This article is a detailed follow-up to two previous articles about seriously deficient record keeping by the City of Vancouver’s Real Estate Services department. Big bucks are involved, and the implications are significant. See bottom of this article for background/links to previous coverage.
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City Manager Paul Mochrie, in a September 26th 2023 email, committed to sending a “substantive response” after he had followed up with his team regarding the Real Estate department’s lack of any records whatsoever related to its very important spreadsheet of False Creek South development statistics, and its related $100,000 contract with Coriolis Consulting. After over 6 months, Mochrie has not sent that “substantive response” yet and it seems doubtful that he actually intends to do so, given his total lack of response to a follow-up enquiry of December 15th 2023. This is especially surprising since the Real Estate department is managed out of Mochrie’s own office, reporting directly to Deputy City Manager Armin Amrolia.
Nor has any member of Council responded, although they were all copied on the original complaint and follow-up.
The Mysterious Spreadsheet
Real Estate Services cannot locate any records at all related to its spreadsheet “FCS – Parcel Info Summary sheet.xlsx”. This is a table of statistics for False Creek South (FCS) leasehold properties, which is unattributed and undated. City staff apparently have no idea of the origin of the floor areas in this spreadsheet. And yet these floor areas were used in 2022 as the basis for the calculation of lease extension prices totaling $110 million for False Creek South leaseholders.
Above: The mysterious spreadsheet (FCS – Parcel Info Summary sheet.xlsx). Unattributed, undated. No one knows the source of the numbers.
The net floor areas (“Residential Units” column) for some of the stratas are incorrect, apparently including balcony and patio areas which should be excluded, and are not included in the floor areas for the other stratas. The spreadsheet also includes purported “Common Areas” for all the stratas which include apartments. These are all fictious floor area figures. Regardless of the proportion of apartments vs townhouses and the actual common floor area in a strata, these figures are simply 15% of the net area of the strata – but this is not disclosed. These were added to the “Residential Units” column to produce the “Total Residential” column. These were therefore also fictious floor areas, but City staff initially made an aggressive but unsuccessful attempt to use them (contrary to previous understanding) to calculate land values and lease extension prices.
The meeting resulted in a media release: “TransLink’s 2024 Investment Plan to address critical overcrowding approved. Work now underway for long-term Investment Plan in 2025.” Link here.
For the full 2024 investment plan, see the link here.
In response, below is some material and commentary provided by long-time transit advocate and critic Nathan Davidowicz. One of his main points is that consultation required by legislation has not been done.
Municipal councils, the Metro Vancouver regional district, the government, trade unions, and the general public, were not properly consulted. See the summary of consultation on pages 45 to 48 . Very few comments were received during the short time period of March 22 to April 5, 2024.
The TransLink report wrongly mentions on page 58 that there was support from the Capilano Students’ Union (CSU). On March 27, 2024 the CSU presented a brief requesting a return of pre-COVID bus services to CapU. See the video (at 17 minutes 45 seconds) https://www.youtube.com/watch?v=K1uLbjuYLl4&t=1093s
TransLink operates differently than municipal councils, which are only allowed to approve new budgets and new fees once for one year at a time. Will the BC government impose conditions like they did in 2020 with Minister Selina Robinson? (See Georgia Straight articles from 2021 and 2022 below.)
The BC government provided TransLink with large amounts of money in 2023 and 2024, without any conditions attached.
The South Coast British Columbia Transportation Authority (SCBCTA) Act replaced the Greater Vancouver Transportation Act in 2008 (https://www.bclaws.gov.bc.ca/civix/document/id/complete/statreg/98030_01). According to Davidowicz, many decisions by TransLink and its two Boards are done without the proper consultation required by the SCBCTA (see Division 3 excerpt at bottom of this post).
The plan allows for massive density without increased protections for below-market rentals
The Urbanarium’s “Missing Middle” competition winner is an example of an innovative smaller-scale form of development that delivers high density without land assemblyUrbanarium Missing Middle Competition/Haeccity Studio Architecture
Opinion: Flawed Broadway Plan prioritizes density—not affordability The plan allows for massive density without increased protections for below-market rentals Business in Vancouver 2-Apr-2024 Scot Hein and Arny Wise
Vancouver’s former chief planner Larry Beasley said the Broadway Plan ticks all the right technical-planning boxes, including transit-oriented development (TOD) to support the Broadway subway, and higher densities to increase the supply of housing. But it neglects the public’s need for neighbourliness, community visioning and housing that is affordable for middle incomes.
Vancouver has the planning tools it needs to deliver those important improvements, but it’s not using them. Instead, the plan has invited rapid land speculation—evidenced by the proliferation of rezoning signs proposing towers to replace older buildings that are already delivering affordable housing.
More and more industry experts and economists are reaching the conclusion that increased densification alone will not result in more affordability. It will, in fact, do the opposite by driving land prices higher, and it will be the end purchaser or renter who ultimately pays.
For example, a 1970 three-storey building in Kitsilano with 35 affordable rental units was assessed at $14.5 million as an income property before the Broadway Plan. Immediately after the introduction of the plan, the building sold for $26 million as a development property. The owner applied for a 20-storey tower with 182 rental units, 20 per cent of which (the same 35) would be affordable “below-market” units.
If approved by city council, no additional affordable rental homes will result from this massive change to the already-dense neighbourhood’s character.
Real estate developer Michael Geller has called for a moratorium on these proposals.
“We’re beginning to realize that there was a mistake,” he said.
Change is inevitable for an evolving city, but in the midst of a housing crisis, change must lead to more affordability, while reinforcing the city’s liveability—its greatest asset.
Above: Promotional logo for 29th Annual International Noise Awareness Day, April 24, 2024. Hashtags #INAD2024 #NoiseHurts #InternationalNoiseAwarenessDay
First, a shoutout. Today, April 24, 2024, is International Noise Awareness Day! Then, further below, a follow-up report by Elvira Lount on Vancouver City Council’s discussion on the Vancouver Noise By-law yesterday, plus follow-up. For ongoing updates in the future, see the CityHallWatch Vancouver Noise Task Force webpage.
International Noise Awareness Day (INAD) was established by the Center for Hearing and Communication (CHC) to raise awareness about the harmful effects of noise on hearing, health and quality of life. Since its inception in 1996, INAD has grown to include participants in every state in the USA, as well as groups in countries on virtually every continent around the globe.
Participants celebrate by planning activities in their local communities that address their most urgent noise issues…Why do we care so much about unwanted noise? In the short term, noise causes stress (a well-established fact), and stress is hazardous to our health. In the long term, noise causes hearing loss—and hearing loss itself is detrimental to our health and well-being. A growing body of research links hearing loss with social isolation, depression, an increased risk of falls, and even the onset of Alzheimer’s Disease and other dementias.
There’s so much to gain by working together to create a quieter more peaceful world. Our health depends on it!
Links and resources:
Right to Quiet Society: quiet.org (Tip: They are based in Vancouver, have a multi-decade track record, and the website is full of useful resources.)
International Noise Awareness Day (INAD): https://noiseawareness.org/ (see especially the sources on the “Noise Hurts” menu – impacts on hearing, health, and quality of life)
“Applauding International Noise Awareness Day (INAD) 2024″ – a message by Arline L. Bronzaft, PhD, Professor Emerita, City University of New York. Excerpt – Despite stronger literature in 2024 linking noise to hearing loss and adverse mental and physical health effects, New Yorkers, like citizens worldwide, are still calling out for stronger legislation to combat noise, as well as asking for stronger reinforcement of existing noise bylaws. On a positive note, there are public officials internationally who are responding positively to requests for stronger anti-noise regulations… I am pleased that there has been a definite increase in the voices asking for a quieter environment. There has also been the growth of organizations dedicated to combating noise pollution… https://www.chchearing.org/post/inad-message-arline-bronzaft-2024
Center for Hearing and Communication (New York and Ft Lauderdale): https://www.chchearing.org/ (see especially the resources page)
A selection of the excellent feedback can be found here, including from Jan Mayes – (retired audiologist); Elvira Lount – Noise bylaw, and letter on West End Waterfront project; Dr. David Sadoway BES, MRM, PhD, Right to Quiet Society – Director At Large; Faculty-Instructor Kwantlen Polytechnic University (Department of Geography and the Environment / Policy Studies) with input from Arline Bronzaft, and Dr. Saul Pilar.
On April 24, 2024, Vancouver City Council will be reviewing a staff report regarding proposed amendments to the Vancouver Noise Control By-law. The meeting agenda, report, video link and link to write Council is here (agenda item #4 – https://council.vancouver.ca/20240423/regu20240423ag.htm). The staff report was released on April 17, for a presentation to council just days later. Within five days, several experts and the public quickly reviewed the content and have written to Council. Below we share, with permission, a number of letter that were sent to Council. More will be added. Time is short, so we post this now, but as time permits we will fill in more details. For more background please also see our Vancouver Noise Task Force web page (https://cityhallwatch.wordpress.com/special-topics/noise-task-force/).
Jan Mayes – (retired audiologist)
Elvira Lount – Noise bylaw, and letter on West End Waterfront project
Dr. David Sadoway BES, MRM, PhD, Right to Quiet Society – Director At Large, Faculty-Instructor Kwantlen Polytechnic University (Department of Geography and the Environment / Policy Studies). With input from Arline Bronzaft
Vancouver City Council will discuss a report recommending a Response to New Provincial Legislation: Bills 44, 46 and 47 (Map on right shows Transit-Oriented Catchment Areas around Skytrain stations and Bus Loops)
There are only two meetings of Council for the upcoming week, on April 23rd and 24th, as the Public Hearing was cancelled. There’s also a Park Board meeting for Monday, April 22nd that includes the Imagine West End Waterfront Parks, Beaches and Transportation report as well as an update to the Stanley Park Mobility Study (see our previous post here).
Unlike some of the other municipalities in Metro Vancouver, there has been no public consultation whatsoever on Vancouver’s response to Bills 44, 46 and 47. The province is mandating that a few of bylaws for Transit-Orientated Areas (TOAs) must be adopted by June 30, 2024. This would include work to designate remaining zones around Skytrain Stations and Bus Loops (Dunbar and Kootenay) that were not defined by the Provincial government last year (20 out of 29 TOAs are already designated). Other measures would be to eliminate minimum off-street parking for new developments in the TOAs. See our previous post on TOD zones defined by the Province on December 8, 2023.
There’s a map in the report (reproduced at the top) that shows circles centred around Skytrain Stations and Bus Loops. The circles represent minimum designations for 5 FSR and 20 storeys in height within 200m of a Skytrain Station, 4 FSR and 12 storeys for residential properties 200m to 400m and finally for 400m to 800m, 3 FSR and 8 storeys. The circles do not show exempt areas such as Industrial Zones or designated heritage. The Kootenay and Dunbar Bus Loops designations would set 12-storey and 4 FSR minimums for residential properties within 200 metres of the loop, along with 8 storey and 3 FSR minimums for properties located 200m to 400m. While property owners are free to build below the prescribed minimums, the allowed outright zoning would be set at the minimum values set by the Province in these TOAs.
Zoning bylaws in some zones such as RT-7, RT-9 (duplex zones) and FSD would also need to be updated for Small Scale Multi-Unit Housing (SSMUH); however, the R1-1 zone will not need any changes. A minimum of 6 units on a lot would be required for residential properties within 400m of a bus stop with frequent service (buses running once every 15 minutes). Staff are also looking at turning the Vancouver Plan into an Official Development Plan (ODP) for 2026. There are a number of other changes for 2025 and 2026 that would include modifying the Broadway Plan, Grandview-Woodland Community Plan and the Joyce-Collingwood Station Precinct Plan (and completing the Renfrew & Rupert Station plan). There is a new Amenity Cost Charge (ACC) framework (the use of Community Amenity Contributions or CACs will continue to be allowed). The word “consultation” does not appear once in the staff report and speakers to the item are not being allowed (however, it is still possible to write to Council). Speakers to other items, such as the noise bylaw report, are allowed though.
A total of 5 referral reports are on the agenda, including a Broadway Plan rezoning on the former MEC site at 130-150 West Broadway and 2520 Columbia Street. A revised proposal has a 28-storey and a 21-storey tower with podium, 8.46 FSR. Tower heights were reduced so it would not shade Jonathan Rogers Park during designated solar protection times between the spring and fall equinox.
There’s a contract award being considered worth $33.7 million for a Microsoft Enterprise Agreement. It’s curious to see that there is no consideration being given to using a free and open source operating system like Linux for the majority of the City’s software needs. For general work, LibreOffice is an effective alternative to Microsoft Office, while popular web browsers like Chrome and Firefox are also available on Linux. The vast majority of internet servers (96.3%) run Linux and Linux also powers Android phones. There are also significant costs to deploying Windows 11 on older workstations, as the entire computer would need to be replaced (while Linux continues to run fine on older hardware). Some flavours of Linux (such as Ubuntu 24.04 LTS) have 5 years of free support and security patches. It appears that the Chief Procurement Officer would prefer to award large contracts to proprietary software providers when there are open source alternatives available.
Property tax exemptions for 2023. This included an exempt value of $43.4 billion.
Above: Cover image of TransLink’s 2023 Bus Speed and Reliability Report” (April 2024)
[Updated with maps at bottom]
Planning processes need to reconsider the role of transit Transit should serve transportation needs, not drive development, while growth should be planned for based on community context and local infrastructure capacity.
By Elizabeth Murphy
Current city, regional and provincial planning processes are focused almost solely centred on growth around transit, without proper planning that considers all aspects of community context and local infrastructure. This process has been expanded by the province dictating one-size-fits-all policies by transferring land use authority from municipalities to the province with the recent BC Bills 44, 46 and 47 last fall and further current bills [Bill 18 amends Vancouver Charter] this spring.
Now TransLink is proposing to redefine some existing transit routes so they are included in the network that requires more development under provincial legislation.
The Frequent Transit Network (FTN) is the bus service network that current development policies are tied to. The FTN is defined in the glossary of the “2023 Bus Speed and Reliability Report” (TransLink, April 2024, view online here) as the focus of the new TransLink Bus Speed and Reliability Program (BSR Program). This report is about expanding the Frequent Transit Network (FTN).
However, the Frequent Transit Network is being expanded not by adding new transit routes, but by increasing the speed of existing local bus routes so they qualify to be counted in the Frequent Transit Network. The main way they do this is by removing bus stops, so the bus stops are farther apart, which reduces stopping and therefore reduces travel times. This could actually reduce rather than improve access to transit for local communities, and is likely more about allowing increased development than about improving transportation.
Above: City of Vancouver logo for noise by-law review.
Vancouver City Council will receive a report from city staff on Tuesday, April 23, 2024 entitled “Item 4 – Noise Control By-Law Review – Phase One. Concerned citizens may download the report and write to council at this link https://council.vancouver.ca/20240423/regu20240423ag.htm
Below is a letter two Vancouver citizens well-versed in the city’s noise policies and issues have written to Council for this upcoming meeting. We share it here with permission.
In May 2023, CityHallWatch sponsored a webinar on urban noise in the context of the Vancouver’s review of the noise bylaw, and this month we launched the CHW Vancouver Noise Task Force. Please see this page for more info: https://cityhallwatch.wordpress.com/special-topics/noise-task-force/
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Vancouver Noise Control By-law
I responding to the invitation to comment on the Council Bylaw to be brought to Council on Tuesday, April 23, 2024.
I have read the proposed By-law on noise control.
In my opinion, I believe there are some serious deficiencies in the By-law scope and enforcement.
According to the cumulative research, acoustic noise harms individuals and animals. As this proposed By-law is scheduled and debated, it is a fitting coincidence that the Vancouver Sun, has published an article on April 19, 2024, “Silent Trails” which outlines that “there is evidence that noise pollution can have a negative impact on health and increase the risk of hypertension.” As a result of the harm, the proponents advocate for healthy nature environments. [‘Silent trails’ coming to Metro Vancouver parks in pilot project Silent trails may be a new designation in Metro Vancouver regional parks to create spaces for the restorative practice of forest bathing – online link here]
The article refers to Gordon Hempton, an acoustic ecologist, who states that “silence is an endangered species.” The article on Silent Trails refers specifically to noise in parks. It is a good beginning—but only a beginning. Much more needs to be done to enforce noise control in the whole city.
Vancouver Council has presented itself as a body that cares about Vancouver’s “peaceful enjoyment of the city”, health and environmental well-being. The Vancouver Charter states that Council should regulate noises or sounds that “disturb, or tend to disturb, the quiet, peace, rest, enjoyment, comfort or convenience of the neighbourhood, or of persons in the vicinity.”
Yet, their proposed By-law shows little regard for the steps that need to be taken to promote this espoused value of a healthy city. The emphasis of the By-law seems to be on creating a band-aid solution for a limited number of known noise irritants, such as construction, large entertainment performances, outdoor events, landscaping equipment, barking dogs, etc.
While a “vibrant arts and culture environment” is necessary and desirable for a city to thrive, specific action needs to be taken to understand the complementary need for noise control for those citizens who are in the proximity of the noise and those who cannot, for a variety of reasons, move away from the noise.
The following deficiencies need attention:
Decibel levels are not the only criteria that should used to determine acceptable or unacceptable noise irritants. For example, even though a constant “boom boom” base amplification may satisfy a decibel level, the noise intrusion may still be a serious irritant and hazard to good health. Consider retail staff inside a grocery store who have no control over the booming music coming from overhead speakers all day long. Or waiters in restaurants, who need to work in a hazardous noise environment for many hours.
Up until now, so-called “quiet beaches” have regular and chronic intrusions of illegal noise events from individuals with amplified music, that have no legal authority for the performance. Where is the authority to enforce any of these incidents?
Also, sports events, such as volleyball tournaments on so-called quiet beaches, have amplified music that harms not only the spectators and neighbours, but the athletes themselves. Research has indicated that levels of amplification can have even more harmful effects on people undertaking simultaneous vigorous exercise. This harm is especially concerning on younger people who are usually the athletes at these tournaments (check American Academy of Pediatrics website: http://www.healthychildren.org)
Consider the fact that Vancouver is a city bounded by many bodies of water. Water amplifies “boom boom” noise across the bay. Consider that high rises are echo chambers for amplified noise that keeps people indoors when they should be able to enjoy their balconies for a breath of fresh air. This intrusion was particularly difficult during the Covid restrictions for homebound seniors that were trapped inside their hot apartments because the reverberating “boom boom” noise levels were so high on the so-called “quiet” beaches in their neighbourhood that they couldn’t go outside. There was no enforcement at so-called “quiet beaches” such as Sunset Beach.
“Day time” or “night time” definitions appear to ignore the needs of a large number of Vancouver citizens who work shifts. When are they supposed to get a restful sleep?
Enforcement: The proposed By-law states that “There are no financial implications requiring Council’s consideration”. Enforcement now is almost non-existent. How can there be enforcement if no financial resources are committed to enforcement?
The Park Board Meeting scheduled forMonday, April 22nd includes several items of great interest, including the staff report called Image West End Waterfront Parks, Beaches and Transportation. This document includes concepts such as adding two artificial islands to English Bay, a host of measures for mitigating sea level rise and it would be spread over 7 phases. It’s essentially a new Masterplan for English Bay and Sunset Beach. The total costs of the proposal are not clearly indicated. The report is fairly light on the transportation aspect, especially with public transportation. As this item is on the Committee Meeting part of the agenda, speakers can sign up.
There’s a Stanley Park Mobility Study at the Regular Meeting (no speakers, but you can still correspond with the Commissioners). This report is not yet posted and it might only be introduced at the meeting. There is also a member’s motion for Improving and Expanding Disc Golf at Vancouver Parks.
There is the possibility that all items might not conclude on Monday night. Generally Park Board tends to reconvene on the Tuesday evening on the following day to complete unfinished business.
Stanley Park, January 22, 2022. Cyclists, pedestrians and motorists.
Stanley Park slow moving horse-drawn carriage
For reference, the meeting agenda is reproduced below: Continue reading →
CityHallWatch: Tools to engage in Vancouver city decisions 