My Two Cents on the Boyne Survey: Part 1

After explaining why I never go to those public consultation meetings in my last post, I decided to go to one of those public consultation meetings tonight. Just to check it out.

The project in question was the Boyne Survey / Education Village development, which is to extend across the south of town from James Snow Parkway to the far side of Tremaine, and all the way down to Brittania Road. The area involved is larger than the entire town of Milton was when I first moved here fifteen years ago.



This was the second public consultation meeting, so we are well enough along in the process that the issues discussed were more a matter of how rather than whether the subdivision was to be built. Still, it was an interesting exercise, and the folks running the show did indeed seem interested in what we had to say.

Before going to the meeting, I took a drive around some of the new developments to check out the good, the bad and the ugly. In this way, I had a better idea of what some of the features being discussed actually looked like in a new development setting.


This is what they call 'Mixed Use Retail'. These are made to be similar to traditional storefronts with apartments above and parking in the back, and are a welcome change from the now ubiquitous 'big box' retail development. The problem with this particular one on Holly Ave. is that it's only on one side of the street. Maybe they just haven't gotten to the other side.



This is a bad retail / residential design. This retail complex includes the only grocery store in the area, and yet it's about as unwelcoming to the surrounding houses as it can get because all the stores have their backs to the street. You could walk into the complex between the buildings, but it really doesn't look like they want you to. They want you to drive in off of Thompson like a good little commuter.



This is what they call a 'community park'. It's a nice idea - a central gathering place with a roundabout and houses facing onto it. I went to a Christmas tree lighting there once. Only two problems: it's huge (almost as big as the Milton Fairgrounds), and there's pretty much nothing in it but grass, saplings, and a couple of wooden structures at either end for the mayor to stand on and flip a switch.



This is one of the two buildings that comprise New Life Church. They sit on a huge lot which is, as you can see in the background, completely cut off from the surrounding houses by a fence.



This is an interesting and different approach to townhouse design, again emulating older urban plans with garages in the back facing onto an alley. But the scale is wrong. It doesn't look like an alley - it looks like a street.


The issue of scale is something that came up more than once in our discussions, and I think it may hold the key to the fundamental difference between new developments and older ones. Driving through Hawthorne Village and (worse) the Sherwood Survey, I noticed that almost everything is bigger than where I live. The houses are bigger, of course. The streets are wider. The parks are bigger. The stores and parking lots are bigger. About the only things that are smaller are the house lots and the trees.

The result is a certain... wrongness... that is difficult to quantify or even really complain about. After all, if a park is good, a really really big park is better, right? Except that it'll take you ten shadeless, featureless minutes to get from one side to the other, so screw it - let's drive.

I'll tell you more about what we talked about at the meeting tomorrow.

John Ralston Saul on the OMB and Municipal Impotence

I've been reading 'A Fair Country' by John Ralston Saul, an extraordinary book that is starting to produce a seismic shift in my perceptions on a whole range of issues. I plan to write a great deal about this book and its implications on my various blogs in the coming weeks, but this one passage caught my eye as being particularly relevant to the denizens of Sprawlville.

... the core of the problem has been the willingness of political parties and property developers to combine their interests, as if the cities were not real places. Toronto has suffered most. In urban affairs columnist Christopher Hume's words, it is "a city of vast private wealth, and civic impoverishment." While London is announcing a new $33-billion rail link across the city and Madrid is building "tens of kilometres of subway", Toronto is cobbling together a few bus lines and can't even build a rail link to the biggest airport in Canada.

If you were to look for an example of the heart of the Toronto problem, I would point to the Ontario Municipal Board (OMB), a body of developer-friendly provincial appointees. Their power to overrule the city's planners has made it impossible to develop any physical strategy for the city. Instead, the largest metropolis in Canada is held hostage by the unpleasant relationship between developer influence and provincial political parties. The city's official plan may set building heights at fifteen stories on a street. The developer simply comes in and says he wants sixty. The city knows the OMB will back him. So after an expensive fight, they settle for fifty-five and even then the OMB may insist on sixty. And, if the complainant is a citizen body of volunteers, the OMB may insist that they pay the costs, just to teach them a lesson for trying to interfere.

Now, take that situation and magnify it tenfold and you have some idea of the situation in Canada's fastest growing municipality. A few examples:

- Town Council approves a condo development, not because they support it, but because they know the OMB will make it happen regardless.

- The appeals court upholds an OMB ruling against the Ministry of Natural Resources and Halton Region's efforts to prevent a Campbellville quarry from potentially contaminating Escarpment groundwater with imported fill. The MNR and the Region also have to foot the bill.

The issue was briefly discussed at the Region's planning and public works committee meeting Wednesday by Halton Hills Mayor Rick Bonnette.

He said he's glad the Region is pursuing an appeal of the premium fee and went on to express his displeasure with the OMB's decisions.

"We're trying to protect our well water and not only do we get criticized by the board, we get slapped with a $60,000 premium in costs," he said. "That really ticks me off."

- A citizen's objections to new developments at the foot of the Escarpment are dismissed by town councillors on the basis of how much it would cost the town to fight them at the OMB.

The list goes on and on.

In that last article, one councillor asks the citizen why he didn't voice his objections when the Town was first holding public consultations on the proposed development. One wonders what the point of that would be, given that between the OMB and the province's 'Places to Grow' plan, the Town of Milton claims to have no control whatsoever over the size, the placement, or the design of housing developments in this town.

I don't show up at those meetings either because I know they will say exactly what they have always said: "We appreciate your input, but it's out of our hands. What can we do?"

In the words of J.R. Saul:

The argument of a colonial elite is always about control and domination. It always insists that choices are limited, that the pie is of a fixed size. Less is power. More is anarchy.

The result is a local council that views itself as impotent, and therefore is. So why would anyone want to talk to them?

Carr vs. Smitherman

A battle has been brewing for some time now between Halton Region and the province over the lag between new housing development and funding for infrastructure upgrades. This battle has recently come to a head in the form of an ultimatum issued by Regional Chair Gary Carr to Ontario Energy and Infrastructure Minister George Smitherman, in which Carr has threatened to impose a moratorium on new development until Halton's infrastructure needs are met.

At the heart of the issue is the province's 'Places to Grow' plan. The Region and the town of Milton have consistently talked about this plan as though they were being forced against their will to rubber stamp all those sprawling new subdivisions.

Over $2.5 billion will be needed for infrastructure to accommodate growth to 2021, while more than $8.6 billion will be required to serve the population increase to 2031, Carr informed the minister.

But Smitherman said the Province and its Places to Grow plan aren’t the cause of the problem.

“The servicing costs you indicate in your letter and the infrastructure deficit in Halton relate primarily to servicing areas which were planned for and approved by the Region prior to 2006 and precede the growth plan,” he said.

He also said, “The growth plan has not created this growth pressure — it provides a framework to manage and plan for it.”

Despite Carr's protestations, Smitherman is actually correct. Halton (specifically Milton) opened the floodgates for breakneck growth back in 1999, when the 'Big Pipe' bringing water from Lake Ontario was completed and the town started issuing building permits as fast as they could fill them out. And 'Places to Grow' primarily talks about ways in which the Region could accommodate an anticipated population increase through urban intensification and 'smart growth' principles - most of which (from what I can tell) the Region and particularly Milton have ignored.

Back when Mayor Krantz and Milton's Town Councillors were reassuring us all about these new developments, we were told that permit fees, development charges and new property taxes would cover everything. Today the fallacy of that assumption is clear to see - in the perpetual traffic congestion, in the long waits at the hospital, and in the already overcrowded schools.

And yet, the building continues apace.

Regardless of whether the fault lies with the Province (which has delayed again and again the uploading of social services funding from the municipalities), or the Region (for failing to account for the fact that new houses often contain actual people who drive and get sick and go to school) - or both - the one good thing that might come out of all this is if Gary Carr actually goes through with his threat to put the brakes on development.

Stay tuned: Chudleigh vs. The Beer Store is up next...

Mattamy Quality?

Every once in a while, I check in at the Hawthorne Villager, a forum for residents of the big Mattamy development to the southeast of old Milton. Most of what gets posted there is fairly mundane - people looking for babysitters, trying to sell their snowblower, etc. - and most people who express an opinion seem fairly positive about their houses and their neighbourhood. But once in a while you run across a post by somebody who has issues that provides some interesting insights into life in the heart of Sprawlville.

Like this one, entitled "Mattamy lied to my wife":

I'm not sure where to go with this, but I'm seriously fed up with the BS Mattamy's been giving us since we moved in. I'm in HVE Phase I (closed end of May) and have had nothing but problems with the speed at which our 100+ list of PDI/30-day issues is being completed.

Our master ensuite bathroom is unusable due to the fact that we don't have a counter top or sink yet, as well as Mattamy installing the shower head on the wrong wall (I pointed this out to them at the frame walk and they did nothing about it) so that every time you turn on the shower tons of water is sprayed on the floor, not to mention getting drenched in cold water. A guy has come twice to install the sink but couldn't because of a lack of counter top. Is Mattamy really this disorganized? Furthermore, the entire counter needs to be replaced because whoever tried to install it completely ripped up a bunch of the boards trying to screw it all together.

The bedroom above our garage is at least 5 degrees warmer than the rest of the house, which will end up being 5 degrees colder than the rest of the house in the winter. An obvious insulation issue. How it passed Mattamy's "rigorous" energy-efficient test to obtain the certificate is a really good question.

Parts of our basement floor are bulging and has burst through at one location allowing one to see that it's only 1/4" thick. Minimum code states it needs to be at least 3" thick.

The engineered beams for the main floor have holes cut out of them larger than what is allowed, as well as some of the squash blocks completely removed to run wiring. This is a serious structural problem.

The rest of the post continues in the same vein, but what I found most surprising is the number of people chiming in with their own horror stories. As I said, most people on this forum seem pretty content with their houses aside from a few minor cosmetic glitches. But with this, we're talking serious structural and building code issues - and not just in this one guy's house.

One wonders just how common such problems really are.

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BTW, I know I haven't been posting much here lately. I've been very involved with the Liberal campaign, so that and my political blogging are likely to continue to consume my attention for the next, oh, twenty days or so.

So, barring anything really fascinating happening on the Milton municipal beat, I'll see you October 15th.

How Walkable Is Your Neighbourhood?

This is very, very cool.

There's a website called Walk Score where you can actually find out your neighbourhood's "walkability rating", based on proximity to grocery stores, parks, shops, restaurants, libraries, etc.

It's not a perfect system, particularly for smaller Canadian places like Milton. For example, none of the three closest grocery stores to my house are listed, nor is the movie theatre, and they don't include things like banks, schools or the post office. Still, it's a neat way to get a quick idea of just how walkable any neighbourhood is.

For example, if you just enter "Milton, Ontario", it comes up as 70/100, or "Very Walkable". However, that's for a location corresponding to Town Hall, right in the heart of downtown. If I enter my address on Commercial St., it comes up as 62, or "Somewhat Walkable". I suspect it would do better if those grocery stores were in there.



My son's friend lives in one of the '70s developments in the NE quadrant of town - his house scores a 58, only slightly less than mine. However, a friend of mine in another older development in the SE quadrant only gets a 32, or "Car-Dependant", although that is definitely because there are things missing from the map.

As for the new developments, here`s a random sampling:

Dixon Drive: 30
Weller Cross: 13
Yates Blvd.: 10
Lancaster Blvd.: 10
Pettit Trail: 18
Ferguson Drive: 12

Just for fun, I also entered the Toronto addresses for my first home near Avenue Rd. & Lawrence (only 37, but still pretty), my second home near York Mills and Bayview (30 - ouch!), and my first apartment on Dovercourt (80!)

Of course, none of this takes into account things like street width and design, trees, sidewalks, bike accessibility, etc., but it's still a lot of fun. So you tell me - how walkable is your neighbourhood?

The 'Building Complete Communities' Post-Summit Report is Here!

I'm excited! Aren't you excited?

Esther Shaye (Garth Turner's right hand woman) attended this summit of urban planning experts and regional and municipal leaders back in June, and was so excited she couldn't wait to call and tell me about it when she got back. Today, one of the co-sponsors of the event (the Canadian Urban Institute) released its post-summit report, along with presentations by CUI President Glen Murray and others.

The focus of the summit was primarily on service and infrastructure funding challenges and solutions for municipalities (particularly in Halton and Peel), but at the same time summit presenters emphasized that designing that infrastructure around compact, complete, sustainable communities isn't just a good idea - it's a necessity.

Complete communities require a financially sustainable growth management strategy, but they also require that we design our communities in a new way. This presents new challenges to municipalities where suburban expansion into rural areas has been the norm. As such, these new communities can be more costly to develop and maintain to the standards GTAH residents currently enjoy.

Affording this type of development in the GTAH requires a commitment to fiscal reform and innovation as far-reaching as the commitment to developing in a completely new way to implement the vision for the Growth Plan.

To summarize the road-blocks that need to be addressed and overcome:

• Development Charges that are calibrated to “business as usual” growth and not the rapid, compact form of growth projected in the Growth Plan.
• Cash flow issues related to the partial/delayed payment of Development Charges.
• Long-term operating and maintenance costs of infrastructure not covered by Development Charges.
• A regressive property tax structure.
• Inadequate funding for growth-related provincial infrastructure and servicing (this includes not only the building of schools, community centres, and day care facilities but also their day to day operational funding).

Murray's presentation is particularly interesting as it cites several reasons why developing 'complete communities' based on New Urbanist principles is going to become even more vital in the future. These include:

- Climate change: both because of the necessity of reducing GHG emissions from transportation and housing, and because we will need to accomodate a new wave of 'climate refugees' very soon.

- Economic changes: "In the past, three out of every five jobs in Canada were in the manufacturing sector. Today, in Canada’s “New Economy” 80% of job growth is in knowledge-based industries, with the remaining 20% in service industries. This type of growth promotes the development of centres of innovation and is attracting a new and creative workforce to Canadian communities. This workforce has different needs and preferences than the one our communities were planned to accommodate. The creative workforce is attracted to urban centres where arts and culture are vibrant, recreational facilities are state-of-the-art, and lifestyle choices are wide-ranging. Communities that are able to attract and accommodate this new workforce often enjoy increased community assets."

- Demographic shift: because for a rapidly aging population, issues like walkability and easy access to health, social and cultural services are becoming increasingly essential. Also because our multicutural and multi-ethnic society has different needs and wants than those for whom the suburban model of development was designed.

Anyway, it's a great read for anyone interested in urban development issues, and does a great job of explaining exactly what kind of infrastructure funding challenges our municipalities face in a way that we lay people can understand.

Milton Draws its 'Line in the Sand' with Region

From today's Milton Champion:

Town setting growth 'rules' with Region

The Town is laying out ground rules that it wants the Region to follow when it comes to local residential growth beyond 2021.

The proposed list of growth principles prepared by Town staff went before town council at an information workshop held Monday afternoon.

The item comes in response to the Region's Sustainable Halton plan, which is being developed to steer future growth while preserving and protecting things like greenspace and farmland.

As part of the process, Region staff has come up with five concepts that show how about 2,400 hectares of 'greenfields,' or undeveloped land, in Milton and Halton Hills could accommodate 120,000 people and the needed community infrastructure between 2021 and 2031.

(...) In response to the concepts, [Town] staff developed a list that tells the Region the Town will accept residential growth beyond 2021 only on the basis of the following principles, including:

- Balanced residential and employment growth based upon a minimum .5 employee-to-resident ratio

- Increased financial support from the Region relating to capital projects, with transportation/transit and water/wastewater systems as a priority

- Encouraged financial assistance from the Province for hospitals, schools and transit, including things like legislative changes to development charges

- Continued and respected input into the Region's evaluation of the proposed growth concepts, all the while respecting Milton's Strategic Plan goals and objectives

- That the cost of providing lake-based servicing to Halton Hills be borne by Halton Hills' landowners/developers, and that Halton Hills development doesn't impede Milton's ability to manage its growth

What I find most interesting about this list of "principles" is that every one of them is about money.

The sad thing is, the 'Sustainable Halton' plan is actually very good. Although it takes as a given that the population and urban area of Milton will expand significantly (which it already has), and although the suggested population density for new residential developments is shockingly low (50 people + jobs/hectare), it does take into account things like continuity and preservation of as much agricultural land as possible, recognition of the special needs of the greenhouse/market garden areas along Eighth Line, the integration of rail, transit and automobile transportation corridors and hubs, etc.

That's the big picture. The smaller picture - the actual implementation of this plan on a local level in terms of individual housing, retail and industrial developments, is the purview of the Town of Milton. But instead of going with the spirit and intent of the Region's plan and exploring innovative ways of creating sustainable new urban spaces (such as New Urbanist concepts, or, say, this development in Ottawa), the Town long ago chose to simply hand over the design of housing and retail developments to private corporations whose only purpose is to maximize profit per hectare.

The result, which may or may not adhere to the overall land use recommendations of 'Sustainable Halton', nevertheless makes 'New Milton' look like exactly the same barren wasteland of ticky-tacky houses and big box stores covering Brampton and Peel when viewed from street level.

Garth on Sprawl

Our much maligned, beleaguered and beset MP Garth Turner managed to sum up many of the issues of urban sprawl on his blog today, with particular focus on the situation here in Milton. He even led with this shot of Mattamy's assembly line house factory:



I'm sorry, that just creeps me out.

Turner covers most of the bases, although he doesn't go so far as to present any concrete solutions. I suspect that there aren't many from a federal perspective. My response was as follows:

I got my first up-close look at where my new neighbours are living while (coincidentally) distributing Garth Turner fliers over the past few weeks.

Several things struck me:

1) In the two and a half or so hours I spent pounding the pavement, I saw exactly two other people using the sidewalks - one walking a dog, and another handing out newspapers.

2) The reason for this may be the fact that there is absolutely no shade to be found. Anywhere.

3) The second development I walked through wasn't bad, but the houses in first one (which was only a year old) all had peeling paint, heaved up paving and crumbling concrete on their steps and porches.

There are many, many things wrong with suburbia, particularly in its current, "insta-house" incarnation. Garth has covered most of them, but one thing we all have to remember is that the people living there aren't the enemy.

Too often in Milton I've heard disparaging, marginally racist comments made about "those people" who have suddenly invaded our town, as if somehow they are to blame for the mess. In fact, not only are they the victims in all this, they are actually responsible for the only upside in this whole fiasco: added racial and cultural diversity in Milton.

Hell, I can actually buy some decent East Indian junk food now!

By all means, blame the developers, although they are only doing what corporations do - maximizing profits. Even better, blame the municipal politicians who, seduced by the siren song of millions in added property taxes and development fees, have rubber stamped every single development application that has crossed their desks with the sole caveat that there be at least one Big Box complex for every eight square kilometres of McHouses.

The fact that they have suddenly realized that all the development fees they've been charging don't begin to cover the costs of servicing these developments, and in fact come too late to help anyone for years after they move in, elicits exactly zero sympathy from me.

And yet, they keep handing out those permits like candy and continue to leave all the fussy business of urban planning to corporations whose sole purpose is to squeeze as many high-priced, low-cost houses as they can into hundreds of undervalued acres of former farmland that we may never, ever get back.

They should all be run out of town on a rail.

Friends With Chickens, the Milton Street Festival... and a comment for Garth

I have a friend with chickens.

She doesn't have a farm, exactly. She just has chickens, and from those chickens, eggs. She sings with me in the Milton Choristers, and I found out last year that she was supplying one of the other sopranos.

This year, I got hooked up. Two bucks a dozen for the biggest, tastiest, most golden yolked eggs I have ever eaten. Behold and be amazed.



Ok, so the photo doesn't really do them justice. But trust me - store-bought eggs simply pale by comparison.

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After the Farmers' Market tomorrow is the Milton Street Festival. The event attracted over 15,000 people last year and may do even better this year. But more importantly, I will be wandering the streets all afternoon singing with Nero's Fiddle. You will recognize us by our dulcet tones, our Renaissance garb, and our sheen of sweat as we roast in bodices and full skirts.

C'mon down and say hi!

__________________________


I got a rather excited phone call this afternoon from a certain MP's office manager (who shall not be named to avoid further harassment). She had just attended an event entitled "BUILDING COMPLETE COMMUNITIES: A Summit to Explore New Ways to Afford Sustainable Growth", co-sponsored by the Canadian Urban Institute, and couldn't wait to tell me all about it as she knew it was right up my alley. It sounded fascinating. Garth Turner thought so too and mentioned it in his blog tonight.

Given that I'm well into reading 'The Transitions Handbook' right now, I gave the following response:

I wish I could have been at the meeting. It sounded really interesting. Unfortunately, nobody on Milton's Town Council or the Halton Regional Council appears to be paying attention.

Our municipal governments are our first line of defence against urban sprawl, and in Milton's case in particular they have failed us miserably. We knew there was going to big a big influx of people once the Big Pipe arrived, and all we asked of our elected representatives was this: don't let Milton turn into Brampton.

Instead, they succumbed to the siren song of development charges and property tax revenues, and rubber stamped every single agri-to-res re-zoning and big box retail proposal that crossed their desks.

They should all be run out of town on a rail.

But fear not, my friends. There is hope. There's a quiet but growing movement in England, Ireland and towns in several other countries called Transition Culture, aka 'Energy Descent Action Planning'. The idea is that the combined effects of climate change and peak oil have conspired to make it an absolute necessity for us to start adjusting to a life with much less power. And that, if we do it right, that can be a good thing.

It only took about a hundred years for cheap oil to become "essential" to our way of life. Using that same inginuity and drive, we can find our way back down again through initiatives like micro energy generation, diversification and re-localization of food sources and industry, and many more creative and pro-active ideas.

I'm excited! Are you excited?

Milton would make a perfect Transition Town. We still have enough remnants of what the town once was to re-localize and weather the coming storm. Hell, we still have a working blacksmith's shop!

Ok, so we might have to plow under some of those new developments. Something tells me they're going to have a hard time finding buyers pretty soon.

A Chat with Peter Haight

There are few people in Milton more knowlegeable or passionate on the subject of Milton's sprawl problem than gallery owner and ex-council candidate Peter Haight. What he knows hasn't made him any happier, but it does make him fascinating to talk to. If a bit... discouraging.



For those of you who don't live here, Sargent Farms is a chicken processing plant located right beside Sixteen Mile Creek in the middle of downtown Milton. Next door to a pub. Every day, large trucks full of live chickens drive into town and truck loads of dead chickens drive out - all through the heart of our historic downtown.



By all accounts they are good corporate citizens and a fairly major employer, although most of their employees are from out of town. And I'm sure it was perfectly reasonable for them to be where they are when they first set up shop - back in the 1940s! Today, I'm sure even they would agree that it's ridiculous.

Trouble is, solving the problem would require two things that are in pitifully short supply with our town council:

1) money, and
2) the willingness to admit that there is a problem

Town of Milton Pats Itself on the Back

From Friday's Champion:

Town doing 'outstanding job': CAO

While things may not be perfect when it comes to the timing of development and infrastructure in Milton, Town staff says that overall it's doing a good job in managing growth.

...CAO Mario Belvedere told council he feels that generally the Town has done an outstanding job in managing growth.

He acknowledged there might be "hiccups" when it comes to things like the timing of road construction.

"But other than that we've done a pretty darn good job," he said.

Town Director of Planning and Development Mel Iovio shared similar sentiments.

He said the planning, development phasing and financial agreements the Town has struck with developers have generally resulted in a controlled and logical growth pattern.

BTW, that would be this pattern:


But I digress...

Town Director of Engineering Services Paul Cripps pointed out that some roads projects are being fast-tracked through the Accelerated Transportation Capital Program, such as the widening of Derry Road from Tremaine Road to Bronte Street.

The `Accelerated Transportation Capital Program` was brought in after the Town clued into the fact that the development fees they were charging wouldn`t be enough to cover the required arterial road improvements to service the new developments, and that the fees they would be receiving wouldn`t reach the Town`s coffers until long after the work needed to be done. So they worked out a deal where Mattamy and other developers would supply the capital needed to fast-track the road improvements, and the Town would pay them back without interest at a future date.

In other words, our town is currently tens of millions of dollars in debt to the very same housing developers who are asking them to approve still more housing developments.

I`m no expert, but that seems to me to be the very definition of a conflict of interest. But hey, kudos to the Town of Milton for doing such an exceptional job of letting the developers do their job for them.