This is an oversimplification that won't apply to all markets, but typically the decision tree for urban parking looks something like this:
This is an oversimplification that won't apply to all markets, but typically the decision tree for urban parking looks something like this:
This is an oversimplification that won't apply to all markets, but typically the decision tree for urban parking looks something like this:
Do I need to build parking?
If no, great. That's ideal!
If yes, how many levels of below-grade will I need?
If below-grade parking doesn't work because it's either too expensive or because the soil is bad, try above-grade parking.
And if above grade, how can I "wrap it" with occupiable space or, at the very least, treat it in such a way that it doesn't look ugly and the city doesn't get mad at me?
What I'm getting at with this is that above-grade parking is generally frowned upon. It is done in lots of places, like in Miami where you can't go underground, but if you ask your average urbanist they will probably tell you that above-grade parking is ugly and that said ugliness should be mitigated to the fullest extent possible.
But here's a counter argument. Let's assume that we believe any one of the following:
We should design new buildings to be adaptable (i.e. easily convertible to other uses in the future)
We should design and build in a way that reduces carbon to a minimum
Lower construction costs are good for end-users of space
In the future, people will be less, as opposed to more, reliant on privately owned cars
In this case, the ideal solution is actually "unwrapped" above-grade parking. It's less intensive to build, and both below-grade parking and wrapped above-grade parking result in large windowless spaces with very little utility other than for storing inanimate objects. Your options are parking, self-storage, and maybe a large gym for people who don't like natural light.
Judging by the above poll, which was still in progress at the time of writing this post, this is not how most people think about urban parking. But I think it's time we start changing the discussion.
Do I need to build parking?
If no, great. That's ideal!
If yes, how many levels of below-grade will I need?
If below-grade parking doesn't work because it's either too expensive or because the soil is bad, try above-grade parking.
And if above grade, how can I "wrap it" with occupiable space or, at the very least, treat it in such a way that it doesn't look ugly and the city doesn't get mad at me?
What I'm getting at with this is that above-grade parking is generally frowned upon. It is done in lots of places, like in Miami where you can't go underground, but if you ask your average urbanist they will probably tell you that above-grade parking is ugly and that said ugliness should be mitigated to the fullest extent possible.
But here's a counter argument. Let's assume that we believe any one of the following:
We should design new buildings to be adaptable (i.e. easily convertible to other uses in the future)
We should design and build in a way that reduces carbon to a minimum
Lower construction costs are good for end-users of space
In the future, people will be less, as opposed to more, reliant on privately owned cars
In this case, the ideal solution is actually "unwrapped" above-grade parking. It's less intensive to build, and both below-grade parking and wrapped above-grade parking result in large windowless spaces with very little utility other than for storing inanimate objects. Your options are parking, self-storage, and maybe a large gym for people who don't like natural light.
Judging by the above poll, which was still in progress at the time of writing this post, this is not how most people think about urban parking. But I think it's time we start changing the discussion.
This past weekend I toured my friend's purpose-built rental project in Wynwood, called Midtown 29. It was completed last year and has already been stabilized.
Real estate development is very much a local business. It is that way because so much of it is driven by relationships, but also because every market has its own little idiosyncrasies.
This is always valuable to see. Sometimes we do things in our home market because it makes perfect sense to do so and sometimes we do it just because it's, "the way we've always done it."
One of the most obvious things about development in South Florida is that the parking is always above-grade. No basements. That has the result of bringing down construction costs; though I understand that, with sea level rise, insurance costs are on the rise.
If (or when) this whole autonomous vehicle thing does in fact take hold, it's going to be a hell of lot easier to convert all of that excess parking in Miami than it will be in Toronto.
This past weekend I toured my friend's purpose-built rental project in Wynwood, called Midtown 29. It was completed last year and has already been stabilized.
Real estate development is very much a local business. It is that way because so much of it is driven by relationships, but also because every market has its own little idiosyncrasies.
This is always valuable to see. Sometimes we do things in our home market because it makes perfect sense to do so and sometimes we do it just because it's, "the way we've always done it."
One of the most obvious things about development in South Florida is that the parking is always above-grade. No basements. That has the result of bringing down construction costs; though I understand that, with sea level rise, insurance costs are on the rise.
If (or when) this whole autonomous vehicle thing does in fact take hold, it's going to be a hell of lot easier to convert all of that excess parking in Miami than it will be in Toronto.
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