A Limited Resource is Never Free.
2 Hours
1,009,076
Bart van Lakwijk Andrew Brosseit
The failure of modern urban planning is a direct result of the success of the automobile. The automobile threatens to destroy the fabric by which cities are defined. In spite of this fact the automobile is not something to fear, but rather must become a tool in the hands of urban planners. We must exploit the weaknesses of the automobile and use them to create new diverse neighborhoods that facilitate urban evolution.
Hypothesis:
What if parking wasn’t an architectural afterthought? What if it was the most important structure within a community? We propose to use parking, the parking structure, and their manipulation to shape urban communities. We propose the relocation of parking to a central structure servicing the surrounding .25 mile community. We propose condensing the number of possible destinations within the city. We propose creating areas of heightened social interaction around these centralized structures. By changing the principles and characteristics on which the city has been defined in the past, we can lay the canvas for new urban structures, programs, and human interactions.
ZONING
PARKING
Shaping the City
P
PROGRAM
OPEN CITY
Office Commercial Manufacturing Single Unit Housing Multiple Unit Housing
Typology Organization Form Density Aesthetics
Parking ratios and cost of parking can be adjusted to cause a reorganization of the urban environment.
Numbers
Chicago Population Workers (Employed in the City) Mean Travel Time to Work (min)
2,900,000 1,300,000 38.9
Commuted by Private Vehicle Drove Alone Carpooled In Two-Person Carpool In Three-Person Carpool In Four Person Carpool In Five or Six Person Carpool In Seven or More Person Carpool
60.3% 49.0% 11.3% 8.6% 1.6% 0.6% 0.3% 0.2%
783,900 384,111 88,580.7 67,415.4 12,542.4 4,703.4 2351.7 1567.8
Public Transportation Bus Streetcar or Trolley Car Subway or Elevated Railroad
31.5% 11.5% 0.2% 9.5% 9.6%
409,500 47,092.5 819 38,902 39,312
Taxicab Bicycle Walked Other Means Worked to Home
.7% .4% 4.8% 0.9% 2.1%
9,100 5,200 62,400 11,700 27,300
No. Cars 384,111 33,707.7 4180.8 1175.85 427.6 209
Chicago Residence: 423,812 cars Represents 46% of Total Traffic
Total Number of Cars: 1,009,076 source: US Census
The Institute of Transportation Engineers carefully observe the parking requirement of the suburbs. Planning officials then apply these requirements to the city.
It all makes perfect sense...
Parking Ratios
Land Use Manufacturing Furniture Store Industrial Park Residential condominium Restaurant Warehousing Motel Retirement Community Church Government Office Discount Store Hardware Store Supermarket Tennis Courts/ Club Fast Food with Drive-Thru Fast Food without Drive-Thru Bank with Drive-Thru Bank without Drive-Thru Convenience Market per 1000 sq. ft.
Parking Ratios (parking spaces) 1.6 1.2 1.5 1.1 12.5 0.5 0.9 0.3 0.4 3.8 3.6 2.4 2.9 0.7 10.0 11.7 4.2 0.6 1.4
Trip Generation (round trips/day) 1.9 2.2 3.5 2.9 47.8 2.4 5.1 1.7 3.8 34.5 35.6 25.6 62.8 16.5 316.1 388.6 145.6 95.0 443.5
Trips Per Parking Space (round trips/space/day) 1.2 1.8 2.4 2.6 3.8 4.9 5.7 6.1 9.0 9.0 10.0 10.6 21.9 23.2 31.6 33.3 34.4 150.8 314.6
Source: Institute of Transportation Engineers
Repetition
Institute of Transportation Engineers survey parking at sites that offer ample free parking and lack public transit.
Urban Planners use these surveys to set minimum parking requirements.
Transportation Planners design the roads and highways to satisfy the trip generation rates set by the Institute of Transportations Engineers
Urban Planners limit land use density so that new development will not generate more vehicle trips than nearby roads and highways can carry.
Density decreases. People can no longer walk to their destination. Public transportation can not adequately accommodate the urban sprawl Automobile ownership increases
Institute of Transportation Engineers resurvey parking requirements based on the increased automobile usage. The Trouble With Minimum Parking Requirements, Donald Shoup
The Car A car spends 95% of its life parked A car occupies 200 sq. ft. parked For each Car there exists 5 parking spaces. The car allows for infinite number of destinations, but substantially decreases the distance people are willing to walk and the amount of interaction that occurs between individuals.
2
1/4 mi radius comfortable walking distance possible destinations
1
The Train Area of Chicago: 227 sq. miles Area of Loop (saturated): 1.1 sq. miles Light rial system has 116 stops outside Loop Each Stop effectively services 0.196 sq. miles 22.74 miles served The train creates a limited number of destinations along linear corridors. The distance people are willing to walk and the amount of human interaction is increased. Rail services a much reduced portion of the city when compared with the automobile.
possible destinations
2
1/4 mi radius comfortable walking distance
1
Proposal: Condense Transportation 1. Allows city to manipulate urban areas by adjusting the number and cost of parking spaces. 2. Creates a hybrid transportation infrastructure that includes the car, bus, light rail, and the pedestrian. 3. Limited and carefully placed street parking help to create new areas of urban stimulus.
Parking Garage Building/ Parking Garage
Public Transit
Off-street Parking Surface Parking
Street Parking
Condense Community Program The parking structure becomes more than a warehouse for the automobile. Various programs needed within the community are inserted and condensed into the parking structure. The parking garage becomes the source of community identity. Rather than an eyesore the parking structures help to define and unite the community around it.
Big Box Retail Coffee Shop Grocery Store Hardware Store Art Store
Exercise Club Spa Gymnasium Sports Team
Parking
Gas Station Car Maintenance Rental Car Car Sharing
Police Station Fire Station Emergency Health Care
Bus Station Light Rail Station
School Daycare Community Center Garbage Collection Recycling Center
Area of Chicago: 227 sq. miles Number of Parking Garages: 1158 Number of Parking spaces per garage: 2000 Number of Parking Spaces within the City: 2,316,000
227 miles served We propose to develop a new relationship between people and transportation. Public transportation and parking are condensed into centralized structures within the community. Distance people are willing to walk and the amount of human interaction increases. Eventually the entire city is within walking distance of parking and public transportation.
2
possible destinations
1/4 mi radius comfortable walking distance
1
Existing Total Number of Spaces: 73,467 Parking Garages: 227
4000 2000 1000 500
> 500
4000 2000 1000 500
1/4 mile radius
Intervention
4000 2000 1000 500
Rules:
Establishing a Parking Structure: 1. One parking structure per .25 mile zone is allowed. 2. Each parking structure constructed provides 2000 parking spaces to the surrounding community. 3. The parking space can not be purchased, rather they are rented monthly directly from the city. 4. Every parking garage must include a variety of community facilities, in addition to parking.
Parking Ratio: 1. The parking ratio is the maximum number of parking spaces that a single 1000 sf. space can rent. 2. Each parking structure is assigned a specific parking ratio, established by examining target densities within the .25 mile zone. 3. This ratio can be adjusted by the city as the community located around it changes. 4. It is acknowledged that the number of parking spaces provided will be less than the number provided. The city will control demand by adjusting how much it costs to rent the spaces.
4. The non-buildable area on a piece of property must be accessible to the public. 5. At least 70% of these non-buildable areas must be dedicated to green space (variances from this rule must meet city approval). 6. The land owner must maintain the non-buildable area of his land for safe public use.
Street Parking: 1. Street parking is removed from all roads within the .25 mile zone. 2. The city can decide to reinstate street parking on designated streets within the .25 mile zone. 3. Street parking is used only on a limited basis as a tool to densify or re-energize areas within the .25 mile zone.
Building Height: 1. The height of the parking structure establishes the maximum building height within the .25 mile zone.
Hybrid Zones: Density Regulations: 1. The maximum target density in these .25 mile zones is the development of 75% of total land area. 2. The density to which each .25 mile zone can be developed is set by the parking ratio of the central parking structure. 3. The amount of land which can be developed on a piece of property within the zone is equal to the inverse of the parking ratio. Example: If the parking ratio is 2 parking spaces allowed per 1 building unit (1000 sf ) (2:1), then the maximum built area will be set at 50% of the property in question (1:2).
1. A hybrid zone is where two or more .25 mile parking zones overlap one another. There are special conditions that exist when this occurs. 2. In a hybrid zone the parking ratio available to spaces within that zone equals the sum of the parking ratios from the overlapping zones. 3. The maximum buildable area is the inverse of the parking ratio set by the previous rule. 4. When two .25 mile zones over-lap one another the maximum building height is set to the combined height of the two respective parking structures. 5. When three or more parking zones overlap one another then there is no height restriction on the building.
Breakdown
.196 mi
2
5,473,911 ft2
2
.196 mi 2
5,473,911 ft
2
.196 mi 2
5,473,911 ft
.048 mi
2
1,347,205 ft2
2
.031 mi2 869,306 ft
2
.039 mi 2
1,082,199 ft
.044 mi
2
1,240,187 ft2
2
.030 mi2 827,270 ft
2
.036 mi2 997,020 ft
.152 mi
2
4,233,724 ft2
2
.157 mi 2
4,399,319 ft
2
.149 mi 2
4,160,507 ft
Intersections
2
.111 mi
2000 sp 2
3,101,303 ft
max pr 1:1 2
4000 sp
.022mi
613,735 ft2
max pr 1:3
2
2
.010 mi
2.102,799 ft2
357,689 ft2
2000 sp
6000 sp
.075 mi
.013 mi 2
4000 sp
281,497 ft2
max pr 1:2
max pr 1:7
max pr 1:5 2
.041 mi
4000 sp
1,156,536 ft2
max pr 1:6
2
.082 mi
2000 sp
2,285,868 ft2
Area
max pr 1:4
Parking Number of Available parking spaces and max parking ration
Land Value
Land value increases as property becomes closer to the central parking structure.
Land value increases in the hybrid zones because less land is developable but the number of parking spaces, the number of parking spaces per unit, and the max building height are greater.
Plan Lingotto 1
Initial Parking Ratio: 1:1 Max Land Development: 75% Max Building Height: 150 Feet
Mulholland 2
Initial Parking Ratio: 2:1 Max Land Development: 50% Max Building Height: 150 Feet
Schakelbord 3
Initial Parking Ratio: 4:1 Max Land Development: 25% Max Building Height: 450 Feet
Hybrid 4
Initial Parking Ratio: 5:1 Max Land Development: 20 % Max Building Height: 600 feet
5
Initial Parking Ratio: 3:1 Max Land Development: 33.3% Max Building Height: 300 feet
6
Initial Parking Ratio: 6:1 Max Land Development: 16.7% Max Building Height: 600 Feet
7
Initial Parking Ratio: 7:1 Max Land Development: 14.3% Max Building Height: None
1 5
2 3 4
6
3
parking structure light rail street parking
Parking Demand
Lingotto The low parking ratio decreases demand and keeps the zone primarily residential. The street parking along two perpendicular central streets allow for the development of a commercial corridor dedicated to the surrounding residential community. The parking structure becomes filled with community program. One floor becomes a track for weekend runners, the ground floor houses a grocery store, community yoga lessons are held on the roof as the sun rises in the morning.
24:00
18:00
12:00
Space for New Programs High Demand
M-F
S/S
Original Parking Ratio: 1:1 Max Land Development: 75% Max Building Height: 150 feet
Parking Demand
Mulholland The design of the parking garage allows visitors to escape the strict Chicago grid. Families visit the structure on the weekend to have picnics with spectacular views over the city. People who visit the structure often stay to eat dinner and attend a show at one of the many theaters that are being built. The area around the garage becomes a magnet for various forms of entertainment. A loop of street parking enhances this development. A large drive-in movie screen is constructed. Surrounding buildings construct seats on their roofs and charge admission. The zone official becomes the largest movie theater in the world collectively seating over 30,000 people.
24:00
18:00
12:00
Space for New Programs High Demand
M-F
S/S
Initial Parking Ratio: 2:1 Max Land Development: 50% Max Building Height: 150 feet
Parking Demand
Schakelbord The parking ratio is relatively high in this zone, increasing demand which in turn increases the price at which parking spaces are rented. Corporate and financial businesses that need more parking spaces and can afford the higher rents and buy up the surrounding land. The parking structure is constructed as a tower using a minimal amount of land. Its height allows for taller buildings to develop in this zone. The zone is developed around strong undertones of efficiency and therefore offers no street parking. Various coffee shops and meeting rooms occupy various spaces within the parking structure, creating breath-taking views, but more importantly providing places for people to trade stock through zone wide wireless internet.
Space for New Programs High Demand
24:00
18:00
12:00
M-F
S/S
Initial Parking Ratio: 4:1 Max Land Development: 25% Max Building Height: 450 feet
Transformation Transformation Turn book Clockwise to Finish
ratio: none max land development: none
Pieces of land cannot remain empty. Streets are in use by cars. The non-motorized pedestrian is constrained to the sidewalks and crosswalks. Empty blocks are owned and maintained by the city.
ratio: none max land development: none
A piece of land which does not belong to a private owner becomes the city’s property. The city takes care of the green spaces for public use.
ratio: none max land development: none
The parking ratio is set to 7:1 which allows only 1/7 of the land to be developed. Programs start moving in and the first buildings are under construction.
ratio: 7:1 max land development: 15%
The first privately owned parks for the public are created within the development zone.
Land-owners are allowed to develop 15% of their land, the non-buildable area must be accessible to the public. At least 70% of these non-buildable areas must be dedicated to green space.
ratio: 7:1 max land development: 15%
As long as the parking ratio remains unchanged, land-owners are not allowed to develop more of their land. Buildings are allowed to grow to a height equal to their respective parking structures. Hybrid zones are allowed special privileges in regards to their height. Developments that occur within a zone in which three or more parking zones overlap have no height restrictions.
ratio: 7:1 max land development: 15%
The city changes the parking ratio to 4 parking spaces to 1 building unit. Programs with a need for a higher parking ratio move out of the area. New programs that need a lower parking ratio move in.
ratio: 4:1 max land development: 25%
With a new and lower parking ratio, more land development is allowed. Land-owners are allowed to construct more buildings until the new maximum of land development is reached.
ratio: 4:1 max land development: 25%
Private owners must continue to maintain the non-buildable area of their land. More land is owned by private owners so new green spaces are developed. The public park becomes a new way for companies to advertise. Corporations compete with one another to have the unique and exciting public park spaces.
ratio: 4:1 max land development: 25%
As long as the parking ratio does not change, land-owners are not allowed to develop more of their land. Again, buildings are allowed to grow to a height equal to their respective parking structures.
ratio: 4:1 max land development: 25%
The lower parking ratio helps to decrease the number of cars driving into the zone. Automobile traffic remains primarily on the streets that lead to the parking garage. The side streets become mostly vacant except for some delivery trucks. People begin to occupy the streets more frequently. In some streets the asphalt is removed and grass is planted, creating a linear park running through the zone.
ratio: 4:1 max land development: 25%
With the new, lower ratio, programs with a lower necessary parking ratio are moving in. Some programs which need the previous parking ratio move out of the area. Others learn to adapt to the new parking regulations.
The city has lowered the ratio once again. The new ratio is set to 1:1. The maximum target density in the .25 mile zone is set to 75% of total land area. At least 25% of the total land remains accessible to the public.
ratio: 1:1 max land development: 75%
Private owners have to take care of the non-buildable area of their land. More land is owned by private owners so new green spaces are developed. With each decrease in parking allowed, the remaining land is sold in smaller increments. This creates numerous small parks that run throughout the community.
ratio: 1:1 max land development: 75%
With a lower parking ratio, the area becomes more dense and less cars are owned per 1,000 sf of built area. Public transportation becomes a more and more important mode of transportation for those who want to avoid the costs of renting a parking space. In addition to parking, every parking garage already includes a variety of community facilities. As public transit becomes more important, community transportation is condensed into a central garage. Once a certain ridership is achieved the zone is eligible for the construction of a light rail line.
ratio: 1:1 max land development: 75%