Okay, so in a fashion that is somewhat counterintuitive to urban design principles put forth by a lot of new urbanists, Chicago continues to have off-street parking developments in its new developments all over the city, including downtown (except for near rail stations, if I understand this correctly).

In the past, such requirements created some pretty ugly and hideous parking behemoths and strip malls, but more recently aesthetics and retaining the urban form have become high priorities--thus newer development neatly "tucks" parking away from the pedestrian realm and once again restores the urban form.

However, like cleaning your room by throwing everything inside the closet, this does not completely end the story or eliminate the problem of car-dependency. Some street or another will still have to have a garage entry, and even new commercial buildings with rear parking lots still have those parking lots and cars coming in and out of them will pose a problem to pedestrians walking by.

In many areas, Chicago's bus and transit system is adequate to completely eliminate the need for cars. But in many parts of the far NW, west, and south sides this is not the case.

But considering all of the above problems, the true question is: do we really need to force developers to create off street parking? Why not just eliminate the minimal requirement and instead just let the market dictate it? Not only that, but I actually propose that the city should set a cap, or upper limit, on parking spaces for each new property that is built. How about no more than 1 per dwelling unit, or 1 for every 500 sq ft of commercial space, etc?

This is an article from a construction and design journal that exemplifies what I love so much. A formerly suburban mall in the NW side of the city that has been redesigned into a more urban format--the redevelopment of the Brickyard Mall:

Start 16: The Brickyard
Cost: $110 million (tie)

For 25 years the Brickyard Mall symbolized the no-nonsense traits of merchandising in a middle-class neighborhood on Chicago's Northwest Side.

Anchor tenants were in the midline to discount range: J.C. Penney, Montgomery Ward and Kmart stores and a Jewel-Osco supermarket. Countless specialty retailers were available in enclosed buildings with temperature-controlled environments. And, a sea of concrete guaranteed a parking spot for practically everyone.

But the 49-acre site at Diversey and Narragansett streets was in need of a revamp when all the anchors but Jewel-Osco closed shop.

Key design ideas influenced partly by city guidelines on urban retailing are steering construction. The principles aim an ensuring the mall's suitability to its location and its feasibility after reopening as The Brickyard.

For instance, some of the 11 new structures, especially those with multiple tenants, will be located near the streets. The buildings are friendlier to the street when they align near it, rather than when they are pushed to the back of the site.

Masonry and cast stone will dress all sides of the new buildings for a solid look that reflects the neighborhood. Storefront windows and doors will be on multiple facades.

Only surface parking will be available. Gone will be the deck parking atop the existing Jewel-Osco and the parking spaces near the streets that required a hike to reach the stores.

New Anchors

Large-format structures will be used for the new anchors in the open-air, "power-center" format. There will be a 143,700-sq.-ft. Lowe's home-improvement store, a 143,100-sq.-ft. Target department store, a replacement 64,565-sq.-ft. Jewel-Osco and a 30,000-sq.-ft. Marshalls home fashions outlet.

About 55 stores are expected to open, and there will be 2,300 parking spaces.

The total mall area, about 600,000 sq. ft., represents a decrease of about 280,000 sq. ft. from the previous shopping center, but the shrinkage is mostly attributable to the elimination of the deck parking.

The mall will retain its two tiers, with units on both the upper and lower levels, and a retaining wall between them. Roads will connect the levels, which differ in elevation by about 30 ft.

HEY! Answer the damn question, bitches!

^Ugh, the Brickyard sucks. It looks no different than any other suburban strip mall with outlot (freestanding) stores closer to the street. The only difference is that the parking lot can't been seen from Narragansett Avenue becuse it sits atop of an ancient beach ridge, one of the few visable changes in the city's elevation.

I agree with you TUP, we should abolish the minimum, and stand behind a strict maximium. Chicago is still a 'driving city' in many people's minds which doesn't help the situation. I found it irritating that aldermen were bickering over the lack of parking spaces in block 37, its only going to sit above two subway stations, with plenty of garages nearby offering monthly parking.

Street-facing garages are very ugly. Tuck them behind in the alleys where nobody will see them. The occasional one is necessary, though.

You want to eliminate the need for parking in the loop? The lakefront transit plan that I have occasionally talked about on these forums would get people out of their cars (which people use because of the awful northside bus situation during rush hour) and into a reasonably fast train. Yes, the plan would be expensive, but the need for it is tarting to reach critical mass.

As far as the Brickyard Mall situation, that's so far out in the middle of nowhere in Chicago that I don't really care. That's driving country anyways. Part of the reason why these driving areas near the city limits are becoming less popular.

Yeah parking garages suck...I mean just incorporate them fashionably into a nice tower.


What really irritates me is PERMIT PARKING.....we should do away with that

I have delayed responding on this one because I don't really have a strong opinion about it. On the one hand, I like the way limits on the number of off-street parking spots in a development would encourage people to use other transit options, and possibly enliven the streets (and boost mass transit) as a result. On the other hand, I don't want regulations to choke off demand for city living here. That is a real concern. I want Chicago's downtown residential population to expand as much as possible, and I see these sorts of regulations as curbing demand for downtown living.

TUP, do know what and how many other cities have regulations like this? Does anyone know their effect in other cities?

Multi-unit developers in Chicago, regardless if they develope in or around the Loop, or outside of the central city, see a built-in parking garage as an emenity which will increase the chance of their property being sold.

TUP, do know what and how many other cities have regulations like this? Does anyone know their effect in other cities?


^Manhattan, San Francisco, and (believe it or not) Ann Arbor, Michigan have parking caps for all new developments

I agree with u TUP. Less parking spaces=eventually less cars=less obesity=less, diabetes, Hypertension, CAD= better looking people. or it can end up being detrimental for businesses, they are already saying that less people are going to the movies, and thinking that it could be due to higher gas prices. What may happen in this situation is that the lazy asses( including myself at times) will just sit home and watch t.v. pay-per-view and order in. So unless cities really work on the development and planning of businesses and change the focus from the car to the pedestrian this less parking plan may not work. But I wish it would!!!!!!!!!!!

I agree with u TUP. Less parking spaces=eventually less cars=less obesity=less, diabetes, Hypertension, CAD= better looking people. or it can end up being detrimental for businesses, they are already saying that less people are going to the movies, and thinking that it could be due to higher gas prices. What may happen in this situation is that the lazy asses( including myself at times) will just sit home and watch t.v. pay-per-view and order in. So unless cities really work on the development and planning of businesses and change the focus from the car to the pedestrian this less parking plan may not work. But I wish it would!!!!!!!!!!!

^Maybe you and I can go for a walk in Chicago some day, and then go to the movies?