Daily insights for city builders, delivered every morning at 6 AM ET. I’m Brandon Donnelly — a Toronto-based real estate developer and founder of Globizen. I’ve been writing here since 2013.

Tag: gardiner east

  • A site-specific light installation on Wabash Avenue

    A Kickstarter project called The Wabash Lights has just reached its funding goal of $55,000 to implement what it is calling the beta version of its project. 

    The project is a site-specific and interactive LED light installation on the underside of the elevated train tracks that run along Wabash Avenue in Chicago.

    The lights are completely customizable (color, patterns, pulses, and so on) and they will be controllable via web and mobile. So anyone walking down the street will be able to have some fun with the lights.

    Here’s a video from the creators explaining more about the project:

    [vimeo 131322692 w=500 h=281]

    It’s a clever idea and I can see the lights becoming just as recognizable as Chicago’s bean.

    But the true success measure will be whether or not it draws people to the area and it changes the composition of the street. Elevated structures aren’t great for street life. That’s why I fought (unsuccessfully) to have the elevated Gardiner Expressway East removed here in Toronto.

    It’s interesting to hear the one woman in the above video talking about how Wabash isn’t really a street you go to. It’s just the street between Michigan and State that you have to pass through. That’s how I feel about most parts of Lake Shore Blvd in Toronto.

    Here’s how CityLab described it in their writeup about the project:

    “While the L tracks are as iconic to Chicago as some of its skyscrapers, their presence overhead doesn’t necessarily bring in the foot traffic compared to other nearby streets.”

    But something like The Wabash Lights could really make a difference.

  • Guest Post: For whom the road tolls?

    For those of who were following Architect This City during the Gardiner Expressway East debate here in Toronto, you might remember that Darren Davis (transport planner with Auckland Transport) wrote a guest post called, Three minutes that rule the world – Will demolishing the Gardiner East actually make traffic worse?

    It was an incredibly popular post at the time, so I’m thrilled that Darren volunteered to do another one on road tolls. This is a topic that I’m very interested in and have written about a few times. Road pricing, as you’ll see below, puts us in a bit of a chicken-and-egg situation. But sooner or later I think we will need to get our head around it, as will many other cities.

    I hope you enjoy today’s post. Thanks again Darren.

    ——————————-

    A recent post on Architect This City, The Tragedy of the Commons, raised a fundamental but all too often forgotten point about transportation: That in networks where the price of use doesn’t change when demand changes, there is no effective mechanism to manage that demand.

    Because there is no incentive to act in the public good, we often act in what we perceive to be our own personal interest, which is often the antithesis of the public interest. And remember that if we are driving, we are traffic. So often people will sit fuming in their cars in the midst of congestion with thoughts like in this cartoon. But of course with unpriced roads, there is no real price signal to these drivers to consider taking the bus.

    In a world where time is money, we are constantly berated about the economic costs of congestion. In 2011, the Toronto Board of Trade estimated that congestion in the Toronto region alone cost the regional economy $6 billion a year, rising to an estimated $15 billion in 2031 should no action be taken. More recent research by the CD Howe Institute pegs this figure at up to $11 billion.

    Given these sorts of eye-watering figures, one might be tempted to think that car drivers, and in particular the goods industry, would be flinging their wallets open at the chance to buy their way out of congestion. And in fact Toronto has the 407 Express Toll Route which has elements of variable road pricing. However, while the 407 ETR carries around 350,000 vehicles per day, price increases have been matters of controversy. It provides some ability for those who can afford it to bypass Toronto’s notorious traffic congestion, but its fundamental weakness is that it’s just one road in one of North America’s largest city-regions.

    Similar stand-alone efforts to address congestion in Metro Vancouver with tolled routes, such as the Port Mann Bridge on the Trans-Canada Highway and the Golden Ears Bridge, have fallen well short of their projected traffic volumes, while nearby untolled bridges such as the Patullo Bridge are heavily congested. We have a similar experience in New Zealand where our two tolls roads, with car tolls of $2 and $2.20 respectively, experience diversion rates of up to 30% to the alternative but substantially longer and slower free routes.

    This brings up a fundamental paradox: Congestion costs the economy a fortune and congestion is a top-of-mind frustration, yet people seem reluctant to pay even comparatively small amounts to bypass congestion.

    For example, the City of Toronto’s Roundtable on Gridlock & Traffic Congestion in February 2014 came up with the usual shopping list of “transportation systems management” responses – improved management of curbside space and construction projects; synchronized traffic signal phasing; better traveller information and improved incident response. While these are all worthwhile responses, they only improve system operation at the margins. Encouraging greater use of public transit was the very last recommendation and there was not a single mention of charging or pricing as a tool to address congestion. And the feverish activity continues with a hackathon called TrafficJam on October 2 – 4, 2015 with the goal of fixing Toronto’s traffic woes.

    The very few cities that have actually had significant success at reducing traffic congestion – notably Singapore, London and Stockholm – have done this through cordon-based congestion pricing wherein if you pass the cordon, you pay the congestion charge. Entering central London on a weekday between 7am and 6pm will set you back a cool £11.50 ($C23.30). From 2003 to 2013, about £1.2 billion ($C2.42 billion) of congestion charge revenue has been invested in public transport, road and bridge improvements and walking and cycling, of which £960 million ($C1.94 billion) was for bus improvements. These measures have included significant road space reallocation to improve conditions for pedestrians, cyclists, public transit and the urban realm.

    The latest Travel in London report states that “Over the 10-year period from 2003, total trips have increased by 11.4 per cent, with particularly notable increases of 52.3 per cent in rail trips and 32.0 per cent in Underground and DLR [Docklands Light Railway] trips, with cycle trips (as main mode) increasing by 53.9 per cent. Car driver trips decreased by 12.7 per cent over the same period” (my emphasis).

    One interesting insight is that Stockholm trialed congestion charging and then reverted to business as usual of unpriced roads in advance of a referendum on congestion pricing. This gave Stockholmers a clear sense of the difference in traffic congestion and was crucial in supporting a yes vote in the referendum.

    Stockholm has experienced a permanent reduction in traffic of about 20% across the toll cordon and congestion decreased by 30 – 50% – which demonstrates that traffic volume reductions have a disproportionately positive impact on congestion. About half of the “disappearing” drivers changed to transit, the rest to other alternatives such as different departure times and destinations and taking fewer trips.

    For more on Stockholm, I suggest reading the Tools of Change case study on Stockholm Congestion Pricing.

    Before and after congestion charge photos of traffic levels in Stockholm

    While this sounds very promising, congestion charging has significant equity implications and requires upfront investment to provide people who either choose to or can no longer afford to drive with transportation alternatives. Both Stockholm and London invested very heavily in public transit in advance of implementing congestion charging.

    And this brings up a big issue for Toronto. 

    For congestion charging to have a meaningful impact on congestion without stifling economic activity or impeding people’s ability to move around, the core capacity of Toronto’s transit system would need to be addressed first. In particular the Yonge Line capacity enhancements, Metrolinx’s Regional Express Rail and most likely the Downtown Relief Line would need to be in place to provide both capacity and choice for people who either needed or wanted a travel alternative to any congestion charge.  This would mean that Metrolinx’s Big Move might need to get even bigger.

    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.

  • 10 reasons to visit Toronto right now

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    Next weekend a good friend of mine from architecture school will be visiting Toronto from Philadelphia. And I’m really excited to show him the city. (Next month it’s my turn to go to Philadelphia.)

    He’s a fellow city geek. He hasn’t been to Toronto in a number of years. And I haven’t seen him since our trip to Detroit 2 years ago.

    For those of us living and working in Toronto, there’s a lot to celebrate. Sure the Gardiner Expressway East decision didn’t go as I – as well as many other urbanists, including our Chief City Planner – had hoped. But there’s no shortage of other things to brag about.

    So here are 10 reasons to visit Toronto right now:

    1. We’ve created an entirely new business district south of Union Station called South Core. Now the region’s primary mobility hub is in the middle of the country’s most important business district, as opposed to on the edge of it. It’s a better use of infrastructure.

    2. We now have a dedicated train (the Union Pearson Express) that takes you from the country’s busiest airport directly to downtown in 25 minutes. You’ll find local retailers at the stations and a brand created by the brain behind Monocle Magazine. You can even use a smart card to ride it and our local transit system.

    3. We didn’t shut down Uber. Instead our mayor wants to create new policy that will allow these services to coexist with conventional taxi services. We don’t yet know how this will turn out, but I believe it’s a step in the right direction. It’s Toronto taking a leadership approach to innovation as opposed to trying to stomp it out.

    4. We are about to host the largest sporting event in Canadian history. The 17th Pan American Games will have double the number of athletes competing as the 2010 Winter Olympics in Vancouver.

    5. We created an entire neighborhood from scratch in order to house all of these athletes (Canary District). And I think it’s destined to become one of Toronto’s great neighborhoods. I’m saving my first visit for next weekend, so expect a follow-up post on this.

    6. We are dramatically rethinking this city’s public realm. From the plaza out front of Union Station to the new Queens Quay Boulevard along the waterfront, we are prioritizing people and creating more complete streets. It has given Toronto an entirely new urban feel.

    7. We are slowly starting to embrace our forgotten laneways and alleys through the help of organizations like The Laneway Project. And this is going to eventually lead to a further rethink of our pubic spaces and urban fabric.

    8. We continue to be one of the fastest growing cities in the world (certainly in the developed world). As a result, we are building some really exciting buildings by some of the top architects in the world. This includes everyone from Norman Foster to Frank Gehry.

    9. According to a recent report coming out of the Martin Prosperity Institute, Canada is one of the most creative and globally competitive countries in the world, as well as the most open to “ethnic and religious minorities and gay and lesbian people.”

    10. The ATC community is in the process of identifying a new, quintessentially Toronto food dish. But since we have every type of imaginable cuisine here, we’re struggling to pick just one. When you visit, you can help us identify the best and most Toronto dish.

    So there’s a lot to be excited about. I for one can’t wait for us to host the Pan Am Games, starting tomorrow. It’s a chance to show off this great city. 

    So if you’re also in town next weekend and want to geek out about cities, drop me a line.

  • Before & After: Queens Quay Boulevard

    Yesterday I spent the evening walking Toronto’s new Queens Quay Boulevard, which fully reopened this past Friday after a number of years of construction. 

    It is part of Waterfront Toronto’s revitalization efforts and represents a solid decade in the making. West 8 of Rotterdam and DTAH of Toronto won the international design competition for the central waterfront back in 2006. And this past weekend a big component of that vision was unveiled.

    But first, let’s take a look at what Queens Quay Boulevard used to be like. Here’s a Google Streetview image from 2009:

    image

    The streetcars ran in the middle of the street. Cars drove on the north and south side on both sides of the tracks. And the sidewalks were fairly small and usually at capacity during the busy summer months. It wasn’t a great street.

    Now here’s a photo that I took yesterday from that same vantage point (2015):

    image

    The street has been completely reorganized. On the north side of the streetcar tracks is where the cars now drive in both directions. On the south side of the tracks the lanes of traffic have been replaced with a 2-way bike trail (part of the Martin Goodman Trail). And on both sides the pedestrian areas have been greatly expanded. It’s now a magnificent street.

    If you haven’t yet been down to the new Queens Quay, I would encourage you to check it out on either foot or bicycle. (If you go on bicycle, let me know and I’ll join you.) 

    Toronto may have taken a giant step backwards with its recent decision on the Gardiner East, but we also took a giant step forward with the reopening of Queens Quay Boulevard.

  • Revisiting electronic road pricing as a way to fight traffic congestion

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    As disappointing as this week’s vote on Toronto’s Gardiner Expressway East was, there is one good thing that has come to the forefront and that is the will to explore road pricing. At this point, I have almost no confidence that this City Council would ever vote it in, but at least we’re talking about it. That’s better than not talking about it.

    If you’ve been reading Architect This City since the beginning, you might know that I’ve been a vocal supporter of road pricing. I wrote two posts on the topic: The case for electronic road pricing (which was based on an HBS case I did as part of my MBA) and More on electronic road pricing (which was a Lunch & Learn I did while I was at TAS).

    I continue to believe that road pricing is a highly sensible solution to big city traffic congestion. But I do think that an electronic/variable pricing model is preferable to and more equitable than a flat toll model. A variable model means that the price of using the road adjusts based on congestion levels and/or the time of day. I also think that we should use as much of the revenues as possible to fund continuous transit improvements.

    If you’re interested in learning more about this topic, check out the two posts mentioned above. I’d also love to hear your thoughts on road pricing in the comment section below. Would you welcome it in your city?

  • Gardiner East vote shows that Toronto is not yet ready to be an urban leader

    image

    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.

  • On boulevards vs. freeways

    Toronto’s Director of Urban Design, Harold Madi, recently did a 20 tweet series on boulevards. And since today is Gardiner East day, it seems appropriate to share it with you all. Thanks to Shawn Micallef for using Storify to put it all together neatly. If you can’t see all the tweets below, click here.

  • 14 CityBuilders come together in support of removing the Gardiner East

    This will probably be my last Gardiner East post before the decision goes to City Council next week on June 10th. But I have such good news that I need to share it with you all.

    This morning 14 “CityBuilders” came together for the first time in support of removing the elevated Gardiner East and replacing it with a surface boulevard. They are real estate developers, investors, and other prominent business leaders in the city. And they sent a letter this morning to every single Toronto City Councillor outlining their position. 

    I can’t tell you how thrilled I am to see this happen, so I’d like to call out each and every member of the CityBuilders. They are (in alphabetical order):

    1. Castlepoint Numa
    2. Cityzen Development Corporation
    3. Context Development
    4. Continental Ventures
    5. Daniels Corporation
    6. Distillery Historical District
    7. Dream Unlimited Corporation
    8. Greybrook Capital and Greybrook Realty Partners
    9. Kerbel Group Inc.
    10. Manulife Real Estate
    11. QQE 162
    12. Streetcar Developments
    13. TAS
    14. Tridel Group of Corporations

    These are some of Toronto’s most important city builders and I am sure this will get the attention of both Mayor John Tory and the rest of City Council.

    If you haven’t yet signed the Gardiner East petition that Stephen and I started, please do so by clicking here.

    Happy Friday 🙂

  • Guest Post: Three minutes that rule the world – Will demolishing the Gardiner East actually make traffic worse?

    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:

    1. Just 3% of Downtown commuters drive on the Gardiner Expressway East, a tiny fraction of the 68% who arrive Downtown on public transit.
    2. 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:

    1. 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.
    2. 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.
    3. Some travel changes mode. Some people will be encouraged to change mode by the perceived worsening in traffic conditions.
    4. 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.

  • Top 10 freeways without a future

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    Last year The Congress for the New Urbanism (CNU), which is based out of Chicago, published a report called, The 2014 Freeways Without Futures. It listed the top 10 freeways across North America that are in need of removal, replacement, and revitalization. You can download the full PDF report by clicking here.

    Here’s an introductory snippet from the report:

    The 2014 Freeways Without Futures Report lists the top opportunities in North America for replacing aging urban highways with boulevards or avenues that connect to the networks of streets. They are presented in no particular order of rank. As in previous reports, the criteria for the 2014 list is based on a number of factors: the age and design of structures, redevelopment potential, potential cost savings, ability to improve both overall mobility and local access, existence of pending infrastructure decisions, and community support.

    And here’s the list of freeways without a future:

    1.  I-10/Claiborne Overpass, New Orleans
    2.  I-81, Syracuse, New York
    3.  Gardiner Expressway, Toronto
    4.  Route 5/Skyway, Buffalo
    5.  Inner Loop, Rochester New York
    6.  I-70, St. Louis
    7.  I-280, San Francisco
    8.  I-375, Detroit
    9.  Terminal Island Freeway, Long Beach
    10.  Aetna Viaduct, Hartford

    Not surprisingly, the Gardiner Expressway is on the list. CNU is in agreement with the “remove” option currently being contemplated by Toronto City Council and will be doing their part to support the Gardiner East petition that Stephen and I created. Thank you for that 🙂