Subtheme: Transit-Oriented Development

Overview

Mobility is essential for socio-economic functioning, especially in modern urban metropolitan areas. People access work, education, healthcare, and other vital services through various modalities of movement. We typically distinguish between active modes (such as walking and cycling) and passive modes (such as public transportation and private vehicles).

Public transportation—often referred to in the US as transit—is a cornerstone of urban mobility. Operating on fixed routes and schedules, transit is more sustainable, efficient, and equitable than private vehicles. However, it is also a frequent subject of political debate since it requires public investment and is viewed as a public good. Metropolitan areas tend to develop around transit nodes like train stations, bus stops, and subway stations. This development pattern has led to the concept of transit-oriented development (TOD), a planning strategy that fosters compact, mixed-use communities centered around transit stations.

TOD has driven development in major cities worldwide and offers solutions to housing supply, density, and affordability challenges. Beyond housing, TOD aims to create vibrant, walkable, and bikeable communities accessible to all. It is often related to other pro-accessibility planning paradigms such as the 15-minute city. Yet, TOD is not without challenges—it demands careful planning and coordination among various stakeholders.

A significant challenge is the role of zoning in promoting TOD. Zoning regulations govern land use and development and are a key tool for local governments. In the US, zoning has historically segregated residential, commercial, and industrial areas, often protecting property values at the expense of affordable housing. Such practices have contributed to sprawling, low-density neighborhoods and exacerbated the housing affordability crisis. Moreover, redlining practices have systematically excluded minorities and low-income households, intensifying urban segregation and inequality.

For more information on zoning, see the zoning page.
For more information on redlining, see the historical harms page.

Prohibitive zoning measures—like strict minimum lot sizes, extensive parking requirements, and rigid setback regulations—limit urban density and mixed-use development. These regulations impede efficient land use and hinder the creation of accessible communities central to successful TOD.

Changing zoning does not mean altering the current built environment but rather guiding future development. By incentivizing affordable housing, mixed-use developments, and pedestrian-friendly streets, zoning changes can be a powerful tool for promoting TOD.

In the Greater Boston area, the Massachusetts Bay Transportation Authority (MBTA) has played a key role in advancing TOD by working with local municipalities on zoning changes that enable denser and more affordable housing around transit stations. The MBTA Communities Act, in particular, has been instrumental in promoting TOD in the region. Here, the state requires municipalities served by the MBTA, referred to as MBTA Communities, to adopt zoning changes from single family homes to mixed and multi-family housing within a 0.5-mile radius around at least one rail rapid transit stations of the different metro lines and the commuter rail.

However, zoning changes often face controversy and opposition from local residents and stakeholders, who worry about increased density, traffic congestion, and potential loss of neighborhood character. While adoption in the inner Boston area has been relatively smooth, some suburban communities such as Milton and Chelsea by the Sea have challenged the implementation of the law. Engaging with the community is crucial to address these concerns and build support for TOD. Data-driven analysis of housing supply, density, affordability, and transit access can inform public debate and guide evidence-based policies for sustainable and equitable development.

Potential Research Questions

While the Greater Boston area has made strides in promoting TOD, many challenges remain. Here are some potential research questions to explore which revolve around TOD and its implications for housing supply, density, affordability, transit access, and the local communities:

  • How has TOD driven the historical development of the Greater Boston area, and what are the key challenges and opportunities for future TOD projects?
  • How can we build support for TOD and address the concerns of local residents and stakeholders, particularly around zoning changes and in light of the MBTA Communities Act?
  • What are the key lessons learned from other cities that have successfully implemented TOD and how can they be implemented in the MPAC region?
  • What are the key roles of different stakeholders in promoting TOD in the Greater Boston area?
  • How can we measure the impact of TOD on housing supply, density, affordability, and transit access in the Greater Boston area, particularly under the MBTA Communities Act?
  • How can we ensure that TOD is sustainable and resilient in the face of climate change and other challenges?

These are not exhaustive, and you are encouraged to develop your research questions based on your interests and expertise.

Background Reading

  1. Short explainer on transit-oriented development
  2. MBTA Communities Act
  3. MBTA TOD projects
  4. A somewhat dated but still relevant report on TOD in the Boston region

Datasets for the Final Project

  1. See all the zoning data datasets.
  2. MBTA General Transit Feed Specification (GTFS) data.
    1. MBTA transit routes - the lines of the T and commuter rail.
    2. MBTA stops - the locations of T and commuter rail stops.
  3. Recent and under construction housing developments in Greater Boston - Data on new housing developments from MassBuilds. Can investigate where new housing is being built in relation to public transportation.
  4. Open Street Maps data - for mapping and spatial analysis.
    1. Roads - to calculate accessibility to public transportation.
    2. Points of Interest - to identify key amenities in the city (schools, hospitals, parks, etc.).
    3. Building footprints - to identify the built environment around transit stations.
  5. Census data - to understand the demographics of the neighborhoods around transit stations.
  6. American Community Survey (ACS) data - to understand the socio-economic characteristics of the neighborhoods around transit stations.
  7. Longitudinal Employer-Household Dynamics (LODES) data - to understand the employment patterns around transit stations.
  1. The MBTA Communities Act. This legislation was enacted by the prior administration (Baker) and the state is now trying to implement it, but it is becoming controversial in some places. The basic idea is that towns served by the T or Commuter Rail have to upzone around the station service areas, an idea known as “transit-oriented development”.
  2. The Affordable Homes Act includes $275M for Sustainable and Green Housing Initiatives, which supports the creation and preservation of transit-oriented housing and sustainable and climate-resilient affordable multifamily housing.