Thanks to Paul Barter’s Reinventing Parking blog, we came across an article this week that explored how the minimum parking requirements in Los Angeles have had a negative impact on street life and force property owners to use their blocks of land highly inefficiently.

For us the clearest representation of how the minimum parking requirements affect the businesses property were a number of diagrams to designed illustrate this. From Mott Smith’s original article: 

A typical parcel of commercial land will be around 50 feet wide (15.24m) by 150 long (45.72m), or 7,500 square feet (just under 700m2) and is traditionally the perfect size for a small businessperson to build a shop and maybe even housing or office space above. Building right up to the front and side property lines would maximise land-use efficiency and pedestrian-friendliness is encouraged.

But onsite parking rules have made this sort of development nearly impossible. In Los Angeles, minimum parking requirements mandate four parking spaces for every 1,000 square feet of retail space. Using our example above, the largest store you could build on a typical property would be 3,000 square feet - less than half of what was possible before the parking requirements came into play.

For restaurants, the requirements are often even more stringent. In a city that requires 10 spaces per 1,000 square feet of restaurant, the largest building you could construct on a typical property would be 1,600 square feet - less than 25 percent of the potential build-out area before parking-requirements.

It’s a simple and easy to understand demonstration of why the minimum parking requirements in this instance are highly ineffective in stimulating demand. Paul Barter concludes his summation by answering his own question:

Is this relevant to your country? Yes! Don't let foolish parking policies destroy your older commercial districts like the United States did!

A council committee in Washington DC has approved a plan to allow city officials to manage the demand for parking spaces by adjusting parking prices, taking inspiration from San Francisco’s SFpark program.

Under the plan, city officials would be able to adjust parking meter rates, length and times of operations, parking fines and residential parking regulations. Called ‘performance parking,’ the program has been tested throughout the city in recent years. The Washington Post reports that the parking plan also directs that money raised by the program be used locally to improve bus services and to foster the use of alternative transportation.

According to the DCdot site, performance-based parking manages the demand for parking to achieve three key elements:

1. Protect resident parking: Higher kerbside parking meter rates combined with more stringent parking restrictions in residential neighbourhoods in the pilot areas help preserve kerbside parking for residents in areas where business or entertainment uses draw lots of visitors.

2. Protect businesses: Performance based meter rates and time limits are designed to encourage brief kerbside parking with high turnover while discouraging long-term parking that would deprive businesses of customers. Visitors with long-term parking requirements are encouraged by the higher meter rates to utilize off-street parking facilities.

3. Promote non-automotive transportation and reduce congestion: Higher kerbside meter rates encourage walking, biking and transit use in lieu of auto travel in congested places.

An online Russian newspaper ‘The Village’ has launched an app and a media campaign designed to try and stop illegal and inconsiderate parking.

Using the app on a mobile phone, the public take photos of the parking offenders, capturing photos of the car and the number plates. Image recognition technology then reads the number plates to identify the driver of the vehicle.

Then, the name of the driver, along with photos of their car, are published to the newspaper’s website, on banners and media placements; as well as allowing people to post the details to their own facbeook pages as well; naming and shaming the drivers; with a message ‘Share to remove’ (the poor parking).

It’s an interesting way of crowd-sourcing and social shaming for poor parking, and will be very interesting to see if it has any effect. We’re not too sure about the name for the application, however – the Parking Douche App. Find out more in the video below. 

Following our recent post on Eran Ben-Joseph’s book, ‘Rethinking a Lot’, The Guardian have also picked up on the story. They summarise some of Ben-Joseph’s key recommendations for improving parking lots to make them more ‘environmentally responsible’ and ‘aesthetically pleasing’ as follows:

Better design. Citing Miami’s car park as a prime example, drawing on great design principles would be able to restore cities and spaces to be proud of, and should add joy to the routine of driving, working and shopping.

Using new technology. A wide range of technological developments are constantly improving parking lots; from robotic car parks to parking guidance systems; pay and display to pay by mobile phone.

Reducing environmental impact. One of the key impacts of the parking lot is the heat generated by the asphalt surface of the lots, contributing to the "urban heat island" phenomenon which makes cities warmer than surrounding rural areas. A range of solutions are underway to harness this energy, from covering lots with solar panels, to developing reflective asphalt, to creating energy by heating water running in pipes beneath the lots.

Using the space above. Either through car parks built underneath existing buildings and developments; or the construction of multi-level car parks; the smaller land usage reduces their impact significantly.

Digging up car parks. Some activists are even determined to go one step further, digging up car parks and celebrating the ‘rebirth of a new greenspace’, creating permeable space instead of paved lots.

Putting some numbers around his research, Ben-Joseph claims that there are an estimated 800 million car parking spaces in the US - one for every car – and amounting to around 9,104 sq km of land space. Covering this whole area with solar panels could generate enough electricity to power 11 million households for a month. Alternatively, he claims that covering 50% of this area with trees could remove 1,260,805 tons of carbon dioxide per year. We are not sure where the cars would go instead!

Read more on The Guardian’s site here.

Colliers International, in conjunction with Parking & Traffic Consultants, have released a white paper into CBD car parks in Australia.

The paper, entitled Australian CBD Car Parking – The Next Decade, examines the current trends and the expected future of car parks in Australia. With the number of car spaces in Australian CBDs increasing only marginally from 141,690 in 2006 to 153,400 in 2011, car parking is a finite product, with the supply of car parking expected to moderate over the next decade.

A key finding of the report was that the ratio of car parking to CBD workers is declining, along with the importance of parking relative to other forms of transport. Since 2005, proximity to public transport has remained the most important driver in attracting and retaining staff by tenants when choosing an office location and has steadily increased in importance over time.

Real estate and property yields for well-established commercial car parks are generally slightly above commercial buildings in the same price range in comparable locations, with a slight risk premium factored in to allow for increased uncertainty surrounding changes to Government legislation, casual parking as a discretionary spend which generally diminished in times of economic uncertainty, and a smaller market for car parking assets.

Parking & Traffic Consultants' own Managing Partner, Cristina Lynn, was a co-author to the report. Cristina said that with changes to technology and the cost of car parking on the rise, owners had to become more innovative in the services they provide. The benefits of new technology coupled with greater awareness of customer’s needs should ensure on going profitability and value maximisation for car park owners.

Click here to view the full white paper.

A US-based company has developed a concept prototype for a ‘solar roadway’ – a series of structurally engineered solar panels that can be driven on.

The concept sees roads literally replaced by the solar panels, which when linked together effectively serve as an energy grid itself. Any home or business connected to the Solar Roadway receives the power and data signals that the Solar Roadway provides, with the aim of becoming an intelligent, self-healing, decentralized, secure power grid.

An electric road allows electric vehicles to recharge anywhere: rest stops, parking lots, businesses and homes. Furthermore, it will reduce a significant usage of asphalt – a product made from petroleum itself, further reducing dependency on oil.

As you can see in the video below, the biggest challenge that the solar roadway faces is driving on glass – however from our interpretation of the video it seems the challenge will be more shifting our attitudes towards driving on glass than the supporting science behind it.

Airport car parks are huge business, with major airport hubs seeing car parking producing around $80 million to $100 million of revenue each year.

Recent results from the 2012 ACI Airport Economics survey shows that car parking now accounts for around 7% of global airport revenues and is the second biggest source of non-aviation related revenue (equal with real estate) after retail. In 2010, Denver International Airport (DIA), for example, made $118 million in revenue from car parking and Dallas/Fort Worth International Airport (DFW) saw its car parking revenues exceed $97 million.

An article published in Airport World examines what some airports are doing to maximise their revenues.

• Variable rates based on the location of the car park, the level of service provided, covered parking vs open air parking, and VIP or valet parking.
• Ensuring customer service is at the forefront of their business, making the experience as stress-free as possible. This can include the investment in wayfinding services, advance reservation programs and even loyalty-style programs for business passengers and frequent flyers.
• Parking innovation through their infrastructure and services, including online booking systems, and car finding applications on screens and kiosks directing them back to their parked vehicle.
• Pricing mechanisms such as discounted multi-day packages, or internet coupon offers.
• Upselling additional services, including valet services, oil change, car wash or general car inspection.
• A wide range of payment options including ticketless and credit card payment enabling greater efficiencies for customers and the airport.

The full article can be found on the Airport World site here. For any Spanish speaking readers out there, you may also be interested to read a presentation by Parking & Traffic Consultants’ Managing Partner Cristina Lynn, delivered on Airport Parking at the 1^st National Congress of Airports in Argentina, in November 2011. Click here to view her presentation on slideshare. 

We came across an interesting article which explores the pre-booked parking phenomenon and why it is commonplace in the UK – accounting for around 20% of airport parking – but almost non-existent around the rest of the world. 

The article’s author, Chris Wortley, asserts that the practice came about from two factors: high prices at airport parking locations and a consumer belief that these prices were too high. Enter a range of competitive players, opening ‘off airport’ car parks at reduced rates. As these competitors had no visibility, hey had to advertise online and in doing so started to take bookings online. Airports started to see their car parking revenue fall and to compete had to introduce their own pre-booking solution.

Online aggregator services (think Webjet) also saw an opportunity and moved to become the one-stop shop for ‘off airport’ car parks – further increasing competition and eroding airport’s parking revenue.

Should operators and airports in Australia be concerned? It seems so, with the UK consolidator sites beginning to spread their reach to Germany and the US as they become part of the online travel booking process, bundling together flights, parking, insurance, car rental and VIP business lounge services all into the one transaction.

It’s certainly an interesting model and may require airports to consider a different way of doing business. Time will tell when and how it rolls out in Australia, but at least there is interesting data and case history available from UK services and operators to draw from.

During the 2012 Intertraffic conference, the American based National Parking Association released their fourth annual Parking in America report. The study measures monthly, daily and hourly rates in cities throughout the United States and Canada, including parking facilities in hospitals, hotels, educational institutions and airports. It also documents rate trends in downtown parking areas and among institutional parking owners and operators.

According to the NPA’s press release and executive summary, the survey found that in 2011, the average price of a premium downtown space across North America increased by 4.5%, from US$15.92 per day to US$16.64. This is a rebound from the 2010 study which showed a 20% decline in rates. At the same time, the average price of the least expensive space in these markets has risen from US$8.48 per day to US$12.57.

The average cost of a premium reserved monthly space dropped for a second straight year from $240 to $199—after a decline in 2010 from $281 to $240. This suggests continued downward pressure on long term parking contracts post-recession. The cost of the least expensive monthly spaces increased from $142 to $166. Overall, 38% of CBD facilities raised rates, with a 40% increase over 2010, whilst 29% held rates steady and another 29% lowered prices.

Across sectors, Airport On-site operators have faired the best as 50% reported increased revenues, consistent with increasing demand for air travel. CBD on-street parking also fared well, with 46% reporting increased revenues and only 19% experiencing decreases. Only 31% of hospital parking facilities reported revenue increases, with 22% reporting decreases.

Interestingly, one key trend that shows consistency is the narrowing of the gap between the least expensive rates and the most expensive rates. The reduction in top rates reflects the decline in the American economy. Compared to Australian rates, however, the rates are very inexpensive – no doubt a reflection of the attachment to the car and the huge volume of parking spaces in the US.

The full results from the survey can be found on the National Parking Association’s website here.

The New York Times recently carried an article by Eran Ben-Joseph, a professor of urban planning at MIT and author of ‘Rethinking a Lot: The Design and Culture of Parking’. In it, Ben-Joseph shares his vision for transforming the parking lot into a space beyond simply providing parking availability and convenience.

He believes that the parking lot needs to evolve to include a variety of other uses, mitigate its effect on the environment and give greater consideration to aesthetics and architectural context.

Environmentally, parking lots come with costs – including increased heat from the exposed asphalt pavement, as well as water runoff from the impervious surfaces. A better parking lot might be covered with solar canopies so that it could produce energy while lowering heat, or may be surfaced with a permeable material like porous asphalt and planted with trees in rows like an apple orchard, so that it could sequester carbon and clean contaminated runoff.

Parking lots are also one of the most utilised outdoor spaces – public spaces that people interact with and use on a daily basis, and one of the few places where cars and pedestrians coexist. Better parking lots would expand and embrace this role, providing a range of public activities such as farmers markets and food stalls, contributing as much to their communities as great boulevards, parks or plazas.

Some great concepts, thinking and questioning of the role of parking lots in our society. Read more on the NY Times website here, or more on Ben-Joseph’s book here.