For years, the City Planning Commission approved special permits that let developers in Hell’s Kitchen and Chelsea get around limits on parking construction in the Manhattan core. Recently, the city implemented a new formula that reformers hoped would curtail these permits. But Community Board 4, Council Member Corey Johnson, and Borough President Gale Brewer say the city’s math is flawed, resulting in too much new parking. They’re asking the Department of City Planning to come up with a better measuring stick.
Luxury condos are securing exemptions to the Manhattan parking cap established in response to the Clean Air Act. Rendering: Related Companies and Zaha Hadid Architects
Since 1982, new buildings south of West 110th Street and East 96th Street have been subject to parking maximums established in response to the Clean Air Act.
But in practice, the city allows exceptions. If developers want to build more parking than allowed, they can apply for a special permit. For a long time, the city reflexively granted these permits for new buildings on the West Side, leading to the addition of thousands of parking spaces that otherwise wouldn’t have been built.
Then the city revised its Manhattan parking regulations in 2013, with DCP issuing new guidelines for developers looking for exemptions from parking maximums [PDF]. Has the new policy made a difference? Apparently not.
The city now requires developers seeking special permits to measure trends in the area over the past decade, by calculating changes in the number of residences and parking spaces within one-third of a mile of the project. Echoing the parking maximums in the law, DCP aims for there to be 20 percent as many new parking spaces as there are new apartments south of 59th Street. On the Upper East Side and Upper West Side, the ratio is 35 percent.
If the extra spaces being requested push that ratio above the target, it’s likely the permit will be denied. If the ratio stays below the target, the city is likely to approve the permit.
It sounds scientific, but by only looking at new development and new parking, DCP rigs the game.
For years, neighborhoods like Hell’s Kitchen and West Chelsea had lots of extra parking but little new residential development. In the past decade, that’s changed. As a result, City Planning’s numbers show the number of new apartments far outpacing the supply of new parking spaces. This opens the door for lots of special permits to get the parking ratio up to the department’s 20 percent target, but ignores the fact that the neighborhood had lots of parking to begin with.
“They are missing a very fundamental element of the calculation,” said CB 4 Chair Christine Berthet. “It’s broken. It clearly doesn’t work.”