Overcoming Barriers to Transit-Oriented Development: Considering State, Regional, and Local Roles

This report considers motivations, obstacles, and policies and programs adopted at the state, regional, and local levels in California to support transit-oriented development (TOD). Regulatory policies adopted by the state in recent years to induce TOD are discussed, as well as state-led and regionally-managed funding programs. Findings are presented from two on-line surveys of local planning directors, and 51 interviews with regional and local planners. The findings point to multiple obstacles to achieving TOD, including market factors, resident opposition, and lack of sufficient funding for implementation, such as for necessary infrastructure to support new development. The most commonly adopted local policies to support TOD include streamlining of environmental review requirements, mixed-use zoning and upzoning (permitting higher densities), improving bike and pedestrian facilities, development of Specific Plans for neighborhoods, and mechanisms to ease accessory dwelling units (ADUs). The survey findings indicate that policies and programs initiated from multiple levels of government are deemed effective for inducing TOD. A recent one-off TOD-supportive funding program that was managed regionally, called the Regional Earley Action Program (REAP), is found to be rated as very valuable both by regional and local planners, leading to the recommendation that this program be instated on an ongoing basis with dedicated funding. The report also concludes that policies deemed effective for inducing TOD, especially funding affordable housing and addressing the nexus of zoning, CEQA streamlining for infill, permit streamlining through ministerial review, and support for Specific Plans, should continue to receive policy support from the state legislature and regional agencies.