Parking maximums set a cap on the number of parking spaces a development is allowed to build on its property.  They are used in zoning or development codes along with, or in place of, a minimum parking requirement. Parking maximums can be fixed, offering none or minimal exceptions, or flexible with options for parking above the maximum if conditions are met such as:

• Providing excess parking as shared or public parking
• Paying a fee for each space provided beyond the maximum
• Providing other mobility improvements or travel demand management commitments
• Providing other public benefits such as improved streetscapes or affordable housing
  
  

Key Benefits

Prevents Overbuilding – Maximums establish a guardrail against overbuilding parking in specific areas, especially in cases where the private sector regularly over-supplies parking.

Encourages Shared Parking – Maximums promote shared parking supplies by restricting the number of spaces at a single development.

Lowers Development Cost – Reduces development costs by capping the potential cost of excess parking, which developers often offset via higher lease rates.

Implementation Considerations

While parking maximums are opposite of the traditional minimum requirement in zoning, they still require similar study data of how much parking is typically used per land use. Observed parking utilization should inform maximums, and flexible limits can make a parking maximum more amenable to development. Participation in the North Texas Regional Parking Database can help build more data driven findings.

Flexible or soft maximums are more widely used and more likely to gain support. A flexible maximum may offer a tradeoff like every space built over the max must be shared public parking, or have electric vehicle charging, or be a permeable pavement, or other options. 

Shared action (either public, private or third-party authority) 

• Assess parking demand and peak usage periods to determine whether the existing parking supply is being fully utilized.
• Coordinate with stakeholders to assess the feasibility of setting parking maximum requirements at the community level.
• Participating in public engagement meetings to provide stakeholder buy-in through awareness campaigns.

Technology

This strategy does not directly use technology for parking management. 

Case Studies

Nashville, TN

In 2022, the City of Nashville changed its zoning code by replacing downtown parking minimums with parking maximums. This change impacts Nashville’s Urban Zoning Overlay, an area that extends from East Nashville to Interstate 440, from Hillwood to portions of South Nashville. Most of this area lies within a quarter mile of a bus service line, supporting a shift toward more transit-oriented development. Developers can request a variance to build above the max if they can provide a study showing there is a need and get approval from the Board of Zoning Appeals. 
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San Diego, CA

In 2019, the City of San Diego implemented new parking requirements with maximums for multi-family residential development in the Downtown Transit Priority Area. These requirements set a maximum of one parking space per unit, with some flexibility for certain cases. For instance, if the development’s floor area ratio (FAR) is no less than 80 percent of the base maximum FAR, if 20 percent of the car park includes electric vehicle equipment, if a certain number of other transportation amenities are provided, or if all excess parking spaces are in an off-street underground parking garage. 
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Fort Worth, TX

Chapter 6.201 Off-Street Parking Requirements in the Fort Worth City Code sets a flexible maximum of 125 percent of the minimum parking required per land use. Developers can exceed the maximum if they plant additional trees. One tree for the first space beyond the max and then one tree for every additional ten parking spaces.
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