Brandon Donnelly
Daily insights for city builders. Published since 2013 by Toronto-based real estate developer Brandon Donnelly.
Brandon Donnelly
Daily insights for city builders. Published since 2013 by Toronto-based real estate developer Brandon Donnelly.

Today is very sad day for Toronto.
After 2 days of debate, City Council voted this afternoon, 24-21, in favor of rebuilding the elevated Gardiner Expressway East (”hybrid” option) that runs along the city’s eastern waterfront.
And once again, Toronto is largely divided. See above image prepared by Joel Eastwood and William Davis.
It’s the old city of Toronto (who uniformly wanted the elevated highway replaced with a boulevard) versus the rest of the city (who for the most part voted for the hybrid).
I can’t begin to tell you how deeply disappointed I am by not only the outcome, but also by how it happened and why it may have happened. For all of our talk about being a progressive global city, today we are clearly not that.
Because more than a vote on what to do with the Gardiner East, today was a vote on how we believe we should be building this city for the future.
When the Gardiner East was first built, the vision was one of fluid private mobility, where it would be possible to quickly circle around and across the city on an endless sea of highways. Detroit was doing it. Baltimore was doing it. Everybody was doing it.
In other words, we were building our environment around the car. And our primary – some would say singular – focus was to ensure that the car could move unencumbered around the city. That’s why Toronto is now home to the busiest and one of the widest highways in the world.
But despite all this, Toronto remains crippled by gridlock. And so does every other big city city in the world that has bet on cars as the solution. Why is that?
Because that model doesn’t work.
The I-10 Katy Freeway in Houston is 26 lanes at its widest point. It is the largest highway in the world by number of lanes. But from 2011 to 2014, commute times in some sections increased by as much as 51%. Is that because they haven’t built enough highway? How much is enough?
By comparison let’s look at a city that has bet on transit as the solution: Tokyo.
The metropolitan area of Tokyo is approximately 37.8 million people. That’s more than the entire population of Canada and by most accounts is the largest urban region in the world. But despite its size, Tokyo is consistently ranked as one of the most livable cities in the world and also one of the most efficiently run.
Interesting.
So when I heard Councillors going on today about how a vote for the “hybrid” is a vote not to increase congestion and gridlock, it became abundantly clear that many – apparently most – people in this city still do not appreciate what it is going to take to get us efficiently moving as this region approaches 10 million people by 2041.
This should not have been a debate about 3 minutes. That, as I’ve said before, is a red herring.
Of course, there was lots of lip service to transit. Many seemed to agree that transit is the future. And some even went so far as to say that removing the Gardiner East and replacing it with a boulevard is the right thing to do, but that we simply can’t do it now because we haven’t made the requisite investments in transit.
If transit is truly what we want, then we why don’t we take the boulevard savings and put it directly into transit?
To me it’s like saying: I really want to be homeowner, but I can’t afford it right now. So instead, I’m going spend more on rent so that I can burn through more money and make it even more difficult for myself to eventually become a homeowner.
Because that is what happened today.
We voted to overspend on a stretch of elevated highway that is used by a small sliver of downtown commuters (~3%), instead of replacing it with a cost-effective surface boulevard (with similar road capacities) and then prioritizing the proven solution to urban congestion: transit.
At the same time, we also made a number of other things clear in today’s vote.
We made it clear that cars matter more than our city’s public realm; that cars matter more than our waterfront revitalization plans; that cars matter more than our environment and our “efforts” to reduce GHG emissions; and, frankly, that cars matter more than our overall quality of urban life.
I believe that cars will always be a part of our cities, but I don’t believe in putting them ahead of you and I. I guess old habits die hard. That my friends, really sucks.
Today on Architect This City, we have a guest post by Darren Davis, who is a transport planner in Auckland, New Zealand. He’s a regular commenter on this blog, and I know he’s been following the Gardiner East debate quite closely – as many urbanists around the world are. I appreciate him offering and taking the time to write this piece. Thank you.
——————————–
The decision this month on whether to demolish the Gardiner East Expressway and replace it with a surface boulevard or to rebuild it with a similar elevated structure will be a watershed moment for Toronto, akin to the decision not to have freeways in the urban core of Vancouver in the late 1970s.
There are numerous good reasons why removing the Gardiner East elevated structure is the right move for Toronto, covered previously by The Globe and Mail and in the Council for Canadian Urbanism’s open letter to Toronto City Council. If you aren’t aware of these, I strongly recommend reading them.
Also of note are two things:
Just 3% of Downtown commuters drive on the Gardiner Expressway East, a tiny fraction of the 68% who arrive Downtown on public transit.
The “remove” option does not reduce traffic capacity over the “hybrid” option but could reduce travel speeds in uncongested conditions (read on for why I don’t think that this will happen in real life).
However, one element of this debate that has not got much airtime is the transportation modelling that claims an additional two to three minutes travel time with the “remove” option over the “hybrid” option which retains the elevated expressway in a slightly modified form.
Toronto Mayor John Tory has stated that "I didn’t get elected to make traffic worse. And let’s be clear, removing that piece of the Gardiner will almost certainly make traffic worse.” But is it in fact true that demolishing the Gardiner Expressway East will make traffic worse as the transportation modelling claims?
The key thing to understand is that transportation modelling, which tries to predict future travel times, is the product of a bunch of assumptions which may not in fact be borne out in real life.
For example, the effect of induced traffic, where additional traffic capacity leads to additional traffic being attracted to the route, is reasonably well known but generally not factored into transportation modelling. Induced traffic happens because increased travel speeds attracts traffic that would have otherwise avoided the route at congested times; attracts people to drive where they previously used other modes and encourages trips that would not otherwise have taken place. The effect of induced traffic is to quickly nullify the benefits of adding traffic capacity.
However, what is less well known is that the reverse happens where there is either a reduction in traffic capacity (not the case in Toronto as the “remove” option retains the same traffic capacity) or speed.
This is because in this situation, four things happen:
Some travel re-routes. The “remove” option with a widened Lakeshore Boulevard as part of the street grid simply gives more ability for traffic to re-route away from congestion over an elevated expressway structure where drivers are literally trapped until they reach their exit.
Some travel re-times. Some people will retime trips to avoid congested travel times, such as starting and/or finishing work at less congested times.
Some travel changes mode. Some people will be encouraged to change mode by the perceived worsening in traffic conditions.
Some travel is avoided entirely. Some people will choose not to travel at all in the peak of the peak. For example, this could take the form of working from home or shopping on the internet instead of by car.
Transportation models only take into account the first item but not the others. The modelling is also sensitive to traffic growth assumptions and assumed mode split and trip distribution. Often transportation models assume continued growth in car travel even though per capita kilometres travelled peaked about a decade ago.
While this may all sound well and good theory, does this actually happen in practice?
In Auckland city centre, we have extensive experience with the reallocation of road space away from general traffic. Many busy key city centre approach routes have had general vehicle lanes reduced to make way for bus lanes (which generally carry around 65-70% of the people moving capacity of the street).
This has involved up to a 50% reduction in private vehicle capacity (whereas in Toronto, the “remove” option retains the same traffic capacity but may slow throughput). Auckland has done two of these in the past twelve months – both involved converting a general traffic lane to a bus lane.
Don’t get me wrong: There is sometimes pain at implementation with about a three week period of congestion as car drivers adapt to the new reality - and most likely negative media coverage will accompany this. But after about a month, equilibrium will be restored and life will continue much as it did prior to the change.
Part of this is that there will be various “optimisations” during this introductory period where signal timings are adjusted and other tweaks made – the sort of tweaks that can only be fine-tuned in a real world situation. But a bigger part of this is that the four factors above - re–routing, re-timing, mode change and avoided travel - come into play.
I cannot overemphasise enough that life will return to normal surprisingly soon if the Gardiner East Expressway is demolished and replaced by a widened Lakeshore Boulevard.
My advice
When people talk about two to three minutes of extra travel time, take the foregoing into account and take those claims with the very big grains of salt that they deserve. If Toronto makes the right choice and chooses the “remove” option, my bet is that the biggest surprise of all will be how little difference it makes to peak travel times for the 3% of Downtown commuters who used to use the Gardiner Expressway East.
Disclaimer
The author of the above post is an employee of Auckland Transport, however, the views, or opinions expressed in this post are personal to the author and do not necessarily represent the views of Auckland Transport, its management or employees. Auckland Transport is not responsible for, and disclaims any and all liability for the content of the article.

Today is very sad day for Toronto.
After 2 days of debate, City Council voted this afternoon, 24-21, in favor of rebuilding the elevated Gardiner Expressway East (”hybrid” option) that runs along the city’s eastern waterfront.
And once again, Toronto is largely divided. See above image prepared by Joel Eastwood and William Davis.
It’s the old city of Toronto (who uniformly wanted the elevated highway replaced with a boulevard) versus the rest of the city (who for the most part voted for the hybrid).
I can’t begin to tell you how deeply disappointed I am by not only the outcome, but also by how it happened and why it may have happened. For all of our talk about being a progressive global city, today we are clearly not that.
Because more than a vote on what to do with the Gardiner East, today was a vote on how we believe we should be building this city for the future.
When the Gardiner East was first built, the vision was one of fluid private mobility, where it would be possible to quickly circle around and across the city on an endless sea of highways. Detroit was doing it. Baltimore was doing it. Everybody was doing it.
In other words, we were building our environment around the car. And our primary – some would say singular – focus was to ensure that the car could move unencumbered around the city. That’s why Toronto is now home to the busiest and one of the widest highways in the world.
But despite all this, Toronto remains crippled by gridlock. And so does every other big city city in the world that has bet on cars as the solution. Why is that?
Because that model doesn’t work.
The I-10 Katy Freeway in Houston is 26 lanes at its widest point. It is the largest highway in the world by number of lanes. But from 2011 to 2014, commute times in some sections increased by as much as 51%. Is that because they haven’t built enough highway? How much is enough?
By comparison let’s look at a city that has bet on transit as the solution: Tokyo.
The metropolitan area of Tokyo is approximately 37.8 million people. That’s more than the entire population of Canada and by most accounts is the largest urban region in the world. But despite its size, Tokyo is consistently ranked as one of the most livable cities in the world and also one of the most efficiently run.
Interesting.
So when I heard Councillors going on today about how a vote for the “hybrid” is a vote not to increase congestion and gridlock, it became abundantly clear that many – apparently most – people in this city still do not appreciate what it is going to take to get us efficiently moving as this region approaches 10 million people by 2041.
This should not have been a debate about 3 minutes. That, as I’ve said before, is a red herring.
Of course, there was lots of lip service to transit. Many seemed to agree that transit is the future. And some even went so far as to say that removing the Gardiner East and replacing it with a boulevard is the right thing to do, but that we simply can’t do it now because we haven’t made the requisite investments in transit.
If transit is truly what we want, then we why don’t we take the boulevard savings and put it directly into transit?
To me it’s like saying: I really want to be homeowner, but I can’t afford it right now. So instead, I’m going spend more on rent so that I can burn through more money and make it even more difficult for myself to eventually become a homeowner.
Because that is what happened today.
We voted to overspend on a stretch of elevated highway that is used by a small sliver of downtown commuters (~3%), instead of replacing it with a cost-effective surface boulevard (with similar road capacities) and then prioritizing the proven solution to urban congestion: transit.
At the same time, we also made a number of other things clear in today’s vote.
We made it clear that cars matter more than our city’s public realm; that cars matter more than our waterfront revitalization plans; that cars matter more than our environment and our “efforts” to reduce GHG emissions; and, frankly, that cars matter more than our overall quality of urban life.
I believe that cars will always be a part of our cities, but I don’t believe in putting them ahead of you and I. I guess old habits die hard. That my friends, really sucks.
Today on Architect This City, we have a guest post by Darren Davis, who is a transport planner in Auckland, New Zealand. He’s a regular commenter on this blog, and I know he’s been following the Gardiner East debate quite closely – as many urbanists around the world are. I appreciate him offering and taking the time to write this piece. Thank you.
——————————–
The decision this month on whether to demolish the Gardiner East Expressway and replace it with a surface boulevard or to rebuild it with a similar elevated structure will be a watershed moment for Toronto, akin to the decision not to have freeways in the urban core of Vancouver in the late 1970s.
There are numerous good reasons why removing the Gardiner East elevated structure is the right move for Toronto, covered previously by The Globe and Mail and in the Council for Canadian Urbanism’s open letter to Toronto City Council. If you aren’t aware of these, I strongly recommend reading them.
Also of note are two things:
Just 3% of Downtown commuters drive on the Gardiner Expressway East, a tiny fraction of the 68% who arrive Downtown on public transit.
The “remove” option does not reduce traffic capacity over the “hybrid” option but could reduce travel speeds in uncongested conditions (read on for why I don’t think that this will happen in real life).
However, one element of this debate that has not got much airtime is the transportation modelling that claims an additional two to three minutes travel time with the “remove” option over the “hybrid” option which retains the elevated expressway in a slightly modified form.
Toronto Mayor John Tory has stated that "I didn’t get elected to make traffic worse. And let’s be clear, removing that piece of the Gardiner will almost certainly make traffic worse.” But is it in fact true that demolishing the Gardiner Expressway East will make traffic worse as the transportation modelling claims?
The key thing to understand is that transportation modelling, which tries to predict future travel times, is the product of a bunch of assumptions which may not in fact be borne out in real life.
For example, the effect of induced traffic, where additional traffic capacity leads to additional traffic being attracted to the route, is reasonably well known but generally not factored into transportation modelling. Induced traffic happens because increased travel speeds attracts traffic that would have otherwise avoided the route at congested times; attracts people to drive where they previously used other modes and encourages trips that would not otherwise have taken place. The effect of induced traffic is to quickly nullify the benefits of adding traffic capacity.
However, what is less well known is that the reverse happens where there is either a reduction in traffic capacity (not the case in Toronto as the “remove” option retains the same traffic capacity) or speed.
This is because in this situation, four things happen:
Some travel re-routes. The “remove” option with a widened Lakeshore Boulevard as part of the street grid simply gives more ability for traffic to re-route away from congestion over an elevated expressway structure where drivers are literally trapped until they reach their exit.
Some travel re-times. Some people will retime trips to avoid congested travel times, such as starting and/or finishing work at less congested times.
Some travel changes mode. Some people will be encouraged to change mode by the perceived worsening in traffic conditions.
Some travel is avoided entirely. Some people will choose not to travel at all in the peak of the peak. For example, this could take the form of working from home or shopping on the internet instead of by car.
Transportation models only take into account the first item but not the others. The modelling is also sensitive to traffic growth assumptions and assumed mode split and trip distribution. Often transportation models assume continued growth in car travel even though per capita kilometres travelled peaked about a decade ago.
While this may all sound well and good theory, does this actually happen in practice?
In Auckland city centre, we have extensive experience with the reallocation of road space away from general traffic. Many busy key city centre approach routes have had general vehicle lanes reduced to make way for bus lanes (which generally carry around 65-70% of the people moving capacity of the street).
This has involved up to a 50% reduction in private vehicle capacity (whereas in Toronto, the “remove” option retains the same traffic capacity but may slow throughput). Auckland has done two of these in the past twelve months – both involved converting a general traffic lane to a bus lane.
Don’t get me wrong: There is sometimes pain at implementation with about a three week period of congestion as car drivers adapt to the new reality - and most likely negative media coverage will accompany this. But after about a month, equilibrium will be restored and life will continue much as it did prior to the change.
Part of this is that there will be various “optimisations” during this introductory period where signal timings are adjusted and other tweaks made – the sort of tweaks that can only be fine-tuned in a real world situation. But a bigger part of this is that the four factors above - re–routing, re-timing, mode change and avoided travel - come into play.
I cannot overemphasise enough that life will return to normal surprisingly soon if the Gardiner East Expressway is demolished and replaced by a widened Lakeshore Boulevard.
My advice
When people talk about two to three minutes of extra travel time, take the foregoing into account and take those claims with the very big grains of salt that they deserve. If Toronto makes the right choice and chooses the “remove” option, my bet is that the biggest surprise of all will be how little difference it makes to peak travel times for the 3% of Downtown commuters who used to use the Gardiner Expressway East.
Disclaimer
The author of the above post is an employee of Auckland Transport, however, the views, or opinions expressed in this post are personal to the author and do not necessarily represent the views of Auckland Transport, its management or employees. Auckland Transport is not responsible for, and disclaims any and all liability for the content of the article.
“If the decision ultimately of the council is to support the hybrid I think frankly it’ll be a major step backwards and you’re going to miss a once in a lifetime opportunity, and I’ll be very frank, we’ll be the laughingstock of the world.”
-Paul Bedford, former chief planner of Toronto
As many of you I’m sure know, I have been a vocal and passionate supporter of removing the eastern portion of the elevated Gardiner Expressway in downtown Toronto. I have written about it so many times that a lot of you are probably sick of hearing about it.
I’m sorry if that’s the case. But it’s a hot and important topic in Toronto right now. We’re just over 3 weeks away from City Council finally making a decision. That is scheduled to happen on June 9th and/or 10th.
For the most part though, I was pretty confident that we would ultimately make what many of us believe is the right decision. But then this past week Mayor John Tory went public in his support for the “hybrid” option, which is basically to rebuild the elevated expressway in a slightly different configuration. And that really upset me.
Here’s what that looks like (versus the remove option shown at the top of this post):

Have we learned nothing from our past city building mistakes?
Since that announcement, I went on Twitter every night this week to check out the discussions that were happening around #GardinerEast. And every night it got me so worked up that I then had trouble falling asleep. I have since stopped reading about the Gardiner East before bed.
But rather than just get frustrated, my friend (a fellow city builder named Stephen Job) and I decided to do something about it and create a petition using Change.org.
It is a petition that we will ultimately be sending to Toronto’s entire City Council prior to their June 9 meeting and we hope that you will consider signing it and sharing it with your network – regardless of whether or not you happen to live in Toronto. (Although it’ll certainly help if you’re a taxpayer and voter in the City of Toronto.)
We just finished getting it up and you can check it out and sign it by clicking here.
Images: Toronto Star
“If the decision ultimately of the council is to support the hybrid I think frankly it’ll be a major step backwards and you’re going to miss a once in a lifetime opportunity, and I’ll be very frank, we’ll be the laughingstock of the world.”
-Paul Bedford, former chief planner of Toronto
As many of you I’m sure know, I have been a vocal and passionate supporter of removing the eastern portion of the elevated Gardiner Expressway in downtown Toronto. I have written about it so many times that a lot of you are probably sick of hearing about it.
I’m sorry if that’s the case. But it’s a hot and important topic in Toronto right now. We’re just over 3 weeks away from City Council finally making a decision. That is scheduled to happen on June 9th and/or 10th.
For the most part though, I was pretty confident that we would ultimately make what many of us believe is the right decision. But then this past week Mayor John Tory went public in his support for the “hybrid” option, which is basically to rebuild the elevated expressway in a slightly different configuration. And that really upset me.
Here’s what that looks like (versus the remove option shown at the top of this post):

Have we learned nothing from our past city building mistakes?
Since that announcement, I went on Twitter every night this week to check out the discussions that were happening around #GardinerEast. And every night it got me so worked up that I then had trouble falling asleep. I have since stopped reading about the Gardiner East before bed.
But rather than just get frustrated, my friend (a fellow city builder named Stephen Job) and I decided to do something about it and create a petition using Change.org.
It is a petition that we will ultimately be sending to Toronto’s entire City Council prior to their June 9 meeting and we hope that you will consider signing it and sharing it with your network – regardless of whether or not you happen to live in Toronto. (Although it’ll certainly help if you’re a taxpayer and voter in the City of Toronto.)
We just finished getting it up and you can check it out and sign it by clicking here.
Images: Toronto Star
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