Want To Pass Statewide Parking Reform? Try Reframing the Conversation

*Leavenworth, Washington. The state’s new caps on parking mandates will make it easier for other towns to become walkable with vibrant downtowns like this one.*

Washington state’s new Parking Reform and Modernization Act (SB 5184) is a game-changer for housing and small business development. Passed in April 2025, this new law eliminates or caps mandatory parking minimums statewide—removing one of the most arbitrary and costly barriers to development.

The law doesn’t stop developers or businesses from providing parking. It simply prevents cities from requiring more than a project actually needs. As the bill itself states, “the amount of parking that a project actually needs should be determined on a case-by-case basis by permit applicants sensitive to actual market conditions rather than a one-size-fits-all regulation.”

The law caps parking mandates at 0.5 spaces per unit for all multifamily buildings—everything from duplexes to apartment buildings. It also limits requirements for commercial development and eliminates mandates entirely for homes under 1,200 square feet, ADUs, child care centers, affordable housing, and other critical uses. The law does not apply to ADA parking requirements. Cities can request a variance if reduced requirements would cause serious safety risks, as confirmed by a building official or fire marshal.

Cities with a population over 50,000 must implement these changes within 18 months. Cities with a population between 30,000 and 50,000 have three years.

So how did Washington lawmakers pass such an impactful bill? According to the Sightline Institute, Senator Jessica Bateman “flipped the debate from ‘where should mandates apply’ (geographically) to ‘when should mandates apply’ (in what circumstances).” This small shift in framing meant that lawmakers weren’t getting bogged down in transit maps and zoning minutiae. Instead, they had to ask “whether it’s okay for excessive parking mandates to prevent a new daycare or senior housing development from opening.” In other words, Senator Bateman reframed the conversation to highlight the arbitrary and harmful nature of parking mandates.

This is a major win for Washington—and a model for other states. Parking mandates are harmful across the board, which makes them the perfect target for state legislatures. If you're an advocate or official, take a cue from Senator Bateman and try reframing the conversation. If you’re looking for other ways to encourage development in your city, download The Housing-Ready City: A Toolkit for Local Code Reform today.