Right-Sizing Parking: Balancing Parking Demand and Encouraging Active Modes

Right-sizing challenges this outdated approach by replacing generic zoning minimums with an evidence-based parking supply. It is a site-specific, data-driven process that manages peak demand rather than overbuilding for rare conditions.

With right-sizing parking, valuable land could be better used for other purposes, for example unlocking space for affordable housing, community amenities or green spaces in compact areas.  Right-sizing also promotes opportunities to reduce reliance on private vehicle use, helping to cut congestion and greenhouse gas emissions. As a result, right-sizing parking has gained prominence in urban planning and transportation practice as a more precise way to align parking supply with the actual needs of each development and location.

Understanding the surrounding parking environment is equally important. This includes reviewing on-street parking regulations and supply within the immediate area, as well as identifying nearby publicly accessible off-street parking. These off-site resources can play a key role in accommodating occasional or peak demand, particularly in urban settings.

For residential developments, the assessment also considers municipal policies and whether reduced or zero parking aligns with broader objectives, such as supporting transit-oriented development. Transportation Demand Management (TDM) measures – such as secure bicycle parking, car share access, and transit incentives – are evaluated to ensure residents have viable alternatives to vehicle ownership. Based on these factors, a recommendation is made on whether a parking relaxation is appropriate.

Commercial and mixed-use developments require an additional layer of analysis. Parking demand is estimated using industry standards, comparable site data, and professional experience. Opportunities for shared parking are explored, recognizing that different uses often have peak demand at different times of day. The study also evaluates whether nearby parking supply can accommodate any overflow demand and identifies mitigation measures if needed.

One of the earliest examples of right-sizing in practice is the N3 Condominiums located at Calgary’s East Village. Marketed as a “car-less condo” for a new generation of young urbanites, N3 was the first of its kind in Calgary, promoting zero parking. This reflected a shift toward urban living with less reliance on private vehicles.

To support the proposed approach, a detailed parking analysis was undertaken to determine the feasibility and impact of not supplying any parking stalls on-site for both residents and visitors so that a decision on bylaw parking relaxation for the development could be made.

The project demonstrated that, in a highly walkable, transit-served location, significantly reduced parking and even zero residential parking could be a viable option. The success of the N3 project set the stage for other developments to follow, and both the market and approving authorities have been supportive and progressive to this shift in thinking.

Another example can be found at Flyover Block. Located near Edmonton Trail and the newly emerging Flyover Park, the mixed-use development provides no residential parking. A parking study was completed to evaluate the feasibility of this approach, including reviewing nearby parking supply, estimating expected demand, and identifying TDM measures to support residents and visitors. Consideration was also given to how the development could integrate with the surrounding neighbourhood while minimizing potential impacts.

This work helped demonstrate how reduced parking can align with broader community goals, particularly in locations where walking, cycling, and transit are practical and accessible options.

Across British Columbia, right-sizing parking has become an important part of enabling growth in dense, transit-oriented areas. Bunt has been involved in numerous parking studies to help municipalities and developers better understand parking demand and support context-sensitive parking strategies.

The redevelopment of Oakridge Centre (Oakridge Park) in Vancouver is one example. Located in a rapidly evolving urban centre with significant investments in rapid transit and active transportation infrastructure, Oakridge is directly served by SkyTrain and supported by a well-established pedestrian and cycling network. The Bunt team has worked with the project team to develop an access strategy for all modes of travel (vehicle, public transit, walking and cycling), a parking and loading supply rationale and comprehensive Transportation Demand Management (TDM) plans. 

Taking advantage of its convenient location, Oakridge is built with aspiringly lower parking supply than the Vancouver Parking Bylaw requirements for all land uses, at that time, that supports the City’s Transportation 2040 goal. Comprehensive parking strategy that employed shared parking between different uses and intelligent parking systems along with provisions of secured automated bike storage, multiple public bike share facilities, dozens of carshare vehicles, and other supportive TDM measures for residents, visitors and employees were implemented to support this lower supply. 

The scarcity of industrial land in the Metro Vancouver and Fraser Valley region has reached a critical level compared to other major port cities in North America. However, industrial land misuse and is often overlooked, particularly in land-constrained regions like Metro Vancouver and the Fraser Valley. Outdated bylaw requirements may result in more parking than necessary, reducing the space available for employment uses and limiting development potential.

To better understand industrial parking needs, Bunt, in partnership with NAIOP Vancouver, conducted an extensive study of 62 industrial sites across the Metro Vancouver and Fraser Valley regions. The study examined parking supply, peak demand, and utilization patterns, and compared observed demand with municipal bylaw requirements.

The findings highlighted opportunities to better align parking supply with actual demand, particularly when considering factors such as building size and access to transit. This work helps inform more efficient parking standards and demonstrates how right-sizing can support the long-term viability of industrial lands, ensuring space is used for jobs, operations, and economic growth rather than underutilized parking. Click here for more information.