The Economic Argument for Flexible Parking
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Presented at the American Planning Association (APA) Quad State Conference in October, 2015 and will present at the National APA Conference in April 2016. The presentation discusses why flexible parking requirements are a useful tool and how and when a city should transition into them.
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The Economic Argument for Flexible Parking
- 1. The Economic Argument for Flexible Parking Requirements Sean Tapia and Jacqueline Wells, Quad-State Conference, October 2015
- 2. Outline ● Standard versus Flexible Parking Requirements ● Costs and Benefits of Flexible Parking ● Economic Ramifications of Transitioning from Standard to Flexible Parking Requirements 2
- 3. Standard Parking Requirements 3 Housing Type Number of Required Parking Spaces per unit Single Family 2 Efficiency Apartments 1 1 to 2 Bedroom Apartments 1.5 3+ Bedroom Apartments 2 Condominiums 1.4 Institute of Transportation Engineers
- 4. What’s the issue? Surplus parking causes ● Decreased housing affordability ● Decreased density ● Imposed commute ● Diminished environmental quality 4
- 5. What can be done? Transition to flexible parking requirements ● allows supply of parking to suit consumer demand ● allows infill development 5 http://www.seattle.gov/dpd/cityplanning/2015parkingreport.pdf
- 6. Transit-Parking Relationship Flexible parking requirements depend on high levels of transit ridership. ● As transit ridership increases, parking requirements can become increasingly flexible. ● If parking flexibility is high and transit ridership is low, there will be a shortage of parking. 6 Daniel Rowe, C.-H. Bae, Qing Shen, Evaluating the Impact of Transit Service on Parking Demand and Requirements
- 7. Flexible Parking in Practice Seattle, WA ● First introduced in 1985 ● Response to population influx 7
- 8. Seattle’s Parking Strategy Originally allowed developers to tailor parking to the needs of residents Was later expanded, to allow ‘frequent transit zones’, areas within ¼ mile of a transit stop, to not have any parking minimums 8
- 9. Parking to Plan for Urban Villages Seattle used flexible parking requirements to achieve a larger vision, urban villages, which aim to increase ● transit ridership ● pedestrian and bicycle traffic ● self containment ● community 9
- 10. Thirty Years of Growth 10http://www.seattle.gov/dPd/cityplanning/populationdemographics/default.htm
- 11. 11 http://www.seattle. gov/dpd/cs/groups/pan/@pan/documents/web_inf ormational/p2233677.pdf 1993
- 12. 12 Urban Center Hub/ Residential Center Industrial Open Space Single Family Residential Multi-Family Residential Commercial/Mixed Use Downtown Area Industrial Area Master Planned Area Major Industrial 2013
- 13. Transit Expansion 1985: Buses main mode of public transit 1996: Link Light Rail 2000: FlexCar 2007: Seattle Streetcar 13
- 16. Increasing Flexibility In April, 2015, planners in Seattle recommended to the City that parking requirements be revised for even greater flexibility. Recommendations include: ● create a ‘residential transportation options program’ ● expand ‘frequent transit service zones’ ● eliminate barriers to shared parking ● update bicycle parking code ● promote bicycle and car share programs 16
- 17. Flexible parking requirements are a strong tool for creating livable cities, but high levels of transit ridership are necessary before implementation. 17
- 18. 18 Standard Parking Regulations Flexible Parking Regulations Extended Parking Regulations Amount of Required Parking 1.5 spaces per unit .5 spaces per unit 0 spaces per unit Construction Costs $4,500 $1,500 $0.00 Land Costs $23,000 $8,000 $0.00 Maintenance Costs $450 $150 $0.00 Total Costs $28,000 $9,000 $0.00 Social Costs surplus parking supply, preventing density around transit line, imposing commutes and raising property values decrease in surplus parking supply, increased density around transit line, increase walkability lack of parking meets demand, allowing for an increase in density and an opportunity for low cost housing development Environmental Costs impervious surfaces decrease water quality and cause urban heat island effect impervious surfaces decrease water quality and cause urban heat island effect decrease in impervious surfaces, increase water quality, decrease urban heat island effect HighLevelofTransitDependence
- 19. 19 Standard Parking Regulations Flexible Parking Regulations Extended Parking Regulations Amount of Required Parking 1.5 spaces per unit .5 spaces per unit 0 spaces per unit Construction Costs $4,500 $1,500 $0.00 Land Costs $23,000 $8,000 $0.00 Maintenance Costs $450 $150 $0.00 Total Costs $28,000 $9,000 $0.00 Social Costs provides adequate parking to meet resident demand, decreases affordable housing options parking shortage causes demand for parking to overflow to on-street parking, causing financial and safety concerns parking shortage causes demand for parking to overflow to on-street parking, causing financial and safety concerns Environmental Costs impervious surfaces decrease water quality and cause urban heat island effect impervious surfaces decrease water quality and cause urban heat island effect, increase in driving looking for parking diminishes air quality impervious surfaces decrease water quality and cause urban heat island effect, increase in driving looking for parking diminishes air quality LowLevelofTransitDependence
- 20. Economic ramifications exist for every city whether they choose to transition to flexible parking requirements or stick to the standard. 20
- 21. Supply and Demand Standard Parking Requirements: supply of parking based on housing demand ● increase demand for sprawl development ● increase demand for private vehicles 21 Flexible Parking Requirements: supply of parking based on resident parking demand ● increase supply of ‘Urban Village’ development ● increase demand for public transit
- 22. Cost and Supply Standard Parking Requirements: additional $200*-$500*/month per unit for parking Flexible Parking Requirements: additional $0-$200*/month per unit for parking *approximate numbers 22
- 23. Opportunity Costs 46% of the average household budget is spent on housing and transportation, money currently going towards parking could be spent on ● utilities ● groceries ● vacation! 23http://www.seattle.gov/dpd/cityplanning/2015parkingreport.pdf
- 24. 24 Standard Parking Requirements Flexible Parking Requirements Positive ● Creation of urban villages ● Reduced emissions Negative ● Increased cost to the consumer ● Overcrowding on-street parking Externalities
- 25. http://vtpi.org/park-hou.pdf Efficiency As urban centers increase in density, vehicles per household decrease. This creates surplus parking decreasing potential density. 25
- 26. Equity Standard parking regulations require every residential development include parking despite demand, adversely affecting low income individuals who own cars at a lower rate. 26http://vtpi.org/park-hou.pdf
- 27. Conclusions Flexible Parking Requirements ● Must be transitioned into when transit ridership levels are supporting ● Decrease costs to producers and consumers ● Create more livable cities ● Lead to more sustainable practices 27