A decade after eliminating parking minimums in its downtown area, the city of Sandpoint, Idaho is reaping the benefits of this bold policy change. According to Aaron Qualls, Planning and Community Development Director for Sandpoint, the decision has led to millions of dollars in investments and a revitalized urban core.
In 2009, Sandpoint’s City Council took action to address the negative impacts of mandated parking minimums. The impetus for change came after observing how existing regulations were forcing businesses to prioritize parking spaces over productive use of downtown land. In one notable instance, a three-story bank headquarters purchased adjacent property and demolished existing buildings solely to comply with parking requirements, despite not needing the additional spaces.
The elimination of downtown parking minimums was achieved by altering just one line of the city’s code. While the decision initially faced heated debate, the results over the past ten years have vindicated the change. Qualls highlights four success stories that demonstrate the policy’s positive impact.
One of the most significant developments was the renovation of an old steel frame building by a small tech startup, which increased the assessed value of the property by $2 million. Other success stories include the establishment of a new music venue, the expansion of a popular taqueria that began as a food truck, and the transformation of a defunct furniture store into a local winery showcase.
These developments have not only increased tax revenues and created jobs but have also had ripple effects throughout Sandpoint’s economy. The success of the initial policy change led the city to expand the area exempt from parking minimums in 2018 and substantially reduce parking requirements for the rest of the city.
The Sandpoint experience offers valuable lessons for other cities grappling with urban revitalization challenges. In Haltom City, Texas, for instance, the Haltom United Business Alliance (HUBA) has been advocating for similar policy changes to help revitalize the city’s older south and central areas. HUBA suggests creating an overlay zone where parking minimums would be eliminated, allowing property and business owners to determine their off-street parking needs.
The success of Sandpoint’s approach is summed up by Qualls: ‘Not one of these investments would have been possible under the old paradigm of mandated parking minimums.’ This statement underscores the transformative potential of rethinking traditional zoning practices.
As cities across the United States face challenges of declining populations and increasing business vacancies, the Sandpoint case study offers a compelling argument for reconsidering parking policies. The Strong Towns organization, which advocates for financially strong and resilient cities, has been instrumental in promoting such policy changes.
The Sandpoint example demonstrates that seemingly small changes in zoning codes can have outsized impacts on urban development and economic vitality. As more cities consider ways to revitalize their downtown areas and attract investment, the elimination of parking minimums emerges as a potentially powerful tool in the urban planner’s toolkit.
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