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Rail right-of-way acquisition through greenfield developments?


Everybody has heard the claim that most new urbanist greenfield developments are just repackaged auto-centric suburbs because there is little or no public transport, right?

Well, I'd like to research the ways railroad right-of-ways can be planned into these greenfield communities using the legal code. A transit agency/municipality might not have the money to build something now, but right-of-way acquisition now would reduce cost of building a system in the future. Does one have to buy (eminent domain) right-of-way or can it be zoned using the police power(takings problems?), through easements, bargaining etc.

What do you think? Any problems, recommendations? Thanks!