Why we should rethink minimum parking requirements in planning framework

Hamilton and Burlington need more housing, but minimum parking requirements are holding us back. Right now, cities require that those building new residential properties include a certain minimum of parking. WEHBA is asking you to rethink whether minimum parking requirements are truly in the best interests of our cities, or whether free market forces can provide the city with the parking it needs without the costs associated with a mandate.

FREE PARKING HAS HIGH COSTS

Both underground and above-ground parking structures are expensive. Depending on the soil conditions, number of underground layers and the water table, a single parking structure in our city costs anywhere from $30,000 to $100,000, depending on if it is above or underground. These costs are significant and ultimately passed onto homebuyers and renters, which directly undermines the goals of affordable housing.

DEMAND FOR ALTERNATIVE TRANSPORTATION

Transit, autonomous vehicles, car sharing, bikeshare and apps such as Uber and Lyft are increasing in demand throughout Hamilton and Burlington. This reality, combined with the fact that requirements for parking often exceed market demand, means that parking becomes expensive wasted space with ongoing maintenance needs that could have been put to better use.

OTHER BENEFITS OF ELIMINATING PARKING REQUIREMENTS

Eliminating the parking requirements has other benefits aside from reducing housing costs, including:

• Walkable neighbourhoods: Current demands for hardscaping make neighbourhoods less walkable. Freeing up this parking space across the city adds density and makes everything you want closer to your home.

• Reduced car-dependency: People who are moving into a new building have a choice about whether they should bring their vehicle. If they have other transit options they need nearby, they may choose not to keep their vehicle. This, in turn, helps increase demand for these very services.

• Encourage medium density: Small- and medium-sized housing projects will be more affordable and simpler to build when the parking requirements are eliminated. This will help increase housing supply and lower costs.

THE FREE MARKET CAN SUPPLY PARKING NEEDS

Simply allowing the free market to dictate what level of parking is available in the city is an effective way to meet demand for parking without incurring the negative impacts. When parking is not mandated, private businesses and homebuilders are able to assess market demand for parking and decide if that is the best use for their space or financial resources. Edmonton removed parking minimums in July 2020, and has yet to experience any adverse effects from that decision.

If parking is scant, the potential for parking space becomes more valuable, and motivates builders and private companies to offer parking. When there is too much parking, those businesses will instead make better use of the space. This flexibility benefits everyone, not just the people who live in buildings with more parking than they need.

JOIN WEHBA IN MOVING THE NEEDLE

We’re advocating for the city and the provincial government to completely remove minimum parking standards. We also hope to share possibilities for builders and developers to reduce the amount of unnecessary parking. Stay tuned for more information on parking reform in Hamilton and Burlington.