Transit Oriented Developme

ESSENTIAL TO THE HEALTH OF A GROWING REGION

n t

E A S T F I E L D S TAT I O N

GROWTH: PROBLEM OR OPPORTUNITY?

he Charlotte region is poised to continue its status as one of the fastest growing metropolitan areas of the country. This stature is largely due to a high quality of life and relatively low cost of living. In addition, the region has great job prospects, is clean and verdant, and has an abundant offering of cultural and recreational activities. As a result, it is an attractive place for business to move to and expand. Therefore, it is expected to continue to grow considerably over the coming decades. Mecklenburg County grew by over 32% between 2000 and 2010, and is expected to grow by over 430,000 people (47% percent) by 2030 to a population of over 1.3 million. However, to maintain the current quality of life and remain an attractive place to continue to draw business and talent, it must grow in a smarter more intentional way. According to the UNC Charlotte Urban Institute, While there have indeed been population gains in many of the census tracts around Charlottes core, as well as along planned transit corridors in Huntersville, Cornelius and Davidson, the decades [20002010] largest growth continued in sprawling suburban communities such as Pineville (up 117%), Harrisburg (156%), Indian Trail (181%), and Stallings (334%). Haphazard growth that disperses new development out over an ever growing 2

H A P H A Z A R D G R O W T H O R S M A R T G R O W T H ?
physical area lowers quality of life and decreases economic health of the region. It requires infrastructure funding to be spread thin, and travel distances to reach undesirable lengths. Problems associated with sprawling development patterns include: increased infrastructure costs for cities and counties, traffic congestion, increased pollution, increased transportation costs for residents, lost productivity due to longer commutes, reduced health due to diminished recreational opportunities and more time spend in traffic, more difficult access to jobs, and decreased proximity to entertainment and cultural resources. These problems will increase exponentially as regional infrastructure systems reach their carrying capacity within existing patterns. Meanwhile, quality of life suffers.

E A S T F I E L D S TAT I O N

UNC Charlotte Master of Urban Design

UNC Charlotte Master of Urban Design

UNC Charlotte Master of Urban Design

TRANSIT-ORIENTED DEVELOPMENT (T.O.D.)

UNC Charlotte Master of Urban Design

Eastfield Station

LYNX Red Line Eastfield Station L YNX Blue Line Extension CityLYNX Gold Line CityLYNX Gold Line

mart Growth and transitoriented development (T.O.D.) provide a solution to these problems. Smart Growth is a type of urban development that concentrates growth around compact, mixed-use centers served by public transportation. By integrating compatible uses, it creates convenient, vibrant neighborhoods and healthy cities. To be most effective, Smart Growth focuses the highest intensity areas near mass transit, where it is able to move people efficiently and support targeted public transportation investment. This type of transitoriented development or T.O.D. can improve municipalities

financial bottom line, economic competitiveness, affordability, and meet increasing market demand. Perhaps more importantly, it also can create extremely vibrant, safe, and healthy communities. Therefore, as Charlotte continues its tremendous growth, transit-oriented development is essential to preserving its high quality of life.

LYNX Silver Line

LYNX Blue Line

2030 Charlotte Transit System Plan

E S S E N T I A L F O R T H E H E A LT H O F A G ROW I N G R E G I O N
Lower Costs & Higher Revenue Smart Growth (and T.O.D.) generates the most tax revenue per dollar spent. According to a Smart Growth America report titled Building Better Budgets, Many municipalities have found that a smart growth approach would improve their financial bottom line. Whether by saving money on up-front infrastructure; reducing the cost of ongoing services like fire, police and ambulance; or by generating greater tax revenues in years to come, community after community has found that smart growth development would benefit their overall financial health... This combination means that in some cases smart growth development can generate more revenue than it costs to operate. Economic Competitiveness Transit-oriented development is key to maintaining Charlottes economic competitiveness. The Center for Transit Oriented Development explains that, Mass transit and T.O.D. can support a strong regional economy by reducing travel times, lowering transportation costs, improving job access, and creating distinct walkable places. Research shows that T.O.D. can boost land values and increase sales tax revenues from local shops and restaurants within walking distance of stations. Building a regional T.O.D. network increases access to jobs, housing and services around stations, allowing each place to thrive. In Richardson (Dallas), Texas, State Farm Insurance recently decided to locate a new regional operations center in a new transit-oriented development in large part because of its transit access. (See page 15 for information highlighting the Bush Turnpike T.O.D.) Similarly, BellSouth Corporation (now AT&T) was attracted to sites adjacent to MARTA transit stations in Atlanta when it consolidated its operations in 1999. The main reason for selecting these sites was the previous cost and frustration with regional traffic congestion of their former suburban office buildings. In order to improve recruitment and retention, they recognized the importance of locating in a vibrant, mixed-use environment served by transit, such as the Lindbergh City Center. Affordability Affordability is a major component of a citys quality of life. Transit-oriented development can greatly increase affordability by reducing transportation expenses. Households that live near transit are able to reduce miles traveled and gasoline costs. A 2008 study for the Transit Cooperative Research Program showed that people who live in T.O.D. use their cars half as much as the regional average. In addition, many families living near transit find they do not need multiple cars. The American Public Transportation Association estimates that households

E A S T F I E L D S TAT I O N

Walmart Single-family residential CrabtreeValley Mall 3-4 story residential 3 story office 6 story mixed-use

$2,078 $2,837 $22,175 $26,098 $30,057

Outside central business district Within central business district

$110,461

Municipal property tax yield (per acre) in Raleigh, NC, 2011 $525 Billion $350 Billion Capital Operations Non Geographically Sensitive Portion of local budgets influenced by land use choices nationwide

$175 Billion

Smart Growth (including T.O.D.) *:

Saves an average of 38 percent (and up to 50 percent) on up-front costs for new infrastructure Saves an average of 10 percent on the delivery of municipal services, such as police, ambulance, and fire services, largely from reduced driving distances due to the physical configuration of the community Generates 10 times more tax revenue per acre than conventional suburban development
* According to Smart Growth America Study

TRANSIT-ORIENTED DEVELOPMENT (T.O.D.)

(T.O.D.)

Household Expenses Nationwide

E S S E N T I A L F O R T H E H E A LT H O F A G ROW I N G R E G I O N
that live near transit and use it can save $9,499 a year on transportation compared to households that drive. Research by the Center for TransitOriented Development shows that households living in walkable, mixeduse neighborhoods near transit spend about 16 percent less on transportation than households that live in conventional suburban development. Market Demand Demongraphic changes are dramatically increasing the market demand for walkable urban environments. Studies show that a significant majority of the enormous millennial generation those between about 13 and 30 years old - values a lifestyle not associated with car ownership and homes with a large yard. To a large degree, this generation will choose where to live and work based on the lifestyle provided by compact, walkable communities served by transit. Millennials in particular are demanding a walkable urban environment to live and work in, said Chris Leinberger, President of LOCUS, a national coalition of real estate developers and Fellow at the Brookings Institution. This means businesses want to be where millennials want to be. According to Leinberger, 77 percent of Millennials want to live in urban centers. Businesses that want to attract the best talent, need to be near or easily accessible to the talent. Therefore, cities that meet this demand for urban living and car independence will be well positioned to compete for the best and brightest talent and the most successful companies. In addition, households are getting older, smaller, and more diverse. The book Reshaping Metropolitan America by Arthur Nelson describes a shift to more households without children, single person households, and downsizing baby boomers. Many empty nesters are looking for smaller homes or apartments with less maintenance, convenient access to entertainment and culture, and the ability to thrive without depending on a car as their driving skills may diminish. There are more households without children and single person households who often want smaller homes or apartments, and prefer to be near urban amenities. Therefore, the predominance of suburban single family homes will not meet the desire of a growing number of households. As a result, residential properties in transit sheds held their value better...than properties outside of transit sheds, as demonstrated by a new research paper The New Real Estate Mantra: Location Near Public Transportation. The paper states that Across the study regions, the transit shed outperformed the region as a whole by 41.6 percent from 2006 to 2011.
20 10 0

E A S T F I E L D S TAT I O N

SMALL TRANSIT SYSTEMS

Pittsburgh St. Louis % Regional households near transit, 2000

Cleveland Las Vegas Charlotte Projected % regional households near transit, 2025

70 60 50 40 30 20 10 0

EXTENSIVE TRANSIT SYSTEMS

New York Los Angeles Chicago San Francisco Philadelphia % Regional households Projected % regional near transit, 2000 households near transit, 2025

Projected Demand for Housing in 10 U.S.Transit Zones

14 Households (Millions) 12 10 8 6 4 2 0 2000 2005 2010 2015 2020 2025 2030

Projected Demand for Housing in Transit Zones Nationwide

W H Y

T. O. D.

WO R K S

UNC Charlotte Master of Urban Design

Lake and Recreational Pathways at Eastfield Station

Context Map Legend Eastfield Station Predominately Single Family Neighborhoods Recreational Spaces Commercial Education Offices Industrial Interstate Highways Church Rural 15 Miles to Douglas Airport I-485 & Hwy 115 Intersection 2 Mile Radius 10 Miles to Lake Norman

n a competitive, global environment the efficient use of resources, and the ability to adapt and create lasting value, are essential to success. Transit-oriented development works because it is convenient and efficient; is conducive to creating desirable destinations; and tends to hold its value and adapt well to change. Convenience and efficiency are cornerstones of transit-oriented developments success, and come from being able to provide for most common needs as easily as possible. It excels at this because it has the best possible access to transportation options, and has a compact mix of uses that integrates our most basic

Eastfield Station

UNC Charlotte Master of Urban Design

10 Miles to UNC Charlotte

10 Miles to Center City

Eastfield Station Context Map

P L A N N I N G P R I N C I P L E S
needs. Furthermore, space is used far more efficiently than conventional suburban development, which minimizes distances that must be traveled to meet daily needs, saves time and money by reducing commuting times and gasoline usage, and provides a wide variety of choices nearby. With a critical mass of activity, complementary mix of uses, captive audiences, and easy access, transitoriented development is well-suited to creating vibrant and endearing places. To support a strong sense of place, great public spaces are essential, including pedestrian friendly streets. These places provide the setting for the type of social interaction that creates strong communities. Concentrated population, activities that span different hours of the day, and wellcrafted open spaces promote a safe environment for people of all ages. Transit-oriented development is built to last due to the value inherent in its proximity to a fixed transit line, the natural flexibility of the network of streets and blocks, and the resiliency that comes with its diversity of uses, people, and buildings. These characteristics foster choice and adaptability, which are key to longterm strength. For a city as prominent and ambitious as Charlotte, these characteristics are key to maintaining a healthy region and a high quality of life.
Eastfield Station Conceptual Site Plan

E A S T F I E L D S TAT I O N

ST. ESLA

OFFICE CORE
NE ECO -SPI

TRANSIT STATION

N. MAIN STREET

S. MAIN STREET NATURAL AREA & TRAILS

D.

RESIDENTIAL NEIGHBORHOOD

FUS

ION

NATURAL AREA & TRAILS

BLV

LAKE

RESIDENTIAL NEIGHBORHOOD

LAKE

RESIDENTIAL NEIGHBORHOOD

UNC Charlotte Master of Urban Design

T. O. D.
UNC Charlotte Master of Urban Design esign

I N

C H A R L OT T E
transit, or car. Shopping, dining, and recreational needs are mere steps away. Employers that choose the convenience of Eastfield Station will know that employees can easily get to work even if they do not live in the neighborhood, and that they will have amenities for daily needs and after work interests. In addition, civic, cultural, and arts features are incorporated into the neighborhood. Ease of Mobility & Access The transportation network within Eastfield station is designed to provide the maximum number of choices for circulating within and throughout the Neighborhood, and easy access to daily needs and neighborhood amenities. Within the neighborhood, an interconnected network of streets, pathways, and greenways makes it easy and pleasant to move throughout the neighborhood. The streets are designed as complete streets that can comfortably accommodate car, bike, and pedestrian movement by including safe sidewalks (protected by on-street parking), bike lanes, and street trees. This street network allows pedestrians and motorists to choose the safest, quickest, cheapest, and most enjoyable way through the neighborhood, which diffuses congestion. Beyond the neighborhood, residents will also be able to choose the best way to their destinations because of the easy access to the Red Line transit corridor and adjacent highways.

Meeting the Need Eastfield Station will meet the regions need for transit-oriented development, and be a pioneer in Smart Growth. It is connected to the region by existing and planned infrastructure, and designed to be convenient, enduring, and embody a sense of community and connectedness. Location & Connectivity Ideally situated at the major transit crossroads of I-77, I-485, the Red Line Regional Rail transit corridor and the Carolina Thread trail greenway, Eastfield Station is truly connected to all modes of transport. Travel destinations are easily accessible whether local, regional or national. It will be 16 minutes by train to Center City Charlotte, and less than 20 minutes to UNC Charlotte and Lake Norman. Connected not only by road and by rail to Charlotte and other metropolitan areas, Eastfield Station is also just fourteen miles from Charlotte Douglas International Airport via I-485connecting Eastfield Station to the world. Compact and Convenient Planned around all aspects of daily life: living, working, shopping, dining, recreation and more, at Eastfield Station the fabric of every day life is woven together expertly. There is a compact mix of complementary uses that makes the neighborhood efficient and convenient. The commute to work is convenient on foot, by bike,

The vibrant office core along Tesla Street

Mobility, open space, & housing choice along a natural area

UNC Charlotte Master of Urban Design Main Street Boulevards Neighborhood Connectors Primary Neighborhood Streets Secondary Neighborhood Streets Pedestrian Pathways & Trails

Eastfield Station Street Types Plan

10

UNC Charlotte Master of Urban Design

A CONCEPTUAL VISION F O R E A S T F I E L D S TAT I O N

A network of pathways and greenway trails that traverse the site is integral to mobility choices and access to recreational areas. The trails connect the community to the natural environment, parks, and open spaces. They provide flexibility and choice when deciding how to get to the train station, go out for lunch or commute to the office. The trails also connect to the Carolina Thread Trail greenway system, linking Eastfield Station to the natural world across the Carolinas. Transportation choices mean fewer cars on the roads, fewer dollars spent on gasoline, and more quality time for those who call Eastfield Station home. These options are especially important for the livelihood of people that may not have access to an automobiles, in particular seniors, young people, and low income populations. Eastfield Station Concept The Eastfield Station concept is focused around two distinct centers of activity: the Station Area and the Tesla Street Office Core. These two centers include and are connected by a Main Street shopping street that extends from the station on the western edge of the neighborhood to the northern gateway at the highway 485 exit, creating a strong center of gravity and exciting urban center for the broader community. The centers are strategically located to provide easy access and the highest intensity uses close to its abundance of regional transportation options. These centers are complemented by several diverse residential areas, and a network of open spaces and recreational trails. Together this blend of uses and styles creates a vibrant community of shopping, dining, living, working, and recreation all within close proximity of each other connected by pedestrian friendly streets and pathways. Station Area Concept The future location of the Red Line Regional Rails Eastfield Station is much more than a transit stop. The station is at the southern terminus of the Main Street shopping, and is activated by over half a million square feet of office space and almost 2,000 residential units. Residential units are predominately 4 and 5 story apartments whose density provides a high proportion of residences right near the transit station. Tesla Street Office Core Concept The office core is the future home of intelligent companies that value the powerful combination of highway adjacency, a transit station within walking distance, and plentiful urban amenities. They will bring important economic activity to the almost 1 million square feet of office space in the office core area. Similar to the Station Area, it is surrounded by 4 and 5 story residences, and at the northern terminus of the Main Street shopping.

E A S T F I E L D S TAT I O N

Civic Office Residential Office over Retail Residential over Retail Parking

Eastfield Station Land Use Plan

UNC Charlotte Master of Urban Design

Eastfield Station Open Space & Parks Plan

11

UNC Charlotte Master of Urban Design

T. O. D.
Main Street Shopping Main Street is the social and entertainment hub of the community, connecting the two primary gateways into the neighborhood from outside Eastfield: the regional rail station and highway 485. With about 200,000 square feet of retail, it provides an exciting destination for restaurants, shopping, and services to both residents of the neighborhood and from the entire region. This retail activity is located in exciting storefronts along a beautifully landscaped, pedestrian friendly street with wide sidewalks, street trees, convenient on-street parking, street lights and slow-traffic speeds. The northern and southern portions of Main Street are connected by the Main Street Bridge, which brings a connection with the lush natural environment to the neighborhood center. Residential Neighborhoods Comfortable and picturesque, Eastfield Stations future residential neighborhoods include a diverse range of housing choices for singles, families, and seniors at a wide spectrum of prices. These choices will bring a well-balanced population to the community, and allow people to meet changing housing needs while staying in the neighborhood. Housing options include apartment buildings, row houses with private garages, townhome communities, and single family homes. 12

I N

C H A R L OT T E

TRANSIT STATION

RESIDENTIAL NEIGHBORHOOD

RESIDENTIAL NEIGHBORHOOD

Aerial View of Eastfield Station

UNC Charlotte Master of Urban Design

Main Street Shopping

Public Plaza

UNC Charlotte Master of Urban Design

A CONCEPTUAL VISION F O R E A S T F I E L D S TAT I O N

E A S T F I E L D S TAT I O N

OFFICE CORE

MAI

N ST .

OEC

SP

IN

RESIDENTIAL NEIGHBORHOOD

UNC Charlotte Master of Urban Design

Open Spaces Forty-percent of the total area of the Eastfield Station concept is dedicated to open spaces that bring tranquil scenery, recreational areas, and fresh air to the community, while maintaining a balanced system of low-impact storm water management and environmental preservation. Throughout Eastfield are a variety of types of undisturbed forest, greenways, lakes, plazas, parks, and landscaped boulevards that comfortably balance the compactness of the neighborhood. Two existing lakes are preserved and highlighted as focal points to recreational trails throughout the expansive preserved natural areas. An Eco-Spine runs north-south along most of the length of the community providing opportunities for playing fields, community farming, walking and biking, and storm water collection and reuse, among other things. Total Conceptual Development at Eastfield Station 0 Retail Office
Square Footage (in Millions)

10

220,000 sf 1.9 Million sf

(Approximately 8.9 Million sf)

UNC Charlotte Master of Urban Design

UNC Charlotte Master of Urban Design

Residential

8,836 Units

Civic Parking Open Space

245,000 sf
(Approx. 3.4 Million sf)

9,700 spaces

40% of Site Area 13

Eco-Spine

Fusion Boulevard

THE
Other 4%

BENEFITS
T

OF

T. O . D.

Which of the following proposals is the best long-term solution to reducing traffic in your area? (National Association of Realtors poll)

21%
Build new roads

49%
Improve Public Transportation

Develop communities where people do not have to drive as much

26%
Preferred Solutions to Reducing Traffic

ransit-oriented development has many quantitative and qualitative benefits for metropolitan regions, local municipalities, and residents. Empirical and experiential evidence has demonstrated the numerous benefits of this form of Smart Growth. In addition, Americans are becoming more aware of the benefits of public transportation and understanding of its role in solving problems associated with urban growth. Consequently, polls show increasing support for public transportation and Smart Growth. A National Association of Realtors poll reported that three-quarters of Americans think that improving public transportation (49%) and developing communities where people do not have to drive as much (26%) are the best long-term solutions to reducing traffic. Compare this to the 21% who believe that building new roads is the best solution. After decades of seeing how building and widening roads actually generates more traffic as new development follows, it is becoming clear that there is a smarter way to grow.

Financial Benefits Increased tax revenue Ability to attract new business and jobs Higher expendable income for residents due to cost saving on transportation Reduced transportation costs for citizens Increased property values Better access to jobs for all income levels Decreased infrastructure costs compared to sprawling development Increased transit ridership and transit agency revenues Environmental Benefits More efficient use of land and limited resources Improved air quality and reduced greenhouse gas emissions

Residual Land Value (per SF)

$50 $0 ($50) ($100) ($150) without transit with transit

($200) 15 25 35 45 55 65 75 85 95 105 115 125 Units per Acre Current Market TOD Premium and Reduced Parking Ratios

Source: Strategic Economics

Increased Property Values (and Tax Revenue) with Transit

14

LOCAL AND REGIONAL BENEFITS

Community Benefits Increased housing supply to meet the needs of a rising population Vibrant, diverse and pedestrian scaled neighborhood Reduced dependence on cars Reduced automobile trips and traffic congestion Reduced commute times Creation of a distinguishable place with a strong sense of community Improved public health due to increased activity of biking and walking
Downtown Dallas

E A S T F I E L D S TAT I O N

Suburban Dallas TOD Attracts State Farm Insurance

Bush Turnpike

ail

DA RT R

17

State Farm found our T.O.D. site in Richardson, Texas, appealing because of the convergence of US 75, the Bush Turnpike, and the DART rail line all in one place. Because the transit was approved and in progress along with T.O.D. friendly zoning already put in place State Farm made the decision to locate 1.5 million square feet of office space in Richardson. They saw transit as a way for their employees to easily access the office from all over the Metroplex. - Gary Slagel, former Mayor of Richardson, Texas
More info at: www.uli.org/infrastructure-initiative/richardson-texas-a-leader-in-suburban-tod/

MI LE

Lin e

Bush Turnpike Station TOD

TOD SITE

Richardson, Texas, a suburban city - with about 102,000 residents and 120,000 jobs - Northeast of downtown Dallas, has leveraged the Dallas Area Rapid Transit (DART) line running through it by investing in transitoriented development. State Farm Insurance recently broke ground on a 1.5 million square-foot regional operations center that is part of the 220-acre Bush Turnpike Station T.O.D. A convenient mix of uses, pedestrian friendly environment, and perhaps most importantly, transit and highway access, made it ideal for State Farms new regional office center. Its similarities to Eastfield Station are striking, as each is: less than 20 miles from downtown; immediately adjacent to a rail transit stop and two major highways; and prior to development surrounded by existing suburban neighborhoods, and industrial parks. Richardson has become a model for transit-oriented development, and its success an example of the potential of Eastfield Station.

US 75

15

Transit-Oriented Development
ESSEN T I A L TO T H E H E A LT H O F A GROWING REGION
About Gandy Development For over fifteen years Gandy Development has been creating communities of distinction by crafting the best of traditional neighborhood development with the marketplace driven needs of the resident, employer, entrepreneur, and shop owner. Beginning in 1998 with Oakhurst Village located in Cornelius, Gandy Development has envisioned, designed and shaped communities in Charlotte, Cornelius, Gastonia, Kannapolis, Huntersville, and Davidson. Big believers that the future success and economic vitality of the Charlotte Region is dependent on the shifting demographics desire to live, work and play in more urban communities neighborhoods designed around Smart Growth principles, strong urban design, sustainability, and most importantly serviced by mass transit - Gandy Development began investing in high quality development opportunities centralized in and around Charlottes future Red Line Commuter Rail. Gandy Development has initiated the process of shaping Eastfield Station into Charlottes premier Transit Oriented Development. Gandy Development P.O. Box 2326 Cornelius, NC 28031 704.892.5376 matt@gandy-communities.com About Eastfield Station Experience progress at Eastfield Station, where you will find a tasteful blend of residential homes, office, retail and open space in a pedestrian friendly environment. Connected by Interstate I-77, I-485 outer beltway and the Red Line Commuter Rail, Eastfield Station is a unique development found only in a handful of locations in the United States. It is located 16 minutes from Charlotte Douglas International Airport, Charlotte Center City, UNC Charlotte, and Lake Norman. Our innovative community seamlessly integrates exciting retail and office centers with peaceful residential areas, and abundant open space. At Eastfield Station, experience the benefits of innovative community planning. Create your own opportunity with us and imagine the possibilities. Credits: Eastfield Station Design Concepts and Drawings Deborah Ryan, RLA, Associate Professor of Architecture & Urban Design, Master of Urban Design Spring 2013 Studio Lead Urban Design Spring Studio 2013 Logan Creech Klint Mullis Joshua Foster Jyothi Raman Will Henry IV Nathalie Nat Heyword Slobodiuk Blane Johnson Soumana Charles Kane Tahirou Paul Krynski Rachel Wheeler Elrica Metayer Miao Zhou David Walters, Professor of Architecture & Urban Design, Master of Urban Design Program Director Drawings of Eastfield Station Concept courtesy of UNC Charlotte Master of Urban Design Spring Studio 2013 Brochure Copy & Graphic Design Jeff Ream Development | Urban Design Architecture | Graphic Design 310.795.6196 jeffream1@gmail.com www.ream.viewbook.com

I-77

I-48

Eastfield Station Future I-48 TOD 5

CLT Airport

Charlotte Center City

14 MIL L YN ES XR ed Lin e

I-8