What Are Parking Minimums?
Parking minimums are zoning requirements that mandate a certain number of parking spaces for new development. A typical minimum might require 1.5-2 spaces per apartment unit, or 4 spaces per 1,000 square feet of retail.
These requirements emerged in mid-20th century America as car ownership grew and spread globally. The rationale: ensure sufficient parking to prevent spillover onto streets. But the unintended consequences have been severe.
The Problem with Minimums
Housing Costs
Parking adds $30,000-75,000 per space to construction costs, passed on to residents
Urban Form
Parking lots and structures consume land that could be housing, retail, or green space
Induced Demand
Free bundled parking encourages car ownership and driving
Equity Impacts
Car-free households subsidize parking they don't use through higher rents
The Reform Movement
A growing number of cities are eliminating or significantly reducing parking minimums:
- Complete elimination: Cities like Minneapolis, San Jose, Anchorage, and Buffalo have eliminated minimums citywide
- Transit-oriented reform: Many cities remove minimums near transit stations
- Affordable housing exemptions: Reduced or waived requirements for affordable housing projects
- Downtown/urban core exemptions: Eliminating minimums in walkable, transit-served areas
California made headlines in 2022 by eliminating parking minimums statewide near transit—the largest such reform to date.
What Happens When Minimums Are Removed?
Developers Still Build Parking
A common misconception: removing minimums doesn't mean no parking gets built. Developers still respond to market demand. The difference is they can build the right amount for their project and location, not a one-size-fits-all mandate.
Projects Become More Feasible
Without minimum requirements, smaller infill projects become economically viable. A small lot that couldn't accommodate required parking can now be developed for housing.
Housing Gets More Affordable
Studies show parking minimum reform leads to 5-20% more housing units in affected areas, and lower per-unit costs. Unbundling parking (charging separately) passes savings to car-free households.
Implications for Curb Management
Parking minimum reform has significant implications for on-street parking management:
Increased On-Street Demand
When developments provide less off-street parking, more residents may seek on-street parking. This requires proactive curb management—particularly permit programs and pricing.
Residential Permit Districts
Well-designed permit programs can manage demand while protecting existing residents. Key considerations include permit pricing, caps per household, and guest access.
Pricing Becomes More Important
As parking becomes scarcer and more valuable, appropriate pricing ensures efficient allocation. Free on-street parking in high-demand areas becomes increasingly problematic.
Transportation Demand Management
Cities may require TDM programs (transit passes, bike facilities, car-share memberships) as a condition of reduced parking—addressing mobility needs without car dependence.
The Political Challenge
Parking reform often faces neighborhood opposition. Concerns include:
- Fear of spillover parking on residential streets
- Worry about property values
- Concern about neighborhood character change
- Distrust of developer intentions
Successful reform requires addressing these concerns directly—often through complementary programs like permit districts, traffic calming, and improved transit.
What Should Cities Do?
- Study current minimums: Are they based on evidence or inherited from decades ago?
- Start with transit areas: Eliminating minimums near transit is lowest-risk, highest-impact
- Prepare management strategies: Have on-street management tools ready as development patterns shift
- Communicate benefits: Frame reform around housing affordability, climate, and choice
- Monitor and adjust: Track outcomes and refine policies based on evidence