillors and senior staff. I even ended up serving on a few advisory committees. I felt very engaged.

However, I also recognized I was in relatively small company. I saw the same members of the public at community events. Like me, they were engaged, interested, and vocal, but they clearly represented a small fraction of the City’s population. Democracy has been described as “decisions by those who show up”, and very few people were showing up.

I started blogging, and started telling other people about what was going on 9through the lens of my opinions, of course). I worked with the NWEP to push sustainability further up the agenda, and to empower more people to get actively engaged. Then I went and got elected.

Now I am still blogging, in the hope that people will read about what is happening at City Hall, and care a little more about the decisions that shape their City *before* those decisions are made, not just complain about them after.

The Public Engagement Task Force is trying to figure out better ways to make that happen. We have been meeting for more than a year, and have spent a lot of time talking about just what “engagement” is. We have explored ideas as far reaching as a City-run 311 system, Pop-Up City Halls, better web tools, creating a City Hall Ambassador, and using our media assets in more innovative ways.

I have also learned that there are people who study this kind of stuff for a living, and learned about the IAP2 Spectrum of Public Engagement:

IAP2

Inform: make sure people know what’s happening;
Consult: asking people what they think about things happening;
Involve: seek input, and use that input to inform decisions;
Collaborate: Partner with the people in developing options and choosing from them;
Empower: Give the public the decision-making power.

I think (and this is just my opinion, from my experience on both sides of the fence) that New Westminster does an OK job informing, a good job consulting, a good job involving, a no-so-good job collaborating, and is generally resistant to empowering. That varies somewhat between departments and initiatives. I think the current OCP process is demonstrating a new level of collaboration and the results have been great (so far). However, something as technical and far-reaching as an OCP perhaps also demonstrated that empowerment is not appropriate for all decisions – at some point political leadership is required to move such a complex plan forward.

Maybe you disagree with me. Maybe you think the City needs to do a better job connecting, and you have a great example of how another City has done a great job? Wouldn’t it be great if you could be consulted on public consultation?

The City is actually getting meta next weekend and holding Public Engagement on Public Engagement. There are two workshops on Saturday, and you can test our engagement skills, and help improve them. They are free, and anyone can go, but it really helps us pout if you register first so we can properly gauge the number of people we need to prepare for.

People Talking

So go to the website, register, and come out Saturday. Be one of those people who show up and make democracy work, and let us know how we can hear you better!

Ask Pat: Safety Dictator

Posted on . by Patrick Johnstone. Leave a comment.

Nicole asks—

Since your wonderful idea of a 30 km/h urban speed limit has drawn some ire, what other controversial things might you do to make our roads safer if you were made Dictator of BC for, say, a year? (I am guessing that photo radar is very high on the list, if not number one.)

Ire!? If an idea doesn’t draw ire from some sector, it is probably not worth even discussing. You may have heard some ire, I heard a lot of people saying its about time. Just this week, there were articles in Price Tags (Vancouver’s best Urbanism portal), there have been great results out of Toronto on their speed reduction program, and Seattle has joined the fray. I even took this photo at the Janette Sadik-Khan talk in Vancouver on Tuesday night:JSK20

Ire be damned, I want our streets to be safer. As JSK herself says: “When you challenge the status quo, it pushes back. Hard.”

I like the tone of your question, however. What would I do if I was Dictator for a year and was able to do whatever I wanted to make roads safer? Not sure I could get it all done in a year, but Dictators have armies to do their bidding, right?

Photo radar has it’s use. The Pattullo Bridge is a perfect example of a 50km/h road where everyone goes 80km/h and the resultant accidents are incredibly dangerous for other bridge users. It also reduces the inferred safety of the bridge, and is used as a primary reason for replacement. With careful application and an emphasis on safety (as opposed to punitive punishment in places where poor road design encourages speeding), photo radar has a role.

Look at this stupid road. Nothing here tells you to go 60km/h, except the sign. Of course everyone goes 80
Look at this stupid road. Nothing here, not the >3.5m lanes, not the generous shoulder and fixed divider, not the wide-open sight lines, nothing tells you to go 60km/h, except the sign. Of course everyone goes 80 or faster. A silly and punitive place to put Photo Radar, but dollars to donuts, the first place it would be installed.

I also think intersection cameras have a role. There are some in New West, and ICBC and the Integrated Road Safety Unit have a program to support them. However, they seem to concentrate on the red-light runners, likely because it is the easiest thing to enforce with a camera. I’m just as concerned about illegal turns, failing to yield to pedestrians, and entering intersections you have no possible way of exiting in order to “beat a light cycle”. With all the talk of distracted pedestrians and dark clothing, it is a pretty important point that the majority of pedestrian fatalities are caused by the driver failing to yield right of way in an intersection.

To make roads safer for cyclists, I would start by implementing (almost all) the recommendations that the Ontario Coroner released a couple of years ago after investigating cycling deaths in the province. I wrote a long piece on this once, but in summary: build safe infrastructure for cyclists, improve education for school students and all drivers, pass a 3-foot rule, and so on. We already have a pretty good idea what works, this isn’t radical or anything surprising. All that is lacking is the politcial will to make it happen.

The next big step would be nothing less than a complete re-writing of the design standards for urban streets. This is major part of Janette Sadik-Khan’s thesis for road safety. The existing standards for road design, paint markings, signs, and other treatments are from a different era, and were developed with the desire to make driving through our cities as efficient as possible, with only a nod to driver safety. That the “efficient movement” of cars makes the environment for all other road users less safe does not seem to be addressed.

JSK points out the American road design bible (“Manual on Uniform Traffic Control Devices”) has more than 800 pages of diagrams and plans describing the standards, 800 pages in which not a single pedestrian is shown. This book (along with it’s Canadian version) needs to be thrown away.

The good news is that there is already a lot of work being done on a better book to replace it. The National Association of City Transportation Officials has a go-to book called “The Urban Street Design Guide” That needs to become the standard, not the alternative. We can no longer use a 1950s guide book to adapt our 1920s streets for 2015 users. Time to challenge the status quo.

This probably exceeds the authority of the Dictator, but I would also change the laws to make cars safer. This engineering work is being done primarily in Europe, and some of it is becoming mainstream, but we can and should make more changes sooner. This includes a suite of things: better crush zones in front bumpers; softer hood materials with larger energy-absorbing gaps between sheetmetal and hardpoints; use of active cushioning (airbags); injury-reducing body shape geometry; larger windows with smaller pillars to improve driver visibility; active and passive collision avoidance systems.

While we are at it, we can add regular vehicle inspection to assure these systems work, and have not been messed with. There is no place in the urban environment for the suite of modifications that make automobiles unsafe for the people sharing the environment: trucks lifted to ridiculous heights, bull and grill guards, black tinted windows and lights, etc. I know that this is a radical idea in a society where many people consider their car an extension of their personality, and anything that impacts the design of their car would be seen as squelching freedom of expression.

Talking about Freedom of Expression, I am a keen follower of the move to change the language of traffic crashes. Read your local newspaper about a pedestrian being killed by a driver, and the headline is usually some form of “Pedestrian killed by car”. The events are always referred to immediately as “accidents”, which makes them sound inevitable, something that just happens, and presumes there is no fault (and, by inference, nothing we can do about it).

We can change how we value public space and our expectation of pedestrian safety by simply changing our language. “Pedestrian hit by driver of car” makes it clear there are two people in the transaction, not a person and an inanimate object. “Collision” and “incident” are both better terms than “accident” until the police and ICBC have an opportunity to determine the cause of the collision (inattentive driving? texting while walking? bad street design? non-functional brakes?). I think words mean something, and the words we use frame the discussion we will have, and we need to have a better discussion, because people are getting killed and we should have no tolerance for it.

Boy, I really sounded like a Dictator there, eh?

Toll comment

Posted on . by Patrick Johnstone. 3 Comments.

I received this comment to my previous post about $1 tolls:

Another big problem, amongst others in this plan, is that it does not fairly distribute the burden on all Lower Mainland residents. I notice that nobody seems to think that the Burrard, Granville, Cambie, No. 2 Road, Dinsmore or either of the Moray Channel Bridges should be tolled. Therefore, if your objective is downtown Vancouver, all residents of Vancouver, Burnaby, Port Moody, New Westminster and Coquitlam are exempt from tolls. Ditto for any Richmond resident working at YVR. And yet, their cars place as much stress on the infrastructure and contribute to congestion/GHG emissions as a car coming from across the Fraser or Burrard Inlet.

There is a lot packed inside this succinct comment, and it deserves a fuller response that I can fit in a comment. If we decide to toll all/most bridges, which bridges do we toll?

The Mayor of Delta provided an analysis of tolling all crossings of the Fraser River and Burrard Inlet within the general TransLink area. I pointed out a problem with including the Laing bridge, as it is Federal, and YVR isn’t going to want someone else collecting tolls on their infrastructure that they built for their customers to use.

There are also (as noted in the comment) three more crossings of the middle arm of the Fraser (the No 2 Road, Dinsmore and Moray bridges) that all belong to the City of Richmond. There are also three bridges crossing False Creek (the Burrard, Granville and Cambie) that belong to the City of Vancouver. Should we expect those two cities to turn the infrastructure that they paid to build and still pay to maintain, over to regional tolling?

Should we expect their respective Mayors to take any different an opinion about this than the Mayors of the North Shore do when it is suggested their residents and businesses start paying tolls without a concomitant return in infrastructure investment for their residents and businesses?

Perhaps we are asking this question the wrong way. Instead of asking where we can toll, we should be asking what we want to achieve with a regional tolling strategy.

Although many appeal to “fairness”, that discussion usually devolves to getting someone else to pay more and the commenter to pay less. There is little fair in transportation funding. Pedestrians and cyclists subsidize drivers, transit users pay to cross rivers, drivers don’t. We all pay for TransLink whether we use buses ourselves or not. People in Vancouver are paying to build transit infrastructure in Prince George, but Prince George residents are not expected to pay for TransLink infrastructure, BC Ferries that run on tidewater are expensive, those that run on fresh water are free. It isn’t fair. Let’s put fair aside.

One thing we may try to do is manage the infrastructure we have more efficiently. The toll on the Port Mann has caused a decline in the use of that brand new and woefully underutilized crossing, and an offsetting increase in use of the aged, decrepit and congested Pattullo. When (if?) the Massey and the Pattullo are replaced with tolled crossings, the Alex Fraser is going to be a gong show. The idea of balancing tolls across the region is one way to address this issue.

Of course, flat tolls on all bridges is a pretty inelegant and inefficient way to do this. Dynamic tolling where off-peak crossing costs are lower than peak times, and even (gasp!) temporary reductions on some alternates when an incident or construction is causing one crossing to be jammed, are possibilities that could make our existing infrastructure carry loads better, and make road use more predictable. Of course, this is effectively the same thing as increasing capacity, and induced demand will result in the same net congestion within a few years anyway. Which brings us to the third (and best) reason to toll crossings.

Transportation Demand Management (TDM) is the only thing (emphasis needed here: *The. Only.Thing.*) that has ever been effective at reducing traffic congestion in urban areas. When we talk of “road pricing” or “congestion pricing”, we really mean using the forces of the market to adjust traveller’s behaviour. Airlines do it (it costs more to fly on Friday and at Christmas), Ski Hills do it (it costs more to take a lift on a Saturday in December than a Tuesday in March), Ships, Trains, Busses, Car Rental companies, hotels – they all do it. Charge more at peak times and less in slow times to encourage some percentage of riders to take the off-peak trip and save your need to build more capacity.

Except when we talk about an integrated regional transportation system, we can also incentivise different uses altogether. And herein lies some of the answer of which bridges we should toll.

“If your objective is downtown” is a compelling part of the comment. Translink constantly reminds us, the living in the burbs – working downtown model does not apply to Greater Vancouver (reason #437 why the PMH! Project was a silly approach). Look at this compelling diagram from BTAworks  that shows where commuters travel. Most people from Surrey don’t commute to Vancouver, nor do most people in most communities.

JtW2011
Source: http://www.btaworks.com/wp-content/uploads/2014/07/JtW2011.jpg

However, there is no doubt the region has “zones” for the most part defined by water bodies, and just like we use those zones to determine transit use, we can use them to determine tolling policy.

The model suggested by the Mayor of Delta would divide the lower mainland into the following zones: the Mainland, South of the Fraser, Lulu Island, the North Shore and the North Valley.
map1

Although I admire the simplicity, this does seem to create significant inconsistencies, and as the commentor noted, if I want to drive the 45km from Anmore to UBC, I pay no toll, while I would pay two tolls to go the 12km from New West to my favourite Indian Restaurant in North Delta (and this is, like most things, all about me).

This also creates as bit of a strange zone-in-the-middle out of Lulu island, which I suspect would be of concern to the City of Richmond. Or not. Their residents may hate the idea that every time they wish to go somewhere more than 3m above sea level (and bring their car along) they need to pay a toll. Alternately, they may like the idea that toll-in and toll-out will reduce through traffic and make their City streets work better for the residents that live there. I frankly don’t understand the politics of Richmond enough to predict where that discussion would go, but I would wager less tolls would be favoured.

A perhaps more logical model I once saw suggested was to consider the Burrard Peninsula as the “central zone”, and create three other zones: South of the Fraser, the Northeast, and the North Shore:map2

This creates the slightly complicated (but not insurmountable) challenge of tolling crossings of North Road (or some imaginary line that runs roughly parallel to it). This arguably distributes the burden better. The problem is what to do with Lulu Island. Does it belong North or South of the Fraser?

The answer in that probably lies in one of the fundamental assumptions of using road pricing as a TDM measure: You need to provide alternatives. Simply tolling a crossing where people have no choice but to drive will do little to disincentivize people from adding to the traffic, but will do much to anger people who used to get a crossing for “free”. Looking at Lulu Island, the transit options to the south through the tunnel and Alex Fraser are not great. However, the Knight, Oak, and Laird currently parallel one of the nicest, shiniest, newest transit lines to ever grace the Lower Mainland. The pedestrian and bike alternatives are also there. So from a TDM perspective, it makes sense to toll the four north arm crossings, not the two main arm crossings.

map3

I agree, true distance-based road pricing is a better solution, but we are a decade or more from that being implemented, and we need to deal with a funding situation that is killing the regional transportation vision right now. Meanwhile we are bringing a bunch of new asphalt infrastructure into the equation within the next decade. I see a more regional tolling introduction as a good stop-gap measure, and we can no longer allow the perfect to be the enemy of the good. We need to get moving.

And yeah, $1 still isn’t enough.

$1 Tolls: still not enough

Posted on . by Patrick Johnstone. 3 Comments.

I’m going to avoid being critical of Mayor Jackson, because I think her accepting the idea of road pricing as a Transportation Demand Management method (even in this watered down and ineffective format) is a sign of progress regionally.

I am going to be critical of the regional media for their lack of analysis in reporting this story. It is almost as if the story wasn’t “reported” at all, but instead the press release was repeated, sometimes with a few clauses moved around, with the most minimal amount of background (“the tunnel needs replacing!”) and no actual analysis. I cannot find a single report where a member of the esteemed press even checked the math.

Here is the math the Mayor provided in her press release:

That argument in the Mayor’s release was that $1 tolls would raise close to $300 Million (not the “$348 Million” reported by one local print media source) to pay for the local government portion of the Mayor’s Plan. Aside from a few of the questionable statements in that release (an increase of 20,000 cars a day does not suggest people are “avoiding” the Pattullo Bridge), you would think reporters would check the base premise. Is spending an hour with Google and a spreadsheet really too much to ask before the story is filed?

Lucky, I had an hour in the evening to sit down and compare this report to my earlier analysis that did get a little notice a couple of years ago, the last time this idea came up. So here’s the kind of analysis I would want to read in the media, if I felt it was doing its job.

The screenline numbers from 2011 used by Delta for traffic count simply do not reflect the reality of bridge use in 2015. I was able to throw this table together based on a bit of Google searching, and note every number is a hyperlink that connects you with the actual official traffic count source of data (for the crossings where such a thing exists).

Delta data: 2015 January 2015 September 2014 Annual
“2011” MAWD MADT MAWD MADT AADT
Laing 79000 79000 79000 79000 79000 79000
Oak 88000 69166 65069 75043 71779 67376
Knight 96000 96000 96000 96000 96000 96000
GMT 89000 77306 71633 87037 82531 79105
Qboro 88000 79724 73739 87113 82706 80108
Fraser 117000 113496 103281 121079 113984 107785
Pattullo 68000 72985 78043 83598 79633 68000
Port Mann 112000 96098 87905 106378 100608 94986
Pitt 79000 79000 79000 79000 79000 79000
GEB 30000 34520 34520 34520 34520 32054
Lions Gate 63000 58857 56918 63137 61357 60757
IWMSNC 127000 120600 112697 129971 125220 117854
Total daily crosings: 1,036,000 976,752 937,805 1,041,876 1,006,338 962,025
x 365 days: 378 357 342 380 367 351

The Golden Ears Bridge data is less certain, as it comes from TransLink financial documents, and is not collected with the rigour of the Ministry of Transportation data. The Pattullo data is horribly complicated in its reporting, but available as a daily number, not as an annual average. For the Knight, the Laing, and the Pitt River, I could find no useful data. Anything I found lacked a link to who collected the data, and was too old to be reliable. For those bridges, I projected the TransLink screenline data that the Mayor of Delta used.

How much traffic you count depends on when you count it (no surprise!). The biggest number (378 Million crossings annually) is a made-up number that projected the annual weekday traffic (AWD = average week day) over the entire week. As weekend traffic is generally 20-25% lower than weekday, that automatically gives you an inflated number, so for the purposes of projecting toll revenue, you are better to use ADT – average daily traffic. It also depends if you pick a winter, summer or fall day (with fall being the busiest urban travel season). That is why I listed both January and September data for 2015.

The last year for which the MoTI provides Annual Average Daily Traffic data is 2014. This number best balances out weekdays, holidays, seasons, and other shifts. It is important to note that every bridge with good traffic count data from MOTI has a significantly lower amount of traffic than the 2011 data used by Delta to make their case. I’m amazed that this point was not noticed by any media).

Regardless, using the concise MOTI data as the best regional and pan-seasonal effort where available, and the likely inflated Delta/TransLink numbers where it isn’t, the actual number is somewhere less than 1 million trips per day, and less than $350 Million with perfect across-the-board $1 tolling.

That hefty chunk of change looks good if it ignores the issue of what to do with the existing tolls on the Port Mann and Golden Ears. If they are reduced to $1 and included in this analysis, then we have to account for the $164 Million (2014 estimate) collected from those bridges in the current regime. This problem is exacerbated by the fact that neither bridge is collecting enough toll revenue right now to cover their financing costs, and the concessionaires want to keep getting paid.

There would be many things nibbling away at the remaining $186 Million, including the cost of setting up the tolling system and the cost of administering the tolls. Based on the TREO model, and their most recent Financial Reporting, they spend about $16Million collecting $120Million, so we will be conservative and call that 12% overhead not including the capital cost of setting up the system. Giving a generous benefit of doubt, I’m going to assume they can collect a $1 toll three times more efficiently than a $3 toll, but still getting us down to about $160Million.

There will also need to be some discussion with the owners of several bridges, as the Pattullo (see below) and Knight belong to TransLink, and the Laing belongs to the Federal Government through the Airport Authority. With all due respect to the Airport’s sense of charity, they are not likely to let someone else collect revenue from their customers on a piece of their infrastructure without some form of compensation.

And finally, it raises the uncomfortable question of how much of this revenue goes towards replacement of the Pattullo Bridge and Massey Tunnel. The Pattullo is part of the Mayor’s Plan, and was slated to be funded by a toll that is similar to the one on the Port Mann. With that idea now replaced by regional $1 tolls, the revenue required to cover the financing for that >$1 Billion project will need to be drawn from an ever-dwindling revenue stream.

The proposed $3.5Billion replacement for the Massey Tunnel, a project the Mayor of Delta is almost single-handedly in support of, would surely eat up more than the remaining revenue from the regional $1 toll. It is not part of the Mayor’s Plan, and it is hard to see the Mayors of the region agreeing to divert all of the regional tolling revenue to that one project when it does nothing to address the rapid transit and bus service improvements the region desperately needs. Not to mention any improvements to the North Shore…

So $1 a crossing is far from a panacea, but this discussion may lead us in the right direction. Tolling many crossings and sharing the revenue as part of a truly integrated regional transportation infrastructure investment plan (which is what the Mayor’s Plan is) is not in itself a bad idea. Once the infrastructure is in place, then time-of-day tolling shifts and other TDM measures can be put in to better manage demand, and even take away the imagined “need” for 10 more lanes of car traffic crossing the Fraser River.

Meters and Metres of Water

Posted on . by Patrick Johnstone. Leave a comment.

Last Council Meeting, the New Westminster Environmental Partners brought a presentation to council on the topic of water conservation. I summarized Council’s resolutions resulting from that discussion in last week’s report, but it is worth expanding on the topic.

Full disclosure: I was actively involved with the NWEP before I was elected to Council, and even served as President for a few years. I have been less involved since I got elected, but am proud of the work we did in this community, and am supportive of the continued work the NWEP does.

The ideas that the NWEP brought first to the City’s Environment Advisory Committee, then to Council with that Committees’ recommendation, were a result of last summer’s unprecedented drought and the Stage 3 water restrictions. Those events saw most lawns in the City turn brown, and had many of us wondering if this was going to be a new reality with the double-whammy of population growth and climate change pushing our reservoirs to the limit.

It was a rainy day in February when Council talked about this topic, but much like it is easier to patch your roof when the sun is shining than when it is leaking, Council sent recommendations back to staff to review and update our water conservation approach in preparation for the next dry season. The approaches could be summed up as the stick, the carrot, and the meter.

The Stick

If I can characterize a common theme at the Environment Advisory Committee, there was frustration expressed about a perceived lack of enforcement in New Westminster during the water use restrictions in the summer of 2015. I think we can all remember noting a lawn or two that was spectacularly green in August, against all odds. On early-morning Sunday FR Fuggitivi bike rides through New West and Burnaby, we saw a lot of sprinklers or tell-tale wet asphalt deep into Stage 3.

For most situations dealing with taxpaying citizens and Bylaws, the City understandably takes an education-first approach. Make sure people violating bylaws understand they are breaking the law, order them to stop, then pull out the fine book if these approaches don’t work. The cost of enforcement Is rarely covered by the fines that can reasonably be applied, social pressure is essentially free, and many more people are obtuse of bylaws than deliberately flaunting them.

However, there are scofflaws, and for them the Bylaws need to be enforced. Council asked staff to report back to us on how the enforcement issues was managed last year, and whether Bylaws Staff had the tools they needed to make enforcement as easy as possible in the event of restrictions in 2016.

The Carrot

Different cities have different levels of water-conservation programming. In New Westminster, rainwater collection barrels are (were?) available from the City’s public works department at a discounted price, so gardeners have a little extra supply around. Other cities have in the past offered “water savings packages” that include things like aerators for your kitchen sink, low-flow shower heads, and spring-loaded outdoor faucets, or rebate programs for those switching to low-flow toilets, in order to incentivize the reduction of water consumption year-round.

I’m actually a bit embarrassed to admit I had very little knowledge of what type of incentive programs like this New Westminster has in place. We asked staff to report back on opportunities for active conservation programs, and to provide a bit of analysis about what works best elsewhere. Hopefully we can high-grade the best ideas from other jurisdictions, and bring them to New West.

The Meter

A basic truth of resource management is that you cannot manage what you don’t count. When it comes to managing our limited resource of clean potable water, water meters are the basic tool of conservation.

In New Westminster, all commercial and industrial users are metered, and pay for their water per cubic metre consumed. Every multi-family residence is also metered, and residents may pay by the cubic metre or a bulk rate to their property manager. Only single-family residences are currently not metered, with all houses paying a “flat fee” for a year of water service. Those with legal secondary suites pay 50% more for their flat rate, to pay for the alleged extra use of their tenant, and some seniors living alone get a discount on the presumption that they use less water.

According to a 2008 report done by staff on this very topic, about 80% of the water hook-ups are not metered, however almost 75% of water use is metered through our existing system. The largest pipes are metered, if not the majority of pipes. It is also reported that New Westminster has one of the lowest rates of water use per capita in the Lower Mainland, but that doesn’t necessarily mean we have the most conservative practices. Compared to most Cities, we have a general lack of large industrial and agricultural users, and have a high proportion of our population living in multi-family dwellings, where water use is typically much lower. These facts point to why we have not been all that motivated in the past to implement a potentially-costly universal metering program, but some things have changed since 2008.

First off, Metro Vancouver (who supplies all of our water) have indicated that they are going to be studying whether mandatory metering is something they may require for their customer municipalities. The 2015 shortage and monumental capital costs required to expand our reservoirs may force their hand, which may in turn force our hand. It serves the City and our rate payers if the City is prepared for this eventuality.

Second, the cost of water per cubic metre from Metro Vancouver has gone up substantially, as will the cost of receiving and treating our liquid waste (which is directly related to the volume of water use). Where the cost of saving water has in the past been overshadowed by the cost of implementing a large-scale metering program, this gap may be closing. Especially as more municipalities move towards metering, and the technology costs come down.

Council asked staff to update the 2008 report, and provide us some models for how a voluntary or mandatory metering system for single family homes might be implemented and operate in New Westminster.

Most of the feedback we have heard so far is positive, and I am reflexively in favour of water meters for all single family homes (including my own). However, I need to emphasize that Council has not made any decisions about this other than to explore the idea, and there is a lot of work for the City to do, including costing, engineering, planning and public consultation, before we have a deliverable program. In the meantime, take shorter showers, ok?