Tag Archives: Vancouver

Housing prices vs. land prices – Vancouver, BC

One chart to note in discussions of urban housing affordability, from Vancouver, BC.

vancouver housing prices

The chart is from The Globe and Mail, looking at the changes in housing prices by the type of unit in Greater Vancouver. While condo prices have increased substantially, that increase is nothing compared to the boom in single-family detached house values.

“It’s really the value of the land that is driving prices higher for detached properties and widening that gap,” said Darcy McLeod, president of the Real Estate Board of Greater Vancouver.

Emphasis is mine. This demonstrates a few things:

  • In high-demand areas, new dense construction can and does improve affordability by making more productive use of expensive land. As the adage goes, a skyscraper is a machine to make the land pay.
  • Defining affordability in big cities solely in terms of single family home prices is misleading. Focusing on those prices also might skew potential policy solutions, which could focus on making housing units more affordable instead of making scarce land more affordable.
  • Given the scarcity of land, it’s hard to imagine a set of policies (barring a regional economic decline) that would ever make single-family detached homes affordable. Most developable land would be a candidate for denser development.
  • Skyrocketing values for single-family detached homes in Vancouver’s core indicates they would be good candidates for more intense development; if such evolution were allowed by zoning.

A visual survey of selected elevated rail viaducts: part 5 – Vancouver and Tysons Corner

Pulling together some suggestions from the comments of the series prologue, part 1part 2, part 3, and part 4

Vancouver: Alon Levy reminds us to look at Skytrain’s viaducts in Greater Vancouver. Skytrain represents the kind of future for rapid transit this series means to investigate, baked right into the system’s name: expansion of transit aboveground, rather than under.

Skytrain’s fully automated, fully grade-separated network includes underground transit in dense areas and along narrow streets, but makes extensive use of elevated rail along wide streets and freight rail rights of way (active and dormant). Jarrett Walker discusses the virtues of the Skytrain system, above and beyond that of regular rapid transit – with the automated trains allowing for increased frequencies without increasing the associated operating costs:

Light rail is wonderfully flexible, able to run onstreet with signalized intersections, and across pedestrian zones, as well as in conventional elevated or underground  profiles.  Driverless metro must be totally grade-separated, which in practice usually means elevated or underground.  SkyTrain got its name because the original lines were mostly elevated, though the newest, the Canada Line, has a long underground segment.

The system’s most recent addition, the Canada line, features elevated sections for the two southern branches – one that goes to the airport, and one to redevelopment areas in Richmond.

Vancouver 1

Skytrain Canada Line viaduct over a sidewalk in Richmond, BC. Image from Google Maps.

By placing the line alongside the roadway when next to surface parking, they’ve managed to expand the sidewalk without imposing too much on the pedestrian environment. The benches and trellises around the columns are a nice touch. The single guideway for both tracks helps minimize the bulk of the guideway. When those parking lots are redeveloped, they can front on the sidewalk without overshadowing it.

Aerial view of Skytrain in Richmond, BC - showing redevelopment of suburban land uses. Image from Google Maps.

Aerial view of Skytrain in Richmond, BC – showing redevelopment of suburban land uses. Image from Google Maps.

Older elevated guideways in the system include center running sections through suburban land uses:

Center running elevated Skytrain line. Image from Google Maps.

Center running elevated Skytrain line. Image from Google Maps.

Some sections run along alleyways.

Aerial of alley-running aerial alignment. Image from Google Maps.

Aerial of alley-running aerial alignment. Image from Google Maps.

Other sections combine separate and adjacent right of way with berms and greenery:

Elevated rail shielded by trees. Image from Google Maps.

Elevated rail shielded by trees. Image from Google Maps.

Center-aligned side-platform station. Image from Google Maps.

Center-aligned side-platform station. Image from Google Maps.

Vancouver provides lessons for rapid transit expansion in that it uses elevated rail through suburban-style rights of way.

Tysons Corner:

The Silver Line extension of Washington’s Metro system to Tysons Corner follows some of same principles as Skytrain, but without the same quality of execution. Part of the challenge is the landscape (Tysons features some wider roads than Richmond), and part is in the transit infrastructure.

View of Tysons guideway along Route 7 in Tysons Corner. Image from the author.

View of Tysons guideway along Route 7 in Tysons Corner. Image from the author.

Tysons tunnel proponents claimed that a Spanish-style large-bore TBM could tunnel through Tysons at lower cost than elevated rail. The authorities rejected this argument after some study, and with good reason. It may be true that the Spanish can build transit tunnels extremely cheaply (they can!), but it makes little sense to compare American elevated costs with Spanish tunneling costs.

Instead, it’s illustrative to look at relative costs of construction types. If the contractors could’ve built tunnels at the same cost as the Spaniards, they could’ve built elevated rail for less money, as well.

View of Silver Line Metro, looking back towards Greensboro Station. Image from the author.

View of Silver Line Metro, looking back towards Greensboro Station. Image from the author.

Along Route 7, they’re starting to install sidewalks, but the pedestrian environment is still lacking.

View of new sidewalk along Route 7, leading to Greensboro Station. Image from the author.

View of new sidewalk along Route 7, leading to Greensboro Station. Image from the author.

There are opportunities for infill development along these new sidewalks, but sidewalks adjacent to a high-speed stroads isn’t the most compelling environment. Other new transit-oriented development in Tysons isn’t attempting to turn the existing main stroads (routes 7 and 123) into nice streets, but rather add a pedestrian layer on top of the current auto-centric network.

Image from the author.

Image from the author.

Image from the author.

Image from the author.

Table of contents:

The Need for Speed

A streetcar speeds by in Toronto. CC image from Matthew Burpee.

A streetcar speeds by in Toronto. CC image from Matthew Burpee.

Jarrett Walker has a wrap-up post on his debate with Patrick Condon on the need for speed in urban transit.   Condon is a professor of sustainability, not a transportation planner or engineer, and his view is that we need to improve the experience of sustainable transit and not enable the sprawling lifestyles of yesterday, no matter what mode we use to get to and fro.  Jarrett sums up Condon’s thesis in an earlier post:

Condon heads the Design Centre for Sustainability inside UBC’s Department of Architecture and Landscape Architecture, and is the author of the very useful book Design Charrettes for Sustainable Communities. In his 2008 paper “The Case for the Tram: Learning from Portland,” he explicitly states a radical idea that many urban planners are thinking about, but that not many of them say in public.  He suggests that the whole idea of moving large volumes of people relatively quickly across an urban region, as “rapid transit” systems do, is problematic or obsolete:

The question of operational speed conjures up a larger issue: who exactly are the intended beneficiaries of enhanced mobility? A high speed system is best if the main intention is to move riders quickly from one side of the region to the other.  Lower operational speeds are better if your intention is to best serve city districts with easy access within them and to support a long term objective to create more complete communities, less dependent on twice-daily cross-region trips.

It’s an interesting question, and it’s having a significant if not always visible impact on transport planning.  Darrin Nordahl’s 2009 book My Kind of Transit, reviewed here, also praises slow transit; he makes that case in the same way you’d advocate for “slow food,” by pointing to the richness of experience that comes only from slowing down.

The implication is clear, as Jarrett states in the title of his posts – “is speed obsolete?”  Jarrett’s counter-point, however, is that speed matters, and it matters a great deal:

So here’s my main point:

Rapid transit is a far more viable “augmenter” of pedestrian trips because its travel speeds, and thus the trip-lengths for which it’s suited, lie entirely outside the pedestrian’s range, whereas the streetcar overlaps the pedestrian range substantially.

The rapid transit and pedestrian modes play entirely complementary roles, while streetcar and pedestrian modes have partly overlapping roles — a less efficient arrangement.  You’ll walk further to a rapid transit station, but once you’re there you can move at a high speed that makes that extra walk worthwhile […]

Rapid transit’s speed also exceeds typical cycling speed, by a large enough factor that it makes sense to cycle to the station.  So rapid transit works with cycling to a degree that local stop transit, such as the Portland Streetcar, just doesn’t.

Obviously, the usefulness of rapid transit requires a longer trip length, so rapid transit should be considered only for relatively long corridors.  As several commenters have mentioned, the problem with Condon’s view may be in the corridors to which he’s applied it, including Vancouver’s Broadway corridor, where he’s presented it as an alternative to a SkyTrain extension.

Streetcars and rapid transit are different tools, each suited for different jobs.  I’d argue that some of the value in streetcars is precisely because they can fill in the gaps of a hub-and-spoke system like Metro, while the aforementioned Broadway corridor in Vancouver probably should be one of the spokes. The question is then one of how you use that tool.  One thing to remember about Portland’s streetcar is that the station spacing is very close, especially when you consider Portland’s short blocks. Small adjustments, such as wider station spacing and some signal priority treatments could greatly improve performance and reliability.

DC’s proposed streetcar system can take better advantages of the streetcar’s strengths as a mode.  Yonah Freemark’s excellent graphics on DC’s network show how streetcars can fill in some of the crosstown gaps that exist in the current Metro network. However, streetcars certainly are not and cannot be a substitute for Metro’s utility to the city and the region.  Yonah also chimes in on the subject over at The Next American City:

By advocating streetcars, Condon is implicitly arguing that people should stay in their neighborhoods for most of their trips; that they should find work, go shopping, and be entertained in their near surroundings. If people have to rely on slow transit, they simply won’t have the time to be making trips across the region. (Or, of course, they might switch to driving their private automobiles, which would defeat the point of the transit investment entirely.)Though this approach would likely produce better ecological outcomes (less energy consumption per person as a result of reduced transport mileage), it would exacerbate spatial inequalities. Because jobs (especially well-paid ones) tend to be concentrated in the favored quarter, poorer inhabitants living far away from that zone would be isolated from employment opportunities and thus be deprived of chances for income growth. Or they would face devastatingly long commutes.

Stepping outside of the fiscally constrained world, the obvious answer is that both rapid and circulator systems serve different and complimentary needs.  The economic implications (for a city’s economy, rather than just real estate development) are the really interesting – Walker’s commenter ‘micasa’ highlights Jane Jacobs and the very nature of cities:

What does the venerable Jane Jacobs have to say about the notion of a “city of neighbourhoods”?

“Whatever city neighborhoods may be, or may not be, and whatever usefulness they may have, or may be coaxed into having, their qualities cannot work at cross-purposes to thoroughgoing city mobility and fluidity of use, without economically weakening the city of which they are a part. The lack of either economic or social self-containment is natural and necessary to city neighborhoods – simply because they are parts of cities.”

Jacobs is describing what does, and always has, made cities “tick”.  To be against intra-urban mobility is to be against the very proposition of the city.  I don’t think we can afford to let the threat of climate change, peak oil, or whatever, destroy that. We may need radically different, more sustainable cities in the future if we are going to survive, but rest assured, we will still need cities. Not agglomerations of inward focused neighbourhoods, but cities.

I’m not suggesting that the debate over transit technologies in this particular case ought to be closed. But I am suggesting that Condon’s particular argument for surface rail – that it encourages local living in a neighbourhood setting – is fundamentally anti-urban.  A better argument, and one that actually addresses the urban mobility issue, is that perhaps surface rail is a cheaper solution that can be designed “fast enough” to allow those neighbourhoods on the West Side (including UBC) to cohere with the rest of the region without the necessity of cars (and vice-versa). But that’s not the argument as presented.

Is speed obsolete?  I’d say no.  To micasa’s last point, surface rail can indeed be designed to be ‘fast enough’ to address urban mobility, particularly when paired with an existing rapid transit system (such as DC’s Metro).

Olympic transformations

The 2010 Winter Olympics kick off today in Vancouver, British Columbia.  Design Observer has an excellent interview with Vancouver’s planning director Brent Toderian.   These kinds of major sporting events can be a huge opportunity to re-shape areas and integrate larger planning projects into the public support for the games.  Salt Lake City’s first light rail line was built in advance of their hosting of the 2002 Winter Olympics, and that starter line has since proved popular enough to warrant massive expansion, even in a fiscally and socially conservative state.

Olympic Village.  From City of Vancouver.

Vancouver’s Olympic Village.  Images from City of Vancouver.

Vancouver has seized the opportunity to shape the city through their host duties.  Those include the Olympic Village, the Olympic Streetcar pilot program (mentioned previously here), and the rapid transit expansion of the Canada Line.  Toderian discusses the physical transformations possible with the focus from events such as the Olympics:

NB: From an urban planning perspective, what impact do you think the games will have on the city?

BT: We’re going to have significant physical legacies of the Olympics, not the least of which is Athletes Village. And on top of that we have our new Canada Line subway that connects the airport to downtown, and a number of athletic facilities, either new or upgraded, that will be sport legacies for the city. But there’s also physical infrastructure and what we call “look-of-the-city” legacies that will make Vancouver more livable. In fact, we’ve spent over 6 million dollars on public art pieces scattered across the city, integrated into the urban realm, that will make the city more attractive long after the Olympics are over. So from a physical city-builder’s perspective, the legacies will be powerful. From a policymaker’s perspective, we have a legacy of new attitudes and standards and policies that have fundamentally changed business as usual for Vancouver. Almost everything we learned in the development of Athletes Village has been translated into new approaches in our citywide zoning, citywide policies and guidelines, or just new attitudes.

When you’re doing a place like Athletes Village, and you very much want it to be a model, our perspective is: What good is a model of it doesn’t change business as usual, if it doesn’t make everything that comes after it better? So in our case, even before the Athletes Village was completed, it was substantially influencing the regional discussion on city building. Many of the exemptions we built into the development approvals have now been built into our citywide zoning bylaw — even before the Olympic buildings were open. Our learnings on passive design have been translated into a passive design toolkit. Our urban agriculture learnings have been translated into urban agriculture guidelines. Our learnings about district energy — we did our first neighborhood energy utility using sewer heat recovery to heat and cool the Athletes Village — has already raised our bar with other major projects. We’ve emphasized that these new projects have to be even better than Athletes Village, and that’s being translated into a new district energy policy for the city. So you see the point of the power of a model. Unfortunately, too many cities do model developments, but years after nothing’s really changed. That’s something we very much wanted to prevent here.

NB: A lot of people think of these big events — Olympics, World Cups — as being a spur for development and physical infrastructure creation, but it seems like you’re taking it further and using it almost as a lab for urban policy.

BT: You have to remember that the second most important moment in Vancouver’s city building history was Expo ‘86. That event changed the way we do things as city builders and really sparked what is now called the Vancouver model. I say the second most important moment because the first most important moment was the refusal to put freeways in Vancouver, particularly through our downtown. But Expo ‘86 was a turning point. It gave the city a huge amount of confidence and started an era of city building that has really defined the Vancouver model. So we’re well aware that this is our second great event, that the Olympics, like Expo ’86, will be transformative not only in our attitudes, but in the way we do business.

We set out from day one to make sure that we were positioned for that transformation. The fun of this challenge is that Vancouver is the most populous urban destination ever to host the Winter Olympics. Our population is about 600,000, in a region of about 2.1 million. And even for most Summer Olympics, the event areas for the Olympics are often on the urban outskirts. Much of the activity of the Vancouver Winter Olympics is in the middle of our most urban environment. So it’s a huge operational challenge to accommodate an Olympics and the huge influx of people.

All too often, the legacies of these games quickly fade into memory rather than physical transformation.  Both Athens and Beijing have been saddled with seldom-used venues.  Even more frugal Olympic implementations, such as the 1996 Atlanta Games, lack the kind of physical legacy.  Perhaps most disappointing was the lack of emphasis on transportation and infrastructure in Chicago’s failed bid for the 2016 Olympics.

However, as Salt Lake City has shown (and Vancouver is positioned to show), these kinds of events can galvanize the kinds of civic investments that will pay dividends for the city long after the last event concludes.

Jarrett Walker at HumanTransit.org is also planning a series of urbanist posts on Vancouver and the Olympics:

What’s special about Vancouver?  It’s a new dense city, in North America.

Vancouver is the closest North America has come to building a substantial high-density city — not just employment but residential — pretty much from scratch, entirely since World War II.  I noted in an earlier post that low-car North American cities are usually old cities, because they rely on a development pattern that just didn’t happen after the advent of the car.   In 1945 Vancouver was nothing much: a hard-working port for natural resource exports, with just a few buildings even ten stories high.  But look at it now.

Now, if they can only get some snow.  We’ve got lots of extra here in DC.

Metro’s new board members set the bar…

….and other assorted links

Board games: Greater Greater Washington notes that the Feds have filled two of their four slots on the WMATA board, naming Mort Downey and Marcel Acosta to the positions.

Downey is a former executive for the US DOT under the Clinton Administration and is currently a transportation consultant.  Acosta is the Executive Director of the NCPC, and formerly worked for the Chicago Transit Authority.  Personally speaking, Downey is a regular commuter and rider on Metro, and Acosta lives car-free in DC.

DCist has some good quotables.

Downey, a consultant who previously served in the Clinton administration and as executive director of the New York Metropolitan Transportation Authority — and a Vienna native who has ridden Metro for 20 years — has fairly modest aspirations as he takes his seat on the board on Thursday: “The federal government would like its employees to arrive at work on time, fundamentally alive.”

Can’t argue with focusing on your core mission.

Never mind the bollards: Second Ave. Sagas up in New York takes a look at some really horrendous security ‘bollards’ (using that term loosely) surrounding the new Atlantic Ave. LIRR Terminal in Brooklyn. Read up on the new terminal here (City Room, MTA press release).

When the new terminal building at Atlantic Ave. in Brooklyn, critics and columnists praised the light and airy nature of the building. Featuring a seemless integration of art and architecture, the new terminal building is representative of the MTA’s current approach toward offering its customers a convenient and mostly state-of-the-art facilities when it opens new structures. Outside, though, the security bollards tell a different story, one of overreaction and blocked sidewalks to a public structure that needs to be able to handle heavy pedestrian flow.

When the new building first opened, attention was focused on the inside, but the security bollards, shown above, drew some warranted criticisms. Gersh Kuntzman in The Brooklyn Paper was particular critical of their appearance and size. He noted the bunker-like mentality of the security measures and called the giant bollards “14 mammoth concrete coffins that give the beautiful new facility the look of an outpost in the Green Zone.”

Atlantic Ave station bollards - CC image from Ben Kabak on flickr.

Atlantic Ave station bollards - CC image from Ben Kabak on flickr.

Yikes.  SAS continues:

The specter of terrorism and counterterrorist measures make for uncomfortable subjects. New York City’s subways are notoriously porous, and New Yorkers try not to dwell on the ways our city has become a target for America’s enemies. Still, these bollards do nothing to make a new train terminal accessible or user-friendly. They exacerbate fears about our safety while blocking the city’s sidewalks and its transit access points. There are tasteful ways to guard against terrorism, and then there are these granite blocks, seemingly dropped from a quarry onto Flatbush Ave. with no regard for purpose or appearance.

Here in DC, we have to deal with all of the same terrorism concerns.  Clearly, some bollards are better than others in terms of their design and day to day function.  We have some well-designed examples here in DC (the paths/retaining walls around the Washington Monument come to mind), some bad ones (the doors at the Capitol Visitors Center that are too heavy to open), and plenty of ‘temporary’ barriers scattered across town.

Fifty Nifty United States: Matt Yglesias links to a James Fallows bit on an idea from Fakeisthenewreal.com to re-draw state lines every so often as a means of ensuring a relatively equal population distribution amongst all 50 states.

Two thoughts – if this seems odd, perhaps it shouldn’t.  Each state will be going through this process in the next few years after the collection of the 2010 Census data.  Even in DC, we’ll re-evaluate the ward boundaries to ensure that each one has a roughly similar number of people within it.

Also, the proposal reminds me of the 70s era proposal for the 38 states of America.

Political realities would likely stop anything like this from ever happening, but it certainly is an interesting thought experiment.  Furthermore, when looking at the political implications, it’s worthwhile to note how the arbitrary political boundaries have real political consequences in Congress.

Streetcars, eh? Planning Pool has a nice audio slideshow (complete with narration in a lovely Canadian accent) of Vancouver’s demonstration streetcar line.  The line is using borrowed cars from Brussels, and will be evaluated during the upcoming Olympics for future, permanent installation.

“Olympic Line” Streetcar Demonstration in Vancouver, Canada from Planning Pool on Vimeo.

Perhaps some foreshadowing for DC?