RV 2014: Space Exploration: Innovative Parking Tools + Strategies

TOOLS TO BALANCE SUPPLY

Rail~Volu6on -‐ October 23, 2013 Dan Bertolet – VIA Architecture and Planning

•  Best prac6ces research •  Parking u6liza6on surveys •  Online demand calculator •  Stakeholder engagement •  Model code •  Parking management •  TDM and pricing •  Demonstra*on projects

OUR PROJECT

OUR PARTNERS Op*mize parking in mul*family buildings

Right-‐sizing parking means striking a balance between parking supply and demand. • Oversupply can be an impediment to achieving a wide range of community goals

• Undersupply can create the risk of neighborhood impacts and loss of real estate marketability

WHAT IS RIGHT-‐SIZE PARKING?

•  Parking is expensive to build

•  The cost of parking raises housing prices

•  Excess parking compromises ac6ve transporta6on modes, transit efficiency, and urban design

•  Parking encourages driving, which congests roadways and increases greenhouse gases emissions

WHY DOES RSP MATTER?

WHAT’S THE PROBLEM?

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•  Exis6ng tools and data are general and outdated •  Dysfunc6onal market for parking

UTILIZATION SURVEY FINDINGS

•  Surveyed parking u6liza6on at 220 mul6family buildings across King County

•  On average, parking is supplied at 1.4 spaces per dwelling unit, but is only used at 1.0 spaces per unit

Geographic Variables •  transit service •  popula6on + job density

Building Variables •  bedroom count •  parking price •  affordable units •  residen6al density •  average rent

PREDICTIVE MODEL

R2 = .80

www.rightsizeparking.org

THE RSP WEB CALCULATOR

Parcel-‐level es*mates

Map-‐based

Customized scenario-‐building

Impact of unbundling rent and

parking price

CODE GAP ANALYSIS

Outside Seaale, 82% of parcels require parking greater than model predic6on

MODEL CODE

•  Market-‐based Approach Ø  Remove parking minimums

•  Context-‐based Approach Ø  Op*mize minimums with context-‐based adjustments

hap://metro.kingcounty.gov/up/projects/right-‐size-‐parking/pdf/140110-‐rsp-‐model-‐code.pdf

PARKING PRICING

•  62% of proper6es surveyed unbundled parking price from the price of rent

•  Residents charged > 10% of

monthly rent for parking used only half as many spaces as residents charged < 5%

•  Elas6city is stronger in urban areas where there are beaer alterna6ves to driving

DEMONSTRATION PROJECTS

Pricing and TDM

Policy and Model Code

Shared Parking

Two affordable housing providers: Beacon Development and Hopelink

Four ci*es: Seaale, Kirkland, Tukwila, Kent

CDC partner: District shared parking for Capitol Hill neighborhood

Kirkland, WA (pop. 84,000)

•  Assess minimums for mul6family citywide

•  Gap analysis and u6liza6on surveys showed minimums significantly above demand in several MF zones

•  City has ini6ated process to update code: Ø MF minimums will be standardized across zones and set

approximately in line with the RSP calculator

Ø  Adding context-‐based adjustments for unit bedrooms

DEMONSTRATION PROJECTS: CODE

Kent, WA (pop. 124,000)

•  Assess MF minimums and on-‐street management for historic downtown with commuter rail sta6on

•  Code review and gap analysis indicate MF minimums could be reduced modestly to reflect transit access

•  U6liza6on surveys found excess supply of both public on-‐street parking and commercial off-‐street parking

Ø  In near-‐term, city will focus on op*mizing the on-‐street system, e.g. signage, striping, refined *me limits, enforcement

Ø  Longer-‐term intent to encourage shared parking



Tukwila, WA (pop. 19,000)

•  Evaluate parking issues in light rail sta6on area •  Is Hide & Ride an issue?

Ø  Sound Transit parking surveys showed 25% u*liza*on on surrounding streets; confirmed by recent observa*on

•  Is the RSP calculator valid for immigrant popula6ons?

Ø U*liza*on surveys of 24 mul*family sites showed no significant differences in demand

•  Web survey showed 61% of residents pay for parking at home


Sea^le, WA (pop. 620,000) •  Residen*al Permit Zones

Ø  Research found li^le innova*on in other ci*es Ø  Pricing refinements could improve management

•  Shared parking Ø  Rules on sharing are unclear and limit op*ons

Ø  Code should explicitly define a “share list,” as in Portland Ø  Code should explicitly allow sharing below the minimum

•  Parking Maximums

Ø  Tie maximums to mode split goals

DEMONSTRATION PROJECTS: TDM

El Centro de la Raza and Beacon Development •  Planned 112-‐unit affordable housing project

Ø  Developing a comprehensive TDM Plan for the project to support a balanced parking supply and minimize neighborhood impacts

Hopelink •  Exploring mul6ple TDM strategies at several of their exis6ng

low-‐income housing proper6es

Ø  Bike parking, Car2Go memberships, subsidized transit passes, resident “travel training”, on-‐street management

DEMONSTRATION PROJECTS: SHARED PARKNG

District Shared Parking Pilot •  Partnered with Capitol Hill Housing, a Seaale CDC •  Rapidly growing n’hood with a goal to reduce need for

new parking

Ø  Assess poten*al for district shared parking to provide be^er access to currently underu*lized supply

Ø  Develop tools and incen*ves to create a system of priced parking that will connect customers with providers

DEMONSTRATION PROJECTS: TRANSIT PASS

ORCA Mul*family Development Passport •  Comprehensive, annual transporta6on pass program

available to mul6family property owners or managers

•  Reduced price -‐ amenity for residents

•  Reduces demand for on-‐site parking

•  May qualify projects for credit in green building cer6fica6on programs such as LEED

WHAT’S NEXT: PARK & RIDE IN MULTIFAMILY

RESOURCES

Right Size Parking Calculator www.rightsizeparking.org

Metro Transit’s Right Size Parking Website kingcounty.gov/RightSizeParking

Dan Bertolet VIA Architecture and Planning dbertolet@via-‐architecture.com 206-‐284-‐5624

Daniel Rowe King County Metro Project Manager [email protected] 206-‐263-‐3586

Map Based Instruc*ons and Video

Technical Background Search View Regional Parking Use

Select a Parcel or Area

View Parking Ra*o

Build a Scenario

Adjust Building and Parking Specifica*ons

View Change in Parking Ra*o Update

Adjust Loca*on Characteris*cs

View Change in Parking Ra*o Update

Research Objec6ves 1.  Iden6fy independent variables, both

from a theore6cal framework and a prac6cal development and planning standpoint, to be tested in regression analysis

2.  Conduct variables’ significance in predic6ng parking use

3.  Develop a model using regression analysis, maintaining that all variables be significant and highly correlated.

4.  Develop a website tool enabling interac6ve use of the model by interested stakeholders

Demonstra6on Project: Pricing/TDM

Project DescriptionResidential Units 150 150 150Parking Spaces 75 150 300Parking Ratio 0.5 1.0 1.5Levels of Parking 1.3 2.6 3.9

Cost/ Profit Stall Margin$150 23% 19% 15%$100 21% 15% 9%$50 19% 11% 3%

Project Revenue: Parking Price Elas*city

Urban Project Pro Forma •  25,000 sf site •  6 story building •  640 sf/unit •  Underground parking •  Land at $100/sf •  Unit rent at $2.2/sf •  Cap rate at 5%

0.00

0.10

0.20

0.30

0.40

0.50

0.60

0.70

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0.90

1.00

$50 $100 $150 $200 $250

Parking U*liza*

on per Unit

Monthly Parking Price per Stall Countywide Urban

Elas6city at $130 Countywide: -‐9% Urban : -‐47%

PARKING PRICING ELASTICITY

Independent Variable Transformation Coefficient Individual R Square Stepwise R Square

Constant NA 1.980910 NA NA

Gravity measure of Transit Frequency Natural log -0.066639 55.5% 55.5%

Percent of Units designated Affordable Square root -0.022966 27.6% 67.1%

Average Occupied Bedroom Count Inverse -0.360291 34.3% 73.7%

Gravity measure of Intensity (population + jobs) Inverse 35,353.047567 53.3% 76.2%

Units per Residential Square Feet Inverse 0.000139 17.1% 78.7%

Average Rent Inverse -154.420722 6.7% 80.0%

Parking Price as a fraction of Average Rent Square root -0.334655 18.1% 81.0%

STATISTICAL MODEL

CODE GAP ANALYSIS

•  61% of King County parcels have requirements > RSP predic6on

•  Outside Seaale: 82% of parcels have requirements > RSP predic6on

•  Outside Seaale: ci6es require 43% more parking than is predicted by the RSP model

•  Assess the market for pricing and financing parking

•  Develop TDM strategies to support a balanced parking supply

DEMONSTRATION PROJECTS

Pricing and TDM

Policy and Model Code

District Shared Parking

•  Develop model code, parking management, and neighborhood mi6ga6on strategies designed to promote RSP outcomes

•  Assess poten6al for district shared parking based on supply

•  Develop tools to price parking and connect customers

View Impacts

RV 2014: Space Exploration: Innovative Parking Tools + Strategies

Engineering

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