Investigating the Transit Oriented Development in New Urbanism, Case Study: Subway Stations Development in Mashhad

New urbanism aims to reform the constructed cities as it seeks to create new and complete cities. The main idea of transit oriented development (TOD) is manly based on the public railroad transportation as the quickest and most effective tool in competition with automobiles (car) in order to cause an effective change in the transportation style and decrease the dependence on cars and horizontal growth of the city. In the current study, the experiences of the development corridors are analyzed after investigating the transit oriented development using applied descriptive method and the planning, capitalization and implementation methods are examined based on the corridor development theory. Types of land use suitable for development including residential, commercial, educational, leisure time and so are evaluated in terms of establishment and location. Next, the feasibility of implementation of this method in new spaces created by subway lines in the Mashhad city is studied. Investigation of one of the urban train lines shows that a station named Koohestan Park (mountain-park) located in the Vakil Abad Boulevard has appropriate potentials and advantages for corridor development and urban investments and can contain diverse land uses for orientation toward sustainable objectives. Finally, land use and market activity in the area around this station are investigated using the SWOT model and the necessity of investment and creation of corridor development unit is evaluated.


Introduction
By the end of World War II, travel in the large cities was on foot or through transportation.Being close to the public stations was one of the important features of the real estate which was considered as the minimum walking distance.Stronger land uses such as stores, schools, employment centers, tend to settle in the vicinity of transit stations.Residential density across the streets with buses and public transportation increased and it decreased with increasing the distance from the stations.By emergence of automobile, the relation between the transportation and land use weakened, since many people start using cars and the effect of walking distance to the station declined (Lieberman, 1999).Horizontal urban growth with dependency to the automobile has long been criticized because of degradation of environment, social isolation and economic instability.Broad efforts have been done since 1970s for transmission from urban development patterns based on the car city which relied on the low density and suburb development of the separated land uses.Patterns based on the public transit and the pattern of corridor development was introduced to conduct the urban development around the public transportation.Hierarchical combination of transit systems including walking and riding and density, concentration and diversity of land uses around the major transportation lines caused the corridor development to be considered more than ever (Rahnama, 2013).Desirability of urban development in the vicinity of transportation facilities can be approved by effective promoting of accesses, life quality and financial sustainability of the public transportation systems.The basic idea of transit oriented development is that a suitable combination of transportation access, service efficiency and legible communication network for access to walking or cycling or avoid from using of cars can direct the smart urban growth to a life-giving society.But, when the land use-transportation relation (effective-impressible) is relatively spontaneous, this relation requires public support.Anyway, TOD is established based on the public railroad as the quickest and most effective tool in competition with automobile to cause an effective change in the transportation style and to decrease the dependency to automobile and horizontal growth (Greca et al., 2011).
In Europe, transport stations are not just as points for collecting the passengers, but act as a social center of excellence that encourage residents and sellers to use public transport by creating compact communities with different functions.Increasing the public transport in trips within the city, using the land use zoning and planning tools for easier access to the public transport and preventing the dispersion of the city, increasing the land use density (business and residential) and density distribution around the public stations are among main taken measures.TOD planning in every scale creates suitable opportunities for mixed dense development and can be introduces as an appropriate method to achieve an integrated model between land use pattern and transport planning around the stations and determining the sustainable manner of transportation in urban areas (Alizadeh, 2013).So that, direct relation is established between the public transport pattern and land use.The main idea was that more origin and destination points to be located in walkable distance from station and more people use the stations (Danesh & Mozhdehi, 2008).This type of public transportation covers high density of population (at least 14 residential units per acre).Another superiority of TOD is that business institutes and other commercial uses are located around the transit centers.There are adequate walking and riding passages in the vicinity of the business centers.So that, more attention is paid to cars traffic and pedestrians.However, regional features of these transit centers ensure the formation of neighbor local centers like TND (Rahnama, 2012).
Mashhad is considered as one of the largest metropolises in Iran with 2800000 population and daily movement of 550000 passengers by bus and 170000 passengers by train and monthly movement of 3000000 people using urban train.Study and implementation of modern and efficient methods for urban development have been always among the main concerns of citizens and managers of the Mashhad.Therefore, the possibility of implementation of transit oriented development units in one of the urban train stations is investigated in the current study.Properties and indices of corridor development are examined using the applied descriptive method and feasibility of performance of this method is performed using SWOT model and required land use study in one of the high traffic stations of the urban train in the Mashhad.

Theoretical Principles
TOD is an approach with emphasis on land uses around a station or transportation corridor and its specific features are as follows: Combination of land uses Average to high density

Parking decrease
High quality design TOD is created within a 4 m radius area and with walking distance of 5-7 min from the transportation center.This method allows the transportation station involvement in the development.The approach often forms a new clustered development around one station in a wild or undeveloped land.It uses landscapes, urban furniture, street lighting and other features of the urban design to encourage the activity of pedestrians in linking the station with surrounding community.A necessary element of every successful development both in the city center or each smaller city or village is connection between roads network and adjacent land uses which are accessible by designing the landscape, sidewalks, roads, information pointers, buildings view, parking strategies and different kinds of land use.Historically, bus stations can't make TOD centers, because the routs and stations may change (EEA, 2007).Another attraction of the railroad transit is that people mainly prefer the train, since it is faster and more convenient than the bus.When the rail transit is available, most of people will not use their private cars.This also will create opportunities to construct and develop compact units in the vicinity of stations.Those people, who live in such compact areas, mostly pay fewer costs for transportation (Norquist, 1999).Obviously, suitable integration of land use and transportation planning affect the dependence to cars in the cities and help to reduce it (Cervero, 2002), distribution of owners' lands and economic activities and creates demand for different urban operations and then demand for travel.All movement options are influenced by properties of the transportation services (such as travel time, costs, reliability, convenience) which are available in origin and destination.Interaction of demand and travel creation determines the traffic current of different certain networks and accesses from land (Lgnaccolo, Capri, Giunta & Inturri, 2006)  In the eastern part of the station, there are wild lands with 18 hectares area between the Namayeshgah Boulvard and Vakilabad city that its land use was mentioned in the master residential plan.In the western part, theer are wild lands with less than 18 hectares area and relatively high slope between residential lands and coastal route of the river.Touristic land use is considered for them.
There are large wild lands in the southern side of the urban train rail stretching up to the Vakilabad mountain ranges and Koohestan Park.They have touristic land use and the area equals to 37 hectares.These lands lead to the Vakilabad Boulvard from north, to Koohestan Park from south, to residential complex of Pardis from east, to Vakilabad Park and river from west.
The corridor development unit opportunity is evaluating the development unit potential in a given station.There are two key sets of indices to evaluate opportunities: The opportunity of lands: if there are lands available for development, in the form of wild lands, previously developed lands or public property.
Market activity: if there was previously business activity in the form of construction permits, increasing the sell or rental amount or high volume of transactions for development activity?
Analysis of Koohestan Park station condition is summarized in the SWOT

Conclusion
TODs are ability to direct development to the prone urban points in addition to the focus on walking and public transportation.Many powerful new facilities are created along with the traffic privileges in citizens' transport by public means through the capable rail transit system for urban development and job creation in cities.In Mashhad city which is considered mainly as a pilgrimage city with touristic services in which the importance of TODs looks more than other cities.Hence, increasing the economic and social studies in the margin of urban railway and directing the investments to new corridor systems are extremely effective in revitalizing and strengthening the development projects and using successful experiences of many developed countries for progress and job creation in metropolises.Investigating the first railway of the Mashhad shows that stations located at the end of route (Koohestan Park station) is able to establish corridor development with suitable privileges because of strong characteristics and potentials. Figure . Effective access to options of owners'

table . Table 1 .
SWOT table, land uses and market activity in the koohestan park station