TODs: Scarce Opportunities Should Not Be Missed

Unlike the fast growing Asian countries such as China and India, most American cities have only a finite number of public transit modes and stations. Since new transit infrastructure construction is not only extremely expensive and time-consuming, each new transit station and its adjacent area is a precious commodity for redevelopment opportunity.

While most people are keenly aware of global warming and the need for smart growth, the challenge for architects and urban design firms such as MVE, is to convince local residents and city leaders alike that development around mass transit stations must be fully utilized to mitigate regional impacts.

By now, urban literati are fully conversant on the topic of transit-oriented development (TOD), and the related issues of density, infill and mixed-use development. Among city planners there is little disagreement that cities must grow around mass transportation focal points-or else choke on traffic, while burning $4/gallon fuel in the daily slow-motion parade called commuting.

But it is a different story when talking to residents who live in towns and cities - Nimby-ism is alive and well. Well intentioned policy discourses may not impress homeowners or residents who are told of a huge TOD planned for their doorsteps. "Shock and Awe" strategy does not work well at the community level.

At MVE, we have found it is critical to reach out and educate neighbors on the merit of TOD, and to attentively listen to the community's vision. The community planning process is an essential part of successful planning and design. A contextually sensitive and sustainable design can help ameliorate neighborly concerns-for example, proposing relatively mundane elements such as new crosswalks and bike lanes to enhance pedestrian and bike safety will build better urban fabric and community good will.

We have had extensive experience with TOD, having taken a lead role in creating six such developments, including mixed-use projects at Fruitvale Transit Village, Uptown Oakland, MacArthur BART Transit Village, Avalon Walnut Creek, Windstar Stoneridge Station and the new West Dublin BART station. In each case, we have to address the real life issues of TOD-the integration of people, living, work, entertaining and transiting, within a dense and complex urban environment. Each TOD development is a symbolic gateway to the region and the city.

While we may be building TOD's at 25 density units per acre (du/ac) now, it may be advisable to consider that the market and good city planning might demand 200 du/ac in the near future, especially in traffic-clogged cities such as Atlanta, Los Angeles or even much of the Bay Area. The direction of fuel prices and environmental impacts will underline the need for TOD's.

The good news is that the younger generation seems more accepting of urban lifestyles and density, and thus the ideal of a single-family detached house-a miniature park within the city-may be the American dream of the past.

The job of winning a city over to mixed use TOD will get easier with policy education and great design. Our community need to acknowledge the fact that the paradigm shift to urban and transit development must happen now - being green is not a slogan but a lifestyle.