Most of us are using the internet and our phones a lot more these days. According to Cloudflare -- who recently published these stats on how the pandemic has impacted internet usage -- traffic is up about 36% in Toronto between early January and late March 2020. Here is a heatmap of the city:

Similar maps are available for other major cities across the world. The red areas are places where internet traffic has declined and the green areas are where internet traffic has increased. Looking at Toronto, you can see that usage in the financial core of the city has, not surprisingly, declined. This makes sense. Most people are now at home using the internet there.

It would be interesting to see some sort of split between residential and commercial usage, because my mind is associating these red areas with businesses. And when you do that, some cities, like Toronto and New York, appear very monocentric; whereas others, like Berlin, appear far more polycentric.

The other thing Cloudfare looked at was internet activity by category (as of March 2020). What is also not surprising is that kids content is way up, and leads by a wide margin. For you real estate folks, you should also note that apartment searches seem to be down and are not far off from air travel. Now would be a suboptimal time to move.

Much of this probably won't surprise you, but it is revealing nonetheless.

This week I have been thinking and reading about monocentric and polycentric cities. In urban real estate economics, the monocentric city model has historically been an important economic model. Developed in the 1960s, it attempts to explain land use in cities with one core, or central business district (CBD).

In its most simplest terms, the model states that as you move further away from that core, land prices will fall. But since retail and employment need to be at the center of large catchment areas, they will remain in the middle, while the residential will naturally spread out.

When you begin to factor in transportation costs, there is an argument to be made for why inner cities neighborhoods were often poorer in North American cities (no car; higher transportation costs) and why the suburbs were often wealthier. In this latter case, the rich wanted to consume more home/real estate and their transportation costs weren’t as significant. They had cars and subsidized highways in which to drive them on.

Of course, there are many ways in which you could argue against the above. Today, urban neighborhoods are some of the most desirable areas in many cities. 

But perhaps the most obvious thing to question is the idea that cities only have one central business district. I mean, just look at all the employment nodes in Toronto. Yes, downtown Toronto is still the dominant zone, but could we really be considered monocentric?

From what I remember, the model had mechanisms for dealing with polycentricity. But at the same time, so much has changed since the 1960s. The central business district with its big department store was only just getting introduced to the likes of fully enclosed, climate-controlled suburban malls. And of course today, we are now living in a world of Amazon Prime and independent workers.

So what does this mean for cities?

Well, as I was reading up on this topic I stumbled upon this diagram by architect Cedric Price (1934-2003):

I wish I knew exactly when this diagram was created, but I wasn’t able to find that online. In any event, the diagram uses different kinds of eggs – boiled, fried, and then scrambled – to explain the urban morphology of cities over time.

In the ancient world, cities had a clearly defined core and a clearly defined perimeter – often a wall for defence (boiled egg). In the 17-19th centuries, cities started to expand outwards through the advent of technologies like rail. This gave them a more irregular shape (fried egg). And then finally, Cedric argues that the modern city had, or would, become all mixed together like scrambled eggs.

I wouldn’t say that our cities have become completely scrambled. But I would agree that we are moving away from the simple fried egg of a city (or monocentric city model). So I guess the big question is really: How scrambled do you think we’ll get?

Jarrett Walker of Human Transit recently published an interesting post talking about downtowns. His argument is that we shouldn’t be planning our transit networks around the traditional notion of a single-centered city.

Here’s a snippet:

So growing a single downtown isn’t the key to becoming a great transit city. Quite the opposite, it’s best to have a pattern of many centers, all generating high demand, and supporting balanced two-way flows between them that let us move more people on less infrastructure.  This is the great advantage of Paris or Los Angeles or the Dutch Randstad over Chicago or Manhattan.

Now, there are many cases where a singular economic center still dominates an urban region. See downtown Toronto. And many will argue that the current economic environment is creating more, rather than less, concentrated urban spikiness.

But at the same time it is quite clear that many of our cities have shifted away from a monocentric model to a polycentric one. 

I mean, just look at all employment nodes that have developed across the Toronto region. The idea that everyone comes downtown in the morning and then leaves in the evening has become an anachronism for many. Early in my career I spent 4 years commuting from downtown to the suburbs.

So what is happening is that our cities need to start performing more like point-to-point networks. This isn’t a new thought. But it’s a lot harder to execute on compared to what many cities have been used to. 

You need a critical density of both residents and employers and the right kind of connectivity to create a true “mobility hub.” In Toronto, you could argue that we really only have one of those and it’s centered around Union Station.

But I think that will change for many cities. And when we do get it right, we will be doing a lot to improve the crippling traffic congestion that so many of our cities are suffering from.