Methods <br />The literature is sparse on empirical and controlled estimates of the impact of different modes of <br />public transportation on various economic development indicators. The majority of the <br />literature focuses on quantifying the price impacts of proximity (using hedonic modeling18) in a <br />single market area. There are few published studies looking across markets. Note that most of <br />these studies were not designed (or designed well enough) to definitively address two <br />important questions: <br />Multiple effects. Are the observed effects the result of just the transit itself, or were <br />other significant public improvements (e.g., streetscaping, lighting, parks, signalization, <br />way -finding, parking, public contribution to mixed-use development) part of the <br />package? As important: did public policy change to allow densities that it had <br />previously prohibited or otherwise made impractical? <br />Causality. Would the observed changes have happened even if the transit service had <br />not been built? E.g., Was the transit placed in a high-density, high -demand corridor well <br />served by roads and parking, and one that was going to develop even without the <br />transit? Establishing a causal link between proximity to transit corridors and physical <br />development is particularly challenging because of locations that are attractive for <br />public transportation also have the same amenities that are attractive for physical <br />development. <br />The data and statistical controls necessary for such studies can be expensive, and there is little <br />demand for such studies by local transit agencies. It is more common to report total change and <br />then present more qualitative analysis about how transit contributed to the change. <br />Findings from Research on LTD's BRT Network <br />Several researchers have completed studies on LTD's BRT lines, looking at the economic <br />development and revelopment impacts. These studies show positive impacts to property sale <br />value, office rents, and employment levels from being proximate to EmX BRT lines: <br />For property values, Goodwin and Snyder found a 9.2 percent premium in commercial <br />and mixed-use property values from being located a quarter mile from the EmX BRT <br />line.19 <br />• Perk et al. found a small positive impact of proximity to EmX stations on single family <br />home values before and after construction of the EmX. Over time, that value premium <br />18 A method of estimating demand or value through regression analysis. The studies in this literature review utilized <br />hedonic models to measure the impacts of proximity to transit on real estate prices. <br />19 Goodwin, Eli, and Zack Snyder. 2013. "Hedonic Evaluation of the Effects of EmX Routes on the Value of <br />Commercial and Mixed Use Properties." University of Oregon Department of Economics. <br />ECONorthwest 38 <br />211 <br />