Cecilia V. Estolano, CEO of the Community Redevelopment Agency of the City of Los Angeles, noted the economic collapse dealt a setback to TOD and urban development. "Just as our urban markets were finally emerging, the economy collapsed and plunged us into despair," she said. Estolano noted that instead of "waiting around for federal funds," the CRLA is preparing for the return of money to the real estate markets and be ready for the next upturn in urban development by investing in small infrastructure improvements and looking at ways to make permitting and entitlements easier and more affordable for developers.

"We're looking at our budget and trying to stimulate private investment," she said. Estolano also expressed her wishes that every TOD developer should be able to earn carbon emission credits. "We not only need to make it easier to develop in urban areas, but we need to make it costlier to develop in outlying areas," she said.

A panel moderated by William Fulton, founder of the California Planning and Development Report, included: Edward Dong, CEO of Koar Development Group; Roger Moliere, chief of real property management and development for the Metropolitan Transportation Authority; Todd Pratt, executive vice president and COO of Chandler Partners; and Renata Simril, senior vice president of development for Forest City Residential Inc.

The panel attempted to answer a host of questions, including Fulton's query to panelists: "The last transit-oriented boom was really driven by condos, but during the next upturn, what's going to be the market driver?"

Answers included mixed use, and small community centers. Simril's answer: "The 75 million eco-boomers who are entering college now. They are going to be the next wave of renters."