Credit Off-Site Parking

Crediting off-site parking allows developments to meet minimum parking requirements by using spaces within a designated distance from the site. This strategy is particularly useful for infill and redevelopment projects where space is limited, or minimum requirements would restrict density.  

Key Benefits

Reduced Parking Cost – Developers will not have to allocate additional expenses to include parking on constrained sites. 

Optimized Parking Use and Efficiency – Incentivizes more efficient use of excess parking in walkable and mixed-use areas. When off-site spaces are shared or publicly available, it can increase the efficiency of each space, especially when paired with management strategies.

Maximized Land-Use Density – Allows developers to maximize the land-use densities of their sites with added requirement flexibility.

Implementation Considerations

Parking access off-site is usually documented through formal agreements. Some cities, especially those with a public parking system, may allow developers to count permits for public parking facilities towards requirements. The permitted distance allowed between off-site parking and a development varies up to 1,500 feet (typically shorter), depending on local conditions.

Shared action (either public or private)

  • Coordinate areas where approval of the strategy would be most appropriate
  • Build safe and convenient walking infrastructure to facilitate offsite parking (improve lighting, security, shade, etc.)
  • Once implemented, monitor and enforce compliance to ensure off-site parking is maintained and used as intended and efficiently.


Responsible Party

Action


P_PublicSectorPublic Sector

  • Update zoning and parking regulations to define and allow off-site parking credits.
  • Set requirements for shared-use agreements as needed.
  • Defines parameters for crediting off-site parking toward a project’s minimum parking requirements, primarily through the maximum-allowed distance between the property and the proposed parking space.
  • Provide incentives to encourage use of this strategy.


P_PrivateSectorPrivate Sector

  • Explored potential partnership with off-site property owners
  • Contracts with partners and provides agreement as part of proposal submission with specifications on responsibilities, terms and conditions. 

Location

Off-site parking credits should be granted only within reasonable walking distance. This approach is most effective in walkable areas, such as downtown or mixed-use districts.

Cost

May require public costs for zoning updates and permit processes, and private soft costs for agreements and pedestrian improvements. However, reducing parking square footage can increase development density, helping offset construction costs through higher tax revenues, increased private revenue, or overall savings.

Timing

The strategy applies to new development or redevelopment and is often a part of the zoning approval process. 

Technology

Systems and applications designed to better inform drivers about the location of available parking may include dynamic wayfinding and digital signage, static signage, and parking availability platform. See the Parking Technology Guide for more information.

Case Studies

Lubbock, TX

Implemented in 2018, the City of Lubbock updated its Unified Development Code to allow for off-site parking spaces to credit towards a development’s minimum parking requirements of the off-site parking is located within 300 feet of the new development and the parking lot is in a designated mix-use zoning district.

Denton, TX

The Denton Development Code allows for approved shared parking and off-site parking for non-residential and apartment uses across the city. There are multiple ways for existing spaces to be counted towards the required off-street spaces, including:

  • Any public parking facilities within 500 feet (up to 25 percent) of the property.
  • Every recorded shared/off-site parking space within 500 feet of non-residential properties and within 300 feet of apartment properties.
  • The provision of valet parking, which increases the distance of counting shared/off-site parking for nonresidential properties to 1,000 feet.
  • On-street spaces abutting the property.

 Source (see page 447)