It’s a funny title in some ways, but this brief introductory description, followed by the first paragraph, might clarify the intent:

Using the Wikipedia model, along with modular housing, to solve homelessness: As web 2.0 development has shown, people are able to unleash creativity and energy when they see how to move forward and get things done from the bottom up.

Vancouver architect Gregory Henriquez wants to tackle Vancouver’s crisis of homelessness with temporary modular housing. Homelessness, he points out, is growing at a much faster rate than housing can be built, which basically means that housing production should speed up. The problem is that traditional housing construction can’t.

So, the gist is that it’s another attempt on my part to shift our thinking away from “let government do it” to “let the people do it.” If we have a group of people who’ve become systematically beaten down (sometimes through their own bad choices, sometimes through the bad choices others made for them), does it make sense to keep them passive and in a state of learned helplessness, or is it better to help people move – step by step – toward autonomy? (That’s a rhetorical question, by the way. I know what my answer is.) Henriquez tried to make a case for what he called “Stop-Gap Housing,” and it makes a lot of sense in our housing market (which is both imploding in some ways, while still incredibly unaffordable at the same time).

I also, in this article, try to get a “2.0″ kind of thinking focused on bricks and mortar (literally), which is something that’s badly, badly needed in land use and development. There have actually been some great historical precedents for that kind of fluid thinking, in particular Archigram’s DIY City concepts (I blogged about this and my ideas and responses around “housing 2.0″ here).

I’m not sure the Victoria readership appreciated all the weirdo references I threw out in this piece, but everyone should get out of their comfort zone occasionally, right?

Note: The March article, Victoria’s Urban Forest, is also up on Scribd, and I’ll blog a short post on that one tomorrow.

You heard about it first back in September of 2008 when Housing and Social Development Minister, Rich Coleman, announced the province would increase the limit on wood-frame construction from four to six storeys by the beginning of this year. Since then, a detailed and intensive round of consultations and studies were undertaken looking at everything from seismic testing and wood shrinkage to fire fighting capacity. Also tied to this initiative is the government’s focus on finding ways to reduce greenhouse gas emissions. Minister Coleman asserts six storey wood-frame buildings allow us to reap “the environmental benefits of density while preserving the character of [our] communities.”

Come find out where the conversation started, what questions and answers popped up along the way, and whether or not six-storey wood-frame has been both safe and successful in any area comparable to Victoria.

First, I found it useful to see the frame (as it were) for building codes. Their roots lie in disasters – London’s Great Fire, or incidents involving New York City’s firefighters or earthquakes up and down the Pacific Rim of Fire.

Seeing that frame made me think about how building codes are reactive creatures, and how once they’re in place, they stay in place. This happens even if they outlive their usefulness because there’s no apparent reason to shift them. Fires and earthquakes are never “outlived,” of course, which means that the only good reason for a code to outlive its usefulness is if building technology shifts in a significant way. But then it’s a major effort to do the shifting because fires and earthquakes obviously don’t change their nature.

For some silly reason, I had always thought about codes as something proactive (not reactive), as something that pushes us or builders toward better quality. Their reactive quality had escaped me. So, ok, reality check: codes are not proactive, generally. They are essentially reactive creatures. That was the first part that made me go “hmm.”

For if it’s the case that the code is reactive, there have to be equally compelling reasons to shift it. This moves the heavy lifting into the court of the proponents who want to revamp the code to allow for changes, in this case to allow six-story wood construction.

Readers in other countries where more-than-four-story wood construction is already a given, bear with me. It’s a whole new frontier here.

Speaker Trudy Rotgans correctly noted that, given some of the hoarier aspects of our building code, some assumptions about the code are “worth challenging.”  And indeed they were when Rich Coleman (Minister for Housing, BC) approved the amendment for wood construction on January 9, 2009 (effective April 6, 2009).

As she delivered her presentation, questions regarding the government’s motivation to change the code arose almost immediately, and Rotgans answered that certainly, the Canadian Wood Council (an industry goup) has been working on these revisions for several years. There’s nothing wrong, in my view, with admitting that BC’s forest industry could benefit from the leveling of a playing field that currently favors one material over another (concrete and steel over wood) for mid-rise construction, or for the government to look for ways to help one our key industries.

But by lessening some of the code’s more reactive measures, the government hasn’t simultaneously built into the revamped code anything proactive in my naive sense of the term: there’s nothing in there, from what I could gather from today’s presentation, to ensure quality. When (in my May 13, 2008 entry) I linked to E3 Kaden + Klingbeil’s Berlin project (7 storey wood construction, video here), I was thinking of quality wood construction.

No builder here would get any benefit – time, money – from building like they do in Berlin. It’s more likely that the usual techniques – relatively slight wood-framing, plywood sheathing, fibreglass between the studs, and drywall to finish the interior – will be used. And if that’s the case, then you have to wonder whether it’s worth it.

It won’t necessarily be cheaper to build in wood with quality craftsmanship and attention to the building’s durability, its sound-proofing and fire-proofing aspects. (The Berlin building is certainly durable, it must be as good as sound-proof, and it doesn’t look like fire could do much damage. It has LEED or environmental advantages, but I wonder whether the financial bottom line was that much better than an equally good concrete building’s.)

Yet a desired cost-advantage was what had some of us wishing for the mid-rise initiative. We have a housing crisis, and many of us hoped that it would prompt builders to take advantage of savings to construct more housing at a lower cost, whether rental housing or condos.

So that brings us back to code: the architects and builders I spoke to after the lunch were skeptical. As one of them put it, “who’s going to go first?” Who will build – using the North American West’s notorious (imo) fast-food equivalent of suburban house construction techniques to build 6-story condos or apartments? Which insurer of home buyers will back it? Which builders’ organization will?

I’m usually relentlessly optimistic, but today’s presentation didn’t convince me. By simply taking away some of the reactive aspects of the code, the framers of the new amendments didn’t put anything proactive in place. It’s left to the builders themselves to re-invent the wheel, and it’s going to be an expensive wheel (so there goes the affordable housing hope) if they go the quality route.

I think most builders want to build quality. The diehard cynics who think everyone is on the make 24/7 will disagree, arguing that builders are waiting for a chance to throw up crap. That’s untrue. From what I sensed in today’s crowd – and it was a sold-out event – there was a real measure of disappointment that these building code amendments don’t really show a way forward.

Regardless of where you stand on the issues surrounding homelessness, shelters, affordable housing, and what to do about people who are mentally ill or drug addicted, there’s one thing that struck me in the news item.  It showed once again that Canadian cities don’t have the autonomy they need, and that they will continue to face unique problems because of this lack.

I’ve written several times that it’s wrong that cities in Canada are “creatures of the Provinces” that don’t have real powers while simultaneously the senior levels of government have downloaded (or offloaded, the terms are used interchangeably) more and more responsibilities to them.  Trying to solve homelessness with the limited abilities to raise money that cities in Canada have is a huge challenge.  Compound this with problems posed by people who are seriously mentally ill or drug addicted, and you get a quagmire.

Quagmire, as in beyond “mere” crisis.

Tracey, the woman who died, was approached three times by Vancouver police and asked if she would come inside into a shelter.  She refused, and got quite angry by the third try, which took place around 12:30 a.m. Dec.19.  By 4:30, she had set herself alight.  What’s the city to do?

Here’s what the article says:

[Gregor] Robertson [Vancouver's newly-elected mayor] is considering other ways to remove mentally ill people from the streets in life and death circumstances.

“We can’t literally let people die on our streets that can’t take care of themselves,” he said. “That’s immoral in my mind.”

One of the options is a program called “Code Blue,” where outreach workers can forcibly bring people inside if they’re believe to suffer from mental illness. It’s used in New York when temperatures dip below -9 C.

“It is something to look at,” says Rev. Bruce Curtiss of Vancouver’s Union Gospel Mission. “If someone is out there and not in a capacity for whatever reason.”

A final decision could not be made by the city and would rest with B.C.’s provincial government. There’s concern a Canadian version of Code Blue would be unconstitutional.

“The issue there really is ‘are we barred by the charter of rights and freedom from implementing that particular system or is there some other approach that our government could use to help someone like this individual?’” said B.C. Solicitor General John Van Dongen.

Yes, and while the B.C. Solicitor General studies the problem and the city consults with its lawyers, more people will die.

Remember that Vancouver, alone among Canada’s cities (at least in the West) has a Charter of its own, and therefore more autonomy than other Canadian cities.  (It’s a unique fluke that Vancouver has a charter, as far as I understand it. Lucky Vancouver.)

But even Vancouver is hog-tied, if not by the Province (of which, even with a Charter, it is still a “creature”), but also by Canada’s Charter of Rights and Freedoms, which seems to have been concocted at a heady time when all freedoms (especially in the abstract …sorry, do I sound jaundiced?) seemed like a great idea and no one considered that cities would be the refuge of people who are homeless – a difficult enough situation in itself – but who might also pose extra challenges if they are in addition mentally incapacitated or drug addicted to the point where they will simply die on the street unless forced to survive (by being sheltered).

Oh, and don’t forget: Canadian cities are supposed to “solve” all this downloaded misery with 8-cents from every dollar that Canadians pay in taxes, and with property and business taxes they collect from the folks in their municipality. They can’t float bonds and they can’t collect income or consumption taxes.

Quagmire.

What a society… No federal housing policy in Canada, obviously nothing much on the Provincial level — and yet the Province is swimming in money, with new gas exploration licenses bringing in something on the order of half a billion dollars?

Look, the cities are bearing the brunt of this crisis. Memo to Province: fix it! Give the cities the tools, kick municipal leaders into action in the right way, do whatever is needed.

Victoria’s problems around homelessness are growing all the time, too — see Rob Randall’s blog entry on the proposed Ellice Street shelter relocation: authorities are telling the neighbours they expect the count of people who are homeless to decline in number. Well, I doubted that when I read it then, but in the wake of Bula’s article now, I really doubt it.

Going higher … using wood
Canwest News Service
Published: Tuesday, May 13, 2008

A plan by the province to raise the minimum height for wood-framed apartment buildings to encourage more use of the province’s timber is receiving strong support from builders.

Premier Gordon Campbell told mayors attending a Whistler convention he wants to support the province’s forest industry by allowing the construction of wood-framed condominiums above the current four-storey limit.

Housing Minister Rich Coleman told the Canadian Home Builders’ Association he wants to see wood-framed building up to six storeys high. Coleman said the necessary building code changes could be accomplished through regulatory change and could be in place by September.

B.C. is already pushing the limit under the National Building Code by going as high a four-storeys in wood, said architect Richard Kadulski, but going higher, is doable, he said. [Article here.]

Sean Holman of Public Eye Online asks, “So where did the Campbell administration get the inspiration for this plan?” And answers as follows:

Well, back in February, International Forest Products Ltd. vice president Ric Slaco attended a Campbell administration climate action meeting. And, at the meeting, Mr. Slaco delivered a PowerPoint presentation [*] urging the government to promote British Columbia wood products by making “BC’s Building Code and procurement policies wood-centric” and expanding the province’s wood first policy to private buildings. This, as part of an effort to increase wood product use in construction for both environmentally and economic reasons. Fancy that! [Article here.] [* note: the presentation links to a 30-page PDF, worth clicking through on.]

Hotly debated already are safety issues (fire, seismic issues) and feasibility of building “that high” using wood. But for those willing to brave a bit of German, here’s a link (via Architekturvideo.de) to a company in Berlin (E3 and Kaden + Klingbeil) that’s building the first 7-story building in wood in that city. It’s causing a stir there, too, because people just assume that stone is what endures, concrete is a decent second place, and wood just doesn’t rate — it rots. But if you watch the video, you’ll be convinced that it’s entirely possible. I have to admit that their construction techniques are spectacular, almost over-engineered, and I have no idea whether BC’s builders will be held to quite that sort of standard. If the buildings are to last, however, maybe BC builders and architects should check out the Kaden +Klingbeil video and pick up a few tricks.

Note that current building codes in Berlin allow for wood construction up to 5 stories, so this project (E3) is breaking that barrier.  Note also that it has to meet very stringent fire code regulations: if you watch the video, you’ll see that basically all the wood (except for some ceiling panels) is covered up with thick slabs of fire-blocking material, which is why the building doesn’t look like it’s made of wood.  The architect also talks about how energy efficient the building is, as well as the building method.  There’s a lot of carbon off-setting in this construction material (which is what the BC PDF emphasizes, too).  In addition, the architect mentions that this building took only one third of the time to build as opposed to concrete construction.  In other words, you can get people into housing faster using wood.