COP28 part 2

In my last post, I wrote about how New Westminster was invited to COP28, and what the landscape of COP28 looked like. In this post I am going to write about the role of Local Governments at the event, and detail the Local Climate Action Summit that opened the conference.

The invitation came from ICLEI, which was the key coordinator of the LGMA (“Local Governments and Municipal Authorities”) Constituency to the UNFCCC. They worked with two other organizations, C40 Cities (who managed the travel logistics of Mayors and senior staff from more than 100 cities around the globe) and the Global Covenant of Mayors for Climate and Energy. This is already a long series of posts, so best to follow the links if you want to know who those organizations are and why they exist.

The goal of the LGMA is to influence the UNFCCC negotiations, empowered by the preamble of the 2015 Paris Agreement, which calls on all levels of government to work together, and the Multilevel Action Roadmap put together in 2019. As a Constituency, we put forward a COP28 Position Paper (link here) with a 10-point Call to Action that is delivered to the national level government negotiating teams. The hope is (as is spelled out in their mandate) that these Calls to Action will be integrated into the deal that is struck by the end of COP28. This Paper and an accompanying Open Letter (link here) is delivered through a Ministerial Meeting, but before that, we had a conference to attend.

For us Local Government types, the first part of the COP28 program was a two-day conference-within-a-conference called the Local Climate Action Summit (“LCAS”). This was held in several sites within the COP28 Blue zone, but focused on a pavilion called the LCAS Hub. The LCAS was hosted by the COP28 Presidency, as a part of the commitment the UNFCCC has made since the preamble to the 2015 Paris Agreement to include all levels of government in addressing climate change. COP28 represented the first ever LCAS, and it was opened by the COP28 President Dr. Sultan bin Ahmed Al Jaber, by the Secretary General of the United Nations Antonio Guterres, and the Chair of the Board of the C40 Cities (and former Mayor of New York) Michael Bloomberg.

The attendees of the LCAS were Mayors and senior Climate Action staff from several hundred cities around the world. There were local governments from every continent, ranging in size from megacities like Rio De Janerio to small cities like Yellowknife. There were perhaps a half dozen from Canada, with New Westminster being the only municipality in British Columbia represented. The program was intensive and pretty typically conference-like with panel talks, some interactive table-top learning sessions, and lots of opportunity to network and share with local leaders from across the globe. I can’t write everything here, but I will try to summarize a few key takeaways.

In his opening remarks, Secretary General Guterres talked about the importance of this COP in it presenting the first Global Stocktake, while making it clear that conferences aren’t the solution to the existential threat we face, only local action will get us there, and local governments are key to that. Urban areas are where 80% of global GDP is produced, and where 75% of global greenhouse gasses are produced – cities are where the environment and the economy overlap. At the same time, this is where the impacts of climate disruption are being felt the most – floods, droughts, heat waves, and climate-driven human displacement are all impacting urban areas. Cities are the front lines of this battle, and must be the front line of the transition. Most importantly, local governments are closest to the people governments serve and understand the context of change for their community in a way national governments cannot. So while national governments can make deals and drive policy changes, the only way they will achieve on their promises is if they support (and fund!) the local level governments in doing the work.

Panel discussions were as varied as the Cities represented. In Tokyo, the feeling was that solutions will be found in technology (“SUStainability + HIgh tech = SUSHI” was the Japanese tag line). The dynamic and brilliant Mayor of Bogota, Claudia Lopez, spoke of the need for Climate Justice to empower people in need through the transition. There are economic and empowerment benefits to be found in transitioning to low-carbon cities, especially in the developing world and global South. These opportunities need to flow to the many marginalized and under-supported people seeking opportunity in those cities if we hope for the transition, and the communities, to be sustainable. From Cordoba, Argentina, we heard about programs to empower and train youth to do the physical work of transition – from converting streetlights to LEDs to developing stronger local food systems within communities and keep money flowing within the local economy. Most agreed local governments were doing what national governments simply can’t, and were doing it faster than national governments can even imagine.

It was interesting to converse with the Mayor of Copenhagen, and hear their presentation as one of the “Coalition of High Ambition Actors”. On the face, the numbers for Copenhagen and Danish cities sound impressive – they are on target to reduce GHG emissions by 76% (from 1990 levels) before 2030, and 97 of the 99 largest municipalities are on the same track (compare that to the New West and CleanBC Goals of 30% – 50% by 2030 depending on the sector). However, this is driven mostly by the decarbonization of their electricity sector – they are closing coal plants and phasing out all other fossil fuel generation. Compare this to a jurisdiction like BC where 99% of electricity is already non-fossil-fuel, we are not ever going to match their “reduction” numbers. (for context, Danish net GHG emissions per capita are about 10T/yr, compared to about 12 for BC). At the same time, Mayor Haestorp-Andersen was a bit envious of BC’s LGCAP program, by New Westminster’s access to Low Carbon Fuel Credit funding and a climate levy to fund climate action, and even of BC and Canada’s (perhaps tepid, possibly tenuous?) Carbon Tax models. Senior government funding of local climate action is one place we in B.C. are leading over even progressive and high ambition jurisdictions like Denmark.

A theme across many cities was cars, and this is a place we are definitely NOT leading in BC. The transition to EVs is a distraction to the need to shift how and why we move across urban space. In Bogota (where car free days are not just a block party, but occur city-wide), they are serious about the redistribution of road space and are investing in all alternative modes. Mayor Hidalgo of Paris spoke of the “peaceful revolution” happening on the streets of her City as active transportation is taking the space away from congested traffic, with massive air quality, noise pollution, and safety benefits coming on top of GHG reductions. The Mayor of Tirana framed the automobile as anti-child when so much more is spent by his residents on cars than on children – many in his city were spending 30% of their income “raising a car”. He said when he was young, they threw out the Communist dictator, tearing down his statue from the centre of the City, and previously-unheard-of private ownership of automobiles became a symbol of their new freedom. Now, the car itself is the new dictator lording over the centre of the City, preventing them from having the freedoms and economic prosperity they seek. Erion Veliaj, welcome to the War on Cars.

There is another tell in here – “removing cars form the roads” is the almost universal metric in assessing climate action. City X talks about planting Y number of trees, and calls it “equivalent of removing 10,000 cars from the road”. City A builds a new waste resource recovery plant that captured biogas “equal to taking 50,000 cars off the road”. Once your ear is tuned to it, you hear this measure everywhere. This is perhaps unconscious jealousy of places like Bogota and Paris, where they skip the middle man.


The conversations were wide-reaching, but always seemed to come back to youth. One of the quotes stuck on my brain was “Youth don’t believe in action plans, they believe in action”. From Makati to Missoula, there were stories of youth driving climate action in local communities, calling for climate justice, and seeking support to get more work done. This is not an unfamiliar theme in New West, and I was able to share the stories of Babies for Climate Action and the Monkey Rebels, two local ad-hoc organizations centering youth and pushing us towards more aggressive climate goals, while also holding our feet to the fire to achieve them. As part of an Innovation Studio workshop for Mayors, we were given some tools to better understand a 3C “Codesign – Coproduce – Cogovern” model of engagement, effective at giving youth the opportunity to learn and be active in designing the city of their future. We also learned of a fund available to help finance this work (we’ll see if we can tap into that here in New West). In the meantime, I am going to think more deeply about my role as Mayor in empowering young leaders in our community to replace action plans with climate actions.

The LCAS was intense, and a conference worth the time to travel to on its own. In my next post, I’ll try to sum up as briefly as I can the rest of the COP28 program for local governments, and leave you with some thoughts about the good, the bad, and the ugly of COP28.

COP28 (part 1)

Back in early November, I received an email invitation out of the blue from two organizations called C40 Cities and the ICLEI – Local Governments for Sustainability, asking if I wanted to join the LGMA Constituency at COP28 and attend a Local Climate Action Summit as part of COP28. It was so out of the blue that I joked to my EA about it – could you imagine going to Dubai? – and dismissed the invitation pretty quickly.

However, this was followed by an invitation to attend a webinar put together by the ICLEI to learn about the LGMA, the LCAS program, and the role of Local Governments in the UNFCCC process. Hardly a lark, this was an opportunity for our small community to represent British Columbia local governments at an international table, and an opportunity for City Staff to connect with and learn from their cohort around the world. Once I learned that New Westminster’s participation (along with that of ~100 other local governments from around the world) would be sponsored by the C40 Cities Leadership Group (meaning it would not cost the City for me and city staff to participate), I started conversations with City Staff that led us to decide it was a good opportunity for the City, and something we should participate in.

As with most of what I do in this job, I want to use this blog to write about the job, and to open up for folks a bit of how government works and the things local government can and does achieve. In this case, I also got a little glimpse into how International government works, and it was not all that inspiring, but I’m already getting ahead of myself. COP28 occurred in the first week of December, and I finally had a bit of downtime over the Christmas Break to write about this, and that means it went long. So this quick report-out has turned into a series of blog posts about the COP28 experience: The inspiring part (local governments kicking ass!), the less inspiring (national governments writ large), and the terrifying (the neo-colonial solution space).

The 28th Conference of the Parties was a lot of different things, all happening at the same time in the same place. Central to it is the meeting of National Governments from around the world under the UNFCCC (United Nations Framework Convention on Climate Change) process. This part is a bit obscure to most people in its function, but is also the source of all of the headlines. As a Canadian, and a designated member of the LGMA (Local Government Municipal Authority) Constituency to the UNFCCC process, I was able to attend briefings by the Canadian negotiating team, and was able to take part in the Ministerial Meeting on Urbanization & Climate Change which was the LGMA contribution to the negotiations (more on that later).

COP28 is also the world’s biggest professional conference of the world’s leaders in addressing climate action, including national and subnational government representatives and people in the public service, private industry, and the non-profit realm who do this work professionally. That is a huge breadth of work, and the conference program is huge. At times I attended events along with a City staff member; at times they had parallel programs and interests that better aligned with their work, so we went separate ways to cover more ground. There were scores of parallel conference streams that attendees could move between, which requires a bit of a discussion of the geography of COP28.

The main conference was held at “Expo City”, which was the site of the 2020 World Exposition in Dubai. This includes one of the largest Convention Centre sites in the world, surrounded by acres of buildings and pavilions like you would expect to see at a World Exposition. To put in a Vancouver perspective, imagine if Expo 86 was still set up and spread across all of False Creek, with a convention centre twice the size of the Vancouver Convention Centre in the middle of it.

This site was divided in to two parts. The “Blue Zone” required UNFCCC accreditation, and was quite secure (metal detectors, ID verification, etc.), and the “Green Zone” that was open to the public. The Blue Zone is where all of the national and theme pavilions were and where the main conference Plenary is held. Walking around the Blue Zone (as we did a lot to get to different talks) felt a bit like walking around a big University Campus, with the surreal United Nations feel – you might walk past the President of France and his entourage, physically bump into Mark Carney as you are rushing around a corner, or see someone you know from SFU searching for the same pavilion as you (all three of these literally happened to me one day, within an hour of each other). And though it was a “secure” area, it was also the site of various protests, as various coalitions of groups pushed the assembled leaders for more climate action, for climate justice, and the end of fossil fuel extraction.

The Green zone was less busy, but was similar in layout. This is where you found a strange amalgam of non-profits, activist groups, and private industry interests set up to talk about and hawk their wares. There was a significant public participation component, lots of educations resources, and much better food offerings than within the Blue Zone.

Finally, COP28 is also a large trade show, and I am going to lump together both large non-profit and social enterprise organizations and the corporate sector here in the spirit of brevity. Several pavilions at the main conference were set up in themes, such as “Empowering the Energy Transition” or “Multilevel Action and Urbanization”, and you will have GE selling wind turbines, major European Capital Funds looking to invest in development of new technologies, Social Enterprises seeking funding for new work in the developing world, and everything in between. I didn’t spend as much time in these spaces, but there is no doubt in looking at the scale of these displays that “Climate Action” is big business.

As COP28 was so big, there were also some parallel programs happening at other sites in the city, and the use of Metro Transit was free to all accredited COP28 attendees. Most LCAS participants were housed in a hotel about an hour from EXPO City by train, and I could go off on another entire blog about the speed, headway, cleanliness, and crowdedness, of Dubai Metro, but suffice to say most of what I saw of Dubai proper was seen at 70kkm/h out the window of a light rail train while straphanging with COP28 participants from around the world and the million young guest workers who keep UAE running.

And with that stage set, my next post will cover the special role of local governments at COP28.

Council, Dec 11, 2023

We had a full Council day on Monday, the last meeting of 2023. It included daytime workshops where among other things we worked through some details of the operational budget (including our first look at potential tax rates for 2024), but I’m here to write about our evening meeting, as that’s the Agenda where the rubber hits the road. We started my moving the following items on Consent:

Authorization of LTSA Document Signing of Corporate Officer
There are some legal documents we sign as the City, most of them require signature from the Mayor and a Corporate Officer. Which member of staff serves that Corporate Officer duty for specific documents is a decision of Council. This changes that assignment for one type of document because of some recent staff changes in the City.

Multilingual Services for Energy Save New West: Outcomes and 2024 Initiatives
Energy Save New West is our program to provide a one-stop-shop for residents and businesses to access local, provincial, and utility-provided energy-saving and emissions-reducing programs, services, and incentives. Want to upgrade your home, look for rebates and support? ESNW should be your first stop.

This report outlines the success we have had in extending ESNW services to 5 new languages, to increase impact and equity. Through this, we have reached 269 multilingual families, distribute 51 energy saving kits and delivered 34 workshops – and helped 15 non-English-speaking families get access to utility rebate programs. It also incorporates some changes to the program that came from feedback of the participants.

2023 Capital and Operating Quarterly Performance Report
This is our quarterly financial report, and there are no big surprises here. Our annual Capital Budget is being adjusted to recognize some increased costs, but the $900k increase is only about a 0.5% increase, which is not scary considering the inflationary pressures we are facing. Operational revenue is up ($33.4M) but so are costs ($4.4M). Notably. Most of the revenue increase is the insurance settlement for Pier Park, though we will be transferring this to capital reserves at the end of the year. We are also seeing higher than anticipated building permits, and more investment interest, which are good for the books.

Renewal of Uptown New Westminster Business Improvement Area – Results from Notification of Affected Property Owners
Before we adopt the BIA Bylaw that sets their rates and budget, legislation requires we survey the property owners affected. Three of the 54 property owners Uptown (5.5%) were opposed. So we proceed.

Construction Noise Bylaw Exemption Request: 2126 Seventh Avenue (22nd Street SkyTrain Station)
The work TransLink is doing at 22nd Street SkyTrain station is taking longer than anticipated, so TransLink’s contractor is asking to extend the construction noise variance until April (excepting the Christmas season, when no work will be done). We have no received any complaints with the existing work, and the request remains reasonable considering the operational needs of transit, so we approved this extension.


The following items were Removed from Consent for discussion:

2024 Council Appointments to Internal Advisory Bodies of Council and External Organizations
This is a review of the list of appointments to various internal and external committees. For the most part there were no changes proposed or approved. are no changes proposed. Councillor Mihas wanted to be on the Tourism Board, and Council moved to support this. There were also several motions to appoint other Councillors to Metro and TransLink positions that were not supported.

Fire Department Strategic Plan
This is the final version of the Fire Department’s new Strategic Plan. It was heartily endorsed by all of Council, as the Fire Department is in a good place right now, and is being pretty proactive at dealing with the many changes in their service and delivery model related to population growth, climate disruption, and their being at times thrust to the front line of the Three Crises response for the City.

It is clear for us all that it is time to make some perhaps overdue investments in Fire and Rescue Services. WE need to start planning the replacement of Hall #2, that is at end of life. We also need to assure we are investing in the resources to address increased health care response, increased density and more complex building forms, and simply the increase in population. If we bring a true Vision Zero approach to road safety forward in the next year or two, there could be an enhanced role for Fire in the investigation and follow-up of traffic incidents, that will be offset in to the longer term by savings in reduced accident calls (road accidents are about half of current fire department calls), but will require up-front and shorter term investment to see those savings.

Fortunately, we do have some new tools from the provincial government to raise funds for fire hall replacement, in the new housing regulations released by the Province, and new support form senior government for climate adaptation, which Fire and Rescue will be at the forefront of. This Strategic Plan will help us get there with a clear path.

Rezoning (408 East Columbia Street) – Preliminary Report
The owner of one of the ground-level retail units in a new building in Sapperton wants to open a dental office. It’s not strictly “retail”, and we don’t want too much office space at ground level as it does not add to the overall activity of the street (we have lots of second-floor office space of this type in New West!), but staff consider this use reasonable and are recommending a rezoning to adapt the zoning language here. This did lead to a longer conversation about how we are incenting better storefront space use, and what tools we may have to support more local small business. After that, Council agreed to advance this application for further considerations once the bylaws are created.

Temporary Amendment to the Vehicle Procurement Process
There appears to be bit of a supply chain problem in new vehicles in Canada. This means low inventory and long lead times for orders. Our procurement policy requires extra steps that is making it hard to acquire any cars (when a vehicle is found, it is commonly sold to other customers before our purchasing folks can get approval). Staff are asking to suspend the usual process for a bit so they can be more nimble in getting new vehicles when needed. Note, there is no request to increase budget for vehicles here, or reduce transparency in our purchases, just a request to temporarily shift to a more nimble purchase process.


We then read several Bylaws, including the following Bylaws for Adoption:

Building Amendment Bylaw No. 8433, 2023
This Bylaw that establishes new Energy Step Code and Zero Carbon Step Code requirements from 2024 to 2027 was adopted by Council.

Electrical Utility Amendment Bylaw No. 8441, 2023
This Bylaw that sets electrical utility rates for 2024 was adopted by Council, but not before all three readings of the Bylaw were challenged (included being voted against by a Councillor who voted to recommend the rates to Council at the Electrical Commission meeting), and a motion to rescind the third reading was defeated. This becomes important further on in the meeting.

Engineering User Fees and Rates Amendment Bylaw No. 8440
This Bylaw that sets the rates for various fees and rates in the City was adopted unanimously by Council.

Heritage Designation (441 Fader Street) Bylaw No. 8407, 2023and
Heritage Revitalization Agreement (441 Fader Street) Bylaw No. 8406, 2023
This Bylaw that permanently protects a heritage home in Sapperton in exchange for building an infill house on the same lot was adopted by Council.

Parks Reserve Fund Bylaw No. 8939, 2023
This Bylaw that creates a reserve fund for the Pier Park insurance settlement was adopted by Council.

Revenue Anticipation Borrowing Amendment Bylaw No. 8438, 2023
This Bylaw that authorizes staff to temporarily borrow up to $3 Million to cover any seasonal cash shortage was adopted by Council.

Uptown Business Improvement Area Bylaw No. 8424, 2023
This Bylaw that renews the Uptown BIA agreement for another 5 years was adopted by Council.

Zoning Amendment Bylaw (808 Royal Avenue) No. 8416, 2023
This Bylaw that finalizes the zoning for a new academic and residence building for Douglas College was adopted by Council.


We then moved onto Motions from Council

Improving affordability for New West residents by temporarily eliminating the 3.5% Climate Action Levy on electrical rates
Councillor Fontaine

BE IT RESOLVED THAT staff incorporate into the City’s 2024 Operating Budget a temporary one-year elimination of the 3.5% Climate Action Levy imposed by the New Westminster Electrical Utility

As is my duty on Council, I ruled this motion out of order. Agreeing on advice from the City Clerk, it was considered a “Motion to Reconsider”. The same effective motion (to suspend the Climate Action Levy) was moved and defeated earlier in the evening under Bylaws, and was moved three separate times in the last meeting as we considered each reading of the empowering Bylaw. Council clearly answered “no” to this request four times over the last two weeks. For practical reasons, there is only so many times a member of Council can ask the same question. Under Roberts Rules and our Procedure Bylaw, a “Motion to Reconsider” is always in order – Council can change its mind once and reconsider a vote – but that motion must come from a member that voted in the majority. No-one at Council who voted with the majority here was willing to put this on the table for reconsideration, so it was out of order.


Creating safer streets for everyone with intersection safety cameras
Councillor Henderson

BE IT RESOLVED that New Westminster City Council direct the Mayor to write a letter to the Provincial Government to request that the Provincial Government install additional speed and red light intersection safety cameras in the City of New Westminster, prioritizing:
• Intersections with a high rate of crashes that resulted in injuries or fatalities as identified in the 2023 New Westminster Intersection Safety Study; and
• Intersections near schools with a high rate of crashes that resulted in injuries or fatalities.

BE IT FURTHER RESOLVED that the letter request that the Provincial Government allow BC local governments to install speed and red light cameras at their own cost and collect fines and that the Provincial Government provide all revenue from additional speed and red light cameras to municipalities as grants to be invested in implementing local road safety improvements.

This motion reflects similar motions from other municipalities concerned about road safety, and especially safety around schools. It was endorsed by road safety advocates and the public health officer in town, and council endorsed it. I also added an amendment suggestion that the motion (slightly modified to be broader than just New Westminster) be taken to Lower Mainland LGA and UBCM as a resolution to be endorsed by the members, which amplifies the advocacy level.

Speed and red light cameras work. It has been proven that they reduce dangerous driving behavior and save lives, including those of vulnerable road users. They are also politically popular according to recent polling. There are some technical challenges in rolling them out in bigger numbers, regardless of who holds the management of them, and this motion is not too prescriptive, so we hope the Province can include local governments in development of whatever process works best to get them on the road, because they save lives.


Direct election of Metro Vancouver representatives
Councillor Fontaine

BE IT RESOLVED THAT Council support the concept that voters in our region should be asked by way of a ballot question during the 2026 municipal election whether they want to have the opportunity to directly elect their Metro Vancouver representatives; and
BE IT FURTHER RESOLVED THAT Council writes a letter to the Minister of Municipal Affairs requesting they undertake a public consultation regarding a governance review of Metro Vancouver with the goal of establishing an appropriate ballot question to be included in the 2026 municipal election.

This turned out to be an interesting conversation at council, with a diversity of ideas presented, and I think a positive example of all of council working to seek a consensus point. Challenging, because several different ideas pop up in this motion. Again, I’ll just speak to my thinking through this process, and how I feel we got to the end, as I don’t want to speak for anyone else.

I am not particularly opposed to a review of governance at Metro Vancouver, but feel this is an area where New Westminster needs to be strategic and consider whether our voice (as only 3% of the region’s population) will be weakened or strengthened by any change. I am not sure that we want to move to a system where more weight is thrown over to the larger cities, with Vancouver and Surrey having combined the balance of population and vote. Many of the votes at the Board are weighted (imperfectly) by population, but no voted at committee are, and committee is where a lot of the work gets done. I’m not sure if a change would continue to support what I think is a strong voice we currently have at Metro, and it is this uncertainty that made it hard for me to support the first half where New West is effectively endorsing a popular vote referendum.

My other challenge with this wording is that it seems non-collaborative with our 22 partners at Metro Vancouver to go directly to the Province without at least including them in this conversation. The Metro Board is working in a fairly open and collaborative way right now, and I want to respect my colleagues there. I think they need to be engaged first in any discussion of a governance review.

In the end, Council did not support the first “Be it resolved” of this motion but did support the second “be it further resolved” half, with the addition of an amendment asking that Metro Vancouver Mayors Committee be engaged first in this conversation. I think it is an interesting conversation for us as a region to undertake, though I enter it cautiously.


And that ended our last meeting of 2023. We will be back together in January, where our first order of work will be to wrap up the 2024 budget.

Housing & Bill 47

I have been writing a series of posts about the changes in how housing approvals are regulated in BC as the provincial government rolls out a series of new legislation. I previously wrote about Bill 44 and multiplexes here, then about Bill 46 and the introduction of ACCs here. This is part three, which could have a profound effect on the shape of New Westminster in the decade ahead:

Bill 47: Transit Oriented Development
This bill requires local governments to designate Transit Oriented Development areas around rapid transit stations and other designated transit exchanges where higher density residential development must be permitted and residential parking minimums cannot be applied. By the letter o the legislation, we will need to update our Official Community Plan to designate TOD areas at all SkyTrain stations by June 2024.

As with other aspects of what’s been introduced, I think this is a transformational change that will make our region more affordable, more sustainable, and more livable, and it probably could have been introduced 20 years ago. But I am afraid we don’t have the human resources available to do an optimal job of implementing it by the deadline.

The province is prescribing a minimum density for these TOD areas, saying the local government can permit more density, and any property owner can choose to build smaller than the prescribed minimum, but the local government cannot restrict density to below the minimums. There are details in how density is distributed with prescribed minimum Floor Space Ratios, but for most folks it is easier to envision building heights. Within 200m of a Sky Train Station (red circles below), heights up to 20 storeys will be prescribed. Within 400m (yellow circles), the minimum is 12 storeys, and within 800m (the green circles), buildings up to 8 storeys will be pre-approved. Here are what those TOD zones look like in New West:

As far as the 200m and 400m TOD zones go, this will not be much of a change for New West excepting the 22nd Street Station area (though this looks aligned with where we anticipated the 22nd Street visioning going) and a bit of Sapperton around RCH. Our Downtown zoning is already in this scale, and aside from Sapperton Green, there isn’t a lot of developable space in Sapperton within the 400m circle that isn’t already being built up. The 800m TOD zone, however, could have huge implications for the West End, the Brow of the Hill, Queens Park and Sapperton.

The implications of Queens Park are perhaps most intriguing. Much of the Queens Park Heritage Conservation Area south of Third Ave is within the 800m TOD area. It is unclear to me at this point if this regulation will supersede a Heritage Conservation Area, but for complicated mechanical regulatory reasons, I suspect it will. I am equally suspecting that Designated heritage properties will be exempt, meaning the extra protection offered properties in Queens Park that have had HRAs applied will be important. But I am perhaps getting ahead of myself and the regulations, so we will wait for clarity when those arrive.

The second part of the regulatory change is that all residential parking minimums will be removed from TOD areas. The City will still be able to require commercial parking and some accommodation will be developed to allow cities to require accessible parking for people with disabilities, but overall the number of general parking spots in new residential will be determined by what the market determines it needs, not regulatory minimums.

This will significantly reduce the cost of developing near SkyTrain stations, and is aligned with the City’s Climate Action plans and the provincial CleanBC transportation goals. I am generally in favour, but again there will again be devils in details. It is unclear what this means to goals for off-street EV charging, and what this will do to increase the need for already over-prescribed public EV charging. This will exacerbate pressure for street parking and increase conflict in communities around precious curbside space. Allowing “the Market” to dictate parking need tends to assume people make rational choices, such as only owning the number of cars for which they have parking, and experience indicates this is not how people behave. Further, the “market” relies on pricing signals, and the amount of grief we get for $50 annual parking passes for street paring in some neighbourhoods suggests people aren’t that enamored with market solutions when they are used to getting something for free.

Finally, Transit Oriented Development assumes that there will be transit service at those stations. That assumption will be tested in the year ahead, as TransLink needs a new financial model to sustain its existing service level, even as transit is back to pre-COVID crowding levels, and the Province holds the levers that will allow the system to survive. As this TOD plan rolls out across the region, it is clear maintaining the level of service we have currently won’t suffice, and the $20 billion Access for Everyone plan will need to be funded to keep up with ridership growth.

With those caveats, I will sum up by saying I am glad to see that we have a provincial government who is willing to take serious moves to address a decades-long housing crisis. For a city like New West that has already been doing so much in housing, meeting and exceeding our Regional Growth Strategy targets, getting region-leading numbers of new Purpose Built Rental built, while protecting the most affordable housing, it is positive to see that the load is going to be spread more widely across the region. These are the kind of moves that housing advocates have been calling for, but probably gave up expecting from a provincial government in Canada.

There will be devils in the details, there will be hurdles and potholes on the way, but a decade from now we may look back at David Eby’s first year as the time British Columbia finally took the housing crisis seriously. Yes, the shape of our neighbourhoods will change, but the change will probably be more gradual that you think (there are only so many developers and builders in the region, and they are mostly already working hard), and ultimately, we will have stronger and more resilient communities because of the changes.

Housing & Bill 46

I’m writing a series of posts about the recent changes the provincial government has introduced to drive the development of new housing in the region and province. In the first post, I wrote about Bill 44 and multiplexes, and some of the complications of putting 4-plexes on lots across New West. I sort of skipped past the 6-plex part of the story. While 4-plexes will be permitted on all “single family” lots in New West, the bill also suggests 6-plexes will be permitted on all residential lots near Transit stops with Frequent Service.

This may shake out in details, but it looks like “near” will mean within 400m, and I have no reason to believe the Province won’t apply TransLink’s “Frequent Service” designation, as show on this map:

I quickly drew 400m radius circles around Frequent Transit Service stops in New Westminster. By my admittedly preliminary assessment, all of New Westminster covered in blue here will be pre-approved for six-plexes:

Note this is a significant part of the Brow of the Hill, Moody Park, Queens Park, Glenbrook North, and Queensborough.  The unshaded areas will be permitted four-plexes in all residential zones under Bill 44. The gray-shaded areas are Transit Oriented Development areas that we’ll discuss when I get to Bill 47 in the next Blog Post. But first, let’s look at:

Bill 46: Paying for growth!
This Bill recognizes that local governments use the power of zoning to pay for infrastructure required to support that growth. With a de-emphasis on zoning, this raised some significant concern about how we will pay for the infrastructure needs that will only increase as we rapidly build new housing. This Bill both gives local governments more tools to do that, while also taking away some other tools.

The biggest tool local governments have for raising money for growth-supporting infrastructure is the Development Cost Charge, or DCC. This is a very prescriptive tool, and most large and medium-sized cities use it in some form, as do Metro Vancouver. In New Westminster, we use it for sewer, drainage, and water utilities, and for park space expansion. It works like this:

A local government identifies through its OCP the amount of growth the community or a neighbourhood will see in the decades ahead. They then evaluate some utility projects that will be needed to support that growth: bigger water pipes, bigger sewer pipes, pump stations, etc. They then (and this is important) plan and budget those improvements. They then make some determination of what percentage of the cost of that project should be allocated to new growth, and what percentage should be charge to existing users, after all we need to replace infrastructure occasionally even without growth.

So lets assume (and all of these numbers are false for simplicity, used just for example) we expect 10,000 new units in Queensborough in the next 20 years, and to support those we need to spend $20 Million in sewer upgrades. We could assume 50% of this cost should go to existing users, so we need to raise $10 Million in DCCs from those 10,000 units. We then apply a $1,000 DCC to each of those new units, and the developer pays that to the City before they are permitted to build. Meanwhile, sewer utility rates go up in the neighbourhood to collect the other $10 Million from existing users. The City puts that collected money in an earmarked reserve, and can only spend it on that sewer project.

Under the current legislation, Local Government can only collect DCCs for specific uses: mostly water, sewer, drainage, roads, and parks acquisition. Bill 46 adds other infrastructure to the pool of things Local Governments can fund through DCCs, including fire halls, police facilities and solid-waste facilities. This is good if you are of the belief that “Growth should pay for Growth”, though the jury is still out on that assumption.

Another tool local governments use to fund infrastructure and amenities in their community are the slightly-misnamed Voluntary Amenity Charges. As its basic level, this is a cash payment developers make to local governments to sweeten the pot of approving a development. Cities are not allowed to demand these (“voluntary” is right in the name!), but they are allowed to suggest what an appropriate contribution might be, based on the size of the development. Developers could offer it or not, but when Cities ultimately and say “no” t rezoning to any development, it starts to not sound so voluntary. And to many, it sounds pretty shady. So Bill 46 is going to do away with VACs. Whether that is good or bad depends on how the City has used them, I suppose.

The City of New Westminster is pretty transparent when it comes to VACs and base expectations on the type of development and location. The City and Developer also commonly work together to develop pro forma estimates of the value of land lift the City is giving a developer when they grant rezoning for larger density projects. The City expects some amenity for the community to come from that “land lift” value. If we are increasing the value of a developer’s land by Millions of dollars when giving them rezoning, the City wants its pound of flesh. Maybe the developer provides a childcare space for a non-profit, or park trail improvements by their property, or a portion of the development be given to a non-profit for affordable housing. These are the kinds of negotiations that happen typically at Rezoning. The VACs are part of that amenity package that the City uses to assess if the community got its share. The City of New Westminster does not put and cash received as VAC into general revenue, but puts it in pre-established reserve funds to pay for everything from Affordable Housing to Childcare to Public Art.

Bill 46 plans to do away with this, and with so much density increase not relying on rezoning, the lever we have as a local government to demand expect Voluntary Amenity Charges is going away anyway. The Province recognizes this and is bringing in a new tool called Amenity Cost Charges. In short, it looks like ACCs are going to operate more or less like DCCs, but will be applicable for a wider range of purposes, including those that VACs often funded, like community and recreation centres and libraries.

The positive side of this is that the charges will be more predictable and earmarked for specific uses, creating a more transparent process. The downside is that local governments will lose some flexibility in how these funds are used – we can’t load up a VAC reserve and apply it to a library or piece of public art or playground enhancements when we feel like it, but must pre-determine and cost the projects that will be funded. That planning a decade or more ahead on community needs and putting a projects cost on them is actually a LOT of technical work for staff in Planning, in Engineering, in Parks, in the Library, etc.

Ultimately, the increased transparency and predictability comes at the cost of more oversight and work required by staff, and perhaps some loss of flexibility in how a community decides to develop amenities. Overall, though, I think it is a better way to do governance and it creates more certainty for the development community and the community at large. If I have a concern it is in our ability to staff up that planning work in time to assure we collect sufficient ACCs if the Transit Oriented Development changes in Bill 47 lead to a building boom. Which I will write about in the next post.