The push for video streaming of Vaughan City Council public meetings

This past week, I had the opportunity to tune into a live audio broadcast of the public Committee of the Whole meeting, which among other agenda items, included a public consultation on the proposed development application by the Liberty Development Corporation in respect of 7777 Weston Road (former Al Palladini dealership)

Although the broadcast audio quality was fairly decent, the fact that the video element was missing, left much to be desired especially given the nature of this particular agenda item which showcased much passion among residents packed in the Council chamber.

Naturally, video streaming brings an entirely different dynamic and dimension to the process.  The phenomenon and popularity of websites like YouTube and Vimeo are obvious testimony to this, not to mention the proliferation of video in all our cool handheld devices.  I really look forward to the Ipad offering...sorry, I digress.  Back to the issue...

Less than a week ago, the Toronto Star published an article which lauded the City of Vaughan for becoming a leader in transparency and accountability.  Unfortunately, when it comes to the full transparency of public Council meetings, the City of Vaughan gets a marginal passing grade at best.

I have been told by some that there are those wonderful Privacy laws that limit what the City can and cannot do in respect of video simulcast, but I simply don't buy it.  One only need look to our neighbouring municipalities to see that this is and has been going on for many years.

Below for example, are samples of RogersTV broadcast schedules for various surrounding municipal Council meetings.

http://www.rogerstv.com/option.asp?lid=12&rid=28&sid=1126&cdate=1/27/2010

http://www.rogerstv.com/option.asp?rid=16&lid=12&sid=1030

http://www.mississauga.ca/portal/cityhall/mississaugatv

http://www.rogerstv.com/option.asp?lid=12&rid=70&sid=3183

Clearly, Privacy laws are not the issue at hand here.

In the Toronto Star article above, when asked about what was driving the change in Integrity and Accountability policy reforms at the City, Councillor Alan Shefman responded by saying "it was driven by the will of Council and the clear recognition by some of us who felt that you need these sorts of policies and codes in place to give councillors a guide for good behaviour."

That being said, I for one would like to see the "will of Council" proceed further in their bid to be transparency role models and work to begin the live video streaming of public Council meetings.

If you're a resident of Vaughan, I'd love your opinion on this.

If for no other reason, we might be able to prevent situations like the following:

Notice of Public Meeting re: Weston/Highway 7 Proposed Condo Development

A public meeting of the residents of Vaughan (and in particular Ward 3 in Woodbridge) is being held to discuss questions and concerns pertaining to the proposed Condominium and Office Tower development of 7777 Weston Road (formerly the Al Palladini Dealership)

The first Committee of the Whole public meeting regarding this application took place on February 2, at the City of Vaughan Council Chambers and saw a significant turnout of residents.


The date, time and location of this community meeting is scheduled for:

Saturday February 20, 2010 at 5:00 p.m.
Chancellor Community Centre in Woodbridge
350 Ansley Grove Road, gymnasium

All residents are encouraged to attend with friends and neighbours.

This meeting is being held by the East Woodbridge Community Association

Please contact Rosanna DeFrancesca, (President) with any questions by email at info@ewca.ca or by phone at 416-678-1486

GTA REALTORS® report January resale housing market figures

Greater Toronto REALTORS® reported 4,986 transactions through the Multiple Listing Service (MLS®) in January 2010. This result represented a large increase over the 2,670 sales in January 2009 when the home sales were in a recessionary trough. Last month’s sales were slightly higher than the January average in the five years preceding 2009. “The GTA housing market has rebounded well from the lows in sales experienced at the beginning of 2009. Sales climbed back to healthy levels across the GTA because the cost of home ownership remained affordable in the Toronto area,” said TREB President Tom Lebour.

“Increasingly confident consumers moved to take advantage of affordable home ownership.” The average home selling price in January 2010 climbed 19 per cent to $409,058, compared to 343,632 in the same month last year. “Expect strong annual growth rates for existing home sales and average price through the first quarter as we continue to make comparisons to the weak market conditions at the beginning of 2009,” said Jason Mercer, TREB’s Senior Manager of Market Analysis. “The rate of sales and price growth will be lower in the second half of 2010.”

In Vaughan (District N08), the number of resale housing real estate transactions in January 2010 totalled 146 versus 69 a year earlier. This represented a 116% increase, compared to the overall GTA change of 76%. The average home selling price in Vaughan climbed 12 per cent to $484,680 compared to $430,071 in January 2009.

Weston Road & Highway 7 Condo Development Public Meeting

As per my intial post, the City of Vaughan Committee of the Whole Public meeting took place last night, and while there were 4 items on the agenda, clearly most of the attendees were there for the last item...

The Liberty Development application of 7777 Weston Road (formerly the site of the Al Palladini dealership).

Although I had intended to be present, circumstances changed.  I was however, tuned into the live broadcast of Vaughan Council Chambers.  I was told that the Council Chambers were fairly packed with interest from the public.

There were a number of deputations made by the public along with East Woodbridge Community Association President, Roseanna DeFrancesca. Mrs. DeFrancesca as you may or may not know, has thrown in her nomination hat for Ward 3 Councillor in the upcoming November municipal election.  She also was behind the campaign to notify neighbourhood residents of the Committee Meeting, which is how I learned about the date.  It turns out that the agenda for the meeting did not surface on the municipal website until late last week.  I personally called the City only to find out that "they were behind schedule" on posting the agenda.  In any event, I thank Mrs. DeFrancesca for her efforts.

As I noted in my initial blog post, the main issues of concern voiced by most of the deputants revolved around traffic, density, overall building height and the strain on municipal services.

Peter Weston of the Weston Consulting Group was present representing the applicant, Liberty Development.

Mr. Weston was diplomatic in his address to Council along with the public concerns and was quick to acknowledge that this was an initial step in a long process and that his client would work with members of City staff and the community in trying to come to terms with an acceptable outcome for all.  Quite frankly, he had no choice to do otherwise.

What I found interesting in his comments were that:

a) the development would likely take in the range of 8-10 years for completion, and that
b) the transportation issues would be addressed by introducting a  4-way stoplight at the intersection of Northview Blvd and Weston road (which currently offers right-in, right-out access only), the completion of the Chrislea Rd. 400 overhang and the further development of high speed transit routes and the York Spadina Subway extension.

All the issues presented were valid ones, but without access to studies to address the issues, it's very difficult to intelligently conclude on any of the matters.

What I can say for certain is that a 8-10 year timespan for development will undoubtedly increase the strain on this intersection and community residents and business owners during the development period.

Secondly, the fact that the transportation feasibility hinges on an the enhanced transit system seems to be a rather weak foundation.  There is no certainty as to an ultimate completion date and although the project is underway and even ahead of schedule (according to some), there's nothing to suggest that the project can't be halted or delayed in the future for any number of reasons.  What happens then?  Do we politely ask Liberty to stop development and construction?  The credit crisis should be the latest and most obvious lesson that nothing is certain.  Furthermore, this site will not be "on the line".  Residents will still need to commute to the subway if that is their choice transportation.

If the would-be residents decide to commute East (which is most likely the case) by way of high speed transit, they'll need to walk across Highway 7.  A underground tunnel or overhead bridge that directly leads to the transit connection point, should in my opinion, become a mandatory requirement in the eventual development. Anything less would seriously compromise the safety of pedestrians.  As we've regrettably seen the past two weeks, pedestrian street safety is a growing concern.

The comments made during the meeting will now be collected and synthesized by City staff, who will then address such concerns with the Developer for additional commentary.  A motion was also carried that a sub-committee be formed in consultation with the Rate Payer's group and other community stakeholders to help advance and the public issues with the Developer.

Although it all sounded like all parties would leave to work it all out and live happily ever after, I think we all know where this is eventually headed...

One Major Battle...or, OMB for short.

(Author's note:  The photo above is from Liberty's Thornhill City Centre Vista (22 storeys) and Beverley (19 storeys) development...the proposal for 7777 Weston calls for 33 storeys)

Canadian Interest Rate Predictions

According to many of Canada’s top economists, higher interest rates – and debt servicing costs – may be just around the corner. Exactly when rates will rise is unclear and depends on who you talk to.

In its latest Financial System Review, The Bank of Canada judges that vulnerability of Canadian households to adverse wealth and income shocks has grown in recent years. “At present, Canadian household finances appear quite healthy,” Governor Mark Carney says, but it is the responsibility of households now to ensure that in the future, when the recovery takes hold and extraordinary measures are unwound, they can still service their debts.”

The Bank of Canada still maintains it will hold the line on rates until July of this year, and many analysts believe rates may start to rise in the fall of 2010, with some expecting a full three percentage point hike by the end of 2011.

Some forecasts predict an increase of up to 3.5% by the end of 2011. What will this mean? Well, based on an existing $300,000 mortgage and 25 year amortization and 5% rate, a 3.5% increase would translate into an approximate $640 step up in monthly payment. Utilizing a typical GDS% (Gross Debt Service) of 32%, that would require and additional annual income of $24,000.

Below is a summary of a few of the forecasts for where interest rates are headed over the next year and a half:

TD Quarterly Economic forecast
With home prices on track to grow a further 9.4% in 2010, the housing market will continue to support economic activity through much of the year, while rock bottom interest rates, improvements in financial asset and housing wealth, and a recuperating labour market will help underpin consumer spending. Home price growth will slow significantly thereafter, and residential investment is expected to detract from economic growth through 2011 and 2012. The slower rate of home price appreciation will also limit the rate at which household wealth increases, posing a hurdle for Canadian consumer spending. Second, households may be very sensitive to rising interest rates, particularly given the high rate of debt accumulation that occurred in response to record low interest rates. As such, an expected rise in short term interest rates of a full 3 percentage points by the end of 2011 is likely.

RBC Economics
In the near-term, with interest rates likely to remain low and the supply of homes available for sale relatively limited, we do not expect to see a sharp drop-off in sales activity. In the second half of 2010, however, the combination of higher mortgage rates and higher prices are likely to take some steam out of the market. In 2011, conditions in the housing market are likely to be relatively stable as the strengthening economy leads to job and income growth, which will offset some of the effect of the steady rise in interest rates throughout the year. The Bank of Canada will honour its conditional commitment to hold the policy rate at its current level until the end of the second-quarter 2010. Our baseline forecast looks for the Bank to raise the policy rate by 100 basis points in the second-half 2010. Another 225 basis points in rate hikes are expected over 2011 with the policy rate expected to settle at 3.5%.

Scotia Economics
For most other central banks, the process of normalizing the emergency level of short-term interest rates should begin around mid-year — led by the European Central Bank, but quickly followed by the Federal Reserve and the Bank of Canada, and belatedly by the Bank of England and the Bank of Japan. Overall, we expect that the Fed and the Bank of Canada will raise their overnight rates 2 percentage points by mid-2011, after which they are likely to remain on hold as the U.S. economy adjusts to a slower growth trajectory. U.S. bond yields should continue to trend higher against a backdrop of a revival in private sector credit demands, a less accommodative central bank stance, and the massive financial requirements associated with large and sustained government deficits.

CIBC World Markets
The US consumer upturn has been more vigorous than we would have expected, a challenge to our view that a rising savings rate would sap growth momentum. But we’re still a long way from the big job gains needed to bring unemployment down on a sustained basis, and we’re sticking to our view that the Fed will stand pat until early 2011. Still, Canadians must be prepared for when interest rates inevitably rise. “They are emergency rates, they won't be here forever,” says Benjamin Tal, CIBC World Markets.

BMO Nesbitt Burns
As long as these conditions continue, the Fed should remain on hold. We look for the unemployment rate to peak during Q1 and remain in double digits until the autumn, with core inflation drifting down consistently during the year. We’ve pencilled in a September rate hike start, by which time the outlook for resource utilization, inflation, and inflation expectations should be signalling a precautionary requirement to begin removing monetary stimulus, and also reflecting the Fed’s concern that keeping policy rates too low for too long “could lead to excessive risk-taking in financial markets”. Rate hikes are likely to be gradual and could easily be postponed into 2011 because of continued high unemployment and inadequate credit creation.

(Source: Ontario Real Estate Association)

Vaughan is the new model of transparency...4 years later

Vaughan is now being cited as a model for transparency and accountability.

Who woulda thunk it?

Such is the finding of a recent Toronto Star article which points to the hiring of an Integrity Commissioner, a new Code of Conduct, Expense Policy and task force report on "Democratic Participation and Renewal" as examples of Vaughan's leadership into reform and good municipal governance.

Perhaps the most interesting comment from the article comes from Thornhill Councillor Alan Shefman who is quoted as saying "the reform was driven by the will of Council and the clear recognition by some of us who felt that you need these sorts of policies and codes in place to give councillors a guide for good behaviour."

....meanwhile, on an unrelated note, the New York Times has reported that it was the will of Tiger Woods to check himself into a rehab clinic for sexual compulsion and that the optics had nothing to do with it.

Source: Vaughan works to turn around reputation for scandal

Coming Soon - Legalized Basement Apartments in Vaughan

Okay, let's be clear.

It's not official yet, but all factors seem to strongly point in the direction of legalizing basement apartments (otherwise known as "secondary suites") in the City of Vaughan.

The latest indication of this was a Vaughan City council on January 25th which saw a recommendation from the Commissioner of Planning to undertake a study on secondary suites along with the establishment of a secondary suites task force. The recommendation will proceed to City council on Feb. 16 for a vote.

Secondary suites have received greater attention at both the Provincial and local levels.

At the Provincial level, both the Places to Grow Act and the Provincial Policy Statement (Planning Act) make reference to to establishing and implementing minimum targets for the provision of affordable housing and point to the conversion/expansion of existing residential buildings to create new residential units or accommodation, including accessory apartments, secondary suites and rooming houses.

At the local level, York Region continues to exhibit a lack of affordable rental housing. According to the Ontario Non-Profit Housing Association, York Region has been cited as having the highest rental increase over a 10 year period ending 2007 a period of time, one of the tightest rental vacancy rates in the GTA, and a high percentage of tenants paying 30% or more of household income on housing.

The legalization of secondary suites is a complex issue and often sparks controversy among advocates and opponents.

Concerns surrounding the legalization of secondary suites include how to create additional parking spaces, the difficulty in enforcing building and fire code standards and the strain on services and infrastructure among neighbourhoods which had originally not planned for the increase in population.

Advocates, on the other hand, will argue that secondary suites already exist (albeit illegally) and that the safety of such occupants may often be compromised in the absence of building standard regulation and enforcement. Furthermore, it is an obvious way to help to address the issue of the lack of affordable housing inventory.

In these more trying economic times, should mortgage rates begin to creep up (as many have industry analysts have predicted) it is very conceivable that we will see a proliferation of home owners trying to supplement their incomes and secondary suite rentals will no doubt become an alernative for some. In my own personal observation, I've already seen their proliferation.

On a personal level, I have always declined on listing mandates involving the rental of an illegal basement. Although there are a host of standard "do not warrant the retrofit status" clauses many Realtors will use while marketing their listings, it flies in the face of ethical responsibility in my humble opinion.

Personally, I'm glad to see the issue finally receiving it's due regard at the City level.

You'll have to stay posted to see what happens.

Committee of the Whole Public Meeting - February 2, 2010

This Committee of the Whole meeting should be particularly interesting in that the last of the 4 items on the agenda includes the development application relating to 7777 Weston Road in Woodbridge.



7777 Weston Road is the former address of the infamous Al Palladini Lincoln Ford Dealership located on the corner of Highway #7 (soon to be 'Avenue 7') and Weston Road.

The application is being made by 2159645 Ontario Inc., which is a shell company of the Liberty Development Corporation.

The application proposes the future development of two high density residential condominium buildings of 30 and 33 storeys with 728 units and one office building of 10 storeys. In addition, the proposal calls for both ground and second floor commercial and office uses along with underground parking.

The proposed density and building height (vis-a-vis floor space index variances) along with traffic impact should prove to be the main topics of public discussion, or dispute as it were.

One thing's for certain...this will represent the most significant test to the City of Vaughan's emergin adoption of an intensification strategy that embodies the City's Official Plan review in conjunction with new Provincial Policy direction.

City of Vaughan Mayor's 2010 Outlook Speech

The following is the transcript of the 2010 Outlook Speech presented by Linda Jackson, Mayor of the City of Vaughan to the Vaughan Chamber of Commerce.

One item that was not addressed was the status of the proposed City of Vaughan Hospital, which I would submit represents a significant economic issue as much as a social one....

========================================================================
Good afternoon,

Welcome to 2010. We’re entering an exciting new time in Vaughan. It’s hard to believe that we have completed an entire decade of the new millennium.

Think back to ten years ago. The entire world was poised for the end of the 20th century and everyone was holding their breath over Y2K – the Year 2000 Problem. I remember my mother bringing home a massive binder filled with information to prepare her for the worst. All over the world there were dire predictions of massive global infrastructure failures – everything from elevators to air traffic control systems – and there was real fear that business would be paralyzed.

And then it was over. January 1, 2000 came in just like any other day. All the hard work and preparation by IT departments had paid off. There were no major failures or problems anywhere. We survived. In the 10 years since then, the City of Vaughan has been transformed. We are a true urban centre now. Our population has grown to 280,000 and our businesses now number more than 9,000. We have achieved a lot in the past ten years and I know even greater achievements are yet to come.

Spotlight on Vaughan: Community Characters

The 4th Annual York Region Character Community Awards are set to take place in April 27, 2010.

The Character Awards celebrate and recognize individuals and organizations in York Region who demonstrate positive character attributes in their home, school, work and community.



Award recipients will be evaluated using the following criteria:

1. Number of attributes identified
2. Impact on the number of people in the community
3. Leadership in respect to character development
4. Community participation

Award Categories include:

1. Business of Character
2. Business Leader
3. Citizen of Courage
4. Neighbourhood of Character
5. School of Character
6. Educator of Character
7. Wendel Clark Sports Award
8. Pursuing Character through the Arts
9. Character Hero
10. Health Care Worker of Character
11. Customer Service of Character
12. Change our World

The deadline for nominations is February 12, 2010.

Further information on the above categories along with nomination forms, guidelines and sponsorship opportunities can be found at: www.charactercommunity.com/awards.htm