WHAT WE TALK ABOUT
WHEN WE TALK ABOUT TOD:
EMERGING TRENDS IN TOD IMPLEMENTATION RESEARCH
Site/Project Name City, Country
Total Walk
Score Score
1.3
1.2
Visually
1.1
Crosswalk Active
Walkways s
Frontage
1.4
Physically
Permeabl 1.5 Shade Cycle
e
and
Score
Frontage Shelter
2.2 Cycle
Parking at 2.3 Cycle 2.4 Cycle
2.1 Cycle Transit
Parking at Access in
Network Stations Buildings Building
Conne
ct
Score
3.2
Prioritize
d
3.1 Small Connectiv
Blocks
ity
Mix
Score
5.1
Complem
entary
Uses
5.2
Accessibil 5.3
ity to
Affordabl
Food
e Housing
Densif
y
Score
6.1 Land
Use
Density
Compa
7.2
ct
Shift
7.1 Urban Transit
Score Site
Options Score
8.1 OffStreet
Parking
8.2
8.3
Driveway Roadway
Density
Area
Central Saint Giles
London, UK
99
14
3
3
6
1
1
5
2
1
1
1
15
10
5
15
10
1
4
15
15
15
10
5
20
10
2
8
Hammarby SjÖstad
Stockholm, Sweden
94
15
3
3
6
2
1
4
2
1
1
0
15
10
5
10
6
1
3
15
15
15
10
5
20
10
2
8
Vauban
Quartier Massena, Paris Rive
Gauche
Liuyun Xiaoqu
Freiburg, Germany
90
13
3
3
6
0
1
4
2
1
1
0
15
10
5
13
10
1
2
15
15
10
6
4
20
10
2
8
90
14
3
3
6
1
1
4
2
0
1
1
13
10
3
15
10
1
4
15
15
15
10
5
14
4
2
8
90
14
3
3
6
2
0
3
1
1
1
0
15
10
5
11
10
1
0
15
15
15
10
5
17
10
2
5
90
11
3
0
6
1
1
3
0
1
1
1
11
6
5
15
10
1
4
15
15
15
10
5
20
10
2
8
90
14
3
3
6
1
1
4
2
1
1
0
15
10
5
11
10
1
0
15
15
11
10
1
20
10
2
8
Paris, France
Guangzhou, China
Centro Internacional de BogotáBogotá, Columbia
Bo01, Västra Hamnen
Malmö, Sweden
HafenCity
Hamburg, Germany
87
13
3
3
6
0
1
4
2
1
1
0
15
10
5
15
10
1
4
15
15
15
10
5
10
0
2
8
Olympic Village
Vancouver, Canada
86
12
3
0
6
2
1
3
2
1
0
0
15
10
5
9
4
1
4
15
15
15
10
5
17
10
2
5
Uptown, Cleveland
Cleveland, Ohio, USA
84
14
3
3
6
1
1
3
2
0
1
0
13
10
3
11
10
1
0
15
15
11
6
5
17
10
2
5
Jianwai SOHO
Beijing, China
83
12
3
0
6
2
1
5
2
1
1
1
13
10
3
11
10
1
0
15
15
15
10
5
12
10
2
0
GWL Terrein
Amsterdam, Netherlands
82
15
3
3
6
2
1
5
2
1
1
1
15
10
5
15
10
1
4
0
0
15
10
5
17
10
2
5
World Trade Center site
New York, New York USA
79
13
3
3
6
0
1
2
0
0
1
1
15
10
5
5
4
1
0
15
15
15
10
5
14
4
2
8
Ciudadela El Recreo
Bogotá, Colombia
79
5
0
0
0
4
1
4
2
1
0
1
11
10
1
15
10
1
4
15
15
9
6
3
20
10
2
8
Puerto Madero
Buenos Aires, Argentina
78
13
3
3
6
0
1
0
0
0
0
0
15
10
5
11
10
1
0
15
15
14
10
4
10
0
2
8
Pearl District
Portland, Oregon, USA
78
15
3
3
6
2
1
2
0
1
1
0
15
10
5
11
6
1
4
15
15
15
10
5
5
3
2
0
New Quay, Docklands
Bab Al Bahr
Melbourne, Australia
Rabat-Salé, Morocco
78
14
3
3
5
2
1
3
2
1
0
0
15
10
5
11
10
1
0
15
15
10
6
4
10
0
2
8
78
12
3
0
6
2
1
0
0
0
0
0
15
10
5
7
6
1
0
15
15
15
10
5
14
4
2
8
North Battery Park City
Mission Bay
New York, New York, USA
San Francisco, California,
77
10
3
0
6
0
1
2
0
1
0
1
9
6
3
15
10
1
4
15
15
15
10
5
11
4
2
5
76
11
3
0
6
1
1
2
0
1
0
1
11
6
5
11
6
1
4
15
15
15
10
5
11
1
2
8
Fruitvale Station Village
Oakland, California, USA
76
12
3
0
6
2
1
2
0
1
1
0
15
10
5
11
6
1
4
15
15
11
6
5
10
0
2
8
Corvin
Reforma 222
Marina Bay Financial Centre
Wilshire Vermont Station
Budapest. Hungary
México City, México
Singapore
Los Angeles, California, USA
76
14
3
3
6
1
1
4
2
0
1
1
15
10
5
11
10
1
0
7
7
15
10
5
10
0
2
8
75
13
3
3
4
2
1
1
0
1
0
0
15
10
5
11
10
1
0
15
15
15
10
5
5
0
0
5
74
11
3
0
6
1
1
0
0
0
0
0
15
10
5
11
10
1
0
15
15
11
6
5
11
1
2
8
71
13
3
3
6
0
1
2
0
1
1
0
9
6
3
15
10
1
4
15
15
15
10
5
2
0
2
0
Bank of America Building
New York, New York, USA
70
12
3
0
6
2
1
2
0
0
1
1
9
6
3
5
0
1
4
15
15
15
10
5
12
10
2
0
Whampoa Garden
South Lake Union
Kanyon Mall
Hong Kong, China
Seattle, Washington, USA
Istanbul, Turkey
69
13
3
3
5
1
1
0
0
0
0
0
15
10
5
7
6
1
0
7
7
15
10
5
12
2
2
8
66
10
3
0
6
0
1
4
2
1
1
0
9
6
3
9
4
1
4
7
7
15
10
5
12
10
2
0
65
10
3
0
6
0
1
0
0
0
0
0
5
2
3
11
10
1
0
15
15
14
10
4
10
0
2
8
Neo Superquadra
Grand Gateway 66
Special West Chelsea District
(High Line Upzoning)
Digital Media City
Curitiba, Brazil
Shanghai, China
63
13
3
3
6
0
1
5
2
1
1
1
3
2
1
7
6
1
0
0
0
15
10
5
20
10
2
8
62
6
3
3
0
0
0
2
0
1
1
0
3
0
3
11
10
1
0
15
15
15
10
5
10
0
2
8
61
14
3
3
6
1
1
2
0
0
1
1
3
0
3
11
10
1
0
15
15
14
10
4
2
0
2
0
60
10
3
0
6
0
1
1
0
1
0
0
15
10
5
9
4
1
4
0
0
15
10
5
10
0
2
8
Uptown, Oakland
Kronsberg
Oakland, California, USA
Hanover, Germany
58
10
3
0
6
0
1
1
0
1
0
0
3
2
1
15
10
1
4
15
15
12
10
2
2
0
2
0
58
13
3
3
6
0
1
4
2
1
1
0
15
10
5
5
0
1
4
0
0
1
1
0
20
10
2
8
Podomoro City
Jakarta, Indonesia
53
8
3
3
2
0
0
0
0
0
0
0
3
0
3
1
0
1
0
15
15
15
10
5
11
1
2
8
The Mixc
Shenzhen, China
50
6
0
0
5
0
1
1
0
0
0
1
0
0
0
11
10
1
0
15
15
15
10
5
2
0
2
0
Metrozone*
Chennai, Tamil Nadu, India
50
0
0
0
0
0
0
3
2
1
0
0
0
0
0
7
6
1
0
15
15
15
10
5
10
0
2
8
Bairro Carioca
Rio de Janeiro, Brasil
47
5
3
0
2
0
0
4
2
1
0
1
3
0
3
8
4
0
4
0
0
15
10
5
12
10
2
0
S.E.W.S.H. Scheme, Vadaj*
46
3
0
0
0
2
1
2
2
0
0
0
13
10
3
5
0
1
4
0
0
9
6
3
14
4
2
8
46
9
3
0
6
0
0
0
0
0
0
0
13
10
3
9
4
1
4
0
0
15
10
5
0
0
0
0
Empire Estate
Ahmedabad, Gujarat, India
Pittsburgh, Pennsylvania,
USA
Pimpri Chinchwad,
Maharashtra, India
49
8
0
0
6
2
0
0
0
0
0
0
0
0
0
7
4
1
2
15
15
14
10
4
5
3
2
0
Águas Claras - DF
Brasília, Brazil
45
6
3
3
0
0
0
1
0
0
0
1
7
6
1
7
6
1
0
0
0
11
6
5
13
3
2
8
Mitikah Phase 1
México City, México
41
10
3
3
3
0
1
0
0
0
0
0
5
0
5
11
10
1
0
0
0
15
10
5
0
0
0
0
Rio Vista West
San Diego, California, USA
40
10
3
0
6
0
1
2
2
0
0
0
3
0
3
5
4
1
0
15
15
3
3
0
2
0
2
0
Ciudad del Rio Partial Plan*
Sikander Bakht Nagar,
Behrampur*
Medellín, Colombia
39
7
3
3
0
0
1
0
0
0
0
0
3
0
3
7
6
1
0
0
0
15
10
5
7
0
2
5
37
3
0
0
0
2
1
2
2
0
0
0
5
2
3
9
4
1
4
0
0
7
6
1
11
4
2
5
36
10
3
0
6
0
1
1
0
1
0
0
3
0
3
4
0
0
4
0
0
8
3
5
10
0
2
8
34
4
0
0
4
0
0
1
0
0
1
0
3
2
1
9
4
1
4
0
0
15
10
5
2
0
2
0
22
0
0
0
0
0
0
0
0
0
0
0
0
0
0
4
4
0
0
0
0
6
1
5
12
2
2
8
East Liberty station area
South End station area
CETRAM Zapata
New York, New York, USA
Seoul, South Korea
Ahmedabad, Gujarat, India
Charlotte, North Carolina,
USA
México City, México
SIPCOT Siruseri
Sikander Bakht Nagar,
Behrampur
Chennai, Tamil Nadu, India
Ahmedabad, Gujarat, India
3
0
0
0
2
1
2
2
0
0
0
5
2
3
9
4
1
4
0
0
7
6
1
11
4
2
5
Ciudad del Rio (partial plan)*
Medellín, Colombia
7
3
3
0
0
1
0
0
0
0
0
3
0
3
7
6
1
0
0
0
15
10
5
7
0
2
5
S.E.W.S.H. Scheme, Vadaj
(Affordable housing at Vadaj)* Ahmedabad, Gujarat, India
3
0
0
0
2
1
2
2
0
0
0
13
10
3
5
0
1
4
0
0
9
6
3
14
4
2
8
Metrozone*
0
0
0
0
0
0
3
2
1
0
0
0
0
0
7
6
1
0
15
15
15
10
5
10
0
2
8
Chennai, Tamil Nadu, India
Difference between Gold and Silver:
Off-street Parking (SHIFT) and Affordable Housing (MIX)
Difference between Silver and Bronze:
Small blocks and Prioritizing pedestrians and cyclists (CONNECT)
and Density (DENSIFY) and mix of uses (MIX)
The difference between being TOD or not:
The Street
Its Design and Active Frontages:
WALK, CYCLE, CONNECT
Central Saint Giles, Lond
99 Poin
• An 11-story office building that has 405,000 ft2 of commercial space.
• A 15-story residential building with 109 dwelling units, half of which are
affordable.
• A pedestrian plaza located between the two buildings at the centre of the site
is surrounded by 24,500ft2 of ground floor transparent retail & restaurant spa
Strong land market =
• Developer gave land for pedestrian plaza
• 50% of residential units affordable in exchange for two
more floors of commercial
• Affordable housing requirement in Camden’s site brief
Densify
• Camden Council had already highlighted the area as an area2/2
for
mixed-use and densification, given its proximity to public transpo
• Current FAR for CSG is 9:1. Previous building was 4:1, and minimu
FAR in central London is 5:1
Site/Project City,
Name
Country
Central Saint
Giles
London, UK
Hammarby Stockholm,
SjÖstad
Sweden
Freiburg,
Germany
Vauban
Quartier
Massena,
Paris Rive
Gauche
Paris, France
Liuyun
Guangzhou,
Xiaoqu
China
Centro
Internaciona Bogotá,
l de Bogotá Columbia
Bo01, Västra Malmö,
Hamnen
Sweden
HafenCity
Olympic
Village
Hamburg,
Germany
Vancouver,
Canada
5.1
Compl
ement
Total Mix
ary
Score Score Uses
5.2
6.1
Accessi 5.3
Comp 7.1
Land
bility to Affordable Densify Use
act
Urban
Food
Housing Score Density Score Site
7.2
8.1 Off- 8.2
8.3
Transit Shift Street Driveway Roadway
Options Score Parking Density Area
99
15
10
1
4
15
15
15
10
5
20
10
2
8
94
10
6
1
3
15
15
15
10
5
20
10
2
8
90
13
10
1
2
15
15
10
6
4
20
10
2
8
90
15
10
1
4
15
15
15
10
5
14
4
2
8
90
11
10
1
0
15
15
15
10
5
17
10
2
5
90
15
10
1
4
15
15
15
10
5
20
10
2
8
90
11
10
1
0
15
15
11
10
1
20
10
2
8
87
15
10
1
4
15
15
15
10
5
10
0
2
8
86
9
4
1
4
15
15
15
10
5
17
10
2
5
Parking
At the time of planning, parking regulations were .5 to 1 spaces per
residential unit, 1 space per disabled residential unit, 1 space per every 1,000
– 1,500 sq meters of commercial
Developer thought that even though they built less than the
required, it was still too much.
Type
Development As per regulation Actual
Residential
109 units
54 to 109 spaces
10 parking + 2 disabled
Commercial
37,625 m2
25 to 37 car
spaces
15 spaces for cars
3 disabled spaces
3 service
3 stalls = 15 motorbike spaces
9 stalls = 90 bike parking spaces
Pearl District,
Portland, USA
78 points
TRANSIT
Building of streetcar was a joint effort of the Federal and City government and a private
investment. The “Streetcar Project” was one of the increment programs that the main
DENSITY:
The developer donated the land for the government to built streets, streetcars, and parks, and
committed to building a minimum number of units on the remaining land to justify the public
investment.
Residential density was tied to 3 major
projects:
Milestone
Minimum Density
Required
Base Residential Density
15 units per acre
Lovejoy Viaduct demolition 87 units per acre
Streetcar construction
109 units per acre
Jamison Square
133 units per acre
construction
Commercial:
The City of Portland increased the baseline FAR from 2:1
to 4:1 generally.
AFFORDABLE
HOUSING
The Ramona Apartments
– 180 affordable units
Hoyt Street Properties agreed to build approx 35% affordable units in an developer
agreement with the city. Oregon banned inclusionary zoning.
It was agreed that the ratio of affordable- to-market-rate housing should mirror the
income distribution of the city as whole over time, with each new phase of
development to be matched to current city demographics.
Hammarby Sjöstad,
Stockholm
Gold - 94 points
Hammarby Sjostad masterplan
FAR of 4:1
Residential parking between 0.25 - 0.5 car parking spaces per dwelling unit
MidTown, Cleveland, Ohio
88 points
– New buildings must have minimum
3 floors (approx FAR of 3.0)
– Buildings must be built to the
streetline
– Buildings must fill at least 80% of the
lot width
– Parking minimum must be reduced
by half, and parking maximums are
to replace minimums
– One bicycle parking space for every
20 automobile parking spaces
provided
Woodward’s, Vancouver BC, Canada
DENSITY & LAND USE
• Zoned as CD1 - customized,
mixed-use
• Density up to 5.0 for market
developments and 3.0 FAR for
residential.
• Density bonuses are given for
inclusion of social housing and
determined on a case by case
basis.
• 27% of all residential units are
affordable
• Woodward’s achieves an FAR of
approx 9.6:1 compared to a
local average of 5:1.
Knowing the Right Regulations
Isn’t Enough
Name
Market
Type
Land
Ownership
Land Assembly
Central Saint
Giles
Strong
Redevelopmt
Single Land
Owner (50
years)
None
Pearl District
Strong
Railyard
Redevelopmt
Government
owned for
most part
One developer
bought 50% of
the site in 1993
Hammarby
Strong
Brownfield
Government
Government
Cleveland
Weak /
Emerging
Infill
Local
Institutions
land-banked
Various actors
Vancouver
Weak
Infill
Government
(Province and
the City)
Land was given
for free to
developer
The Elusive Nature of Execution
• City had a vision: area plans and urban design
guidelines
• Negotiated – developer’s agreements
• It takes time: 10 – 15 years timeline;
developer’s are comfortable with 3 – 5 years
• Land assembly affects time and costs
• Knowing the effective power of government
and then working within those limitations
Smart Government Needed
– City vision = predictability for developers
Predictability matters to developers.
– Good negotiators - can either bring people to a
weak market or extract better development or
amenities in a strong market
– Commitment to the long haul – what are the
political timelines that affect this if a development
typically takes 10 – 15 years.
– Siting is critical and complex
– Public investment is critical (transit, upgrading of
utilities, land banking remediation)
The Role of Government:
as illuminated by money
• The EU has more limited pubic financing options,
putting most of the risk on the developer for
financing. The government tends to have more
funds to directly invest in the area with
infrastructure, remediation, amenities.
• The US has many more creative financing
mechanisms due to lack of public sector funds:
tax credits, abatements, interest-free or lowinterest loans and grants, philanthropic funds.
The Role of the Market
• Gold mostly happened in strong markets
• Silver and bronze typically happen in emerging or weak
markets
• Mixed-income best achieved in strong markets, where
government can leverage the market for some affordable
units – cross-subsidy
• but only with strong governments and strong intervention
• Be careful about the high financial risk in creating a market
or “leading a market” – leverage a strong or strengthening
market instead
• Emerging markets – goal is stabilize market growth and
then once stable, ask for more
So what do we talk about when we talk
about Equitable TOD?
Affordable Housing
• Focus on sites where the goals of equitable TOD can likely
be achieved without becoming embattled during the
predevelopment stage
• Affordable housing may need more creative financing
options, including gap financing
• In the US, takes twice as long to build because of
involvement of government and creative financing
• More expensive to build and generate less revenue (but it’s
a more stable type of project b/c funding is guaranteed,
usually from government)
• In the US, projects may be subject to higher design
standards, better amenities (although often affordable
units are subject to cheaper standards..)
Sao Paulo Strategic Plan: A new best
practice
• CITYWIDE PLANNING FRAMEWORK FOR
ZONING, HOUSING, MOBILITY AND OTHER
MORE DETAILED STATUTORY DOCUMENTS
• PREPARED BY THE CITY ADMINISTRATION
AND VOTED INTO MUNICIPAL LAW BY CITY
COUNCIL (CAMERA).
Select features:
Densification w. value capture; mix use, active frontage
and public passage incentives; parking disincentives.
TOD Areas:
150 meters around corridor
400 meters radius around station
DENSIFY: Building rights increased along
corridors
•
•
•
•
CORRIDOR FAR MAXIMUM: 4 (X 2)
OFF CORRIDORS FAR MAXIMUM: 2
BASIC FAR 1 (AS OF RIGHT)
MINIMIAL FAR (VARIES)
Value capture
DEVELOPMENT ABOVE BASIC FAR (1:1) IS SUBJECT TO URBAN FUND
FEES TOWARDS IMPROVEMENTS AND SERVICES
mixed use BLDg Incentive
GROUND FLOOR COMMERCIAL SPACE IS DISCOUNTED FROM
FAR CALCULATION (UP TO 20% OF TOTAL BUILDING FLOOR
AREA)
ADDITIONAL 50% OF THE LOT AREA DEDICATED TO LOCAL
COMMERCE AND SERVICES DISCOUNTED IN THE
CALCULATION OF ALLOWED FAR.
CONNECT: Public passages
PUBLIC PASSAGES PERMANENTLY OPEN ON PROPERTY GET
EQUAL AMOUNT OF ADDITIONAL BUILDING RIGHTS (FAR)
SHIFT: PARKING DISINCENTIVE
REDUCED PARKING PLACES DISCOUNTED FROM FAR CALCULATION:
- 1 PER DWELING UNIT (down from 1, 2 or 3 mini. depending on unit
size)
- 1 PER 100M2 OF NON RESIDENTIAL USE.
ADDITIONAL PARKING AREA BECOMES PART OF BASIC BUILDABLE
AREA
So what do we talk about when we
talk about TOD?
Thank you
Connect with us:
Connect with us:
ITDP.org
@ITDP_HQ
facebook.com/ITDP.org
youtube.com/ITDP1
flickr.com/itdp
ITDP.org
@ITDP_HQ
facebook.com/ITDP.org
youtube.com/ITDP1
flickr.com/itdp
Fruitvale Station Village – 74 pts
Transformed 5.9 acres of surface parking lots to:
• 40,000 sq ft retail
• 115,000 sq ft commercial / community
• 47 residential units (20% affordable)
• Intermodal bus facility
• 200 bike station
• 150-shared space parking garage
• 5-story BART parking garage
Fruitvale
• Failed to leverage additional development
– In part due to the parking and bus facilities
• Beset by debt, even though 2/3rds of the
funding for this project was grant; the rest
very attractive financing term
– In part because of the non-revenue generating
activities
• hhh
Arlington, VA
• 3 miles, 5 metro stations
• 1950’s & 60’s – lumber yards, light industrial
• Now:
–
–
–
–
25 million sq ft of office space
4 million sq ft in retail
28,700 dwelling units
50% of assessed land value along corridor (= 11% of
land area)
– 26% of county lives along corridor (=8% of land value)
• jjj
Reasons for Success
• Pedestrian environment; continuous corridor – not just nodes
• General Land Use Plan sets out framework, but Sector Plans (station
area plans for ¼ mile area around station) guided development
• Dis-incentives for Land Banking: land value assessments are done at
highest and best use as indicated by the General Plan – gives
incentive for redevelopment.
• Zoning
– Base zoning = 1.5 FAR, 4 parking spaces per 1,000 sq ft
– Sector Plan = 3.8 – 10 FAR, 2 parking spaces per 1,000 sq ft
– Often zoning changes were made as special exceptions to individual
proposals. Increased density is allowed if public improvements (street
trees, underground utilities, intersection redesign) are provided by
developer
– But even then, the approval process was relatively predictable
White Flint Metro
• Suburban location trying to use TOD to create a center
• Higher density plan (FAR of 2) did not encourage
development because
– Market was weak for higher density
– 42-foot height limit meant long times for rezoning
• So now, development is linked to changes in the autocentric infrastructure (mode share target being the
evaluative measure)
• Affordable housing – units not counted towards buildable
area (effectively a density bonus) – MoGoCo has a strong
inclusionary zoning ordinance
– > 50 units – 12.5 % need to be MPDU
– Density bonus of 22% percent in addition