City parking division outlines new parking-impact study process tied to ZoneIn updates

Justin Goodwin, administrator for the Division of Mobility and Parking Services, told the Board of Zoning Appeals that the division has standardized how it reviews parking impacts for new development and parking variances, aligning that process with the city—s ZoneIn zoning updates.

"Our mission is really around promoting safety, equitable access, predictable solutions for people trying to get around the city, and increase choice," Goodwin said while describing the division—s role in development review.

Goodwin outlined a three-step review process that begins with a basic site-plan assessment, proceeds to an applicant-conducted parking-impact study when objective criteria are met, and then—if an impact is shown—applies calibrated mitigation measures. The division asks applicants to study roughly a 750-foot radius around a project and to collect block-by-block occupancy data at several times and days to establish baseline demand. The division targets roughly 60–80% on-street occupancy as a desirable range; sustained occupancy above 80% prompts more active management.

Goodwin said the division has adapted its guidance into city code (chapter 43.10) adopted with ZoneIn this past year, which now allows the division to require a parking-impact study as part of variance review. Exceptions to full study requirements include small residential or commercial projects and certain special uses—chiefly affordable housing and senior housing—that are exempted from triggering a full study.

The city uses a tiered mitigation model. For moderate impacts, staff may require programmatic mitigations such as transit passes, car-share services or other demand-management measures. For larger impacts, the division can apply a parking-management fee calibrated to operational costs and, where necessary, require on-site mitigation measures.

Goodwin told the board that in the roughly one year since the updated approach was adopted, the division has reviewed about 100 projects; only about eight triggered full, applicant-conducted parking-impact studies. He said the typical residential parking ratio observed in recent projects is about 1.3 spaces per unit. The division is refining guidance and plans to consolidate rules and regulations into a single clear document for applicants.

The new process is intended to give the division an earlier role in development review, provide objective criteria for when a study is needed, and ensure consistent mitigation when projects are likely to increase demand on nearby streets.