Parking Space Verification & Parking Space Regulations for Commercial Properties

Anyone planning a commercial property often has to demonstrate that they have provided parking spaces: The Parking Space Ordinance requires developers to provide a minimum number of parking spaces for new buildings. Location, public transportation access, and type of use determine the parking space allocation formula. Some states, such as Hamburg, have already abolished the parking space requirement for residential buildings.

---

What do real estate operators need to know about the Parking Space Regulation?

 

But are parking space regulations still the appropriate tool for mobility planning, or are there viable alternatives?

Would you like to learn more about smart and sustainable buildings? Download our free white paper :

What is a parking space ordinance?

 

The purpose of a parking space ordinance is to ensure that a property has the required number of parking spaces for motor vehicles and bicycles. Building owners are therefore required to provide the appropriate number of parking spaces. In exceptional cases, a one-time fee may be paid to the municipality instead. Local governments then typically use this money to build appropriate alternatives, such as neighborhood parking garages. Some municipalities also allow developers to reduce the number of parking spaces if they have a corresponding mobility plan is submitted.

The following factors determine which key is applied in the parking space regulation:

• Location of the property, e.g., city or rural area
• Connections to local public transportation
• Use of the property, i.e., residential, commercial, or mixed-use
• Is this subsidized housing?

Figure 1: Transfer fees enable municipalities to provide alternative parking options

What are the rules in Germany?

  Each federal state regulates parking space requirements in its building code, which is why there are significant differences in parking space regulations. Here are a few examples:

• Parking Space Regulations in Brandenburg: There is no statewide uniform requirement for parking spaces here . Instead, municipalities have the option of enacting their own parking space ordinances. Accordingly, the requirement to build parking spaces applies only in those municipalities that have such an ordinance in place.

• Parking Regulations in Bavaria: The Bavarian Building Code also grants municipalities some discretion; however, they may not reduce the parking space ratio for residential units. They may, however, set higher minimum requirements. 

• Parking space regulations in Berlin: Here, the requirement to provide parking spaces applies only to accessible parking spaces at publicly accessible buildings and bicycle parking spaces.

• Parking Space Regulations in Hamburg: In 2013, Hamburg abolished the requirement for residential units to have a designated parking space.

• Parking Space Regulations in Baden-Württemberg: The Baden-Württemberg State Building Code allows developers to reduce the number of parking spaces for motor vehicles by providing more bicycle parking spaces.

Are parking spaces permitted to be arranged one behind the other under the Parking Space Ordinance?

  Parking spaces arranged one behind the other are permitted, but they must meet certain conditions. Each of the parking spaces arranged one behind the other must be freely accessible without having to use the other parking space. So, if both parking spaces have their own access, it works. 

Are there any alternatives to the parking space regulation?

  Critics point out that rigid parking regulations also have drawbacks. Among other things, they lead to a Subsidies for Car Travel by users of other modes of transportation, since the actual cost of a parking space is not reflected in its price. Instead, the price per square meter of the associated apartments increases.

In the construction of commercial real estate, the high minimum number of parking spaces encourages businesses and companies to locate outside town centers. In this way, the parking space ordinance contributes to a The Decline of These Town Centers at.

In addition, the building density decreases, resulting in longer commutes and making the transportation network less efficient.

Above all, however, the system for verifying parking spaces is often inefficient. In many cases, the required number does not meet actual demand. Many parking spaces go unused, while in some areas, drivers cannot find a vacant parking space. So here, Innovative Alternatives to the Parking Space Regulation asked. These might look like the following, for example:

• Neighborhood Garages: Some cities and municipalities are opting for neighborhood parking instead of designated parking spaces. These neighborhood parking garages are designed to reduce parking pressure in urban areas and are available to residents of the surrounding buildings. This way, only those who actually use a parking space pay for it. In addition, neighborhood parking garages can serve as mobility hubs , for example by offering car- and bike-sharing on-site.

• Parking Space Sharing: The Parking Space Ordinance applies to both commercial and residential properties. However, the parking spaces created under this ordinance are often not used very efficiently: While parking spaces at commercial properties sit empty at night, the same is often true for resident parking spaces during the day, when users drive to work. There are already several initiatives using apps and modern technologies to use parking spaces at commercial properties more efficiently and enable parking space sharing. Commercial and residential use can complement each other in this regard and lead to greater efficiency.

Why is proof of parking space a cost driver for builders?

  Many cities in Germany face a shortage of affordable housing. Consequently, there is a high demand for housing construction, particularly for the subsidized construction of public housing. For housing projects, the requirement to provide proof of parking spaces can be an obstacle, as it drives up costs for many developers. This is especially true in the subsidized housing construction, where in many cities and municipalities—such as Munich—the parking space-to-resident ratio does not reflect actual demand. This is because low-income residents are less likely to own a car.

Since residential rent cross-subsidizes the cost of parking spaces, but rents in public housing cannot be raised accordingly, the parking space ordinance in many cities poses a Barrier to investment for social housing.

What opportunities does the development of innovative mobility concepts offer?

  Innovative alternatives to parking regulations can present a major opportunity for the development of mobility in urban areas. Particularly in areas with good access to local public transportation, more and more people are choosing not to own a car. Corresponding Car-Sharing Concepts, supplemented by other modes of transportation such as bicycles and public transit, can be a much more efficient solution here than the traditional private car, which remains stationary 23 hours a day.

In addition, parking areas can be reduced and the space saved can be used for other purposes if parking spaces and parking garages are used more efficiently. Parking Space Sharing can play a key role in optimizing parking space utilization and thus contribute to modern and smart mobility.


< Abbildung 2: Car- Sharing als Zukunftskonzept wird auch das Parken verändern

Conclusion: There are smart alternatives to the parking space regulation

The Parking Space Ordinance is a rather rigid instrument that does not always take into account all the circumstances of a new construction project. As a result, situations repeatedly arise where underutilized underground garages and parking areas. Furthermore, the requirement to provide parking spaces is a cost driver for developers and leads to lower investment in affordable housing. At the same time, cross-subsidization of parking spaces through housing prices is one of the consequences of the parking space regulation. Some federal states, such as Hamburg, have already responded to this issue and abolished the parking space requirement for motor vehicles.

It’s worth taking a look at innovative and smart alternatives to proof of parking. Both neighborhood garages and parking-sharing models can make a valuable contribution to more diverse and environmentally friendly mobility.

Want to learn more about this topic? In our Download Center You'll find more information, success stories, and tips there. Get started and stop by!