What is transit-oriented development (TOD)?
Transit-oriented development may be a hot topic right now, but history shows that the concept isn't new. In fact, it's a concept as old as civilization itself. Since the beginning of time, people have lived, worked, and found their recreation near transportation corridors and crossroads.
In Europe, it's commonplace to live in areas where people walk everywhere -- to work, to shop, to attend cultural venues, and to visit parks and more. And now in the United States, people-oriented and transit-oriented places are also gaining in popularity.
TOD in metro Denver is not about FasTracks, T-REX, light rail, commuter rail or rapid transit bus service. Instead, it's about people and the choices they are making.
Today, TODs are pedestrian-friendly, mixed-use communities that encourage residents and workers to drive their cars less and ride transit more. TODs provide relief from totally automobile-dependent lifestyles and are attractive because they simplify life and allow people to experience a strong sense of community.
Most importantly, TODs provide people with options so they can choose where to live, work, play and mingle. In the most successful TODs, there are people everywhere and transit stations integrate seamlessly into the community. TODs pulse with energy and liveliness.
The California Department of Transportation has a good definition that captures the essence of TOD: "Moderate to higher-density development, located within an easy walk of a major transit stop, generally with a mix of residential, employment and shopping opportunities designed for pedestrians without excluding the auto. TOD can be new construction or redevelopment of one or more buildings whose design and orientation facilitate transit use."
Why is TOD important?
Transit-oriented developments, urban villages, and new town centers are becoming increasingly popular as the nation's demographics change. They respond to people's changing needs and priorities. According to the book Place Making by Charles Bohl, published by the Urban Land Institute, "Demand for residential properties in town centers continues to exceed expectations in a wide variety of markets. Most surprising of all is the strong demand for housing above retail shops."
Dramatic demographic and lifestyle changes are sweeping across the United States and metro Denver is no exception.
DRCOG forecasts show the metro Denver area will continue to grow at a rapid rate -- adding 1.2 million people by the year 2030. Another key change is that the senior (60-plus years old) population will more than double. Between 2005 and 2030, the senior population in the metro Denver area will increase from 341,000 people to nearly 876,000 people. TODs can help the ever-expanding elderly population to "age in place," limiting their dependency on government-subsidized transportation and meal delivery.
Another big demographic change is the fact that only about 25 percent of households consist of a married couple with children in the metro Denver area. Singles and couples without children each outnumber "traditional family" households and their growth will outpace "traditional family" households by a factor of 10 over the next 20 years.
As people change, so do the choices they make. At the end of World War II, nearly 70 percent of households consisted of two parents with children. Housing choices were limited: about the only choice for most people was a single-family home in the suburbs and people followed the advice "Drive 'til you qualify."
Today, seniors, couples without children, and other demographic groups are increasingly choosing smaller, more compact housing in neighborhoods where shops and services are within walking distance and where high-quality transit service is available. These groups are predicted to account for the vast majority (80 percent) of people attracted to transit-oriented developments.
What are the Benefits of TOD?
Various studies indicate that implementing TOD can have significant benefits to individuals, communities, regions, states, the economy and the natural environment. The extent that these benefits are realized depends on whether developments have the primary characteristics of TOD, and on the type and quality of transit service available. A recent study, Factors for Success in California's Transit-Oriented Development, commissioned by the California Department of Transportation, identified the following 10 potential benefits of TOD.
- TOD can provide mobility choices. By creating "activity nodes" linked by transit, TOD provides important mobility options for young people, the elderly, people who prefer not to drive, and those who don't own cars. Places that offer travel options are very much needed in congested metropolitan areas.
- TOD can increase public safety. TOD development results in active places that are busy through the day and evening. Having such activity and lots of people around provides "eyes on the street" and helps increase safety for pedestrians, transit users, and many others.
- TOD can increase transit ridership. TOD improves the efficiency and effectiveness of transit service investments. It is estimated that TOD increases transit use of transit near stations by 20 to 40 percent.
- TOD can reduce rates of vehicle miles traveled (VMT). Vehicle travel in California has increased faster than the state's population for years; in Colorado, VMT is keeping up with population growth. TOD can lower annual household rates of driving by 20 percent to 40 percent for those living, working, and/or shopping near transit stations.
- TOD can bolster households' disposable income. Housing and transportation rank as the first and second largest expenses in households, respectively. TOD can increase disposable income by reducing household driving costs: one estimates shows a household saving $3,000 to 4,000 per year. The access to so many amenities in just a few short blocks can significantly increase a family's disposable income by eliminating the need for a second car.
- TOD reduces air pollution and energy consumption rates. Since TODs provide safe and easy pedestrian access to transit, air pollution and energy consumption rates can be lowered. Also, TODs can reduce rates of greenhouse gas emissions by 2.5 to 3.7 tons per year for each household.
- TOD can help conserve resource lands and open space. Because TOD consumes less land than low-density, auto-oriented growth, it reduces the need to convert farmland and open spaces to development.
- TOD can play a role in economic development. TOD is increasingly used as a tool to help revitalize aging downtowns and declining urban neighborhoods, and to enhance tax revenues for local jurisdictions.
- TOD can decrease infrastructure costs. Since TOD features more compact development and often results from infill development, local governments can often reduce by up to 25 percent infrastructure costs of expanding water, sewage and roads to local governments.
- TOD can contribute to more affordable housing. TOD can add to the supply of affordable housing by providing lower-cost and accessible housing, and by reducing household transportation expenditures. Housing costs for land and structures can be significantly reduced through more compact growth patterns.
What are some examples of existing TODs?
16th Street Mall
Often referred to as the "granddaddy of all transit villages," the 16th Street Mall in the heart of downtown Denver is the region's densest urban village. This urban village offers housing at all prices, office space, entertainment venues, and park-like areas filled with art and fountains.
City Center Englewood
Located near Hampden and Santa Fe, this new transit-oriented development may be the largest and most comprehensive TOD to date. Still under construction, it offers many of the same elements as the 16th Street Mall, but the design and scale are different to fit the community. The TOD also offers housing, shopping, and office opportunities, plus large outdoor performing spaces, the Museum of Outdoor Art, the Englewood Library, and City Hall.
Who is doing current research about TODs?
These Web sites are updated regularly with original research or articles. They focus on planning or general transportation, with occasional focus on TOD issues.
DRCOG's TOD resource database
Browse by subject or by title or search by key word.
Transportation for America
New political action site, news stories collected daily. Focus on national legislation and issues.
Reconnecting America
Concentration on TOD and place making. New resources monthly.
New Urban News
Bi-monthly newsletter covering smart growth issues, lots of links to other sites.
Victoria Transportation Policy Institute
Focuses on transportation demand (TDM) issues, new white papers quarterly.
Transportation Research Board (TRB) publications
In-depth exploration of issues, but only covers TOD approximately once a year.
If you have questions about TOD, please email or call Tom Boone at 303-480-6776.
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