ERAN BEN-JOSEPH ETHINKING OT THE DESIGN AND CULTURE OF PARKING THE MIT PRESS CAMBRIDGE, MASSACHUSETTS LONDON, ENGLAND © 2012 Massachusetts Institute of Technology All rights reserved. No part of this book may be reproduced in any form by any electronic or mechanical means (including photocopying, recording, or information storage and retrieval) without permission in writing from the publisher. MIT Press books may be purchased at special quantity discounts for business or sales promotional use. For information, please email [email protected] or write to Special Sales Department, The MIT Press, 55 Hayward Street, Cambridge, MA 02142. This book was set in PF Din Text Condensed Pro by The MIT Press. Printed and bound in Canada. Library of Congress Cataloging-in-Publication Data Ben-Joseph, Eran. ReThinking a lot : the design and culture of parking I Eran Ben-Joseph. p. em. Includes bibliographical references and index. ISBN 978-0-262-01733-6 (hardcover: alk. paper) 1. Parking lots. 2. Sociology, Urban. I. Title. II. Title: Design and culture of parking. TL175.B46 2012 388.4 '74 -dc23 2011026441 10 9 8 7 6 5 4 3 2 1 CONTENTS PREFACE vii A LOT ON MY MIND xi 1 2 3 A LOT IN COMMON LOTS OF TIME 51 LOTS OF EXCELLENCE 99 MEDIOCRITY 3 BEFORE THE CAR 53 INTEGRATION-IN 101 DEMAND 8 ROADS AND CURBS: 59 INTEGRATION-OUT 105 A SHORT HISTORY FUNCTIONAL 9 FLEXIBILITY= COMPLEXITY 105 FROM STREET TO LOT: 62 OCCUPIED 13 CULTURE+ ART 109 CHAOS TO ORDER COST AND CONSEQUENCES 17 EVENT PLACE 113 FROM CENTER TO EDGE: 73 OTS OF LIFESTYLES 24 DECLINE AND GROWTH ACTIVISM 117 ATURE 32 FROM ONE TO MANY: 84 REMEDIATION 118 PUBLIC REALM 39 REGULATE OR NOT GARDENS 123 MENTAL DOMINATION 45 FROM BLACK TO GREEN: 92 WATER 127 ADAPT AND MITIGATE FIRST AND LAST 49 DESIGN ATTENTION 129 MUSING A LOT 135 OTES 139 THER REFERENCES 149 I DEX 153 ----- . . - - I 1 • . . ..1 .11 PREFACE It was the early 2000s, and I had very big shoes to fill. I was just starting my career at the Massachusetts Institute of Technology (MIT), and part of my teaching obligation included a course titled Site Plan ning. Site Planning is not just any other course at MIT; it is the oldest continuously taught course in the School of Architecture+ Planning. Moreover, since its first offering over 75 years ago, it has been taught by only a handful of instructors, many of whom have turned out to be luminaries of urban design and city planning. In 1956, a newly tenured professor named Kevin lynch took what was then seen as a main stream course in site engineering and turned it into a whole-system approach to planning the built and natural environments. His soon-to-follow book titled Site Planning, published in 1962, reflected this unique thinking and is still considered the field's foremost textbook. The text, notes, and resources from the course's collections are comprehensive and include topics such as earthwork and grading, utilities and infrastructure layouts, and the design of access and circulation systems. One of the common topics covered by the course has been the allocation, siting, and planning of parking lots. Although it is well researched, thoroughly explained, and informatively detailed, one element was missing-there were no documented cases of well-designed surface lots. Over the years, many of my site planning students further pointed out this deficiency by asking: "Are there any good examples of notable, or 'great,' parking lots?" I could barely think of one. To some extent, this book is a partial attempt to answer this question. In the spirit of Lynch's holistic approach to site planning, I have tried to look at parking lots as more than just utilitarian objects. Can parking have beauty and greatness in the less than obvious traits of aesthetics or form? Can the way people use lots, both planned and spontaneous, be a significant determinant of impor tance? Are surface parking lots just transient, residual way stations in our built world, or do they hold cultural and historical virtues? I have been extremely fortunate that these questions have also intrigued others who, in return, have assisted me along the way to finding some answers. First, I owe a great deal to the students who took the site planning classes at MIT, and to those who have worked with me on this project. To Kathleen Ziegenfuss, who wrote her master of city planning thesis on strategies for using parking lots as public spaces: I gratefully acknowledge your intellectual and substantive contributions. To Max Thelander, Trinity Simons, and Rachel Blatt for their research assistance in gathering material and summarizing it in a concise and meaningful way. To Thomas Oles and Jeremy Shaw for collecting and recording intriguing parking lots around the world. To Stephen Kennedy for turning words into evocative graphics and for partaking in a creative interchange of ideas. At the MIT Press, thanks go to Roger Conover for his encouragement, enthusiasm, and wise advice in converting a rough idea into a book. To Anar Badalov for his patience and for making the editorial process a pleasurable and fruitful experience. To Gillian Beaumont for her insightful editorial PREFACE vii suggestions and keen and critical eye. To Margarita Encomienda: my appreciation for your ability to tie it all together in an elegant graphic fashion. To my colleague Alan Berger: thank you for sharing your amazing aerial photography. Outside of MIT, I need to thank the numerous architects, city planners, urban designers, faculty members, and just interested individuals who have answered my inquiries about notable parking lots, and have shared with me a wealth of information and pho tographs. To Jon Fain and Sam Bass Warner: thank you for your editorial assistance and thoughtful suggestions. Finally, to my family and especially to you, Holly, for being an inspiration, an intellectual critic, and a constant source of encouragement, love, and support. I could not have done it without you. viii PREFACE A LOT ON MY MIND On August 20, 2002, the headline of the Weekly World News claimed, with bold black letters: "Ancient Parking Lot Found on Mars!" Proving "that alien civilizations DO exist." While most are sure to dismiss the supermarket tabloid for its outlandish cover story based on a paranormal theme, its satirical outlook and reflection on our society cannot be ignored. As the newspaper eloquently explains: "You can learn a lot from a society by their parking lots. .. . Does a violent society create horrific parking, or does horrific parking create a violent society?" We do not have all the answers, the newspaper continues, "perhaps the stories of Martians trying to conquer the Earth are true. They might have simply run out of places to park." While the Martians may have run out of parking spaces, Earth's supply is steadily growing. In fact, it is estimated that 500 million surface parking spaces exist in the United States alone-a ) number that increases every day.1 In some U.S. cities, parking lots cover more than a third of the land area, becoming the single most salient landscape feature of our built environment. While park ing space statistics for other parts of the world are not readily available, the sheer number of cars produced in the world can provide some indication. In 2006, for example, it was 49,886,549. In 2009 it was estimated that over 600,000,000 passenger cars were traveling on the streets and roads of the world, and ultimately searching for par~ing. The search for parking spots will only intensify when one considers that China became the world's largest car market in 2009, when sales soared by nearly 40 percent to 13.5 million units. Yet penetration of the car in China is _still lagging, with only 24 vehicles per 1, ODD people, compared with 749 vehicles per 1, DOD people in the mature markets of the G7 nations. The question of parking is intensified by the fact that 95 percent of the time cars are immo- \ bile.2 One could plausibly argue that a hybrid Prius and a Hummer have the same environmental impact because both are parked the same amount of time and both occupy the same 9-by-18-foot standard rectangle of paved space. Regrettably, most of us do not spend much time thinking about parking unless we are looking for a space. Yet those paved spaces have vast impact on the design of cities, and the character of our built environment. Large impervious surfaces increase runoff and affect watersheds, while exposed pavements increase the heat island effect of cities. Parking lots are usually considered a necessary evil; unsightly, but essential to the market success of most developments. The basics of parking lot design have not been significantly rethought since the 1950s. For the most part, parking is regulated by local zoning ordinances. If design is controlled at all, the focus is on size, entry and egress, and occasionally buffering to mitigate visual impact on surrounding busi nesses or residences. Most parking regulations deal not with the design of the lot, but rather with the minimum number of spaces required for new developments. In most cases, these regulations call for greater and greater amounts of parking set aside for peak use, which is usually applicable only a few days of the year. Still, generally, all standard parking spaces are designed exactly the same, A LOT ON MY MIND xi espite e fact that so e s aces are use e ery day, some are used only once or twice a year, and some may never be used a all. In her famous song "Big Yellow Taxi." Joni Mitchell laments: 'They paved paradise and put up a parking lot." Although many may indeed be longing for a future where we tear down a parking lot and put up paradise, the reality is that parking and parking lots are here to stay. As long as our preferred form of mobility remains with personal transportation modes, the car (whether powered by fossil fuel, solar, or hydrogen) will continue to dominate our environment, cultural and social life. The question of where we park it and how we design spaces for it remains as essential as questions about the types of car we will use in the future. So situated, the surface parking lot is a landscape ripe for transformation. Extracting more of its value, embracing its cultural importance, and increasing its usefulness are long overdue. The question is: why can't parking lots be modest paradises? One look at a typical parking lot raises many questions: Can parking lots be designed in a more attractive and aesthetically pleasing way? Can environmental considerations be addressed and adverse effects mitigated? Can parking lots provide more than car storage? Can they be integrated into our built environment- not only as a practical necessity, but also as something elegant and enjoyable? What can we learn from studying usage behavior and manipulation of lots by unlikely users such as kids, food vendors, theater companies, and sport fans? And finally, are there any great parking lots that can inspire alternatives? 0.2 "Ancient Parking Lot Found on Mars." © Weekly World News xii A LOT ON MY MIND 0.3 Parking lots are everywhere, and despite their prevailing dullness and mundane design, they are an integral part of our culture and social way of life. As long as our preferred mobility remains with personal transportation modes, questions of where we park our cars and how we design spaces for them will remain essential. Within this dynamic, the surface parking lot is a landscape ripe for transformation. Frisco, Texas. © Alan Berger A LOT ON MY MIND xiii 0.4 Rockville Town Center, Rockville, Maryland.© Bossi xiv A LOT ON MY MIND