HomeMy WebLinkAboutRick Williams Consulting Car Share Report RICK WILLIAMS CONSULTING
Parking & Transportation
PO Box 12546
Portland,OR 97212
Phone:(503)459-7638
E-mail:rick@rickwilliamsconsumng.com
MEMORANDUM
TO: Andy Holloran, Homebase
Lauren Cummings, Homebase
FROM: Rick Williams, RWC
Owen Ronchelli, RWC
Pete Collins, RWC
Kathryn Doherty-Chapman, RWC
DATE: February 9, 2017
RE: Black Olive Mixed-Use Development—Bozeman, MT
I. INTRODUCTION
Homebase recently retained Rick Williams AN al,
Consulting(RWC)to review and provide .;
recommendations related to parking and car `'`
P g
sharing for their proposed Black Olive Mixed-Uses
project located at the Southeast corner of Olive and
3,11
Black in downtown Bozeman, Montana.The Black r
Olive, as proposed, includes ground level retail,
parking and related project support functions such
as a management office,fitness and utilities and y
multi-family residential units on floors 2-5.Totaling 56 multi-family units and 800 square foot of retail,
the Black Olive will be one of the first new developments south of Main Street in the downtown core in
decades. . The Black Olive is also proposing a car sharing program,which would be the first project in
Bozeman to introduce this concept. Homebase has asked RWC to review the Black Olive proposal to
determine the viability of such a car sharing program as well as the overall proposed parking plan.
RWC is a parking and transportation demand management(TDM) consulting firm. RWC has provided
public and private clients a knowledgeable and tested resource for the development, design and
implementation of parking and TDM strategies since 1995. The RWC team has real time experience in
managing both parking and transportation demand management operations in private and public sector
formats.
This technical memorandum is structured to address the following:
Summarize City code in regards to parking and allowable standards for reducing minimum
parking requirements,which includes car sharing, retail exemption and on-street parking.
• Review and comment related to the City's January 18, 2017 staff report to the Bozeman
Development Review Committee;those sections related specifically to the car sharing
component of the Black Olive Application (i.e., 38.25.040.A.1.b (3)—Car Sharing and
Administrative Policy No. 2017-01).
• A general review of car sharing as a benefit to cities and entities encouraging and implementing
such programs. This summary information is intended to add to the City's understanding of the
advantages of using its current code allowance to facilitate vibrant development and to support
on-going application of 38.25.040.A.1.b(3)—Car Sharing. This review is also intended to
address how car sharing contributes to Bozeman's Strategic Plan Draft Vision Statements for
Well-Planned City, Sustainable Environment and Innovative Economy.'
• A general overview of the Black Olive project as it relates to industry trends, including fewer cars
per person, more people using alternative transportation methods and a general desire for
people to live and work in walkable neighborhoods.
• A summary of a few examples of car sharing allowances in other areas.
II. THE BLACK OLIVE —CONFORMANCE WITH CURRENT CITY CODE AND VISION
Cade Compliant
The Black Olive is a mixed-use development located at 202 South Black Avenue.The site is located in
and surrounded by the B3 district of downtown.The proposed development includes 16 studio
apartments, 24 one-bedroom apartments, and 16 two-bedroom apartments. In addition to the 56
apartments,there is approximately 800 square feet of ground floor retail/commercial area. Homebase is
proposing to provide 37 parking stalls on-site,of which 4 are dedicated to car-share vehicles. The Table
1 below summarizes the proposed project format.
Table 1
Black Olive Development—Project Format
Parking Stalls Number of Car Total Number of
Number of
Residential Units Commercial SFs Required(before Share Stalls in Parking Stalls
code allowances) Project Proposed(on-site)
56 800 59 4 33(general tenant)
T4(car share)
Per the Bozeman Development Code,the base requirement for parking at the site would be 1.0 stall per
residential unit(see Table 38.25.040-1) and 1 per 300 feet of retail/commercial or 59 stalls. However,
several reductions against the minimum parking requirements are allowed under current City of
Bozeman Code for the B-3 zoning District. Homebase is requesting adoption of these allowances to
'City of Bozeman, Montana, Bozeman Strategic Plan, Our Community Compass, Draft Vision Statements, August 4,
2016. Vision statements of particular relevance include WPC 1,4,5,8 and 14;SE 7,9 and 10;and IE 4.
2
justify the sizing of its proposed garage at 37 total stalls (33 general tenant and 4 car share). These
allowances include:
• 38.25.040.A.1.a (1) -One parking space for each 24 uninterrupted linear feet of available street
frontage usable for on-street parking directly adjacent to a lot may be deducted from the total
parking spaces required for a development.The number of on-street spaces calculated shall not
exceed the number of dwellings on the lot.The width of drive accesses, designated non-parking
areas,vision triangles, and similar circumstances shall not be considered to be available for the
purpose of on-street parking space.
• 38.25.040 .A.1.b(3)—Car Sharing: A car-sharing agreement meeting the criteria established by
the planning director may be used to meet the required number of parking spaces.To use this
option the development must have more than five dwelling units. Each vehicle provided through
a car sharing agreement counts as required parking at a ratio of one dedicated car-share space
to five standard spaces, up to a maximum of 50 percent of the total required residential parking.
• 38.25.040.A.2.c (5) -The first 3,000 gross square feet of nonresidential building within the B-3
district or adjacent to designated Storefront block frontage per section 38.44.010 is not included
in the calculation of required parking.
Based on these allowances,The Black Olive development would be allowed total deductions against the
minimum requirements of 26 stalls. If fully optimized,the project would be allowed to provide a total of
33 stalls. The Black Olive proposes to provide 37 stalls on-site.
Table 2 below outlines the current residential and retail requirements along with allowable reductions
within the current city code for the Black Olive development.
Table 2
Black Olive Parking Requirements and Allowed Reductions to Minimum Requirement
AllowedCity of Black Olive Parking Garage Size
Bozeman #of Required Allowable
Use . Minimum
-
Parking units/retail (base Reductions Garage Size —
Requirement SF standard) ...
Car-share
Studio 1 per dwelling 16 16 reduction
Apartment ( 20)2
One- On-Street
Bedroom 1 per dwelling 24 24 reduction
(-3)3
2 38.25.040.A.1.b(3)
3 38.25.040.A.1.a(1)
Two- 1 per dwelling 16 16 -
Bedroom
Retail
Retail 1 per 300 SF 800 SF 3
( 3)a
TOTAL 56 units/800SF Retail T
59 (-26) 33137
The Black Olive inclusion for reductions against the base minimum parking requirements for this project
is consistent with the code. Additional information relative to conditions of approval is discussed in
Section III below.
Supportive of Bozeman Vision
The provisions in the code related to car sharing and the Black Olive proposal to implement car sharing
are highly supportive of the vision that the City of Bozeman has developed for the downtown. Like
many cities, Bozeman is actively engaged in establishing a vision and a development process that sees
significant and beneficial changes happening over the next 20 years. These are outlined in City of
Bozeman, Montana, Bozeman Strategic Plan, Our Community Compass, Draft Vision Statements(August
4, 2016).
Encouraging and supporting car sharing in Bozeman strongly compliments a number of vision
statements in the draft Bozeman Strategic Plan. Pertinent vision statements derived from the Bozeman
Strategic Plan draft are summarized below.
WELL-PLANNED CITY(WPC)
WPC 4: Bozeman has a robust'm u lti-modal'transportation system including public transit, bike lanes
and pedestrian amenities.
WPC 5: Bozeman maintains community affordability as the city grows, including diverse types of
affordable housing for people of all income levels.
WPC 8: The City manages growth efficiently, encouraging new development that is well planned and
serviced, as well as infill development and density where appropriate.
WPC 14: Bozeman anticipates future growth trends and incorporates its vision into all planning efforts.
SUSTAINABLE ENVIRONMENT(SE)
SE 7: Bozeman improves local air quality through enforcement measures, promotion of public
transit,and alternative modes of transportation.
SE 9: Bozeman works to promote a "carbon neutral" city and reduce greenhouse gases that
contribute to the city's carbon footprint.
a 38.25.040.A.2.c(5)
4
SE 10: Bozeman is a leader in efforts to create and maintain a city that is environmentally and
economically sustainable into the future.
INNOVATIVE ECONOMY(IE)
IE 4: Bozeman balances economic growth with affordable housing and urban services, helping
ensure the city's continued quality of life.
The fact that the Bozeman code allows developers to reduce parking supply to create a more compact
urban environment,while adding access capacity through a transportation demand management(TDM)
mode is very progressive. Recent trends in many cities around the country have been to completely
eliminate parking minimums for both residential and commercial development (particularly in
downtown). Two notable cities that the City of Bozeman has recently examined are cases in point:
Billings, MT and Fargo, ND. Both are cold weather cities and considered comparable"peer cities" by the
City of Bozeman.5
Each of these cities completely eliminated parking minimum requirements for residential development
in their downtowns, reducing previous requirements from 2 stalls per dwelling unit to zero. Reasons
cities give for eliminating parking requirements range from attracting new development, providing
flexibility within projects, supporting infill and redevelopment, encouraging denser and higher quality
development, support for/integration with alternative modes and affordability. Billings and Fargo are
just two of scores of communities around the country that have implemented a no minimum parking
requirement and are reexamining parking requirements.
The Bozeman code does not completely eliminate the base parking minimum. However,the car-sharing
option actually provides a different form of capacity. For the Black Olive,this provides for a proven trend
of trading the value of a one car to one stall approach to one of spreading access capacity to more than
one vehicle option. This better promotes the Bozeman strategic vision and supports flexible
development. This is discussed in more detail in Section IV.
Ill. REVIEW AND COMMENT TO CITY STAFF INPUT ON PROJECT(38.25.040.A.1.b(3)and
Administrative Policy Number 2016-01)
On January 18, 2017 City Development Review staff evaluated The Black Olive project and provided
input and recommendations related to a wide range of issues from design,to construction,to parking.
Pertinent to this discussion, point 6 of the staff review noted that(per Sec. 38.25.040.A.1.b (3)—Car
Sharing) "a car sharing agreement meeting the criteria established by the Planning Director is not
provided" as a part of the Olive and Black, LLC site plan application. Staff recommended that the
Applicant respond to each criteria in Administrative Policy Number 2016-01 (now No. 2017-01).
5 Rick Williams Consulting, City of Bozeman—Parking Standards—Case Studies(January 25, 2017).
5
The consultant provides an approach below that could be used by the Applicant(Project Owner)within
the context of a revised site plan application. The intent herein is to provide the Project Owner with
strategies to comply with the criteria for approval of car sharing as a means to satisfy required parking.
The key issue for both the City and the Applicant will be that the Project Owner is bound to car sharing
(physically and programmatically)at a specific point after plan approval and before certificate of
occupancy. As is the case in most developments, developers will bind themselves to required strategies
with Plan approval.
Complying with Administrative Policy No. 2017-01
The input below is provided within the context of the approval criteria of Administrative Policy No.
2017-01.
A. For the purpose of these guidelines, a car sharing program refers to a service that offers use of
vehicles 24 hours and 7 days a week on an incremental basis of less than one day to its members
and charges the member for the time and/or miles. A car share program must provide
insurance for its members and enable advance booking of its vehicles.
Response: The Project Owner defines the car-sharing program it will provide on-site to be the
same as outlined in Criteria A. Four car sharing vehicles will be provided on-site in specifically
designated stalls. Tenants of the Black Olive will be provided access 24/7. Charges and fees will
be assessed and annual fees and other incentives may be provided to tenants through property
management. All vehicles will provide insurance for tenant members and advance booking will
be coordinated either on-site (through property management)or through a third party provider.
B. For a development to qualify for reduced parking pursuant to 38.25.040.A.1.b(3)a request to
use a car share program must be submitted in writing at the same time as the application for
development review. The request must include a signed statement recognizing and agreeing
that a car share management plan must be approved by the Director of Community
Development and in place prior to approval of the site plan.The car share management plan
must include the following:
i. If the property owner intends to contract with a third party to provide car-sharing service, a
copy of the agreement between the property owner or manager and the car sharing
provider must be provided for review prior to a decision on the development.The
management plan must also provide that the third party agreement must be in effect at the
time of issuance of a building permit and must require the provision of car sharing services
to commence prior to issuance of a certificate of occupancy. In addition,the management
plan must provide that along with the third party agreement for operation of the car sharing
service,the developer must provide a surety bond payable to the City and acceptable to the
6
City Attorney guaranteeing the car sharing services will be provided and in effect at the time
of issuance of a certificate of occupancy.
Response: The Project Owner will covenant that the agreement meet all insurance,
bonding, liability and notification criteria established by the Director of Community
Development.
ii. Evidence of automobile liability insurance and vehicle title documents and/or vehicle lease
agreements for the car sharing vehicles must be provided to the Director of Community
Development prior to issuance of any building permits for the project.
Response: The Project Owner can and will fully comply with this provision.
iii. Provide information regarding where car share parking will be located on site. This
information must be depicted in the site plan. The off-street parking area and reservation
process must be accessible to car share members at all times of day through self-service
features.
Response: A site plan denoting four(4) car share stalls highlighted in yellow, is provided in
Figure A (next page). The stalls are in the southwest corner of the site, conveniently close to
the parking facility's entrance/exit. They will be easily accessible to tenant members and
(possibly in the future)to non-site members.6 All members of the car share program will
have access to the garage at all times of the day through self-service features.
iv. A statement indicating how the developer will structure the car share program so the
program will be provided to residents of the building for the life of the building.This may
include covenants, or other methods sufficient to bind residents and owners of the property
to fund and operate the car share program in accordance with the approval for the life of
the building.
Response:The Project Owner will include language in the CC&R's indicating the program will
remain in effect for the life of the building, unless an alternative solution is approved by the
Director of Community Development per paragraph G below.
V. If proposing dedicated off-site parking for car share vehicles, approval by the city must be
provided for the space location and reservation method.
Response: The Black Olive is not proposing off-site parking.
6 Sharing the program with non-site users/members will be evaluated after usage numbers and capacity
preference for on-site tenants is determined and be a part of reporting required in Criteria D.
7
Figure A
Site Plan: Location of Car Sharing Stalls
CL%T ST k
- - -- - -
a c3
e I I -
'_* "•',• •"^ ''.e7- GJ L7 G7 C� C.7 Gs7 die O C7 ''� •7 ''� ''�
- ---
C. Information regarding the ownership structure of the residential units after occupancy sufficient
to gauge the feasibility of the use of car share must be provided at the time of application. Such
information must include but is not limited to:whether the units will be sold, leased, or rented;
any occupancy restrictions; and the sale, lease or severability of the individual parking spaces.
Response: It is the intent to offer the residential units in the Project for lease. It is anticipated
the leases will be longer term. However, given the cost of the project,we reserve the right to
sell each individual home as a condominium.The individual parking spaces would be leased to
tenants/owners within the project. Similarly, as stated in B. iv, above,The Project Owner will
include language in the CC&R's indicating the program will remain in effect for the life of the
8
building, unless an alternative solution is approved by the Director of Community Development
per paragraph G below.
D. Vehicles used for the car sharing program must be clearly marked as such. A vehicle will be
clearly marked when a sticker not less than three inches by three inches is affixed to the rear
bumper or lower corner of the windshield which identifies the vehicle as a car share vehicle for
the project.
Response: The Project Owner is prepared to meet such conditions.
E. The developer must construct dedicated reserved
parking for each required car sharing vehicle parking on- CAR SHARE
site unless specifically approved otherwise. Covenants
or other restrictions must be in place prior to issuance PARKING " "
of a building permit so the car share parking spaces will
be provided for the life of the building and cannot be ONLY
removed except with the approval of the Director of
Community Development.The reserved parking spaces s�
must be designated with a sign of not less than one �.
square foot and not more than two square feet in size. ,TAR SHARE SIGN
Pavement markings are also allowed but do not
Example of Black Olive—Car-share
supplant the signage requirement. parking stall signage
Response: The Project Owner is prepared to meet such condition; using the figure above at
right as a template for each of the four designated stalls.This is further supported in B.iii, above.
F. The developer, owner, property owners association,or whichever entity is responsible for
management of the car share program must verify the car share program is in place and
operational prior to December 31"of each year, starting one year after the certificate of
occupancy for the use is issued and must report annually to the Director of Community
Development regarding the use of the car share program.
Response: The Project Owner is prepared to meet this condition. The Project Owner is also
interested in working with the City to develop a reasonable and meaningful set of measurement
criteria that provides for compliance with this section but is also useful to the City in establishing
consistency between other sites using this code section as a means to reduce parking
requirement.
G. A car share program may not be terminated except upon approval by the Director of
Community Development and then only if the owner or property owners association puts in
place other parking arrangements satisfactory to meet the parking demand for the development
as determined by the regulations currently in place. In the event that the car sharing service
9
ends,the developer, owner, property owners association, or whichever entity is responsible for
management of the car share program must, no less than 30 days prior to its desire to end the
car sharing program, notify the Director of the Department of Community Development of its
intent and provide a report identifying the reasons for ending the car share program,the
subsequent resulting deficiency in parking spaces as a result of the program ending, and the
proposal to bring the parking into compliance with parking requirements within 45 days of the
end of the car share program. The Director of Community Development may approve the ending
of the car share program only if the Director finds the proposal to replace the car share program
will not result in a net decrease in the amount of parking available for the development.There
are several options to bring the property back into compliance, including:
• Contract with a comparable car sharing service;
• Entering into a City approved shared parking;
• Construct additional parking spaces on-site or off-site;
• Pay cash-in-lieu payments for eligible properties;or
• Demonstrate compliance with the City's parking regulations in some other manner.
Response: The Project Owner is prepared to comply with this standard.
IV. OVERVIEW —THE BENEFITS OF CAR SHARING
Through the City's plan review process,the Black Olive project is seeking approval of its request to
reduce required parking; with particular emphasis on code provision 38.25.040.A.1.b(3)—Car Sharing.
The consulting believes car sharing represents a benefit not only to this specific project, but a benefit to
the City as well. This section provides a broad summary derived from literature reviews, emerging
trends regionally and nationally and examples from other cities (see Section V).The intent here is to
provide greater background to the role such programs can play and to provide additional support to the
intent and purpose of this code provision and consistency with Bozeman's Strategic Plan visioning.
The Benefits of Car Sharing
Car-sharing is an innovative transportation solution that is rapidly changing how people are traveling in
urban areas. Car-sharing is just one tool in the transportation options toolbox which allows users short-
term access to vehicles on an 'as-needed' basis. Once a novel concept, various car-sharing models are
now ubiquitous in many municipalities and have become a well-used travel mode for users.The benefit
to multiple entities(users,developers, local neighborhoods and cities) is multifaceted; encouraged in
ever increasing flexibilities provided in municipal codes.
10
Reduced Car Ownership
According to the University of California Transportation Center(UCTC), car sharing leads to the
reduction of personal vehicles owned. In other words, when someone joins a car sharing network,they
commonly get rid of their own car. Data also indicates that younger generations are either delaying or
simply opting not to buy a car in light of car-share.'
The UCTC study surveyed 6,281 households that were part of car sharing networks, and found that
households owned 2,968 vehicles before car sharing,or 0.47 vehicles per household.After car sharing,
the group owned 1,507 vehicles, or 0.24 vehicles per household. People who join car sharing networks
often times don't own cars — 60 percent of people who join car sharing networks already don't own
cars. So that reduction is beyond that smaller vehicle ownership average and improves the marketability
of car free living in projects(like the Black Olive)that provide a car sharing option.
A scan of the literature suggests car sharing programs can:
a. Increase transportation options for those who are least likely to own a car, including a broader
range of socio-economic groups when targeted to reach those groups." 9'0
b. Provide services across and within communities, and promote community cohesion through
membership. 11 12
c. Reduce the number of cars that require space to park,which in turn allows for more open space
and lower development costs. 13
These outcomes can be characterized as facilitating pedestrian friendly, dense, and mixed use
environments; resulting in an emphasis on livability without the need for a car.All these benefits are
supportive of and consistent with the rational and intent of the Bozeman parking code and the City's
strategic vision.
7 http://www.uctc.net/access/38/access38 carsharine ownership shtml
8 DDOT Regulations 2406.12(a)(3)and 2406.18(a)(3) ^
9 car2go Member Survey, November 2012
10 LeVine,Scott.Car Rental 2.0.Car club innovations and why they matter. RAC Foundation, London,2012.
11 Ibid.
12 Botsman, Rachel,and Roo Rogers. What's Mine/s Yours: The Rise of Collaborative Consumption, HarperBusiness,
2010.
13 Bieszczat,Alice and Joseph Schwieterman.Are Taxes on Carsharing Too High?:A review of the public benefits
and tax burden on an expanding transportation sector,Chaddick Institute for Metropolitan Development, DePaul
University,Chicago. 2011.
11
Economics&Housing Affordability
Housing and transportation costs together reflect the true affordability of housing based on its
location,14 and housing affordability is a key issue for many jurisdictions, including Bozeman."We all
need to live somewhere,and we all need to get somewhere. Affordable housing without transportation
options leaves much of the problem of affordability unsolved. Data suggests car sharing programs can:
• Lower development costs and,therefore, per unit rent. In a recent study of parking
requirements, it was found that in many cases parking requirements reduce housing
affordability. The study found that based on typical affordable housing development costs, one
parking space per unit increases unit costs approximately 12.5%,and two parking spaces can
increase costs by up to 25%. Since parking costs increase as a percentage of rent for lower
priced housing, and low income households tend to own fewer vehicles, minimum parking
requirements are regressive and unfair. Strategies like car sharing can increase affordability,
economic efficiency, equity and car free living.16
• Reduce household transportation costs,thereby making housing more affordable.17
• Reduce development cost through
supporting the feasibility of parking
requirement reductions.'$
• Increase funds spent in the local
economy.According to a collaborative
project called the Intelligent Cities
program,Americans spend an average of
$8,485 per year on their cars, of which
>=ur4s teavin;
only$1,390 of that total stays in they
driver's local economy.The rest is spent
on goods and services like gasoline and °`
car insurance, which don't directly
benefit the economy of the driver's 7,095
community. Monthly transportation
costs per household can be reduced by Source:Intelligent Cities Forum,2011
hundreds of dollars when car sharing is
14 H&T Affordability Index,Center for Neighborhood Technology.www.htaindex.cnt.org.
is See City of Bozeman Affordable Housing Action Plan:2012—2016
jhttp://www.bozeman.net/Smarty/files/51/513668ad f9e9-4ff7-a5ab-21953d79856f pdf]
16 Todd Litman,Victoria Transport Policy Institute:Parking Requirement Impacts on Housing Affordability, 24
August 2016.
17 City of Seattle,Washington Council Bill Number 117661,Authorization of a 'free floating car sharing"pilot
program.Seattle,Washington. December 3,2012.
is Napolitan, Francesa. Cumulative impacts of carsharing and unbundled parking on vehicle ownership and mode
choice, Nelson\Nygaard Consulting Associates, presented at the Transportation Research Board,January 25,2012.
12
used in lieu of a privately-owned vehicle.This reduces overall cost of living and raises the
likelihood that discretionary expenditures remain in the community.19
• Facilitate a growing market trend. More and more people are opting to try car-share, especially
younger, urban consumers."For Generation Y consumers, in particular, affordability and high
operational and maintenance costs are enough to dissuade many from owning a vehicle, making
car-sharing programs an attractive alternative.i20
Overall,car sharing does not eliminate parking. It provides a more flexible alternative to reduce parking
demand,spread trip capacity into a broader menu of options, and facilitate a more desirable urban
form.
CAR-SHARE IMPACTS&BENEFITS
FEWER CARS ON THE ROAD—LESS TRAFFIC CONGESTION
'According to North American studies,each car-sharing vehicle reduces the need for 4.6 to 20
privately owned cars.'
'...15 to 32%of car-sharing participants sold a vehicle after joining a car-sharing program,and 25 to
71%had delayed or foregone a vehicle purchase',21
,...at least five private vehicles are replaced by each shared car.22
'each car-sharing vehicle can support between 20 and 40 members'
ENVIRONMENTAL IMPACTS
Vehicle Miles Traveled(VMTs)are reduced by 44%,along with reductions in greenhouse gases and
CO2 emissions.
Many car-sharing operators use newer,fuel-efficient vehicles—hybrids,electric,etc.
AFFORDABILITY
Car-sharing members estimate a monthly savings of$154 to$600 in North America.
Approximately 25%-71%of car-share members have indicated that this option has allowed them
to avoid the purchase of a personal vehicle(Shaheen et al,2009).
In 2014,Zipcar,a leading car-share company,estimated that members save$7,200 per year on
automotive costs as compared to car ownership.23
Car-sharing can reduce housing costs by facilitating the lowering of minimum parking
requirements and adding an optional resource for access capacity.24
19 Shaheen,Susan A.,Adam P.Cohen and Melissa S.Chung. North American Carsharing:10-Year Retrospective.
Transportation Research Record:Journal of the Transportation Research Board, No. 210,Transportation Research
Board of the National Academies,Washington, DC. 2009,pp35-44.
20 Carsharing. Dr.Viechnicki, Peter; Khuperkar,Abhijit; Fishman,Tiffany Dovey; Eggers,William D.5/18/2015.
Deoitte University Press.
21`Carsharing Parking Policy:A Review of North American Practices and San Francisco Bay Area Case Study.
Shaheen,Susan;Cohen,Adam; Martin, Elliot.2010.
22 TCRP Report 108:Car-sharing: Where and How It Succeeds.Millard-Ball,Adam;Murray, Gail,Fox, Christine&
Burkhardt,Jon. 2005.
23'Car-Share Service as Added Resident Amenity'. Multi-Housing News. McCamish, Mike. 10/16/2014.
13
INCREASED PARKING AVAILABILITY
With fewer privately owned cars,on-street parking availability is freed up.
INCREASED USE OF ALTERNATIVE MODES(Transit, Bike,Walk)
Car sharing supports trends toward reduce vehicle ownership and integrates well with options to
take transit,bike and walk(as well as drive).
V. CAR SHARING—HOW IT WORKS
Traditional-e.g.,Zipcar/Enterprise CarShare
Programs operated by private companies such as Zipcar or
Enterprise CarShare are the most common car-share s
services. These programs provide dedicated parking
spaces which require the user to return the vehicle to that
dedicated space within their previously specified time. ,
The renter/member's hourly or daily rate covers the costs
of gas, insurance, cleaning, and parking.There is usually a
monthly or annual membership fee as well,though these
fees are often waived by employers or residential property
management.These types of services are found in a 73pcar,image courtesy of72pcar.com
variety of locations and are ideal for smaller college towns
with an urban core.
One-way Car-share
The other car sharing options which are more dynamic and
flexible such as one-way car-share programs where a
member can locate a vehicle parked nearby on street (or off-
street) and hop in and drive instantly. Members do not have �<z� "'__� � •
to return the car to the same location;they can park it in any
legal on-street space within the service's designated home
area. Car2Go and ReachNow are the two main one-way car '
sharing services and they serve cities in North America and
Europe.Similar to services like Zipcar,the costs of gas, Car2Go Denver, Courtesy of Aaron Rogosin
parking, insurance and cleaning are all included in the
rental rates. Rates for one-way car-sharing are assessed by the minute,encouraging short one-way trips.
There are no membership fees with one-way car-sharing, members only pay for what they use.
These types of services are best for short trips and are typically in dense urban areas which are well
served by transit. A recent study found that for each Car2Go car on the road, between 7 and 11 private
24 Todd Litman,Victoria Transport Policy Institute:Parking Requirement Impacts on Housing Affordability, 24
August 2016.
14
vehicles were removed. zs In lower density cities, such as San Diego and Calgary the number of vehicles
removed ranged between 1 and 7.
Peer-to-peer Car-share
Since 2009 there have been several different car share
operations opening up where private individuals can rent out
their cars to organization members.The company takes care of "
the insurance and rental and payment systems,the vehicle
owner gets 60%of the rental fee. Renters are responsible for r �'
paying for the gas and parking they use. This is a great way for
people who own cars but don't drive them to earn money and -for communities to get car sharing where they may not be a --
market for a large company such as Zipcar or Car2Go. The largest peer-peer car-sharing companies are
Getaround Turo, Getaround is in 6 major cities and Turo is in more than 4,500 small rural towns and
cities of all sizes across America. This is actually an option that could be explored for the Black Olive
project as on-site vehicles(owned by the project) could be managed through an arrangement with a
company like Getaround.
Type/ Assigned or One- Coverage:Gas, I
parking #0 cities Best application User rates
Company Way parking insurance,
Traditional Assigned parking ✓Gas 23 US Cities Longer trips, Annual Fee:
Zipcar ✓Insurance and more several hours or $70/year.
than 30 days.College
Enterprise universities towns.
Carshare and colleges Hourly rate:
Excellent for
residential and $8-10/hour
mixed use
developments
One-way One-way ✓Gas 7 US Cities Dense urban areas No
Car2Go Companies pay for ✓Insurance & with good transit membership
(Mercedes parking permits so Parking 7 Countries service. fees.
Benz) customers don't
✓
ReachNow need to. Park in any
legal space for free. $.35-41 cents
(BMW) per minute.
$15/hour
zs Martin,Elliot;Shaheen,Susan.The Impacts of Car2go on Vehicle Ownership,Modal Shift,Vehicle Miles Traveled,
and Greenhouse Gas Emissions:An Analysis of Five North American Cities. 2016,Transportation Sustainability
Research Center, UC Berkeley.
15
Type/ • or • Coverage:
• •• •
• •. parking J insurance,parking
Peer-to-Peer Varies by vehicle ✓Insurance 4,500+cities Flexible option No
Turo owner and city and towns in that works well in membership
policy. North smaller towns and fees.
Getaround America cities.Can work Daily rates
really well for on-
site residential vary from
$10100.
property
managers.
VI. CAR SHARING—CASE STUDIES
Austin, TX
Within the urban core of Austin,the City of Austin
offers developers a reduction in parking requirements _
with the addition of dedicated car-sharing stalls. More m .< -
specifically, each car-sharing stall yields a 20-s aces
g Y� p
reduction in site parking requirements, up to a
— t
maximum overall parking reduction of 40 percent.z6 `
Developer or property manager enters into a license
agreement with a car-sharing company.The agreement outlines the particular terms; number of stalls
reserved,timeframe, maintenance needs and limitations of liability.The applicant submits a copy of the
agreement to the City to gain approval for the car-sharing reduction.
Portland, OR(3339 SE Division)
Portland City Development code does not require
any off-street parking for any uses for properties =_�WM
located on or within 1500 feet of a transit station ,
(light-rail)or 500 of high frequency transit corridorsF
27
for projects fewer than 30 units. Typically many
residential and mixed-use developers still build some
i
off-street parking even if it is not required. However ._
not all do developers opt to build parking, and there _ f.
has been a trend in Portland of developers forgoing ,
parking all together with a mix of results. 3339 SE Division(SE Portland, OR-Residential
Business District)
26 City of Austin.25-6-478.E.3
27 City of Portland Zoning Code 33.266 https:/hi wlv.portlandoregon-gov/bps/article/53320
16
Urban Development Partners (UD+P) has developed several mixed-use projects on SE Division St in inner
SE Portland. One project, 3339 SE Division,was built with zero off-street parking stalls but promoted its
excellent bike parking and on-site car-share vehicle parked in its dedicated on-street space out front.
The development is comprised of 31 residential units and 4,400 square feet of commercial ground floor
area.
Number of Residential
Commercial SI's i Number of Parking Stalls Number of Car share Stalls
Units
31 4,440 0 1
UD+P was not required by City Code to offer a car-share vehicle, however,they decided to offer it both
as an amenity to tenants and workable strategy to address neighbors who were upset about the lack of
off-street parking. UD+P purchased the vehicle and maintain it as an amenity for their tenants.The
developer worked with Getaround to operate, maintain and manage reservations and payments.
In order to ensure that their tenants get priority access to the car,they simply keep the availability
calendar closed most days of the week and when a tenant wants to rent it, they contact the on-site
building manager and a time becomes available.This does require some day-to-day management but
the property manager reports it is not very onerous or time consuming. The property is doing very well
and perceived parking constraints in the area (mentioned by concerned neighbors) have not been
exacerbated. The car share vehicle has been a success; it is regularly used and brings tremendous value
to the property from both an amenity and a sustainability perspective.
Berkeley, CA(Garden Village)
The City of Berkeley,California has recently changed its multifamily municipal code28 to encourage car-
sharing. In residential developments that have between 11 and 30 parking stalls,at least one car-share
parking space must be provided. Developments with 31 and 60 parking stall, must provide two car-share
stalls; and with developments with more than 60 parking stalls,three car-share stalls must be provided.
SpacesNumber of Parking Spaces Required Minimum Number of Vehicle Sharing
0-10 0
11-30 1
31-60 2
61 or more 3,plus one for every additional 60 spaces
The City of Berkeley also requires that vehicle sharing parking spaces are provided to vehicle sharing
service providers at no cost. Further,the vehicle sharing spaces must remain available to a car sharing
service provider as long as providers request the space. In the event that a vehicle space is not
za City of Berkeley Municipal Code:http://www.ci.berkeley.ca.us/uploadedFiles/Clerk/Level_3=
_City_Cou nci I/2012/04Apr/2012-04-03_Ite m_02_Ords_7229-7232.pdf
17
requested by a provider,the space can be leased for
use by other vehicles. However,when the car share
provider requests the space,the property owner is
required to make the space available within 90 days.
Garden Village, located at 2201 Dwight Way near
downtown Berkeley, CA received praise in 2013 from
the local City Council for"a novel approach to
parking"for this 77-unit mixed-use housing
development.
The development will have zero parking for
residents.The local developer, Nautilus Group, Garden Village—Berkeley, CA
working with the City, built 4 on-site parking stalls
dedicated for the sole use of 4 purchased car-share vehicles operated by Getaround. The car share
program features free membership for all residents for 40 years, discounted EasyPasses from AC Transit
for all residents, and a digital travel concierge in the lobby to help residents get around without a car.
Additionally,there will be a bike fix-it station with tools, each resident will get a$10 BikeLink card, and 2
bike storage hooks will be installed in each residential unit. The units will be marketed toward residents
looking for car-free housing, which is strengthened by its proximity to a university campus. A property
manager on-site will offer further travel support for car-free travel.Garden Village will collect and report
data on vehicle ownership,transit and car share use annually.
Zoning Board Commissioner Shoshana O'Keefe described the concept as potentially"genius," adding
that the notion of projects that fold effective car sharing programs into their plans"might be the magic
solution"to the difficult issue of meeting parking demand efficiently in a densely-populated
community.29 In addition to addition transportation options amenities and local programs for the
tenants,the Garden Village Transportation Plan was comprehensive and strongly endorsed by City
Council.
VII. SUMMARY
The Black Olive development proposal including a car share program is truly a cutting edge project for
downtown Bozeman. The fact that the City of Bozeman code allows for this type of request creates an
opportunity for a project like the Black Olive to be a catalyst for subsequent car share programs in
Bozeman as well as other developments. Projects like this are taking the first steps in establishing a new
development framework and setting foundations for the market conditions that will support attracting
and expanding car share providers in Bozeman.
29 Raguso, Emilie. Berkeleyside. 10/17/2013. httn://www.berkeleyside.com/2013/`10/17/innovative-housing-with-
roofto a-farms-set-for-southside/
18
While car sharing may be new to Bozeman, nationally,car sharing has demonstrated and documented
benefits that will accrue to both the Black Olive development and to the City of Bozeman, ranging from
more affordable housing, keeping funds within the local economy,transportation efficiency and higher
quality urban development. All the benefits of car sharing discussed in this document are consistent
with the rationale and intent of the City of Bozeman Code and highly supportive of the City's strategic
vision.
The Black Olive parking solution, including 4 car shares and 33 individual spaces, is appropriate for the
location, scale and use of this project. It is RWC's belief,this project will be a catalyst for other entities
such as the City of Bozeman, Montana State University and other private developers to adopt
alternative, proven transportation programs, such as car sharing. In addition, national and regional
trends including less car ownership, more alternative transportation methods such as Uber/Lyft, car
sharing and soon autonomous operating vehicles, and the demand for walkable location suggest the
Black Olive has provided more than sufficient parking.
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