Tag Archives: parking

Parking Is Driving Charlottesville’s Future

By. Neil Williamson, President

See the source image

Georgia Tech Hotel & Conference Center

Prediction: In 2056, Charlottesville’s Market Street Garage and City Hall Complex will be razed to make way for a new Hotel and Conference Center.

There are two distinctly different paths to this prediction, economic dislocation/collapse [think Detroit 2013] or a capstone of a visionary community investment program – interestingly, parking will be a leading indicator on the City’s direction.

Please let me explain.

The City’s recent decision to abandon their parking meter “pilot program” makes good sense in the short term but the long term issues surrounding parking are significantly larger than a few on street meters.  Currently, the existing garages are effectively full, with greater than 350 potential parkers on waiting lists for the opportunity to buy a monthly parking pass.

Commercial development activity continues in downtown with four prominent parking demanding projects currently in the pipeline. Conservative estimates place the new parking deficit [parking demand less parking provided] created by these developments to be 844 spaces [(386) Charlottesville Technology Center, (213) West 2nd Street, (160) Dewberry Hotel, (85) Vault Virginia].

If there is a future parking deficit exceeding 800 spaces based on projected demand, what would be the cost of building a parking deck to meet that need? It is widely accepted that structured parking costs roughly $25,000 a space to build (absent land costs). Thus, just the construction cost for an 850-space garage would be $21.25 million (absent land costs).

Last week, I had an over simplistic epiphany regarding the future of transportation. With the advent of self-driving cars (which will be a reality sooner than we realize), “park and ride” parking lots will be replaced by more efficient and less land demanding “ride and park” lots surrounding more walkable business and commercial districts. The car will drop you at your destinatSee the source imageion and drive to a nearby, but not too close, parking area.

This no longer science fiction and will completely rework the highest and best use of the land within the business district and increase the value of parcels currently too distant to serve as parking alternatives.

The average life of a parking deck is 50 years; with this pending innovation of self driving cars, the need for close in parking is reduced so how should Charlottesville deal with the next 33 years of market parking demand exceeding supply. The easy answer is build more parking but make the building flexible for reuse.

Progressive parking experts are now contemplating designing parking buildings with the clear vision of conversion to mixed use buildings later in their useful lifetime. By designing parking decks with higher ceilings, roughed in plumbing mains and central elevators (rather than on the corners). The infrastructure investment is higher than building a standard deck but it serves as insurance that the investment is not lost as demand shifts from parking storage to office/residential space.

If we accept that there is a parking deficit (for the next 30 years), what should be the role of the City in remedying this situation?

Option 1 – Charlottesville City Council could choose to do nothing.  Parking availability could go from bad to worse as downtown employees and customers are forced into mass transit (if available) or parking further from employment centers.

Option 2 – The City could build a lot on the recently acquired Guadalajara/Lucky 7 lot.  Based on the current political reality, I fail to see Charlottesville City Council showing the leadership vision necessary to spend $21+ million to address this clear and present danger to downtown economic vitality.

Option 3 – Charlottesville could enter into a Public Private Partnership (3P or PPP) on the Guadalajara/Lucky 7 lot.  The PPP Knowledge Lab defines Public Private Partnerships as:

a long-term contract between a private party and a government entity, for providing a public asset or service, in which the private party bears significant risk and management responsibility, and remuneration is linked to performance. PPPs typically do not include service contracts or turnkey construction contracts, which are categorized as public procurement projects, or the privatization of utilities where there is a limited ongoing role for the public sector.

The PPP option would require a challenging, lengthy process (likely 3+ years) to seek and identify appropriate partners, develop mutually beneficial agreements including financing options all prior to construction.

Back to our prediction:

If the Charlottesville selects the ostrich method of Option 1, the downward economic spiral that was exacerbated by the events of August 12th will continue.  Enterprises see the City failing to address the paring infrastructure issue and flee the City to locations in Albemarle County (Shops at Stonefield, Fifth Street Station, Reimagined Albemarle Square, Peter Jefferson Place, etc.) or elsewhere with ample free parking. This exodus would significantly reduce Charlottesville’s vitality, as well as its real estate and sales tax revenue.

The loss of revenue creates a reduction in City provided services; resulting in a citizen revolt and resignation of City staff and City Council.  After a special election, a new City Manager is hired and recommends (and council agrees) to sell off the City’s real estate assets (City Hall and Market Street Parking Garage) to raise much needed revenue.  The buyer gets the property for a song, demolishes the existing structures and builds a 15 story hotel and conference center (with parking deck).

or, in an alternative reality

https://i0.wp.com/www.savannah.com/wp-content/uploads/Aloft-Savannah-Hotel-Rendering.jpg

Savannah Aloft Hotel

Charlottesville chooses either Option 2 or Option 3, as well as other investments in the community. Enterprises and neighborhoods thrive, tax revenue continues to climb as the City’s business and residential density increases; autonomous cars and an enhanced transit service reduce the need for structured parking downtown.  As an economic development catalyst, Charlottesville chooses to move City Hall to the Strategic Investment Area (SIA).

The City enters into a Public Private Partnership with a developer to raze the Market Street Garage and City Hall and construct a seven story conference center hotel.  The four star hotel fronts on the Downtown Mall and the newly branded “Uber” Pavilion.

Both paths of these paths seem to end in the same place but the courage of City Council making long term infrastructure decisions drives the successful community while a lack of such vision creates economic uncertainty and possible municipal failure.

Charlottesville future will be decided by those in power at present.  Parking, and other municipal decisions, will determine which path the city travels.

Respectfully Submitted,

Neil Williamson, President

Neil Williamson is the President of The Free Enterprise Forum, a privately funded public policy organization covering the City of Charlottesville as well as Albemarle, Greene, Fluvanna, Louisa and  Nelson County.

Photo Credits: Savannah.com, Tripadvisor.com

Advertisements

Free Enterprise Forum 2017 Top 10

By. Neil Williamson

top ten listWell, 2017 is the year many in Central Virginia would like to forget.  Beyond the far reaching ramifications of the year when Charlottesville became a verb on the national stage, The Free Enterprise Forum remained focused on monitoring local government, reducing regulatory burdens, promoting market based solutions, protecting property rights, and encouraging economic vitality.

None of this could be accomplished without the generous support of our donors and our regular readers. Thank you.  As we embark on our fifteenth year of operation,we remain vigilant, and “pleasantly” persistent.

Each year, we select the top ten blog posts for our year in review.  There were many other blog posts that reached honorable mention status.  I would be remiss if I did not thank our Field Officers Brent Wilson (Greene County) and Bryan Rothamel (Fluvanna County) for their significant reportage in 2017.

With apologies to the now retired David Letterman, here are our Top 10 posts for 2017:

#10 Albemarle’s $52 Million Rain Tax Department December 4, 2017

rain gifFarmers count on rain to feed their crops; Albemarle County is counting on the Rain Tax (AKA Storm water “fee”) to grow government with a 10 year budget that exceeds $52 million.

 

#9 Charlottesville’s Paid Parking ‘Canary in the Coal Mine’ ? March 14, 2017

canary in coal mine photo credit share.america.govWhile it is heartening to see Charlottesville position parking meters as a “pilot” and only a part of the parking solutions considered.. . Available parking is the life’s blood of most small businesses.

… The Free Enterprise Forum hopes the City Council will pay attention when the canary stops singing – local businesses (as well as the jobs and taxes they generate) will be at risk.

#8 The Wizard of Oz and the Rio/29 Small Area Plan March 1, 2017

Scarecrow, tin man, lionOver the years, some have considered the Cowardly Lion, the Tin Woodsman and the Scarecrow in The Wizard of Oz to be less than perfect heroes – I beg to differ I find them to be the best kind of heroes – those that must work together to achieve a goal.

Today, (3/1) as the Board of Supervisors considers the innovative Form Based Code land use planning for Rio/29 small area plan I believe this unlikely trio could provide important guidance

#7 Frederick Fleet and Charlottesville’s Form Based Code Charrette Sept. 7, 2017

Frederick Fleet photo credit 123people….Considering the current [Charlottesville] climate, I am reminded of Titanic crewman (and survivor) Frederick Fleet who was on duty when he saw a black mass ahead of the ship. He struck three bells and telephoned the bridge. Though the ship swung out of the way, he watched as an iceberg scraped the starboard side.

The Free Enterprise Forum is ringing the bell.

We fear this ill timed, but worthy, Form Based Charrette exercise will be met with a similar fate.

It is a shame.

#6 Fixing Charlottesville NDS Engine Light February 16, 2017

car-check-engine-lightIf you have ever driven with a “Check Engine” light illuminated, you have an idea of where Charlottesville’s Neighborhood Development Services (NDS) Department has been for some time.

Everyone (land owners, neighborhood associations, developers, etc.) agrees that something is seriously wrong but no one knows specifically what it is or, perhaps more importantly, how to fix it – until now.

#5 Albemarle Economic Development X Files March 29, 2017

i want to believeAlbemarle County says that it is in favor of economic development.  The former County Executive Tom Foley went so far as to say it is a “new day in Albemarle” regarding being open for business.  A couple of supervisors have even gone on the road attempting to drum up public support for economic vitality.

I find myself thinking of the 1990’s science fiction series the X-files where two FBI agents, Fox Mulder the believer and Dana Scully the skeptic, investigate the strange and unexplained, while hidden forces work to impede their efforts.

Just as Fox Mulder in the X-Files, I want to believe Albemarle, but the facts keep getting in the way.

#4 Changing Charlottesville Philosophy to YIMBY July 25, 2017Image result for yimby

…This is not a development problem, it is a political problem, and it exists nationwide.

I recently reviewed the YIMBY (Yes In My Backyard) San Francisco platform and I believe there are many parallels to Charlottesville….

We believe that San Francisco has always been, and should continue to be, an innovative and forward-looking city of immigrants from around the U.S. and the world. San Francisco is not full, and the Bay Area is definitely not full. Ours is an inclusive vision of welcoming all new and potential residents. Anyone who wants to should be able to afford housing in the Bay Area.

#3 Hindsight Report Asks ‘What If?’ August 1, 2017

…The Hindsight Report indicates that over the study period (2001-2016), Albemarle County received, from the study area, over $277 million in local tax revenue compared with the $212.9 million revenue sharing payments made to the City of Charlottesville (+$64.1 million).

….Had Charlottesville been successful in the annexation and the revenue sharing agreement not been in place, the City would have received $304.7 million in tax revenue from the study area during the study period compared with $212.9 million in revenue sharing payments from Albemarle County (-$91.8 million).

 

#2 A Tradition Like No Other–Albemarle Again Seeks to Ban Golf  April 5, 2017 and

Sunny Day? Albemarle Prohibits Greens, Endorses ‘Green’ April 24, 2017

See the source image

….By our back of the envelope calculations, rural recreation is an economic driver in the community representing nearly 2,000 jobs and an annual payroll of $40 million dollars.  In addition, rural recreation is a part of the fabric of Albemarle County.  The Free Enterprise Forum asks you to abandon this folly and utilize your limited staff resources to meet real needs of the community.

#1 Sayonara Shucet March 31, 2017

Shucet - Photo Credit CvillepediaLate yesterday afternoon (3/30), the embattled Elizabeth River Crossings (ERC) named former Virginia Department of Transportation (VDOT) Commissioner Philip Shucet as their new Chief Executive Officer.

In our three years of observation, we have grown to appreciate the charming manner in which Shucet manages (some might say manipulates) meetings and their outcomes…. As a facilitator extraordinaire, he has stayed true to the “Shucet Six” we first identified in 2014…. for now we say Sayonara Shucet, we wish you fair winds and following seas.

————————————————————————————–

But most of all THANK YOU, the readers and supporters of this blog and our work in Central Virginia.  Without your generous support, we would not exist, thank you!

BRING ON 2018!

Respectfully Submitted,

Neil Williamson, President

Neil Williamson is the President of The Free Enterprise Forum, a privately funded public policy organization covering the City of Charlottesville as well as Albemarle, Greene, Fluvanna, Louisa and  Nelson County.

Charlottesville’s Paid Parking ‘Canary in the Coal Mine’ ?

By. Neil Williamson, President

According to the Fairfax County Times, about five hundred people marched in protest on March 4th of the paid parking system implemented by Reston Town Center (RTC) owner and manaReston march 4 Parking Protest Phot Credit Angela Woolsey Fairfax County Timesger Boston Properties in January.

Yesterday (3/13) The Washington Post ran an article titled End of Free Parking is the Last Straw for Some Reston Residents which highlighted business owners concerns:

But businesses in the Northern Virginia suburb, about 23 miles west of Washington, say there has been a noticeable drop in customer traffic since the fees took effect and parking enforcement officers began writing tickets.

Why should Charlottesville care about what is happening in Reston? 

Because we see this push back on this private sector parking operation as a ‘Canary in the Coal Mine’ for Charlottesville

In the early 20th Century, coal miners used to take canaries into coal mines with them. Canaries are more sensitive to dangerous gases than humans are. As long as the bird was singing, the miners knew they were safe but if the canary stopped singing/died, the miners knew to evacuate.

RTC, much like Charlottesville’s Downtown Mall, was a long time in coming mixed use economic success.  Founded in 1990 (the same year Charlottesville removed parking meters), RTC is a new urbanist walkable development is surrounded by parking decks for customer/resident parking.  The retail mix within both properties is similar in type (banks, clothing, hotel and restaurants) if not specific brands.  An important distinction between the Downtown Mall and RTC is that RTC is privately held by a single entity and does not require governmental approval or significant public process to change parking regulations on their private property.

Parking, which in most of Northern Virginia’s shopping districts is ‘free’ has become an issue in both Charlottesville and Reston.   

According to the Washington Post story:

Boston Properties, which took over full ownership of the town center in 2015, had planned for years to implement fees for garage and curb spaces. In 2011, when it was moving to acquire town center parcels, the company estimated that the parking fees would generate as much as $8 million per year. Officials now say the amount will probably be lower…Reston Parking Enforcement Phot Credit Pete Marovich Washington Post

… Im Sun “Sunny” Park, owner of Obi Sushi restaurant, said sales have dropped by about a third since January. As she spoke, she watched a Boston Properties parking enforcement officer outside the restaurant leave a citation on the windshield of a car parked on the street.

“I see them giving tickets all day,” Park said. “They are killing business.”

Charlottesville Tomorrow’s Sean Tubbs reports Charlottesville is moving forward with their test of metered parking:

A six-month test of parking meters around Charlottesville’s Downtown Mall could begin as early as August. Officials believe that if the project is successful, it will improve the chances of finding a parking spot near the mall.  “What we hope that it does is open up some of those spaces,” said Rick Siebert, hired last year as the city’s first parking manager. “What we’d like to do is have people drive down a block and actually see an open space.”…

The council also has authorized the establishment of an enterprise fund to support creation of the city parking department, which is overseen by Siebert. The department will be supported by revenue from parking garages, parking meters, fines and payments for permits required for special zones in the city.

It is interesting the different visions of free parking among those involved in the process.  One of the commenters to the Washington Post story (hockeymom1) wrote:

I live nearby and will not go to any of the retail or restaurants at Reston. Tysons, Mosaic and Dulles are free. Bethesda, which has less parking available and expensive land, charges quarter an hour! $2.00 an hour is insane! This article was good. I had not realized that once the developer had full control they wasted no time implementing fees! 

On the other hand, perhaps not surprisingly since his new department will be funded by such fees, Charlottesville Tomorrow quoted Charlottesville’s Parking Manager:

“When you make something free, people don’t value it,” Siebert said. “People look for those spaces and they tend to camp out in them. Everyone’s heard of the two-hour shuffle, where people drive around the block after two hours looking for another space, adding to traffic congestion.”

Perhaps Charlottesville can learn from Covington’s MainStrasse parking fiasco.  A popular neighborhood outside of Cincinnati, their innovative paid parking plan included solar powered parking kiosks. When launched in March 2016, the Covington City Website sounded very similar to Charlottesville’s current parking diagnosis:

“The goal with this plan is to alleviate existing issues and modernize parking on streets and in City-owned lots,” said City Engineer Mike Yeager. “The parking plan was created after working with the community to understand concerns about things like residents having a difficult time finding available on-street parking and businesses being affected by to the unrestricted parking times in front of their buildings.”

According to a January 17, 2017 article on Cincinnati.com the MainStrasse program fell swiftly on its face:

Under the parking program, the city charged for parking in MainStrasse for the first time in the history of the neighborhood. It also restricted many blocks to residential parking only.

But residents and businesses complained it made parking much more difficult. Parking kiosks didn’t work. Businesses lost customers. … The pay parking pushed cars into the residential areas not restricted by permits.

The city commission suspended the parking program indefinitely until the city can come up with a new parking plan.

The pay parking kiosks will be shuttered and the residential parking restrictions in MainStrasse lifted, Mayor Joe Meyer said.

canary in coal mine photo credit share.america.govWhile it is heartening to see Charlottesville position parking meters as a “pilot” and only a part of the parking solutions considered. 

Available parking is the life’s blood of most small businesses. 

The Free Enterprise Forum hopes the City Council will pay attention when the canary stops singing – local businesses (as well as the jobs and taxes they generate) will be at risk.

Only time will tell.

Respectfully Submitted,

Neil Williamson

Neil Williamson is the President of The Free Enterprise Forum, a privately funded public policy organization covering the City of Charlottesville as well as Albemarle, Greene, Fluvanna, Louisa and  Nelson County.

Photo Credits: Angela Woosley, Fairfax County Times, Pete Marovich, Washington Post, Share.America.gov

Albemarle ARB Pushes Back on Neighborhood Model

By. Neil Williamson, President

This afternoon (6/18) Albemarle County’s Architectural Review Board (ARB) had an interesting tidbit on their agenda – a discussion of EC [Entrance Corridor] impacts of relegated parking.

The Free Enterprise Forum’s opposition to mandated relegated parking dates back to 2003 when it was first considered as a part of Albemarle County’s Neighborhood Model.  At that time we wrote to the Albemarle County Board of Supervisors:

As written, it is anticipated that a significant number of businesses would establish the front of their shop as the “rear” and close all public access from the street side of the building. As architecture critic Craig Whitaker notes in his book Architecture and the American Dream, if cars are moved to the back, “the front doors would start following the cars.”

In an August 2011 post [The ARB vs. The Neighborhood Model] , we referenced the conflict between the ARB guidelines and the new urbanism theory of the Neighborhood Model.  As one example we mentioned Albemarle County’s challenges manning a front and rear door for the Crozet library. 

In perhaps the best local commercial example yet, this afternoon I shared the following images from the new buildings in the Hollymead Town Center with the ARB.

These photos, taken this morning, provide real world experience with creating a design that fails to function well.  The majority of the parking is on the opposite side thus that is Holly Nails’ front door.

As the ARB started their discussion, Member Paul Wright said, “Relegated Parking is the number one architectural problem we have in the entrance corridor…seems we are protecting people in cars from seeing cars” [emphasis added-nw].

Wright went further to describe the new urbanist concept of placing the parking to the rear results in the best architectural design is on the backs of buildings.  What we wind up with is canyons of parking behind buildings.

ARB Member Chuck Lebo suggested that, “I ‘d rather see roofs of cars than the back of buildings [facing the entrance corridor]”

In drafting a resolution to be recommended to the Board of Supervisors, Member Bruce Wardell said “The ARB strongly recommends the the Board of Supervisors that certain provisions of the neighborhood model regarding building frontage relegated parking and the possibility of limited parking on the entrance corridor side of buildings be reconsidered.

“The ARB has found on numerous occasions the quality of design responsiveness of architectural environment to the entrance corridor is compromised by needing to address frontage on the EC and relegated parking facades.”

The ARB supported the resolution 4-0.

Wright asked that staff attempt to get this item on the Board of Supervisors agenda as soon as possible so these changes could be part of the Comprehensive Plan discussion moving forward.

How will the Albemarle County staff, which has been very supportive of relegated parking and new urbanist design for over a decade, engage the Board of Supervisors now that the Architectural Review Board has expressed their displeasure?

Stay Tuned.

Respectfully Submitted,

Neil Williamson

—————————————————————

20070731williamson Neil Williamson is the President of The Free Enterprise Forum, a privately funded public policy organization covering the City of Charlottesville as well as Albemarle, Greene, Fluvanna, Louisa and  Nelson County.  For more information visit the website www.freeenterpriseforum.org

Photo Credit: Free Enterprise Forum

Want to Increase Walkability? Get Rid of the Cars

By. Neil Williamson

The lead of the January 9th Washington Post article was enough to give anyone pause:

Fairfax County residents will have a harder time finding a free parking space in some neighborhoods, if transportation planners get their way.

No parking The article outlines a proposal to create a maximum limit for number of spaces in new commercial and residential developments near Metro stations.  The rationale given is these generally high density Transit-Oriented-Developments (TOD) don’t need  parking – everyone should take the train. Therefore the local government, not the market,  is seeking to severely restrict the number of parking spaces a developer may choose to provide for a project.

Under the current ordinances a new town home must have at least 2.75 parking spaces per dwelling.  Under the draft recommendations, parking would be limited to 1.75 spaces per dwelling unit. [emphasis added – nw]

By means of background, Fairfax County has a population of about a million people and covers roughly 400 square miles.

Stewart Schwartz, Executive Director of the Coalition for Smarter Growth is quoted in the article:

We often like to say that too much parking can be a traffic magnet.  If we’re going to address traffic and make a walkable community in Fairfax, its important to get the parking right.”

The Free Enterprise Forum believes that the new planning goal is to limit transportation choices for citizens.  parking ticket By forcing developers to limit parking options, the planners behind this proposal believe they are funneling people into mass transit; they’re wrong.  The lack of parking will lead to an increase in illegal parking (often on the skinny roads favored by New Urbanism) creating a safety issue and therefore a new citizen demand for parking enforcement. 

To be deemed a success, this new parking proposal will limit consumer transportation choices thus increasing walkability and transit use.  Such logic reminds me of the philosophy of comedian Stephen Wright who famously said:

“Anywhere is walking distance, if you’ve got the time.”

Respectfully Submitted,

Neil Williamson

—————————————————————

20070731williamson Neil Williamson is the President of The Free Enterprise Forum, a privately funded public policy organization covering the City of Charlottesville as well as Albemarle, Greene, Fluvanna and Nelson County.  For more information visit the website www.freeenterpriseforum.org