Design & Development
December 5, 2019

Equity Perspectives no. 1: Vancouver Granville Bridge Connector & Mobility Equity Workshop

Last week, the City of Vancouver hosted a free public workshop on the Granville Bridge Connector project.

Currently, there are six design options being considered, with hopes of bringing forward a preferred design to council in early 2020. In theory, feedback from public engagement and workshops will be used to inform the selection of a preferred design.

In an effort to apply a lens of equity to this project, the city organized a Mobility Equity workshop, facilitated by the ever-insightful Jay Pitter.

To kick-start the workshop, Jay offered insight into what equity is, what equity can look like, and how that relates to transportation. Key takeaways:

Streets are contested spaces. Streets have been designed or re-designed for the efficient and high-speed movement of vehicles, often at the expense of people. As a result, aspects pertaining to safety, both physical and social (e.g. personal security), are often an issue.

This begs the question: to what extent has efficiency been prioritized over safety and security? To what extent do women, elderly, LGBTQ, visible minority and immigrant groups (among others) feel safe and secure on our streets? To what extent have such groups been overlooked in planning and design?

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December 3, 2019

Goodman, Vancouver’s pre-eminent seller of small (and some large) apartment blocks, has raised the alert about a Council motion that emerged from the Rental Incentives Review. The gate-worthy motion instructs staff “to prepare a report for consideration for referral to public hearing” that would extend rental replacement requirements.

…. older commercial properties with three or more rental apartments will be bound by rate-of-change regulations and will have to replace those rental apartments upon redevelopment, including redevelopment to four-storey condos.

A few observations.

If you’re in the hysteria business, don’t -gate your issue.  Overuse, like inflated currency, lessens value.

Goodman maintains that this move, if enacted, would “reduce the residual land value of these commercial properties.  (This) amounts to a downzoning.”  Leaving aside whether that is technically a downzoning, the conclusion is nonetheless “that if you own a C-2 zoned site in Vancouver, your property is on its way to devaluation.”

That, however, doesn’t necessarily mean the price will drop commensurately.  It may mean that owners over time won’t get as much a return as they might have otherwise.

It may also mean that these regulations kill off re-development and new rental housing along arterials and in some commercial zones.  But it’s hard to get as excited about something that may not happen as it is to protest the loss of existing rental stock.

It’s also hard for those who have seen a spectacular rise in their asset value to receive sympathy if the rise in the worth of their property is consequently less spectacular.  Sympathy tends to go to those downstream who pay the increased rents from the spectacular rise.

It’s surprising that the rental replacement policy isn’t already in place for apartments along commercial strips.  If Burnaby had had that requirement for its rental stock south of Metrotown, Derek Corrigan might still be mayor. In the current political climate (elections have consequences), it will be hard to persuade the Vancouver council that they shouldn’t take action to protect the rental housing stock.

However, Goodman does possibly raise something gate-worthy at the end of the missive:

“The 5th bullet says to direct staff to report back on:

“The possibility of using zoning similar to the DEOD (Downtown East Side-Oppenheimer) zoning (60% social housing and 40% rental for anything above 1 FSR) to depress land prices so it will be cheaper to buy for non-market housing.”

Gee, I wonder which councillor moved that motion.  Announcing that the intent of your policy is to sterilize land values so you can pick it up cheap won’t go down well in in the business community, or in the courts.

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In addition to my role as a new Price Tags contributor (thanks all for reading!), I have an academic and professional background in transportation, social equity, and the environment, and currently specialize in planning for transport equity, with an emphasis on walking and cycling.

Invariably tied to this are important considerations that relate to transport, such as land use and development (commercial and residential), climate change, displacement, gentrification, and (of course), the needs and wants of actual people.

Thus, when planning for transport equity, it is about more than just finding ways to engineer our way from point A to B. It is about finding ways to create safe, secure, inclusive, and environmentally sustainable places (yes! streets are places!) that improve mobility and accessibility fairly, and assist people in their ability to participate and flourish in socio-economic life.

With equity emerging as a hot topic, I often hear the question: “what is equity?”  and, depending on the context, “how can it be achieved?”. In reality, equity can be defined in many ways, and there are also many ways one can work to achieve it.

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Burnaby at Brentwood has gone full urban.

This is the Lougheed Highway at Willingdon – one the signature crossroads of our region.  On the right, a massive mixed-use development called (awful name) Amazing Brentwood.

Ian Wasson at Burnaby City Hall gave me a heads-up:  Brentwood was ready for a walk-through.  And easy to get to – seamlessly connected to one of the most beautiful SkyTrain stations in the region.

At the same time Brentwood Mall was under redevelopment, the City rebuilt Lougheed into more of a complete street.  There are at least four modes of movement integrated but separate, with great materials, thoughtful landscaping and exciting urbanism in three dimensions.

We’ll explore Brentwood this week.  But here’s the judgment:

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When Councillors consider this report on November 26 – Rental Incentives Review Phase II – “to create new zoning districts for residential rental tenure, for use in ‘off-the-shelf’ rezonings for RS and RT zoned sites in low density transition areas that are on and near arterial roads and close to parks, schools and shopping areas”, they will:

(1) Instruct staff “to prepare the amending by-law.”

(2) Refer it to the City-wide Planning process.

(3) Other.

 

Sun reporter Dan Fumano reports:

Another change would allow four-storey rental apartment or townhouse buildings in “low-density transition areas” — defined as residential blocks within 150 metres from an arterial street. Some Vancouver neighbourhoods, such as Kitsilano and Mount Pleasant, already include many such buildings off of arterial streets. But the proposed change would open up many more parts of Vancouver to these buildings, including much of the less-dense southern half of the city, on both the east and west sides.

Asked if he expects some homeowners and neighbourhood associations might object to apartment buildings on side streets, Stewart said: “I think it’s something to digest. But all of us on council say we’re in the middle of a housing crisis, and if you’re in a crisis, you have to do something new.”

 

 

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Last week I attended the International Road Safety Symposium that was hosted by UBC’s Integrated Safety and Advanced Mobility Bureau as well as by the B.C. Centre for Disease Control. This team brought in practitioners from Australia and the Netherlands, where policy work and research mirrors or is ahead of our local policy. A mix of physicians,  police officers , engineers and consultants presented and debated current issues and trends in road safety and active transportation, providing a very thoughtful discussion on how to make streets and roads safer for all users.

Speaker Dr. Fred Wegman is an emeritus professor of traffic safety at Delft University of Technology and is the individual credited with the development of the “safe systems” approach, “based on the principle that our life and health should not be compromised by our need to travel. No level of death or serious injury is acceptable in our road transport network.”

It was Fred  that described the tremendous gains in the Netherlands where there has been a 49 percent reduction in fatalities/serious injuries with the safe systems approach. He also noted the importance of reducing speed as a basic tenet for safety, and that politically elected officials would not be reducing speed to save lives, but would be doing it for basic sustainability reasons. And tied into a greener, cleaner environment and the future, such speed reductions would be accepted nationally.

We didn’t need to wait long to hear the result of Fred’s prediction. The BBC News has just reported that  in 2020 “the daytime speed limit on Dutch roads is to be cut to 100km/h (62mph) in a bid to tackle a nitrogen oxide pollution crisis” 

This information is still confidential, but the disclosed report suggests that the current speed limit of up to 130 km/h would be allowed only in  the night hours.

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If you’ve been following the plans by the Squamish nation to build 6000 units of housing near the Burrard Bridge, you’ll appreciate the sheer bravado of the local Tsleil-Waututh Nation.

Instead of waiting years for a District of North Vancouver council to finally approve a significant housing development, they’ve applied to the federal government to add the 45 hectares of the target property to their reserve lands. This would mean they could proceed without council approval.

Or, as one grouch on Twitter described it:

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This week the municipal council of the District of North Vancouver voted to prohibit the keeping of pigeons in the District.  Or, more specifically, they voted to prohibit the keeping of pigeons by one resident.

Even that wouldn’t have particularly bothered me, except that the homeowner in question, Kulwant Dulay, happens to live next to the sole person complaining to the District about his pigeons – District council member Betty Forbes.

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As reported by Sandor Gayarmati in the Delta Optimist and obvious to anyone following Delta Council, there’s been growing disagreement  between the Mayor of Delta, George Harvie, and  Delta Councillor Lois Jackson, who was Mayor of Delta from 1999 to 2018 and actually started serving on Delta Council in 1972.

The Delta council dynamics are daunting~Mr. Harvie was formerly Delta’s city manager from 2002 to 2018, and of course was hired by Mayor Jackson’s council.  When Mr. Harvie retired from his city manager job and then ran for Mayor, Ms. Jackson ran as a councillor on his campaign slate, saying she was going to act as an “elder” and also be Mr. Harvie’s guide on the side.

Municipalities unlike the Provincial and Federal governments still do not have a great deal of financial oversight, and that can be seen in the annual junkets to Ottawa and to Eastern Canada taken by Ms. Jackson, and last year by Mr. Harvie. In 2018 Lois Jackson’s contingent spent $40,000 for a few days in Ottawa and a few in Quebec, in part to plead for the Massey Bridge. Her Council also ponied up for Ms Jackson to go to Scotland to attend a bagpipe tattoo, as well as arranged remuneration for people leaving Council based upon years worked.

Former City Manager now Mayor Harvie went to Ottawa in the spring of this year  for four days at a cost of $20,000 taxpayer dollars  to deal with stuff that really could be dealt provincially and  locally by the Province or local Member of Parliament.

Harvie also hired his friend Param Grewal who ran unsuccessfully for a Delta city council position on the same slate as Mayor George Harvie. Mr. Grewal is the “Director of Public Engagement and Intergovernmental Affairs” on  a six figure salary with no public posting of the position.

Harvie and Jackson appeared to be kindred spirits, so it was a surprise when Lois Jackson was booted off the Metro Vancouver board by Mayor Harvie right before the crucial vote last week for the Massey Immersive Tunnel approval.

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In September, Michael Anderson, senior researcher with Sightline Institute (Cascadia’s sustainability think tank), and Kiel Johnson, founder and operator of Portland’s Go By Bike (North America’s largest bike valet) visited Vancouver as part of a two-family touring holiday.

Anderson and Johnson rented a van to get to Vancouver because, well, kids and stuff. Plus, it was much cheaper and faster than the train. Whatever to do about that?

Gord invited the duo to write about their trip, and they did — in dialogue form.

Says Anderson: “I think we could have gone on for pages about things we saw and thought about the city, but Kiel rightly suggested keeping it pretty narrow.”

First impressions about Vancouver? How is Portland doing for cycling? What were the disappointments?

(Canadian spellings added for clarity.)

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