What if you were told that a brand-new, state-of-the-art building constructed today could be functionally obsolete in less than a decade? This prediction isn’t far-fetched; it’s the emerging reality in a world where technology and user expectations are evolving at a breakneck pace. And nowhere is it more apparent than in the world of parking.
For too long, the concept of “future-proofing” a parking garage has been narrowly defined, often limited to the idea of eventual adaptive reuse. Developers and designers have focused on creating structures with flat floors and high ceilings, with the vague notion that, one day, the garage might be converted into apartments, offices, or retail space. Although such consideration is not unworthy, it misses the immediate and critical dimension of future-proofing: designing for the profound operational and technological shifts that are already reshaping the parking industry.
Future-proofing is about ensuring that parking can function effectively and profitably in the next 5 to 10 years, not the next 30. It’s about anticipating the rise of digital credentials, the integration of electric vehicles, and the dawn of autonomous mobility. It’s about creating dynamic, adaptable assets that can evolve with user needs and the surrounding urban environment.
This article is the first in a series from the Parkonomics authors that presents a lifecycle-based framework for real estate owners, developers, and operators to navigate this new reality by providing actionable insights into the key considerations at each stage of a parking asset’s life cycle to ensure its long-term relevance and value.
The foundation of a truly future-proof parking facility is laid long before the first shovel hits the ground. It begins in the planning and design stage, with a strategic shift in mindset from creating a static container for cars to building a flexible, adaptable mobility hub. Doing so requires a holistic approach that considers not just the physical structure but also the invisible infrastructure that can support the technologies of tomorrow.
The traditional approach to parking design has often prioritized maximizing the number of spaces at the lowest possible cost. This thinking led to a proliferation of structures with sloped floors and tight clearances—designs that are efficient, albeit lacking in user friendliness, for self-parking but may present significant barriers to future adaptation. A forward-thinking approach requires a different set of priorities.
● First floor extension of the curb: Flat floors and higher ceiling clearances are often linked to long-term adaptive reuse, but this option is a costly and not always practical proposition. If we apply this practice to the first floor, though, we create an opportunity for Uber/Lyft/taxi/transportation network company zones and for UPS/FedEx delivery zones, which can divert this disruptive traffic off the busy street and into the parking garage, where this high-turnover traffic can be monetized at reasonable rates to improve the ROI on initial costs. Most importantly, doing so frees up the high-value curb space for higher and better uses, such as bike lanes, parklets, or improved traffic flow.
● Modular thinking: Emphasizing modular design enhances adaptability, allowing for a more versatile space. By using a modular grid—a consistent, repeating pattern of structural elements—repurposing becomes simpler, and incorporating long-span construction over cast-in-place reduces the number of interior columns, resulting in open and flexible floor plates that can accommodate a broader range of future uses and vehicle types, including autonomous vehicles that require clear, unobstructed pathways for navigation. This forethought also significantly eases the eventual retrofitting of power and data infrastructure, which is often prohibitively expensive and disruptive in less adaptable structures.
● The critical importance of sightlines: Other design considerations that often go unnoticed are sightlines within parking structures. Most asset owners and architects pay careful attention to floor-to-ceiling heights because they allow for better illumination. This detail equates to a feeling of safety (or lack thereof), but ceiling height also contributes to the efficacy of emerging technologies. Cameras require good sightlines and are the backbone of license plate recognition software, which allows many bespoke parking features. Systems designed to help monitor permitted parking, special use and reserved spaces, enforcement, and fleet vehicle zones are all dependent on easy detection of license plates. As we look further down the road, many self-driving vehicle systems will be dependent on a strong V2X (vehicle-to-everything) platform, which will incorporate numerous data feeds and reliable vision throughout a parking deck.
The digital backbone
In the modern parking facility, the most critical infrastructure is often invisible. The conduits, cables, and fiber that run through the concrete skeleton are the lifelines that will power the next generation of parking technology. Planning for this digital backbone from day one is not just a good idea; it’s an economic imperative.
Retrofitting an existing structure with the necessary power and data infrastructure can be prohibitively expensive and disruptive, as it often requires extensive demolition and reconstruction. Foresight dictates that facilities are built with ample, adequately sized conduits for future cable pulls, enabling easy expansion, for example, from an extant 20 EV charging stations to 100 in years ahead, or accommodating unforeseen data demands in the future. Furthermore, ensuring physical space in electrical closets and an easily expandable electrical system, even if full capacity isn’t needed initially, is crucial for integrating new equipment and managing demand without costly overhauls down the line.
This foundational readiness is particularly vital as we navigate the evolving landscape of electric vehicles. In the modern parking facility, the most critical infrastructure is often invisible, which we will address in our next installment.
