On May 14, the Dallas City Council made a significant step towards modernizing the city’s parking regulations originally established in the 1960s, voting 14-1 to amend a code that had only seen minor updates over the past half-century.
These amendments are expected to bring about monumental changes, particularly for small businesses struggling against outdated regulations.
The detrimental effects of the existing parking code became evident in 2018 when a local entrepreneur faced an insurmountable requirement to build 37 parking spaces for a 12-room hotel and restaurant on a modest one-third acre lot in the district.
Such an impractical requirement threatened the viability of the development, as it would mean paving over significant portions of the property, despite its proximity to the walkable Bishop Arts District and a nearby streetcar stop.
The code failed to account for evolving transportation habits, such as the rise of ride-share services, which were not available when these parking regulations were drafted.
Fortunately, the Plan Commission and city staff recognized the challenges posed by these rigid parking requirements and moved to eliminate nearly all mandated parking spaces.
However, bureaucratic delays ultimately hindered the hotelier’s progress, leading to a decline in market conditions and the tragic destruction of a historic building, itself having been a century-old art deco structure, due to a fire.
This incident underscores the inadequacies of valuing parking over preserving both historic architecture and potential business opportunities.
The struggles did not stop there, as other entrepreneurs in the district faced similar hurdles.
For instance, the owner of Slow and Steady Coffee in Elmwood endured months of delays due to parking regulations.
In a desperate attempt to comply, the owner paved the front yard, sacrificing green space for parking despite most customers walking from nearby residences.
Once again, this scenario illustrates the adverse impact of prioritizing parking over people and communal spaces.
The implications of the parking code extended further, particularly in its hindrance of affordable housing development.
The outdated requirement that builders provide a parking space for every bedroom in new complexes created further obstacles.
For instance, a single parent needing a two-bedroom apartment was required to pay for two parking spaces, regardless of actual necessity.
These additional costs were inevitably passed on to tenants, contributing to rising housing prices throughout the city.
The negative relationship between parking mandates and housing affordability is well documented.
A report released in 2024 by the Colorado Energy Office indicates that reducing or eliminating minimum parking requirements could lead to a 40% to 70% increase in home construction.
Moreover, Henry Grabar, in his book _Paved Paradise_, references research from Arizona showing that parking garages alone can inflate housing costs by 27%.
The new reforms will eliminate parking requirements in certain areas, including within a half-mile of transit stops, bars, restaurants, small apartment complexes, historic buildings, commercial spaces smaller than 2,500 square feet, and places of worship under 20,000 square feet.
Apartment complexes with over 20 units will be subject to a sliding scale for parking provision.
While acknowledging Dallas’s car-centric culture, there is also hope for fostering neighborhoods that support small businesses such as cafes, barbershops, and food markets within walkable distances.
The City Council’s compromise indicates a tangible shift towards improving affordability, promoting small business growth, and preserving historical structures, ultimately paving the way for a more inclusive and vibrant community.
image source from：https://www.dallasnews.com/opinion/commentary/2025/05/28/dallas-parking-reform-is-a-win-for-small-business-housing-and-neighborhoods/
