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DOWNTOWN NEW HAVEN PARKING
STRATEGIC PLAN
Prepared by:
Wilbur Smith Associates
May 2004
DOWNTOWN NEW HAVEN PARKING
STRATEGIC PLAN
Prepared for:
New Haven Parking Authority
City of New Haven
City Plan Department
Economic Development Administration
Traffic and Parking Department
Prepared by:
Wilbur Smith Associates
May 2004
Table of Contents
Executive Summary 1
I. Introduction 4
II. Existing Parking Supply 5
III. Parking Fees 15
IV. Stakeholders Input 17
V. Future Parking Demand 18
VI. Suggested Strategies and Next Steps 22
VII. City and Parking Authority Responsibilities for Implementation 25
Page i Downtown New Haven Parking
Strategic Plan
Tabulations
Table Number Page
1 Downtown Parking “point-in-time” Utilization Report 12
2 Summary of Public Parking by District 13
3 On-Street Parking Space Summary 15
4 Weighted Average Parking Rates in Downtown New Haven 16
5 Summary of Parking Rates 16
6 Matrix of Strategies by District and Level of Responsibility 26
Page ii Downtown New Haven Parking
Strategic Plan
Illustrations
Figure Number Page
1 Study Area – Downtown Districts 6
2 On-Street Parking Locations 7
3 City Owned, City Operated Public Parking Facilities 8
4 City Owned, Privately Operated Public Parking Facilities 9
5 Privately Owned, Privately Operated Public Parking Facilities 10
6 Private Parking Facilities for Private Use 11
7 Public Parking Utilization – Downtown Districts 14
8 Potential Downtown Development Areas 20
Page iii Downtown New Haven Parking
Strategic Plan
EXECUTIVE SUMMARY
An increase in economic activity, together with a number of planned investments, is
impacting the supply of parking in Downtown New Haven. The supply of parking has
tightened in recent years, as available space is absorbed by new development in the
central business district and in the surrounding area. For example, the dynamics of
residential development and increased ridership at Union Station have a noticeable
impact on the parking supply. To better understand the issue and to suggest possible
strategies to improve the overall parking situation, the New Haven Parking Authority -
working collaboratively with the City of New Haven - engaged Wilbur Smith Associates
to prepare this report.
It is now clear that existing public parking in Downtown New Haven has reached levels
where, if action is delayed any further, an undesirable condition could develop. The
existing occupancy in the downtown has exceeded 80% and is approaching 90% in most
of the downtown facilities. The addition of the new Mid-Block Garage and the Union
Station garage will help alleviate some of this pressure. However, new development in
the Ninth Square/Gateway District will need to be accommodated as well as the existing
pressure resulting from Yale University and the Yale-New Haven Medical Complex.
These institutions, as well as St. Raphael’s Hospital, all of which are outside of the study
area, are planning additional structured parking facilities.
A utilization survey was conducted, and stakeholder input was assembled to gain an
understanding of the immediate parking needs in Downtown New Haven. The results of
the utilization survey revealed that parking is at or near capacity, and with the impact of
recent residential and further mixed-use development, capacity will soon exceed supply.
While the provision of new parking is a clear solution, other strategies in parking
management and regulation play an important role in ensuring the continued
development in Downtown New Haven.
Suggested Strategies and Next Steps
The following strategies and next steps have been developed to address the parking needs
of Downtown New Haven.
A. Downtown-Wide Parking Strategies
1. Monitor, assess, and adjust parking rates, regulations, policies, and
management as deemed appropriate.
Page 1 of 27 Downtown New Haven Parking
Strategic Plan
B. Broadway/Yale District
1. Determine public parking use of Yale parkers.
2. Determine use of Yale parking facilities by Yale parkers.
3. Develop a coordinated and efficient parking management plan
between the City and Yale.
4. Look for a site for new shared parking with minimal business
relocation and demolition impacts over a 5 year time frame to
develop approximately 300 additional public parking spaces for
both long-term and short-term parkers.
C. South/West of Chapel District
1. Future land development in the Route 34 right of way should focus
on coordinated public and/or private and shared parking. Single
user parking should be discouraged.
2. Continue to monitor the Temple Street Garage as parking demand
for new residential development in the Downtown is on the rise.
Temple Street Garage is ideally suited to accommodate this
residential parking demand in the district from Church Street west.
3. Encourage the medical/research/hospital facilities south of the
Route 34 right-of-way to develop public and/or private and shared
parking, in concert with the provision of City-owned public
parking in or south of the District to reduce parking demand by
non-District facilities.
4. Provide parking for the office/research/hospital facilities on
College Street north of Route 34 in the District.
D. Gateway/Ninth Square District
1. Construct the new Union Station parking facility to relieve parking
demand at the Station and in the District in general, as soon as
possible.
2. Conduct a comprehensive Parking Needs and Location Study in
the Gateway/Ninth Square District to provide new parking
facilities in conjunction with on-going redevelopment in the
District. This effort supports the Gateway Plan (up to 1,800 new
parking spaces), and Ninth Square expansion (up to 170 parking
spaces).
Page 2 of 27 Downtown New Haven Parking
Strategic Plan
E. Financial/Audubon District
1. With the construction of the planned 875-space Mid-Block Garage,
parking demands should be satisfied for the current and anticipated
near term development activity in the District.
2. After the Mid-Block Garage is constructed, monitor parking use
and demand.
Suggested levels of responsibility for the New Haven Parking Authority and the City of
New Haven have been developed to carry out these strategies. These are detailed in
section VII of this report.
This report presents a “snapshot” of existing Downtown parking conditions and
operations, advancement of the City’s Master Plan of Development, Suggested Parking
Strategies and the Next Steps needed to quantify and advance these Parking Strategies.
The result is to have a Comprehensive and Integrated Parking Program to serve a
component of the overall Vision for a vibrant and economic-stable Downtown for
employees, businesses, residents and visitors.
Page 3 of 27 Downtown New Haven Parking
Strategic Plan
I. Introduction
An increase in economic activity, together with a number of planned investments, is
impacting the supply of parking in Downtown New Haven. The supply of parking has
tightened in recent years, as available space is absorbed by new development in the
central business district and in the surrounding area. For example, the dynamics of
residential development and increased ridership at Union Station have a noticeable
impact on the parking supply. To better understand the issue and to suggest possible
strategies to improve the overall parking situation, the New Haven Parking Authority -
working collaboratively with the City of New Haven - engaged Wilbur Smith Associates
to prepare this report.
It is now clear that the existing public parking in Downtown New Haven has reached
levels where if action is delayed any further, an undesirable condition could develop.
The existing occupancy in the downtown has exceeded 80% and is approaching 90% in
most of the downtown facilities. The addition of the new Mid-Block Garage and the
Union Station garage will help alleviate some of this pressure, continued new
development in the Ninth Square/Gateway District will need to be accommodated as well
as the existing pressure resulting from Yale University and the Yale-New Haven Medical
Complex. These institutions, as well as St. Raphael’s Hospital, all of which are outside
of the study area, are planning additional structured parking facilities.
As parking demand and prices rise, pressure to create more off street parking spaces rises.
Underutilized and often historic buildings often fall prey to these demands. We have
already seen such demolitions in recent years – on Crown Street, College Street, and
Orange Street – as individual businesses seek to provide surface parking as close as
possible to their establishments.
These demolitions are extremely harmful to the urban quality of central New Haven. In
an attempt to ease access to the city, they destroy the urban character of the “street wall”
that defines the city. In addition, destruction of these buildings is likely to reduce the
assessed value of these properties and the area in general. Zoning ordinance amendments
or separate ordinances prohibiting such demolition should be written.
Early on in the process, goals were established for this project. They were:
• To understand existing downtown parking location and availability, as well as
utilization;
• Identify the development projects that will create new demand and the parking
necessary to meet this demand;
• Sketch how any strain on existing parking and any new demand might be
stratified; and,
Page 4 of 27 Downtown New Haven Parking
Strategic Plan
• Outline any public or private policies that might be beneficial in support of
improved parking conditions in downtown.
The process began by identifying the number of spaces available, whether on-street or
off-street, whether public or private; what is its present and projected demand and what
are the parking fees. Once this data was compiled, and a meeting held with local
stakeholders, the key issues were identified along with possible ways to meet this
demand. Following is a discussion of these efforts.
II. Existing Parking Supply
The study area was identified and broken into logical sub groupings. Figure 1 highlights
the study area and the four districts that were determined to be appropriate for this study.
The study area is influenced by areas beyond downtown, including the Yale Campus,
Union Station, Long Wharf and the Yale Medical Center complex. In order to better
understand the parking in each district, the type of parking was further defined as
follows:
• On-street parking
• City owned, city operated public parking facilities
• City owned, privately operated public parking facilities
• Privately owned, privately operated public parking facilities
• Privately owned facilities for private use.
Figures 2 through 6 show the facility locations and capacities in each of the districts. In
addition to identifying the parking areas, a spot in time utilization analysis was
undertaken to help understand the amount of available parking in each of the districts
during a typical weekday. Table 1 provides the detail of each public facility, by district
with the ownership, the operator, the capacity, and utilization.
Page 5 of 27 Downtown New Haven Parking
Strategic Plan
µ
District
Broadway/Yale
0 375 750 1,500
Financial/Audubon Feet
Gateway/Ninth Square
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34
15-30 Minute Parking
One Hour Parking
Two Hour Parking
> 2 Hours
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On-street Parking Locations*
Figure 2
*Does not include residential permit parking.
Legend
µ
Study Area
0 375 750 1,500
District Feet
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34
Parking Facility Capacity
1 Frontage Road Lots 575
2 Air Rights Garage 2601
3 Union Station Garage 890 4
4 Union Station Surface Lot 310
5 Temple Street Garage 1219 3
6 Temple George Garage 371
7 Crown Street Garage 720
ue
en
8 Chapel Square Garage 325
Av
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9 Orange/Elm Lot 70
Un
10 State/Olive/Audubon Lot 85
11 Broadway Plaza Lot 140
12 Granite Square Garage 305
City Owned, City Operated Public Parking Facilities
Figure 3
µ
Legend
Study Area
District
0 375 750 1,500
Broadway/Yale Feet
Financial/Audubon
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34
Parking Facility Capacity
1 Coliseum Lot 35
2 George / Orange Lot 61
3 25 George Street 45
4 State / Fair Lot 86
5 Bromley Lot 40
6 State / Chapel Lot 70
7 Shartenburg Lot 215
ue
en
Av
8 State/Grand Lot 97
io n
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City Owned, Privately Operated Public Parking Facilities
Figure 4
Legend
µ
Study Area
District 0 375 750 1,500
Broadway/Yale Feet
Financial/Audubon
Dixwel
Gateway/Ninth Square
l Aven
South/West of Chapel
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Parking Facility Capacity
t
Gateway/Ninth Square
ee
Str
1 Grove Street Garage 650
te
Sta
2 Century Tower Garage 614
3 City Hall/ Financial Center Garage 550
4 Audubon Court Garage 257
5 Whitney Ave./ Grove St. Garage 145
6 59 Elm St. 45
7 Bullards Lot (e. Side of Orange) 102
8 60 Wall St.(Gold Building Lot) 60
9 Trumbull St./ Whitney Ave. Lot 40 "
)
34
10 Wachovia Lot ( Elm St.) 68
11 227 Church St.(SNET Building) 66
12 Orange St./ Court St. 36
13 Lot "E" ( State St., Court to Grand) 100
14 Horowitz Lot 60
15 State St./ Crown St Lot (Atwater) 42
16 Ninth Square Garage (George St.) 360
17 Wachovia Lot ( Church/ Crown) 76
18 Ninth Square Garage (State St.) 215
19 Chapel St/ York St Garage 474
20 Schiavone Lot 170
21 College St./ Crown St. Lot 135
22 Crown St./High St. Lot 100
23 Kirks Lot 68
ue
24 Neon Garage 45
en
25 College St./ George St. Lot 30
Av
26 York St. - High St. Lot 60
ion
Un
27 169 Park St. Lot 35
28 Elm St./ Broadway Lot 70
29 Elm St./ Park St. Lot 38
30 Colony Inn 100
31 Holiday Inn Parking Deck 75
32 Off Broadway Lot 80
Privately Owned, Privately Operated Public Parking Facilities
Figure 5
µ
Legend
Study Area
District 0 375 750 1,500
Broadway/Yale Feet
Dixwel
Financial/Audubon
l Avenu
Gateway/Ninth Square
Go
South/West of Chapel
e
ffe
Ashm
ue
St
n
Ave
re
The Green
un Str
et
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Parking
W hit
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ha
ll la c e
ey
eP la c
A k eP
Private Parking Facilities for private use
ve
nu
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La
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rk
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t Stree
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se A
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d Str Au
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t
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org
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et
t
ee
Str
rk
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Co
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Str
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South/West of Chapel rt S
t
ee
n Str
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t re
Stree
h
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Fro
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St r
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Gateway/Ninth Square
ee
Str
te
Sta
"
)
34
ue
en
Av
io n
Un
Private Parking Facilities for Private Use*
Figure 6
* Parking lots with over 15 spaces
TABLE 1
Downtown Parking "point-in-time" Utilization Report
Study Conducted November 13, 2003 (1:00 p.m. - 3:00 p.m.)
DISTRICT
Facility Garage/Surface Lot Ownership Operator Capacity Utilization Utilization Rate
Orange / Court Surface Lot Private Pro Park 36 36 100.0%
59 Elm Lot (West Side of Orange St.) Surface Lot Private Pro Park 45 45 100.0%
227 Church Garage Private Pro Park 66 59 89.4%
Wachovia Lot (Elm Street) Surface Lot Private Pro Park 68 34 50.0%
Bullard Lot (East Side of Orange St.) Surface Lot Private Pro Park 102 100 98.0%
Financial/Audubon
Shartenberg Surface Lot City of New Haven Pro Park 215 173 80.5%
George / Orange Lot Surface Lot City of New Haven Laz 61 58 95.1%
Audubon Court Garage Garage Private Laz 257 234 91.1%
Financial Center Garage Garage Private Laz 550 455 82.7%
Century Garage Garage Private Laz 614 466 75.9%
Grove Street Garage Garage Private Laz 650 568 87.4%
State / Olive / Audubon Surface Lot City of New Haven Parking Authority 50 41 82.0%
Orange / Elm Lot Surface Lot City of New Haven Parking Authority 70 62 88.6%
State / Grand Lot Surface Lot City of New Haven Laz 91 67 73.6%
Granite Square Garage City of New Haven Parking Authority 325 224 68.9%
Metered On Street Spaces: Financial/ Audubon 579 468 80.8%
District Sub Total 3779 3090 81.8%
Coliseum Surface Lot City of New Haven Laz 35 34 97.1%
State St./Crown St. Lot (Atwater) Surface Lot Private Laz 42 38 90.5%
25 George Street Surface Lot City of New Haven Pro Park 45 42 93.3%
Gateway/Ninth Square
State / Chapel Lot Surface Lot City of New Haven Pro Park 70 67 95.7%
State / Fair Lot Surface Lot City of New Haven Pro Park 81 73 90.1%
College / Crown Lot Surface Lot Private Pro Park 90 63 70.0%
Crown / High Garage Garage Private Central 98 74 75.5%
Ninth Sq. State Street Garage Private Laz 215 198 92.1%
Ninth Sq. George Street Garage Private Laz 360 355 98.6%
Bromley Lot Surface Lot City of New Haven Laz 40 13 32.5%
Horowitz Lot Surface Lot Private Pro Park 63 57 90.5%
Chapel Square Garage Garage City of New Haven Parking Authority 325 325 100.0%
Temple Street Garage Garage City of New Haven Parking Authority 1219 1080 88.6%
Meterd On Street Spaces: Gateway/ Ninth Square 152 115 75.7%
District Sub Total 2835 2534 89.4%
George / College Lot Surface Lot Private Pro Park 30 13 43.3%
South/West of Chapel
Neon Garage Garage Private Pro Park 45 39 86.7%
Kirks Surface Lot Private Kirks 64 64 100.0%
College / Crown Lot Surface Lot Private Pro Park 135 117 86.7%
Schiavone Lot Surface Lot Private Kirks 170 161 94.7%
Crown Street Garage Garage City of New Haven Parking Authority 720 691 96.0%
Temple George Garage Garage City of New Haven Parking Authority 371 253 68.2%
Air Rights Garage City of New Haven Parking Authority 2601 2258 86.8%
Metered On Street Spaces: South/ West of Chapel 203 173 85.2%
District Sub Total 4339 3769 86.9%
Broadway/Yale
Colony Inn Garage Private Pro Park 100 81 81.0%
Chapel / York Garage Garage Private Laz 474 439 92.6%
Broadway / Elm Lot Surface Lot Private Central 99 78 78.8%
Broadway Plaza Surface Lot City of New Haven Parking Authority 140 136 97.1%
Metered On Street Spaces: Broadway/ Yale 630 574 91.1%
District Sub Total 1443 1308 90.6%
GRAND TOTAL 12,396 10,701 86.3%
Notes:
1. Some lots at 100% capacity also had overflow into driving aisles.
2. Chapel / York count is skewed as 7 of the empties are reserved for St. Raphael outpatients.
3. 55 Church Street lot is permitting public parking as valet and double-stacking against tenant users.
Sources: NewHaven Parking Authority
City of New Haven Economic Development Commission
City of New Haven Traffic and Parking Department
City of New Haven City Plan Department
Page 12 of 27 Downtown New Haven Parking
Strategic Plan
Table 2 and Figure 7 summarize the information in Table 1.
Table 2
Summary of Public Parking by District
District Capacity Utilization Vacant Utilization
South/West of Chapel 4,339 3,769 570 86.9%
Gateway/Ninth Square 2,835 2534 301 89.4%
Financial/Audubon 3,779 3090 689 81.8%
Broadway/Yale* 1,443 1,308 135 90.6%
Total 12,402 10,701 2,142 86.3%
*Yale has 3,710 of its own spaces for employees/students not counted
The Broadway/Yale district has the highest public parking utilization and it is also the
district with the least amount of public parking available and therefore the fewest vacant
spaces. This district also has the highest number of on-street parking spaces with the
utilization of 91.1%. On-street parking in this district accounts for 44% of the available
public parking.
It is important to stress the need for coordination between on-street and off-street parking.
The intent of on-street parking is short-term need, and the lack of available off-street
parking reduces on-street capacity for short-term usage such as frequenting downtown
businesses. Table 3 highlights the percentage of on-street spaces to total available
parking spaces in the district. The parking numbers for this study do not reflect the
number of spaces for the Yale Campus. While the greatest number of Yale spaces are in
this district, some are located in the South/West of Chapel, the Financial/Audubon
districts and outside the study area. Since 1998 Yale has been providing the City with
yearly updates of the total number of spaces they have and how they are allocated.
Recently they have been requested to include the number of faculty/staff/students in
conjunction with this report. In their most recent submission, Yale indicated they have
3,710 spaces of which 3,248 are assigned with 119 allocated for visitors, with occupancy
of these spaces at 80% during the peak time.
Page 13 of 27 Downtown New Haven Parking
Strategic Plan
µ
District
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Broadway/Yale Feet
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South/West of Chapel District
Capacity = 4,339 Spaces Gateway/Ninth Square
Utilization = 3,769 Spaces
Utilization Rate = 86.9%
"
)
34
Gateway/Ninth Square District
Capacity = 2,835 Spaces
Utilization = 2,534 Spaces
Utilization Rate = 89.4%
Public Parking Utilization - Downtown Districts
Figure 7
*Not Including Yale Parking Spaces
Table 3
On-Street Parking Space Summary
District Total On-street Utilization of Percentage of On-
Public Spaces On-Street Street Spaces/Total
Spaces Spaces Public Spaces
South/West of Chapel 4,339 203 85.2% 4.7%
Gateway/Ninth Square 2,835 152 75.7% 5.4%
Financial/Audubon 3,785 579 80.8% 15.3%
Broadway/Yale* 1,443 630 91.1% 43.7%
Total 12,402 1,564 84.2% 12.6%
*Yale has 3,710 of its own spaces for employees/students not counted
The Financial/Audubon district has the most available spaces and has an 82% utilization
with the second highest amount of on-street spaces. With the completion of the mid-
block garage, this area should be well served for the foreseeable future.
The South/West of Chapel district has an almost 90% utilization rate. This is also the
district located closest to the Yale Hospital/Medical School complex and presently has
the highest number of residential units located in it. Being heavily influenced by the
three New Haven Parking Authority Garages: Crown Street (720 spaces, 96% occupied),
Temple George Garage (371 spaces, 68% occupied) and Air Rights (2601 spaces, 87%
occupied), this district has a need to address the parking issues under the existing
conditions, let alone new development.
The Gateway/Ninth Square district has an almost 90% utilization rate, and the most
planned development of all the districts. This district includes the ongoing
redevelopment of the old Chapel Square Mall and 80 Temple Street. It also will see
phase II of Ninth Square and the implementation of the Gateway plan, including the
relocation of Gateway Community College to Church Street.
III. Parking Fees
The cost of parking is also important to the overall success of any parking strategy. As
part of the study effort, the weighted average hourly and monthly costs were calculated
for each of the districts and the downtown as a whole. Table 4 summarizes this
information.
Page 15 of 27 Downtown New Haven Parking
Strategic Plan
Table 4
Weighted Average Parking Rates in Downtown New Haven
Daily Parking Rate Monthly Parking Rate
District High Low Average High Low Average
South/West of Chapel $18.00 $4.00 $13.93 $106.00 $84.80 $99.51
Gateway/Ninth Square $21.25 $5.00 $14.75 $110.00 $85.00 $88.90
Financial/Audubon $14.00 $6.00 $11.40 $140.00 $78.50 $138.90
Broadway/Yale $10.00 $3.00 $7.15 $137.00 $74.20 $110.08
Total $12.85 $107.20
In order to relate this information to other cities in the United States, a literature search
revealed a survey that was published in 2003 by Colliers International in The Parking
Professional Publication, November 2003. Colliers International completed their third
annual North American Parking Rate Survey in July of 2003. This study looked at
parking rates in 53 CBD’s across North America. A summary of their findings for
selected cities is presented on Table 5.
Table 5
Summary of Parking Rates
Average Average
Daily Monthly
Parking Rate Rate
CITY (Dollars) (Dollars)
New York, NY – Midtown 40.00 425.00
Boston, MA 30.00 390.00
New York, NY – Downtown 30.00 300.00
Washington, DC 11.00 225.00
Philadelphia, PA 16.90 220.35
Pittsburgh, PA 10.50 214.00
Hartford, CT 17.85 159.95
Detroit, MI 7.00 150.00
Cleveland, OH 10.50 142.80
Milwaukee, WI 7.00 135.00
Baltimore, MD 8.00 115.00
St. Louis, MO 11.60 99.50
Louisville, KY 4.50 75.00
Raleigh, NC 17.50 72.50
Kansas City, KS 8.50 70.00
Columbia, SC 9.00 65.00
Memphis, TN 5.00 60.00
Source: Colliers International 2003 Survey published in The Parking Professional, 11/03
Page 16 of 27 Downtown New Haven Parking
Strategic Plan
IV. Stakeholders Input
In addition to the data collection, there was also a meeting with various stakeholders in
the downtown area on December 19, 2003 at the Chamber of Commerce. Following are
the items that were identified at that meeting.
• There was concern about the status of the proposed new Union Station Garage.
Because the Temple Street garage was filling up, the opportunity to relocate the
train station parkers who use the Temple Street Garage closer to the train station
would benefit the downtown parking situation and eliminate the need for the
Union Station train shuttle as it now operates.
• The feeling was that the cost of parking was important to maintain the vitality of
the downtown. This meant convenient reasonably priced parking and also trying
to achieve low cost off-street parking for employees would help reduce the
amount of on-street parking strain.
• Parking education was also felt to be an important component. This is
particularly relevant to those store owners who are perceived to use the on-street
spaces for themselves or their employees rather than potential customers.
Additionally, there is perception that contractor vehicles take up on–street spaces.
• Parking vouchers could be better promoted and could be used in New Haven
Parking Authority garages.
• The issue of cost of short term versus long term parking was discussed.
• All parking meters should take all types of coins or smart cards.
• There had been talk of a possible State Street Garage which might be beneficial to
the downtown.
• There was a feeling that signs at the entrance to the garages showing how many
spaces were available in real-time would be valuable.
• There was also a feeling that a unified parking signage system might make it
easier for visitors to the downtown to identify possible off-street parking spaces.
• There was discussion on the possible increased use of Yale lots at night, with
clear signs indicating which lots were available.
Page 17 of 27 Downtown New Haven Parking
Strategic Plan
• Smart Cards or debit cards similar to those used on turnpikes might simplify the
operation of the garages as well as on-street spaces.
• It was noted that there is a problem on Audubon Street as it relates to the Art
Center pick-up/drop off points and conflicts with the electric trolley and double
parked vehicles.
• Consensus was that downtown parking relative to the new development will
become a key issue.
• The meeting concluded with a consensus that over the last 10 years or so parking
has not been as important an issue as it is becoming with the recent downtown
redevelopment and currently proposed development. This could lead to a
deficiency in downtown parking.
V. Future Parking Demand
When evaluating the adequacy of parking, it is accepted practice that practical capacity of
public parking is usually 85% -90% of actual capacity. For on-street parking practical
capacity is generally accepted at 90% of actual capacity. Under the existing conditions,
the Broadway/Yale, South/West of Chapel and Gateway/Ninth Square districts, are at or
above this threshold and should be considered for either greater parking demand
management or additional parking. The Financial/Audubon District appears that while
there may be some inconvenience in finding a place to park, there is adequate parking to
accommodate the existing land uses. There is also concern about the on-going
redevelopment projects in downtown, particularly in the Gateway/Ninth Square district,
that will use up the existing available spaces and indeed require new parking to
accommodate the development. Figure 8 shows some of the on-going and planned
development in the downtown. The downtown development discussed here is in addition
to on-going improvements to Yale University and the Yale University Hospital complex.
The concern about using up the existing available parking is shown schematically below.
Page 18 of 27 Downtown New Haven Parking
Strategic Plan
Parking Demand versus Parking Availability
Potential
Proposed
Parking
Development
Planned New Deficit
Development
Parking Under
Construction
Existing Demand By
Parking Existing
Facilities Development
Supply Demand
The question becomes how do we meet the needs for this additional parking? The
answer that most often comes up is to build more parking facilities. While this certainly
is one of the solutions, there are others that can reduce the need to build additional
parking. One method is to reduce the amount of existing or future demand. This can be
done in a number of ways.
• Reduce the need for a single vehicle auto trip into the downtown. This can be
accomplished by a switch to transit, a carpool or van pool or not making the trip
at all (telecommuting as an example);
• Adjust the parking rates to encourage people to seek alternative ways to reach
downtown; and,
• Provide shuttle service from more remote underutilized lots (like the existing
Union Station Shuttle from the Temple Street Garage) to downtown.
The need for parking varies with the type of land use. It is important to understand the
differing parking needs for the downtown office, retail, entertainment, and residential.
The uses can vary from time of day to day of week requirements and could reduce the
overall demand if the uses have overlapping times of usage. For example generally the
office use and entertainment use do not require parking at the same time and may be
accommodated within the same facilities.
Page 19 of 27 Downtown New Haven Parking
Strategic Plan
µ
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(mixed use)
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34
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Potential Downtown Development Areas
Figure 8
If it is deemed necessary to add additional parking the question then becomes whose
responsibility is it to provide it. The present zoning in the Central Business District often
does not require a developer downtown to provide parking for their non-residential
development. This puts a heavy burden on the existing parking infrastructure to handle
any future development in the downtown, and on the public sector to supply parking to
non-residential uses. It is appropriate to revisit the existing zoning requirements for
downtown development in the context of parking and determine if there might be an
appropriate change to better accommodate future parking demand.
It is also important to properly manage the parking that is available and make it easy,
attractive, and as safe as possible to use the parking infrastructure. Some of the potential
features that would enhance parking in New Haven may include (some are already in
place):
• Continued sense of security
• Proper and consistent enforcement of regulations
• Signing to the facilities (Wayfinding)
• Signing within the facilities
• Easy to understand occupancy information
• Clear uniform rate presentation
• Complementary uses within parking facilities
• Good information provided to general public (brochures/maps/signs/website)
• Good connections to public transit
• Coordinated payment system
• Accommodations for bicycle parking
• Valet parking
Page 21 of 27 Downtown New Haven Parking
Strategic Plan
VI. Suggested Strategies and Next Steps
The next steps should be undertaken with the following objectives:
• Use parking as a tool to foster economic growth.
• Develop and advance Parking Strategies on a per District basis.
• Address On-Street versus Off-Street issues.
• Address Short-Term versus Long-Term Parking Needs.
• Resolve competition with privately owned private parking operations.
• Develop a Parking Program Prioritization Plan based on need and financial
considerations.
Following are strategies and next steps for each of the identified districts:
A. Downtown-Wide Parking Strategies
The following Downtown-Wide strategies can be implemented by changes to
parking rates, regulations, policies, and management as deemed appropriate.
1. Monitor, assess, and adjust all day/long-term on-street parking.
2. Monitor, assess, and adjust short-term on-street parking.
3. Continue enforcement of meter feeding regulations.
4. Continue enforcement of expired meters.
5. Continue enforcement of other on-street regulations (no parking
zones, encroachment into intersections, fire hydrants, etc.).
6. Advance agreements with select office-oriented private parking
owners for use of these spaces on nights, weekends and special
events.
7. Adjust parking rates to be consistent as well as to encourage the
use of short-term parking spaces for short-term parkers.
8. Provide a uniform and easily recognized Wayfinding Signage
System of parking information in the Downtown and at the parking
facilities.
9. Encourage retail/commercial users, in coordination with the City to
provide parking.
10. Adjust parking pricing to market demand.
11. Take advantage of new parking technologies such as ITS, and
integrate with public and private parking.
12. Develop standards for the design of parking facilities to ensure
high quality in the design as well as being appropriate for the
surrounding land uses.
Page 22 of 27 Downtown New Haven Parking
Strategic Plan
13. Consider zoning amendments/ordinances to:
a. Advance minimum parking standards.
b. Encourage public/private partnerships in providing
parking.
c. Protect historic buildings and the overall building
inventory from private parking garage developers.
d. Provide parking, including shared parking, with
established land developers.
14. Implement parking demand management practices to address
parking needs and traffic congestion issues (trolleys, transit, etc.)
15. Consider an overall administrative organization in the management
and operations of all public parking facilities.
B. Broadway/Yale District
In order to better understand the localized needs for public parking and the
interaction of Yale University users with the local users, undertake a parking
survey in the area to determine the users of the public parking areas, including
those oriented to Yale University. This study would serve as the basis for
quantifying and locating the number of parking spaces to be added to the District,
and providing the basis for seeking funding for the new facility. The following
strategies have been identified for the Broadway/Yale District.
1. Determine public parking use of Yale parkers.
2. Determine use of Yale parking facilities by Yale parkers.
3. Develop a coordinated and efficient parking management plan
between the City and Yale.
4. Look for a site for new shared parking with minimal business
relocation and demolition impacts over a 5 year time frame to
develop approximately 300 additional public parking spaces for
both long-term and short-term parkers.
C. South/West of Chapel District
Work with the medical complex to develop a comprehensive plan for parking.
The city would then be able to determine if and how the City should provide more
city-owned public parking. The following strategies are applicable to the
South/West of Chapel District.
1. Future land development in the Route 34 right of way should focus
on coordinated public and/or private and shared parking. Single
user parking should be discouraged.
Page 23 of 27 Downtown New Haven Parking
Strategic Plan
2. Continue to monitor the Temple Street Garage as parking demand
for new residential development in the Downtown is on the rise.
Temple Street Garage is ideally suited to accommodate this
residential parking demand in the district from Church Street west.
3. Encourage the medical/research/hospital facilities south of the
Route 34 right-of-way to develop public and/or private and shared
parking, in concert with the provision of City-owned public
parking in or south of the District to reduce parking demand by
non-District facilities.
4. Provide parking for the office/research/hospital facilities on
College Street north of Route 34 in the District.
D. Gateway/Ninth Square District
The District will undergo significant changes with the land development that is
planned to occur. The construction of the new Union Station garage will help
increase available parking in this District. Special attention should be given to the
parking requirements of each of the proposed new uses and the needs of existing
demand. A high priority should be to complete a detailed Parking Needs and
Location Study in this District so that appropriate decisions are made as project
planning for the new development moves forward. This study should include the
following:
1. Construct the new Union Station parking facility to relieve parking demand at
the Station and in the District in general, as soon as possible.
2.
a. Conduct a comprehensive Parking Usage Study in the Ninth
Square/Gateway District specifically addressing:
i. Parking Accumulation of all parking facilities on typical weekday,
weekday evening, weekend and weekend evening on a facility by
facility basis.
ii. Parking Turnover especially on the on-street parking system.
iii. Illegal on-street parking.
iv. Meter feeder activity.
v. Parking regulations and time limits.
vi. Overnight parking vs. street cleaning operations.
b. Conduct a comprehensive Parking Needs Study for anticipated future
development. Objectives include:
Page 24 of 27 Downtown New Haven Parking
Strategic Plan
i. Determine Parking Needs by Land Use per City Code and
develop parking requirements for private developers.
ii. Determine Location and Site Feasibility of future parking
facilities.
iii. Determine effectiveness of “fee in lieu of parking” to the City.
iv. Conduct an Economic Feasibility Study to determine the ability
of the City to finance additional parking facilities.
v. Develop an overall Strategic Parking Program in the District.
c. Provide new parking facilities in conjunction with on-going
redevelopment in the District. This effort supports the Gateway Plan (up
to 1,800 new parking spaces), and Ninth Square expansion (up to 170
parking spaces).
E. Financial/Audubon District
Construction of the Mid-Block Garage is critical for this district. Upon
completion of this garage, a monitoring of parking use and assessment of the need
for further action can then be determined. The specific strategies identified for
this District are as follows:
1. With the construction of the planned 875-space Mid-Block Garage,
parking demands should be satisfied for the current and anticipated
near term development activity in the District.
2. After the Mid-Block Garage is constructed, monitor parking use
and demand.
VII. City and Parking Authority Responsibilities for Implementation
Suggested responsibilities by the New Haven Parking Authority and the City of New
Haven to implement these strategies have been developed and summarized in Table 6.
Page 25 of 27 Downtown New Haven Parking
Strategic Plan
Table 6
Matrix of Strategies by District and Level of Responsibility
Ec
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an
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en or
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P a ity
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t
t
DISTRICT / STRATEGY LEAD RESPONSIBILITY
Downtown-Wide
Monitor, assess, adjust short-term and all day/long-term on-street parking x
Continue enforcement of meter feeding, expirations, and other on-street regulations x
Agreements with office-oriented private parking owners for usage on nights, weekends, special events x x
Adjust parking rates to encourage use of short-term parking spaces by short-term users x x
Provide Wayfinding Signage System of parking information x
Encourage retail/commercial users, in coordination with the City to provide parking x
Adjust parking pricing to market demand x x
Take advantage of new parking technologies x x
Develop appropriate parking facility design standards x
Consider zoning ordinances/amendments to promote "smart" parking development x
Implement parking demand management practices x x x x
Consider overall administrative organization in management and operations of all public facilities x
Broadway/Yale District
Determine public parking use of Yale parkers x x
Determine use of Yale parking facilities by Yale parkers x
Develop coordinated and efficient parking management plan by the City and Yale x x x x
Look for a site for new shared parking with minimal impacts over a 5 year time frame to develop approx. 300 additional public
x
parking spaces for short and long-term parkers
South/West of Chapel District
Future development along Rte. 34 to focus on coordinated public/private/shared parking x
Continue to monitor Temple Street Garage as parking demand rises x
Encourage medical/research/hospital facilities south of Rte. 34 to focus on coordinated public/private/shared parking x
Provide parking for office/research/hospital facilities on College St. north of Rte. 34 in the District x
Gateway/Ninth Square District
Construct new Union Station parking facility to relieve parking demand as soon as possible x
Conduct comprehensive Parking Needs and Location to provide new parking facilities in conjunction with on-going
x
redevelopment in the District
Financial/Audubon District
Mid-Block garage construction should satisfy parking demand for current and near-term development x x
Continue to monitor parking use and demand in the District x
Page 26 of 27 Downtown New Haven Parking
Strategic Plan
This report presents a “snapshot” of existing Downtown parking conditions and
operations, advancement of the City’s Master Plan of Development, Suggested Parking
Strategies and the Next Steps needed to quantify and advance these Parking Strategies.
The result is to have a Comprehensive and Integrated Parking Program to serve a
component of the overall Vision for a vibrant and economic-stable Downtown for
employees, businesses, residents and visitors.
Page 27 of 27 Downtown New Haven Parking
Strategic Plan
