This presentation was held during the 5th GIB

Summit, May 27-28 2015. The presentation and

more information on the Global Infrastructure Basel Foundation are available

on www.gib-foundation.org

 

The next GIB Summit will take place in Basel, May 24-25, 2016.

 

The information and views set out in this presenation are those of the author(s) and do not necessarily reflect the opinion of the Global Infrastructure Basel Foundation. Neither the Global Infrastructure Basel Foundation nor any person acting on its behalf may be held responsible for the use of the information contained therein.  

The  Role  of  the  Public  &  Private  Sectors  in  Transit  Oriented  Development

Colin K. Hughes Director of Global Policy and Project Evaluation Institute for Transportation & Development Policy May, 2015

Why  TOD?  Because  we  must  change  the  way  we  travel    

Transporta0on:  A  driving  force  behind  climate  change  

Transport  6,623  Mt,  

23%  

Power  GeneraFon,  13333,  46%   Industry,  4781,  

17%  

ResidenFal,  1877,  6%  

Services,  878,  3%  

Other,  1333,  5%  

Global  Energy-­‐Related  Greenhouse  Gas  Emissions  (Mt)  

We  must  change  the  way  we  travel  

1.2  million  Premature  deaths    from  outdoor  air  pollu0on  yearly  

               -­‐World  Health  Organiza0on  

240  minutes  Average  Commute  for  poorest  quin0le  ci0zens  in  Sao  Paulo          -­‐  SOW,  2012  

10%  of  GDP  Wasted      from  Cumula0ve  Impacts  of  Traffic    -­‐UNEP,  2011  

1.3  million  Traffic  Deaths    50%  of  whom  are  walking  or  cycling  

             -­‐World  Health  Organiza0on  

We  must  change  the  way  we  travel  

Sprawl  costs  the  United  States  over  $400  billion  per  annum    

6  

Sprawl  costs  in  the  United  States  per  annum  

SOURCE:  Litman  (2014)  for  New  Climate  Economy  commissioned  by  LSE  Ci0es.    Note:  these  denote  the  poten0al  savings  from  smart  growth  policies.  See  Litman,  T.,  2014  (forthcoming).  Analysis  of  Public  Policies  that  Uninten3onally  Encourage  and  Subsidize  Urban  Sprawl  for  detail  of  underlying  data  sources.    

Total  

Billion US$

External    costs:  air  pollu0on,  conges0on,  noise,  others  

217  

90  

72  31  

0  

100  

200  

300  

400  

500  

Increased    public  service    costs  

Crash    costs  

Increased    infrastructure  capital    costs  

Total  private  costs    (including  travel  0me,    vehicle  ownership  etc.)  are  324  billion  US$    

410  

We  must  shiP  travel  modes  to  limit  climate  change  to    2  degrees  and  meet  future  mobility  demand.  

OECD    Baseline        High  ShiP  

Non-­‐OECD    Baseline          High  ShiP  

GLOBAL HIGH SHIFT SCENARIO: Passenger travel by mode

$0

$50

$100

$150

$200

$250

$300

$350

OECD non-­‐OECD OECD non-­‐OECD OECD non-­‐OECD OECD non-­‐OECD

2010-­‐2030 2010-­‐2050 2010-­‐2030 2010-­‐2050

Base High  Shift

Trillio

n  US  D

ollars

Infrastructure  RailInfrastructure  BRTInfrastructure  RoadwayO&M  Cycle/e-­‐bikeO&M  RailO&M  BusO&M  Private  vehicleO&M  Road-­‐relatedFuel  ElectricityFuel  LDV-­‐2W  liquid  fuelPurchase  Cycle/e-­‐bikePurchase  RailPurchase  BusPurchase  Private  vehicle

$0

$50

$100

$150

$200

$250

$300

$350

OECD non-­‐OECD OECD non-­‐OECD OECD non-­‐OECD OECD non-­‐OECD

2010-­‐2030 2010-­‐2050 2010-­‐2030 2010-­‐2050

Base High  Shift

Trillio

n  US  D

ollars

Infrastructure  RailInfrastructure  BRTInfrastructure  RoadwayO&M  Cycle/e-­‐bikeO&M  RailO&M  BusO&M  Private  vehicleO&M  Road-­‐relatedFuel  ElectricityFuel  LDV-­‐2W  liquid  fuelPurchase  Cycle/e-­‐bikePurchase  RailPurchase  BusPurchase  Private  vehicle

$0

$50

$100

$150

$200

$250

$300

$350

OECD non-­‐OECD OECD non-­‐OECD OECD non-­‐OECD OECD non-­‐OECD

2010-­‐2030 2010-­‐2050 2010-­‐2030 2010-­‐2050

Base High  Shift

Trillion  US  Dollars

Infrastructure  RailInfrastructure  BRTInfrastructure  RoadwayO&M  Cycle/e-­‐bikeO&M  RailO&M  BusO&M  Private  vehicleO&M  Road-­‐relatedFuel  ElectricityFuel  LDV-­‐2W  liquid  fuelPurchase  Cycle/e-­‐bikePurchase  RailPurchase  BusPurchase  Private  vehicle

$0

$50

$100

$150

$200

$250

$300

$350

OECD non-­‐OECD OECD non-­‐OECD OECD non-­‐OECD OECD non-­‐OECD

2010-­‐2030 2010-­‐2050 2010-­‐2030 2010-­‐2050

Base High  Shift

Trillion  US  Dollars

Infrastructure  RailInfrastructure  BRTInfrastructure  RoadwayO&M  Cycle/e-­‐bikeO&M  RailO&M  BusO&M  Private  vehicleO&M  Road-­‐relatedFuel  ElectricityFuel  LDV-­‐2W  liquid  fuelPurchase  Cycle/e-­‐bikePurchase  RailPurchase  BusPurchase  Private  vehicle

$0

$50

$100

$150

$200

$250

$300

$350

OECD non-­‐OECD OECD non-­‐OECD OECD non-­‐OECD OECD non-­‐OECD

2010-­‐2030 2010-­‐2050 2010-­‐2030 2010-­‐2050

Base High  Shift

Trillio

n  US  D

ollars

Infrastructure  RailInfrastructure  BRTInfrastructure  RoadwayO&M  Cycle/e-­‐bikeO&M  RailO&M  BusO&M  Private  vehicleO&M  Road-­‐relatedFuel  ElectricityFuel  LDV-­‐2W  liquid  fuelPurchase  Cycle/e-­‐bikePurchase  RailPurchase  BusPurchase  Private  vehicle

$0

$50

$100

$150

$200

$250

$300

$350

OECD non-­‐OECD OECD non-­‐OECD OECD non-­‐OECD OECD non-­‐OECD

2010-­‐2030 2010-­‐2050 2010-­‐2030 2010-­‐2050

Base High  Shift

Trillio

n  US  D

ollars

Infrastructure  RailInfrastructure  BRTInfrastructure  RoadwayO&M  Cycle/e-­‐bikeO&M  RailO&M  BusO&M  Private  vehicleO&M  Road-­‐relatedFuel  ElectricityFuel  LDV-­‐2W  liquid  fuelPurchase  Cycle/e-­‐bikePurchase  RailPurchase  BusPurchase  Private  vehicle

OECD    Baseline                High  

ShiP  

Non-­‐OECD    Baseline                    High  

ShiP  

The  required  shi`  in  investment  actually  saves  $114  trillion  in  infrastructure,  fuel,  and  maintenance  by  2050.  

GLOBAL HIGH SHIFT SCENARIO: Total Investment by Mode

Tale  of  Two  Ci0es:  Transit  and  Density  

Source: Bertaud and Richardson, 2004, Kenworthy (2003) citied in Lefevre,  B.  (2009);  +  ITDP  Rapid  Transit  Database,  2014

Popula0on:  2.5  million  Rapid  Transit:  74  km  Urban  area:  4,280  km2  

Per  capita  transport  CO2:  7.5  t    

Popula0on:  2.8  million  Rapid  Transit:  153  km  Urban  area:  162  km2  

Per cap ann. transport CO2:  0.7  t    

ATLANTA   BARCELONA  

The  Cost  of  Transit  is  Dependent  on  Density  

Rapid  Transit:  125  km  Metro,  27  km  Light  Rail    Es0mated  Total  Rapid  Transit  Infrastructure  Cost:      

$20  billion  (2014, USD)  

ATLANTA   BARCELONA  

Rapid  Transit:  74  km  Metro    Estimated Total Rapid Transit Infrastructure cost for same area coverage as Barcelona :

$500 billion (2014, USD)

Many  ciFes  mismanagement  land  use      

and  lack  of  investment  in  transport  infrastructure.    

Others  have  investment  and  management,      

but  it  is  oPen  according  to  the  wrong  models.  

the  shape  of  the  ciFes  we  build  

the  transport  we  use  

the  shape  of  the  ciFes  we  build  

the  transport  we  use  

transport  

walk  cycle  

densify  

connect  

compact  shiP  mix  uses  

transport  walk  

cycle  

densify  

connect  

compact  

shi`  mix  uses  

Compact  Ci0es  Reduce  Costs  and  Deliver  Wide  Benefits  

1.  Compact  urban  development  could  save  China  $1.4  trillion  in  infrastructure  spending  (World  Bank)  

2.  Compact  urban  pathway  in  China  could  lead  to  higher  economic  growth,  greater  produc0vity,  boost  to  ter0ary  industry  share  (World  Bank)  

3.  Transit-­‐orientated  development  can  reduce  per  capita  car  use  by  up  to  50%  and  reduce  costs  by  20%  (Arrington  et  al.,  2008)  

4.  Co-­‐benefits  include:  equitable  accessibility,  reduced  conges0on,  improved  public  health  and  safety,  energy  security  (Arrington,  et  al,  2008)  

5.  Compact  urban  model  in  Ho  Chi  Minh  City  could  reduce  air  pollu0on  (PM2.5)  by  44%  (ADB,  CAI,  and  Chreod,  2013)  

6.  Compact,  connected  urban  development  could  reduce  emissions  by  up  to  1.5  GT  by  2030  –  primarily  from  transport  (LSE  Ci0es,  2014)      

The  Role  of  Government  in  TOD  and  Financing  

The  Role  of  Government    •  In  the  EU  it  is  infrastructure  investment:  The  EU  has  more  funds  to  directly  invest  in  the  area  with  infrastructure,  remedia0on,  ameni0es  to  add  value.  However  it  has  more  limited  pubic  financing  op0ons,  puhng  most  of  the  risk  on  the  developer.    

 •  In  the  US  it  is  largely  risk  reduc0on:  The  US  employs  strategic  planning  regulatory  and  crea0ve  financing  mechanisms  due  to  lack  of  public  sector  funds  for  infrastructure  such  as  tax  credits,  abatements,  interest-­‐free  or  low-­‐interest  loans  and  grants,  philanthropic  funds  to  reduce  risk.  

Smart  Government  Needed  – City  vision  =  predictability  for  developers  Predictability  majers  to  developers.  

– Good  nego0ators  -­‐  can  either  bring  people  to  a  weak  market  or  extract  bejer  development  or  ameni0es  in  a  strong  market  

– Commitment  to  the  long  haul  –  what  are  the  poli0cal  0melines  that  affect  this  if  a  development  typically  takes  10  –  15  years.  

– Si0ng  is  cri0cal  and  complex  – Public  investment  is  cri0cal  (transit,  upgrading  of  u0li0es,  land  banking  remedia0on)  

Many  Countries  Need  More  Transit  Investment    

Source:    Best  Prac3ce  in  Na3onal  Support  for  Urban  Transporta3on,  Part  1:  Evalua3ng  Country  Performance  in  Mee3ng  the  Transit  Needs  of  Urban  Popula3ons;  ITDP    

Higher  Funding,  Smarter  Investments,  and  More  Debt  Leveraging  is  Needed  

to  Grow  Transit  

Source:    Best  Prac3ce  in  Na3onal  Support  for  Urban  Transporta3on,  Part  1:  Evalua3ng  Country  Performance  in  Mee3ng  the  Transit  Needs  of  Urban  Popula3ons;  ITDP    

Sao  Paulo  Strategic  Plan:  A  New  Best  PracFce  

DESIGN  REGULATION:  Densifica0on  w/  value  capture;  mixed  use,  ac0ve  frontage,  public  passage  incen0ves;  parking  disincen0ves.  

TOD  PRIORITY:  150  meters  around  corridor    

400  meters  radius  around  sta0on  

DENSIFY:    Building  rights  increased  along  corridors  

•  Corridor  far  maximum:  4  (x  2)  •  Off  corridors  far  maximum:  2    •  Basic  far  1  (as  of  right)  •  Minimial  far  (varies)  

Value  capture:    Development  above  basic  far  (1:1)  is  subject  to  urban  fund  fees  towards  improvements  and  services    

MIXED  USE  INCENTIVE:    Ground  floor  commercial  space  is  discounted  from  far  calcula0on  (up  to  20%  of  total  building  floor  area)  

Ac0ve  Frontage  Incen0ve:  Addi0onal  50%  of  the  lot  area  dedicated  to  local  commerce  and  services  discounted  in  the  calcula0on  of  allowed  far.  

CONNECT:  Public  passages  

Public  passages  permanently  open  on  property  get  equal  amount  of  addi0onal  building  rights  (far)  

Shi`:  parking  disincen0ve  Reduced  parking  places  discounted  from  far  calcula0on:      -­‐  1  per  dwelling  unit  (down  from  1,  2  or  3  mini.  Depending  on  unit  size)    -­‐  1  PER  100M2  of  non-­‐residen0al  use.      Addi0onal  parking  area  becomes  part  of  basic  buildable  area  

What  is  TOD  and  how  it  is  measured?    

Free  Downloads:  www.todstandard.org  

Site/Project Name City, Country Total Score

Walk Score

1.1 Walkways

1.2 Crosswalks

1.3 Visually Active Frontage

1.4 Physically Permeable Frontage

1.5 Shade and Shelter

Cycle Score

2.1 Cycle Network

2.2 Cycle Parking at Transit Stations

2.3 Cycle Parking at Buildings

2.4 Cycle Access in Building

Connect Score

3.1 Small Blocks

3.2 Prioritized Connectivity

Mix Score

5.1 Complementary Uses

5.2 Accessibility to Food

5.3 Affordable Housing

Densify Score

6.1 Land Use Density

Compact Score

7.1 Urban Site

7.2 Transit Options

Shift Score

8.1 Off-Street Parking

8.2 Driveway Density

8.3 Roadway Area

Central Saint Giles London, UK 99 14 3 3 6 1 1 5 2 1 1 1 15 10 5 15 10 1 4 15 15 15 10 5 20 10 2 8

Hammarby SjÖstad Stockholm, Sweden 94 15 3 3 6 2 1 4 2 1 1 0 15 10 5 10 6 1 3 15 15 15 10 5 20 10 2 8

Vauban Freiburg, Germany 90 13 3 3 6 0 1 4 2 1 1 0 15 10 5 13 10 1 2 15 15 10 6 4 20 10 2 8

Quartier Massena, Paris Rive Gauche Paris, France 90 14 3 3 6 1 1 4 2 0 1 1 13 10 3 15 10 1 4 15 15 15 10 5 14 4 2 8

Liuyun Xiaoqu Guangzhou, China 90 14 3 3 6 2 0 3 1 1 1 0 15 10 5 11 10 1 0 15 15 15 10 5 17 10 2 5

Centro Internacional de Bogotá Bogotá, Columbia 90 11 3 0 6 1 1 3 0 1 1 1 11 6 5 15 10 1 4 15 15 15 10 5 20 10 2 8

Bo01, Västra Hamnen Malmö, Sweden 90 14 3 3 6 1 1 4 2 1 1 0 15 10 5 11 10 1 0 15 15 11 10 1 20 10 2 8

HafenCity Hamburg, Germany 87 13 3 3 6 0 1 4 2 1 1 0 15 10 5 15 10 1 4 15 15 15 10 5 10 0 2 8

Olympic Village Vancouver, Canada 86 12 3 0 6 2 1 3 2 1 0 0 15 10 5 9 4 1 4 15 15 15 10 5 17 10 2 5

                                                           

Uptown, Cleveland Cleveland, Ohio, USA 84 14 3 3 6 1 1 3 2 0 1 0 13 10 3 11 10 1 0 15 15 11 6 5 17 10 2 5

Jianwai SOHO Beijing, China 83 12 3 0 6 2 1 5 2 1 1 1 13 10 3 11 10 1 0 15 15 15 10 5 12 10 2 0

GWL Terrein Amsterdam, Netherlands 82 15 3 3 6 2 1 5 2 1 1 1 15 10 5 15 10 1 4 0 0 15 10 5 17 10 2 5

World Trade Center site New York, New York USA 79 13 3 3 6 0 1 2 0 0 1 1 15 10 5 5 4 1 0 15 15 15 10 5 14 4 2 8

Ciudadela El Recreo Bogotá, Colombia 79 5 0 0 0 4 1 4 2 1 0 1 11 10 1 15 10 1 4 15 15 9 6 3 20 10 2 8

Puerto Madero Buenos Aires, Argentina 78 13 3 3 6 0 1 0 0 0 0 0 15 10 5 11 10 1 0 15 15 14 10 4 10 0 2 8

Pearl District Portland, Oregon, USA 78 15 3 3 6 2 1 2 0 1 1 0 15 10 5 11 6 1 4 15 15 15 10 5 5 3 2 0

New Quay, Docklands Melbourne, Australia 78 14 3 3 5 2 1 3 2 1 0 0 15 10 5 11 10 1 0 15 15 10 6 4 10 0 2 8

Bab Al Bahr Rabat-Salé, Morocco 78 12 3 0 6 2 1 0 0 0 0 0 15 10 5 7 6 1 0 15 15 15 10 5 14 4 2 8

North Battery Park City New York, New York, USA 77 10 3 0 6 0 1 2 0 1 0 1 9 6 3 15 10 1 4 15 15 15 10 5 11 4 2 5

Mission Bay San Francisco, California, 76 11 3 0 6 1 1 2 0 1 0 1 11 6 5 11 6 1 4 15 15 15 10 5 11 1 2 8

Fruitvale Station Village Oakland, California, USA 76 12 3 0 6 2 1 2 0 1 1 0 15 10 5 11 6 1 4 15 15 11 6 5 10 0 2 8

Corvin Budapest. Hungary 76 14 3 3 6 1 1 4 2 0 1 1 15 10 5 11 10 1 0 7 7 15 10 5 10 0 2 8

Reforma 222 México City, México 75 13 3 3 4 2 1 1 0 1 0 0 15 10 5 11 10 1 0 15 15 15 10 5 5 0 0 5

Marina Bay Financial Centre Singapore 74 11 3 0 6 1 1 0 0 0 0 0 15 10 5 11 10 1 0 15 15 11 6 5 11 1 2 8

Wilshire Vermont Station Los Angeles, California, USA 71 13 3 3 6 0 1 2 0 1 1 0 9 6 3 15 10 1 4 15 15 15 10 5 2 0 2 0

Bank of America Building New York, New York, USA 70 12 3 0 6 2 1 2 0 0 1 1 9 6 3 5 0 1 4 15 15 15 10 5 12 10 2 0                                                            

Whampoa Garden Hong Kong, China 69 13 3 3 5 1 1 0 0 0 0 0 15 10 5 7 6 1 0 7 7 15 10 5 12 2 2 8

South Lake Union Seattle, Washington, USA 66 10 3 0 6 0 1 4 2 1 1 0 9 6 3 9 4 1 4 7 7 15 10 5 12 10 2 0

Kanyon Mall Istanbul, Turkey 65 10 3 0 6 0 1 0 0 0 0 0 5 2 3 11 10 1 0 15 15 14 10 4 10 0 2 8

Neo Superquadra Curitiba, Brazil 63 13 3 3 6 0 1 5 2 1 1 1 3 2 1 7 6 1 0 0 0 15 10 5 20 10 2 8

Grand Gateway 66 Shanghai, China 62 6 3 3 0 0 0 2 0 1 1 0 3 0 3 11 10 1 0 15 15 15 10 5 10 0 2 8

Special West Chelsea District (High Line Upzoning) New York, New York, USA 61 14 3 3 6 1 1 2 0 0 1 1 3 0 3 11 10 1 0 15 15 14 10 4 2 0 2 0

Digital Media City Seoul, South Korea 60 10 3 0 6 0 1 1 0 1 0 0 15 10 5 9 4 1 4 0 0 15 10 5 10 0 2 8

Uptown, Oakland Oakland, California, USA 58 10 3 0 6 0 1 1 0 1 0 0 3 2 1 15 10 1 4 15 15 12 10 2 2 0 2 0

Kronsberg Hanover, Germany 58 13 3 3 6 0 1 4 2 1 1 0 15 10 5 5 0 1 4 0 0 1 1 0 20 10 2 8                                                            

Podomoro City Jakarta, Indonesia 53 8 3 3 2 0 0 0 0 0 0 0 3 0 3 1 0 1 0 15 15 15 10 5 11 1 2 8

The Mixc Shenzhen, China 50 6 0 0 5 0 1 1 0 0 0 1 0 0 0 11 10 1 0 15 15 15 10 5 2 0 2 0

Metrozone* Chennai, Tamil Nadu, India 50 0 0 0 0 0 0 3 2 1 0 0 0 0 0 7 6 1 0 15 15 15 10 5 10 0 2 8

Bairro Carioca Rio de Janeiro, Brasil 47 5 3 0 2 0 0 4 2 1 0 1 3 0 3 8 4 0 4 0 0 15 10 5 12 10 2 0

S.E.W.S.H. Scheme, Vadaj* Ahmedabad, Gujarat, India 46 3 0 0 0 2 1 2 2 0 0 0 13 10 3 5 0 1 4 0 0 9 6 3 14 4 2 8

East Liberty station area Pittsburgh, Pennsylvania, USA 46 9 3 0 6 0 0 0 0 0 0 0 13 10 3 9 4 1 4 0 0 15 10 5 0 0 0 0

Empire Estate Pimpri Chinchwad, Maharashtra, India 49 8 0 0 6 2 0 0 0 0 0 0 0 0 0 7 4 1 2 15 15 14 10 4 5 3 2 0

Águas Claras - DF Brasília, Brazil 45 6 3 3 0 0 0 1 0 0 0 1 7 6 1 7 6 1 0 0 0 11 6 5 13 3 2 8

Mitikah Phase 1 México City, México 41 10 3 3 3 0 1 0 0 0 0 0 5 0 5 11 10 1 0 0 0 15 10 5 0 0 0 0

Rio Vista West San Diego, California, USA 40 10 3 0 6 0 1 2 2 0 0 0 3 0 3 5 4 1 0 15 15 3 3 0 2 0 2 0

Ciudad del Rio Partial Plan* Medellín, Colombia 39 7 3 3 0 0 1 0 0 0 0 0 3 0 3 7 6 1 0 0 0 15 10 5 7 0 2 5

Sikander Bakht Nagar, Behrampur* Ahmedabad, Gujarat, India 37 3 0 0 0 2 1 2 2 0 0 0 5 2 3 9 4 1 4 0 0 7 6 1 11 4 2 5

South End station area Charlotte, North Carolina, USA 36 10 3 0 6 0 1 1 0 1 0 0 3 0 3 4 0 0 4 0 0 8 3 5 10 0 2 8

CETRAM Zapata México City, México 34 4 0 0 4 0 0 1 0 0 1 0 3 2 1 9 4 1 4 0 0 15 10 5 2 0 2 0

SIPCOT Siruseri Chennai, Tamil Nadu, India 22 0 0 0 0 0 0 0 0 0 0 0 0 0 0 4 4 0 0 0 0 6 1 5 12 2 2 8

Sikander Bakht Nagar, Behrampur Ahmedabad, Gujarat, India   3 0 0 0 2 1 2 2 0 0 0 5 2 3 9 4 1 4 0 0 7 6 1 11 4 2 5

Ciudad del Rio (partial plan)* Medellín, Colombia   7 3 3 0 0 1 0 0 0 0 0 3 0 3 7 6 1 0 0 0 15 10 5 7 0 2 5

S.E.W.S.H. Scheme, Vadaj (Affordable housing at Vadaj)* Ahmedabad, Gujarat, India   3 0 0 0 2 1 2 2 0 0 0 13 10 3 5 0 1 4 0 0 9 6 3 14 4 2 8

Metrozone* Chennai, Tamil Nadu, India   0 0 0 0 0 0 3 2 1 0 0 0 0 0 7 6 1 0 15 15 15 10 5 10 0 2 8

Central  Saint  Giles,  London  99  Points  

•   An  11-­‐story  office  building  that  has  405,000  P2  of  commercial  space.    •  A  15-­‐story  residenFal  building  with  109  dwelling  units,  half  of  which  are  

affordable.    •  A  pedestrian  plaza  located  between  the  two  buildings  at  the  centre  of  the  site.    It  

is  surrounded  by  24,500P2  of  ground  floor  transparent  retail  &  restaurant  space.  

Strong  land  market    =  •  Developer  gave  land  for  pedestrian  plaza  •  50%  of  residen0al  units  affordable  in  exchange  for  two  more  floors  of  commercial  

•  Affordable  housing  requirement  in  Camden’s  site  brief