Bold plan to renew coastal suburbs

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VARIETY: Collage showing a lively McCormacks Bay area.

REVAMPED: Spruced up Redcliffs shops proposed.

RENEWAL: Artists impression of Beachville Rd, Redcliffs.

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The reopening of the causeway linking Ferrymead to Sumner this week could be the first step in a multimillion-dollar makeover for the coastal suburbs.

The Christchurch City Council is seeking public feedback on its draft master plan for the area from the Ferrymead Bridge to Marriner St, Sumner under bold plans to rejuvenate Christchurch’s quake-damaged suburban centres.

The bay suburbs were among those hardest hit by the quakes.

Roads and bridges were severely damaged, while rockfalls and landslides destroyed many homes, businesses, and community facilities.

The Main Rd causeway has been closed for repairs since April, but is expected to reopen to traffic on Friday. Since the quakes, the number of people living in the Mt Pleasant, Moncks Bay and Sumner area has fallen by about 15 per cent, and the local workforce has dropped by 20 per cent.

Many local businesses and sports clubs have reported a noticeable decline in patronage as a result of the population decline and concerns remain about the potential economic and community implications should Redcliffs School not reopen.

Separate master plans have already been produced for the Sumner Village and for the Ferry Rd corridor through to Ferrymead bridge.

This draft master plan proposes redesigning Scott Park for windsurfing and watersports, redeveloping the two local shopping areas, building a new community centre, and improving public access to Moa Bone Cave.

It also incorporates the first stage of the Ferrymead to Sumner coastal pathway, for which the council has earmarked $9.9 million in its three-year plan.

“We have a clear steer from the community that people are keen to see the potential of the estuary and the beach enhanced through accessible, open, well-designed spaces,” said Christchurch City Council urban design and regeneration unit manager Carolyn Ingles.

People have also said they want to see the two local shopping areas developed as safe, welcoming places to visit and shop, with improved parking, transportation networks and streetscapes.

“The draft plan reflects these ideas by proposing streetscape enhancements such as landscaping and integrated seating to unify the Redcliffs village centre,” said Ingles. Through the plan it was also proposed to reinforce the role of Soleares Ave/McCormacks Bay as a community hub for the hill suburbs around Mt Pleasant.

“One of the suggested actions is to rebuild the Mount Pleasant Community Centre and kindergarten on their existing sites, but repositioned to create a centralised, multi-use place for the community to access a range of social and recreational activities.

“This initiative will also promote dual use of the forecourt space for parking and events, such as the farmers’ market,” Ingles said.

Fulton Hogan has already built a separated four metre-wide sealed path for pedestrians and cyclists along the causeway, which will be incorporated into the 6.5-kilometre coastal pathway.

Elements such as lighting, street furniture and more extensive planting will come once the coastal pathway concept designs are finalised and construction begins.

The public will then have until November 22 to lodge submissions on the draft master plan with the council.

INFO SESSIONS

Drop-in sessions where people can find out more about the draft master plan are being held next Monday, November 4, from 3.30 to 6.30pm, at Christchurch Yacht Club in Moncks Bay and next Wednesday, November 6, from 3.30 to 6.30pm, at the Mt Pleasant Yacht Club in Scott Park. 

– © Fairfax NZ News

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SPRINGFIELD — The city may ask residents to pay more in fees or taxes down the road, as leaders have resumed their discussion on how to pay to maintain and repair aging municipal streets.

The City Council on Monday night asked its staff to bring back funding options early next year to examine before elected officials commit to a poll of residents’ opinions.

Those options may include bonds with or without voter approval, an increase in the city gas tax or a new street utility fee, although the city has faced roadblocks when floating such proposals previously.

Councilors aren’t slamming on the accelerator with a fee or tax proposal because they recognize that it could be unpopular in light of the soft economy and voter fatigue with taxes.

Voters approved tax measures for public safety and parks last year and will decide on a Springfield School District $62.5 million bond measure next month.

“The voters are feeling the pinch, and so we’re going to have to be very thoughtful about how we do this,” Councilor Hilary Wylie said.

City officials now estimate that an additional $3.5 million to $4.5 million a year is required to properly maintain Springfield’s streets. Backlogged maintenance and repairs total $22 million, the city said.

A 2010 survey found that 39 percent of local streets were in fair or good condition compared with 77 percent four years earlier. City employees are working on newer statistics.

City officials stress that it will cost more to repair streets the longer the work is delayed. Cracks allow moisture to seep in and erode the roadbed. They multiply and become more severe if left untreated, leading to potholes and signaling that a costly reconstruction project is needed, often involving excavation to a depth of a foot or two.

Councilor Bob Brew said he favors a funding package that would repair and maintain streets for a longer period of time.

“Let’s make sure that we take a big enough bite of the apple so we’re not back in four years saying, ‘We guessed wrong,’” he said.

The City Council approved a 3 cent city gas tax in 2003 that would generate enough money to care for local streets for four years. In 2008, an appointed panel recommended a $1.75 monthly fee per household for street upkeep, but that met a wall of opposition from the Springfield Utility Board, which would have collected the fee.

The council discussed unilaterally enacting a 4 cent increase in the city gas tax the following year, but it instead referred to the ballot a 2 cent gas-tax raise after the Oregon Petroleum Association said it would gather signatures to bring the tax to a vote. Voters resoundingly defeated that measure.

Last year, city officials decided against asking voters to approve a property tax levy for street repairs and instead continued a public education campaign.

Surveys had found that residents failed to understand why officials should spend money on streets that appeared to be in good shape, the city said. Officials made presentations and attended community events to drive home two points: that the look of a stretch of a street is an unreliable indication of its condition, and that the costs to maintain and repair streets are exceeding the available money. They also worked with a videographer to produce a video played on the local public access channel and the kiosk at the Gateway Mall.

Employees said the residents’ response to this outreach was favorable and they offered ideas and suggestions to raise money for local streets.

The city has done only minor street maintenance for the past several years. The city is budgeted to spend $5.4 million on street operations during the current fiscal year, but officials say there’s little money left over for street work after paying for staffing to do street sweeping, landscaping and engineering, and paying for electricity for traffic signals and street lights. The city does repair work if a street poses a hazard.

Most of the street operations funding comes from state and city fuel taxes.

deteriorating roadways

Springfield streets in the most need of an overlay:

Lindale Drive, Laura Street to Pheasant Boulevard

Second Street, T Street to U Street

North Cloverleaf Loop, 952 N. Cloverleaf to Oakdale Avenue

Dornoch Street, Dornoch to Lochaven Avenue

Shady Lane Drive, T to U

Shady Lane, U Street to V Street

Postal Way, Gateway Street to Gateway Loop

Gateway Loop, Postal Way to Gateway Street

Shelley Street, Laura Street to Don Street

Pheasant, Lindale Drive to Harlow Road

F Street, First Street to Pioneer Parkway West

F, Pioneer Parkway to Pioneer Parkway East

G Street, Mill Street to First Street

First, First to F

First, F to G

South 14th Street, South A Street to South B Street

23rd Street, G to Duben Lane

A, 21st Street to 22nd Street

A, 22nd to 23rd

I Street, Mohawk Boulevard to 16th Street

South 44th Street, T to Main Street

South 44th, Aster Street to South 43rd Place

South 44th, South 43rd Place to Camellia Street

South 47th Street, Main to Aster

South 49th Place, 241 Aster to 247 S. 49th Place

S. 49th, 289 S. 49th Place to Bluebelle Way

62nd Place, from Main Street to A Street

Source: City of Springfield

Downtown development, Ralston Avenue traffic and safety, and the city’s regulatory powers are some of the top concerns of those seeking the seats for a four-year term on the Belmont City Council on Nov. 5.

There are six candidates seeking three open seats. Incumbent Warren Lieberman is running for re-election. Other candidates are Gladwyn d’Souza, Charles Stone, Kristin Mercer, Mike Verdone, and Eric Reed. 

In this six-part series, Patch asks each candidate the same two questions to help voters gain better insight into some of these issues. 

Each candidate’s answers are arranged individually, in reverse alphabetical order by the candidate’s last name. Today’s candidate is Eric Reed.

Eric L Reed 
Occupation: Father / Biotechnology Director
Former Planning Commissioner, City of Belmont, 2008-2013
AYSO Coach
Belmont 4-H Project Leader
MBA, Santa Clara University
Associate Director, Genentech, Inc.
Supervisorial District Lines Advisory Committee, Alternate.

1. What differentiates you from the other candidates?

Each candidate in this race brings with him/her a unique perspective on issues and a desire to improve Belmont.  My perspective has been shaped by my experiences. I’ve lived my whole life in San Mateo County and I’ve seen how proactive economic development strategies can rejuvenate a city and I know we can do that in Belmont.  

Working for a global biotech company for 23 years (Genentech) has helped me understand how innovation drives success and the positive impact that can have on a community.  I have also learned that effective collaboration is the way to solve problems.  

As a Belmont Planning Commissioner (for 5 years), I was able to see the impact that our planning processes and regulations have on homeowners and businesses and I understand that those impacts are not always positive.  Lastly, being a father and a homeowner has helped me understand how critical it is that we continue to support our schools and how important the City-School Board relationship is.

2. How would you improve the downtown area that we already have? Given a limited budget, what ideas do you have to perk things up and make some immediate improvements?

Major improvements to Belmont’s downtown will only come with robust development, but we can improve downtown with a modest investment.  
City-owned properties (e.g. the auto shop on Hill and ECR) could be screened with trees and landscaping.  An underused patch of ground on Ralston across from Flasner Lane could be turned into a pocket park- trees, grass, benches and bike parking would make it an inviting spot to have coffee or eat lunch. The City could increase the incentive for facade improvements.  

We could study the impact of the closure of Emmett to car traffic and make downtown “walkable.”  Beautifying downtown is important, but it should occur alongside efforts to create solid tactics to spur economic development.  I would start by reforming the Economic Development Committee so City and business leaders alongside residents like you can determine the best path forward for Belmont’s downtown.

Next up…Kristin Mercer (Tues. Oct. 29)

[Editor’s note: Biographical information on each candidate, including a list of endorsements can be found at www.smartvoter.org.]

PORT HOPE – 

When a venerable old house must come down, it’s upsetting to see it just crushed and carted away in bits and pieces.

Rob Green of Green Bros. Construction much prefers the approach of dismantling it with care and reusing the materials. And he learned on a recent Port Hope job that he is not alone.

When the owners of a 148-year-old two-storey brick house at 106 Bruton St. made the difficult decision that it must come down, in order to rebuilt a new home and studio on the site, the neighbours were vocal in their displeasure. Once Green prepared a flyer explaining his approach, he encountered a 180-degree shift in attitude. People even came to the work site to show their support and say thank-you.

Green made the winning bid for the demolition job, but found the owners (and their architect Reno Picini) very receptive to his ideas — the job would still be within budget, but would require a couple of weeks instead of the single day it would typically take to raze a building flat.

“I had my guys take it down board by board, brick by brick,” he said.

When visited last week, the site contained any number of piles where recovered materials had been sorted and set aside for specific purposes. The aluminum waste, for example, will go to Wakely Disposals for scrap metal.

The paving stones from the patio will be used at an appropriate future landscaping job. The stone that made up the foundation is set aside for foundation repairs on other jobs, and perhaps future landscaping.

The roof rafters and roof boards will be reused in another building they are working on, as will the decorative Victorian front door. The pine floorboards were salvaged, cleaned and de-nailed on site, and will go into another heritage project of theirs.

“The floor joists will be remilled in our window-and-sash shop, to be remanufactured into window frames for historic windows,” Green added.

As he explained in a recent Northumberland Today story about a schoolhouse he was renovating west of Centreton, his company treats these old windows to make them more up-to-date. The old paint and stain are completely stripped, the single-pane glass and old weather-stripping are replaced with thermal windows. The old rope-and-pulley mechanism is replaced with a modern spring balance.

In the end, the old window looks the same, but opens and closes as smoothly as one could wish and more effectively keeps the elements at bay.

Some of the old wood, which he refers to as scrap wood or garbage wood, is not of sufficient quality to reuse.

“We are cutting it up for firewood, and grinding it up into wood chips to be used to heat our shop in the wood-chip boiler,” he said.

One thing that especially pleased Green was when he saw that the brick on the home was the rare Port Hope brick that was popular in the 19th century but is no longer manufactured in North America.

As he explained when interviewed about the Centreton job, this material was probably made in a Port Hope-area brick yard. It would have been good quality, though not the best, and it was used in a number of heritage buildings that still stand.

Having a new supply of Port Hope brick is a bonus, augmenting the Port Hope brick he managed to find earlier this year from a derelict drive shed west of Welcome. The owner had wanted it dismantled, and Green did the job free in exchange for the brick.

With his men carefully dismantling and cleaning each brick, the Bruton Street job has added 100,000 lb. of Port Hope brick to his inventory. About 60% of it is headed for a Toronto company called Historic Restorations to go into finishing up the one of the buildings in the historic Distillery District.

The other 40% will stay in Green’s inventory. About 1,500 of the bricks are bound for a project his company has been awarded, rebuilding the front of an historic Walton Street building, which won the approval of the municipality’s Architectural Conservancy of Ontario president Phil Carter

Even the brick and concrete rubble salvaged will go into another project as the base for a driveway — a good solid base to put gravel on top, he said.

The owners insisted on keeping a magnificent spreading 100-year-old chestnut tree. And though another tree was found to be dying and was taken down, the chestnut tree remains in place. And a number of cedar trees, which would typically be dug up and thrown out, have been replanted to fill in gaps in the hedgerow.

“The only thing we couldn’t salvage was the shingles. They went to the dump,” Green said.

But then, that one ton of shingles in the landfill is far preferable to the materials from an entire demolition project.

In the end, it was a three-week job. And thanks to the good work of site supervisor Russ Wright and his thorough safety training, Green is proud to say that his workers sustained not so much as a cut finger despite the hands-on nature of the work.

Green’s biggest hope is that his work will signal to others that this is a sound approach.

“It’s been a really pleasant experience from start to finish,” he said.

“What we are doing, I believe, pays a level of respect to the craftsmen who originally built the house. They put a lot of love and energy into building it. To come and crush it would be like crushing up a valuable painting.”

The neighbours obviously agreed, and showed their approval by helping in various ways like lending a hose to water the tree and allowing them to tap into their hydro supply.

“The whole neighbourhood was extremely co-operative, extremely helpful. In their eyes, we are doing the right thing,” he stated.

cecilia.nasmith@sunmedia.ca

twitter.com/NT_cnasmith

TUCSON, AZ (Tucson News Now) –

People who walk, bike and live on Campbell Avenue between Fort Lowell Road and Grant Road had the chance to see the latest Campbell Avenue Enhancement Project plans at a meeting Monday night.

The construction project will repair sidewalks to make it safer for people to stroll through the area. However, the biggest concern from people at the meeting is that there is not a whole lot of enhancement in the plans to attract people to businesses in the area; that some argue was the original plan.

Residents thought there would be more trees and landscaping because of ideas discussed in the past several years. Project planners say constraints have forced them to do away with much of the landscaping plans.

The nearly one million dollar project is expected to start by mid 2014. The project is being funded by federal dollars and the Arizona Department of Transportation.

Copyright 2013 Tucson News Now. All rights reserved.