Miami’s excessively high minimum parking requirements can prevent a great project from moving forward. A developer may have a brilliant idea for a site, but if he or she cannot accommodate parking within the footprint of the site the project will likely not break ground. The sad truth is that parking dictates development in Miami and minimum parking requirements have a significant negative impact on the development of our city.
Livable Places gives a great summary of the problems created with minimum parking requirements. Below you will also find some of their suggested “Smart” solutions for dealing with parking.
The Problems with Minimum Parking Requirements
Creates excess parking
Minimum parking requirements are usually set arbitrarily by city planners from standardized transportation planning manuals, which typically measure parking and trip generation rates in suburban areas at peak periods with ample free parking and no public transit. These parking standards can cause an oversupply of parking – taking up valuable land and lowering the price of parking below cost.
Promotes automobile use
Providing plentiful and free parking encourages automobile use and discourages walking, cycling and transit use. Donald Shoup, a professor of urban planning at UCLA recognized as a leading scholar on parking issues, compares minimum parking requirements that mandate excessive off-street parking to “fertility drugs for cars.” By generating more car trips, inefficient parking requirements contribute to increased air pollution and reduced physical activity.
Increases the cost of development
Requiring developers to provide large amounts of off-street parking significantly adds to the cost of new development, especially in urban areas where land costs are high. These costs are typically passed to consumers, through higher housing prices and rents.
| Average development cost of parking (excluding land) | |
|
Type of parking facility |
Cost/space |
| Surface lot | $2,000 |
| Multi-level above ground | $10,000 |
| Subterranean | $20,000 |
“Smart” Solutions for Dealing with Parking
Reduce minimum parking standards
Urban planners need to re-examine parking demand in urban areas where land and parking costs are higher, and transportation alternatives exist. Reducing minimum parking requirements will help to create more livable communities by reducing the abundant supply of free parking and encouraging transit use.
Establish maximum parking requirements near major transit stops
In areas well served by transit, planners should consider the use of maximum parking requirements to limit the amount of off-street parking built. These requirements prevent auto-oriented uses from occupying land near rail and bus stations, and encourage the creation of transit-oriented districts, or transit villages.
Unbundle the cost of parking in residential projects
Typically, the cost of parking is included in the home price or rent of a condominium or apartment. Unbundling the cost of parking from housing costs allows off-street parking to be priced in response to the actual demand for parking, and lets consumers pay the cost of their transportation choices.
Shared parking
Shared parking is an effective tool for reducing the number of parking spaces needed for a project or neighborhood. Shared parking strategies can be implemented within a new mixed-use development, through simple agreements between adjacent, or through a parking management district. Parking districts can also encourage pedestrian activity by encouraging people to park once and walk from destination to destination.
Car Sharing
Car sharing programs allow many individuals to share access to a vehicle. Located within a housing development, car sharing can lower the average household vehicle ownership rate, reducing the demand for parking. Several car sharing companies are starting to partner with housing developers to include car sharing programs within their new developments.
Thankfully ULI will host an event on July 19th to discuss this very important issue that affects all of us and the future development of our city. Please forward this event notice to your city commissioners and your developer friends. It’s really important that they attend this event. Click here to signup.
