Parking Meters Take Toll on Cities (Part I)

  • "Meter cruising" is when people drive repeatedly around the block to find an open curbside parking meter. A new book says that not only is meter cruising a waste of gas, but a symptom of a larger urban planning problem. (Photo by Shawn Allee)

Finding a free parking space on the street is sometimes a big hassle. But cheap parking is beginning to be viewed as an environmental problem. A growing number of city planners say free parking isn’t really free. It just shifts the cost to taxpayers and society at large. In the first of a two-part series, the Great Lakes Radio Consortium’s Shawn Allee has a report on this new view of the ongoing search for a parking space:

Transcript

Finding a free parking space on the street is sometimes a big hassle. But, cheap parking is beginning to be viewed as an environmental problem. A growing number of city planners say free parking isn’t really free. It just shifts the cost to taxpayers and society at large. The Great Lakes Radio Consortium’s Shawn Allee has a report on this new view of the ongoing search for a parking space.


If you’ve ever played the board game Monopoly, you’ve probably crossed your fingers as you approached the spot called “free parking.” If your token lands there, it doesn’t cost you anything.
It’s free.


But a researcher says there’s really no such thing as “free parking,” at least not in the real world. UCLA Professor Donald Shoup has spent 20 years dispelling the myth that free parking is good for everyone.


In his latest book, titled The High Cost of Free Parking, Shoup tries to show that empty cars are taking the public and the environment for a costly ride.


“Bad parking policies are connected to a lot of other problems we have in society, but people haven’t been able to trace them to parking, and I think I’ve tried to do that.”


Take one of the biggest traffic issues facing large cities: meter cruising. That’s when drivers circle a block again and again, waiting for a curb-side meter.


“The average time it took to find a parking space was about three minutes. That doesn’t seem like too much for an individual to spending hunting for a free parking space, but it adds up if everybody else does it.”


Shoup says meter cruising wastes millions of gallons of gas every year. It also creates a lot of traffic congestion and pollution. Meter cruising’s common to downtowns, but even neighborhood shopping areas face the cruising problem.


Here’s an example. Devon Avenue is a bustling commercial strip on Chicago’s far North Side. There are lots of Indo-Pakistani restaurants, Muslim book stores and Jewish bakeries there. On a typical Saturday, the area’s so popular that only a handful of parking meters stay open for more than a few minutes. And it’s no wonder. Parking at the meter only costs 25 cents per hour.


The situation’s made worse by neighborhood parking permits. That’s a policy that keeps nearby residential streets off-limits to shoppers and restaurant-goers. Walking down the sidewalk, Grace is toting several shopping bags that heave with fresh fruit and Indian condiments.


“I went on the side streets and found a place about six blocks away without a need for a permit and took it and walked in. It’s one of the first really beautiful days of spring, so it wasn’t a hardship.”


If it hadn’t been such a nice day, Grace might have been circling the nearby blocks, wasting gas, trying to find a space at a parking meter.


Local shop owners say too many customers don’t like the parking situation. So the store owners complain to the local alderman, Bernard Stone. Seated in his office, Alderman Stone says no politician can afford to ignore demand for cheap parking. So he’s come up with a solution.


Stone: “If you look over your head, you’ll see a drawing of a new garage that’s gonna be built at Devon and Rockwell.”


Allee: “When’s that gonna be up?”


Stone: “Well, it should be started very shortly, I’ve been working at it for ten years.”


Developers for that project promised to create 200 low-rate parking spaces. It’s a deal they’ve struck in exchange for free city-owned land where they want to build. But the expert on parking, Donald Shoup says as politically appealing as that type of solution is, it doesn’t work. It really doesn’t keep cruising in check.


His suggestion?


Well, he takes a page from both the free-marketeers and grassroots activists. First, he says raise the price for metered parking. A lot. He says how much takes a little calculating.


“We could call this the Goldilocks principle of curb parking prices. The price is too high if too many spaces are vacant and too low if no spaces are vacant. If about fifteen percent are vacant, the price is just right.”


Traffic engineers say keeping fifteen percent of spots open stops meter cruising. To save money, people leave their parking spots sooner and everyone can find new spots faster. Next, make higher parking prices politically attractive to shop owners by letting the neighborhoods keep the meter money. Critics say that’s a hard sell because many times, people worry the money will go to city hall instead.


But Shoup says it works. He points to some California towns, where the money goes to repair streets and even hire security guards. Professor Shoup’s supporters say he might be too optimistic about the prospects for change in our impulse to hunt for the closest, most perfect parking space.


Shoup says he wants to be remembered as the first who showed, unless you’re just playing games, there’s no such thing as free parking.


For the GLRC, I’m Shawn Allee.

Related Links

The High Costs of Empty Parking Lots (Part Ii)

  • A new book says that much of the space covered by parking lots is only designed for use for the holiday rush, and is unused for the rest of the year. (Photo by Lars Sundström)

A growing number of city planners say we’re building more parking than we really need. They say the fact that nearly all parking is free, makes the situation worse. Their ideas are turning nearly fifty years of urban planning on its head. The Great Lakes Radio Consortium’s Shawn Allee has this second report in a two-part series:

Transcript

A growing number of city planners say we’re building more parking than we really need. They say the fact that nearly all parking is free, makes the situation worse. Their ideas are turning nearly fifty years of urban planning on its head. The Great Lakes Radio Consortium’s Shawn Allee has this report:


If you had to pay for a parking space, would you think twice before making a frivolous trip, say, to a convenience store for a candy bar?


City planning researcher Donald Shoup bets you would stay home if you had to pay, or maybe you’d walk instead. That’s a point he makes in his recent book, The High Cost of Free Parking. In it, he tries to show that free parking entices us to waste gas. He says paved lots also compete for better uses of land, like parks or housing. Shoup says the problem’s very real – but to see it, you need to step out of your automobile.


“Any view of suburbia from the air will show you a lot of parking lots and a lot of these parking lots will have empty parking spaces.”


I decided to take a look at what’s Shoup’s talking about in Lincolnwood Illinois, a Chicago suburb. I cheated by skipping the air fare, though. Some new Internet sites can provide satellite photos of your area. I joined two of Lincolnwood’s city planners, Tim Clarke and John Lebeque, in their office to get a birds-eye view of their home turf.


Clarke: “The plus is closer.”


Allee: “Right, and go ahead and see if you can find… There it is. Lincolnwood.”


Clarke: “Wow.”


Lebeque: “Whoa.”


Allee: “So find a retail strip.”


Turns out, Donald Shoup was right. Within a minute, we find a popular grocery store, with a huge parking lot. Tim Clarke recognizes it.


“It’s probably one-third filled. I’m not sure when this aerial was taken. I’ve never seen the parking lot full.”


So why should a busy store’s parking lot be two-thirds empty most of the time? Shoup says it’s the cities’ fault. Cities make the rules. They say how many spaces each new business, house, and apartment building must provide.


By his estimation, city government does a poor job at guessing how much parking we really need. Shoup says governments force businesses to provide enough spaces to meet peak demand, such as the day after Thanksgiving, the busiest shopping day of the year.


“Everyone understands the advice, don’t build your church for Easter Sunday, but we build our parking for the week before Christmas.”


In other words, cities tell stores to build parking for the year’s busiest two weeks, even if most of the spaces are empty the rest of the time. He says, without city pressure, a lot of businesses would create smaller lots or they’d sell off parking space they don’t need.


Tim Clarke, the Lincolnwood planner, says suburbs do err on the side of too much parking, but they’re often planning for future growth. He gives an example of a small Lincolnwood dental practice that had 7 examination rooms, but only used three of them. The dentist wanted to build fewer parking spaces than the village required, because it was small and family-run.


“But one could imagine that that family at some time in life would sell that business and someone would come in and want to use all 6 or 7 examining rooms at one time.”


So city planners have to look at the long term use of a building.


Many of Lincolnwood’s largest retailers actually build more than they need to. Bob Johnson runs a Lowe’s Home Improvement store built in late 2003. He says stores like his don’t gamble with having too few spaces.


“I think customers are going to shop, again, where they feel most comfortable and what’s convenient for them. The key word there being convenience. If they’re inconvenienced, they might drive another couple blocks down the road.”


Shoup says that’s a calculation that businesses have to make. He says market forces can help decide how many spaces should be built, but government should not force retailers to have too many spaces. Nor should it force them to offer only free parking.


In fact, Professor Shoup says cities, especially suburban cities, could use land more efficiently if businesses controlled demand for parking like they control everything else: by setting the right price.


“I’m just saying that cities should not force anyone to provide more parking than drivers are willing to pay for.”


Killing our appetite for cheap, abundant parking could be difficult, but Shoup says pressure’s building for change. He says, as suburbs grow, space gets tight. And that raises prices for all land uses.


“I think most people now are focused on the high cost of housing. I think we’ve got our priorities wrong if housing is expensive and the parking is free.”


In his battle against too much parking, Shoup says the most effective weapon might be a little comparison shopping. Free parking might not seem so cheap once it’s compared to the cost of other needs.


For the GLRC, I’m Shawn Allee.

Related Links

New Insulating Material Could Save Energy

  • From lighter, thinner ski boots and other cold-weather clothing... (Photo by Adam Fowler)

A new insulating material could cut down on home heating
costs and save on materials in construction. The Great Lakes Radio Consortium’s Katherine Glover tells us about Aerogels:

Transcript

A new insulating material could cut down on home heating costs and save
on construction materials. The Great Lakes Radio Consortium’s Katherine Glover
tells us about Aerogels:


Aerogels look like frozen smoke, and feel like styrofoam. Up to ninety-nine
percent of an aerogel is empty space. This makes it an excellent insulator. Last
year, the first aerogel jacket hit the market. And aerogel footwear inserts are used
by the U.S. military and the Canadian National Ski
Team. Ed Hogan is the marketing manager of Aspen Aerogels.


“Everybody knows how much cold feet can spoil an outing, right? And this stuff
is so thin, you can put it in a shoe or put it in a boot, and you hardly notice it.”


Because they’re new, aerogels are still expensive relative to other materials. The
company says once they gain in popularity and the price goes down, they could be used
as insulation in walls and the clear form could be used in windows. This could cut down
dramatically on heating costs. And, because aerogels are so thin, the company says
houses could be built with less lumber. That’s because less lumber would be needed
to make room for aerogel insulation.


For the Great Lakes Radio Consortium, I’m Katherine Glover.

Related Links

‘Land Bank’ Reinvests in Inner City

  • Heavy cleanup crews from the Genesee County Land Bank use chain saws, wood chippers, tractors and brute force to move piles of debris on the lot of an abandoned house on the north side of Flint, Michigan. (Photo by Chris McCarus)

One community is fighting its problems of abandoned lands and unpaid property taxes. Those problems have led to a decaying inner city and increased suburban sprawl. The new tool the community is using is called a “land bank.” It uses a unique approach to try to fix up properties that otherwise often would be left to deteriorate. The Great Lakes Radio Consortium’s Chris McCarus reports:

Transcript

One community is fighting its problems of abandoned lands and unpaid property taxes.
They’ve led to a decaying inner city and increased suburban sprawl. The new tool the
community is using is called a “land bank.” It uses a unique approach to try to fix up
properties that otherwise often would be left to deteriorate. The Great Lakes Radio
Consortium’s Chris McCarus reports:


(sound of work crews operating wood chipper)


Cleanup crews are sending downed branches through a wood chipper on a vacant lot.
They’re also removing tires, used diapers, car seats, sinks, old clothes and dead animal carcasses.
The workers are from the Genesee County Land Bank in Flint, Michigan. They’re trying to
make abandoned property useful again. Dan Kildee is the Genesee County Treasurer and the brains
behind the land bank. He thinks this new approach can recover unpaid property tax money and help
improve the Flint Metro area.


“The community gets to make a judgment on what we think we should do with this land. We get
to take a deep breath.”


Empty lots and rundown homes have been multiplying for a generation. That’s left the city of
Flint in a terrible economic state. But the land bank is beginning to change things.


Until just three years ago, Michigan was like most other states. No one had come up with
a solution. The state would auction off a city’s tax liens. Then conflict between the tax
lien buyer and the property owner could go on for up to seven years. In the meantime,
properties were left to neglect and often vandalized.


Under this new program, the treasurer’s office forecloses on a property and hands it over
to the land bank, which acts as the property manager. The land bank might then demolish
a house; it might throw out the owner and let a tenant buy it; or it might auction it off
to the highest bidder. A private investor can’t just buy a tax lien. He has to buy the
property along with it and take care of it.


The land bank is financed in two main ways: through fees on back taxes and through sales
of the few nicer homes or buildings the land bank acquires that bring in relatively big
profits. Treasurer Dan Kildee says it makes sense to take that revenue to fix up old
properties and sell them to people who deserve them.


“There is no system in the United States that pulls together these tools. Both the
ability to quickly assemble property into single ownership of the county, the tools
to manage it and the financing tools to develop that property.”


The land bank program hopes to change the perception of Flint. As thousands of abandoned
homes, stores and vacant lots become eyesores, people and their money go other places,
usually to build more sprawling suburbs. The perception that people are abandoning the
inner city then speeds up that abandonment. Many people who can afford to leave the city do.
And those who can’t afford to move are left behind.


According to data gathered by the research group Public Sector Consultants, Flint has the
state’s highest unemployment and crime rates and the lowest student test scores.


Art Potter is the land bank’s director. He thinks the downward spiral can be stopped.
When it is, those folks in the central city won’t have to suffer for still living there.


“Even though the City of Flint has lost 70,000 people in the last 30 years, the people who
are still here deserve to have a nice environment to live in. So our immediate goal is to
get control and to clean these properties now.”


Urban planning experts are watching the land bank approach. Michigan State
University’s Rex LaMore says Flint is typical of Midwestern cities whose manufacturing
base has shrunk. Private owners large and small have left unproductive property behind.
As the land bank steps in, LaMore says it’s likely to succeed and become an example that
other municipalities can follow.


“They can begin to maybe envision a city of the 21st century that will be different than
the cities of the 20th century or the 19th century that we see around the United States.
A city that reflects a more livable environment. So its an exciting opportunity. I think
we have the vision; the challenge is can we generate the resources? And the land bank model
does provide some opportunity to do that.”


But the land bank is meeting obstacles. For example, the new mayor of Flint who took over
in July canceled the city’s existing contracts. A conservative businessman, the mayor is
suspicious of the city’s past deals. They included one with the land bank to demolish 57
homes. This has slowed the land bank’s progress. Its officials are disappointed but they’re
still working with the mayor to get the money released.


(sound of kids chatting, then lawn mower starts up)


The weeds grow rampant in a neighborhood with broken up pavement and sometimes
no houses on an entire block. It’s open and in an odd way, peaceful. Like a
century-old farm. It’s as if the land has expelled the people who invaded with their bricks,
steel and concrete.


In the middle of all the vacant lots, Katherine Alymo sees possibilities.


“I’ve bought a number of properties in the auctions from the land bank and also got a side
lot acquisition from them for my house. My driveway wasn’t attached to my house when I
bought it. And it was this huge long process to try to get it from them. But they sold it
to me for a dollar. Finally.”


And since then, she’s hired people to fix the floors, paint walls and mow the lawns.
She’s also finding buyers for her properties who want to invest in the city as she has.
Together, they say they needed some help and the land bank is making that possible.


For the Great Lakes Radio Consortium, I’m Chris McCarus.


(lawn mower fades out)

Related Links

Empty Busses Need Snappy Ad Campaign

Go into any store these days and chances are you’ll find a bargain: buy two shirts and get one free… or buy a burger and get another one half-price. Retailers market their products with attractive deals because they know it works. Great Lakes Radio Consortium commentator Julia King thinks it’s time to use that marketing magic to get more of us to “buy into” public transportation:

Transcript

Go into any store these days and chances are you’ll find a bargain: buy two shirts and get
one free… or buy a burger and get another one half-price. Retailers market their products
with attractive deals because they know it works. Great Lakes Radio Consortium
commentator, Julia King, thinks it’s time to use that marketing magic to get more of us to
“buy into” public transportation:


A couple years back, my smallish Northern Indiana town got an honest-to-goodness
PUBLIC BUS. Progressive types started walkin’ a little taller, a little prouder – because,
well, when you have a BUS it means you live in a place where somebody cares.


Our bus is such a good thing, in fact, that people hate to talk about the one little problem:
(whisper) nobody ever rides it. Okay, that’s not exactly true. Last Tuesday, my
neighbor’s friend thought she saw someone in the very last row on the right hand side.


I’m just BARELY exaggerating. There are really only two kinds of people who ever get
on our bus: hardcore greenie tree-huggers… and those who have no other form of
transportation.


So, now, with tight government budgets and higher gas prices, some cost-conscious
citizens are rightly taking a closer look at our not-so-public public transportation.


In a letter to a local paper, one man put it this way: “I would prefer not having taxpayers’
dollars go literally up in fumes.” He suggested we have two choices: put the bus out of
its misery, or get more people to RIDE it.


According to the American Public Transportation Association, we could reduce our oil
dependence by about 40% – almost the amount we import from Saudi Arabia in a year –
if Americans would use public transportation for just 10% of our daily travel.


You know, radio stations hand out cash and concert tickets to attract listeners; television
stations lure viewers with home makeovers; cola companies entice customers with
everything from free soda to a chance at a BILLION dollars.


What do bus riders get for their trouble? Hmmm? Oh yeah – more trouble. If it’s hot, or
cold, or raining, and there’s a comfortable car ten feet away in the garage, taking a bus is
work.


In large cities, where drivers compete for rare and costly parking spaces, public
transportation offers tangible rewards in the way of convenience and affordability. But in
communities with plenty of space and manageable traffic – if you have a car – the only
reasons to ride a bus are long-term, big picture, goody-goody reasons like ozone
reduction, energy conservation and curbing global warming.


Here’s where the public sector can use a little private-sector know-how. Catchy jingles,
cash prizes, gift certificates at shops along the bus routes, maybe chocolate
riders need something in the here and now. Like anything else Americans buy, public
transportation is a product. It’s time to start selling it.


Host Tag: Julia King can be found riding the bus… alone… in Goshen, Indiana. She
comes to us by way of the Great Lakes Radio Consortium.

Related Links

Appreciating the Night Sky


The invention of electric lights at the end of the 19th Century ended the ancient tyranny of darkness over our lives. Turning on the lights at night has allowed us to make every hour count. But while nighttime lighting has given us unprecedented security and uncountable opportunities, we may be reaching the point where we have too much of a good thing. The Great Lakes Radio Consortium’s Ed Janus reports on two people involved in an international effort to turn the lights down a little and take back the night:

Shining Light on Women Astronomers

  • Matt Linke, the creator of "Women in Astronomy: A History" in the University of Michigan's Exhibit Museum planetarium.

Astronomy historically has been dominated by men, but women have left their mark over the years. A new planetarium show is trying to shine a little light on advances in astronomy that were made by women. And it could be coming soon to a planetarium near you. The Great Lakes Radio Consortium’s Tamar Charney reports: