Transit Oriented Development: What Works—What...
Transcript of Transit Oriented Development: What Works—What...
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Transit Oriented Development: What Works—What Doesn’t
Marilee Utter,CRECitiventure Associates
Sustainable SuburbsULI
October 2009
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It is difficult to design a space that will not attract people. What
is remarkable is how often this has been achieved.
--William H. Whyte
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Loss of Village…
• Then
•Now
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The TOD Opportunity…mixed-use villages with a transit anchor
• District orientation
• Compact development
• Mix of uses
• Pedestrian priority
• Civic uses
• Transit use
• Transformation
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What’s in a Name?
• Transit-Oriented Development (TOD)
• Transit-Oriented District
• Transit Village
• Town Center
• Transit-Ready Development
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TOD: An organizing principle to do what we should be doing
anyway--creating great people places
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Images by Urban Advantage
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Images by Urban Advantage
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KEY POINT:
The TOD value premium comes more from creating the place than
from the transit itself
(except in very mature transit markets)
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TOD Depends onPrivate Sector Developers
� Public capital finances transit
� Private capital finances TOD.
� Most development money is institutional
� The project must show profit
� TOD = Public-Private Partnership
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TOD’s work best where…• Congestion is perceived
as bad• Housing prices are
rising• Driving costs are high• Transit connects anchor
destinations• Transit is extensive,
affordable, convenient, attractive
• TOD is part of a walkable “district”
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TOD: What Works Today
• Best TOD uses:
--Townhouse/Multifamily Housing (rental
or condo, affordable or premium, senior)
--Offices (high employee count)
--Civic Buildings (libraries, schools, postal)
--Entertainment (cinemas, theaters, arenas)
--Service Retail (cleaners, child care, banks)
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TOD: What Works Today
• Minimum for a “TOD village”: 5+ acres• As many uses as possible in a 360 degree, ¼ mile
development ring• Deep, strong connections for peds, bikes, cars• Key elements of TOD zoning:
--Mixed use horizontally and/or vertically --Reduced and shared parking--Increased densities--Strict design guidelines
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Trip and VMT Reduction• Walkable places with
a strategic mix of uses cuts auto use more than almost any transit
• Not enough TODs include jobs—too much Main Street retail with condos
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TOD Lessons Learned
• TODs don’t happen on their own
• Transit technology and stations matter—including BRT
• A community vision/plan is the essential first step
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TOD Lessons Learned
Often competing objectives among:
– Local Jurisdiction
– Developer
– Neighborhood
– Transit agency
– DOT
– School District
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TOD Lessons Learned
• TOD’s are complex--harder to design, entitle, finance and build
• TOD’s need market, infrastructure and zoning. Transit alone is not enough.
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TOD Lessons Learned
• Parking drives the economics and design of the project.
• Land assembly is often the deal-breaker
• Density usually helps
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TOD Lessons Learned
• Projects lose money in the short run; make money in the long, long run
• Successful developers are specialized, well-capitalized, patient and rare
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TOD Lessons Learned• Large scale projects and
master developers are virtually extinct
• Public entities now have to step forward to guide cohesive districts/places
• TOD/mixed-use “places”usually require public investment—can’t afford to absorb regional costs
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TOD Lessons Learned
• Developers worry about market demand, but fearpublic process
• Smart communities establish zoning, process, incentives ahead of time
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TOD Lessons Learned• Transit stations in the
suburbs are more transformational than in the city core
• But they usually take longer to build critical mass
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TOD Lessons Learned
• Suburban TOD’s biggest challenges:– No local street grid
– Citizen fear of density (traffic)
– Suburban parking requirements
– Unsophisticated regulators and regulations
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TOD Lessons Learned
• Few transit agencies really think TOD is their business
• Very few understand TOD/value capture/PPP’s
• Many FTA land “protections” are well-meaning but naïve—major development deterrents
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TOD Lessons Learned
• Park-n-rides are often the last (instead of the first) to become TOD’s because of FTA regs and eminent domain restrictions
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The TOD Developer’s Dream…
• Good market• Land assembled• Predictable process• Public investment for
the regional amenities• Knowledgeable,
sophisticated public partners
• Reasonable profit in 3-5 years
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What Can the Public Sector Do?
• State Level
• Regional Level
• Local Level
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State Level
• Channel more money directly to the regions
• Require DOT’s to work with local jurisdictions on street standards
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Regional Level• Transit corridor that goes
somewhere—connects anchors
• Good transit system (vehicles, frequencies, connections)
• Corridor by corridor plan for non-competing uses, housing, parking
• Require local zoning and infrastructure to receive funds
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Local Level
• Common development vision
• Stations in the right places
• Street grids and utilities
• Zoning
• Predictable process
• Infrastructure investment
• Public sector expertise