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The Parking Minute

A minute of parking news and commentary

Restricting new parking wont ruin our cities

April 24, 2019 By Tony Jordan 2 Comments

Parking is bad for our communities and it’s time we stop building new parking structures. Cities (and preferably regions) can accomplish this by parking maximums, impact fees, or other mechanisms, but, given our precarious ecological crisis, it’s clear we need to dramatically curb car culture.

Photo by John Matychuk on Unsplash

But would a city acting alone to restrict new parking supply simply push new development to the suburbs and make things even worse? 

Would parking maximums push development out of cities?

Many argue that restrictive maximums would require less parking than the market demanded and push development to less regulated regions. But what is market demand? Banks and developers predict parking demand based on existing projects with cheap or free bundled on-site parking surrounded by cheap, or free, on-street parking. San Francisco has very, very low parking entitlements in the Transit Center District, developers and investors still want to build there.

One possibility overlooked by these critics is the development of secondary markets for parking. Most American cities have vast amounts of existing structured parking, but much of it is underutilized because it’s reserved for particular land uses or is restricted for private access. Parking maximums should be matched with rules allowing (or requiring) shared use of existing parking. I suspect there is ample existing supply in most cities to support new development for a long time.

Would impact fees increase the cost of housing?

Parking has a lot of external costs and those costs should be borne by the people who build and use parking. Impact fees for new parking could price those externalities into, already expensive, parking costs. Would those fees just discourage new housing development or make housing more expensive? Similar concerns underlie criticism of rent controls, mandatory inclusionary housing, and other well-meaning fees.

One big difference between these fees, however, is that the parking impact fees are easily avoidable by not building parking, which makes the actual development costs much cheaper! Remember, these are REAL COSTS borne by society for every parking space, not charging for them doesn’t mean the costs go away, it just makes everyone else pay for the convenience of a few. 

In new developments in Portland, many apartments are built with little to no parking (unless the city requires it) but high-end condos and office space have lots of new parking. Would impact fees discourage this high-end development (and should we care)? If not , impact fees on these projects, could subsidize housing costs and improve transit. 

Let’s keep the conversation going

This is a contentious topic and clearly there are a lot of concerns about restricting new parking, but it’s a conversation we need to have. Join me in the comments, on facebook, and on twitter and we’ll figure it out!

Filed Under: Parking Maximums

It’s time to stop building more parking

April 23, 2019 By Tony Jordan 5 Comments

There is a lot of development that happens in the USA, nearly a trillion dollars were spent in 2018 on new private construction and, unfortunately, we can assume most of that development adds more parking supply to our communities.

I was on a panel at the APA National Conference last week debating parking maximums with a few great folks who were representing the “developer perspective.” The argument against restricting new parking development is that if an area doesn’t have good transit or density, then disallowing new parking supply will kill the project.

Maybe that’s good. 

5th and Mission Garage in San Francisco

Every new structured parking space is a 30 year commitment to undermine climate action goals.

We’ve got a dozen years to turn the tide on climate change. This isn’t a drill. Every new structured parking space is a 30 year commitment to undermine climate action goals. The cost of parking is much higher than the $30-50,000 a stall it might cost to construct and maintain. 

The bank, or the NIMBYs, or the local transportation bureaucracy will say: “This part of town doesn’t have sufficient transit to support a building with no parking.” But if we build enough parking to support more people in a transit-desert, we are guaranteeing the transit will never be sufficient.

If the project is a new development in on a multi-acre suburban greenfield, it’s an even bigger problem. “This isn’t the city,” they will say, “this project won’t get built unless we build hundreds of parking spaces.” It’s probably better for everyone if it isn’t built, except for the investors who were hoping to squeeze a few more percentage points of return out of car culture. 

I support market rate development and I think markets are a good way to gauge parking demand, but I don’t think the cost of climate change is priced into these decisions. If a site is too risky to develop because there’s no way to get there without driving, then don’t develop it. Most cities have plenty of (often wealthy) neighborhoods with good transit access to upzone, let’s do that instead.

I’m told that I’ll never win over enough people by being so radical and I’m not so sure, I think there’s not enough people telling the truth. In either event, I think I’d rather lose after trying to win than lose by default through bad compromise. 

Filed Under: Parking Garages, Parking Maximums

On the road: Portland Airport’s Parking Plans

April 12, 2019 By Tony Jordan Leave a Comment

This morning I took TriMet to PDX on my way to San Francisco for the National Planning Conference.

Image Port of Portland – Rendering of new terminal. On left is 9 year old, $156M 3,000 stall Long Term Garage.

I’ve been coming to and from the Portland Airport since I was a teenager and the number of times I’ve parked here could be counted on one hand and it’s been over 10 years. Generally the MAX to the terminal is the best option and off-hour arrivals or departures are usually handled by a neighbor or TNC (or combo of that and public transit).

But there are 2,400+ people who park, for free (and more who park for less than a dollar a day), at PDX every day… Port of Portland employees and airport vendors.

This is a significant figure because the Port is currently proposing to build another 2,400 stalls at the airport, ostensibly to meet rising demand for parking (the airport is expanding it’s D terminal as I write this).

According to the Port, this new parking is needed because “two or three days per week, the Long-Term Parking Garage is either full or near capacity.” When that happens, customers may use the Short-Term garage, “pushing the Short-Term Parking Garage closer to capacity!”

The Long-Term Parking Garage is, itself a $156 million expansion completed in 2010. At the time it was opened, during the recession, the Port had to close surface lots to push demand into the garage so it wouldn’t be empty.  The new project will cost another $265 million, the Port insists rental car concessions and parking fees will pay for it. I think long-term prospects for rental car businesses at airports might not be so rosy.

And as for passengers, certainly the Port wants to provide accommodating experiences for all visitors, but we have light-rail to the terminal. Will an entity with such large debt to recover from parking be incentivized to push transit as the best way to get to and from the airport? Providing a TriMet day pass with every ticket would be great, but when the Port needs that parking money flowing in, why would they offer that to passengers?

The Port should start by charging higher earning employees market rates for parking at the airport. Perhaps a mix of that and some more encouragement for passengers to take MAX would allow them to muddle through with only 17,000 stalls. 

Update: Port of Portland PIO Kama Simonds provided the following statement: “Employees have a choice: they can park in the airport employee parking lot on Alderwood (Road) for free, pay $20/month to park in the surface lot due east of the air traffic control tower, or pay $80/month to park in the parking garages.”

The Alterwood Road lot contains 2,400 stalls. The $20/month surface lot contains 450 stalls.

Filed Under: On The Road, Parking Garages

Upcoming: National Planning Conference 2019

April 10, 2019 By Tony Jordan Leave a Comment

Photo of San Francisco Skyline
NPC 2019 is in San Francisco. Let’s meet up and talk about parking!

In a few days I’m heading to San Francisco for the National Planning Conference. I was on a panel a few years ago for the Oregon/Washington Joint Planning Conference, but this is my first time attending the American Planning Association’s annual event.

On Sunday I will on a panel for an interactive session titled Parking Maximums: Development Barriers and Opportunities. I’ll be joined by fellow parking reformers Lindsay Bayley and Jane Wilberding, who developed the great Better Parking 101 handout. We’ll have a friendly debate about parking maximums with Ranadip Bose and Malek Abdulsamad, who will bring a developer/finance perspective to the conversation. 

Professor Donald Shoup is included on two sessions Saturday that I definitely plan to check out: Zoning Reforms to Boost ADU Development and a panel on Parking and the City.

There are several other parking sessions, including: From Parking Lots to Places, A Decade of Demand Responsive Parking, and Valuing and Managing the Public Right-of-Way.

I’ll be taking notes and dispatching a few Parking Minutes from the conference. If you’re attending and would like to meet up to talk about parking reform (or whatever), please get in touch!

Filed Under: On The Road, Parking Maximums, Parking Requirements

We’ve got too much parking now and it’s about to get worse

April 8, 2019 By Tony Jordan 1 Comment

Many new luxury cars can already parallel park and car companies are working on more advanced parking assist technology. Tesla commercials portray a near future where drivers exit at the entrance to a parking facility and the car does the rest. 

Photo by Pathum Danthanarayana on Unsplash

Soon, some parking garages will be adapted with sensors or special paint to assist vehicles, using currently available technology, to stack up in garages, millimeters away from one another. As cars become more networked with one another, it’s easy to imagine 150 cars parking in a space that currently holds 50, with the cars shuffling out of one another’s way to allow one of their own to return to its owner.

At the same time, companies like Citifyd in Portland are developing systems that allow for under-ulitilized private parking to be more-easily made available to the public. City centers might see a rapid inflation in the effective supply of parking, undercutting efforts to reduce car trips to downtowns and business districts. 

Parking demand at airports, hotels, and entertainment destinations is already being reduced because of new ride share, ride hailing, and car share services. We could see a rapid shift in the economics of downtown parking with demand dropping as supply is increasing. Some lots and garages would be redeveloped, but much parking in city centers is under productive buildings, it’s here to stay for a long time.

This narrative should make any developer or development agency think twice about investing in new long-term parking assets. Operators of newer structures will be at a major disadvantage, due to debt service, when competing with older facilities. 

Transportation officials should consider the impact such a shift would have, parking prices at private garages could drop rapidly, including more driving in the short run. Entry-exit parking surcharges could discourage driving, particularly during peak hours.

Parking reformers should seize on this narrative when working to oppose new publicly funded parking structures and when arguing against existing parking requirements. Every new stall built is a bet against both these emerging technologies and against our efforts to combat climate change and congestion. We’ve probably already built more parking then we’ll actually need, and we definitely built more than we should have. 

Filed Under: Autonomous Vehicles, Parking Garages, TNC

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