The Oak Bay United Church (OBUC) Developers have called on many experts to prepare their application to the District of Oak Bay.
Important questions to ask when considering input from experts:
Are their findings reasonable and logically supported?
Have they taken an open-minded approach?
Does funding have a determination on their bias?
Are the chosen experts the most qualified and the most trustworthy?
Let’s look at the Traffic Impact Study
The Watt Consulting Group (WCG) state on their website that they are “regarded for consultative processes that involve the community and build support for implementation.”
Yet we have been unable to identify a single person in our extensive community who was asked anything about traffic and parking by WCG or anyone else.
WCG maintain that “the proposed development will have little or no impact on the traffic operations of the Granite Street/Mitchell Street intersection in the short and long term.”
Think about that: a 96-unit apartment block is proposed for a quiet side street and experts says this additional housing for 150-250 people would have no impact on traffic.
How was that conclusion reached?
We know it was not arrived at through involvement with the people who have lived in this area for decades. Does that mean WCG only sought the opinion of their client—the OBUC Developers? Most of the Developers don’t live anywhere near Granite Street.
A recent community consultation article notes that developers don’t see residents as experts and that this is a critical and corrosive mistake.
“We should only consult with residents when they are the ones that can best answer the questions at hand. But in those moments they should be treated as they experts they are.” People who live in this neighbourhood have extensive experience of the traffic problems that already exist. The OBUC Developers suggest none of the current traffic problems have anything to do with the church.
From the WCG: “The study finds that the project area’s main traffic impacts are the result of vehicles bypassing Oak Bay Ave. The OBUC project is not expected to be a factor in adding traffic to the area due to low vehicle ratios for affordable housing, space for bicycles and proximity of public transportation.”
That argument is lost, if not on its sheer lack of logic, then on the fact that almost half the new apartments will be at market rates, attracting tenants who will most likely have cars.
To say nothing of the simple reality that that the people who don’t own cars still take taxis and use car-share programs. They will also have friends, family, and professional services who will arrive in cars.
WCG notes that “Specific traffic projections are not presented in the City’s (sic) OCP [Official Community Plan] but a steady and low increase would remain for the vehicle travel mode in the future.”
But aren’t WCG the experts? If the traffic flow isn’t presented in the District’s OCP, because there is no 96-unit building on that site now, isn’t it the responsibility of WCG and the Developers’ proposal to identify what that change would be?
Finally let’s not forget that the WCG conclusions assume that the building will be built on time and to budget. If it is not, how many of the planned affordable units will be reallocated to market rates so the OBUC can meet its financial goals?
That’s another worry for another day.
Let’s go back to those first four questions:
Are their findings reasonable and logically supported? No. It is not logical to assume that over a hundred and fifty new residents in a single suburban block will have no impact on traffic.
Have they taken an open-minded approach? Not that has been documented in their report. Not that anyone who lives in the immediate neighbourhood can verify.
Does funding have a determination on their bias? Unknown. The WCG may have working relationships with some of the Developers beyond this project. If so, there may be a vested interest in delivering the conclusion that suits the client.
Are the chosen experts the most qualified and the most trustworthy? Also unknown. However, if they are qualified, how did the most obvious dynamic of all escape their notice? How could they possibly not anticipate the simple and obvious fact that 96 new homes will bring a huge influx of people and traffic to any street, anywhere.
When one of the underlying studies for this project is so wildly off base, does it call into question what the other experts might have missed? Watch this space.