In designing and building apartment and condominium projects, parking determines everything from site suitability to the building’s footprint to revenue optimization.
Throughout my career, I’ve had to turn down sites from a development perspective because we couldn’t make the parking work. Parking often dictates building layouts and sometimes even the number of units we can put into the building. For those of us in the multifamily sector, we want to create spaces for people to live, play, and grow, not just projects centered around giving people a place to store their cars.
Over the years, my colleagues and I at The Bradley Projects have developed strategies for site evaluation and alternative methods for maximizing parking and overall return on investment. The following are strategies for parking that we have found serve the site, the residents, and the owner/developer.
KNOWLEDGE AND THOROUGHNESS: STILL THE KEY FACTORS IN SITE ASSESSMENTS
First, there is no “thinking around” a site’s topography related to parking design strategies. As developers ourselves, we occasionally have to pass on a site solely because it doesn’t allow for optimal parking.
Take the matter of subterranean conditions, which can vary significantly across the U.S. In coastal areas, underground parking becomes difficult due to soil conditions and drainage, whereas in Nashville, where we are based, everything is on bedrock. That makes excavation time-consuming and expensive and carries certain liabilities due to the need for explosives to blast the rock. So it is important to identify the unique site-specific conditions before moving on to the rest of the site analysis.
STARTING POINTS FOR EVALUATING PARKING
We typically begin by looking at the geometries of the site, any irregularities, possible ingress and egress points, traffic flow and patterns, and assorted other unique features—all of which is part of our contextual analysis. We study layouts, which are a factor of dimensions, rhythms, and building codes.
Over the years, we have assembled a knowledge base of parking analyses from every project we’ve ever done, based on our work with numerous traffic engineers and parking consultants. Using this knowledge base we can be very efficient in evaluating a site. Specialized software technology can sometimes be helpful, but we often still rely on conventional evaluation methods due to cost and budget to get the job done.
We’ve also found that technology doesn’t quite go that last step to optimize the layout. We have been experimenting with software from several new tech companies, beta testing their products that promise to use in-depth algorithms to essentially compute the most efficient layout from the onset of the study.
We have found that, while these tools can produce results very quickly, the results have been much the same as what we would have developed without the program. We’ve also found the algorithm-based software can lay out the spaces mathematically but has not yet been able to finesse the geometries the way the human brain can. There are just times where a motorcycle space or two can fill in a strange area, or you can move trash collection somewhere else, or a transformer to another location—all solutions that surface through human collaboration, brainstorming, and experience.
THREE APPROACHES TO PARKING IN APARTMENT AND CONDOMINIUM PROJECTS
Once we have completed an initial analysis, we’re ready to consider what building typology makes sense. Usually, that falls into three categories: tuck under, cantilever, and over excavation.
Tuck under is usually the least expensive method for tight areas but only works well off alley-loaded sites. For our Fairfax Flats project, we managed to fit parking for 19 units into a tiny urban infill lot with this tactic.
![Fairfax Flats, Nashville - tuck under parking](/sites/default/files/inline-images/2%20Bradley%20Projects%20-%20Fairfax%20Flats%20Nashville.jpg)
In neighborhood-based urban areas with alley-loaded access, the tuck under approach can work well if the site allows the structure to address the main street and neighborhood while hiding and directing the cars to the alley.
Cantilever. In multifamily projects, cantilevers can break up the typical “box” multifamily development that is running rampant in so many cities and give architects a chance for a more progressive statement. They also provide an ideal way to work covered parking into the project. While more expensive than a tuck under, the cantilever approach can provide more parking spaces.
![Alina apartment complex, Nashville with cantilever parking](/sites/default/files/inline-images/3%20Alina%20Nashville.jpg)
A site with an alley is still preferable for the cantilever technique, although, in tight spatial scenarios, we’ve done this off of a busy city street.
Over excavation is usually the most expensive option. In many urban areas this approach allows parking to be pushed to the extreme edges of the property, then covered by the building or by setback/outdoor space, depending on the zoning requirements.
![Illume Nashville, The Bradley Projects - over excavation parking](/sites/default/files/inline-images/4%20Illume%20Nashville%20%20-%20Ford%20Photographs%20-%20BPIjpg.jpg)
Over excavation is expensive due to the excavation costs, shoring requirements at property lines, and the extra effort needed to build space underground. This approach lends itself to creating plaza-like spaces over the concrete “lid” of the parking area.
Some more enlightened cities have begun to incentivize developers to create this type of ground-level outdoor space to integrate new multifamily communities into the urban fabric and pedestrian realm. Such spaces also can increase retail or residential rents if they are seen as marketable. But it’s still a question of thoughtful and intentional design.
Over excavation can work just about anywhere there is enough room to get a car ramp down and parking allocated.
CHOOSING THE RIGHT PARKING STYLE
Ultimately, the cost-effectiveness equation is more complex than dollars in and dollars out. So many of our projects would never have penciled out without pushing hard on efficiencies and getting creative with how we solve for the highest level of efficiency while addressing all of the various types of users and circulation patterns.
Sometimes the cheapest option isn’t the best. I’ve seen the ROI on a multifamily development increase 20-25% just by rethinking how we handle the parking scenario. It was not because the parking solution saved construction dollars, but because it allowed 20-25% more units, or more retail space, or both.
It’s becoming much more critical to think about and be honest about how much parking your project needs. Cities across the map are lowering their parking requirements. People are becoming less car reliant. In the Nashville region, we are seeing an average 25% decrease in required parking in most areas of our urban areas—even down to zero required parking in areas on multimodal corridors. Nashville’s civic leadership is very wisely and progressively pushing much of the parking requirements back on developers and the market to resolve the parking situation instead of adopting an antiquated, one-size-fits-all policy.
THE FUTURE OF PARKING
Despite the reduced reliance on cars, we’re nowhere near a zero parking world, but the trend is undoubtedly moving toward less and less parking, more EV charging areas, and more drop-off/valet areas.
I’m excited to see the possibility of our cities becoming more populated with autonomous vehicles that can be developed for much safer conditions for riders and pedestrians.
ABOUT THE AUTHOR
Jared Bradley, AIA, NCARB, is Founder and President of The Bradley Projects, an architecture, construction, and development company headquartered in Nashville, Tenn.
Related Stories
| Mar 11, 2011
Renovation energizes retirement community in Massachusetts
The 12-year-old Edgewood Retirement Community in Andover, Mass., underwent a major 40,000-sf expansion and renovation that added 60 patient care beds in the long-term care unit, a new 17,000-sf, 40-bed cognitive impairment unit, and an 80-seat informal dining bistro.
| Mar 11, 2011
Mixed-income retirement community in Maryland based on holistic care
The Green House Residences at Stadium Place in Waverly, Md., is a five-story, 40,600-sf, mixed-income retirement community based on a holistic continuum of care concept developed by Dr. Bill Thomas. Each of the four residential floors houses a self-contained home for 12 residents that includes 12 bedrooms/baths organized around a common living/social area called the “hearth,” which includes a kitchen, living room with fireplace, and dining area.
| Mar 11, 2011
Texas A&M mixed-use community will focus on green living
HOK, Realty Appreciation, and Texas A&M University are working on the Urban Living Laboratory, a 1.2-million-sf mixed-use project owned by the university. The five-phase, live-work-play project will include offices, retail, multifamily apartments, and two hotels.
| Mar 1, 2011
How to make rentals more attractive as the American dream evolves, adapts
Roger K. Lewis, architect and professor emeritus of architecture at the University of Maryland, writes in the Washington Post about the rising market demand for rental housing and how Building Teams can make these properties a desirable choice for consumer, not just an economically prudent and necessary one.
| Feb 15, 2011
New Orleans' rebuilt public housing architecture gets mixed reviews
The architecture of New Orleans’ new public housing is awash with optimism about how urban-design will improve residents' lives—but the changes are based on the idealism of an earlier era that’s being erased and revised.
| Feb 11, 2011
Chicago high-rise mixes condos with classrooms for Art Institute students
The Legacy at Millennium Park is a 72-story, mixed-use complex that rises high above Chicago’s Michigan Avenue. The glass tower, designed by Solomon Cordwell Buenz, is mostly residential, but also includes 41,000 sf of classroom space for the School of the Art Institute of Chicago and another 7,400 sf of retail space. The building’s 355 one-, two-, three-, and four-bedroom condominiums range from 875 sf to 9,300 sf, and there are seven levels of parking. Sky patios on the 15th, 42nd, and 60th floors give owners outdoor access and views of Lake Michigan.
| Feb 11, 2011
Sustainable community center to serve Angelinos in need
Harbor Interfaith Services, a nonprofit serving the homeless and working poor in the Harbor Area and South Bay communities of Los Angeles, engaged Withee Malcolm Architects to design a new 15,000-sf family resource center. The architects, who are working pro bono for the initial phase, created a family-centered design that consolidates all programs into a single building. The new three-story space will house a resource center, food pantry, nursery and pre-school, and administrative offices, plus indoor and outdoor play spaces and underground parking. The building’s scale and setbacks will help it blend with its residential neighbors, while its low-flow fixtures, low-VOC and recycled materials, and energy-efficient mechanical equipment and appliances will help it earn LEED certification.
| Feb 11, 2011
Apartment complex caters to University of Minnesota students
Twin Cities firm Elness Swenson Graham Architects designed the new Stadium Village Flats, in the University of Minnesota’s East Bank Campus, with students in mind. The $30 million, six-story residential/retail complex will include 120 furnished apartments with fitness rooms and lounges on each floor. More than 5,000 sf of first-floor retail space and two levels of below-ground parking will complete the complex. Opus AE Group Inc., based in Minneapolis, will provide structural engineering services.
| Jan 27, 2011
Perkins Eastman's report on senior housing signals a changing market
Top international design and architecture firm Perkins Eastman is pleased to announce that the Perkins Eastman Research Collaborative recently completed the “Design for Aging Review 10 Insights and Innovations: The State of Senior Housing” study for the American Institute of Architects (AIA). The results of the comprehensive study reflect the changing demands and emerging concepts that are re-shaping today’s senior living industry.
| Jan 21, 2011
Harlem facility combines social services with retail, office space
Harlem is one of the first neighborhoods in New York City to combine retail with assisted living. The six-story, 50,000-sf building provides assisted living for residents with disabilities and a nonprofit group offering services to minority groups, plus retail and office space.