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Portlanders for Parking Reform

Better Parking Policy For The City of Roses

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Did This Landlord Prove That Parking Reform Can Lower Rents?

July 15, 2016 By TonyJ 3 Comments

Portland is getting a new bike share service starting on July 19th and the city is installing 100 bright orange bike corrals all over town to support the system.  Despite a process for bike share that has taken years and a public outreach and comment period that has spanned several months, some residents were surprised (and unhappy) to see the bike racks installed where they usually park their cars.

But perhaps the most interesting part of this story, so far, is a quote from the landlord who owns the duplex directly behind the new racks.  Mike Papas, who runs a blog called “LandLordZen” claims that the loss of on-street parking will force him to reduce the rent he is charging to his tenants.

Landlord Mike Papas told KOIN news he will lose $250 in rents due to the bike rack removing parking.
Landlord Mike Papas told KOIN news he will lose $250 in rents due to the lost parking.

Charging For On-Street Parking?

Papas’ duplex doesn’t have dedicated parking for his tenants so, assuming they have cars, they park on the street.  Although the building is on a duplex, SE Cesar E. Chavez is a busy street with no parking. Papas’ tenants will have to park at least 50 feet from their home from now on.   Although the street usually has available spaces on the block face (Note: the author commutes by bike on this street every day) the inconvenience and loss of parking in front of the residence is apparently valued by Mr. Papas at $125 per month.

Access to that amenity is reflected in the rent Mr. Papas, whose tenants say is an extremely honest and ethical landlord, is charging them.  This is no surprise.  One common argument against reducing or removing minimum parking requirements is that allowing developers to build less parking doesn’t lower rents.  Opponents to parking reform have gobs of tables showing rents for comparable studios in buildings with and without parking which reflect little to no discount (and surely not the $200+/month the parking is likely adding to the cost burden).

The problem with that argument is that given ample free or underpriced on-street parking, there is no major difference in the amenities offered by the building with parking and the building without parking.  Often, when developers do build parking, they charge for it and if the off-street is cheap the lot will be mostly vacant.

Photo of sign reading "Got Bikes, Need Parking!" in front of new BIKETOWN station.
Neighbors at SE Taylor and SE Cesar Chaves have put up signs protesting their loss of parking.

Reform Parking and Reduce Rents

If cities permit parking, charge market rates, and only sell as many permits as there are parking spaces, then we expect to see developers build the amount of parking they need.  If a developer chooses not to build parking in such an environment, the expectation is that the rent for the building will be cheaper and fewer residents will own cars.

In all likelihood, Mr. Papas will not be lowering his rents by $125 a month.  Parking on this block is not extremely congested and even if it were, the market rate for off-street parking in this neighborhood is likely closer to $50/month rather than $125.  The area doesn’t have permitted parking, yet, and in the event neighbors ask for permits, the monthly cost of on-street parking is unlikely to be above $10/month.

Nevertheless, if Papas does lower his rent because the BIKETOWN station was put in front of his property, one can imaging tenants all over Portland begging for a station to be put in front of their home next.

Filed Under: Bike Share, housing, Permits Tagged With: biketown, parking, rent

Will City Council Impose Rent-Raising Minimum Requirements In NW PDX?

May 24, 2016 By TonyJ 2 Comments

On July 6th at 2PM City Council will consider a Planning and Sustainability Commission (PSC) recommendation to allow for more flexible and efficient uses of the existing parking supply in NW Portland, a smart move. During the hearing, however, Northwest Parking Stakeholder Advisory Committee (NW Parking SAC) members will ask council to amend the proposal and add back in minimum parking requirements.

In March, Portlanders on the NW Parking SAC asked the Planning and Sustainability Commission to recommend new minimum parking requirements for multi-family developments in northwest Portland.

The Planning and Sustainability Commission declined to make the recommendation due, primarily, to concerns about the effect of parking minimums on housing affordability.  Furthermore, as Commissioner Chris Smith pointed out, the NW Parking SAC could have requested higher monthly parking permit fees or denied access to permits in new developments without parking, both would be more effective at solving the perceived problem than minimum parking requirements.

Parking Garage
Photo By Jesse Schoem

It’s possible that the committee will eventually look to market-rate permit prices to manage the on-street supply, but apparently not until they are sure they can’t pass the cost of parking onto new residents instead.

According to the minutes from the committee’s May meeting, they will give testimony concerning “affordable housing, market behavior, car ownership, and permit restrictions.”

This will be an important test of City Council’s resolve to deal with the affordable housing crisis.

Mark your calendars and prepare testimony, all the Shoupistas in Portland can send a strong message to council that we don’t want to see another step backwards with parking policy.  The way forward is with market-rate permits and other progressive parking policy.

Filed Under: Permit Pricing, Permits, Zoning

Portland’s Central Eastside to Blaze the Way for Market Rate Permits

March 25, 2016 By TonyJ 4 Comments

Portland’s Central Eastside Industrial District (CEID) has a parking problem, and the Central Eastside Industrial Council (CEIC) is pursuing a smart solution.  The CEID doesn’t have any dedicated parking garages and with rapid growth on the horizon the on-street parking situation will only get more congested.  Fortunately, rather than requesting (or demanding) minimum on-site parking requirements in the area, the CEIC plans to raise the price of parking permits to rates rarely seen in the United States.

According to this notice sent to residents and businesses affected, the price of area parking permits in the zones N

ndustrial Portland Oregon
Photo by https://www.flickr.com/photos/71380981@N06/

and G will double on May 1st, going from $70 a year to $140.  At the same time, the district will begin restricting access to permits by way of attrition.

But the move towards market rate prices won’t stop there.  In May of 2017, permits will be renewed for $210 per year and the in 2018 a permit renewal in these zones will cost a respectable $300 per year.

While still far cheaper than the cost many apartment dwellers would be expected to pay for on-site structured parking, $25 a month is much closer to what we would expect a market rate for on-street parking than the $5 a month charged, currently, for a “hunting license” in Northwest Portland.

Indeed, with the prospects for minimum parking requirements in Northwest Portland looking not-so-good, Rick Michaelson and the Northwest Parking District Stakeholder Advisory Committee would do well to follow the CEID’s lead and set a schedule for increasing permit rates.

This is a major step in the right direction for permit pricing, hopefully the CEIC decision will embolden PBOT staffers and city council to pursue similar rates for the new residential permit programs which may come before council this spring.

 

Filed Under: Permit Pricing, Permits

Portland Planning Commission Declines To Recommend New Parking Requirements

March 8, 2016 By TonyJ 12 Comments

Portland’s Planning and Sustainability Commission, on March 8, heard staff recommendations to impose mandatory minimum parking requirements in densely populated NW Portland.

Northwest Portland, because it is in a plan district, was left out zoning changes passed in 2013 which required parking in new multi-family developments with more than 30 housing units.  Neighbors argued that the region was short 2000 parking spaces already and that new developments proposed would exacerbate the problem further in the future.

Housing affordability advocates, transportation activists, and Portland Shoupistas countered that minimum requirements were a step in the wrong direction during a housing crisis.  Portland Shoupistas pointed out that there are many parking management strategies available to the district, such as limiting the number of permits and charging market rates, that would lead to right-sized parking being built at the developer’s discretion.

Commissioners agreed with concerns about the effect of minimum requirements on housing affordability and cited lack of any data or studies on the impact of the 2013 requirements as a reason to proceed with caution.Northwest Portland Parking

Commissioner Chris Smith moved to recommend only the shared parking provisions of the staff proposal, which would allow for more flexible use of off street parking.  The commission also recommended that the process to gain approval for shared parking be streamlined.

The recommendations will be heard at City Council where it is likely some NW residents will attempt to convince city commissioners to impose requirements contrary to the recommendation of the PSC.  Such an outcome, however, is far less likely now due, in part, to the work of Portland Shoupistas and our allies.

Filed Under: Permits, Zoning

Portland Considers More Minimum Parking Requirements

February 14, 2016 By TonyJ 8 Comments

Three years ago the City of Portland took a step backward and implemented arbitrary parking minimums for new transit oriented multi-family construction containing 30 or more units.  These zoning changes didn’t apply in densely populated Northwest Portland because that area of town is governed by the Northwest District Plan (NWDP).Northwest Portland Parking

Parking has long been a scarce resource in NW Portland, as anyone who has ever lived, worked, or visited businesses or friends there (by car) can attest.  After many years of planning and negotiation, the district is expanding its permit zones and adding meters (although the meters won’t be enforced during the peak evening entertainment hours).  Somewhat ironically, the parking management programs finally being implemented there are likely to be obsolete as soon as new overnight permit programs are approved and when performance parking policy is created, hopefully, later this year.

Unfortunately, rather than continue to refine the nascent permit and meter policy in the district, there has been a quiet project to implement the same minimum parking requirements for new buildings with more than 30 units in NW Portland.  When rents in Portland are rising at alarming rates, displacement is rampant, and the city struggles to add supply to house newcomers to the city, this is another step in the wrong direction.   Portland is set to require more housing for cars when it lacks the will to require housing for people on limited incomes [while mandatory inclusionary zoning is banned, the city could, today, require affordable units as a pre-requisite for any developer bonuses].

On March 8, 2016 the Planning and Sustainability Commission will hear this proposal.  Portland Shoupistas encourages testimony, both written and in person, opposing the imposition of new parking requirements.  NWPD should be fast-tracking more modern and effective parking management, such as market rate permit prices, limiting permit supply, and longer meter hours, to deal with parking congestion.

The public is invited to provide testimony on this proposal in person at the public hearing in front of the Planning and Sustainability Commission (PSC).

Planning and Sustainability Commission Public Hearing
Northwest Parking Update Project
March 8, 2016 at 12:30 pm.
1900 SW 4th Avenue, Suite 2500A (second floor)
Please call 503-823-7700 or check the PSC calendar (http://www.portlandoregon.gov/bps/35452) for the scheduled time.

Testimony may also be submitted before the hearing in writing via the following:

By U.S. Mail:
Portland Planning and Sustainability Commission
1900 SW 4th Avenue Suite 7100
Portland, OR 97201
Attn: NW District Parking Update

By email: psc@portlandoregon.gov

 

 

Filed Under: Meters, Permits, Zoning

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