Uber

Uber is not coming to New Westminster any time soon, and I’m OK with that. Many of my friends, especially the younger, more tech-savvy and “connected”(ugh) cohort, will not like hearing that, but there are many good reasons to question the Uber model, and how that type of service fits into the existing regulatory environment around ride-sharing services. It may actually challenge many of our assumptions about how business operates in the decade ahead. So we need to proceed with caution, as New Westminster Council discussed at last week’s meeting.

Full disclosure: the closest thing to Uber I have ever used was in San Francisco a couple of years ago. We were visiting a friend, staying in Pot Hill, and needed an early taxi ride to the airport. Our host suggested taxis were notoriously unreliable at that time in that neighbourhood, and suggested we call for a Homobile. This was a “ride sharing” service set up to address a specific problem: the Trans community were regularly being passed by the regular taxi services, especially at night, and that even in the (arguably) most queer-friendly City in America, Public Transit and traditional taxis are often not the safest environment late at night for a demographic that still faces disproportionate threats of abuse and violence. Homobile was started as a volunteer service to make sure that everyone could safely get home, and evolved into a collective not-for-profit that returns its revenue right back into a social enterprise that helps the community. We were, of course, white bread tourists looking for an Airport run, but were told up front it was by donation, whatever we could afford. We paid what would have been the “going rate” for an airport run in a traditional cab (with a tip) and got a ride from the actual Lynn Breedlove (who regaled us with memories of the queer punk scene in Vancouver in the 90’s). It was unregulated, non-traditional, and cash-only, but to us it was revolutionary, and operating as a social enterprise that we could support.

Uber is, unfortunately, few of those things.

First off, Uber is an unregulated provider of a commercial service in a highly regulated market, and that lack of regulation provides them a large economic advantage. There is little revolutionary about that. Sure, they use a smart phone app and on-line rating system to manage their sales and billing, but that is more a distraction than the centre of their business model. If we had an unregulated parcel-delivery service without a business license, whose drivers drove un-inspected and under-insured trucks throughout neighbourhoods with drivers not licenced for those trucks, I suspect our community would be concerned. Would we want an unregulated airline offering door-to-door helicopter rides with uncertain pilot training or vehicle licencing? Of course, this is a ridiculous example, but the fundamental argument is the same.

I started writing this post last weekend, and as is typical in the “tech world” (ugh), the story changes fast, as the provincial government has started hinting towards a shift in thinking in Uber, and to put that in context, you need to know the regulatory landscape as it is.

The Taxi industry is regulated at the provincial level. Some powers under that regulation are delegated to local authorities, but the regulation is 100% provincial. If Uber wants to operate in BC, they will need to comply with the B.C. Passenger Transportation Act, and currently, there is no sign they have ever sought a licence to do so.

In saying I am not positive about Uber, I’m not saying the Taxi industry is perfect. Far from it. However, we need to recognize that many of the flaws of the industry are a direct result of the industry trying to remain compliant with an ever more restrictive regulatory environment. Some of those regulations exist for (what I hope are obviously) good reasons: to assure the fleet is safe and reliable, to assure drivers are trained and safe, and to assure the industry is accessible. There are other regulations that appear to exist in order to protect the viability and sustainability of the industry and/or to protect consumers, including regulated prices/meters, and limits to the number of vehicle licences that can be used in any given region. Some of these regulations make sense only in a government-regulated industry sense, to prevent operators from ripping people off or undercutting each other, which may impact safety.

The cumulative impact of these regulations is an industry that is inflexible and at times horribly inefficient, but for the most part safe and reliable with predictable pricing and a constantly-updated fleet. The workers are not getting rich, but can make a decent predictable living, and the owner of the companies are providing a service, paying their taxes, and mostly succeeding, while the incentives to compromise on safety or service by undercutting your competition are few. Depending on whom you ask, they are doing this in spite of – or because of – the grey-market taxi licence sub-industry that puts 6- or 7-figure values on every licence they own. But that market is (and I cannot stress this enough) a product of the regulatory regime forced on these operators and owners.

Uber, in contrast has ignored these regulations, and have leveraged this lack of a fair playing field into a multi-billion dollar enterprise. Their service has the advantage of being more flexible and (usually) efficient, leveraging a remote “rating” application in an attempt to assure higher levels of customer service, though this process alone creates problematic workplace conditions. They do not have employees, but instead have millions of independent contractors who have no control over the terms of their employment, but bear all of the costs and risks of that employment, which is not in keeping with modern employment practices in a post-industrial society. It is not clear who is paying taxes and where, whether an Uber driver is insured in the event of a crash or other incident, or who is assuring the vehicles are safe for operation. Uber spends a lot of money on lawyers assuring they hold no liability for the actions of their “employees”, fighting the established legal principle of vicarious liability. There are no standards of accessibility for their fleet, and pricing is often unclear. Drivers are not required to have Class 4 drivers licences, may not have criminal record checks, and may not even be legally entitled to work in the jurisdiction.

Now, I’m not saying that none of these issues are impossible to address, nor am I defending the complex regulatory environment that currently makes the Taxi industry as frustrating as it sometimes is. This was made apparent to me back in the spring of 2015 when two taxi companies operating in New Westminster applied for more licences, citing the need to fulfill the expectation of their customers in regards to availability and wait times. The two companies applied for a total of 17 new licences, and were given 4 by the Transportation Safety Board. Council of course rubber-stamped the approval after no negative public comments, but the fact the industry sees the need for 4x the number of new vehicles than the provincially-regulated Board is willing to grant demonstrates that the regulation may be as much of a problem as it is a solution.

The Minister of Transportation has spoken out against Uber in the past, even threatening to send in investigators and file charges under the Act if Uber is found to be operating in the province. But as of this week, there appears to be a shift in thinking on this file by the Premier and the Minister, and excuse me for being a little skeptical about the motivations.

This week, the Premier, the Minister, and a candidate in a Coquitlam By-election have come out with announcements showing varying levels of approval of the Uber model. The Minster even saying it was a matter of “When, not if” Uber comes to BC, but there is nothing on the Ministry website suggesting any recent change in ideas about Uber, and their decidedly non-favourable Factsheet on the topic has not been updated in 6 months. So if a conversation in the Ministry is being started about this, it isn’t a public one.

Where the conversation is more “public” is over at the BC Liberal Party, where on-line ads and data-mining pages have already started asking you what flavour of Uber you would like (note the survey includes “yes” and “not sure”, with “no” not an option?):

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Link to Source

You need to submit your name and contact info to take part, and as this is a Liberal Party ad, not a government document, it is simply a method to collect contacts for targeted Get-Out-The-Vote action in May 2017. There is nothing unusual or illegal about this, but it is telling that the Government is (in their official role) telegraphing movement on this at the same time they are (in their political role) collecting the names of people who like the idea of the change.

This tells me that the Liberals anticipate Uber being a wedge issue during the 2017 election, and are assembling their resources for that fight. No doubt the Premier’s former campaign coordinator, who is now paid to lobby the government on behalf of Uber, is part of this planning process, and will know how to leverage the needs of his employer(s) to the utmost political advantage of all.Capture

It already appears that the paid comment-section spammers “digital influencers” of the Liberal Party have been  characterizing the NDP as dinosaurs, old fashioned and “proponents of videos stores” if ever they call on the Government to show some actual leadership on this file with revised regulations,  so that should be fun to watch.

Which makes me suspect that the regulation of “the sharing economy”(ugh) will end up much like the gradual and ultimately irrelevant shifts in liquor laws over the last few years. There will be little useful policy developed and little real change, but a lot of press releases to sell small populist victories at times when the Government needs some good news. And if Uber never arrives in the Lower Mainland, somehow the blame will be shifted to “lefty” cities like Vancouver and New Westminster, despite our lack of regulatory jurisdiction.

But to prove I am skeptical, not cynical, I hope this does not occur. I hope that this forces the Government to take a serious review of the taxi industry and employment standards in the “ride sharing” industry, so that workers and consumers in both industries are protected, and can make clear, informed, choices about their options. And also hope the Government put as much effort into planning and developing those regulatory changes as they clearly are in marketing the political battle to come.

Tree Bylaw

Now I very much feel like we got something done.

My first year on Council has been busy, with some really important stuff, though we were at times distracted by issues that have less impact on the long-term viability of the City. I wonder, sometimes, if we are just kicking the can down the road, or are we actually getting things done? Intellectually, I know it is the latter, I recognize that we are moving so many things forward (Canada Games Pool, Front Street, OCP, whistle cessation, etc.), and just because we are not cutting ribbons every day, the work we do on them now is as important as the closing date will be.

However, it feels good to get one big box checked off in my personal to do list, and the Tree Protection Bylaw was a big one.

Of course, *I* did not do this. It was the result of a lot of great work by City staff and an excellent consultant team. Council as a whole provided direction and political support, so this is progress for the City of which my part of the team was pretty small. But just like the guy who sets the football for the place kicker, I am happy to be part of the team that did something the City will be proud of in the decades ahead.

A Tree Protection Bylaw is something I have whinged about for several years, and New West is hardly a leader in this front. The Bylaw we have adopted is, in my opinion, well developed and pragmatic, and reflects the best practices of other cities across the region.

Short version (an you should read the Bylaw, not rely on my Coles Notes version here):

•You need a permit to cut a tree down if that tree’s trunk is larger than 20cm in diameter at chest height, or if that tree is otherwise designated as “protected”.

•If the tree is hazardous or its roots are causing damage to buildings or utilities, you can remove it, as long as you can demonstrate it is problematic, get a permit to remove it, and replace it with a less-problematic tree.

•If you cut a tree down without a permit, or damage it to the point where it dies or becomes hazardous, you will get fined, and will be required to replace the tree.

There are devils in the details here (i.e. when does a hedge become a tree?) that are explained in the Bylaw, and you can contact the City to get those details if need be. Lots of information is available here.

The other aspects of the Urban Forest Strategy we adopted on Monday are just as important as the Tree Bylaw. The City is making a commitment to increase the tree canopy over the City from 18% to 27%, which is the North American Standard. To put that in context, the Queen’s Park neighbourhood has about a 33% canopy coverage, where Sapperton and Glenbrook North have about 19% overall. If we imagine every neighbourhood being as leafy as Queens Park, you have an idea how much this will change the livability of our City.

There is no doubt there will be costs to this ambitious strategy, but there are significant opportunities to offset some of those costs, and the long-term cost/benefit of a healthy Urban Forest has been proven to be positive across the country. The aspirational goal of 10,000 more trees in 10 years is going to impact everything from what types of housing we will be able to accommodate in our upcoming Official Community Plan, to how we design and protect our boulevard spaces and parks.

The implementation of this strategy will be over 20 years, which demonstrates that even with the check in the box for a big progress step, there will always be more work to do.

“The best time to plant a tree was 20 years ago. The second best time is today”

Vacation

I took a vacation. After a busy but very rewarding year with too much work, a too-stuffed schedule, and too little recreation time, it was good to get away for a couple of weeks and chill.

Of course, I read some books about urban planning (reviews soon, if I get time) and spent a lot of time looking at the urban realm while tracing the career path of Peter Stuyvesant. Here are three thoughts.

1.City Bikes are cool.

This is New York’s bike-sharing program, and while spending an unseasonably warm Christmas in Brooklyn, we had an opportunity to spin around on the almost-ubiquitous blue bikes.

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The bikes themselves are sturdy Dutch-style upright bikes with full fenders, enclosed chains (no grease to worry about), simple but effective three-speed internal hubs, drum(!) brakes, and hub-generator powered lights. Tough? The bikes are (to paraphrase Neal Stephenson) “built as if the senseless dynamiting of [Citybikes] had been a serious problem at some time in the past”. They are pretty much a perfect balance between bulletproof and efficient.

There are many options to pay, from paying for a single ride to buying an annual pass. We bought a couple of 24-hour passes for $10 each. This gave us unlimited access for 30-minute rides. We were able to ride from our apartment in Bedford-Stuy to Barclay Centre, then from Braclay to downtown Brooklyn. Dropping bikes at a convenient station (you are never more than a 5-minute ride from a station within the service area), we walked across the Brooklyn Bridge, wandered around a bit in Manhattan, picked up a couple of bikes in Little Italy, rode across the Williamsburg Bridge, dropped bikes and visited a microbrewery, etc., etc.

Actually, bulletproof and efficient pretty accurately describes the entire system. The kiosks and payment process is simple to use, and features a little digital map you can scroll around to navigate your neighbourhood, the on-line app will guide you to the nearest station (if your 30 minutes are running out), and there are very few surprises.

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Is the system successful? 10 Million individual rides in 2015, and ongoing expansion plans to reach 12,000 bikes and 700 stations by 2017. Before anyone talks to me about my helmetless pictures above (Hi Karon!), there is no helmet law in New York, and with literally tens of millions of rides since its inception 2013, there has never been a fatality or a serious injury on a City Bike. Looking at NYC’s pedestrian and traffic fatality stats, CityBike may be the safest way to travel in the Big Apple.

Yet, globally, no jurisdiction with a helmet law has successfully launched a bike-share program like Citybikes. Every one has failed, or failed to launch. And I predict Vancouver’s will fail for this very reason.

2. Even in New York, pedestrians are serfs.

Walking Fifth Avenue from Central Park to the Empire State Building is an incredible experience. From the Plaza, past the Library and Rockefeller Center and St. Patrick’s Cathedral, through the (unofficial) centre of world shopping, it is a spectacular combination of sights and sounds and people and shopping and urban buzz. A couple of days after Christmas, I got to share it with tens of thousands of other people.

It got rather more intimate than most would probably like, because all of those people were crowded behind barriers on too-narrow sidewalks as hundreds of police spent their holidays keeping the vast expanses of asphalt between the sidewalks free for the movement of – a couple of dozen cabs and towncars.

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Just look at this photo and look at how the public realm is divided up. 4m sidewalks, 20m of road, and look at where the people are. Overall, New York City is one of the most walkable places on earth, and between the incredibly convenient subway system (although, I noted only about 10% of station were accessible for people with disabilities!), short distances to get any kind of shopping you might want, and a huge reliance on walking as the primary form of transportation – the guy in the town car somehow gets priority to an opulent amount of the public space. It’s bizarre.

3. Aruba may be the Netherlands, but it ain’t Dutch.

We picked Aruba for our vacation because we didn’t want adventure this year, we just wanted to chill on a beach, and according to legend, Aruba’s beaches are amongst the best. A legend I will whole-heartedly confirm.

However, we were also intrigued by Aruba’s Dutch heritage (it is still part of the Kingdom of the Netherlands), and hoped to see a little of the Dutch personality of the island. Unfortunately, aside from ubiquitous Heineken and plenty of young Dutch nationals working the tourist bars and restaurants, there was not a lot of Amsterdam to be found in Aruba. For a small island with incredibly pleasant weather, It was a depressingly car-oriented community. We used the local bus service (inexpensive, predictable, convenient, almost empty) and walked most of the time, where most people used cars, truck, atvs, and motorcycles. The only cyclists we saw were of the lycra-clad sporting type. The pedestrian realm ranged from non-existent up on Malmok where we were staying to downright hostile once you got a block off of the tourist strip in the resort areas.

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Maybe we should try Curacao

4. Vacation notwithstanding, it’s good to be home.

And I am realizing that New Westminster has pretty much all of the assets that Jane Jacobs mentions when talking about vibrant communities, which is a hopeful sign…

Inconvenient Thesis

I’ve mentioned the Gish Gallop before, in how it is used by the disingenuous to cast doubt on the scientific certainty that the observed recent increase in warming of the planet is caused by the introduction of fossil carbon to the atmosphere by human activity. I even opined that the Gish Gallop is the mark of someone who knows they are being disingenuous, because its use knowingly belies intelligent discussion of the topic or useful exchange of ideas.

I have also written several retorts and taken pot-shots at Tom Fletcher, because he is, in my opinion, the most ignorant, belligerent, lazy, and cynical columnist claiming the mantle of journalism in British Columbia today (and there is an ongoing battle for that low ground) while being unexplainably ubiquitous in small town media across BC. Misinformed and regressive opinions are one thing, but when combined with terrible rhetorical skills and piss-poor writing, it is pretty unforgivable that Fletcher still draws pay from the ever-shrinking dead tree media. I have not agreed with a P.J. O’Rourke opinion since I was an 18-year old, hemped up on hormones and car magazines and the smart-ass-conservative-white-dude-certainty they reinforce, but at least O’Rourke can turn a phrase and make me laugh while I disagree with him. Fletcher just makes me weep for a societal system that gives him a forum.

One thing they teach you in high school English class (and sorry to get all academic elitist here) is that an essay needs to have a thesis – in the OED sense of “a statement that is put forward as a premise to be maintained or proved”. In other words, before you sit down to write something, you need to understand what you are trying to say. For example, the thesis of this blog post started out as my strongly felt personal opinion that:

“Tom Fletcher is a hack journalist whose opinions are ignorant to the point of insulting his readership, whose writing skills are subpar, and whose continued employment as a columnist by Black Press represents an injustice to the many skilled and determined journalists currently suffering underemployment from the collapse of traditional media model, while also supporting the theory that this collapse is a result of wounds self-inflicted by the very media platforms that are suffering most from the collapse”.

Although, in the interest of brevity, I might have to reduce the scope of this thesis to the first 5 words.

The piece of evidence that led me to write an opinion essay on this thesis is Fletcher’s most recent Black Press missive, entitled “Inconvenient truths of climate change”. I challenge you to put a single-sentence thesis on this column that is supported by the column. Is Fletcher arguing that polar bears are fine, and therefore the climate is not changing? Is he arguing that the COP21 talks are doomed to failure, or that, because of the “religious zeal” of climate change profiteers, they should be doomed to failure? Is he arguing that BC was wrong to put in a carbon tax and reduce emissions while growing the economy, or that BC were previously leaders who are now failing because the economy is growing despite the existence of a carbon tax? Or is he arguing that Barack Obama’s failure to meet some of the aspirations he expressed at his inauguration should be a lesson to Justin Trudeau to just give up?

The column comes across as a Gish Gallop of disconnected factoids bereft of context, leading one to suspect that introducing context to any of the factoids would prove most of them to be less representative of the truth than a typical YouTube video comments stream. By introducing a little context, or at least a coherent narrative, perhaps Fletcher could get the column past the entire “old man sitting on a porch shaking his fist at passing clouds” aesthetic. Although, one could suppose that was the position he was actually aiming for. I can’t imagine his motivations, only marvel at the results.

Large parts of the old media are dying, at least in part because of instant accessibility to a huge variety of new voices and more interesting approaches to content delivery that are simply out-competing the dead tree press for time, for eyeballs, and for advertizing money. Smart companies are adapting to this change and not just taking the same stale product on-line, but are re-investing in quality of content, giving people a reason to look at what they are producing. Other companies are just pushing their old, tired concepts onto digital platforms, hoping that enough flashing lights along the edges will make their tired content seem new, and the pop-up ads will be attractive to the people who pay the bills. In the quest to appear “interactive” they have created unreadable comment forums attached to articles, that soon degrade into nonsensical collections of disconnected uninformed factoids bereft of content or self-recognition, interspersed with cynical drive-by insult-by-implication.

In other words: a typical Tom Fletcher column. They should be treated with the same deference.

Thermodynamics

Now that we are deep enough into the Anthropogenic Global Warming crisis that only the whackiest of whackaloons are still denying its existence or the serious impacts it is going to have on planetary livability, a whole different type of whacky thought is filling the airwaves. These have to do with a variety of techniques to suck CO2 out of the sky and turn atmospheric carbon into something useful like carbon nanotubes or alternative fuels.

These schemes are no doubt possible. The problem is that they don’t solve the actual problem, which isn’t carbon in the air, it is about making energy by putting carbon in the air. To talk about that, we need to talk about thermodynamics.

The Laws of Thermodynamics are pretty fundamental science. They cannot, in the normal universe where we live, be violated. They were once summed up to me in this analogy which helps to keep track of them*:

1st Law: You can’t win.
2nd Law: You can’t even break even.
3rd Law: You can’t get out of the game.

The one we are most worried about here is the 2nd Law, which essentially says that any time energy changes states, there is a net increase in entropy. In other words, every time you use energy to do something, you lose a bit of energy. It is the 2nd Law that makes perpetual motion machines impossible.

Relating this to schemes to pull carbon out of the air and make it useful, it is important to realize we don’t just toss CO2 into the air for the fun of it. For the most part we do it to use the energy released when you combine carbon with oxygen, be it energy to drive our cars/planes/ships or energy to generate electricity. We do this because the act of combining carbon with oxygen releases energy in the form of heat (which is a whole different chemistry lecture we should save for Beer Friday). We can do the same thing backwards, strip the oxygen off of the carbon, but that takes energy, and (this is where the 2nd Law comes in) a little bit more energy than it produced during the original combination.

So all of those schemes you see that will turn CO2 into something useful, no matter how efficient they are, will require more energy than we gained when we created the CO2 in the first place. So it makes way more sense to simply not produce the CO2 in the first place. instead, we could use the energy we would dedicate to sucking it out of the air and making carbon nanotubes out of it back into doing whatever job we wanted to do with the energy we gained in the first place when we added the oxygen to the carbon. As a bonus, we can still make the carbon nanotubes out of any of a zillion existing carbon sources we have on the planet, be they plants, rocks, or hydrocarbons, without the need to waste a bunch of energy stripping oxygen off of the carbon.  That way the carbon stays out of the atmosphere, we use less energy, and we are all better off.

The reality is that the “technological fix” of climate change is nothing shocking, cutting edge or freaky; it is in our hand right now. It is no more complicated than stopping the taking of carbon out of the ground to combine with oxygen for cheap energy when there is an abundance of alternatives available. But it starts with recognizing this “cheap” form of energy is a false economy, as is betting the future on big fans and diamonds from the sky.

*there is a 4th Law, but since it was developed later, and then determined to be more fundamental, the physics community called it the “0th Law”, just to reinforce those points. In the analogy above, it would be translated as “We are all playing the same game”

On the Election

Why am I going to hate this election (and you should too)? It’s not the falsehoods, the equivocation, or even the lies. It is the willful and purposeful denial of any kind of objective reality.

There was a blip of faux outrage last week when a prominent NDP candidate in Toronto suggested that the secret NDP plan was to shut down Canada’s oil industry (the sarcasm there is mine). In the Conservative social media echo chamber, this is how it played out:

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Now compare this faux outrage to the actual quote:

“A lot of the oil sands oil may have to stay in the ground if we’re going to meet our climate change targets”

This is about as innocuous a statement as can be made about the future of the Bituminous Sands and their impact on Canada’s greenhouse gas targets. Nothing in that quote is the least bit controversial, except perhaps to the small number of people who still think Anthropogenic Climate change is a hoax.

Our current government, under Prime Minister Stephen Harper, has committed to reducing our greenhouse gasses, meeting internationally-agreed-upon reduction targets by 2030, and to transitioning to a carbon free economy by the end of the Century. Those are the stated aspirational goals of the Canadian government, announced by the Current Prime Minister back in June. These targets exist, and every party running in this election wants to meet or exceed those targets.

Similarly, there can be no dispute that the complete extraction of all 168 Billion barrels of proven reserves from the Bituminous Sands of the Alberta Basin will result in greenhouse gas emissions that would not allow us to meet those targets – the ones set by the current government of Stephen Harper. If we take them out of the ground, those oil reserves will represent all of our countries’ GHG emissions in 20 years, where currently, oil and gas only represent about 25% of our total emissions. So if we want to extract all of the oil and gas and meet our targets, we will need to do none of the other stuff… no cars, no agriculture, no aircraft, no cement plants or burning coal or heating our buildings. If we wish to keep doing those things, and if we plan to meet our GHG targets, then, sorry, folks, some of the bitumen is going to have to stay in the bituminous sands. It is simple math.

Back to that quote, though. Note the statement “A lot of the oil sands oil may have to stay in the ground if we’re going to meet our climate change targets” is not a policy statement, it isn’t an aspirational goal or a controversial idea – it is a simple statement of mathematics. How can this be controversial?

If there is a controversy to be found here, it is in the fact that no-one from the current government (or, for the most part, the opposition parties) has yet made this math explicit to their supporters: the plans of this government are fundamentally at odds with the stated goals of this government, once you take the time to do a little math. Perhaps the controversy here should be that she equivocated by saying “may” instead of “must”, and “if” instead of “when”.

After watching the interview, it was clear that the concept was goaded out of the NDP candidate by the Conservative on the panel by placing a quote from arch-conservative former Alberta Premier Peter Lougheed into her mouth in an attempt to re-direct the discussion from the topic at hand (that the Prime Minister had shifted his position on the existence of a recession). When confronted with the math, the Conservative somehow thought admitting that math to industry sends the wrong message, she suggests we should somehow “stand up for the energy sector” in the face of this math.

Which, I presume, means lying about the math. To the Industry, to the Canadian public, to your voting base, to pretty much anyone who will listen.

But when the social media took over, this was somehow a reckless “policy” that was going to cost Canada 100,000 jobs, a number either pulled out of someone’s arse, or (more likely) an appeal to Ontario voters who still remember the “100,000 Job Cut” quote from the disastrous Tim Hudak Conservative campaign in that province (which circles us back to here, ugh).

The entire meme is as idiotic as it is predictable. Instead of having a discussion about what our international commitments mean to Canada, instead of talking about what those commitments mean to our employment prospects, instead of discussing the multitude of other jobs that could be created by investing in the climate change solutions instead of doubling down on the cause of the problem, we have this stupid meme where people are raging about how admitting the math of the problem is Bad for Bidness.

Fortunately, since the “story” broke, a few sources have called out the math-denying tactics of the Conservatives here, but not enough. This raises the question of how our discourse degraded to the point where stating a simple scientific fact, even one littered with weasel words like “may” and “if”, really so controversial? Is it any wonder that message control is so tight in this new era? And what does that mean for representative democracy?

So as much as I want you to pay attention and get informed this election, I don’t want that topic to dominate this blog site, so after this post, you will (probably) not read much about the Federal Election here. If you really want to hear my updated and ongoing opinions on this topic (Hi Mom!), go over to my Facebook Page, where I will be counting down the days to the election, with a thought of the day. Or, you know, buy me a beer and ask me.

Ask Pat: NEVs and LSVs?

It’s been a while since I did one of these, and there are a few in the queue…

Vickie asks—

Hi Pat, I’ve been looking into NEVs lately to see if they could be a viable alternative to public transit for commuting to Vancouver. I’ve always been a huge fan and advocate of EVs but since I can’t afford a Tesla I’ve been forced to look at other options. I know that New West has a bylaw that allows for them but I’m not sure if it includes streets that have a 50km speed limit. Do you know if it does? What are your thoughts on NEVs and LSVs in general?

Frankly, I know nothing about them! For the benefit of others, NEVs are “Neighborhood Electric Vehicles”, which are essentially electric golf-cart like vehicles designed for general use, and are one category of “Low Speed Vehicles” that bridge the gap between mobility-assist scooters and automobiles. In New Westminster (and in the Motor Vehicle Act ) they are referred to as Neighbourhood Zero Emissions Vehicles (NZEVs).

Indeed, section 702 of our Street Traffic Bylaw makes them legal to operate in the City on any road where the speed limit is 50km/h or less. Perhaps strangely, they are limited to operating at no more than 40km/h by the same bylaw. The NZEV must also be labelled in compliance with the federal Motor Vehicle Safety Act.

The Provincial Motor Vehicle Act gives municipalities the power to permit their use, so don’t ask me if you can drive them over to Burnaby, Coquitlam, or Surrey). They also need to be registered and insured by ICBC, just like any other car.

My thoughts on electric cars in general are fairly ambivalent. They address one of the issues related to automobile reliance (that of converting fossil fuels to airborne carcinogens and greenhouse gasses), but do not assist with all of the other negatives. Electric cars will do nothing to solve our regional congestion problem, or the ongoing road socialism that is putting so much strain in municipal coffers. They similarly do nothing to address the fundamental disconnect between building a sustainable, compact, transit-oriented and highly livable region, but are instead just another tool to facilitate sprawling growth into our ALR and surrounding greenfields.

We are fortunate in BC in that almost all of our electricity comes from sustainable sources, so electric cars do help reduce our greenhouse gas footprint, however we cannot separate the idea that moving 1000kg of metal and plastic around with you everywhere you go is simply inefficient. In places where less than 99% of the electricity is sustainably derived, the implications of a wholesale shift to electrics is daunting. Look at this diagram from the Lawrence Livermore National Laboratory:

LLNL
Yes, it is US data, but the narrative is applicable to most of Canada. If you take the 24.8 Quads of energy that is derived from petroleum and goes towards transportation, and shift it up to “electricity generation”, and suggest that we have pretty much tapped as much as we can from hydroelectric power, you will see we are going to need to build a lot of solar fields and windmills to power our transportation needs.

The way I see it, electric cars are a useful stopgap technology that can be useful in addressing some parts of our current climate crisis, but they are far from the panacea for sustainable transportation and communities.

However, my Mom-in-law lives on Saturna Island, where gas is expensive, electricity is cheap, and you never have to drive more than 20 km, but almost always need a truck. If someone built a plug-in hybrid small truck (think a Prius plug-in or Chevy Volt drivetrain under a small 4×4 pick-up), I would convince her to buy one tomorrow.

Divestment

I have been putting up boring council reports for so long, that I figure it is time to get back to a good old-fashioned NWimby-style rant here. It is about global warming, which I believe am convinced by the overwhelming scientific evidence is currently happening at a rate unprecedented in the last 2 million years, due directly to the accelerated introduction of fossil carbon into the atmosphere by human activities. If you are still in denial about this, you are either deluded or not paying attention, so before commenting here, please check your irrefutable factoid against this before trying to make your case.

That caveat on the old debate aside, we are not past the real debate about what to do about it. There is an argument that we should do nothing, but that is the deeply sociopathic side of the spectrum when we start to look at the seriously bad implications for the next generation of humans if we take that path (where do you plan to put 150 million Bangladeshis, not to mention 10 million Floridians?)

I also think there is a personal responsibility part – we (especially those of us in the rich industrialized world) need to take individual actions to address this real problem. We need to burn less fuel; we need support more sustainable farming practices; we need to stop buying so much disposable junk. But these individual actions will be meaningless without a coordinated government action, and societal shift to support those individual actions.

The Montreal Protocol was a good example of how this problem should have been addressed. Less than 15 years after the concept of ozone depletion by long-lived chlorofluorocarbons was proposed (and only a few years after that theoretical effect was demonstrated with a high level of certainty to be actually happening) the world’s governments took action, much to the protestations of DuPont and manufacturers of aerosol cans, and it worked. We have turned the corner on ozone depletion, DuPont still exists, as do aerosol cans. Industry adapted, society shifted, but it took government action.

However, those mid-80’s were simpler times. We had those socialist hippies Margaret Thatcher and Ronald Reagan running the free world like a commune, and Russia were our best friends yet. So world governments getting together to legislate an industry-constraining action to prevent life-altering damage to the earth’s atmosphere was a doable thing. Thirty years later, almost all of which have seen the world’s science community increasingly pleading for the world’s governments to do something about a slowly-emerging disaster, the progress on greenhouse gasses has been dismal. If we cannot count on the governments of the largest economies to fix the problem, we need to shift the economy.

A couple of years ago, the NWEP held a showing of the Bill McKibbon short film ”Do The Math” that made the case for fossil fuel divestment. If interested, I wrote a long piece about it at the time. The short version: investing in stranded hydrocarbon assets is a bad idea for long-term financial reasons, and for ethical reasons.

So back to the question of what we can do. As a municipal government we can shift to greener fleets and more efficient buildings, we can encourage energy efficiency in the community and in our corporate functions. We can encourage a form of development that results in lower GHG production: transit instead of freeways and compact, pedestrian-friendly mixed-use city centres instead of sprawling suburban expanses. We can even ineffectually express concerns about pipelines being built to facilitate the export of bitumen, and try to resist the expansion of thermal coal exports through our ports. But these will not be enough if we are continuing to fight the tide of an economy that does not serve our future.

The City can, however, divest from the companies that are pushing that unsustainable future. We can make the choice to not invest our money in the stranded assets that will, if dug out of the ground and burned, diminish the ability of the next generation to prosper. It isn’t just something we can do, it is something we should do.

So I moved the following at the June 22 Council Meeting:

WHEREAS: The City of New Westminster’s financial assets are invested with the Municipal Finance Authority, which includes pooled funds and direct investment in hydrocarbon extraction and pipeline operation companies;

WHEREAS: The City of New Westminster recognizes the global concern and risks of Anthropogenic Climate Change and has taken efforts to reduce the greenhouse gas impacts of its internal operations and in the community in general, and

WHEREAS: Investments in fossil fuel extraction carry numerous risks, including economic risk to market value of fossil fuel companies based on stranded assets through increased worldwide transition to renewable energy sources, including Canada’s own commitment to moving towards reduced GHG emissions and the G7 commitment to a carbon-free economy by the end of the Century;

THEREFORE BE IT RESOLVED: That New Westminster support ongoing efforts by communities and public institutions across Canada and North America to divest public investments from fossil-fuel related assets by calling upon the MFA to develop a plan to divest from these assets.

We are also not alone.

On Thursday, the City Council in Victoria will debating a motion to divest their assets from fossil fuels, and I suspect it is going to be successful.

As is typical these days, Canada is lagging behind the United States on this important environmental and social justice issue, as San Francisco, Seattle, Eugene, Boulder, an many other US Cities Seattle have already committed to fossil-fuel divestment.

Divestment does not have to be a sudden move to be effective. Although it represents less than 5% of our GDP, the oil and gas industry is still important to some regions of Canada, and we are going to be using hydrocarbons for the foreseeable future. However, if we agree that we need to continue to improve the quality of life of people on earth, we need to start the transition away from burning of coal, petroleum, and gas for our energy needs right away. We also need to give the industry, and the customers, a chance to adapt to the new reality, while easing the market forces into the right direction. A broadly-supported divestment strategy that rolls out over five or ten years will change the economics of the industry, and allows investment in alternatives, instead of continuing to invest in squeezing the last bit of prosperity out of last Century’s energy sources.

Bicycles

No secret around these parts – I like to ride bicycles more than most people.

The last couple of years, my mountain bike has been gathering dust as I spend much more time on the road, in no small part thanks to the guys of the Fraser River Fuggitivi – a rag-tag group of Sunday morning riders, some life-long cyclists, some new to the sport, some fast, some just trying to hang on. On a good day, the FRF can be a dozen riders; on some days we only have three or four; on rainy days we stay home. Them’s the Italian Rules.

This past weekend, for reasons that are more complicated than just the serious headwind we experienced on part of the ride, I was thinking about what riding a bicycle has taught me about society. Cycling is not just a social sport, it is a socialist sport. From the Pro Peloton to a local Sunday morning ride, we work together into the inevitable wind. The weaker riders protected by the efforts of the strongest, taking their pulls when they feel able, sitting back when they don’t. Rarely do we judge those who don’t take their pull, we know when you can pull, we know when you are hurting. By working together, we all go faster for less effort. There is nothing more socialist than that.

However (and here is the beautiful part), all that working together doesn’t mean there can’t be winners. Individually, few in the FRF could have pulled off our 80+km ride on a hot windy day with the average just a tick under 30km/h like we did on Sunday, but working together we got there and got home sooner. But not before we sprinted our lungs out to see who had the most left in the tank. @Gye_Incognito managed to ride the rest of us off his wheel in that flat-back slightly-too-big-gear style of his (last year’s FRF Sprint Champ @FlyingOakes was not present, and John of the Thundering Thighs is no longer with us, so we will have to put an asterisk next to this win). The sprint was fun as much as it hurt, and there is pride and respect earned for winning it, but none of us would have gotten there together to see it won without the several-hours effort we put in together, pulling together against the wind.

Over history, bicycles have been liberating and empowering, and they have been marketed, commercialized and commoditized. They were seen both as a symbol of Maoist communism, then as a roadblock to progress in post-Maoist communism. They were effectively driven off of the streets of our democratic urban areas to foster “free movement” of people and goods, and are now a symbol (arguably, THE symbol) of urban renewal across that same post-industrial capitalist world. Meanwhile, bicycles facilitate a sport that never shies away from its pure capitalist roots – Professional Cycling is a rolling consumer road show that grinds through its workers like a commodity, but where sacred symbols (including the most sacred of all – the Maillot Jaune) are just corporate branding exercises. Still, it is full of traditions that put the team before the individual: with winners who giving their cash awards to their teammates, a culture of Domestiques and Omerta and lead-out-trains and not attacking when your opponent is down.

Bicycles are about the most efficient human-powered machines ever invented, but they are also a powerful tool for society. They bring people together for common causes, and make society move forward more efficiently. You can’t help it: cycling makes you a socialist.

They also commonly remind me how out of shape I am. Thanks for the pulls, guys.

Council Meeting – April 27, 2015

The last council meeting of the month is usually a Public Hearing meeting, meaning we start a little early (6:00 instead of 7:00) and we provide Opportunities to be Heard on any pending Bylaws that, as per the Local Government Act require Public Hearings prior to adoption. This month, we had Public Hearings on two projects, one big and one small.

Bylaw 7740 – 318 and 328 Agnes Street

This is a pretty big rental-only development on a vacant lot at Agnes and Merrivale, which puts it kitty-corner to Qayqayt school, pretty much in the center of the City’s growing residential downtown. Two 6-story buildings, comprising 202 residential suites, all market rental. The developments will include a large number of family-sized suites (26 two-bedroom and 36 three-bedroom) and even the one-bedroom suites will be larger that is typically being built today.

The market is looking for this type of rental mix right now, and it supports the City’s Secured Market Rental housing policy, fits within the Downtown Community Plan and the OCP, and meets the objectives of the City’s burgeoning Family-Friendly housing policy. The City’s Advisory Planning commission and Design Panel both supported the development as proposed. Written correspondence on the project was, on balance, supportive.

I am happy to support this type of development in the downtown. My main concern with this property was how it integrates with the surrounding pedestrian infrastructure, seeing as it is locate immediately adjacent to Qayqayt, in a location where lots of people are going to be walking by (and indeed, through) the site every day. The townhouse-type street expression (where people enter their apartments from the front yard, not through the interior of the building) definitely increases the on-street livability and community connection of the building. With people facing the street, the “front yards” are activated, and pedestrians feel more comfortable. This is great, and a new direction for market-rental buildings.

In Public Hearing, we referred the Bylaw to the Council Meeting for Third Reading.

Bylaw 7710 – 223 Queens Ave.

This is a heritage home (1897) on a pretty typical 55 foot lot, with the exceptional depth of 206 feet. The plan is to subdivide the lot such that the back 85 feet of lot become a separate property, with a house that faces an alley that has already been re-classified as a Street and named “Gifford Place”, presumably as the adjacent properties performed similar subdivisions.

The public hearing raised a few concerns about this proposal. The immediate neighbor was concerned about windows staring into the windows of their house (they won’t), and about the grade separation impacting their land. The drawings were not obvious in how the basement suite of the new building would be accessed. After reviewing the drawings and clarifying with the applicant, the grade between properties would be flat, and the 3 foot slope-down is actually in the middle of the applicant property, which should keep it well away from having any effect on the neighbour’s fence. Another nearby neighbour did not like the position of the new property line, but shifting the new building forward on the lot to accommodate a change in property line would intrude onto Gifford Place in such a way that access would be challenging.

There are some concessions given in that this is a Heritage Preservation project. The preserved heritage home will have no off-street parking. Zero. That would never be allowed outside of a heritage conservation project. Simply put, you do not own the street in front of your home, so expecting it will always be available for parking is a bad idea. Secondly, Gifford Place itself is not much of a road, being narrow, with very small setbacks for the existing properties, and no sidewalks whatsoever. It has a name, and homes face it, but it really is not much more than an alley. This makes it a bit challenging for vehicles, but a covenant on the property will assure that there is always a “turn around” spot on the property for cars on the short stub that is Gifford Place to use. When this entire project is taken into account, both the heritage home and the new home will have secondary suites, which puts even a bigger pinch on the parking issues. However, the Advisory Planning Commission, the Queens Park Residents Association, and the Community Heritage Commission all supported the project.

In Public Hearing, we referred the Bylaw to the Council Meeting for Third Reading.

Bylaw 7711 – 223 Queens Ave

This is the Heritage Designation Bylaw for the project above. This makes the house a Designated Heritage Building

In Public Hearing, we referred the Bylaw to the Council Meeting for Third Reading.

After the Public Hearings, we resumed with our regular Council Meeting, including a couple of presentations:

We had a Moment of Silence to mark the National Day of Mourning for workers killed on the job. During my minute, I thought of my High School friend Johnny Hadikin, a guy with a great sense of humour, a penchant for hijinks, and a dream of flying planes, who died way, way too young in a sawmill accident at the age of 25.

We had a proclamation of Multiple Sclerosis Month – which is a good reminder of how Canada has by far the highest incidence of MS in the world, and how after all of these years, we really understand very little about the cause of MS, even when they are starting to find effective treatments to slow the onset.

It was also Public Rail Safety Week, which is rather apropos in a week with another train derailment, but the Week is about raising awareness around safe rail crossings and train/car/pedestrian interactions.

We also had a presentation on the Blue Dot Movement, which is seeking local, provincial, and federal support for the Right to a Clean Environment, which included this video:

I was happy to support this program, and it’s ideals. For those not in the room, here is a complete copy of the Declaration supported by Council:

Whereas New Westminster understands that people are part of the environment, and that a healthy environment is inextricably linked to the well-being of our community;

New Westminster finds and declares that:

1. All people have the right to live in a healthy environment, including:
The right to breathe clean air
The right to drink clean water
The right to consume safe food
The right to access nature
The right to know about pollutants and contaminants released into the local environment
The right to participate in decision-making that will affect the environment

2. New Westminster has the responsibility, within its jurisdiction, to respect, protect, fulfill and promote these rights.

3. New Westminster shall apply the precautionary principle: where threats of serious or irreversible damage to human health or the environment exist, New Westminster shall take cost effective measures to prevent the degradation of the environment and protect the health of its citizens. Lack of full scientific certainty shall not be viewed as sufficient reason for New Westminster to postpone such measures

4. New Westminster shall apply full cost accounting: when evaluating reasonably foreseeable costs of proposed actions and alternatives, New Westminster will consider costs to human health and the environment.

5. By Dec 31st 2015, New Westminster shall specify objectives, targets and timelines and actions New Westminster will take, within its jurisdiction, to fulfill residents’ right to a healthy environment, including priority actions to:
a. Ensure equitable distribution of environmental benefits and burdens within the municipality, preventing the development of pollution “hot spots”;
b. Ensure infrastructure and development projects protect the environment, including air quality;
c. Address climate change by reducing greenhouse gas emissions and implementing adaptation measures;
d. Responsibly increase density;
e. Prioritize walking, cycling and public transit as preferred modes of transportation;
f. Ensure adequate infrastructure for the provision of safe and accessible drinking water;
g. Promote the availability of safe foods;
h. Reduce solid waste and promote recycling and composting;
i. Establish and maintain accessible green spaces in all residential neighbourhoods.
New Westminster shall review the objectives, targets, timelines and actions every five (5) years, and evaluate progress towards fulfilling this declaration.
New Westminster shall consult with residents as part of this process.

6. New Westminster will call on the Province of British Columbia to enact a provincial environmental bill of rights to fulfill the right of every resident to live in a healthy environment by supporting favourable consideration of this matter at the Union of BC Municipalities 2015 Convention.

I also support this movement because of the history of the concept of the Pale Blue Dot, which you can read about here, and it should explain what that feature image at the top of this Blog post is. That’s earth, folks.

Finally, we had a presentation on the City’s Waterfront Vision, which you can watch on the video, or I will post about later.

We then dispensed with the Bylaws that were addressed in the earlier Public Hearings, where all three received Third Reading.

Then we had an Opportunity to be Heard on two Bylaws:

DVP 00587, 610 6th Street.

This Development Variance Permit was to modify the signs in front of the Royal City Centre. No-one appeared to speak on this, as the Variance was only to modify a small portion of the existing large signs, the sign was not getting bigger, it was just adding some words to existing panels, with no added lighting.

Council approved the variance, with Councillor Puchmayr opposed.

Bylaw 7739 2015 – closing a portion of Boyne Street

This Bylaw would officially close an unopened piece of Boyne Street so that it can be sold to the adjacent landowner to facilitate a development that has seen Third Reading. A few neighbors wanted to be heard on this, as they were concerned about how this closure would impact their access and an adjacent walkway. It appeared through the discussion that the neighbor’s concerns were addressed by the clarification provided by Staff.

Council Adopted the Bylaw, but not until further down the agenda.

And then onto recommendations from the Committee of the Whole:

Recruitment for Animal Shelter Taskforce

This taskforce is going to oversee the details of the design and planning of the new Animal Shelter on behalf of Council, and comprises members of Council, Staff, and the Public. Council approved the appointment of two Community members, Leona Green and former City Councillor Bob Osterman.

Seniors Advisory Committee

With one Community member not able to attend the Seniors Advisory Committee meetings, we pulled another volunteer in. This town seems to have a LOT of volunteers!

Proposed Amendment to Definition of Commercial School

Zoning Bylaws are sometimes strangely specific in regards to the type of business that can operate in a zone, and there are, more often than not, very good reasons for that specificity. However, our current definition of “Commercial School” does not reflect the current breadth of training that takes place in the increasing number of commercial schools, especially in the heath sector. This edit of the Zoning bylaw reflects this broader group of activities, so it better reflects the current mix of schools in the City, and some who may want to come here to set up shop if there is (as expected) a bit of a Health Care Cluster boom in Sapperton with the long-awaited and hopefully-anticipated not-yet-announced RCH expansion.

Council approved giving the Amendment First and Second Reading, and scheduling a Public Hearing. (see below)

Industrial Building with Caretaker Suite

A proponent wants to build an industrial building on a vacant piece of industrial-zoned land in the City, but wants to include a two bedroom caretaker suite, presumably for security reasons. Our current Zoning Bylaw prohibits Caretaker Suites, which is an uncommon (but not unique) practice in Greater Vancouver. This is the beginning of the Development Permit process, and there are many steps including committee review and public hearing. The Report was received for information.

Queens Park Neighbourhood Heritage Study

This is just an update on the good work being done by a group of engaged volunteers and City staff from the Queens Park Neighbourhood to look at strategies and opportunities to protect heritage assets in Queens Park better than we have been doing. This was just an update report, but it looks like a good set of principles are being developed, and we can expect some solid recommendations to come out of the group later in the year.

Parkade Demolition

I have said enough about this project, and don’t want to belabor the point. It is good to see that the initial budget estimates for the work were in line with the budgets that came back from the tender process. It is time to move forward.

2015 Tax Rates Bylaw

Coming out of the 5-Year Financial Plan, we now need to pass a Bylaw to support the tax increase required to support it. Council moved to send the Bylaw, which calls for a 2.42% increase in Property Taxes, to receive Three Readings. I have been blogging about taxes, and will cover increases (in Part 3, I suppose), so I will hold off on commenting too much now.

Uptown BIA Parcel Tax Bylaw

The businesses in Uptown New Westminster volunteered last year to form a Business Improvement Area, and collected fee from all businesses (based on the footage of storefront) to fund streetscape improvements and business promotion in the Uptown. The process to create a BIA is described in Section 215 of the Community Charter, and it is important to note that municipal taxpayers outside of the BIA do not contribute at all the BIA. The BIA is 100% self-funded by the member businesses, but many of the benefits that come from the BIA, especially streetscape improvements, benefit all of the community.

Council approved sending this Bylaw to three readings.

Downtown BIA Parcel Tax Bylaws

Same story, but Downtown this time, and as there are two Downtown BIAs covering slightly different areas, there are two Bylaws, both of which Council sent for three readings.

European Chafer Management

It has been, by most reports, a bad year for the European Chafer beetle. Actually, a good year for them, but a bad year for the lawns impacted by them. This is a pest that kills grass lawns with a particular combination shot: the grub stage gets fat eating the roots, then the juicy grubs attract crows, skunks, and raccoons, which tear up the weakened turf to get at them.

If a green grass yard is important to you, then you can apply a natural biological agent to help beat the chafers back. Nematodes are microscopic worm-like bugs, of which there are thousands of species living in pretty much every media on earth, from the sea to the soil to your skin, but a particular species likes to infect and kill chafer grubs. The good part of this application is that the nematodes reproduce inside the grubs, so if you apply them successfully, they should pretty much keep killing grubs until the food source is exhausted, or at least for the full season.

The problem is they are a little expensive, and you need to take some care in how you apply them. The City will help you, though, by subsidizing your purchase of nematodes from local garden suppliers. Besides being a good service to the community, this helps the City out by controlling the spread of the bugs, so we are less likely to have to control them on boulevards and playing fields.

So if there are signs of grubs on your yard, or on your neighbour’s yard, come to City hall, get coupon, go buy some nematodes in July, and kill the nasty bastards while putting a skunk off his dinner.

Correspondence

We received mail, which we received for information, but required no specific action

Then we went through adoption and/or readings of a raft of Bylaws.

7739 2015 – Boyne Street Closure

Adopted. This is now the Law of the Land.

HRA for 708 Cumberland

Adopted. This is now Law of the Land.

Bylaw 7744 2015 regarding Council Procedures for Open Delegations

Adopted. This is now Law of the Land.

Bylaw 7747 2015 – 5-year Financial Plan

Adopted. This is now Law of the Land.

Three BIA Parcel Tax Bylaws

All received 3 readings. I count that as 9 readings total. It was exhausting.

Tax Rate Bylaw 7751 2015

Received Three Readings.

Zoning Amendment Bylaw 7756 2015

This passed two readings, and a Public Hearing will be held on May 25th. C’mon out and tell us what you think.

And we were done a night’s work.