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#  From Asphalt to Oasis: Reclaiming LA’s Parking Lots for Seniors

Written by NICK PATSAOURAS.

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MY LA VIEW - The Los Angeles skyline is radiantly positioned against the San Gabriel Mountains blending modern glass towers with sturdy but older brick buildings. When our celebrated sun shines, the setting becomes even warmer and inviting, unlike New York's formidable and intimidating profile. Still, upon careful observation, noticeable interludes are evident, gaps that interrupt the nonstop horizontal flow and signify the certainty of fragmented development.

These gaps are the result of asphalt parking lots. And they continue as gaps until land values skyrocket before the property is sold to developers. It is a win-win for owners. While they sit anticipating the big bucks, these lots generate a steady cash flow while enjoying incredibly low overhead and minimal property tax.

Unlike public land banks which exist and are used to stabilize the community and benefit people, property held and operated by parking lot owners prioritize private interests that often conflict with civic goals. To accomplish this, operators in Los Angeles oppose rapid change so they can preserve property values. They gain from consistent car traffic, minimal development, and gradual zoning updates.

Unsurprising, owners and operators of parking lots function without been seen, but active they are, and they play a critical role in shaping outcomes behind the scenes. They are silent pivots in LA's car-centered balance.

For years, I have observed their lobbying tactics. They protect their interests by participating in civic networks, always seeking to shape land use and urban development. Notably, the National Parking Association advocates for these owners, aiming to influence regulations and industry standards in favor of parking. Individually, they present themselves as property owners rather than parking operators and frequently register with broader groups like commercial real estate, business associations, or organizations in transportation and mobility.

When I sought federal funds to construct Metro Rail, parking lot operators did not openly oppose the project. Discreetly, they acted vigorously to prevent transit development fearing it would decrease car usage and reduce their revenue. They also opposed increased density near transit stations. Of course, they were backed by groups benefiting from car dominance.

In LA, where land is limited and housing costs are high, the most valuable downtown plots are often just asphalt. And the people who own them have every reason to keep them that way until the perfect moment arrives. Simply put, their strategy is stasis or standstill. Keep the land in a suspended state. The land is not developed, but it is not idle either. They use time to their advantage. And by doing so, they become powerful. Political and market cycles are waited out, and they can fend off, endure, and delay pressure from communities and developers.

The large parking lots and garages found at big-box retailers, supermarkets, medical facilities, and commercial centers present numerous hazards, particularly for seniors. City Hall has continuously supported parking lot operators, favoring donors over progressive promises. I have called some councilmembers pseudo-liberals because they publicly emphasize social justice while their motivation does not align with liberal principles.

They leave unresolved the problems users, especially seniors, face with parking lots and garages. Aside from the fact that some lots are heat islands and result in lost housing and lost tax revenue, they add to the urban blight. Even worse, to cut labor costs, lot attendants have been replaced with automation. Without them, there is no help when a meter flashes a vague "See Attendant" when no attendant is present. They are located in India, Timbuktu or in some other remote location.

And if the lot or garage has phased out coin-operated meters in favor of pay-by-app systems requiring a smartphone, access to parking is effectively denied. People who cannot or do not use smartphones or credit cards are penalized. Woe to the person who faces a malfunctioning gate, especially at night when people are trapped in a moment of elevated vulnerability.

The pseudo-liberals are talking of job creation, but they NEVER walk the walk. Imagine how many thousands of jobs would be created if there was a parking attendant for every parking lot or garage. But why should they worry? They park wherever it is convenient, free, without worrying of getting a parking ticket.

UCLA‘s Luskin School of Public Affairs studied what makes parking lots hostile to seniors, and found that walkability, safety, and removal of mobility barriers translate directly into what a senior‑friendly parking environment would require. It recommended rest points where walking distances were long, clear walkways with safe crossings, brightly lit and uncluttered spaces, available human assistance especially where gates or pay stations may malfunction. and shaded lots to avoid heat exposure. It was the school’s finding that LA treats parking lots as revenue infrastructure, not as part of the city’s aging‑in‑place ecosystem.

Conversely, a vacant lot can be turned into a tranquil green space, an outdoor oasis, designed with older adults in mind, as shown by a research team from the UCLA Luskin School of Public Affairs. It can be a little oasis in the city, taking up to less than a third of an acre, according to Anastasia Loukaitou-Sideris, dean of the urban planning department at UCLA, who launched the study.

The Golden Age Park in Westlake was born, with garden beds raised above ground so that visitors can tend to flowers and vegetables without stooping down, where lawns, pathways and exercise are laid out on one seamless plane resulting in a stumble-proof surface for those who move about with canes, walkers and wheelchairs. Visitors can stroll along circular walkways, build strength and balance on low-impact exercise machines or simply rest in areas designed for socializing or solitude

The park`s architects relied on a toolkit called "Placemaking for an Aging Population" that was created by Loukaitou-Sideris` team of urban designers, planners and gerontologists.

There are many opportunities for such creative thinking in Los Angeles, considering that L.A.`s park system ranks 90th among the100 cities in the U.S.

Parking lot resolutions are available, as are answers for vacant lots. After all, problems can only be solved if the right issues dominate the agenda at City Hall. Unfortunately, pseudo-liberalism prevails and real solutions are not sought, only symbolic utterances are heard.

*(Nick Patsaouras is an electrical engineer, civic leader, and a longtime public advocate. He ran for Mayor in 1993 with a focus on rebuilding L.A. through transportation after the 1992 civil unrest. He has served on major public boards, including the Los Angeles Department of Water and Power, Metro, and the Board of Zoning Appeals, helping guide infrastructure and planning policy in Los Angeles. He is the author of the book "The Making of Modern Los Angeles.")*

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