As downtown areas grow and change so does the parking situation. Parking management is a field that is influenced by politics, growth, technology, and business. In America, we love our cars and have become very dependent on them for daily living. We expect to have “free” parking available to us as we go about our daily activities such as work, shopping, entertainment, and dining. In many urban areas, such as Fort Worth and Dallas, this idea is beginning to be challenged as city governments and business owners work to revitalize downtown areas. We often hear the argument that “I will not go downtown if the parking is no longer free”. While this may be true for some, the opposite has been found to be true for the majority of people, and businesses end up prospering with the extension or end of free public parking. In order for this to be true, a couple of things have to happen and that is what we will be discussing today. We will take a look at the ideas of Professor Donald Shoup and how they apply to free parking and the goals of downtown growth and revitalization.
Free parking in the Fort Worth area has been an issue that brings up some heated debate but it is an issue that will probably continue to be revisited. At the moment, parking is free in many downtown areas after 5-6 pm and on weekends. In the Sundance Square district shoppers can receive free parking in return for a purchase and merchant parking validation. However, is this really free parking? The merchants most likely are returning the cost for parking validation to the consumer in the form of higher costs in merchandise and services. Free public meter and garage parking is often paid for by local residents in the form of taxes. So, in reality, we all end up paying for the parking in some form or fashion. Our retail parking services helps balance the costs for retail visitors and merchants.
How paid parking actually helps revitalize a downtown area
First, if you want paid parking to work, spaces have to be available, but not too available. You do not want driver’s circling, searching for open spaces. Instead, it is important to create a plan in which there are enough spaces available that there are always one or two available spots within a block. This will keep visitors happy and willing to pay for the privilege of easily parking close to their desired destination. This is accomplished by ensuring that rates are not too high or too low, but just right. Sounds a bit like Goldilocks. This principle is called performance pricing. By keeping prices a bit higher, it discourages long-term parking in these prize spots and opens them up for shoppers and visitors who stay for short periods, make purchases and then leave. In turn, creating higher turn over and revenue for the businesses. Those long-term parkers, typically employees, will then move to parking that is off curb, less expensive, and a bit farther away. Performance pricing also fluctuates with the demand. Pricing will change as demand changes in order for this system to work.
Second, to allow for effective downtown revitalization, parking minimum requirements need to change as well. Minimum requirements can actually hurt growth in a couple of ways. Redevelopment of a small downtown area may not be possible if a developer has to fit a new building and parking into the space. Also, parking requirements in many downtown areas prevent new uses for many older buildings that lack the parking required for the new uses. When minimum parking requirements are removed, downtown areas have seen tremendous growth and improvement. The new development brings visitors and revenue to the city. By removing surface lots from the downtown area, it becomes more walkable and more vibrant as the lots are replaced by new development. Many of the most vibrant urban cores in American cities have very minimal surface lot parking. Places such as New York City, Boston, and San Francisco have high parking rates, but have not seen a decrease in people living and working in the densest areas of these cities.
Effective parking management is vital to downtown growth and development. While many people are reluctant to give up “free” parking. There are many benefits to paid parking options such as shorter commutes, less traffic, a cleaner environment, and more affordable housing and commercial rents. These benefits will not occur overnight and will come with some growing pains. City governments and private parking lot/garage owners working together can help make these changes less painful and more realistic. As people adjust to the changes, paid parking in downtown areas has been proven to create many benefits for all parties involved.
At Texas Parking Services we understand that parking can be a major issue in downtown areas and we work hard to stay on top of the trends that can provide the best solutions for our clients and the general public. Are you planning an event in the Fort Worth area? Maybe your business is relocating to the downtown area and needs help managing employee and client parking? Texas Parking Services is here to help! Our professional and knowledgeable staff will provide solutions and service that unmatched. Call us today to discuss how we can make parking stress-free for your clients, guests, and employees.
