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.
It’s a wrap for the 14th annual fresh pow adventure. (Here's a short video.) I’m now on a plane home. But let me tell you, “Japow" did not disappoint. We went for the powder and, without any exaggeration, it snowed every single day. I have never seen snow accumulate as fast as it does on Hokkaido. I now understand why after big storms some people need to leave their house via the second floor. The region gets that much snow in January and February.
Of course, we also got the chance to spend a number of days in Tokyo. When I first visited the city over 20 years ago, I absolutely loved it. And I feel the same way after this trip. Tokyo is up there for me — it’s one of my favorite cities. It’s obviously enormous, but it’s highly livable and it works, really well in fact. So here’s a list of some of the things — both small and big — that I admire about the place and that I think we should adopt back in Toronto.
Its reputation is, of course, true. Tokyo is a neat and clean city, especially given its scale. And everyone seems to be bought into it, because they don’t even have public garbage cans. I don’t exactly know how you instil this into the culture of a place, but I think it goes along with the overall pride they seem to take in their work and the commitment to quality. How you do anything is how you do everything.
Without fail, every time you sit down at a restaurant, the first thing you will receive is a moist towel to clean your hands. It’s a super simple and welcome gesture. Why not clean your hands before you eat?
Everything has a place. Receipts are handed over in trays. Restaurants have baskets at each table so you don’t have to put your bag on the floor. Hangers are provided so you don’t throw your jacket on the back of your chair. And the list goes on. It’s orderly and civilized.
Our toilets are in the stone ages. You’re not going to get yourself clean with just paper. You need a comfortable warm seat and highly adjustable jets of water. I never fully appreciated this need before the trip, but now I’m a true believer. It’s time for a new toilet.
Lots of people still wear masks in Japan, and across Asia. Unselfishly, people do this when they themselves are sick and want to protect others from their germs. It’s a practice that I had hoped would stick in the Western world following the pandemic. But it did not.
Convenience stores (7-11, Lawson, Seicomart, etc) are everywhere and they’re actually good. You can have a decent meal at any of them. We need to up our game. As North American cities relax their zoning to allow more small-scale retail in residential neighborhoods, I also hope that, generally, we see a stronger culture of “going to the corner store."
Tokyo cares deeply about art, architecture, design, and fashion. There’s a culture of investing in all of it, and you see it clearly across the city. I mean, look at their public toilets, many/most of which have been designed by a celebrated architect.
There’s also a high willingness to experiment and be playful with the built environment, including domestic architecture. Many people seem to design their homes around what they want, as opposed to what might broadly appeal to most people in the market. (This is a topic we’ve spoken about before.)
Alongside all of this, I find that there’s a cartoon quality to a lot of the aesthetics in Tokyo. You see this in the graphic design, the design of everyday objects, and, of course, all the actual cartoons and anime you see everywhere. It makes the city feel very playful at times.
Tokyo is very much a vertical city, as opposed to just a city with tall buildings. There are buildings all over the place with retail uses located on some hidden upper floor and where you need to queue for an elevator to access it. There’s no shortage of evidence to suggest that this “only works in Asia”, but maybe it could work in more places than we think. Oftentimes our land use policies limit the amount of commercial floor area in mixed-use zones. But why even bother? Let the market determine what’s viable.
Finally, and we talked about this last week, Tokyo is a city that is clearly oriented around rail. And it’s the only way that a city of this size could operate as beautifully as it does. This isn’t new information, but it remains my number one takeaway. Because Tokyo is an easier city to get around than Toronto. In fact, we found ourselves not wanting to take Ubers because rail was actually faster, cheaper, and more convenient. That’s a testament to the power and efficiency of rail.
What did I miss? Let me know in the comment section below.
I have a bias toward pedestrian-oriented cities. Being able to walk everywhere and take trains in a city like Paris or Tokyo is, in my opinion, a great luxury. But another important reason is that I have yet to find a big global city that is both designed around the car and that moves people efficiently. If any of you can prove me wrong with an example, I would welcome that. But I honestly can't imagine a world where the 40 plus million people who live in Greater Tokyo are able to move around as easily using cars as they do with trains.
It is for these reasons that when we take on new development projects in Toronto, we are looking for opportunities that will support a more pedestrian and transit-oriented future. This means saying no to sites that are unlikely to support this kind of built environment in the near term and aiming to build as little parking as possible, among other things. Put more simply, we want to build well-designed density next to transit. The two go hand in hand. Now, this may sound obvious, but keep in mind that the vast majority of the Toronto region is not built in this way; it's oriented around the car.
The Avenues Map that I blogged about yesterday depicts an urban structure that does not yet exist in Toronto, at least not in its entirety. It is a forward-looking planning document, which is what it should be. One of our goals as developers is to do our part in helping to build out this vision for the future. Because in our view, it's a better one.

One of the truly remarkable things about Tokyo is that it manages to be both the largest metropolitan area in the world and one of the most livable cities in the world. That's quite an accomplishment. And one of the key ingredients has to be its heavy reliance on rail for mobility. Look at any list of the busiest train stations in the world and you'll find that the majority of them are in Japan.
But what does this mean for the average person living in a city like Tokyo? Well, every 10 years Tokyo does a "person trip survey" that looks at how people get around. And if you look at the last set of results from 2018, you'll find the following modal splits:
33% railway
27% private car
23% walking
13% bicycle
4% other (bus and motorcycle)
This is a big deal. Supposedly this is the highest railway split in the world. But the numbers may be even better than this. According to a recent book by Daniel Knowles, who is a correspondent for The Economist, only about 12% of trips in Tokyo are done with a car, giving the city one of the lowest driving rates in the world. Bike usage is also higher than the above at 17%.
It’s a wrap for the 14th annual fresh pow adventure. (Here's a short video.) I’m now on a plane home. But let me tell you, “Japow" did not disappoint. We went for the powder and, without any exaggeration, it snowed every single day. I have never seen snow accumulate as fast as it does on Hokkaido. I now understand why after big storms some people need to leave their house via the second floor. The region gets that much snow in January and February.
Of course, we also got the chance to spend a number of days in Tokyo. When I first visited the city over 20 years ago, I absolutely loved it. And I feel the same way after this trip. Tokyo is up there for me — it’s one of my favorite cities. It’s obviously enormous, but it’s highly livable and it works, really well in fact. So here’s a list of some of the things — both small and big — that I admire about the place and that I think we should adopt back in Toronto.
Its reputation is, of course, true. Tokyo is a neat and clean city, especially given its scale. And everyone seems to be bought into it, because they don’t even have public garbage cans. I don’t exactly know how you instil this into the culture of a place, but I think it goes along with the overall pride they seem to take in their work and the commitment to quality. How you do anything is how you do everything.
Without fail, every time you sit down at a restaurant, the first thing you will receive is a moist towel to clean your hands. It’s a super simple and welcome gesture. Why not clean your hands before you eat?
Everything has a place. Receipts are handed over in trays. Restaurants have baskets at each table so you don’t have to put your bag on the floor. Hangers are provided so you don’t throw your jacket on the back of your chair. And the list goes on. It’s orderly and civilized.
Our toilets are in the stone ages. You’re not going to get yourself clean with just paper. You need a comfortable warm seat and highly adjustable jets of water. I never fully appreciated this need before the trip, but now I’m a true believer. It’s time for a new toilet.
Lots of people still wear masks in Japan, and across Asia. Unselfishly, people do this when they themselves are sick and want to protect others from their germs. It’s a practice that I had hoped would stick in the Western world following the pandemic. But it did not.
Convenience stores (7-11, Lawson, Seicomart, etc) are everywhere and they’re actually good. You can have a decent meal at any of them. We need to up our game. As North American cities relax their zoning to allow more small-scale retail in residential neighborhoods, I also hope that, generally, we see a stronger culture of “going to the corner store."
Tokyo cares deeply about art, architecture, design, and fashion. There’s a culture of investing in all of it, and you see it clearly across the city. I mean, look at their public toilets, many/most of which have been designed by a celebrated architect.
There’s also a high willingness to experiment and be playful with the built environment, including domestic architecture. Many people seem to design their homes around what they want, as opposed to what might broadly appeal to most people in the market. (This is a topic we’ve spoken about before.)
Alongside all of this, I find that there’s a cartoon quality to a lot of the aesthetics in Tokyo. You see this in the graphic design, the design of everyday objects, and, of course, all the actual cartoons and anime you see everywhere. It makes the city feel very playful at times.
Tokyo is very much a vertical city, as opposed to just a city with tall buildings. There are buildings all over the place with retail uses located on some hidden upper floor and where you need to queue for an elevator to access it. There’s no shortage of evidence to suggest that this “only works in Asia”, but maybe it could work in more places than we think. Oftentimes our land use policies limit the amount of commercial floor area in mixed-use zones. But why even bother? Let the market determine what’s viable.
Finally, and we talked about this last week, Tokyo is a city that is clearly oriented around rail. And it’s the only way that a city of this size could operate as beautifully as it does. This isn’t new information, but it remains my number one takeaway. Because Tokyo is an easier city to get around than Toronto. In fact, we found ourselves not wanting to take Ubers because rail was actually faster, cheaper, and more convenient. That’s a testament to the power and efficiency of rail.
What did I miss? Let me know in the comment section below.
I have a bias toward pedestrian-oriented cities. Being able to walk everywhere and take trains in a city like Paris or Tokyo is, in my opinion, a great luxury. But another important reason is that I have yet to find a big global city that is both designed around the car and that moves people efficiently. If any of you can prove me wrong with an example, I would welcome that. But I honestly can't imagine a world where the 40 plus million people who live in Greater Tokyo are able to move around as easily using cars as they do with trains.
It is for these reasons that when we take on new development projects in Toronto, we are looking for opportunities that will support a more pedestrian and transit-oriented future. This means saying no to sites that are unlikely to support this kind of built environment in the near term and aiming to build as little parking as possible, among other things. Put more simply, we want to build well-designed density next to transit. The two go hand in hand. Now, this may sound obvious, but keep in mind that the vast majority of the Toronto region is not built in this way; it's oriented around the car.
The Avenues Map that I blogged about yesterday depicts an urban structure that does not yet exist in Toronto, at least not in its entirety. It is a forward-looking planning document, which is what it should be. One of our goals as developers is to do our part in helping to build out this vision for the future. Because in our view, it's a better one.

One of the truly remarkable things about Tokyo is that it manages to be both the largest metropolitan area in the world and one of the most livable cities in the world. That's quite an accomplishment. And one of the key ingredients has to be its heavy reliance on rail for mobility. Look at any list of the busiest train stations in the world and you'll find that the majority of them are in Japan.
But what does this mean for the average person living in a city like Tokyo? Well, every 10 years Tokyo does a "person trip survey" that looks at how people get around. And if you look at the last set of results from 2018, you'll find the following modal splits:
33% railway
27% private car
23% walking
13% bicycle
4% other (bus and motorcycle)
This is a big deal. Supposedly this is the highest railway split in the world. But the numbers may be even better than this. According to a recent book by Daniel Knowles, who is a correspondent for The Economist, only about 12% of trips in Tokyo are done with a car, giving the city one of the lowest driving rates in the world. Bike usage is also higher than the above at 17%.
Whatever the exact numbers are, it is clear that there's a heavy bias toward rail and other forms of non-car mobility. And you feel that in the city. You feel it in the lack of traffic congestion (which incidentally makes the city feel generally quieter and calmer) and you feel it in the way that density and pedestrian traffic is obviously concentrated around stations.
In the span of a 10 minute walk, you can go from feeling like you are, in fact, in a giant megacity, to feeling like you're in a tranquil community where grade-separated sidewalks aren't even needed because the cars, if any, all drive so slowly. It's an interesting dichotomy that is the result of true transit-oriented development.


On-street parking is also virtually non-existent. According to Knowles, 95% of streets in Japan do not allow it, either day or night.

At the same time, this approach makes it easier to get around by car. We have taken a handful of Ubers on this trip, and they always arrived in a few minutes, and we have yet to be stuck in soul-crushing traffic. It's perhaps ironic that in a city many multiples larger than Toronto, it feels easier to move around. Or maybe it just goes to show you that it's not about how much urban space you have, it's about how efficiently you use it.
Whatever the exact numbers are, it is clear that there's a heavy bias toward rail and other forms of non-car mobility. And you feel that in the city. You feel it in the lack of traffic congestion (which incidentally makes the city feel generally quieter and calmer) and you feel it in the way that density and pedestrian traffic is obviously concentrated around stations.
In the span of a 10 minute walk, you can go from feeling like you are, in fact, in a giant megacity, to feeling like you're in a tranquil community where grade-separated sidewalks aren't even needed because the cars, if any, all drive so slowly. It's an interesting dichotomy that is the result of true transit-oriented development.


On-street parking is also virtually non-existent. According to Knowles, 95% of streets in Japan do not allow it, either day or night.

At the same time, this approach makes it easier to get around by car. We have taken a handful of Ubers on this trip, and they always arrived in a few minutes, and we have yet to be stuck in soul-crushing traffic. It's perhaps ironic that in a city many multiples larger than Toronto, it feels easier to move around. Or maybe it just goes to show you that it's not about how much urban space you have, it's about how efficiently you use it.
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