Brandon Donnelly — Daily insights for city builders. Published since 2013 by Toronto-based real estate developer Brandon Donnelly. — Page 500

If you've ever been to Paris, you've probably noticed the small pixelated art pieces that are scattered all around the city on buildings and various other hard surfaces.

Or maybe you haven't seen or noticed them in Paris, but you've seen similarly pixelated mosaics in one of the other 79 cities around the world where they can be found.

Or maybe you have no idea what I'm talking about right now. Huh? Here's an example from Bolivia ( click here if you can't see the embedded post below):

https://www.instagram.com/p/CaR8FObNQlL/?utm_source=ig_web_copy_link

These pixelated urban art pieces are the work of French artist Invader . Modeled after 8-bit video games from the 1970s and 1980s, Invader has been installing these mosaics since 1998 as part of his broader "Space Invaders" project. The first one was installed in Paris.

No two pieces are alike and they're all made out of ceramic tiles so that they last. Invader also meticulously researches and then records each install location. He is basically trying to take over the world with his "invasions". As of today, there are 4056 invaders in 80 cities.

Here's a map . Sadly there are none in Toronto.

The goal of the project is to liberate art from what Invader calls "its usual alienators", that being museums and other institutions. It is about bringing art out and into the public realm so that everyone can enjoy it. And this is precisely what makes his mosaics so wonderful -- it is their playful integration into the urban landscape.

But these aren't exactly sanctioned pieces of art. If he started out by asking, the answer probably would have been no.

Invader thinks of himself as a kind of hacker of public realms. He keeps his identity concealed. He installs these mosaics during the night (from what I have read). And sometimes he gets in a lot of trouble.

Sometimes they also get removed by the building owner, though at this point his mosaics are pretty well known, so I can't imagine many owners not wanting to be "invaded."

But let me ask all of you this: If you owned a building in a major city and woke up tomorrow morning to a Space Invader on the front of it, would you celebrate it, apathetically leave it, or would you remove it immediately?

I am a big fan of Victoria-based developer Aryze. And their Pearl Block project is a good example of why. Developed on an awkward triangular lot that had been sitting vacant for nearly 65 years and that presumably every other developer had been overlooking, the project brought six family-oriented townhouses to the Oaklands neighborhood of Victoria, BC.

Each of the towns has 3 bedrooms. Each has a living room facing the street (but with privacy from the neighbor). Each has a large rooftop deck (with 5 foot parapet walls so no kids fall over). And according to the developer, each sold for less than the average price of a single-family home in the Oaklands area. Not surprisingly, the project also won all sorts of awards.

It is a great example of the kind of beautiful and mid-market missing middle housing that so many of us are always talking about. Why build 1 home when you can build 6? Why build 6 homes when you can build 18? Still, there remains far too many obstacles in the way of any sort of housing that doesn't conform to the status-quo:

https://twitter.com/TalktoARYZE/status/1540376487605329920?s=20&t=bKIUB5Agb5KKFoVW2emBjw

It shouldn't be this difficult. And it shouldn't take this long. Actually, let me rephrase this. It can't be this difficult and it can't this long; that is, if we're expecting to actually come close to meeting the demand for new housing. There is no great mystery as to why the missing middle is, you know, missing. We made it that way.

Keep up the great work team Aryze.

Photography: Ema Peter via D'Arcy Jones Architects

Maybe it's confirmation bias, but I continue to feel like there is a groundswell of interest in trying to improve housing supply and overall affordability. The YIMBY movement continues to gain steam. Here are are few excerpts from a recent M. Nolan Gray article where he calls for an end to zoning as we know it today:

In nearly every major U.S. city, apartments are  banned  in at least 70 percent of residential areas. San Jose prohibits apartments in 94 percent of its residential areas. The most a developer can build in these zones is a detached single-family home.

The results speak for themselves. Houston  builds  housing at 14 times the rate of peers like San Jose. And it isn’t just sprawl: In 2019, Houston built roughly the same number of apartments as Los Angeles, despite being half its size. Since  reforms  to minimum-lot-size rules were put in place in 1998, more than 25,000 townhouses have been built, overwhelmingly in existing urban areas.

To be clear, Houston has made its share of planning mistakes. But, free of zoning, the city can constantly remake itself. That Houston is now one of the most affordable and  diverse  cities in the country is no accident.

The relationship between housing affordability and constraints on development is a well-documented one. If you want more affordable housing, you generally want fewer, rather than more, constraints on delivering new housing.

But as I was reading through the article, I couldn't help but think more specifically about the relationship between sprawl and affordability. Because it is also true that, for a variety of reasons, the former has tended to help the latter (or at least coincide with it), which is why Gray felt it was important to say "and it isn't just sprawl" when talking about Houston.

Part of this relationship has to do with the fact that expansionist development tends to be of the low-rise stick-built varietal, which is a relatively cost effective way to build. Whereas the higher density infill stuff tends to be built using more expensive materials like reinforced concrete. But of course there are many other factors at play, including lower land costs.

So I think one really interesting question is this one here: To what extent could we break this relationship between sprawl and affordability with what Gray is advocating for? In other words, how cheap could we make new infill housing in our older cities if we were to greatly loosen zoning controls or possibly even remove them all together?

I don't know the exact answer, but I know that directionally it would be better.