Thunder Bay Is Missing Its Chance for Strategic Urban Density

 

After decades of low growth, Thunder Bay has been experiencing a period of growth that affords it an opportunity to reshape its urban landscape.  Historically, Thunder Bay has allowed its urban footprint to expand in a low-density highly dispersed web that is more costly to service and provide efficient infrastructure such as water and sewer as well as public transit.  The recent spate of population growth as well as the availability of provincial and federal money for housing means that Thunder Bay could be making some major strides building density in its core urban areas.  This of course would complement the rather large dollar amounts that have recently been expended for urban redevelopment projects in the downtown cores such as the North Core Streetscape Project and the Victoria Avenue Revitalization.

Alas, in its haste to meet federal and provincial housing targets and obtain government money, Thunder Bay is on the verge of yet again squandering the opportunities that have presented themselves by engaging in short term decision making that will build scattered density developments that will sprout like toadstools after a summer’s rain. City officials have noted that they are only 32 percent of the way in meeting their housing targets and must build an additional 1200 units by February 2027 to meet the target of 1,755 housing units. The proposed locations for density development are at 300 Tokio Street, 144 Fanshaw Street, 791 Arundel Street, 211-223 Tupper Street and 224 Camelot Street. 

Of these four proposed locations, three are essentially going to be plonked on available space – often green space – in the midst or immediately adjacent to existing residential areas.  Only one – the Camelot Street location is going to be placed near a downtown core area.  And that is the point.  To date, the large builds on Junot and Fulton have been built in or adjacent to existing lower density residential areas and often at the expense of nearby green space.  Except for Camelot – which is a good location if one is planning to build up core area density – these are all scattered willy-nilly in places where the only option is to drive somewhere to get anything done.

Thunder Bay needs to use this opportunity for growth to be more strategic in how it does its housing if it wants to truly build density.  The density housing projects in this city should be designed to concentrate population near services and amenities, not encourage more time-consuming commuting in the long run, to meet short term funding targets. The density build locations in Thunder Bay should be the two former downtown cores areas of Port Arthur and Fort William and the corridor connecting them that runs along and immediately adjacent to Water/Fort William Road/Simpson Streets and Algoma/Memorial/May Streets.  It is up to the mayor and council to provide this type of directive to its administration because simply asking them to come up with sites for density build will generate the quickest solution rather than a methodical plan for infill.

 

What might such a density corridor look like?  A good example is rooted in the urban renewal studies of the past.  Plate 20 of the 1968 Proctor and Redfern Downtown Fort William Urban Renewal envisioned a Simpson Street with density rental housing as the accompanying figure illustrates. Many of those apartments or condos would likely have sweeping views of the lake and provide for a mix of both premium and affordable units with room for shops, stores and offices on the street level.  Indeed, the recent redevelopment of Simpson Street's road and sewer infrastructure should have presented an opportunity for the consolidation of derelict and underused properties to build the multi-unit buildings the city seems to so desperate o ram through existing residential neighbourhoods and green space.

This opportunity is going to be short-lived and if we simply build things in an erratic short term pattern, we will have to live with the costs for decades to come.  Our municipal politicians need to actually step up and lead for a change by providing direction rather than hide behind bureaucratic processes.  This window of opportunity will not last long.

Addressing Violent Crime in Thunder Bay

Mayor Bill Mauro has gone public in his calls for help in dealing with crime in Thunder Bay.  In reports by Thunder Bay Television and the Chronicle-Journal, the Mayor has called on the federal and provincial governments for assistance in dealing with the spike in violent crime that is afflicting Thunder Bay.  The City of Thunder Bay is hard pressed to deal with the financial impact on the police budget of the recommendations made by the Office of the Independent Police Review Director (OIPRD) to deal with systemic racism and now the spike in gang-related violent drug crime that is underway.

Thunder Bay is experiencing a surge in violent crime that has been underway for a number of years. While overall crime rates are down in Thunder Bay as shown by overall traditional crime rates as well as the Crime Severity index, violent crimes are up. As Figure 1 below shows, overall crime as measured by the Crime Severity Index (Source: Statistics Canada) has fallen from a peak of 126.25 in 1998 to reach 88.25 in 2017.  Violent crime, however is at 145.81 in 2017 and was 122.62 in 1998.  When linear trends are fitted to the data, violent crime has been trending up over time while overall crime severity has been trending down with non-violent crime severity quite flat.

So What Happened to Free Trade with China?

Well, the news this morning was that the anticipated start of free trade talks between Canada and China has now been put off and the two countries will continue to explore whether to launch negotiations.  Given the hoopla that seemed to surround Prime Minister Trudeau's departure for China, it does seem a remarkable turn of events and somewhat of a loss of face.  According to the Globe and Mail, Mr. Trudeau declined to say what had stalled the free trade talks but said that Canada was holding out for a better deal.  Indeed, Canada may also be more wary in the light of reports that competition from Chinese manufacturing has had a negative effect on Canadian manufacturing employment and part of the delay is Trudeau playing to a domestic audience.

Of course, there is probably more to the story.  On the one hand, this could be the Prime Minister once again demonstrating to the Americans on the eve of the NAFTA talks in Montreal that Canada is prepared to walk away from a trade deal if it does not get a good deal.  Indeed, the Globe story noted that Canada wants a broader deal with China whereas China seems interested in a more "pared-down" deal.  If this is the case, then China will no doubt not be amused by being used as a negotiating ploy thereby making future negotiations more prickly. 

Still  perhaps the stumbling point was more on China's side.  From China's perspective, if they expect NAFTA to fall through then they may see it as improving their bargaining position with respect to Canada in any trade talks.  Waiting out the NAFTA negotiations to see if they fall through is a prudent strategy from their perspective and swooping in afterwards when Canada "needs" the deal more can be to their advantage if indeed what they want is a pared-down deal.

In any event, Canada is a small open economy and quite dependent on international trade.  Playing these type of negotiating tactics - if that is what they are - may actually make our life more difficult on the international stage.  On the other hand, what is going on here may simply be beyond Canada's control and Trudeau is simply reacting as best he can to moves on the part of both China and the United States acting in their own perceived best interests.