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Zoning

Minimum Parking Requirements Can Neutralize Inclusionary Zoning

March 2, 2016 By TonyJ 2 Comments

A long awaited re-legalization of mandatory inclusionary zoning looks likely to make it to Governor Kate Brown’s desk this Spring, opening up the possibility that Portland could see some council actions by late 2016 to deal with the housing crisis. But before we see any laws passed that require housing for lower-income Portlanders, council could require more mandatory housing for cars in parts of the city.

Comparing the inclusionary zoning possibilities to the mandatory parking realities is eye-opening:

Housing People vs. Housing Cars

SB 1533Minimum Parking Requirements
Up to 20% of units must be affordable to 80% median income household.Parking must be provided to no less than 20% of units and can be required for 33% of units in large developments.
Developers can avoid building any affordable units if they pay an in-lieu fee"Developers can reduce requirement by no more than 50% through various measures.
City must provide financial incentive to developers who build "mandatory" affordable units.Cost of parking space construction, maintenance, and opportunity is passed onto tenants.
Applies to new construction containing 20 or more units.Applies to new construction containing more than 30 units, with two additional tiers which trigger additional parking requirements.
Could lower rent on average 2 bedroom apartment by $400.A structured parking space can easily add $200 to monthly rent. Underground parking costs much more.

Portland is facing a housing crisis and applying the existing minimum parking requirements to more areas of the city will lead to higher rents in new apartments and will likely lead to less housing being built.

How many fewer units will we see built in Northwest Portland?  How much higher will rents be in these apartments?  To

Graphic showing that 1.5 parking spaces takes up 488 sq/ft where a 2 bedroom apartment is 900 sq/ft.
Courtesy of http://graphingparking.com/

our knowledge the city has not performed any studies on the affect of 2013’s zoning changes to require more parking.

Minimum parking requirements work at cross purposes to affordable housing policies.  City Council and the Bureau of Development Services should work to reduce or remove minimum parking requirements rather than impose new ones.  Managing our on-street parking supply with improved residential permit programs can ensure the right amount of parking is built by developers and not a space more.

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: 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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