Street density: A response to the housing crisis or an attempt to slow change in established communities?

What are nodes and corridors?

City planners, urban design professionals, engaged citizens, and planning documents talk about encouraging redevelopment near transit stations and along major streets as “nodal and corridor planning.” In Calgary, the City's Municipal Development Plan since 2009 has encouraged “a series of land-use changes defined within nodes and corridors.”

In an ideal scenario, this approach would support local businesses, improve transit efficiency, and allow for more efficient use of infrastructure. In addition, it may be considered politically necessary because the greatest changes will occur on the outskirts of neighborhoods where there may be fewer residents opposed to growth. However, tight junctions and restricted corridors, which are rapidly changing to low-density housing, pose challenges for current and future residents.

This approach has been frequently debated in Calgary through many recent local area planning initiatives, the controversial Great Communities Guide and discussions about sustainable residential zoning.

This targeted growth approach has been adopted by other Canadian cities, including Vancouver, Edmonton and Toronto, among others. used. Examples of approaches to interchanges and corridors in Calgary include 16th Avenue N, 33rd Avenue SW and 9th Avenue SE. In addition to being major transportation corridors through their respective communities, the above examples of Calgary streets have been identified as “main streets” – where the city intends to create a place where “citizens gather.”

Challenges and limitations

Basically, the nodes and corridors of urban planning look great; it puts high-density growth on the edge of existing communities, where access to transportation infrastructure is better and fewer people are affected. However, there are some limitations and unintended consequences if not done properly. There are issues related to the mental and physical health impacts of residents housed in these developments, the conversion of many existing neighborhoods to low-density forms, and the issue of dollars and cents.

Vancouver has recently found that pushing growth to the fringes of communities has resulted in a sea of ​​single-family homes being located right next to large tower blocks, using multi-family and high-density buildings to “buffer” the single-family homes. one block away from highway noise, attractions and environmental amenities.

There are concerns about the health effects of living near major roads, including reduced life expectancy and an increased risk of developing dementia. There is also new research showing that those who live along major roads and developments near major transit hubs are exposed to higher levels of noise pollution than those further away, further affecting overall health and enjoyment.

The effects of vehicular emissions and air quality in general are worse in major corridors and can be very harmful to the health of people living nearby. Placing more people along busy transport corridors without appropriate mitigation measures can lead to adverse health consequences and increased burden on health services.

Further adding to the potential health impact is the distance between major streets and parks and other amenities such as schools, which are typically located in the center of neighborhoods. The often rapid growth of a community as a result of integrated development can put a strain on these existing services, especially when thinking about schools and health care facilities. This additional distance from the edge of communities to key facilities and spaces makes them less accessible to new residents

Looking forward

Regardless of the driving force behind it, Calgary is experiencing rapid population growth, with over 21,000 additional neighbors moving into Calgary each year, and the City of Calgary is experiencing rapid population growth, with population growth projected at 42,000 in 2023. This rapid growth, combined with the pace of development, is leading to rapidly rising house prices and creating affordability issues across the housing spectrum.

If we look at the local example of the Midtown Station development, which proposes to accommodate approximately 11,000 residents, the timelines associated with these developments become apparent. The development is expected to be completed in 2019 due to a proposed land use change and only now, in 2024, being put up for public hearing. In 2047. Averaged over the construction period, this equates to about 480 homes per year, far short of meeting the housing needs of at least 21,000 people each year. If we expect a growth rate of 42,000 people/year in 2023, we will need more than 100 more of these projects in the Midtown development to keep up with the growth pressure. While most of the transit-oriented projects identified in the city could begin today, it simply isn't possible.

Development timelines are slow and capital intensive due to the way nodes and corridors are compacted. It concentrates power in the hands of large developers and will continue for several decades, giving the housing market some relief. at present. To address the need for more homes now and ensure a fairer approach to housing, we cannot just look at building along major roads. We need to start looking at adding soft density across the city. Furthermore, the convergence of nodes and corridors misses the mark when viewing the results through the lenses of equity, affordability and housing choice.

At best, only a partial answer to Calgary's growing housing problems along major highways. At worst, it can be seen as a form of segregation and classism. Accordingly, it should be stopped as a silver bullet. We need softer density and larger projects across the city to solve the housing shortage we face.