Arguably, no city ordinance is more underestimated for its long term impacts than off-street parking requirements. Many cities are now starting to recognize the negative effects parking minimums can have on housing affordability, historic preservation, the environment, small businesses, walkability and municipal budgets. In Sandpoint, some of these effects were not hypothetical but happening right before our eyes. The 2009 approval of a 60,000 square foot, 3-story bank headquarters in the heart of downtown ended up requiring 218 parking spaces. Because only 110 were provided (which was plenty), the bank was subjected to in-lieu parking fees totaling over $700,000. Well, being bankers, they soon realized the cheaper alternative was to buy up adjacent properties and demolish the buildings for surface lots. Consequently, small businesses were evicted and the much-beloved downtown historic development pattern was diminished.

This experience caused city leaders to pause, reflect, and take action to ensure this would not happen again. Now we are realizing the dividends paid over time. That single line of code abolishing off-street parking minimums downtown has enabled four distinct projects that would have been otherwise impractical. Each of these projects has enriched Sandpoint by contributing vibrancy, economic productivity and an increase in tax base.

Four Success Stories Made Possible by Parking Reform

The first was an expansion of a popular taqueria. A modest increase of seating area prior to the code change would have required 7 additional parking spaces, or $70,000 in fees. That’s just too many tacos. For a small local restaurant (one which began as a food truck), this would have ended the project before it began. Instead, the venture ushered in other business expansions and downtown improvements.

The local winery soon after not only expanded but the owners were able to transform “…a defunct former furniture store into a vibrant mixed-use showcase blend of old and new materials and design ... bringing renewed prominence and economic energy to this corner of Sandpoint’s downtown,” according to Idaho Smart Growth, which bestowed a Grow Smart Award for the renovation in 2015. Had there been off-street parking requirements in place, it never could have happened.