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: urbanism

  • Those troublemakers

    Toronto City Hall by Sébastien Pacaud on 500px.com

    https://500px.com/embed.js

    Jennifer Keesmaat is the Chief Planner of Toronto. She was hired for this job in 2012.

    She has a Masters in Environmental Studies (Politics and Planning). She is a Registered Professional Planner with the Canadian Institute of Planners. And she was also the founder of 2 (city) planning firms prior to taking the position of Chief Planner for Toronto.

    So presumably, she was hired for this job because she possesses some sort of expertise in the realm of planning. I also presume that she is expected to make her opinions known to other people so that informed planning discussions can occur and decisions can be made.

    So I find it curious that in some circles, and in the media, Jennifer Keesmaat is being branded as a “troublemaker.”

    A lot of the recent chatter stems from the fact that Keesmaat was at odds with Mayor Tory during the Gardiner Expressway East debate (quote via Toronto Life):

    Eventually Tory had enough and pulled Keesmaat into a meeting where he basically told her to zip it. “The mayor has said it is perfectly appropriate for staff to make their opinions public, as Ms. Keesmaat has done,” wrote his communications chief, Amanda Galbraith, in a statement. “It is not appropriate for city staff to campaign against councillors or the mayor on social media or through other public platforms.” Keesmaat counters that she never campaigned. “I stated an opinion,” she says simply.

    But the “troublemaking” didn’t just start with the Gardiner East. Pretty much since the moment she took the position of Chief Planner and launched her own blog (ownyourcity.ca), she was dubbed a shit disturber. (Those bloggers!)

    But if you ask me, these criticisms stem from an old and outdated way of thinking.

    The last thing we need from government is less transparency and more politicking. We should be working towards more, not less, information. Even if that information doesn’t butter our metaphorical bread.

    What do you think?

    I think this will make for a great discussion in the comment section below.

  • Advancing green building technologies, one condo suite at a time

    This evening I had a fascinating conversation with Subhi Alsayed of Tower Labs. If you haven’t yet heard of Tower Labs, I would encourage you to check them out. Here’s their mission statement:

    Our mission is to facilitate the adoption of green building products, technologies and practices through pilot and demonstration projects in highrise buildings; and accelerate the evolution to a low-impact, sustainable urban environment.

    What they do is test out new green building technologies in one-off condominium suites. And since they were founded by both MaRS and Tridel (which is one of, if not the largest condo developer in Toronto), they have plenty of opportunities to do just that.

    This is important because the real estate industry is notoriously slow at innovating. I’ve written about this many times before. Whenever you try and introduce something new, there’s always a lot of change management that goes along with it. The construction trades, to use one example, need to get their heads around it. And until they do, they’re going to charge a premium for it.

    So by creating a one-off test case, everybody gets to see how it works, how it is built, and, most importantly, how it actually performs in the real world.

    One of the projects that they’re working on is something called NetZED, which stands for Net Zero Energy Dwelling. As the name suggests, it’s a condominium suite that produces as much energy as it consumes. 

    The way it works is by trading energy. At night when the sun isn’t out and the panels on the roof aren’t able to produce energy, the suite “borrows” electricity from the building. But during the day when the sun is out, the suite powers itself and then returns any borrowed electricity to the building. Click here to learn more about the suite. It’s being built in the Aqualina Condos on Toronto’s waterfront.

    image

    I find all of this incredibly exciting. Not only because they’re working towards a more sustainable future, but also because they’re applying their efforts towards the multi-family building typology (towers). Given that most of the world now lives in cities, this is an important building typology to make even more sustainable.

    Image: Tower Labs

  • Build the Future – A CityAge Summit this October

    The View from CN Tower II by Roland Shainidze on 500px.com

    https://500px.com/embed.js

    This October 8th and 9th (2015) in Toronto, CityAge will be hosting a summit at the MaRS Discovery District called, Build the Future. The goal is to explore the future of Canada’s economic powerhouse.

    Here’s a little bit about CityAge:

    CityAge is a platform for ideas and business development, designed to enable new partnerships among the business, government and societal leaders who are shaping the 21st Century.

    Founded in 2012 in Vancouver, Canada, our events have taken place, or are scheduled, in New York City, Hong Kong, Toronto, London, Los Angeles, Seattle, Edmonton, Philadelphia, Kansas City, Ottawa, Vancouver and The Waterloo Region in Canada.

    To date more than 4,000 leaders in business, government and society have attended a CityAge event.

    I’ve seen the draft agenda and list of speakers for the event, and if you enjoy the content on this blog, I think you’ll also really enjoy this CityAge summit.

    But even better is the fact that if you’re a young professional (under 35) and a reader of Architect This City, you can use the code YOUNGPRO to attend for just C$195.

    You’re welcome. I hope to see you there 🙂

  • 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.

  • A Spanish social media town

    I am a big fan of Twitter.

    I use it more than any other social network and any other app on my phone (according to my battery usage). In fact, I’m such a fan that I recently started buying shares. I don’t own a lot and the Canadian-US exchange is awful right now, but I do plan to continue buying (I like dollar cost averaging).

    Twitter isn’t the darling of Wall Street like Facebook is. And I think the biggest weakness of Twitter is that it’s difficult for new users to really “get it.” Facebook solved this problem early on by recognizing that new users had to connect with X number of friends right away so that they received value immediately and the next time they visited.

    But I digress. That’s not the focus of this post.

    This morning a friend shared a Medium article with me that was written by the Laboratory for Social Machines at MIT. The article is about a small town in Spain called Jun (pronounced “hoon”) that has transitioned to using Twitter as the dominant platform for communication between government and citizens.

    The initiative first launched in 2011 and since then the mayor, José Antonio Rodríguez Salas, has been trying to get every resident onto Twitter. All 3,500 residents are even encouraged to go into the town hall to have their Twitter accounts verified. This way government employees know for sure that they’re dealing with an actual resident of the town.

    Here’s a simple example of what this means for government-citizen relations (the folks at MIT translated everything to English):

    image

    In the above example, a citizen tweeted the mayor informing him that a street lamp was out. The mayor then responded, tagged an electrician, and said it would be fixed the following day. Sure enough the electrician went and fixed it the following day, and then tweeted out a photo of the lamp.

    This is great. And Twitter was made for these kinds of interactions. Facebook was not.

    Here in Toronto we have @311Toronto, which I have tweeted many times before with problems and they do respond quickly (far quicker than if you try and call them). But I still think there’s room for us to improve transparency and engagement across the board.

    All of this is a perfect example of how technology and cities are colliding in a big way. In today’s world I really think you need to be able to think across disciplines.

  • The Olympics are dead. Or are they?

    Olympic Pool – Barcelona, Spain by Tom Weightman on 500px.com

    https://500px.com/embed.js

    Early this morning Professor Robert Wright – who is a regular reader and commenter on this blog – sent me an article from The Guardian called, ‘The Olympics are dead’: Does anyone want to be a host city any more? And that got me thinking.

    With Toronto having just hosted the Pan Am Games (the Parapan Am Games are still going on), there’s a lot of talk and debate happening in this city right now about whether or not we should make a go at hosting the 2024 Summer Games. The deadline for cities to express their interest is September 15th, 2015.

    The supporters (of which I would include myself) say it’s a great opportunity for civic (re)branding and urban renewal. It creates real deadlines to get things done. But the naysayers argue it’s a fiscal disaster waiting to happen. See 1976 Summer Olympics in Montreal.

    But in my view there are ways to host the Olympics and there are ways not to host the Olympics. Montreal (1976) is an example of what not to do. And Los Angeles (1984) and Barcelona (1992) are some of the best examples of what to do.

    The key is to think of the Olympics not as the end, but more as the beginning. In Olympic talk, they refer to this as legacy. Here’s what Los Angeles managed to accomplish as a result of the 1984 Summer Games (via Gizmodo):

    In 1979, the L.A. organizing committee had made a deal. If the games saw any profits, LA84 would give 60 percent back to the U.S. Olympic Committee and keep 40 percent for Southern California. At the end of the games, the total expenditures came in at a respectable $546 million, but even more impressive was the profit: A surplus of $232.5 million, meaning $93 million would stay in the region. This was huge. The only other games at the time which could claim to be financially successful at all were the other L.A. Olympics: The ones held in the city in 1932.

    The profits were used to create an endowment called the LA84 Foundation, which funds youth sporting events, resources, and facilities throughout the area. With smart management, the endowment has grown over the years, and over $214 million has helped an estimated three million children and 1,100 organizations in Southern California. Recently, the LA84 Foundation helped raise money to pay coaches and buy equipment at LAUSD high schools after budget cuts decimated their programs.

    The rest of the above article is definitely worth a read. It’s a great example of fiscal prudence.

    So what I am suggesting is not that we run blindly into hosting the Summer Games. But that we instead open our minds to the opportunities. Let’s great creative. If we could catalyze further city building, turn a profit, and leave meaningful legacies for this region (like what LA did), then why wouldn’t we want to have a go at it?

  • Laneways and ravines

    Solitude by Lionel Linton on 500px.com

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    I have a new mission for this summer: To explore more of Toronto’s ravines.

    Last week I had a fascinating conversation with Steve Heuchert of the Toronto and Region Conservation Authority (TRCA). Most developers in this city would probably cringe when they hear those words. Because often when the TRCA gets involved it means your project is about to get more complicated.

    But if you take a step back and look at the larger city building equation, our ravines are a remarkable and unique feature of the Toronto area landscape.

    And unless you live near one or are fortunate enough to have a home that backs onto one, I suspect that for many of us this city’s ravines are a somewhat forgotten layer of the urban fabric. We drive by them. We pass through them on the subway. But they don’t really register in the way that they should.

    And so if you think about it, our ravines actually share many similarities with our laneways (alleys). We know they exist, but we could be doing a lot more to truly celebrate and integrate them into the rest of the city. They are missed opportunities.

    The challenge with our ravines though is finding the right balance between preservation and increased usage. But this isn’t something that a great landscape architect couldn’t help solve.

    So today’s thoughts are: How do we increase ravine awareness? How do we improve access and expand their uses? How might we craft our ravines to become an interconnected open, green, and cultural network within the city? And how do we better position the ravines as part of Toronto’s overall city brand?

    If you’re interested in this topic, check out this talk that Steve Heuchert did last year. It was part of an event that Megan Torza of DTAH organized called RavinePortal.

  • 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.

  • When everyone thinks you’re wrong

    Sunset by Paolo Mastrogiacomo on 500px.com

    https://500px.com/embed.js

    I was recently talking to my good friend Jeremiah Shamess about the current state of development land sales in Toronto (he does this for a living) and he said something to me that I found really interesting.

    He said that because the market is so competitive, you can really only win development sites in one of two ways. Either you’re willing to spend the most money or you see something and have a vision that nobody else sees.

    And it was this second piece that really stood out to me because it reminds me of one of my favorite investing frameworks.

    Warren Buffet is famous for saying that you should be fearful when others are greedy and you should be greedy when others are fearful. And what I’m about to talk about is really that same core philosophy.

    Here’s how venture capitalist Fred Wilson put it (reiterating something that Bill Gurley said):

    I saw Bill Gurley say that you can only make money by being right about something that most people think is wrong. His logic was that you can’t make money by being wrong. And you can’t make money by being right about something everyone else knows. So you have to be right about something that most people think is wrong. I really like that framework.

    But this doesn’t just apply to technology companies or stocks. It applies to city building, most industries, and probably most things in life if you think about it.

    If all you’re doing are things that everyone else is doing, then how can you expect to outperform? You’re going to revert to the mean.

    Take, for example, billionaire Dan Gilbert and Detroit. Not everyone believes that Detroit will come back. In fact, I suspect there are probably more people who think it won’t come back, than people who think it will. Otherwise, it would already be back.

    But Gilbert is unquestionably long on Detroit (via Forbes):

    As you’ve likely heard, over the past four years Gilbert has become one of Detroit’s single-largest commercial landowners, renovating the city with the energy and impact of a modern-day Robert Moses, albeit bankrolled with his own money. He’s purchased and updated more than 60 properties downtown, at a total cost of $1.3 billion. He moved his own employees into many of them–12,000 in all, including 6,500 new hires–and cajoled other companies such as Chrysler, Microsoft and Twitter to follow.

    If/when Gilbert proves to be right about Detroit, then he will have been right about something that most people thought was wrong. And because of that, he will no doubt make a lot of money.

  • Project Profile: Cabin at 45 Dovercourt

    image

    Last month,
    Curated Properties submitted a
    rezoning and site plan application for a 6-storey, 25-unit building at 45
    Dovercourt Road in Toronto. The project is known to the market as Cabin and you
    can register for it now.

    The project
    immediately caught my attention (because of its design, because of its
    branding, and because I like the work of Curated), so I decided to dig in
    further and get a copy of their architectural drawings. Development
    applications and their supporting documents are all public. Anyone can request
    a copy. But the city isn’t great at making this known.

    Since I’m excited
    to see more of these small scale urban infill projects in the city, today I
    thought I would highlight some of its key features and some of the things that
    are being proposed in order to make a project like this work.

    The Homes

    First of
    all, 100% of the suites are 2-storey. 76% of the suites are also 2 bedroom or
    larger.

    The result
    is that the project is essentially a series of townhomes stacked on top of each
    other. I suspect that this will appeal to more end-users as opposed to
    investors. Hopefully, it will also attract more families to the area.

    Here’s the
    third floor plan:

    image

    You
    probably can’t see it, but all of the suites are marked as “Level 1”, obviously
    indicating that there’s more than one level.

    Also worth
    mentioning is the notch or cut out on the north side of the building. This is
    what makes the 2 suites in the middle of the floor plate possible. In order for
    them to have windows, they need to be setback from the (north) property line.
    It also means those suites get terraces.

    The Parking

    Turning to
    the ground floor plan, it’s interesting to see that they are proposing 8 triple
    car stackers that will be accessible off the rear laneway (right side on the plan below). That equates to 24 parking spaces in the building (8 bays x 3
    cars per stacker).

    image

    On small
    urban sites like this one, it can be very difficult to accommodate parking. So
    it’s inevitable that we will see more parking stackers in the city and a continual
    reduction in parking minimums.

    The Construction

    Finally, I
    have been told that this project is expected to be framed in wood, as opposed
    to reinforced concrete, which is more typical of condominiums in Toronto.

    As of the
    beginning of this year (2015), the
    Ontario Building Code was modified to allow wood-frame buildings up to 6
    storeys
    . Before this change, the highest you could go was 4 storeys.

    This change
    was done with the intent of reducing construction costs so that it becomes more
    feasible to develop smaller infill sites such as this one. So expect to see
    more of this.

    I know that
    a lot of people would like to remain in the city even when they start having
    children. But it’s becoming increasingly difficult to find affordable low-rise
    homes. And not everyone wants to live in a high-rise tower. 

    That’s why I think
    we will see more, not less, low-rise and mid-rise infill projects like Cabin.
    If you’re interested in this topic, also check out a post I wrote called 3
    stages of intensification
    .

    The rendering at the top of this post is from Curated Properties and the
    drawings are by RAW Design.