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Article on housing affordability and sprawl

There is a new article from Todd Litman that discusses the state of housing in the context of affordability and sprawl. While this is mainly based on the experiences in the US and Canada, there are many other cities from other countries involved. I noticed an interesting comment on his Facebook post about the elephant in the room being culture. I would tend to agree with this view and in the case of the Philippines is perhaps also heavily influenced by our being under a repressive Spanish regime that was succeeded by an American-style. I say repressive because although there was a semblance of planning during the Spanish period, the urban form revolved around the plaza where church, government, market and schools were located. Social class defined residential ‘development’ also followed this with the wealthier families having homes closer to the center while those in the lower income classes where farther and perhaps even beyond the reach of the sound of church bells. The Americans changed much of that and introduced a larger middle class and the incentive of becoming home and land owners, which during the Spanish period was practically non-existent except perhaps to the buena familias and ilustrados. Fast forward to the present, being a land owner is still very much a status symbol along with being a car owner. Homes in the urban centers (e.g., Makati CBD, Ortigas CBD, BGC, etc.) are very expensive and people would rather reside in the periphery (thus the sprawl) and do their long commutes.

Here is a  link to the article:

Unaffordability is a Problem but Sprawl is a Terrible Solution

[Litman, T. (2017) Unaffordability is a problem but sprawl is a terrible solution, Planetizen, Retrieved from http://www.planetizen.com, February 17.]

What do you think?

Shopping malls and Ortigas Avenue Extension traffic congestion

Recently, I noticed that traffic has somewhat eased along the eastbound side of Ortigas Avenue Extension. For one, this was probably due to the completion of road works and the reopening of lanes between Cainta Junction and Brookside. This improved traffic flow as traffic personnel didn’t have to resort to the balancing act that is the counter-flow scheme they had been employing to alleviate congestion for mostly home-bound traffic. But a major contributor to congestion was the Ever Gotesco Mall in the former Riverside industrial complex. Malls like this are major trip generators and if traffic coming in and out of the malls are not managed properly or facilities are not provided for efficient movement of people and vehicles, then there will surely be congestion along access roads. I stated that the Ever mall ‘was’ a major contributor because the mall recently closed down and the property is now fenced off from the road. At present, there is practically zero traffic that can be attributed to the former mall.

Following are a few photos of the closed and fenced off property that was the Ever Ortigas mall.

ever ortigas3Jeepneys and UV Express vehicles now use the service road of the mall as a terminal.

ever ortigas2It’s now a breeze passing through the eastbound section of Ortigas Extension in front of the former mall. There are signs stating the property has been acquired by retail giant SM. It will probably be transformed into an SM mall.

ever ortigas1This driveway used to cause congestion as jeepneys and private vehicles exited the mall through this driveway and many turned left towards Ortigas westbound. These vehicle often effectively blocked traffic along the eastbound direction with queues reaching all the way past Countryside and reaching De Castro on a bad day.

There were only two shopping malls along Ortigas Avenue Extension – the Robinson’s Place near Cainta Junction and Ever Gotesco. Ever has recently close but it is expected to re-open as an SM Mall sometime in the near future. SM doesn’t have a mall in the area and the ‘nearest’ ones would be Megamall, Marikina and Taytay (not counting the Super Center beside Tiendesitas and the Super Center along Felix Avenue). If indeed an SM mall will be there soon, we could expect heavier traffic in the area given the trip generation characteristics of SM. Perhaps, though, there is an opportunity to improve traffic in the area if SM can consider some improvements to its driveways and circulation. They could probably do something like what SM Novaliches had done with their generous setback to ensure that there will be no serious congestion along Quirino Avenue due to mall-generated traffic.

SM will not be the only major commercial development that is expected to generate traffic that will lead to congestion along Ortigas Extension. Almost across the former Ever mall is a commercial development under construction with a building I think is too close to the road. Then there is also the commercial/residential project that is being constructed along the westbound side of Ortigas Extension near the Kaytikling Junction in Taytay, Rizal. I wonder if these had the necessary traffic studies to support their impacts on at least the immediate areas they will be affecting.