I wrote years ago about the problems of so-called development-oriented transit – that is, transit built not to serve current demand but future development, often to be funded via land value capture and other opaque mechanisms. Today I want to talk not so much about the transit itself but the arguments people make for it.
The context is that I appeared on Kojo Nnamdi’s show last week discussing the plans for a ferry network in Washington DC, which I had heavily criticized in an article for the DC Policy Center. I was discussing the issue with guest host Marc Fisher and two locals involved in the ferry plan. I criticized the ferry plan over the poor land use on most of the waterfront on both sides of the Potomac, contrasting it with the Staten Island Ferry and Vancouver’s SeaBus (both of which have skyscrapers going almost to the water’s edge at the CBD end and decent secondary CBD development at the outlying end). My interlocutors answered, don’t worry, the area is undergoing redevelopment.
I heard something similar out of Boston, regarding the Seaport. People recurrently talk on Commonwealth about how to connect to the Seaport better, and at one point there was a plan to have the Fairmount Line reverse-branch to serve the Seaport (rather than going into the CBD proper at South Station). The crayonistas talk about how to connect the Green Line to the Seaport. Whenever I point out that the Seaport is at best a tertiary destination I’m told that it’s growing so it needs some transit.
In both cases, what’s missing is scale. Yes, waterfront redevelopment in former industrial cities is real. But the only place where it’s happened on sufficient scale to merit changing the entire transit system to fit the new development is London, around Canary Wharf. And even in London, the CBDs are unambiguously still the City and the West End; Canary Wharf is a distant third, deserving of a Crossrail line and some Tube lines but not of the dense mesh of transit that the City and West End have.
The important thing to understand is that TOD sites are practically never going to eclipse the CBD. La Defense, for all its glass-clad glory, is still smaller than the Paris CBD, stretching from west of Les Halles to east of Etoile. The peak job density at La Defense is higher, but westbound RER A trains are at their most crowded heading into Auber, not La Defense, and the CBD maintains its medium-high job density for several square kilometers while La Defense is geographically small. And your city’s waterfront redevelopment is not going to be La Defense or Canary Wharf.
If the TOD sites are not going to be primary CBDs, then they must be treated as secondary centers at best. One does not build transit exclusively for a secondary center, because people along the lines that serve it are going to be much more interested in traveling to the primary CBD. For example, people at the origin end of a ferry system (in Washington’s case this is Alexandria and suburbs to its south) are traveling to the entirety of city center, and not just to the redevelopment site near the waterfront. Thus the transit that they need has to connect to the CBD proper, which in Washington’s case is around Farragut and Metro Center. A ferry system that doesn’t connect to Metro well is of no use to them, and whatever redevelopment Washington puts up near the Navy Yard won’t be enough to prop up ridership.
The principle for redeveloped waterfronts has to be the same as for every secondary neighborhood destination: be on the way. If there is cause to build an entirely new metro line, or run more buses, and the new service can plausibly go through the redevelopment site, then it should. In Boston’s case, the 7 bus has high usage for how short it is, and so does the Silver Line going to the airport, so it’s worthwhile making sure they run more efficiently (right now the 7 and Silver Line run along the same inner alignment but peak in opposite directions without being able to share infrastructure or equipment) to serve the Seaport better. However, building a line from scratch just for the Seaport is a bad idea, and the same is true of the area around Waterfront and the Navy Yard in Washington.
In fact, the two closest things New York has to Canary Wharf – the Jersey City waterfront and Long Island City – both developed precisely because they were on the way. PATH was built to connect the railroad terminals at the then-industrial waterfront and the traditional center of Jersey City at Journal Square with Manhattan. Mainline trains began to be diverted from Jersey City to Manhattan when Penn Station opened, and with the general decline of rail traffic the waterfront was abandoned; subsequently, Exchange Place and Pavonia/Newport became major job and retail centers, since they had available land right on top of rapid transit stations minutes from Lower Manhattan. In Queens, something similar happened with Long Island City, once a ferry terminal on the LIRR, now a neighborhood with rapid residential and commercial growth since it sits on multiple subway lines just outside Midtown.
One exception to the be on the way rule is if there is a nearby stub-end line or a natural branch point. Some metro lines stub-end in city center rather than running through, such as the Blue Line in Boston, the 7 and L trains in New York, and Metro Line 11 here in Paris. If they can be plausibly extended to a new redevelopment site, then this is fine – in this case the CBD will be on the way to the new site. The 7 extension is one example of this principle; the extension is overall not a success, but this is exclusively due to high costs, while ridership per km is not terrible.
In London, the Jubilee line and Crossrail are both examples of this exception around Canary Wharf. Crossrail expects intense demand into Central London but less demand on the specific eastern branch used (the Great Eastern slow lines), making the City into a natural branch point with a separate branch to Canary Wharf and Southeast London. And the Jubilee line stub-ended at Charing Cross when it first opened in the 1970s; plans for an extension to the east are even older than the initial line, and once Canary Wharf became a major office building site, the plans were changed so as to serve the new center on the way to Stratford (itself an urban renewal site with extensive redevelopment, it’s just smaller than Canary Wharf).
The ultimate guideline here is be realistic. You may be staring at a place that’s doubled its job density in a decade, but it won’t be able to double its density every decade forever, and most likely you’ll end up with either high-density condo towers or a small job cluster. This means that you should plan transit to this site accordingly: worth a detour on a line to the CBD, but not worth an entire system (whether ferry or rail) by itself.