HomeMy WebLinkAboutDLCD Presentation - ParkingReformLakeOswego_Sept25_2023 . '-4.-311110,&Al, .5 .„_.;..-4.:`A,,,, -
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Parking
Reforms r ®„.._,
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Lake Oswego -
DLCD .......p.„„„,....mi
Evan Manvel
Climate Mitigation Planner
Key point
No mandated p
does not mean
No parking provided
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•
20 r '` y;
LO- ■ PaAag Spaces Per Unir 4
.......... o .
' IA— ■ OnS,k Porkng Spaces Per Unie .'• 1 , ;
�"� I lA— ■ Minimum PaAmg Requnemenl 7,
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13th and Olive in Eugene Los Angeles downtown Edge Corvallis student
built two new 700 stall builders provided average housing providing
parking garages even 1.2 parking spaces/unit 2.7 spaces/unit Example of concrete paving beyond the
though none was required after reduced regulations (2.56 mandated) driveway apron to provide additional parking—
Kamiakan Street in Council Creek Subdivision
Why Parking
Reform Matters
Opportunity Cost and Land Cost Sightline
I
c ,
25'-0"
2'-0"
1. 0 1
1
N !IL
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r 1_
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I I I I
2 BEDROOM APARTMENT 1.5 PARKING SPACES
900 FT2 INCLUDING AISLES
488 FT2 }
Olympia , WA
54% of land in commercial sites
for parking
Site coverage,
typical commercial t - Parking
development - 54%
Data:City of Olympia.WA '
s
and WA Dept of Ecology
Streets a nd impAIIIPPPr
Sidewalks7%
Landscaping
13%
Building
26%
How Much Landis Used
Corvallis , OR alleys 0. 1%
buildings, OSU included 12.8%
11 % for parking building interiors 0.0%
10% for roads buff 1.0%
decks 0.7%
driveways, gravel 0.2%
Los Angeles, CA
14% forparkingdriveways, paved 3. 1% Parking
parking lot, gravel 0.9% 11 %
10% for roads
parking lot, paved 6.3%
°
ALL SPACC, path 1.4/o
2010 road, gravel 0. 1%
a
- ,`. Roads
-. roads, highway 0.9% 10%
road, paved 8.7%
PARKING SPACES . . `"
per SQUARE MILE 'A _ sidewalk 2.40/0
<190
190-970
970 ",- �.. '
2 aoo sloo . - 1110 Total Area Corvallis at 14.3 mi2
-
�a,zoo-a,7ao i '-
••
=6900-11.000
_>11,000
Most cities '
ii e 4 I i' 71�s,Ig ip le, I _ is ;r
Iiaveg }
a r. AC ¢i !V
rkni � - Ail. 4 -
management
:f , ,pr I m n ~► ' 1- j fi Lo e , 1 � .• , 7_4
_ 1
• r
i1 1
aparking ul .4, ; 4
supply7`..T.....I AM' - MM. 11P .) :. r '.i''''
_I . It• � _
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r i is ' .- r !`
hr s o to e _
How Much Does
Parking Cost
and What Does
that Effect?
Building a Parking Space
(not including land cost and opportunity cost)
Eugene : $42,000/space parking garage (2018)
Corvallis : $ 11 , OOO/Space surface (including land)
$62,000/space garage (including land, debt)
Surface off-street: $ 1 , 500 - $ 12,000
Residential garage : $ 15,000 - $50, 000
Parking 's Share
of Housing Costs
Litman (2019) :
10-20% of Total Housing Cost
Gabbe and Pierce (2016) :
17% of Rent
Choice :
House Cars or
House People ?
Oakland , CA :
mandate for one space/unit
costs per apartment increased 18% ;
30 % fewer units built
•
�� ' L .::., r 1p
. �i 5':� his r '. + , ' .A►- ?
.. . . .. - d i 4%4 01 ''4.• 4' •100
••`41 ~�'�I-
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yam•
-• --":"111 e -ant%:NA tv . .
IF Fw ; - i
1 =` _ f,.
p
Illt_ - • , Code Proposal
18TH & WILLAMETTE .
, - Max units 2 4
INTEGRATED FOURPLEX + 1 BEDS + 2 BEDS
4 UNITS 1 BUILDING 1 LOT Parking 1 /unit 0.75/unit
..... ` . a... .
Reducing parking mandates means two more
housing units could be supplied by the market
u ene
WALL STREET OPINION I COMMENTARY
JOURNAL America Needs More Houses
"exclusionary zoning laws—like minimum lot
Parking Reform sizes, mandatory parking requirements and
prohibitions on multifamily housing—
have inflated costs and locked families out
of areas with more opportunities."
May 16, 2022
Suzanne P. Clark
president/CEO, U.S. Chamber of Commerce
Brian Deese
director, White House National Economic Council
Affordable Housing Development
(King County WA)
one space/unit leasing costs + 12 . 5%
two spaces/unit leasing costs +25%
Parking means cities build
fewer affordable housing units
How Much
Built Parking
is Unused ?
Parking Oversupplied •
•
Multifamily Developments
King County: 40% avg. unused Bay Area : 28% avg. unused
Albany, OR: 30% avg. unused Hillsboro : 25% avg. unused
Demand Versus Supply
Built Parking Ratio -Market Adjusted Demand -True Parking Demand Ratio
2.25 2.25 Briar Creek
• 99 •••
2.00 1.87 1.85 2.00 Supply: 1.50
IN 1.75 1.71 1.67 L/5
1.46 001...75 1.5 - Demand: 1.27 ....' .••
• M
1.75 1.61 1.58 Family Sites --0.
I
ii...002s .D 1 2 - Villa Capri Amberwood
0.75
----;
T1-5
C.: 0.9 Supply: 1.30
.. Sierra West
Demand:0.95 -4• Supply: 1.54
Supply: 1.95
Demand: 1.45
Demand: 1.29
0.50 Tarkington Square
0.25 I T
1.50 11 1 I I 1.36 iv jr..... 0.83,
0 91
1 :1...:725505
0.25 -0
C
ci:i Supply:0.54
Demand: 0.44 ..••••••.." \ Sunset Gardens
o.00 0.00 E 0.6 Supply: 1.75
.n la r. 411 a 0 •-• :1 a 0 r. CD Demand: 1.30
a it * • a lik it ol .4 •4 vi r4 a '. Maples
. . - - ID a
71 _
7. .7. 3 -44- Supply:0.61
U. •• - • 1.0 Ifil .74 -tn -, 3 3 3 ctl
IC IC ele 1aI w w w kW 45/
at - cr ft fg IC C1) 0.3 Demand: 0.37 Trendline:y=0.79x-0.03
a- + 112=0.97
Senior/ADA Sites
0.0
0.0 0.5 1.0 1.5 2.0
Supply (Stalls/Unit)
Thus Far
• Parking uses a lot of land
• Parking is a significant expense and
displaces housing
• Many parking spots are underused
There is significant room
to more precisely meet demand
and reduce excess costs
Parking is Usually Bundled
and Not Paid for Separately
96-99% of parking is bundled , meaning :
higher rents and home prices,
lower paychecks , higher prices ,
non-drivers subsidize drivers GHG Mitigation Potential
Up to 15.7% of GHG
° emissions from project VMT
The economy picks up the tab in the s
for free parking -
an enormous inducement to drive
More Parking * More Driving
14%
Bundled parking correlates with : o 20,0
R2 = 0.86
0
90
• r n
car
Higheroweshi $°'°
p _c 6%
• Higher rates of driving even with c) 4%
, .
same car ownershi •
p -c •
-2%
•
-4%
0.0 0.1 0.2 0.3 0.4 0.5
Parking behaviour: Bundled parking and travel behavior in American cities Change in parking spaces per resident, '60-'80
CMckwagon
f.n
Michael Manville, Miriam Pinski
Figure 1.More parking leads to more car ownership in San Francisco
UCLA Luskin School of Public Affairs. Los Angeles, CA 90095. USA
i00%
Bundled parking and vehicle ownership: Evidence from the 80%
American Housing Survey lential parking and travel behavior,with a partio
'hide ownership. When the cost of parking is bu 60%
g parking near home falls. These lower costs
40%
Michael Manville use transit less than households without parki
peen difficult to examine empirically. In this arti.
20%
University of California, Los Angeles le of the 2013 American Housing Survey. We c'
mkm253@cornell.edu D °
No Parking 0-0.33 0.34-0.66 0.67-0.99 'of Moir
ON-SITE PARKING SPACES PER RESIDENTIAL UNIT
Abstract: this article estimates the effect of bundled residential park- Article history:
Pricing Matters a Lot
• Case studies LA, DC
80%
+60% driving if 70% - 67
parking "free" . 60
2 50% -
` 42%
N
• California parking 40
G 30%
cash out reduced N
2o°r°
drive to work 17% 10% -
0%
Driver-paid parking Employer-paid parking
• Minneapolis : 11 % fewer
employees drive to work under parking
cash out
Parking and Eq u it (Sightline chart) A 5-
year
2021 S year
Table universe: Occupied Housing Units
Most tenant households in the United States own either zero or one cars.
2+ motor vehicles 1 motor vehide • no motor vehicles Column --► I Lake Oswego.OR
100% Owner occupied: 70.7% ±2.4%
No vehicle available 1% ±0.5%
1 vehicle available 15% ±1.996
75%
2 vehicles available 35.1% ±3%
3 vehicles available 15.4% ±2%
50% 4 vehicles available 2.7% ±0.8%
5 or more vehicles available 14% ±0.6%
25% Renter occupied: 29.3% ±2.5%
No vehicle available 2.3% ±0.9%
m
1 vehicle available 14.8% ±2.4%
0% MIL 2 vehicles available 10.3% ±1.8%
6a 62' ��0 3 vehicles available 1.2% ±0.7%
`' c,'` 62N c,'` 4 vehicles available 0.5% ±0.4%
2016-2017 household income 5 or more vehicles available 0.1% ±0.1%
What Happens When
Parking Mandates are
Reduced ?
Buffalo, NY - 2017
• Student housing 47% less parking
• Mixed-use developments an average of
half as many spaces; four none (shared
ore D ■ parking)
• Most single-use multifamily about the
Parking Sing Supply
same as previous mandated; some more
Minneapolis is building less parking
Annual building-parking ratios Minneapolis,1.25-
MN
. 1.00- • Units near transit built 30% less parking
no
• - • Units without parking $200/month
cheaper
p 0.50-
C-
ti
00
C
0 25- 7/2015: 5/2021:
cd
p, Parking Req. Parking Req.
Reduction A i 1 Hlimination 1111-
0.00-
2011 2013 2015 2017 2019 2021 2023
Graph by Zak Yudhishthu
Data from Minneapolis Planning Commission
Collected by Alex Schieferdecker,updated July 2023
Los Angeles , CA downtownadopted 1998
Housing development
increased nearly 4x with 1 .2 spaces/unit
adaptive reuse ordinance 34-50% off-site
Net New Housing Units
io,000 2.0
2.0 — ■ Parking Spaces Per Unit
9,000P ._
■ On-Site Parking Spaces Per Unit
1.8 —
■ Minimum Parking Requirement
8,000
1.6 —
7,000 1,4 — 1 3
1.2
6,000 ARO N 1.2 —
units hI
1.0 Ii
5,000 `
4,000 z 0 8 0 6
Y
4 0.6
3,000 d
0.4 —
2,000ill 0.1
1,000 0
0
Apartment Condo
1970-1980 1980-1990 1990-2000 2000-2010
Seattle reform
2012 -2017 saved $537 million
, . . • • . .
\A`�k. % Contents lists available at ScienceDirect
'+,r*". Land Use Policy
4„ 1� Land Use Policy ill'fir
'4 ail;
EI SEVIER journal homepage: www.elsevier.com/locate/landusepol
Parking policy: The effects of residential minimum parking requirements in 11)
Seattle i
cbaca ix
C.J. Gabbea'*, Gregory Pierceb, Gordon Clowersc
a Department of Environmental Studies and Sciences, Santa Clara University, 500 El Camino Real, Santa Clara, CA, 95053, United States
b Luskin Center for Innovation, Luskin School of Public Affairs. University of California, Los Angeles 3250 Public Affairs Building, Box 951666, Los Angeles, CA, United
States
`Seattle Department of Construction and Inspections, City of Seattle, 700 Fifth Ave., Suite 2000, P.O. Box 34019, Seattle, WA, 98124-4019, United States
ARTICLE INFO ABSTRACT
San Diego ,
Sixfold increase in affordable housing units in density bonus program
Density Bonus Housing Production in San Diego I April 2019: Parking requirements
eliminated in Transit Priority Zones
4,000 1 1
August 2016: Density bonus
I maximum increased to 5096 I 3,283
I I
I I
3,000 I I
I I
2,050
2.000 I I
1 I
I i
I I
I I 6x increase in
1.000 I 7S0 663 I affordable units
I I `'4 14S
produced
through DB
0 1
2016 2017 2016 2019 I 2020
IN I I I
Market role un'ls in deisty bonus protects • Arlord1b4e units in densiti bonus protects
Fargo , 125,000)
University located architecture and Tax Impacts of Fargo's Renaissance Zone
business schools downtown. a E2.5°°.°°° CCmCC �
C��om EsCoCmCQ
c mmmimmmmimmwmmmlimmmimmimmmmi
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104-unit mixed use development
IM���=���•11M�I.��
i E1.500,000 �
built in downtown core. •
x
el ----------------------..
,L000.000 ______________-______._ i .
-----------=I=---= =
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Over 4,500 more students and �- ��I.I.�
facultyliving, workingand studying E5°°.°°° ��mmmmmommimmmmiro�.
g Y 9 ��=MIMI=MI.=o-. i=M��MI��MUM
downtown. MIS ==MI�MIMI�ma��=I•MIMI=MI In=��=��miMI=
S. -- _ ==��==IMMIX==��==MI==I=====MI=n
1999 2000 2001 2002 2003 2004 2005 2008 2007 2008 2009 2010 2011 2012 2013 2014
Year
Spurred small business
Spurred small -scale housing
Helped affordable housing
Oregon
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INSTITUTE - — -
For cities in metro areas
Adopted July 2022
Oregon 's Many reforms effective
Jan 1 , 2023
Parking Further reform to local
Reforms schedule :
Lake Oswego
Dec 31 , 2024
✓ Implement best practices
for parking code details
Improving ✓ Cities choose a
Parking parking reform approach
Management
Overview ✓ Populous communities do
more parking management
City of
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31
No mandates
for these types
Affordable housing
Publicly subsidized housing
Residential units <750 sq feet
Reduced Single-room occupancy
Mandates f � Childcare facilities
Emergency, transitional, domestic
Types violence shelters
Facilities/residences for people with
disabilities and in treatment
No more than one space/unit for
multifamily may be mandated
32
elm a
I Iv
r
• Garages (ping-pong rooms) and carports
Source:Pexels can't be required
mp lamen • Leased or off-site parking can meet
parking requirements
Best Practices • New large parking lots provide either
for Parking fsolar or eatu estrees, and have walkability
• Ease conversion of existing parking lots
• More
Option 1 : Option 2: Option 3:
No mandates F -r - • Iicies Reduced red tap
Implement
Repeal
Im
p mandates
at least two of for more uses,
five policies
Repeal parking more areas
mandates
Reduce burdens of how mandates can be met
Nothing further
Waive mandates for certain types of development
Reduce mandates in Metro centers
Remove mandates near frequent transit
Implement at least two
Parking rented separate from units,
residential
Parking rented separate from units,
Option 2 commercial
Fair Policies Flexible commute benefits (parking cash
out) of $50+/month if parking free at
employer
Tax on parking lot revenue
Mandates no higher than 0.5 space/unit
multifamily
No mandates
Studios/one bedrooms
Dormitories/group quarters
Transit-oriented/mixed-use
New uses/expansions
Buildings in historic districts
Option 3 LEED/Reach Code
Reduced Buildings vacant 2+ years
Small businesses
Red Tape Schools
Bars
'/z mile around Metro town centers
Also
One residential/benefit district or
unbundled parking for residential
Option 1 : No mandates citywide
• Albany
• Beaverton
• Bend
Paths Taken • Central Point
• Corvallis
• Portland
• Salem
• Tigard
Working on Option 2 :
Fair Policies
• Sherwood
RICl� w ' o
7 15 MINUTE PARKIN _ HOUR RESERVED
PARING ' NOCUSTOMER PARKING
`" PARKING NQ 6:3o-s:3oAM FOR
N:THURS.
O :*1•''-''''.1
RESERVE4:30-6:30 PM RKINGPAPARING MINUTEF0 PARK PARKING MONDAY-FRIDAY EMPLOY`
USES p DESIGNATED I EMPLOYEES
NAY FIRE A � oN�
MON POSTAL VIDE TOWAW Y
A T 0 R S AT STALLS O N CVC SECTION SEC.22656.MOPS 903 6J44
5AM - 8AM PATRONS SUBJECT To � , VIOLATERS WILL BE �� VEHICLES
ORS 98.810 98.812 ANYTIME! TOWED FLOORS TOWED
Violators Towed . ca FINE 2, 3 &
E AT OWNER'S EXPENSE "�
ORS 9
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. I � PARKING � x � Signs PA K RIS
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GARBAGE PARKING PRIVATEK WITHIN RP DISTRICT i - S - N,V
PICKUP 6 P.M RE TAB J 90 MINUTE
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MallirlillillMill
evan.manvel@dlcd.oregon.gov