PARKING SUPPLY AND DEMAND ANALYSIS FINAL REPORT
PARKING SUPPLY AND DEMAND ANALYSIS - DRAFTCity of PortsmouthCity of Portsmouth, NHPARKING SUPPLY AND DEMANDANALYSIS FINAL REPORTJanuary 2012Nelson\Nygaard Consulting Associates Inc. i
PARKING SUPPLY AND DEMAND ANALYSISCity of PortsmouthTable of ContentsPageIntroduction . 4Project Purpose . 4Summary Findings. 5Study Area . 5Parking Supply . 5Parking Demand . 6Land Use Analysis . 6Parking Supply and Demand . 9Study Area . 9Regulations . 10Private vs. Public . 13Parking Utilization Patterns . 15Spatial Analysis of Parking Utilization . 24Land Use Analysis . 38Existing Land Use . 38Applying ITE Parking Demand Rates . 39Comparison to the Shared Parking Model . 39Future Land Use. 44Summary of Land Use/Shared Parking Analysis . 46Table of FiguresPageFigure 1Figure 2Figure 3Figure 4Figure 5Figure 6Figure 7Figure 8Figure 9Figure 10Figure 11Figure 12Figure 13Figure 14Figure 15Figure 16Figure 17Portsmouth Study Area . 5ITE Estimated Parking Demand by Land Use Type . 7Available Capacity Today (Number of Parking Spaces) With Today's VacancyRates . 8Available Capacity in the Future (Number of Parking Spaces) With Full Occupancyof Vacant Space . 8Portsmouth Study Area . 9Study Area Supply . 10Number of Lots by Number of Spaces (Entire Study Area, Publicly and PrivatelyHeld) . 10Inventory by Regulation . 11Parking Regulations . 12Private vs. Public Supply . 13Private vs. Public Parking . 14Study Area: Weekday . 15Study Area: Weekend. 15Study Area: Weekday On-Street . 16Study Area: Weekday Off-Street . 16Study Area: Weekend On-Street . 16Study Area: Weekend Off-Street . 16Nelson\Nygaard Consulting Associates Inc. 1
PARKING SUPPLY AND DEMAND ANALYSISCity of PortsmouthFigure 18Figure 19Figure 20Figure 21Figure 22Figure 23Figure 24Figure 25Figure 26Figure 27Figure 28Figure 29Figure 30Figure 31Figure 32Figure 33Figure 34Figure 35Figure 36Figure 37Figure 38Figure 39Figure 40Figure 41Figure 42Figure 43Figure 44Figure 43Figure 44Figure 45Figure 46Figure 47Figure 48Figure 49Figure 50Figure 51Figure 52Figure 53Figure 54Figure 55Figure 56Figure 59Figure 60Figure 61Figure 62Study Area: Weekday Private . 17Study Area: Weekday Public . 17Study Area: Weekday Public On-Street . 17Study Area: Weekday Public Off-Street . 17Study Area: Weekday Public Time-Limited Spaces . 17Study Area: Weekday Public Unlimited (72hr) Spaces . 17DoD: Weekday . 18Surrounding: Weekday . 18DoD: Weekday On-Street . 18Surrounding: Weekday On-Street . 18DoD: Weekday Off-Street . 19Surrounding: Weekday Off Street . 19DoD: Weekend. 19Surrounding: Weekend. 19DoD: Weekend On-Street . 20Surrounding: Weekend On-Street . 20DoD: Weekend Off-Street . 20Surrounding: Weekend Off-Street . 205-Minute Walk: Weekday On-Street . 215-Minute Walk: Weekday Off-Street . 21High-Hanover Garage: Weekday . 21High-Hanover Garage: Weekend . 21High-Hanover Garage: October 2010 . 22High-Hanover Garage: October 2011 . 22High-Hanover Garage - At Capacity Per Month . 22Public Lots: Weekday Utilization at Noon . 23Public Lots: Weekday Utilization at 8pm . 23Weekday 8am Utilization . 25Weekday 10am Utilization . 26Weekday 12pm Utilization . 27Weekday 2pm Utilization . 28Weekday 4pm Utilization . 29Weekday 6pm Utilization . 30Weekday 8pm Utilization . 31Weekend 10am Utilization . 32Weekend 12pm Utilization . 33Weekend 2pm Utilization . 34Weekend 4pm Utilization . 35Weekend 6pm Utilization . 36Weekend 6pm Utilization . 37Weekend 8pm Utilization . 37Existing Land Use . 38ITE Estimated Parking Demand by Land Use Type . 39Study Area: ITE Unshared Demand . 41Study Area: ULI/ITE Shared Demand . 41Nelson\Nygaard Consulting Associates Inc. 2
PARKING SUPPLY AND DEMAND ANALYSISCity of PortsmouthFigure 63Figure 64Figure 65Figure 66Figure 67Figure 68Figure 69Figure 70Figure 71Figure 72Figure 73Figure 74Figure 75Figure 76Figure 77Figure 78Figure 79Study Area: ULI/ITE Shared Demand - Adjusted for Vacancy . 42Study Area: ULI/ITE Shared Demand and Observed Demand - Adjusted forVacancy . 42DoD: ITE Unshared Demand. 42DoD: ULI/ITE Shared Demand . 42DoD: ULI/ITE Shared Demand - Adjusted for Vacancy . 43DoD: ULI/ITE Shared Demand and Observed Demand - Adjusted for Vacancy . 435-Minute Area: ITE Unshared Demand . 435-Minute Area: ULI/ITE Shared Demand . 435-Minute Area: ULI/ITE Shared Demand - Adjusted for Vacancy. 445-Minute Area: ULI/ITE Shared Demand and Observed Demand - Adjusted forVacancy . 44Portsmouth Expected Development . 44DoD: ITE Unshared Demand: Future Development . 45DoD: ULI/ITE Shared Demand: Future Development . 455-Minute Area: ITE Unshared Demand – Future Development . 465-Minute Area: ULI/ITE Shared Demand – Future Development . 46Available Capacity Today (Number of Parking Spaces) . 46Available Capacity in the Future (Number of Parking Spaces) . 47Nelson\Nygaard Consulting Associates Inc. 3
PARKING SUPPLY AND DEMAND ANALYSISCity of PortsmouthINTRODUCTIONThe City of Portsmouth retained Nelson\Nygaard to conduct a downtown parking supply anddemand analysis. The work was conducted from October 2011 to December 2011 and is intendedto help inform the City of Portsmouth's assessment of the need to provide additional off-streetparking to accommodate existing development and future growth.The supply and demand analysis is a continuation of the work that Portsmouth has completed todate in evaluating its parking supply. In 1998, the City conducted a Downtown Parking Study toassess existing conditions and project future parking requirements. The report concluded thatadditional downtown parking facilities were necessary to meet projected parking demand. TheCity then took several measures to expand the supply, including entering into a number of sharedparking agreements, expanding the High-Hanover Parking Facility, and evaluating a number ofprivate and public sites for feasibility in constructing a second public parking facility.In 2010, the City established a focus group to compile data and evaluate existing parking supplyin A Report on Parking Impacts and Downtown Vitality. This report recommended that the Cityplan the downtown parking supply based on a proposed ratio of 2.0 to 2.2 parking spaces per1,000 square feet of building floor area, regardless of use, and determined that the existingparking supply shortfall was between zero and 300 spaces. The report recommended that the Citymove immediately to create additional off-street structured public parking, and work to identifyadditional areas for another future parking structure.Following these reports, the City Council, Planning Board, and Economic DevelopmentCommission created the Downtown Parking Omnibus in 2011 that culminated in severalrecommendations, including zoning amendments and management strategies. The City Councilimplemented several ordinance changes. As a result of these recommendations, the City Councilwas to explore the need to assess parking supply and demand. The following report is anindependent review of the City's existing and projected parking supply and demand, and whetheror not its supply is adequate for its current and projected land use.PROJECT PURPOSEThe Parking Supply and Demand Analysis report is not a comprehensive parking study, nor doesit make recommendations on how Portsmouth should manage its parking supply and demand.The purpose of this report is to: Estimate the existing private and public parking supply in the downtownCollect and analyze parking demand and utilization data in the downtownIdentify whether or not there is an observed shortfall of parking in the downtownIdentify sub-areas that may need additional parking spaces due to development projectsin the pipelineNelson\Nygaard Consulting Associates Inc. 4
PARKING SUPPLY AND DEMAND ANALYSISCity of PortsmouthSUMMARY FINDINGSThe findings below are highlights of the findings from the parking supply and demand datacollection and analysis effort. Detailed findings and methodologies can be found in the sectionsthat follow these summary findings.STUDY AREAThe parking supply and demand study focused on three distinct areas, shown in Figure 1:1.The study area is bounded by the Piscataqua River, the North Mill Pond, the South MillPond, and Miller Avenue.2.The Downtown Overlay District covers a smaller area (a sub-area of the study area),bounded by Court Street to the south, Bridge Street to the west, North Mill Pond to thenorth, and the River to the east.3.The 5-Minute Walking area is a 1/4 mile walking boundary from Market Square (a subarea of the study area). This area is generally bounded by Deer Street to the north, theRiver to the east, State Street to the south, and Maplewood to the west.Figure 1Portsmouth Study AreaPARKING SUPPLYThe parking inventory identified Portsmouth's parking supply as:Nelson\Nygaard Consulting Associates Inc. 5
PARKING SUPPLY AND DEMAND ANALYSISCity of Portsmouth 5,663 total public and private spaces in the study area3,578 spaces in the Downtown Overlay District2,438 spaces in the 5-Minute Walking AreaMost parking spaces in Portsmouth are off-street (79% of spaces, or 4,445 spaces). These spacesare controlled by a variety of off-street regulations, categorized as public/not time-limited,customer only, customers/employees, employee only, permit only, residential, andresidents/employees. Almost half of off-street spaces, or 2,177 spaces, are dedicated to employeeand customer parking, and 38% of off-street spaces are publicly-available.The 1,208 on-street spaces in Portsmouth are categorized by five distinct on-street regulatorycategories (15-minutes, 30-minutes, 2-hours, 4-hours, residential-only), plus unregulated spaces.About 95% of on-street spaces are publicly available. Nearly 60% of all on-street spaces are timelimited; most are for two hours or less.One third of all spaces (1,875 spaces) are publicly-available, on- or off-street, without time-limits(besides a 72-hour storage limit). Over half (1,107 spaces) of these unlimited spaces are containedwithin the High-Hanover Garage and the Portwalk lot, which are both pay facilities.PARKING DEMANDBased on observed demand, as well as garage occupancy data provided by the City, the StudyArea’s peak utilization occurs at mid-day (12PM) and again in the evening (8PM) on the weekday,and in the evening (6-8PM) on the weekend.On the weekdays, peak utilization reaches 65%. On the weekends, demand peaks at 69% overall.However, when looking at on-street spaces only, weekend utilization peaks at 90%. 1 On-streetspaces always have a higher demand than off-street spaces (65% vs. 60% on the weekday and 90%vs. 65% on the weekend). When comparing peak utilization of publicly-available spaces versususe-restricted or private spaces, public parking spaces have a slightly higher utilization thanprivate spaces (65% vs. 55%).Demand in the sub-areas also have distinct utilization patterns. The Downtown Overlay Districthas slightly lower utilization on the weekend (peaks at 75% at noon) than the overall study area.During the week, the 5-Minute Walking Area reaches capacity for on-street parking at 8PM(90%), but public and private off-street utilization is low throughout the day.Utilization of the High-Hanover Garage is moderately high on a weekday, but still below capacityat 78% at 12PM; however, on the weekend utilization increases to 88% at peak, nearing fullcapacity.LAND USE ANALYSISThe land use analysis examines the relationship among land use, parking supply, and parkingdemand (estimated and observed). This analysis relates the parking demand to surrounding landuses and national standards to determine if the parking supply is sufficient. This data isincorporated into a Shared Parking Model to more accurately estimate the parking demand of amixed-use downtown like Portsmouth's. Figure 2 below shows land use and parking information1 Best national parking management practice suggests that parking is functionally full at 85% on-street (about one of every sevenspaces is available) and 90% off-street.Nelson\Nygaard Consulting Associates Inc. 6
PARKING SUPPLY AND DEMAND ANALYSISCity of Portsmouthfor three distinct areas, the Study Area, Downtown Overlay District, and 5-Minute Walking area.With the exception of the 5-Minute Walking area, Portsmouth's current supply of parking exceedsthe Institute of Transportation Engineers’ (ITE's) estimated demand for the sum of these landuses, irrespective of their local context.Figure 2ITE Estimated Parking Demand by Land Use TypeStudy AreaDowntown OverlayDistrict5-Minute ,66095676840422260TOTAL (ITE Estimate)5,1353,1912,555Existing Supply inPortsmouth5,6633,5782,428Land UseResidentialUsing this land use information and existing parking supply by sub-area, a shared parking modelwas developed to estimate how parking spaces typically serve multiple uses in a mixed-usedowntown, thereby reducing the total number of spaces required compared to the same uses instand-alone developments. This is a primary benefit in mixed-use development contexts ofmoderate-to-high density, like Portsmouth's. The results of the shared parking analysis for thesub-areas reveals lower parking need than an unadjusted ITE analysis would project. However,the story for downtown is still clear: the closer to the core of downtown Portsmouth, the moreconstrained the parking situation.Figure 3 shows each sub-area's available effective capacity, i.e. the number of excess parkingspaces that are effectively available, based on sharing parking. A “reserve” of 10-percent of theavailable supply is not considered as spare capacity as parking operators nationwide consider afacility effectively full at 90-percent of capacity. Given this analysis, there would be 1,767 availablespaces (plus reserve) in the Study Area; 843 spaces (plus reserve) in the Downtown OverlayDistrict; and 270 spaces (plus reserve) in the 5-Minute Walking Area. This includes the existingestimated property vacancy rates, so if the vacant units and offices in downtown today were tobecome active, there would be less excess parking than shown.Nelson\Nygaard Consulting Associates Inc. 7
PARKING SUPPLY AND DEMAND ANALYSISCity of PortsmouthFigure 3Available Capacity Today (Number of Parking Spaces) With Today's Vacancy dy AreaExcess Capacity5-Minute WalkingReserve CapacityWhen including future development in the Downtown Overlay District and the 5-Minute WalkingArea, there is less capacity than today. The figure below shows the number of available parkingspaces after the future development is built, plus if all properties are 100% occupied (novacancies). There would be 574 available spaces in the Downtown Overlay District, and 108 excessspaces in the 5-Minute Walking Area (plus reserve for each sub-area).Figure 4Available Capacity in the Future (Number of Parking Spaces) With Full Occupancy ofVacant Space120010008003836004002005742601080DoDExcess Capacity5-Minute WalkingReserve CapacityNelson\Nygaard Consulting Associates Inc. 8
PARKING SUPPLY AND DEMAND ANALYSISCity of PortsmouthPARKING SUPPLY AND DEMANDSTUDY AREAThe parking supply and demand study focused on three distinct areas, shown in Figure 5:Figure 51.The study area is bounded by the Piscataqua River, the North Mill Pond, theSouth Mill Pond, and Miller Avenue.2.The Downtown Overlay District covers a smaller area, bounded by Court Street tothe south, Bridge Street to the west, North Mill Pond to the north, and the Riverto the east.3.The 5-Minute Walking area is a 1/4 mile walking boundary from Market Square.This area is generally bounded by Deer Street to the north, the River to the east,State Street to the south, and Maplewood to the west.Portsmouth Study AreaThe parking inventory includes all on-street spaces and any off-street spaces in lots, garages, ordriveways that contained more than three spaces. Single-family residential driveways wereexcluded. This inventory included a total of 5,663 spaces, of which 2,825 are publicly-availableand 2,838 spaces are private or permitted.Nelson\Nygaard Consulting Associates Inc. 9
PARKING SUPPLY AND DEMAND ANALYSISCity of PortsmouthFigure 6Study Area Supply REGULATIONSThe use category and regulation were recorded for all spaces (Figure 8). In addition to publicparking with no time limits, five on-street regulations were noted, as well as nine off-streetregulations for reserved use, or private spaces. A few of the regulations apply to both on-streetand off-street, such as some time-limited spaces. The regulations include 15-minute, 30-minute,two-hour, 4-hour, customer, customer/employee, permit, residential, and residential/employee.A third of all the spaces are unrestricted and available to the public for free or a fee. Included inthe supply are 101 handicap spaces available in the study area.The largest paid parking facility that exists in Portsmouth is the High-Hanover Garage, which has902 spaces. Hourly and monthly rates are available. Monthly permits are for purchase ( 100 permonth for 24-hour access; 80 per month for 7AM - 7PM access; 50 per month for 7PM - 7AMaccess) or visitors may pay 0.75 per hour.There are also a variety of off-street parking facilities, particularly lots of varying sizes. Asummary of the number of spaces in each lot is in Figure 7.Figure 7Number of Lots by Number of Spaces (Entire Study Area, Publicly and Privately Held)Lot SizeNumber of Lots100 spaces575-99 spaces650-74 spaces1025-49 spaces21Less than 25 spaces87The following supply and demand data is not included in this study: the HarborPlace ResidentialGarage (garage is gated off and the consultants were not able to access it), the lot at IslingtonStreet and Tanner Street (under construction), and the lot adjacent to the Portwalk Lot onHanover Street (hotel parking under construction).2Nelson\Nygaard Consulting Associates Inc. 10
PARKING SUPPLY AND DEMAND ANALYSISCity of PortsmouthFigure 8 also includes the regulations in the Downtown Overlay District. The majority of publicand customer parking is available in the Downtown Overlay District, while only a small portion ofthe dedicated employee and residential parking is available in this area.Figure 8Inventory by RegulationStudy AreaDowntown OverlayDistrict120 minutes (free and paid)72756315 minutes (free and paid)3735240 minutes (free and paid)23811830 minutes (free)110Customer (private)1,5721,080Customer/Employee (private)195160Employee (private)410225Permit (school employees)450Residential (private)512170Residential/Employee (private)4117No Time Limits (free and paid)1,8751,210TOTAL5,6633,578RegulationThe full parking inventory is depicted in the parking regulatory map below (Figure 9). The greynumbers on each lot and on-street segment represent the total number of spaces for thatparticular lot or on-street segment.Nelson\Nygaard Consulting Associates Inc. 11
PARKING SUPPLY AND DEMAND ANALYSISCity of PortsmouthFigure 9Parking RegulationsNelson\Nygaard Consulting Associates Inc. 12
PARKING SUPPLY AND DEMAND ANALYSISCity of PortsmouthPRIVATE VS. PUBLICAs noted in Figure 10, Portsmouth has an almost equal split of public (those spaces available forpublic use) and private (those spaces limited to reserved uses, such as customer or permit).Figure 10 depicts the location of both public and private parking. There is a substantial amount ofpublic parking both on-street and off-street in Portsmouth.Figure 10Private vs. Public SupplyTypeSpacesPublicly Available2,825Private/Reserved Use2,838Nelson\Nygaard Consulting Associates Inc. 13
PARKING SUPPLY AND DEMAND ANALYSISCity of PortsmouthFigure 11Private vs. Public ParkingNelson\Nygaard Consulting Associates Inc. 14
PARKING SUPPLY AND DEMAND ANALYSISCity of PortsmouthPARKING UTILIZATION PATTERNSIn order to eliminate the perception that parking is not available, it is ideal to have at least oneempty space per block face in a downtown, ensuring easy customer access to businesses. Thistypically equates to about 1 out of 8 on-street spaces free, or a target of 15-percent vacant perblock face. Similarly, a goal of at least 10-percent vacancy in off-street lots is optimal. If anyfacility has less availability, it is effectively at its functional capacity.To determine availability of parking in Portsmouth, consultants conducted parking utilizationcounts in October 2011. On a weekday (Thursday) all parked cars within the study area werecounted every two hours between 8AM and 8PM. On a weekend day (Saturday) all parked carswithin a modified study area were counted every two hours between 10AM and 8PM.Results from the parking utilization counts are shown below.Study Area Utilization ProfilesAs shown in the charts below, of all 5,663 on-street and off-street spaces in the Portsmouth studyarea, the observed maximum ut
A Report on Parking Impacts and Downtown Vitality. This report recommended that the City plan the downtown parking supply based on a proposed ratio of 2.0 to 2.2 parking spaces per 1,000 square feet of building floor area, regardless of use, and determined that the existing parking supply shortfall was between zero and 300 spaces.
Table 1.1 Demand Management (source: taken from Philip Kotler, Marketing Management, 11th edn, 2003, p. 6) Category of demand Marketing task 1 Negative demand Encourage demand 2 No demand Create demand 3 Latent demand Develop demand 4 Falling demand Revitalize demand 5 Irregular demand Synchronize demand 6 Full demand Maintain demand
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2. Determine how parking demand for the proposed development(s) will impact parking supplies during the period of greatest parking demand. 3. Determine how the development will impact existing conditions. If the development creates a parking deficit within the area it is located, additional parking supplies and/or demand strategies may be .
Different types of vehicle parking are applied worldwide namely Multi-level Automated Car Parking, Automated Car Parking System, and Rotary Parking System. The present project work is aimed to develop a scale down working model of a car parking system for parking cars within a large parking area. The chain and
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Francisco has established SFpark, a program that adjusts parking prices to achieve a target parking availability of one or two open spaces on each block. To measure how parking prices affected parking occupancy in San Francisco we calculated the price elasticity of demand for on-street parking revealed by 5,294 individual price and occupancy .
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