The Market for Transportation-Land Use Integration: Do Developers Want Smarter Growth than Regulations Allow?

Transportation and land use research of the past decade has focused in large part on the question of whether manipulating land uses in the direction of smart growth alternatives can reduce vehicle miles traveled (VMT) or otherwise improve travel behavior. Yet the notion of manipulating land uses implies that the alternative is somehow self-organized or market-based. This view appears to underestimate the extent to which current planning interventions in the United States – largely focused on lowering development densities, mandating ample road and parking designs, and separating land uses – impose an auto-oriented template on most new development. Rather than a market failure, the paucity of smart growth alternatives may be a planning failure – the result of municipal regulatory exclusion. This problem definition would shift the burden of proof for policy reform, as uncertainty in travel-behavior benefits would hardly justify the continuation of exclusionary regulations. If municipal regulations in fact constrain alternatives to low-density, auto-oriented development, one would expect developers to perceive unsatisfied market interest in such development. This article studies, through a national survey (676 respondents), US developers' perceptions of the market for pedestrian-and transit-oriented development forms. Overall, respondents perceive considerable market interest in alternative development forms, but believe that there is inadequate supply of such alternatives relative to market demand. Developer-respondents attribute this gap between supply and demand principally to local government regulation. When asked how the relaxation of these regulations would affect their product, majorities of developers indicated that such liberalization would lead them to develop in a denser and more mixed-use fashion, particularly in close-in suburban locales. Results are interpreted in favor land-policy reform based on the expansion of choice in transportation and land use. This view contrasts with a more prevalent approach which conditions policy interventions on scientific evidence of travel-behavior modification.     

A tale of two cities

Land use and transportation mutually affect each other. Unfortunately, most transportation decision making procedures assume that public agencies cannot shape future land use patterns, and that past land use practices unswervingly determine future conditions. In A Tale of Two Cities, the author surveys the correlations between land use policies and travel behavior in two Oregon cities (Portland and Hillsboro).Building on successes the City of Portland has achieved in reducing reliance on the automobile, the author outlines a recent project by 1000 Friends of Oregon, titled Making the Land Use, Transportation, Air Quality Connection (LUTRAQ). According to the author, the purpose of LUTRAQ is to replicate Portland's approach in a more suburban context. Specifically, LUTRAQ is attempting to develop a realistic land use/transportation/demand management alternative to a proposed new bypass freeway and to accurately measure that alternative for its effects on travel demand, land use, air quality, climate change, and other indices. Although LUTRAQ is a project in progress, the author provides preliminary information that suggests the alternative successfully reduces demand for single occupancy automobile travel.     

What is induced traffic?

Investment in new or up-graded roads both raises the level and alters the pattern of accessibility over the whole area served by the road system. Vehicle-users will perceive the opportunities that this increased accessibility offers and respond in various ways, most of which can lead to more rather than less travel on the system. To the extent that travel increases overall, it can be said to have been induced by the road-improvement. Conversely, congestion as it spreads on the network will deter some travel and can be said to have a traffic suppression effect.The purpose of this first paper is to spell out, as clearly as possible, what is meant by induced traffic and to relate its various components to the full range of behavioural responses by travellers. In doing so, it draws upon the recently published (December 1994) report by the Standing Advisory Committee on Trunk Road Assessment (SACTRA) and response by the UK Government. The paper concludes with some of the implications of induced/suppressed traffic for current methods of forecasting and evaluation of road investment, which are covered in more detail by subsequent authors.     

Model development for metro station access mode choice

This paper analyses the behaviour of metro users in choosing their access mode to a metro station. Multinominal logit models with satisfactory predictive power were developed for access mode choice on the basis of data collected by interviewing metro users at existing metro stations. A population segmentation approach was adopted and models referring to individuals having the same set of alternative access modes were developed. Trip purpose was found to have significant effects on the access mode choice. Thus, for each population segment different models are proposed for work and education and other trip purpose. Various conclusions concerning the importance of the variables included in the proposed models were drawn through comparisons carried out across the models.     

Indicators of urban accessibility: Theory and application

The concept of accessibility and its related indicators have been in use for a long time, with still diverging interpretations of their significance and formulation. In this paper, a review is made of various existing theoretical bases, with special emphasis on recent behavioural approaches. It is suggested that this theoretical framework now allows a better appraisal of accessibility indicators and precise recommendations are proposed for their practical formulation and use. Various examples are given, especially for disaggregate analysis where a calculation for a given person is proposed instead of the conventional calculation .by a given mode. Finally, the relations between accessibility and trip rate are examined; from a study made in French cities, it is suggested that accessibility is a powerful determinant of trip rate.     

Development of multimodal performance measures for transit systems in New York State

The New York State Department of Transportation was required to certify as to the economy and efficiency of transit operators participating in the State's public transportation operating assistance program. This paper describes the efforts undertaken to meet this mandate.Discussed are past efforts to link performance measures to funding programs; reasons for modifying measures which had been used in previous efforts; and some of the problems and issues raised by the use of such criteria. The paper identifies 15 performance measures being used by New York State in its evaluations, the actual ranges encountered in the transit operations being funded through the state program, and tentative acceptable and desirable levels of those measures which the Transportation Department is using in its evaluation. The role these measures play in the state's operating assistance policy decision process is also described.     

Sample size and grouping in the estimation of disaggregate models—A simple case

Using a very simple form of disaggregate model for household car ownership, it appears that two widely held beliefs about disaggregate modelling — that analysis should always be carried out on individual households, and that sample sizes of 500 to 1000 are generally sufficient - are not necessarily valid. Though the results may not be generalizable to the full class of problems to which disaggregate analysis addresses itself, it does seem that more attention needs to be given to the questions of sample size and grouping.In addition, the standard test of goodness of fit (the so-called rho-squared test) is shown to be extremely weak. A far stronger and to some extent complementary, test is to compare the log-likelihood value given by the model with that on the basis of the full or saturated model — a test which has recently been clearly presented by a number of writers in the statistical literature. When using dummy variables, it is important that pair-wise tests on coefficients relating to various levels of the same attribute should be carried out, as well as the standard test assessing difference from zero.These points are illustrated by a number of simple examples.The abstract of this paper appears on p. 369.     

The benefits to the public of vehicle legislation — Attempts to measure the unmeasurable

Although inevitably there are grey areas, a distinction may be drawn between environmental disbenefits arising from vehicles which cause annoyance, such as noise, or loss of peace and quiet, vibration, visual intrusion, severance, and those which endanger life and limb. Legislation implemented to reduce either category will inevitably generate costs.It is suggested that in evaluating legislation relating to environmental nuisance, attempts should be made carefully to measure the benefits, while for legislation when life and limb is involved a cost-effectiveness approach should be adopted. Methods currently available to measure environmental nuisance arising from vehicles, for example opinion surveys, observing the effect of changes in some independent indicator, and simulation exercises are critically examined. Using evidence from the Urban Motorway Committee Reports, Noise Advisory Council, Transport and Road Research Laboratory surveys on the effect of traffic in selected High Streets, and the Realistic Environment Assessment Laboratory, Social and Community Planning Research ping-pong technique, studies of house price differentials, and estimates of willingness-to-pay for exclusion facilities, an attempt is made to highlight the dilemma that while benefits of environmental nuisance legislation should be carefully weighed against the anti-pollution costs, techniques currently available for measuring such benefits are very underdeveloped.Paradoxically there is a far more clear-cut procedure for valuing benefits of policies affecting life and limb. Official accident evaluation policy in the U.K. is described, and legislation affecting life and limb is examined.Finally, difficulties of effectively enforcing legislation of both environmental nuisance and life and limb categories are illustrated.     

Gateway diversity and competition in international air transportation

Because of the existence of limited designation gateways, i.e., gateways for international air travel where entry by U.S. flag carriers is limited (in many cases to only one carrier), the U.S. Civil Aeronautics Board (CAB) has announced a policy of gateway competition. This policy seeks to maximize inter-gateway competition as a goal of the carrier selection process. The paper reviews the rationale and history of this policy and the economic principles of gateway competition. After addressing exceptions where gateway competition does not enhance competitive goals, the issue of how to enforce the credibility of the bidding process in route awards is addressed. The paper concludes by identifying circumstances where competitive objectives are not advanced through application of the principle gateway competition.     

The state-of-the-art of “comprehensive” planning

Planning occurs as a part of governmental operations wherever decision-making happens. For US metropolitan areas, the locuses of decision-making are multiple, ranging in scale from very small jurisdictions up through the hierarchy to state and federal levels, and in function from general governments to many special-purpose agencies — transportation, health care, education, etc. Almost all might affect or be affected by urban transportation decisions and actions. Since no one of these units of government is comprehensive in authority and activity, there is no single, centralized planning operation that is truly comprehensive. Pluralistic planning is increasingly trying to foresee and to accommodate the interactions among the various levels and functions. Instead of fragmenting, with the fragments pulled apart and insulated, we need to move toward partitioning, not merely to delimit boundaries but also to identify interfaces. This movement is hampered by the differentials in the development of the state-of-the-art of the technical planning process now used by the several levels and functional units of government. This is most advanced, and most effective, for small, homogeneous suburban jurisdictions primarily concerned with guiding and controlling physical development; it is in disarray in central cities trying to cope with social and economic problems as well as with physical deterioration; at the metropolitan scale it is highly developed technically but not very influential. There is a trend toward a network of planning activities that recognizes and facilitates interrelationships and interactions, both vertically among functional boundaries and horizontally across geographical-scale distinctions — a trend toward the comprehensive —but we have a very long way to go.Paper prepared for the Highway Research Board Conference on Organization for Continuing Urban Transportation Planning.     

New methods of controlling vehicle ownership and usage in Singapore

Over the years Singapore has introduced several fiscal measures aimed at restraining car ownership and usage and thus preventing traffic congestion. Two new methods have recently been added: the Vehicle Quota System which limits the number of new vehicles registered each month and the Weekend Car Scheme which allows cars to be registered for use during off-peak hours only, with substantial financial savings to the owners. The Vehicle Quota System involves monthly public tenders for Certificates of Entitlement needed to register new cars. Over the past 30 months the cost of COE's has been increasing and now constitutes between 12% and 27% of the on-the-road price of a new car. The fluctuations in the COE premiums for different vehicle categories are presented and analysed. The initial problems and the recent modifications made as a result of public pressure are also described. It seems that the increases in COE premiums are likely to continue under strong economic growth conditions as the demand for cars is more income-elastic than price-elastic.     

The state-of-the-art in urban transportation planning or how we got here

This paper traces the development of urban transportation planning in the United States, focusing particularly on the influence that three previous conferences -Sagamore (1958), Hershey (1962), and Williamsburg (1965) - have had on the course of this development. Included also are comments on the current state of the art of urban transportation planning and observations as to its future direction.The Federal-Aid Highway Act of 1934, which authorized the use of 1 percent funds for highway planning is identified as the progenitor of urban transportation planning in the U.S., and two reports based on information developed by the highway planning surveys first funded under the 1934 Act, Toll Roads and Free Roads (1939) and Interregional Highways (1944), are credited with preparing the ground for much of the urban transportation planning that was to follow.The rapid development of home interview survey techniques in the late 1940's and the full-scale introduction of computer technology in the Detroit Area Transportation Study are noted, as is the work of the National Committee on Urban Transportation, which was initiated in 1954 under sponsorship of the Automotive Safety Foundation. In addition to its substantial technical contributions, the NCUT, through its success in mobilizing the cooperative efforts of virtually every major group concerned with urban transportation, stimulated significant gains in Federal-State-local relationships and paved the way for increased Federal aid to cities in solving their local transportation problems.The impact of the 1956 and 1962 Federal-Aid Highway Acts on urban transportation planning is assessed. The substantial contributions, of the Hartford, Sagamore, Hershey, and Williamsburg conferences are discussed, as are their shortcomings. It is noted that many of our present concerns — environmental impacts, relationships between transportation and land use, need for cooperation among all levels of government, the multi-modal nature of urban transportation, and the need for citizen involvement, to name a few — were incorporated in the provisions of either one or another of the Federal-Aid statutes in the 1950's and 60's or appear in the recommendations of the several conferences. That these matters still concern us today is given as evidence that planning has not fully lived up to its promise and responsibility, that more rather than less planning is needed, and that, above all, new leadership to pick up where the old has left off must soon assert itself.     

Allocation of funds to public transport investment and operating support

This paper reviews the present levels of operating support to, and public investment in, public transport systems in Western Europe. All internal bus, tram and rail services are included, and estimates made for total support in Britain, Sweden, West Germany, the Netherlands and France. To make comparison meaningful, these are shown in relation to GDP and traffic carried. Support levels in Britain are below average, but by no means the lowest as sometimes assumed. Reasons for providing support are considered, including existence of financial burdens arising historically, assistance to particular groups of users, problems in price discrimination and inability of other modes' charges to reflect costs. The extent to which support payments may merely subsidise inefficiency is outlined. A distinction is drawn between productive efficiency, i.e. the resources used to provide a specified level of service and fare, and allocative efficiency, i.e. the extent to which resources are allocated so as to maximise traffic, etc. The extent for reducing support yet retaining the present general level of service and fare is considered.Means of raising finance for support are outlined, including relative roles of central and local government. The scope of local taxes being raised to meet local objectives is considered, notably in the French versement transport: In conclusion, it is suggested that trunk inter-city services should cover all costs from fares, by a discriminatory pricing policy, but central government provide a basic support level for rural areas. In urban areas, practical limits exist to price discrimination, and the best policy may be collective purchase of facilities through a local tax.     

Modeling intrametropolitan industrial location realistically

This paper compares intrametropolitan industrial location models to the process of intrametropolitan industrial location as described in the real estate and urban economic literature. It identifies seven areas where industrial location models are at odds with reality, and suggests ways to make them realistic. Specifically, it makes a case for microanalytic/stochastic/recursive/dynamic/economic industrial location models. It goes on to describe an operational model that is realistic in most respects.     

The design of bus route systems — An interactive location-allocation approach

An interactive modelling approach is developed to solve the practical problem of bus route network design. Possible bus routes are identified with facilities which can be located. Zones or pairs of zones in the urban area are identified with customers who will be allocated to the established facilities. It is shown that the classical Set Covering Problem is useful under the assumption of fixed demand; the Simple Plant Location Problem is effective under the assumption of demand which is sensitive to the level of bus service provided.     

Approaches to the future in U.S. urban transportation planning

In appreciation of the fact that longer-run considerations are particularly important in the development of urban transportation, during the past three decades American transportation planning has been employing increasingly sophisticated approaches to the future. This article discusses four phases in this evolution, with a given focus dominant in each period.During the first period, following on the initial provision of federal government funds for the construction of highways in and around cities, major reliance was based on simple projections of travel demand in metropolitan regions, based mainly on current patterns.This was followed by an approach which focused on an analysis of impacts on transportation systems of projected land uses, based on forecasts of population and economic growth for a target year, on the assumption that facilities were to be provided to move all vehicles that wanted to move from here to there at least possible cost.The third period was characterized by an increasing consciousness of the value of articulating national and local goals in making transportation decisions, going beyond narrow economic and mobility objectives, and including the notion of trade-offs among goals.The most recent period discussed is one characterized by rising interest in futures studies, using methods such as Delphi and cross-impact analysis and approaches such as alternative futures, as well as a search for achieving flexibility in transportation development and for means of limiting resource commitment in the face of the uncertainties of the future (keeping options open).It is pointed out that we still have a long way to go in learning how to evolve feasible images of the future, with associated explicit urban life-style goals, that come to grips with societal variety and conflicting interests.     

Teleworking in the Netherlands: an evaluation of changes in travel behaviour

This article describes the first experiment on teleworking in the Netherlands, and presents the results of an analysis of the impact of teleworking on the travel behaviour of the participants in the experiment and their household members. It was concluded that teleworking has resulted in a significant decrease in the total number of trips by teleworkers (–17%). Peak-hour traffic by car has been reduced even more (–26%). An unexpected result was that the household members of the teleworkers also appeared to travel less than before the experiment.     

Wanting to travel,more or less: Exploring the determinants of the deficit and surfeit of personal travel

This study investigates the determinants of peoples desire to increase or decrease the amount of travel they do. We use data from 1,357 working commuters, residents of three different neighborhoods in the San Francisco Bay Area, California. The dependent variables are indicators of Relative Desired Mobility for ten categories of travel (short- and long-distance overall and by several mode- and purpose-specific categories). These variables are measured on a five-point ordinal scale ranging from much less to much more, through which the respondents indicated the amount of travel they want to do (in the category in question) compared to what they are doing now. Censored ordered probit models were developed for these variables, with explanatory variables including general travel attitudes, specific liking for travel in each of the same separate categories, objective and subjective measures of the amount currently traveled in each category, and personality, lifestyle, and socio-demographic characteristics. The results support the hypotheses that the liking for travel has a strong positive impact, and subjective qualitative assessments of mobility have a strong negative impact, on the desire to increase ones travel. Finally, a number of general types of effects on Relative Desired Mobility were identified, among them complementarity and substitution effects. The results of this study can provide policy makers and researchers with new and valuable insight into key principles that affect individual travel demand.     

Car-free city centres

In a car-free city centre car traffic is limited by an area-wide ban to its functionally necessary share. This usually includes delivery and service vehicles and residents' cars. The lock-out of unnecessary car traffic must not be an isolated measure, but part of a pulland-push approach. The most important supporting measure concerns the provision of attractive public transport services. Case studies from Bologna, Lubeck, Aachen, York, and Nuremburg are reported.     

Land rents and transport improvements: Some urban parables

Define a transportation improvement's impact zone as the area within which resident households and business firms regularly utilize the improvement. Three simple parables suggest that the increases in impact-zone land rents that usually accompany improvements do not accurately reflect its benefits. Seemingly modest variations in the demand and supply relationships that characterize impact-zone residents can have major effects on the relationship between benefits received and the land-rent changes that are measured. Generally speaking, increases in impact-zone land rents substantially understate benefits unless these benefits are small either absolutely (because the improvement is modest) or relatively (because the impact zone is part of a homogeneous area of much larger size).