Frances Bula header image 2

Thinking about Jeff Rubin and his idea that peak oil will change our cities back into a small urban village

May 11th, 2012 · 75 Comments

Jeff Rubin is someone who is influencing city planning considerably these days.

The former CIBC chief economist lurks in the minds of planners as they contemplate his Peak Oil scenario. I’ve heard people in both Vancouver and Toronto say, for example, that one of the reasons to preserve industrial land close to central cities is to be prepared for a point when driving loads of stuff in from the exurbs becomes too costly to sustain.

So I pay attention to him and, like any good mushy sort-of liberal who came of age in the 60s/70s, I’m instinctively inclined to buy his arguments about Peak Oil and the way the escalating cost of oil-based energy will reshape our society and our cities.

But one line in his recent Globe article, excerpted from his latest book The End of Growth, struck me as really offbase. (Here’s the whole article, for as long as the Globe will let you look at it for free, ha ha.)

As he argues that the way to get people to reduce their energy use, as Denmark has, is to drive them into it by charging incredibly high prices (not by building windmills or bike lanes alone), he writes: “Replace inexpensive oil with triple-digit prices and cities will eventually shrink back to their original bike-sized urban cores.”

Um, no. That’s the kind of utopian thinking I hear from too many city-thinkers, who fondly imagine that someday, everyone will move back into a city that looks something like Bologna, which you can walk across in about an hour max or bus across in 20 minutes.

That might be true if we kill off 80 per cent of the people now living and go back to the kind of world-population level in place around maybe, oh, 1850. But that’s not realistic for the moment.

The only other option to pack 10 times as many people in today’s cities back to a little urban core is to bulldoze those existing city cores and build a forest of towers. Scarily, this is what I hear some city sustainabilitists (the new utopian and dogmatic Le Corbusiers of our century) tiptoeing towards in their arguments these days.

For the moment, I don’t see that happening either.

It would be more helpful if the Jeff Rubins of the world would stay away from this kind of hyperbolic future, which ultimately doesn’t make for good planning. As long as population levels are the same or growing, which seems to be our fate for at least this century, the solution is not to dream that everyone is going to move back into some charming but yet impossibly dense central city.

1. Some people just don’t want to. As much as I love the busyness and density of the central city, I get that not everyone is like me. Planners and thinkers should too.

2. There isn’t enough room, even if they all did want to.

So better if planners/big-ideas people figured out how we could connect people better to all the things they need to do — shop, enjoy themselves and, most importantly, work — without envisioning it as everyone moving back into a 10-square-kilometre area.

I’ve seen planners figuring out the live/shop/play thing, but not how to reduce the live/work commute yet. Maybe focus on that.

(By the way, for your reading pleasure, two other critique of Rubin’s other ideas here and here.)

 

Categories: Uncategorized

  • A Dave

    LOL, don! But, sadly, you’re right, since these days most of our local EcoDensity gurus and City Councillors blindly equate “self-sustaining community” with the mind numbing “glass tower/big box retail” combo. Steamrolling what’s left of our heritage and cultural history also seems to be perfectly acceptable “collateral damage” to them.

    It’s like an invasive species: once it takes root, it starts to multiply and choke the life out of everything.

  • MB

    … southern preacher man leading gullible marks promising a pot of gold … envirofascists … great to see the usual suspects buying into Rubin’s hysteria … Europeans have been paying gas prices higher than those in North America for years and cars have not become extinct …

    This is about cold economics, folks, not a tinpot dictorship in Ecotopia, or right wing vs left wing ideology.

    I’m 100 pages into Rubin’s book and I’ve found it very educational and written for the lay person. Highly recommended. Rubin is not a greenie; he even has a word admonishing catastrophist peak-oilers, many of whom do not understand economics.

    Having said that, he also admonishes the views conventional economists hold on on growth — this from a guy who spent 20 years asthe chief economist at CIBC. Obviously he was well-placed to arrive at the conclusions that worked against him when the economy tanked in 2008.

    His arguments are very persuasive and he devotes 12 pages to backing them up with references. He and a few others like Richard Heinberg (who also recently released a book with the same name, but who lacks the level of real world experience of Rubin) show where the standard view held by economists and finance ministers failed, and that’s in accounting for inflationary prices of oil when calculating GDP, the consumer price index, productivity and labour costs.

    Between 2004-08 oil went up in price by 35%, which then led to a 500% increase in the US consumer price index (1%-6%), and this led to the debt-saturated housing financial market collapsing along with the mortgage-backed investment banks.

    Most economists and finance ministers miss the first step, that economic growth requires fuel, and therein that the price of fuel weilds extraordinary influence on everything. And thus they missed the boat, perhaps deliberately so as not to upset the banks and Big Oil.

    He also criticizes the bailouts of banks and says that the massive ‘quantitative easing’ by governments pushing so much money into their respective individual economies in the belief that growth is just around the corner to rescue them, was unsustainable and left little room for any further easing should growth fail to materialize.

    Yes, Urbie, he calls some of that a Ponzi scheme.

    And he also explains that a new kind of “growth” may well become the new paradigm: slow or no growth where achieving mere stability becomes the new goal.

    Rubin on Europe, from his latest blog post (http://www.jeffrubinssmallerworld.com/2012/05/09/without-growth-theres-only-one-ending-for-euro-debt-crisis/):

    Europe is mired in a quagmire of financial bailouts, budget deficits and austerity measures, bleak circumstances that have already fostered social upheaval and are now ushering in political change. As I argued in this space last week, sovereign debt defaults won’t be far behind. To avoid this fate, Europe has its hopes pinned on a single magic bullet—growth.

    If a strong-enough economic recovery were to take hold, Europe could grow its way out of its huge fiscal deficits and save the monetary union from collapse. That’s a good plan in theory, but the complication facing Europe, and indeed the rest of the world, is that it takes a lot of energy to fuel robust economic growth. What’s more, the most important source of energy for the global economy is oil.

    Consider the European economies in the worst shape: Portugal, Italy, Ireland, Greece and Spain. The cumulative national debt of these countries may as well be denominated in barrels of oil instead of euros, because millions of barrels of oil is what will be needed to get those economies growing again. Can those countries afford the cost of economic growth when oil is trading in the triple-digit range?

    How much more fiscal punishment can the eurozone endure before countries start throwing in the towel? Without economic growth, there can be only one ending to Europe’s debt crisis. Default. Judging by the newly elected socialist politicians in Greece and France that eventuality is a lot closer than financial markets might think.

  • Frank Ducote

    Sorry to join this discussion (about society’s response to peak oil) rather late.

    People here should try to familarize themselves with the work of Rick Balfour, a Vancouver architect and thinker who has been talking and writing about this subject – as well as global warming and rising sea levels – for some years. Quite creatively and convincely, IMO.

    Rick does the subject a real service by staying away from rhetoric, political persuasions and bias and tries to focus on real issues and design response to them. We probably should pay more heed to his explorations than we have done to date.

  • Roger Kemble

    MB @ #52

    Yes, Urbie, he calls some of that a Ponzi scheme.

    Good stuff MB! In my dotage glaucoma makes reading the fine print impossible.

    But with your help . . . thanqxz

  • jolson

    An off topic rebuttal aimed at 47
    Under current RS-1 zoning on 33 x 120 lots the units per acre will be 8 for a house, 16 for a house with a basement suite, and 24 for a house, suite, and carriage house. Therefore 24 not 12 upa.
    The units per acre for row housing is 8 not 75 because you cannot build to the lot line in RS-1 zones. The buildable width is 26 feet.
    If you could assemble an entire block (which you cannot) then;
    18 lots x 33’ = 594’ the length of a block / 16’ wide row house = 37 units
    Where as18 lots x 3 units per lot = 54 units with out all the destruction of rebuilding.

  • MB

    Roger 54

    Try the Page icon in the above right toolbar. I’ve got my Text Size set at “Larger”, and it makes a necessary difference for my eyes.

    Good luck.

  • MB

    @ jolson 55, obviously the zoning bylaw’s gotta change to allow attached, freehold homes.

  • gmgw

    #brilliant, #36:
    No, I was talking about *man-made* hydro dams. Not landslides. Not the North Sea. I meant dams that were purpose-built by *people*. I’m sorry, I had assumed you were aware of their existence. They’ve been around for some time now, believe it or not, notwithstanding your evident lack of familiarity with the technology. We even have a small dam in the Lower Mainland that was constructed to generate electricity. Go out to Stave Falls sometime. It’s not the Bennett Dam, but it will enable you to learn a bit about what human-built dams look like and how they work. You’ll find it very interesting, I’m sure, and it’s a nice drive on a Sunday afternoon.

    By the way, I assume your monicker is meant as an ironic oxymoron? Admirably honest of you.
    gmgw

  • Lewis N. Villegas

    A point from a sidewalk discussion last night about Little Mountain. We were considering the following net densities:

    1.8 FSR Arbutus Walk/Molson
    2-plus for Olympic Village
    2.4 – 2.8 for Little Mountain

    (I can’t remember the numbers being quoted for OV—but—say below 2.5)

    I was suggesting that if the fee-simple row house is enacted by the Legislature, Little Mountain would be an ideal site to build the first fee-simple row houses in Vancouver. One of the advantages of the row house is saving 15% building area typically used for circulation in apartments and towers.

    The difference between 2.4 FSR and 2.8 FSR is 15% of 2.8.

    Thus, the ground oriented building type presents some important efficiencies. Avoiding the double loaded corridor, the units can have through ventilation and dual aspect. I will know it is morning because the sun shines in the kitchen, and afternoon because the sun is in the parlour.

    * * * * * *

    I was told that the proposals for Little Mountain include underground parking—the soils conditions are not favourable, and the hydrology of the site presents high flows coming down from QE Park and settling in the low points of the site. There is a duck pond across Ontario Street.

    Apparently the considerable mass of trees planted by the residents in the 1950’s are now absorbing a significant amount of the water. If these are lost, this function will also be negated.

    The inclusion of under ground parking is puzzling. In Portland, no one builds underground parking—it’s considered prohibitively expensive. Put the other way, if we are looking for more affordable housing, not building the suspended slab over the garage will save a great deal of money.

    Why would we need more than one car space per row house (4 units) anyway? The Main Trolley is a couple of minutes away. Canada Line is further: 20 minute walk to 41 Avenue; and 15 minute walk to a future station on 33rd Avenue. However, the walk to 41st also gets you to the regional mall.

    A fee-simple, high-density scheme, with reduced levels of parking in recognition of the local transit advantage (and lane priority for the Main Trolley that is over capacity now) would seem to be what we have been all talking about here.

    * * * * * *

    The other issue I want to take up is that we ‘build height to get high-density’. The reality is elsewhere. We build height to get high-level views for luxury condos.

    The case of Little Mountain is particularly instructive since the calculus apparently takes into consideration building higher than ‘the little mountain’ in order to gain views of the Straight of Georgia and Vancouver Island beyond. The presence of Q.E. Park serves as insurance that the views will be there forever.

    Density is part of building ‘good’ urbanism. Height for the sake of views is simply a market play.

    If the entire land area builds out at the same height, then it is the contours of the land that determine where the views are, and where they are not.

    However, not every vista has to have mountains and water. A view into a well designed village square, and interesting mews, a well kept laneway may be just as effective as a distant view of the mountains. The Little Mountain project could do all that.

    * * * * * *

    33 x 120 lots the units per acre will be 8 for a house, 16 for a house with a basement suite, and 24 for a house, suite, and carriage house. Therefore 24 not 12 upa.

    The units per acre for row housing is 8 not 75 because you cannot build to the lot line in RS-1 zones.

    jolson 85

    I get 4 units into a VHQ row house that is on a lot that is 12.5 x 112. I can get 22.5 of those lots (plus 50% of fronting R.O.W. and rear lane) in an acre. So, the number is more like 90 units/gross acre. We use 75 to be conservative, and we claim that this is equivalent to tower density yields.

    Off the top of my head, the FSR is 2.4.

    Last time I checked, I can get six 33×122-foot lots in an acre, once I factor in 50% each of a 66-foot street and a 20-foot lane. I also include a factor for the share of the flanking street for those cases where the blocks don’t end grain lots.

    In calculating density in the SFR lot, I think it is fair to call a ‘cottage’ one unit, hence six lots = six units per acre. I use 12 u/ac when adding either a basement or attic suite; and 18 u/ac for a house with three suites.

    In mixed neighbourhoods I use 2.2 people per unit as the average; and 800 s.f. as the unit size.

    My aim is to get a reading of people per acre in a given type of urbanism, a metric for the ‘character of place’ if you will, rather than a super-accurate number of density per every last built foot.

  • brilliant

    @gmgw 58-Your snotty condecension aside,its clear you missed the point. The planet is changing all the time, despite the desire of you and your Chicken Little ilk to return it to some point where the majority of humankind was scrabbling in the dirt for grubs to eat. Might I suggest you start with a vacation home in South Sudan where you can exist with a minimal carbon footprint.

  • gman

    Brilliant 60,Maybe a nice little summer house in North Korea.LOL

  • jolson

    Re; sub standard housing advocated by 47
    Oh, dear, you really do mean housing for the working poor of the 16th century when children lived in the dark and toiled in factories or went begging in the streets for want of nearly everything.

  • A Dave

    @ jolson 62

    As opposed to the 21st century, when 1/4 of BC’s children live in poverty?

    And thank heavens no-one begs on the streets anymore!

    But I’m curious, where were all these factories in the 16th century? What were they mass producing, bibles?

    And why the heck did all the children live in the dark? Were they all vampires back then?

  • Lewis N. Villegas

    @ jolson 62

    I’ve visited mid-19th century rows in Islington, north of London, was given a tour by an architect who took pains to show me how the fabric and vitality of the neighbourhood are wed to the quality of the building type.

    … housing for the working poor of the 16th century …

    The typology really begins in the 17th century, in three projects designed for Henri IV, the protestant king who converted to Catholicism, stopped the religious wars, and turn the economy and the country around in a matter of a decade.

    Two of the projects were built: Place Royale (des Vosges) and Place Dauphine. Both are delightful to visit even today. One is built around a square urban space—one of the most enigmatic in Paris to this day—the other around a triangular urban room. A century later Mansard finished a project that I consider was his completion of Henri’s vision: the circular Place Victoire.

    There is no indication on this, which stands as an observation from my travel notebooks, the most likely reference for these buildings are Palladio’s 16th century town homes for two or three of the Vicenza upper crust.

    More to the point for Canadian history, one of Henri IV daughters was married to Charles I, who met an untimely end at age 49. He was responsible for building the first row houses in London designed by Inigo Jones.

    Inigo is a prominent figure in London—despite having lost his best patron in the worst possible way—because he had visited the Master’s studio in Vicenza, and returned with an original (an authentic) copy of Palladio’s seminal work on urbanism and architecture, the Quatri Libri.

    The DNA of the building type could not be more robust. And the value of having a building product evolving slowly over the centuries is nothing more than a gilt recommendation that we ought to take it up.

    Yes, jolson, it can be used to build efficient and affordable social housing. The building type is nothing but extremely flexible.

  • MB

    Row houses are, of course, only one way to use our expensive land more efficiently, but this is about the influence energy prices have on the economy at all levels as well.

    They are all inter-related, and it behoves us to create not only “new” old types of housing (and commercial retail buildings too), but to make them as energy efficient as possible.

    This is about affordabiity and the long-term operating costs first and foremost; it is obvious that economics matters more to the public than enviromental concerns or urban design.

  • Bill Lee

    At Cap College (it’s not really a university, though Gordon Campbell’s sister is an administrator) next week.

    Jeff Rubin
    (LITERARY EVENTS)
    May 24, 2012, 7:30 pm
    Canadian economist and author reads from his new book The End of Growth . Admission includes one free copy of the book. More information at http://www.capilanou.ca/nscucentre/
    Tix $24
    North Shore Credit Union Centre for the Performing Arts ( 2055 Purcell Way, North Van, Phone: 604-990-7810 )

  • Roger Kemble

    Lewis @ #64

    Islington, or specifically The Angel Islington (a pub) was the first carriage stop entering London. And, as I recall, it was never considered a slum!

    It was never a posh neigbourhood either and it isn’t, relatively speaking, today! I didn’t know it was a target area for slumming!

    The slums you refer to, or rookeries as they were called, were centered round White Chapel (Jack-the-Ripper), Tower Hamlets, Bethnal Green and New Oxford Street.

    Canon Samuel Barnett and his wife Henrietta started the Houser (Toynbee Hall) movement to rid London of its Rookeries (slums) and his Houser movement did a lot to inspire Lutyens’ Hampstead Garden Village which turned out to be a very exclusive suburban sprawl you most definitely would disapprove (the good stuff came much later: New Earswick, Welwyn Garden City, Bourneville [but still sprawl by your definition]).

    I’ll bet, had they existed, the good Canon would have approved towers as decent, economical housing at fair density.

    As usual, Lewis, you’re way past your buy date.

  • jolson

    At #64 Yes, jolson, it can be used to build efficient and affordable social housing.
    By your numbers at 12.5 foot widths piled four flats high? And the stair is no doubt a rope ladder less the first floor become 8.5 feet wide. Where is the daylight? Social housing? Have you gone mad? This is not a product for human dwelling. Density not.

  • Lewis N. Villegas

    No, urbie, I’m not calling it a slum. Tony Blair lived in a house just around the corner from the row I was visiting on Barnsbury Road. The houses were very good, very sturdy, and very Georgian.

    Nice stuff. Greatly aided by the fact that the row across the way had been demolished after being bombarded in WWII, and the row now looks onto an open park.

    The tube was about a 12 minute walk away, and just about half way one encountered a street market that operated on weekdays, if I recall correctly.

    No reason we couldn’t build the same product with a contemporary vocabulary.

  • A Dave

    I have to admit, I spent six months in an Aussie flop in a very depressing row-housing project in South London in the 90s. Tough neighbourhood and the monotonous sameness of the screetscapes was so bad I got lost a few times trying to get home after a night out. It was devoid of trees or any wild “shrubbery”, and the blocks were really long and oppressive.

    The actual house, however, was surprisingly large inside, and it had a decent garden with a tall cinderblock wall. Parking was all on the street, and there were no laneways, just well-used foot/bike paths between the lots (easy to get lost on).

    One would hope that we are advanced enough with building now that we could do less oppressive row housing developments, especially if they are infill, rather than acres and acres of the same building type.

    I did some basic number crunching in response to the oft-stated concern about eating up SF housing tracts through row house intensification (please correct if my assumptions are off, I’m no math whiz):

    To accommodate an increase of 200,000 people in the city by 2050, it would take an increase of population density (not unit density) by 50 people/acre over 4,000 acres to achieve that target. If the city land base is 28000+ acres, that’s about 1/7 of the total. However, within those row housing areas, it would only involve putting row housing on just over half of the targeted 4,000 acres (since achieving the increase of 50 people/per acre wouldn’t require redeveloping all the SF land in these areas).

    Of course, the reality is that there will also be numerous 4-10 storey developments (Cambie corridor, Little Mntn, etc), laneway houses, and other projects that will also substantially increase density in the city over the next 40 years, making the amount of SF land to be converted much, much less than 4000 acres.

    So, while I think it’s a bit pie-in-the-sky to suggest that only row-housing can and will be used to achieve necessary target densities in the future, it does demonstrate quite convincingly why there is absolutely no need to rush through spot-rezonings in neighbourhoods at 2 or 3 times the scale of the surrounding buildings, especially given the public resistance and negative effects of towers on affordability, urban design, and social function.

    Without this blind allegience to the “density fallacy” that is being perpetuated by Vision acolytes, EcoDensity alarmists, and the real estate industry, perhaps it is time to put the brakes on rushing through these ridiculously out of scale mega-projects in low-rise neighbourhoods, and start taking proper account of the other important social, economic and environmental factors that go into developing sustainable and liveable neighbourhoods.

  • Lewis N. Villegas

    … do less oppressive row housing developments, especially if they are infill, rather than acres and acres of the same building type.

    A D

    Two elements in urbanism that play into these comments.

    The first is that the building type was developed, and originally intended to be built surrounding urban rooms or public squares. Paris, London and all the eastern and western European capitals that followed the model.

    The Spanish had similar notions in their colonial charter, Las Leyes de las Indias. The town plat began at the plaza, had the organs of church and government fronting, and things developed from there. However, the spanish blood in me tells me that the systematization of Spanish urbanism never really took hold outside the historic cores.

    In any case, as Dave mentions—the length of the block—and the frequency with which one find a small square, or urban room, are determining factors for the quality or the experience of place.

    Cities move through the centuries anchored in one place. That consideration brings in the second element, the need for regeneration as part of the process of growth.

    Here, the ability to subdivide a cottage lot into two row house lots is a feature of Vancouver platting that has come to the fore as we look in the neighbourhoods—not the downtown business core—and try to find sustainable ways to grow.

    The fact that most city blocks end grain on our arterials (front them with their narrowest dimension) means that blocks redeveloping with row houses fronting arterials will not present “oppressively long” dimension. In fact, these blocks are typically just 265 feet long, and would hold 16 row houses, full stop.

    The fact is that the livability of our arterials has been severely affected by decades of transportation planning and engineering for maximized automobile flow.

    Returning livability to the arterials will require a balanced mix of good transportation planning and neighbourhood design. In other words, we are in a position where we need ‘good’ urbanism to find the best way forward.

    It turns out that the subdivision of cottage lots to row houses can be orchestrated to achieve the revitalization of the arterial, and the implementation of fast and efficient transit all at the same time.

    Throw in a few village squares, and we will look back at this era as the moment of the regeneration of Vancouver as a city of great neighbourhoods. A place truly reflective of our defining characteristic—our multiculturalism.

  • Roger Kemble

    http://members.shaw.ca/theyorkshirelad72/working.mount.pleasant.html

  • A Dave

    Roger, your link is a beast and crashed my browser before loading. However, I manage to see that you advocate that the IGA on 14th proceed with the tower. Besides the fact that it was “prescribed” by the planners without any community assent, I am wondering why you think this is a good thing?

    The IGA is directly across the street from a busy church and elementary school, and will cast a big shadow over the playground. It is one block away from the old post office, and will eviscerate that wonderful building’s landmark status. The surrounding streets are already high-density, with numerous 4 storey apartments, laneway houses, and big old houses that have been stratified into 4-5 units. The added density is most certainly not needed here.

    I just don’t see any community benefit to proceeding with this tower, other than the land-lift cash grab that the City will be eager to get their hands on…

  • Roger Kemble

    A Dave @ #73

    The IGA is directly across the street from a busy church and elementary school . . .

    That is true but please note: “This plan assumes two more towers as prescribed in the MP Community Plan.

    I have coalesced the potential IGA site at 12th with the, in progress, Rize and the potential Kings Gate Mall sites to create an urban village centre.” Meaning the 2.3 acres of the IGA site area is now coalesced into the Broadway/Kingsway/Main site. It is at least ten bocks from your concerns.

    Sorry it nearly crashed your machine . . . mine too!

    Thanqxz for your comments.

  • FactChecker

    @LNV – I’m struggling with the math in your various comments which as usual seem to have returned to building townhouses as the solution for everything – including, apparently, peak oil. In comment 59 the townhouses are 12.5 feet wide. Then in comment 71 a 265′ row would have 16 rowhouses. That would make them 16.5 feet wide – which is a bit different (and a more logical way to deal with a city with mostly 33′ lots).
    It is however quite a bit more expensive to build – as the average city lot is 120′ deep, that is a 2,000 sq ft lot which you suggest will either be 2 FSR or 2.4 FSR – so either 4,000 sq ft or 4,800 sq ft of construction. According to the handy construction cost calculator that Butterfield Development Consultants have on line, you’re looking at spending $500,000 on building without fees, service connections, legal costs, subdivision, or the land component – which has to be at least another $500,000 in Vancouver, and on the west side a lot more than that.
    So these seem to be well over a million dollar homes you’re suggesting. I’m not sure if you’re building from the lot line – right up to the sidewalk – and if you are if that’s a good idea for livability on most arterials, especially not bust ones. I’m not sure how you deal with all the east-west arterials where you don’t have 265′ blocks. Or the north-south arterials like Victoria Drive where some blocks are over 1,000 feet long. I’m also unclear how you build on the lane without sideyards or frequent gaps to let the street residents put their garbage out You also need gaps in the street wall for the fire service to reach fires on the lane – (there are no hydrants in the lanes).
    And finally I think you might check how affordable those Islington rowhouses that you liked in Post 64 are. It’s where gentrification was invented (just read the Wikipedia entry for Islington). The cheapest I can find is the equivalent of $2.5m. And it’s not like they’re all that well built, or that they don’t come with significant potential problems with the party walls. Generally there are no party wall legal arrangements in the UK. Although there’s now a complicated law to cover party walls, there are still frequent problems, and sometimes court cases when things go wrong.