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This is a tale of three cities—Jersey City and neighboring Hoboken in New Jersey, and Evanston, Illinois – that have experienced an enormous amount of development since the late 1980s, reversing three decades of decline brought on by the great suburban exodus of the 1950s. The result is that in 2006 all three cities are prospering, posting significant increases in property values and sales taxes and other revenues due to the building boom and resulting increases in business activity. The amount of high-density development that has occurred could never have occurred this quickly if these cities did not have rich transit networks providing very high-quality connections to the abundant jobs, culture and destinations in their big city neighbors: Manhattan is across the Hudson River from Hoboken and Jersey City; Chicago and Evanston share a border. All the neighborhoods exhibit the performance characteristics that define TOD: the massing of significant density near transit to create “location efficiency” that promotes walking, biking, transit use and low auto ownership; increased transit ridership and nonauto mode share; a rich mix of uses and consumer choices; significant value creation and value capture by both the public and private sectors; and the creation of a sense of place. Moreover, existing historic neighborhoods are being preserved and enhanced by the proximity of more diverse housing, shopping and entertainment choices, and the increases in traffic are minimal. The transformation of these cities has played out slightly differently – though over a similar time frame and beginning with a concerted planning effort by public sector, the creation of financial incentives for developers, and public investments in public amenities like promenades and parks and expensive TOD components like structured parking. But whereas Evanston’s extensive multimodal transit system was already in place, New Jersey built a new 20-mile light rail line through brownfields and abandoned industrial sites to enhance connectivity with existing commuter rail, bus and ferry service, resulting in a land speculation and development boom unprecedented in scope. All three cities are emerging as vital, resource-rich, more sustainable places because of the presence of so much development so close to transit. Communities throughout the U.S. continue to fear density and development in 2006, mostly because of the traffic that is anticipated. The case studies of New Jersey and Evanston illustrate that there’s little to fear: transit-oriented density and development can enhance surrounding neighborhoods.
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