Brandon Donnelly — Daily insights for city builders. Published since 2013 by Toronto-based real estate developer Brandon Donnelly. — Page 1497

If you’ve ever ridden a busy Toronto streetcar, you’ll know this story:

You’re waiting outside in the cold for a streetcar. When one–actually 4–finally arrive all bunched up together, they’re so packed with people that you’re not actually able to get on. You try one anyways and the driver makes an announcement for everyone to “move back” so that more people can onboard via the front door. After a few minutes of people shuffling to try and get further back, you’re finally able to squeeze on–even if you are virtually sitting on the driver’s lap. You then travel about 2 blocks before the streetcar stops and the same thing repeats. The result is an absolutely infuriating mobility experience that usually makes walking the preferred choice. Who said that downtown already has enough subways?

Over the weekend, I was watching this TED talk with Charlie Rose interviewing Larry Page of Google . One question that Rose asks Page is about why he’s so fascinated with transportation and mobility. That is, why is Google so committed to driverless cars? Page then talks about his experience of waiting for buses when he was a student at the University of Michigan and how he would think about all the inefficiencies in the system. He also talks about how half of the urban fabric of Los Angeles is made up of roads and parking lots and that this is a terrible outcome of the mobility choices made in that city.

I’ve said before that transportation is one of the biggest challenges facing Toronto today. And I truly believe that. But that’s probably the case in most, if not all big cities. Getting people around a city efficiently is such a fundamental need. It stimulates economic growth and it improves quality of life. And those are typically the reasons why people choose to live in cities: to make money and to have a better life. 

Now, I’m a big proponent of public transportation, but I’m also excited by the advances being made outside of mass transit. With driverless cars, electric cars, networks such as Uber and Hailo, and the emergence of the sharing economy , you could easily imagine a bunch of different ways in which mobility could be improved in our cities. Take, for my example, my own driving patterns. I probably drive my car 2, maybe 3 hours per week these days. That translates into a weekly utilization rate of roughly 1.2%! (2 hours / 168 hours week). That’s terribly inefficient. We can do better. And I think we will.

This may sound crazy, but I’ve never been to Chicago. It’s on my list, but I just haven’t gotten around to it and I’ve never had a specific reason to go. Hopefully I can make it this summer.

Lately though, I’ve found myself reading more and more about the city. Given that it’s also a Great Lakes city and it’s of comparable size, Chicago is an interesting case study for Toronto. But one thing that seems to keep coming up, is the need for zoning reform.

About a month ago I wrote a post called “ The tale of 2 Chicagos ”, which was inspired by the blogging of Aaron Renn (The Urbanophile) and Daniel Hertz (City Notes). The discussion was around the prevalence of single-family zoning in most parts of Chicago and how it’s creating a supply constrained market (driving up prices).

But there’s another outcome. Here’s what Daniel Hertz recently argued :

When places in and around downtown become more desirable, developers build more housing, and more people get to live there. But when non-downtown neighborhoods become more desirable, developers can’t build more housing: it’s against the law. So instead, they profit by tearing down old two-flats and building mansions in their place. And as a result, fewer people get to live in those neighborhoods, even as more and more people want to.

Effectively, his argument is that gentrification leads to a loss of housing units. Developers can’t build more housing, so they replace housing. And it all stems from a restrictive zoning code that aims to maintain the character and scale of established neighborhoods. I get that, but you could easily argue that it exacerbates the negatives of gentrification.

It strikes me that Toronto and Chicago are in somewhat similar places in terms of their growth. Without any real natural barriers, both cities had the luxury of being able to develop through horizontal sprawl when they were younger.

But with people now returning to city centers, we’re faced with a series of difficult decisions: How do we balance preservation and growth? How do we balance low-density with high-density? How do we maintain the character of what people love while still creating an inclusive city?

It absolutely can be done, but it’s going to mean embracing a certain amount of change. And that’s not always an easy sell. 

If you’ve been reading this blog since last year, you’ll know that I’m hugely interested in Detroit. I went for a visit last fall and I hope to go back sometime this summer. I think the city has tremendous potential and I would love to see it come back. I’m rooting for it.

Between people like Dan Gilbert and consumer brands such as Shinola, there’s a palatable sense of momentum developing in the city. Here’s a short video of the Shinola story from This Built America –which is a project focused on the people and companies that are rebuilding America and its manufacturing base.