BALTIMORE (Map, News) - When it comes to parking, Baltimore is a “complete failure.”

That’s according to Jeffrey Tumlin, a national parking expert credited with strategies that helped revive depressed retail districts in Arlington, Va., San Francisco and Seattle. The principal of Nelson/Nygaard Consulting Associates said Baltimore has more parking than it needs and urged city officials to replace surface parking lots with new development, abolish all free parking and build denser.

“Baltimore is like Detroit — it’s a classic example of total failure,” Tumlin told business owners, government planners and community leaders gathered in Towson Wednesday. “Baltimore is only going to work if it’s a pleasure to walk in, and it’s only going to work if it’s safe to walk in.”

Tumlin identified what some called counterintuitive solutions to congestion downtown and in Baltimore suburbs like Towson. He encouraged planners to eliminate minimum parking requirements for new development, install parking meters that accept debit and credit cards, and invest in public transportation.

He said parking spaces waste $20,000 each in commercial developments and add 15 percent to 25 percent more to the cost of homes. Parking hurts housing affordability and, because it promotes driving, the environment, he said.

Giving up a car could give a home buyer an extra $100,000 for a mortgage, he said.

But some attendees said Tumlin is encouraging development without sufficient infrastructure. Others said expecting residents to give up their cars is unrealistic.

Ron Reitman of Baltimore said he “drives everywhere.”

“I was on top of a parking garage the other day and looked out and saw five more within three blocks,” Reitman said. “It’s just really catered to the car.”

Several colleges, universities and hospitals exacerbate congestion in Towson, said community activist Ed Kilcullen. 

“A lot of people are addicted to their cars.”

jmalarkey@baltimoreexaminer.com