parking & parking policy. what is parking providing access to land uses (not an end) vehicle...
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Parking & Parking Policy
What is Parking
• Providing access to land uses (not an end)• Vehicle storage• Crucial to meeting many federal, state and
regional objectives• Acted upon, though, by local governments
Parking as a Phenomenon
• Parking is subsidized– Hidden subsidies give the appearance of free
parking• Spaces should be an economic calculation– Not a regulatory calculation– A calculation made my developers
• Therefore, there is a surplus of parking
Why the Surplus?
• Zoning often requires excess parking– Minimum parking requirements– Inflexible lack of response to market conditions
• Zoning often prevents efficient sharing– Between / among different land uses
• All a result of single-use zoning and auto-centric mobility
Why the Addiction?
• Short term benefits overshadow long term costs– Used as a leverage for public benefits– Used to buffer NIMBY resistance
• Planners know parking is done incorrectly, but they need the tool
Our Perception of Parking
• Seeing the cost of parking likely alters a driver’s calculus– “user fee” for parking– More people using other modes as a viable option– More demand for improved transit and non-
motorized facilities– Transit, etc. looks even better in comparison– SO LONG AS THERE ARE COMPLEMENTARY
POLICIES!
Costs of Parking
• $5 / day subsidy– A cost greater than the gas & O/M costs of a car
• Creates waste– Lost time looking for spaces– Unnecessary wear and tear on engines, fuel
• Value of a parking space?– Roughly $30,000
Who Should Pay for Parking?
• Why should parking be any different than interstates (Highway Trust Fund)?– User fee (drivers pay for roads)– Directed purpose
• Parking subsidized by non-drivers– Higher prices for goods and services at the
destination– Developers / businesses pay for spaces as part of
higher land costs through regulation
The Problem
Minimum Parking Requirements
The Result?
Solution: Maximum Parking Req.
• Burden moves away from regulation• Burden of “authority” placed on developer
Bicycle Parking
The 12-Step Program
• To kick the parking habit• Richard Willson
The 12-Step Program
1. Measure the parking utilization– Spaces per 1,000 SF of occupied building area– Understand that this is the baseline of
oversupply (not to be perpetuated)
The 12-Step Program
2. Consider future parking utilization– Empirical research– Avoid ITE Parking Generation Manual– Understand that travel patterns and the built
environment are connected– Understand that we are become more dense and
more multi-use
The 12-Step Program
3. Shift from parking rates to prospective parking requirements– See step 2 empirical analysis– Identify 85th & 33rd percentiles (not mean)– This creates standards for high and low parking
rates• High minimums vs threshold allowing for market
preferences
The 12-Step Program
4. Be flexible in prospective parking requirements– Local circumstances• Land use• Project characteristics• Transportation context
The 12-Step Program
5. Account for market conditions– Parking pricing– Bundling of parking and rents– Parking cash-out programs– These reduce parking demand– Requirements should be reduced in these
circumstances
The 12-Step Program
6. Be aware of planned intermodality/multimodality– Will reduce demand for parking
The 12-Step Program
7. Assess the impact of local practices and policies– Designation of spaces to specific persons• Upward adjustment
– Create a relatively high vacancy rate goal• Downward adjustment
The 12-Step Program
8. Public parking (on-street) may offset some parking requirement– In situations of excess public parking
The 12-Step Program
9. Conduct a shared-parking analysis9. Mixed use land use categories
The 12-Step Program
10. Evaluate and monitor– Compare with other goals
The 12-Step Program
11. Address minimum parking requirements
The 12-Step Program
12.Consider tandem parking, valet parking, etc.