Parking & Mobility — April 2024

Parking & Mobility

What innovations are promoting a greener, more sustainable future?

Get your Parking on the Right Path

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Are You a Battery … Or a Vacuum?

I RECENTLY HEARD SOMETHING that has really sat with me. I was minding my own business, flipping through social media, and an influencer posted a video where they explained that people fall into two categories: you are either a battery or a vacuum.

Yes, I know. I am dwelling on something I saw on TikTok.

But this one seriously resonated with me. Visualize it—you are either adding value to something, injecting it with your energy and making it more effective than when you left it, or you are detracting from it, sucking energy from it like a vacuum. Powerful, right?

As I sat down to write this month’s note, this concept remained in my mind. Then it came to me. Sustainability for parking and mobility can be seen with a similar lens—you are either a battery or a vacuum. Either you are taking steps to make parking and mobility more sustainable, taking less from the planet and providing more innovation and options for greener approaches, or you are a vacuum, continuing to suck resources from the planet and proceeding in a manner that detracts from our environment.

In this issue, we are spotlighting sustainable “batteries.” We have several different perspectives on EVs—groundbreaking wireless charging in roadways as well as the launch of a guide to help those looking to launch a charging program. We also cover methodologies to reduce parking generally by shifting away from free parking, and how ESG criteria can act as a guiding principle for minimizing environmental impact, promoting social responsibility, and establishing effective governance structures while creating value for companies. And this is just the beginning.

So, parking and mobility people, who will you be regarding sustainable mobility? The battery or the vacuum?

PUBLISHER

Shawn Conrad, CAE s.conrad@parking-mobility.org

EDITOR

Melissa Rysak, CPSM rysak@parking-mobility.org

TECHNICAL EDITOR

Rachel Yoka, CAPP, LEED AP BD+C yoka@parking-mobility.org

ADVERTISING SALES AND SUBSCRIPTIONS

Tina Altman taltman@parking-mobility.org PUBLICATION DESIGN

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Seven-Generation Decision-Making

By Marlene Cramer, CAPP, LEED® Green Associate™

AMAJOR FACTOR OF SUSTAINABILITY is thinking about how we make decisions. I was recently introduced to the indigenous tradition of The Seventh Generation Principal The seven-generations philosophy looks at decision-making and what impact our decisions will have on the world seven generations from now. I was fascinated to learn that indigenous tribes throughout the world adhere to the tradition of seventh-generation decisions. As a steward of many campus resources, the seventh-generation decision-making has given me a whole new perspective on the decisions about parking, mobility, and transportation. Will the decisions create possibilities or constraints? Will the decisions help future generations thrive?

When I decided to move to San Luis Obispo, California, and work at Cal Poly, I was attracted to the amazing natural beauty of the California central coast. Cal Poly is the homeland of the Northern Chumash indigenous people. The campus is a guest of the Chumash homelands. It has become part of our campus culture to state the land acknowledgment as an intro to meetings and gatherings. The land acknowledgment is a reminder that we are stewards of the land and that our daily decisions are key to future generations who will work, live, and enjoy the land.

As parking and mobility professionals, we need to know more than the average to make decisions about sustainable principles, active transportation, advances in technology, financial investment, carbon footprint, alternative fuels, and environmental and social justice, to name a few. To that end, IPMI’s Sustainable Mobility Task Force has provided insight into the latest sustainability trends and strategies, and some of their work is featured later in this issue.

April’s magazine also highlights some bold implementation of new sustainable technologies. The City of Detroit recently implemented the nation’s first inductive charging network. This technology allows for ease of the electric vehicle charging process through wireless electromagnetic fields. IPMI’s EV Cohort has prepared a report discussing EV readiness and preparation. Check it out and see if you are ready to plug in!

On top of all the technology and trends in sustainability, we must keep in mind that everyone, regardless of background, should have access to a clean and sustainable environment. It is about protecting the planet and creating a fair and inclusive future for all. Our feature article, “Commercializing Environmental, Social, and Governance Principles (ESG) in the Parking Industry,” gives us some insight into the environmental, social, and governance principles to help us guide our future decisions.

Living in a fast-paced, consumer, culture-driven society, it is easy to get overwhelmed with the demands of our customers, the options to provide, and the decisions we need to make. Sustainability is not a fad and will continue to change cultural and social undercurrents and define consumer behaviors of tomorrow. In seven generations, we will most certainly need housing, but will cars exist the way they exist today? Not more than 100 years ago, only five generations ago, horses were the most common way

to commute. Only one generation ago, the cell phone became mainstream; now, most of us can’t survive a few minutes without our phones. Our norms are quickly changing.

Luckily, many in this industry are willing to share their lessons learned and expertise, which is why this sustainability edition is always special. How our organizations use our time and money demonstrates our organizational priorities and values. We all are responsible for being good stewards of the environment and our personal and professional decisions will affect future generations—think seven generations from now. ◆

MARLENE CRAMER, CAPP, LEED ®

GREEN ASSOCIATE ™, is the Director, Transportation & Parking Services for California Polytechnic State University, and a member of the IPMI Board of Directors. She can be reached at mcramer@calpoly.edu

The Digital Tsunami is Here How Data Standards are Shaping the Future of an Interconnected World

By Jacob Larson and Sonny Samra

IN A FAST-PACED WORLD of technology and innovation, data standards are the unsung heroes that shape industries. The parking and mobility industry is no exception. A key component is understanding what data standards are and their significance in grasping the transformative impact they hold.

Unveiling the Essence of Data Standards

Data standardization involves establishing uniform guidelines throughout the data value chain. These standards include data collection attributes, organizational structure, storage protocols, and utilization methodologies.1 The overarching goal is to enhance interoperability, streamline processes, and mitigate redundancy.

At its core, data standards promote interoperability among datasets, facilitating seamless data exchange and integration. This, in turn, paves the way for a more efficient and connected ecosystem. It also plays a pivotal role in cybersecurity by increasing the capacity to detect and respond to threats. By integrating databases and leveraging the scale of data, systems can more effectively identify patterns of suspicious activity and future attacks.

Drawing Insights from Historical Lessons

The roots of data standardization trace back to the end of World War II in response to the logistical complexity of the 1948 Berlin Airlift. Air traffic was slowed by bottlenecks created at unloading, with ground crews having to check long lists of goods brought by each plane. To resolve this problem, a standardized system of codes was created, allowing shipment notices to be electronically reported before the plane landed. 2 This set the precedent for the transformative power of data standards, overcoming operational hurdles and pushing industries forward.

IPMI Flashback: One of the first articles on a new industry standard was introduced by Mike Drow, CAPP, and Rachel Yoka, CAPP, LEED AP BD+C in The Parking Professional August 2017 issue They wrote that by simply sharing the basics of facility details, parkers

Data standards are instrumental in driving transformative change and shaping the future.

and travelers can find parking faster and know current parking levels before arriving at their destination. Today, it is known as APDS.

Unraveling the Significance in Parking and Mobility

In the world of parking and mobility, data standards are welcoming in a new era of digital efficiency, accessibility, and connectivity, specifically from the Alliance of Parking Data Standards (APDS), Mobility Data Specifications (MDS), and Curb Data Specifications (CDS). Industry experts and leaders spearhead these initiatives and offer a unified framework for streamlining parking and mobility operations while enhancing the user experience by reducing switching costs and data duplication.

By providing common languages for parking and mobility data, these standards allow for transparency and interoperability across global or local platforms, enabling solutions to scale as needs evolve. They also accelerate decision-making processes by unlocking valuable insights and driving informed decisionmaking, as well as optimizing resource allocation, which enhances operational efficiency.

The importance of adopting data standardization for your parking and mobility operation/business cannot be overstated, especially in our explosive digital landscape. The world continues to move in a direction where 95% of U.S. adults use the internet through mobile or connected devices. 3 Smartphones and IoT devices are almost at full user saturation, and as they continue to proliferate, data standards become imperative. By 2030, it is projected that almost 30 billion IoT devices will be connected to web services.4

With technology and AI evolving exponentially, data standards serve as the anchor for driving innovation and connectivity. The seamless data flow empowers users with enhanced safety, integration, and choice, from mobile wallets to connected vehicles. As the U.S. Department of Transportation integrates

Connected Vehicles into its ITS 2020-2025 Strategic Plan , data standards will play a pivotal role in shaping the future of transportation. From safety-related messages to efficient trip planning, standardized data formats will allow for the seamless integration of technology into everyday life.

Taking Immediate Action: Why Wait?

Data standards represent a bedrock of innovation and progress in the parking and mobility industry. They are instrumental in driving transformative change and shaping the future. We are standing on the cusp of the digital revolution in parking and mobility; embracing standards at this point is not a choice but a necessity. Users want the most reliable and updated information when making a purchase.

Act now, seize this moment to adopt data standards, and pave the way for a smarter, more connected future, unlocking the full potential of digital parking and mobility solutions. ◆

JACOB LARSON is an Applications Analyst for the City of Omaha—Parking Division and a member of IPMI’s Technology Committee and Smart Transportation Task Force. He can be reached at jacob.larson@cityofomaha.org

SONNY SAMRA is a revenue, strategy, and partnerships leader in the parking and mobility space. He can be reached at samra4@gmail.com

REFERENCES

1. https://en.wikipedia.org/wiki/Electronic_data_interchange

2. https://www.nyulawreview.org/wp-content/uploads/2019/10/ NYULAWREVIEW-94-4-GalRubinfeld-1.pdf

3. https://www.pewresearch.org/internet/fact-sheet/ mobile/?tabId=tab-0ec23460-3241-4a1f-89bc-0c27fb641936

4. https://www.statista.com/statistics/1183457/ iot-connected-devices-worldwide/

From Parking Lot to Destination

How EV Charging Elevates the Role of Parking Facilities

By Kelly Owen Grover

THE METEORIC RISE OF THE ELECTRIC VEHICLE can largely be attributed to a growing emphasis on sustainability and a departure from the use of harmful fossil fuels, but also to rapid advancements in battery technology and compelling government incentives. Consumers are increasingly on board, as evidenced by BloombergNEF’s 2023 forecast that zero-emission vehicles will reach 75% market share by 2040.

Where there are developments in cars, so follow the developments for the parking industry. As electric vehicles (EVs) become increasingly popular and integrated with transportation infrastructure, parking locations recognize the potential of incorporating EV chargers as an amenity and a tool for differentiation and marketing.

The convergence of eco-conscious consumer preferences and the need for convenient charging infrastructure presents a unique opportunity for parking facilities to enhance their appeal. Traditionally seen as just spaces to leave vehicles, parking locations are now becoming pivotal hubs in the expanding EV ecosystem.

Driver Convenience

One of the primary advantages of integrating EV chargers into parking facilities is the enhanced convenience it offers EV owners. Per a 2023 study by Parkopedia News , 90% of EV drivers worldwide feel anxious about finding somewhere to charge away from home, while 58% of EV drivers reported receiving unexpected parking fines while charging their vehicles. This information underscores the critical need for precise and reliable parking solutions tailored to the unique requirements of EV drivers during charging, presenting a prime opportunity for parking facilities to not only meet but surpass drivers’ expectations regarding security, reliability, and convenience. By incorporating charging as an unexpected perk, locations can add significant value to their customers’ experience and leave them with a positive impression of their brand.

Customer Loyalty

By offering convenient EV charging options, parking locations can attract additional traffic and build loyalty among environmentally conscious customers. Consumer awareness of the impact of sustainability is at an all-time high. A 2022 study

by Deloitte illustrates this phenomenon well, reporting that two-thirds of all respondents were willing to pay a premium for sustainable offerings and furthermore found that those consumers would consider spending up to 41% more for environmentally friendly goods or services.

For parking facilities, integrating EV charging capabilities aligns with the shift toward sustainable business initiatives and serves as a strategic move for businesses, enhancing customer loyalty by providing a convenient and forward-thinking amenity that meets the needs of a growing cohort of drivers.

Competitive Differentiation

Parking facilities, which often compete on factors like location, pricing, and amenities, can leverage the installation of EV chargers as a marketing tool, emphasizing their commitment to sustainability and catering to the specific needs of EV drivers. Inclusion of a parking location on Google Maps, EV charging network apps, charger locator apps, and even the navigational system on the vehicles themselves can all work to showcase a parking facility and, ultimately, turn it into a charging destination.

EV Charging Revenue

Beyond attracting customers, parking facilities can also monetize EV charging services. While some locations may offer complimentary charging as a value-add, others can implement fee structures to generate additional revenue. EV charging site hosts can charge in various pricing models, from time- or energy-based to fixed-rate or hybrid approaches. The strategic integration of EV charging services within parking facilities enhances the customer experience and presents an opportunity for monetization, allowing parking facilities to tailor their approach through various pricing models and potentially generate additional revenue streams.

Future-Proofing Business Operations

As governments worldwide implement policies to encourage the adoption of electric vehicles, installing EV chargers in parking facilities becomes a strategic move for future-proofing business operations. By investing in charging infrastructure now, parking locations position themselves to meet the growing demand for EV services and stay ahead of regulatory requirements. With the cumulative public and private capital investment to develop the necessary infrastructure to support the federal government’s

clean energy goals estimated between $31 and $55 billion , seizing the current funding availability is a strategic advantage when considering an investment in EV chargers. The proactive allocation of resources now can contribute to achieving national sustainability objectives and position businesses at the forefront of the burgeoning electric vehicle ecosystem, fostering longterm growth and relevance in an evolving market.

Conclusion

The business of parking is evolving into a dynamic industry with a pivotal place in the broader societal shift toward sustainability. Electric vehicle chargers can play a significant role in this shift as a powerful marketing tool, a revenue stream, and a tangible commitment to furthering clean energy goals. As businesses embrace this paradigm shift, they contribute to the electric vehicle ecosystem’s growth and position themselves as leaders in a changing market landscape. ◆

KELLY OWEN GROVER is Chief Marketing Officer at Lynkwell. She can be reached at kgrover@lynkwell.com

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The Complexities of Identity

The Vitality of Discovering your own Intersectionality

By Marcía L. Alvarao, PE

WHAT IS INTERSECTIONALITY? Let’s start there. Over the past 10 years, I’ve frequently used this term, and it has become evident that many members of our industry haven’t been exposed to it. In 2021, I had the opportunity to present “The Power of the DEI Lens ” at the IPMI Conference. Numerous IPMI members provided feedback, emphasizing the significance of the slide where I discussed intersectionality. It became clear that this concept was the best way to initiate conversations within their teams and organizations.

Throughout my adult life and professional journey, I’ve discovered many layers of Marcía. From being a collegiate basketball player to a structural engineer who also ventured into fashion modeling, transforming into what some might call an influencer. As we age, the world expands, and it becomes evident that there is more to offer. This is where I chose to present my personal intersectionality to the world.

What does intersectionality mean in simple terms?

The concept of intersectionality describes the ways in which systems of inequality based on gender, race, ethnicity, sexual orientation, gender identity, disability, class, and other forms of discrimination “intersect” to create unique dynamics and effects.

In the 1980s, American civil rights advocate Kimberlé Crenshaw introduced the term intersectionality, which has since evolved into a realistic framework for understanding the complexities of identity and power dynamics. It acknowledges that individuals’ identities are multifaceted and intersect with various social categories such as race, gender, sexuality, class, and ability. These aspects of identity form systems and structural processes of oppression, power struggles, or discrimination. While the concept wasn’t new, Crenshaw’s work propelled intersectionality to the forefront for many Black feminist leaders, highlighting that we are more than just the color of our skin.

As I embarked on my modeling career at 31, my first experience in front of the camera as a comfortable, outgoing, Latin, gay female engineer took me by surprise. Listening to a French-based photographer in a studio for four hours as we worked on various looks and moods, I realized that I had much more to do in peeling back the layers of myself. It was one of the most vulnerable moments of my life. Watching America’s Next

Top Model had not prepared me for the emotional awareness required when capturing a feeling or mood on camera. I recognized that even though love and compassion exist within relationships, conveying it in photos is another task altogether.

I learned that intersectionality marks the first step in selfdiscovery, an essential journey that allows us to come closer to understanding others. The process of recognizing all the ways in which we are unique and special can be challenging. We often succumb to societal pressures, conforming to checkboxes and joining movements to feel connected and valued for shared challenges, struggles, and successes. While these formal and informal groups provide valuable support for education and allyship, relying solely on them can be detrimental to recognizing one’s own Intersectionality. Questions like where you grew up, how you learn best, what traditions are important to you, and how you celebrate your birthday are all part of your intersectionality, shaping meaningful personal and professional relationships. I’ve discovered that the more open I am about my stories and experiences, the more relationships I can foster. In our business and as a leader, my goals are centered around building relationships. Being an inclusion leader means setting an example by sharing my stories professionally and

Kim Crenshaw

empowering others to understand their own Intersectionality, process it, and use it to connect with others.

As you continue your selfdiscovery, I want you to delve into the importance of intersectionality across three vital areas of life: inclusive workplaces, community planning and design, and allyship missions.

Intersectionality in Inclusive Workplaces

Inclusive workplaces prioritize diversity and equity, recognizing that employees bring diverse perspectives, experiences, and identities to the table. However, fostering a truly inclusive environment requires more than just diversity statements; it demands a deep understanding of intersectionality. A workplace that embraces intersectionality acknowledges that employees’ identities are not singular but intersect in complex ways.

Intersectionality in Community Planning and Design

Communities are microcosms of society, reflecting the diversity of their inhabitants. Effective community planning and design require a deep understanding of their residents’ intersecting identities and needs. By embracing intersectionality, planners and designers can create inclusive spaces catering to community members’ varied experiences. For example, accessible infrastructure benefits not only individuals with physical disabilities but also parents with strollers, elderly residents, and cyclists. Moreover, incorporating diverse cultural elements in public spaces celebrates the community’s richness and fosters a sense of belonging among all residents.

Intersectionality in Allyship Missions

Allyship is about leveraging one’s privilege and platform to advocate for marginalized communities. However, effective allyship requires more than performative gestures; it necessitates a nuanced understanding of intersectionality. Intersectionality reminds us that individuals experience oppression

and privilege to varying degrees based on their intersecting identities. As allies, we must recognize the complexity of these dynamics and center the voices and experiences of those most marginalized within our communities. For instance, a cisgender heterosexual person advocating for LGBTQ+ rights must recognize the unique challenges faced by transgender people, people of color within the LGBTQ+ community, and other marginalized groups. By understanding the intersections of oppression, allies can better support and amplify the voices of those most affected.

Conclusion

The biggest takeaway is to understand, process, and self-discover your own intersectionality before expressing it externally to your team, division/ department, or even your company. Intersectionality is a powerful lens through which we can analyze and address issues of diversity, equity, and inclusion across various facets of life. Inclusive workplaces, welldesigned communities, and effective allyship missions benefit from a deep understanding of intersectionality. By embracing intersectionality, we can create spaces and movements that honor the complexity of human identity and promote justice and equality for all. ◆

MARCÍA L. ALVARADO, PE , is the Buildings Client Manager for WGI, Inc., and a member of IPMI’s Allyship & Equity Advisory Group. She can be reached at marcia.alvarado@wginc.com

Five Proven “Rules” for Great Results in 2024

By John Oglesby

IHAVE BEEN BLESSED with an astounding number of mentors (some not so great) who have shared with me rules, guidelines, and expectations that have served me well during my six decades on earth—four of the decades in parking and mobility. Any or all of these five rules will add to your day in the form of more free time (which you will likely fill with other tasks).

It is incredibly profound for me how timely these rules are today, given that their foundation began in the mid-1970s when I was thrust into management at a Bonanza Steakhouse at only 17 years old. These rules have served me well and have been valuable for decades, as I worked for professional sports venues, Olympic Games, political conventions, hospitals, and, of course, high-end commercial and retail locations.

Some of these five may be familiar to you. Likely, at least one is new or worth reminding you about. This is not about time management, the urgent versus the important, the pros or cons of to-do lists, or other tools. Following these rules will assist whatever system you have in place, paper or plastic, phone/ tablet/laptop…or sticky notes.

I believe these rules are even more valuable today. We likely all agree on how busy we are, how much information and opportunity there is, and how we work in an industry that is constantly underappreciated, misunderstood, and seen as something anyone can do. Parking—how hard can that be? It is a uniform mantra.

1. Be prepared

As any scout or veteran will tell you, showing up on time and ready for anything is a critical foundational rule. Many speakers, including Jack Welch and Warren Buffett, are credited with sharing, “Just showing up is 90% of winning.” Being on time (or early) shows respect and gives you a buffer to check emails or text messages.

Approach your day, recognizing quickly what is happening, what is about to happen, and the worst-case scenarios. However, how often do we really get to cross something off the to-do list?

2. Do things only once

Wherever you are on the ladder to success, there is no better

tool than doing things only once. Have you asked the right questions? Do you understand the expectations, positioning yourself to handle all tasks? The more tasks you can complete just once, the more it frees up your day and your team, and it is a great role model. Whenever possible, touch it only once.

“If you don’t have time to do it right, when will you have time to do it over?”

—John Wooden

Whether you lead your team or are on the first rung of the career ladder, success will multiply exponentially if you set and maintain this standard.

3. Make it as easy as possible for clients to do what we want them to do

Assuming you are a person of integrity and good at what you do, this rule is exactly what your client wants. We are not discussing hard selling, selling the wrong product, or taking advantage of someone. This rule is based on your taking the time to clarify the “win”: what is the goal, budget, and obstacles?

It is critical that you define specifically what the other person wants and determine the best path to get there. Once the right questions are answered, everyone is focused on the goal. The leader needs to deliver the results. By understanding the destination, you and your team remove obstacles, free up resources, and serve the important. Make it easy for them to do what you want them to do.

4. Facts: If you haven’t seen it or touched it, don’t tell me it is a fact

Ronald Reagan often said, “Trust but verify.” Everyone likes to move items off their lists. When someone tells you something is done, is it okay to report that?

Do you instantly remember when someone you trusted told you something was done that was not causing embarrassment or even catastrophe? It is critical that you establish and maintain a culture where “done” means that it has been seen and touched.

This rule adds additional value when reviewing the start-ups, relaunches, and adaptive technologies. Ask specific questions, see the full demo, and talk to people currently (or formerly) using the “stuff.” Is the feature you need in place or on a roadmap? When is it guaranteed to be in place? Document with incentives and or penalties. Have you read all the fine print?

5. Your customer’s first and last impression

Customers can be substituted with fans, season ticket holders, patients, etc. In 2024, they encounter unstaffed/automated locations; they text or email; they reach out on the phone and in person.

Given the continued influx of technology, automation, and even AI (artificial intelligence), the people your customers encounter, your staff, your technology, and your signage are critical.

Is your team smiling? Do you have great signage? Do you use mystery shoppers? Do you empower your staff? Do you have safeguards in place? Do you provide surveys and text options for feedback? Are you squeezing every bit out of your budget dollars and working with clients and other resources to maximize the impact?

Are you considering where your customers are in their technology journey? Have you accommodated them? How about those with challenges or disabilities?

Are your customers treated as you would want to be treated (or even better)? Are they being treated the way you would want your parents or children treated? Are you doing just as good a job on the exit as the entry? The last impression is incredibly critical today as that last impression will drive your customers back to you or away from you. ◆

JOHN OGLESBY, P.C.C. , is the CEO of Parking Whisperer. He can be reached at ceo@parkingwhisperer. com

Electric Vehicle Charging Operations Research

Preliminary Results

By Jonathan Wicks, CAPP

RECENT RESEARCH AROUND electric vehicle ownership projections provides insight into EV user growth potential for the next 10-year expected life cycle of a parking technology product, such as electric vehicle charging stations (EVCS). Base and high scenarios, as shown in the following table, indicate a potential doubling of EV sales volume and active share of vehicles on the road that will have an additional impact on parking assets. As an industry, we need to know the current state of EV charging operations to plan for future demand appropriately.

Regional adoption rates have varied, resulting in gaps in the nationwide charging network, which seemingly all levels of government are addressing through grant and rebate programs. However, new installations alone will not solve electric vehicle charging demand, and implementation grants don’t often fund continued operations and maintenance. Existing EVCS operations and maintenance best practices should be addressed and then sustained to help meet potential growth in charging demand. To that end, a recent user survey on EVCS operations was launched to better understand owners’

Electric Vehicle Ownership Projections

challenges when offering public charging stations. The survey questions aim to discover the diversity of product offerings from parking asset ownership across all land uses, whether by access, payment, charging station type, features, or functionality. Respondents help to inform relevant operational questions, such as, “Does your charging station need to be on a network?”

Government code requirements and funding opportunities aside, parking asset owners should plan for the appropriate number of EVCS to meet their needs in accordance with existing EVCS operability and anticipated growth. EVCS can be costly for both new construction or existing asset overlays, and many existing EVCS may be installations from previous product life cycles. Maximizing utilization and cost recovery from existing charging ports is one way to mitigate costs and provide desired levels of service while planning to meet future sustainable demand.

Preliminary results on several items regarding EV charging operations are presented below. Respondents to date include representation from entertainment and sports destinations, residential, hotel, office, airport, education, healthcare, and government land uses. To date, 43% of respondents report owning their EVCS, 30% lease, and 27% combine owning with leasing.

Are you tracking typical charging port uptime?

Almost a third of respondents report charging stations being out of service more than a quarter of the time. Fewer than 25% of respondents report charging station availability of over 90% uptime in the field. As code-required EVCS stalls increase in some jurisdictions, stalls out of service may further impact the availability and usability of your built supply and dissatisfaction for users expecting a charge.

Finally, several respondents currently provide two to three Level 1 charging stations at their parking assets. As the demand and government requirements to convert fleets and provide EVCS to the public increase over the next 10 years, current Level 1 owners will need to become familiar with Level 2 charging operations and best practices and when and how to provide DC fast charging, should their parking asset require fast chargers. ◆

How are you managing the cost recovery of the electric supply?

Less than 15% of respondents to date don’t recover their cost for providing electricity to charging station users. Of the over 85% of owners who attempt to recover their costs, more than 40% employ a parking rate fee and an incremental time rate to charge. Owners who only recover power costs (21%) or only parking fees (11%), and not both, may be missing out on recovering the costs of their operations.

JONATHAN WICKS, CAPP , is a Project Manager with Walker Consultants and a member of the IPMI’s Sustainable Mobility Task Force. He can be reached at jwicks@walkerconsultants.com

Scripps Memorial Hospital— Parking Structure D

PARKING STRUCTURE D on the Scripps Memorial Hospital Campus in La Jolla, CA, provides a welcoming amenity for hospital staff and visitors. Accessed directly from the main entry to the campus and adjacent to the Anderson Medical Pavilion, the garage is six levels, 641,000 square feet, and contains 2,001 spaces with separate employee and visitor entrance/exit areas. The function of the structure has been designed to provide staff and visitor circulation and parking areas that are separate and distinct. The lowest level of the structure is below grade, although natural ventilation has been maintained by the creative use of areaways around the perimeter of the floor plate. These areaways provide fresh air into the lower level and allow natural light to infuse the space, enhancing the user experience.

FIRM NAME: International Parking Design— Architect, Parking Consultant

PROJECT LOCATION: La Jolla, CA

PROJECT OWNER: Scripps Health KEY STAFF:

The function of the structure has been designed to provide staff and visitor circulation and parking areas that are separate and distinct.

The elevator/stair core is prominent and clearly identifiable from the exterior and within the parking structure. Located adjacent to a landscaped sculpture plaza, the glass-backed elevator/stair tower is an easily recognizable landmark to all users entering and exiting the site. The enhanced facade design includes brick, plaster, and painted concrete, effectively integrating the facility within the architectural theme existing on the campus. The garage features a parking guidance system that displays available spaces per level at the entrance and ceiling-mounted space-by-space red/green light indicators to facilitate the location of open stalls. Amenities within the structure also include electric vehicle charging stations, bicycle parking, and dedicated motorcycle parking. The rooftop photovoltaic array generates substantial clean energy and provides a shade canopy over vehicles parking on the roof level. An important part of the facility’s design includes an open-air pedestrian bridge that spans 180 feet over Scripps Hospital Drive. The bridge design features metal roofing and decorative glass railing with integral LED lights that allow the railing to glow in various colors. This bridge connects the garage’s third-level elevator lobby to the Anderson Medical Pavilion, providing direct access between the two buildings. Adjacent to this bridge connection, a passenger drop-off area has been included to allow patient drop-off near the bridge entry.

Is “Training” What People Want?

By Brie Becker

IT WAS THE SUMMER OF 2022, and whether it was a generational shift or the repercussions of working remotely during COVID-19, we knew we needed to think differently about connecting and charting pathways for growth. Like many organizations, we were grappling with the Great Resignation, succession planning, and a big shift in how people were thinking about the arc of their careers. Our conversation as a leadership team was: what if we created a position that focused more on our people’s experiences and opportunities for growth? We are one year into establishing this new position, the Director of Employee Experience and Growth, and we’re glad we did.

I’ve had dozens of conversations with people over the years about their career paths and professional development. One thing I’ve noticed is an overreliance on training with a capital T. Articulating that need for “Training” is often the easiest thing to identify when you start to feel directionless or want to take yourself to the next level. But what if we help people focus on experiences that foster growth and learning on the job; what if we focus on relationships and systems of support ; what if we give people permission to focus and help them recognize when a pathway for growth is in front of them? What if we help them identify that pathway outside of the rubric of “Training” and within a framework of relationships, support, and shared learning?

We’re at the very beginning stages of this shift in the “Training” mindset but have learned several things along the way. What we’ve observed is that as humans, we want a rubric, even if that isn’t always what serves us; we don’t always see our colleagues as a critical part of our growth, which can lead to feeling isolated, and we have a tendency

to view our daily work as something separate from our focus on our growth and development when in fact they are one and the same.

With these lessons in mind, here are three ways to support your people’s personal and professional growth, focusing on creating individual five-year plans, cohort-based learning, and rich experiences on the project work that serves our clients and communities.

1. Five-Year Plans: Create a five-year plan template to help early- and mid-career staff reflect, focus, and identify supports in their lives professionally and personally. Ask your people: Who are your systems of support? What are the types of projects or skills that you want to lean into? What types of tasks drain you, and what do you notice fills you with energy?

Invite your people to focus, write it down, and give them permission not to be good at everything. Fiveyear plans are not a check-the-box exercise; they are a living, breathing roadmap, a point of reference for people to return to and adjust with guidance from their mentors, leaders, and colleagues. They also help the organization know what people are hoping to gain and accomplish.

2. Cohort-Based Learning: Create space for people in similar positions to foster connections and learn from shared experiences. Cohort-based sessions can focus on different topics or levels to guide conversation, with training materials woven in. Cohorts could range from a group of new hires onboarding together to a series of facilitated conversations when people are promoted to the next level to a full-blown leadership program to bring up the next generation of leaders in the firm. Invite people into the mindset of shared learning, reflection, and seeing each other as immense resources. Remind

them that they can form and sustain their own cohorts, too.

3. Learn by Doing: Learning and growth does not happen outside of our everyday routine; it’s integrated into everything we do. Yet, we often forget to see our busy days in this light. Ask your people: Which tasks are you interested in supporting? What area of expertise do you bring to the project? What are you hoping to do more of or less of in your work? Remind your project managers and leaders that the work we do to serve our clients and communities is the rich learning people seek. Their responsibility is to foster growth on the job by making each moment count.

Of course, there is a place for training. But training is for the tactical how-tos, the systems and processes

that help the business run smoothly. Having champions in every corner of the business—operations, human resources, business development, team leaders, and project managers—is critical to the success of building strong support systems.

As the Director of Employee Experience and Growth, I’m excited about creating a culture of learning and growth so that when our people navigate challenges or changes in their personal lives or feel that pang for new experiences or responsibilities, they have a strong web of support around them and know they’re in the right place. ◆

BRIE BECKER is a Principal and Director of Employee Experience & Growth at Nelson/Nygard. She can be reached at bbecker@nelsonnygaard. com

Practical solutions today for a better tomorrow.

At Walker Consultants, sustainability has long been at the heart of our work.

Whether it’s designing a new structure to last for generations, restoring an old one to extend its life, or crafting plans that get people where they need to go in a more efficient manner, reducing waste is essential.

Right-Sized Parking Plans

Bike, Pedestrian & Mobility Planning

EV Charging

Adaptive Reuse

Repair Designs and Asset Management Plans WALKER

Mid-South Transportation & Parking Association

MSTPA at 25 Paving the Way for Transportation Excellence

By Mike Tudor, CAPP

IN THE HEART OF THE TRANSPORTATION AND PARKING INDUSTRY, the Mid-South Transportation & Parking Association (MSTPA) stands tall as a beacon of innovation, collaboration, and success.

Celebrating its 25th anniversary, MSTPA has been a driving force in fostering connections, sharing knowledge, and advancing the field.

Established in 1999, MSTPA has evolved into an association for professionals and organizations dedicated to enhancing transportation and parking services. Over the past quartercentury, the association has continually adapted to the changing landscape of urban mobility and parking challenges, becoming a vital resource for networking and education.

As MSTPA reaches this milestone, the spotlight turns to the vibrant community it has nurtured and its significant contributions to the industry. From its inception, the

association has played a pivotal role in bringing together diverse stakeholders, including government agencies, private enterprises, and academic institutions, fostering a collaborative environment that fuels progress.

The heart of this celebration is the upcoming 2024 Annual Conference & Trade Show in Chattanooga, Tennessee. Scheduled for May 6-9, 2024, this milestone event promises to be a culmination of MSTPA’s commitment to excellence, featuring an array of engaging sessions, interactive workshops,

and networking opportunities. Attendees can look forward to thoughtprovoking discussions on emerging trends, innovative solutions, and best practices that will shape the future of transportation and parking.

The conference agenda is packed with expert-led sessions covering smart city initiatives, sustainable transportation solutions, and technology integration in parking management. Renowned keynote speakers and industry leaders will provide valuable insights, sharing their experiences and vision for the future of the field.

Beyond the educational aspects, the conference serves as a platform for professionals to connect and create meaningful relationships in the industry. Attendees will be able to engage in lively discussions, exchange ideas, and establish partnerships to propel the industry forward. MSTPA’s commitment to inclusivity and collaboration is evident in the diverse range of participants, ensuring a rich and dynamic environment for learning and growth.

Reflecting on 25 years of success, MSTPA’s Board expressed gratitude for the unwavering support from members and partners, emphasizing the association’s dedication to serving the evolving transportation and parking community needs. The anniversary celebration is a testament to the resilience, adaptability, and innovation that define MSTPA’s journey.

As MSTPA looks ahead to the next chapter, the 2024 Annual Conference & Trade Show in Chattanooga promises to be a milestone event. It will not only commemorate the achievements of the past 25 years but also set the stage for continued advancements in transportation and parking. For professionals looking to stay at the forefront of industry trends and be part of a community that shapes the future, the MSTPA Annual Conference & Trade Show is an unmissable opportunity.

In the spirit of collaboration and progress, MSTPA invites all transportation and parking enthusiasts to join the celebration in Chattanooga and contribute to the ongoing success story of an association that has truly paved the way for excellence in the field. ◆

MIKE TUDOR, CAPP , is Executive Director of the Parking Authority of River City, Inc., President of MSTPA, and a member of the State & Regional Affiliate Committee. He can be reached at mike. tudor@louisvilleky.gov

2023–2024 Board of Directors

EXECUTIVE COMMITTEE

PRESIDENT

Mike Tudor, CAPP

Parking Authority of River City, Inc.

VICE PRESIDENT

Arishna Lastinger

Auburn University

SECRETARY

Brent Matthews, CAPP

Chattanooga Area Regional Transit

TREASURER

Steve Hernandez, CAPP

The Car Park

BOARD MEMBERS

Adele Clements

Emory University

Andre Davis

Birmingham Parking Authority

Derrick Davis

Georgia Southern University

Matt Davis, CAPP University of Mississippi

Jon Martens, AICP, CAPP

Walker Consultants

Brett Munkel, CAPP SP Plus

Mitch Skyer

Pasio Technologies, Inc. and Solstice Transportation Group

ASSOCIATION AND EVENT MANAGEMENT: DCM MANAGEMENT, LLC

Dawn Marti

Jessica Layton

Megan Leinart

Heather Matthews

EXPERTS ASK THE

Aside from electric and automated vehicle use, what “green” practices can we expect to see more of in the parking and mobility space in the next five years?

Walt Gray

Commercial Development—

Parking

and GT Director Houston Airport System

We are learning battery electric is not the best choice for all shuttle bus operations because this technology does not provide a one-for-one replacement, has a high upfront cost for fueling, and the weight of the vehicles is becoming a concern for our roadway and bridge infrastructure. With the U.S. Government’s backing for hydrogen, I expect to see the hydrogen fuel cell market for shuttle bus operations grow. The hydrogen fuel cell shuttle provides a one-for-one replacement and, depending on the market, has a more economical cost for fueling.

Debbie Lollar, CAPP

Executive

Director

Texas A & M University

We can expect more real-time data that will reduce traffic and carbon emissions and make it easier for people to find and choose multimodal options. We will also see more zero-emission mobility devices, like scooters, e-bikes, one-wheels, unicycles, and longboards, to move people short distances.

Alejandra “Alex” Argudin, CAPP

Chief

Executive Officer Miami Parking Authority

I believe that within five years or less, the words eVTOLS and vertiports will be common topics of conversation among those in or on the periphery of urban mobility. Several operators, or eVTOLS, are being developed and tested, and the infrastructures or vertiports where they can take off and land are being sited on suitable parcels of land in key markets across the U.S.

David Sorrell

Transportation Demand Management Administrator (Manager of Commuter and Mobility Programs) University of California, Berkeley

Cities and companies both can and should continue to advocate for policies surrounding Transportation Demand Management strategies and programs. Enticing employers and workers with affordable transit passes, plentiful housing near transit, and continued support for alternative modes of mobility and transit is important to manage demand but also promote greener and healthier lifestyles.

Rob McConnell, PE, SE, LEED Green

Associate VP, Market Leader WGI, Inc.

IPMI and USGBC/GBCI are in the early stages of revamping and streamlining the Parksmart sustainable design standard. Once that happens, I expect broader pursuit of Parksmart certification.

Matthew Kennedy, CAPP Parking Industry Executive

Green practices that should see further growth in the parking and mobility space include bike-share and carshare amenities, improved landscaping, energy-efficient lighting upgrades, solar panel installations, a broader reduction of chlorides in snow and ice control operations, and intelligent parking, delivery, rideshare, and transit management systems for the efficient coordination of vehicular movements within streetscapes, airports, and other high demand areas.

John W.

Hammerschlag President

Hammerschlag & Co., Inc.

The green practices we can expect to see more of over the next five years include digital communications and less paper; solar and wind to power electrical functions; newer sustainable materials in construction; integration of green infrastructure including green roofs, permeable pavements, and rain gardens; and improved mobility services such as bike-sharing, scooters, and ridesharing.

Tania

Josa Pirretas Marketing Manager Urbiotica

In the next five years, we anticipate the widespread adoption of Low Emission Zones in cities, following the European trend of restricting access for high-emission vehicles in urban centers, especially during periods of elevated pollution, to mitigate the effects of climate change. This change will impact curbside dynamics, driving the development of “Park and Ride” solutions to facilitate commuting.

Mark A. Vergenes Consultant

MIRUS Consultants

I believe with the “remote workplace” becoming more the norm, the structured parking/garage will look to be re-developed in some cities. With that, the use of roofs for solar, additional EV charging stations, roof-top gardens, and other non-parking ideas will emerge in urban settings.

Christopher Jones, PMC

Operations

Manager, Ground & Transportation Parking

The Calgary Airport Authority

I believe there is a largely unrealized opportunity to implement solar panels on surface lots and the rooftops of parking garages. Many places suffer from a lack of power infrastructure. Solar energy can help supplement the existing grid to speed up EV charger installation, and in colder climates, can also assist with providing power for vehicle block heaters.

Mike App, AIA, LEED AP, NCARB, ParkSmart Advisor

Director of Architecture

THA Consulting

Studies have shown that 90% of companies plan to implement a “return-to-office” policy in 2024 (CNBC). However, I think most will still be something we see most people doing now as a hybrid scenario. So, working from home is the biggest factor in the reduction of Vehicle Miles Traveled (VMT) and a “sustainable” or “green” strategy. But for those who are continuing to commute or travel, I see continued and greater use of handheld digital devices (your phone!) to make reservations for parking and charging, navigate to parking and charging, and pay for parking and charging, which will further eliminate wasted time and mileage.

Jason R. Goldfarb, Esq. Attorney

Falcon Rappaport & Berkman LLP

I would expect to see more common use of power management hardware and software to regulate and manage the needs of electric vehicles of other electrical usage in buildings, “BESS” systems which use large batteries to store power taken from the grid or solar power at off-peak times to be used during peak times (aka peak shaving), and wireless charging (no cables, plugs, more efficient use of space, and less physical equipment).

DETROIT PAVES THE WAY

Are We Ready for Wireless Charging Roads?

By Bill Smith

LAST

NOVEMBER, AMERICA’S

FIRST STRETCH OF WIRELESS CHARGING ROAD

OPENED IN DETROIT WITH GREAT FANFARE While the new section of road with inductive charging is only ¼ of a mile long, its opening marked an important first step towards a future where electric vehicles can recharge while driving down the road, stopped at lights or pickup points, or while parked.

The Detroit milestone has been in the works since 2021 when Michigan Governor Gretchen Whitmer announced her administration’s commitment to installing America’s first “electrified road.” Two years later, the state took the first steps by opening the newly installed section of wireless charging roadway in Detroit’s Corktown neighborhood.

While installing ¼ mile of wireless charging road may seem modest, EV experts say this is an exciting first step.

“This is a great look at the potential of EV technology,” said Marc Remmert, an electrical engineer who serves as the Director of MEP Engineering services for WGI, Inc. “It’s the first step towards a future where our electric vehicles charge themselves while we use them, and even when they are parked.”

According to Remmert, wireless

charging is nothing new. In fact, it was introduced in the 1890s, when the first patent to charge an electric vehicle through induction was granted. The same concept that allows us to wirelessly charge our smartphones applies to cars.

“It’s simple engineering,” says Remmert. “Coils are installed in the road or parking spaces. When a receiver on a vehicle is detected, an electrical current is passed through the coil, generating a magnetic field the car receiver picks up and translates back to energy it can store in its onboard battery. As an electrical engineer, it’s exciting to see a technology that has existed for over a century begin to make its way to widespread commercial use.”

Inductive charging roadways require the installation of copper charging coils beneath the road’s surface. Each is linked, providing a continuous electric charge along the length of the system. EVs must have a receiver installed underneath the vehicle to receive the charge.

Coils are installed in the road or parking spaces. When a receiver on a vehicle is detected, an electrical current is passed through the coil, generating a magnetic field the car receiver picks up and translates back to energy.

Eventually, mass-produced EVs will likely have these receivers installed when they are being built. However, retrofitting existing EVs appears to be a relatively simple process that requires the installation of a special plate on the bottom of the vehicle and connection to the vehicle’s battery bank. For the Detroit installation, the in-ground coils only activate when a vehicle with a receiver passes over the coils, and data suggests the roadway is no more dangerous for pedestrians, drivers, and animals because of the installed coils.

Michigan’s partner in the Corktown project is Electreon, an Israeli company with experience installing EV-charging roads in Israel and Europe. The primary focus of the Detroit project is on public buses and lastmile delivery vehicles. Since the technology is still relatively young, the company is starting by installing it in places that can provide more charging time, such as bus stops, delivery zones, and stoplights.

Charging While Parking

According to Bob Andrews, founder of Zevtron, a national EV software and hardware provider, inductive charging is especially well-suited to parking facilities.

“The longer an EV sits in one spot, the more effective and efficient inductive charging becomes,” said Andrews. “That potentially makes parking the perfect

environment for inductive charging.

“It could also solve one of the primary challenges of implementing EV charging in places like airports, where vehicles may be parked for days at a time,” continued Andrews. “Airports are often forced to integrate valet services into their EV programs because travelers are often parked for longer periods than it takes to actually charge the vehicle.”

In that situation, the EV owner must rely on the valet to operate the charger, plug it in, and ensure the car is charging properly. However, with inductive charging, the valet would only have to park the car in an inductive charging space. The vehicle’s owner could manage the charging session remotely with an app.

“I recently spoke with a Tesla owner who likes to go on cruises,” said Andrews. He complained that one of his biggest sources of frustration while he’s on a cruise is checking the status of his car on his smartphone app and watching his car’s battery steadily drain. If he was parked in a facility with inductive charging operated with smart charging technology, he would be able to monitor his vehicle’s charge and manage the charging session while he was on the cruise.”

Andrews points out that inductive charging could also offer potential operational benefits to parking owners.

“With inductive charging, you wouldn’t have charging cords in constant use and probably misused by EV owners,” said Andrews. There are obvious safety and aesthetic benefits to not having cords lying around, twisted, and in the way. You also avoid the wear and tear charging cords experience, which can lead to the need for costly repairs or replacement.”

Andrews also points out that inductive charging could be an important part of the industry’s move to contactless parking.

“Much of the industry’s focus over the past six or seven years has been on providing a frictionless, or touchless, parking experience,” said Andrews. “Inductive charging could fit nicely into that trend since EV drivers just need to pull into a charging spot to charge wirelessly. Parking facilities should provide a unified experience combining parking and EV charging in a single transaction. Adding inductive charging to that equation would also make that unified parking experience frictionless.”

Challenges Ahead

As attractive as inductive charging is, there are still challenges to be faced before it can be relied upon to meet a significant portion of EV charging needs. The first is cost. The initial cost of installing inductive charging technology is higher than plug-in stations. There are also operational costs associated with inductive charging

because these systems consume additional energy resulting from energy losses during wireless transfer. Still, it’s reasonable to assume that these costs will come down as the technology is refined and more inductive charging providers emerge.

According to WGI’s Remmert, the next challenges aren’t technological—the technology is there. Remmert says the biggest challenges will be financial.

“A coordinated public/private development structure will fuel this technology,” said Remmert. “It will require federal investment for roadways and R&D and follow along venture capital to monetize and maintain the infrastructure to continue to push this forward. We need well-capitalized visionaries to invest in building it out in longer stretches that can withstand various weather conditions.”

Despite these challenges, inductive charging is a promising technology that promises to make driving an EV more convenient and manageable. While we are many years away from universal inductive charging, Detroit’s introduction of a ¼ mile stretch of wireless charging road is an important—and exciting— first step. ◆

BILL SMITH is a publicist and business writer specializing in parking. He can be reached at bsmith@smith-phillips.com

With inductive charging, you wouldn’t have charging cords in constant use and probably misused by EV owners. There are obvious safety and aesthetic benefits to not having cords lying around, twisted, and in the way.

A Sustainable Approach to Parking & Parking Enforcement

From Lots to

By Colin J. Heffron Sr.

LIKE EVERY OTHER INDUSTRY, parking must find ways to be more sustainable in the growing threat of climate change. Not only does the industry contribute to more car emissions, but parking lots also cause a host of environmental problems, including the heat island effects, decreased biodiversity, water pollution from runoff, and increased flooding.

Fortunately, the parking industry has created several innovative and creative solutions to help address these issues, such as permeable pavers, incorporating green and community spaces into parking lot design, and the use of more eco-friendly materials. While these solutions address the problems of parking design, the scope of the problem is much bigger—literally.

The Size of America’s Parking Problem

America has an estimated two billion parking spots for approximately 282 million registered vehicles

When you do the math, this comes to roughly seven parking spots for each vehicle. If you put all the nation’s parking side-by-side, you could cover the entire state of Massachusetts and still have some parking spaces left over. Not only does America’s parking footprint magnify

America has an estimated TWO BILLION parking spots for approximately 282 MILLION

registered

vehicles.

Green Spots

the environmental problems of parking lot design, but it also introduces some new problems of its own.

As populations grow and parking needs increase, so do the size of parking lots. The lots isolate buildings and reduce the walkability of any area, thus encouraging even more people to drive. Parking lot maintenance is also expensive, leading developers to make up for the costs by increasing pricing, leading to higher consumer prices.

Clearly, greener parking lot design isn’t the only need; we also need to reduce parking overall. Fortunately, we can already see growth in this trend as more and more cities remove parking minimums, which has significantly influenced the modern parking landscape. But the need for parking will vary from place to place. For every Super Wal-Mart lot that stands half empty, there is a central square or urban center lot that

is overflowing. There will always be a need for parking, but there is no one-size-fits-all solution. The needs of parking are too diverse. That’s why, besides greener parking and less parking, we need to improve parking lot management, which is a far more flexible tool.

Understand Parking Needs

To better manage parking space, it’s crucial for businesses to get a better understanding of their parking needs. But parking needs aren’t fixed; they change based on numerous factors like time of day, day of the week and even the season. Traditionally, parking needs have been measured as the maximum number of spaces needed during peak operating times, but that’s not a complete picture. Other important things to know are the average length of a visit and how many customers come and go throughout the day. This is where the value of data comes in.

Parking is not an insular problem; it impacts the whole environment, from local businesses to waterways.

Data is one of an organization’s most valuable assets in today’s world, and parking is no exception. Modern parking solutions, from gate systems to ticketing apps, collect a range of useful data that can better inform lot owners of their parking needs and inform smarter parking policies.

Governments and municipalities can also use parking data at scale to better assess mobility needs. Reducing parking will reduce driving rates but doesn’t solve mobility issues. And if there isn’t a convenient way to get to a location, then people will stop coming, which can have a negative impact on businesses. Knowing peak times, the average length of stay, and how many people visit in a day over a larger area, like a historic downtown or shopping district, can inform officials on places that could use an extra bus stop, prime locations for light rail expansion and other alternate transportation options.

Ditch Free Parking

It’s estimated that around 99% of parking in the U.S. is free. While this sounds great from a consumer perspective, “free parking” is anything but. As mentioned earlier, parking leads to higher rates of driving. Free parking increases these rates and leads to traffic congestion as motorists search for a spot. Free parking lots have higher rates of parking violations when compared to paid parking lots. Free parking will

also attract motorists from other businesses nearby, taking up spaces intended for your customers. It also encourages longer parking times, which is not ideal for retailers who want more turnover for their business.

Enforcement Will Be Critical

A better understanding of parking needs and eliminating free parking will go a long way toward managing smaller lots efficiently, but there will always be rule-breakers. Parking enforcement, already a crucial part of parking management, will be even more critical when there is less space. Clear signs posted throughout the lot, in addition to clear rules and instructions on any websites, are vital, especially during periods of

transition. But when signs don’t work, and people disregard the rules, enforcement comes in. Consistency is key in parking enforcement. If motorists see they can get away with parking where they shouldn’t without consequence, this incentivizes them to keep doing it.

However, parking enforcement must also be convenient to keep lots running efficiently, especially as we transition to smaller ones. Traditional enforcement methods, like towing and boots, are the exact opposite. For one thing, they keep valuable spaces occupied for even longer. Sure, the violator is inconvenienced, but so are the rest of your customers. It can take hours for tow trucks or boot companies to show up and move a car, not to mention the additional emissions that come from travel for these companies. Lot owners need a solution inconvenient enough to deter people but convenient enough for consumers to resolve independently (while still paying you).

Online pay devices have become popular alternatives in recent years, enabling violators to release their vehicles by paying through an online app. Boot alternatives, like windshield obstructors, provide further convenience because they are easier to move than clunky boots. Online payment also removes the potential for conflict with parking staff by enabling consumers to handle everything themselves. Enforcement is always a last resort, but making things more user-friendly can improve the experience for everyone.

A Shift to Make Together

The transition from car-centric environments to more sustainable, walkable ones is necessary, but it will take time and incremental adjustment as a society. Parking is not an insular problem; it impacts the whole environment, from local businesses to waterways. We cannot think of solutions independently but must work together to address them. Fortunately, with the technology and expertise of the parking industry, we have the means to create informed strategies and implement solutions that maintain efficiency and enforce order. ◆

COLIN J. HEFFRON SR. is the Executive Chairman at Barnacle Parking. He can be reached at cjheffron@barnacleparking.com

Parking Minimums

Parking minimums are common throughout the U.S. Introduced in the 1930s, they gained popularity throughout the post-WWII era as consumer car ownership skyrocketed and businesses and municipalities worried about overcrowding of curbside parking.

Parking minimums, also called parking mandates, require a certain number of parking spaces to be built for a new business or residential building. For example, a parking mandate could require a parking spot for every 100 square feet of retail space or two spots for every unit in an apartment building. The issue is these mandates are rarely consistent and are set at the local level.

As populations and buildings have gotten bigger, so has the size of parking lots. And the bigger the lot is, the more expensive it is to maintain. Multiple studies have found parking minimums are partly responsible for the decrease in low-income housing. Because so much land must be devoted to parking, it restricts how much usable space can be constructed. When it comes to residential buildings, the cost of parking maintenance is passed on to residents through higher rents or mortgages. Over the last ten years, along with the rising demand for more sustainable and walkable communities, cities nationwide have repealed or reduced parking minimums.

Ready, Set,

Plug-In

By Robert Ferrin, CAPP, Brett Wood, CAPP, PE, Dillon Fried, CAPP, Kathleen Hoffman, Andrew Stewart, CAPP, David Blosser

Introduction

Electric vehicles (EVs) and electric vehicle supply equipment (EVSE) are transforming the parking, transportation, and mobility industry. Generational investments are being made on the federal, state, and local levels, leading the private market to respond with ambitious electric vehicle sales and charging station installation goals. These market trends impact how fleets are managed, how facilities are designed and operated, and what resources and skillsets are needed to maintain uptime requirements. IPMI’s EV Cohort sought to tackle this market trend headon. It developed an EV Readiness Survey that captured insights and benchmarks on the current state of EV readiness, EVSE, and EV fleet deployment industry-wide, as well as anticipated demand and related impacts to the industry. Results from the survey were used as a foundation to develop an EV Readiness Resource Guide (Guide) in late 2023 and early 2024. The Guide identified industry barriers and challenges to implementing EVSE and fleet electrification, key considerations to be successful along the electrification journey, market approaches, and case studies. Utilizing this Guide as a foundation, the EV Cohort has provided EV readiness perspectives from diverse industry verticals, including municipal, airport, university, and commercial operators.

Municipal Perspective

The City of Minneapolis and the broader Twin Cities region have ambitious climate action, sustainability, and electrification goals over the next several decades. To support these goals, Minneapolis partnered with the City of Saint Paul, Xcel Energy, the American Lung Association, ZEF Energy, and Hour Car to develop a curbside EV charging program that supports public and EV car share charging. This innovative program leveraged grant dollars to install 70 EV Spot Network charging hubs across Minneapolis and Saint Paul. These curbside Level 2 and DC Fast chargers are within a ten-minute walk for residents and car share users in the car share one-way “home area”. Pairing curbside EV charging stations with electric vehicle car share provides residents with clean and equitable mobility options while leveraging local and regional investments in transit, pedestrian, and cycling infrastructure.

The program, while successful, has experienced its share of growing pains. The initial deployment of charging hubs encountered some logistical challenges. Siting charging stations curbside meant identifying

ample available curbside space free of obstructions and near adequate power. The curbside management strategy for these areas also needed to mirror the anticipated charging dwell times to avoid creating congested parking in places where vehicle turnover was a priority. Suboptimal locations, specifically locations that were not highly visible and located in “around the corner” spaces, have been susceptible to vandalism and cord-cutting theft. The consistent curbside charging unit vandalism has led to decreased uptime and service reliability challenges for public and car share users alike. Forecasted maintenance costs have spiked, making the City rethink the needed resources to maintain the system. And lastly, supply chain issues and winter inclement weather have led to longer than anticipated lead times to remedy charging station issues. While the City believes curbside EV charging is an important strategy to meet overall electrification goals, it will be important to learn from these siting and operational challenges as the team plans future phases of curbside EV deployments.

Airport Perspective

While the concept of electric vehicle (EV) charging at airports is relatively new, studies show that at least 37 airports nationwide have installed some form of EV charging offering and accompanying infrastructure.

The Metropolitan Washington Airports Authority (MWAA), which operates both Ronald Reagan Washington National Airport and Washington Dulles International Airport, has nearly 250 charging stations between its locations. These areas have been equipped with LED lighting, green-painted parking spots, and signage throughout the garages for enhanced wayfinding.

Based on EV demand and physical counts of plug-in hybrids and EVs in their garages, MWAA conducted a ten-year outlook into the infrastructure needed, challenges that may arise, and the overall demand in the immediate area. Was this going to be a revenue generator, an amenity to be provided to customers, or does MWAA look at it as a way to recover costs while helping to make transportation greener? Ultimately, MWAA chose to provide EV charging stations at no cost to airport customers and serve as an amenity on a first come, first served basis. To do this, the airport installed mostly Level 1 chargers that are relatively inexpensive, easy to replace, and require much less infrastructure than a Level 2 or DC Fast Charger. The biggest challenges were related to parking enforcement regarding non-EVs parking in designated EV spaces and equipment failure. Minor challenges, all things considered, especially when dealing with an inexpensive product that may be cheaper to replace than repair.

While MWAA ultimately chose to install chargers, it may not be for all airports. Parking revenue between Ronald Reagan Washington National Airport and Washington Dulles International Airport is the largest revenue generator besides the airlines. Smaller airports need to be mindful of the cost associated with installing the necessary infrastructure, the units’ cost, signage, lighting, painting, and overall maintenance. Would a DC Fast Charger with a fee make more sense in a market where transportation network companies (TNCs) are popular and/or passenger drop-offs are common? These are all questions to ask when considering whether to charge or not to charge.

University Perspective

Early on in EV charger deployments, agencies and grant programs suggested deployment strategies that worked to support early adopters with generic system designs. As the industry has matured, a significant amount of use case intelligence has changed how the campus approaches equipment selection and installation. At the University of California (UC), Riverside campus, staff learned from user behaviors and trends identified in charging session data analysis. This data showed how the campus community was using the EV charging system. Through discussions with other universities nationally, UC Riverside was able to further understand the data’s relationship to the lifestyles in the local community.

Campus staff developed a clearer understanding of how and why EV chargers were being used on campus, which was not initially recognized. Over 65% of UC Riverside campus employees live in the same or adjacent zip code as the campus. The average round-trip commute of an EV driver to campus was 5.5 miles. This was very different from the 75-mile round trip average of another University of California campus. Charger utilization during business hours reached as high as 94%, but most of an EV’s dwell time was spent sitting idle. Although UC Riverside marketed the program was established to help commuters “Charge-Up” to complete their commutes, the EV system was providing low-cost charging for all their driving needs.

With an increased understanding of the community’s needs, UC Riverside set forth over the next four years to create a mix of chargers/receptacles and rates that helped the campus control program expansion and operating costs, reduce dwell time in high-amperage chargers, and serve six times the users. By understanding the community’s EV charging needs, the campus EV system achieved its goals and significantly increased user satisfaction.

Commercial Operator Perspective

The primary objective of most commercial real estate owners is to offer a cost-neutral charging solution to their tenant base. With the national average age of U.S. commercial buildings at about 53 years old, the construction cost of civil and electrical work to retrofit garages remains the biggest challenge in modernizing existing urban infrastructure to support electric vehicles. Concurrently, real estate owners are pressured to charge EVs for their tenants. Statistically, while 80% of EV owners do charge at home, there is a cohort of people who prefer to charge at work or dwell in an environment where accessibility to chargers might be limited as more people transition to electric vehicles such as apartments and multiunit dwellings. Those who prefer to charge at work often have not upgraded to Level 2 home chargers (6.2+ kW) but prefer Level 2 charging over the Level 1 trickle-charge experience at home (1.1 kW). In a recent Boston Consulting Group (BCG) global survey of EV owners in the U.S., respondents said having EVSE conveniently located next to one’s workplace came in fourth behind reliability, price, and speed of charge. For most, workplace charging remains the second most common destination, so the availability of chargers remains an important initiative for most clients.

Charging behaviors observed in commercial properties include most customers “topping off” and being fully charged within two to three hours. This customer behavior leads vehicles to not move when charging is complete. Pricing, including the psychology of pricing, is the means to affect behavior and change and is a powerful way to optimize existing charging infrastructure without incurring additional costs.

Parking and charging behavior change can influence the charging rate through tiered plans, induce turnover on each charging station through fees, etc. The nationwide average for one kWh of electricity for a residential building is just under 15 cents ($0.1496). Still, lower rates have been negotiated at many commercial garages, providing an opportunity to manage EV charging stations to generate profits based on the variance.

Conclusions

The parking and mobility industry has seen significant resources invested across all sectors to better understand, implement, manage, and operate electric vehicle supply equipment within programs and facilities. While many industries aim to tackle the challenge of a rapidly expanding electrification network, the parking and mobility industry has been most impacted because

of the natural inclination to provide EVSE in parking facilities as an amenity to existing customers or a resource to attract new customers. As evidenced in this article and the more expanded resources of the EV Readiness Plan, everyone involved with EVSE planning and design deals with unique challenges reflective of local conditions and regulations.

The intent of the research efforts of the IPMI EV Cohort was to assemble resources that help to reduce some of the confusion around EVSE and fleet expansion planning, provide guidance on a realistic path forward for industry members, and help support effective resources for parking and mobility professionals to lead the charge to reach this country’s EVSE goals. You can find more information and resources about the EV Readiness Plan here ◆

ROBERT FERRIN, CAPP , is a Senior Project Manager with Kimley-Horn, an IPMI Board of Directors member, and co-chair of the IPMI EV Readiness Cohort. He can be reached at robert. ferrin@kimley-horn.com

BRETT WOOD, CAPP, PE , is the President of Wood Solutions Group and co-chair of the IPMI EV Readiness Cohort. He can be reached at brett@woodsolutionsgroup.com

DILLON FRIED, CAPP , is the Mobility and Curbside Manager for the City of Minneapolis and a member of the IPMI EV Readiness Cohort. He can be reached at dillon.fried@ minneapolismn.gov

KATHLEEN HOFFMAN is a Commercial Parking Business Specialist for the Metropolitan Washington Airports Authority. She can be reached at kathleen.hoffman@mwaa.com

ANDREW STEWART, CAPP , is the Associate Director, Transportation and Parking Services for the University of California, Riverside, and a member of the IPMI EV Readiness Cohort. He can be reached at andrew. stewart@ucr.edu

DAVID BLOSSER is the Director of Strategic Partnerships at SP+. He can be reached at dblosser@spplus.com

NAVIGATING

Commercializing ESG in the Parking Industry

Introduction

In the dynamically evolving landscape of urban mobility, the parking industry is facing both new challenges and promising opportunities. This article will explore the intersection where environmental, social, and governance (ESG) meets profitability, uncovering the transformative potential of digitization, electric vehicle (EV) infrastructure, and micromobility for the U.S. parking industry.

Globally, the importance of sustainable initiatives and projects has increased significantly. The parking industry is pivotal in the quest for a more sustainable future. As a result, ESG criteria have gained importance and become a decisive KPI for public and private parking companies. Stakeholders now demand higher transparency into how companies are taking action for their sustainability. This is not only expected by the public but also by government regulations, such as the U.S. Securities and Exchange Commission (SEC)

(Newburger, 2022). In this context, the “Chief Heat Officer” role is becoming increasingly relevant in the U.S. These specialists are asked to cope with the impact of rising temperatures in U.S. cities.

Thus, ESG criteria can act as a guiding principle of minimizing environmental impact, promoting social responsibility, and establishing effective governance structures while creating value for companies. Studies have shown that investing in ESG-optimized assets can be very profitable as these types of companies

the Green Lane

can differentiate themselves from competitors as ESG pioneers (Polman, 2022). Our consulting experience confirms that continuous investments into sustainable processes and implementing ESG criteria also pay off for parking-related companies (Friesen, 2023).

But how do sustainability and ESG criteria impact the parking industry in particular?

Relevance to the Parking Industry

First, it is important to understand the environmental impact of a parking spot. The most obvious issue is soil sealing, which is hardly avoidable when constructing new parking areas. Secondary to this, parking lots consume vast areas of valuable city land while also contributing to greater heat dissipation. This development, also called “urban heat islands,” is a growing phenomenon in U.S. cities, responsible for an increase in temperature of 3,6 to 5,4 degrees Fahrenheit (Greentumble, 2022).

by Dr. Mark Friesen and Jakob Walther

In the U.S., there are eight parking spots for every car in the nation, consuming an average of more than 5% of urban land (Overstreet, 2023). As an extreme, about 25% of downtown Atlanta is used for car parking (Green, 2023). In contrast, more and more on-street parking spaces are eliminated in Europe. The Norwegian city of Oslo is potentially the furthest ahead with plans to restrict private cars in its city center, creating more livable urban areas but also higher parking pressure for off-street parking facilities.

These examples underline the particular importance of ESG criteria for the U.S. parking industry. Amid challenges such as soil sealing, global warming, carbon emissions, and “parking search traffic” (i.e., unnecessary traffic caused by motorists in search of an available parking spot), mindful management of city parking may substantially contribute to the more sustainable development of urban areas.

For example, New York City is known for its significant traffic congestion. A study conducted in a 15-block area revealed that cruising for curb parking resulted in 366,000 excess vehicle miles driven annually, primarily because most curb parking remains free or underpriced (Transalt, 2008). A possible solution to this situation is to charge demand-based prices. This alleviates traffic congestion, reduces emissions, and unlocks further commercial potential.

Companies have a wide array of strategies for making car parks more sustainable and profitable. Strategic investments in digitization, EV charging infrastructure, micro-mobility, and automated vehicle parking are crucial for the development of parking.

Strategic Directions for the Commercialization of ESG in the Parking Industry

Digitization

Based on our project experience, digitization is proving to be a key factor in transforming the parking industry. By deploying innovative technologies, operations of parking facilities may not only be optimized, but may also prove to become mobility hubs of the future. The use of digital information in stationary and moving traffic is considered a central foundation in the development of sustainable urban mobility. The digitization of the parking industry is not simply achieved with one single product but through integrating digital services along the entire customer value chain – from providing parking spaces to payment processing.

A prominent example in the U.S. is the successful implementation of digital parking services in downtown San Francisco, where smart parking applications,

Strategic investments in digitization, EV charging infrastructure, micromobility, and automated vehicle parking are crucial for the development of parking.

vehicle detection sensors, and electric vehicle charging services are combined. This integrative model leads to a more efficient utilization of parking spaces while also significantly decreasing traffic congestion and parking search traffic (PricewaterhouseCoopers, 2022).

In Europe, the possibility of reserving parking spots in advance may also enable motorists to find an available space for their vehicle even before departing, thereby reducing uncertainty and search traffic alike.

Another innovative approach is the automation of operational processes, including intelligent PARCS, which contributes to traffic optimization and minimizes energy consumption. For instance, automated LED lighting and ventilation systems make it possible to reduce energy consumption in unoccupied areas.

Free-flow ANPR systems demonstrate the forefront of innovation. They enable a barrierless, touchless, and cashless parking experience, offering customers a seamless and efficient experience.

EV Charging Infrastructure

The electrification of transport is a decisive factor on the road towards a more sustainable future. Companies like Tesla have greatly accelerated this development by making EVs attractive to a broader public. Sales statistics for EVs in the U.S. show the rapid rise of electric mobility. With an expected increase from 1.08 million EVs in 2023 to 2.46 million in 2028, the demand for EV charging options is also expected to rise. EV charging in parking facilities particularly appeals to EV motorists in dense urban areas, as their vehicles can charge while parked.

The combination of parking facilities and EV charging infrastructure incentivizes EV drivers. At the same time, EV charging unlocks additional revenue potential for landlords and operators of parking facilities alike. Profitable business models may be established, especially when combined with renewable energy sources such as PV installations on the tops of parking lots.

Making EV charging easy is as important as having sufficient EV charging infrastructure. Motorists are looking for a straightforward way to arrive in a parking lot, charge, and conveniently pay. The city of San Francisco again serves as a best practice example, as smart parking zones with demand-based prices and EV charging options have existed for several years. This approach optimizes parking space utilization and promotes electric mobility in one of the most congested cities in the U.S.

Therefore, expanding EV charging infrastructure in U.S. parking lots is a matter of strategic alignment to promote electrical mobility and sustainable transport solutions while preparing for an increasing demand for EV charging facilities.

Micro-mobility / Mobility Hubs

With 868 vehicles per 1,000 residents, privately owned cars in the U.S. are responsible for increased traffic congestion in U.S. cities. In Los Angeles, for example, this resulted in an average of 119 hours per person per year wasted in traffic jams (Heinrich, 2022).

Setting up mobility hubs, which link different means of transport, creates multimodal mobility options to reduce urban congestion. Both the integration of micro-mobility and the strategic orientation of the parking industry in the context of ESG are important components. Promoting micro-mobility options such as e-scooters, bicycles, and e-bikes is essential to ecofriendly transportation and simultaneously offers promising growth opportunities. Micro-mobility’s flexibility helps customers avoid traffic jams and overcome short distances more quickly. For example, integrating e-scooters as a “last-mile” transport option in car parks promotes eco-friendly mobility and economic benefits for parking landlords and operators.

Making EV charging easy is as important as having sufficient EV charging infrastructure. Motorists are looking for a straightforward way to arrive in a parking lot, charge, and conveniently pay.

By establishing eco-friendly modes of transportation, the parking industry can play a proactive role in shaping an innovative mobility landscape in urban areas. Mobility hubs can create added value for users, but also help to maximize the utilization of parking facilities. This could result in higher profitability due to increased frequency of use and on-demand provision of various mobility services. For example, we see a growing trend towards increased utilization of public transport and micro-mobility in Europe. Thus, in the Belgium city of Brussels cars accounted for 64% of all trips in 2017, but by 2021, this figure has dropped below 50% (Henley et al., 2023).

AVP / AV

Autonomous Valet Parking (AVP) and Autonomous Vehicles (AVs) are innovative solutions that promise greater convenience to users and provide substantial benefits to the parking industry. By integrating AV systems into the parking process, AVP enables the efficient search for a parking space. Users can drop off their vehicles at a suitable location, while the AVP system takes control and autonomously navigates to an available parking space.

This both serves to reduce unnecessary traffic caused by motorists in search of a vacant parking spot but also minimizes the need for large parking areas, as vehicles may be parked in a more space-efficient manner. Thus, by deploying AVP, it would be possible to minimize soil sealing caused by parking spaces and to utilize more valuable urban space for sustainable urban development, such as green areas. German OEM Bosch, for example, has developed the first fully AVP solution, which can be found in Stuttgart, Germany. This service guides the car from the drop-off area to its parking space and makes the parking experience both convenient and more efficient.

Furthermore, existing car parks can be adapted as pick-up points to have packages or groceries delivered. This offers a versatile solution for optimized urban logistics, providing convenient locations for the seamless delivery of various goods.

In addition, integrating intelligent traffic solutions into urban traffic systems enables more efficient traffic management. By connecting with traffic management systems, AVs can use real-time information to choose alternative routes and avoid traffic peaks. This helps to minimize congestion and improve traffic flow.

Challenges, Opportunities, & Recommendations for Action

The successful integration of ESG principles into the parking industry presents challenges and opportunities. In this section, we will examine potential hurdles and offer recommendations for the successful commercialization of ESG in the U.S. parking industry.

Integrating sustainable practices into existing parking infrastructure requires an initial investment and may prove to be rather complex at first sight due to different regulations, standards, and systems. The steady pace of digitization can potentially make investments in new systems risky, as more suitable technologies are being developed rapidly. Installing sufficient EV charging infrastructure, particularly direct current (DC) or high-power charging (HPC), can be very costintensive while commercially paying off only in the long run. International studies predict the revenue per EV charging station to increase by 20% within the next five years.

Users may initially experience novelty-related difficulties, as these parking technologies are new and, in many cases, not widely known. It is important to familiarize customers with the pertinent changes early on.

Despite these challenges, there are numerous opportunities for the U.S. parking industry. Companies that integrate ESG principles into their parking services can strengthen their reputation and increase customer trust. Introducing sustainable technologies creates room for innovation and differentiation in the marketplace. In addition, long-term cost savings may be realized through more efficient use of resources, space, and operational processes.

The development of sustainable multifunctional mobility hubs could be essential. These hubs not only offer space for parking and charging vehicles but also integrate micro-mobility options such as e-scooters, e-bikes, and other small-scale modes of transportation. Thus, parking facilities may become centers of sustainable urban mobility.

To take advantage of those opportunities and to overcome potential challenges, certain recommendations for action should be seriously considered. Investments in sustainable parking technologies should be made at an early stage to ensure future competitiveness. Simultaneously, the education and sensitization of users are of utmost importance to increase the acceptance of ESG principles.

The development of sustainable multifunctional mobility hubs could be essential. These hubs not only offer space for parking and charging vehicles but also integrate micro-mobility options such as e-scooters, e-bikes, and other small-scale modes of transportation.

With a customized ESG strategy, the U.S. parking industry can continue to be a crucial part of the urban mobility transition.

Conclusion

The future success of the U.S. parking industry is deeply associated with the progression toward more innovative, intelligent, and sustainable urban mobility solutions. Integrating ESG principles into the U.S. parking industry opens new business opportunities for environmentally friendly transport solutions and enables the more efficient use of existing parking spaces. The challenges encountered on this path require innovative approaches and strong partners to commercialize the vision of a sustainable parking industry successfully. ◆

DR. MARK FRIESEN is the Managing Partner for QUINTA Consulting. He can be reached at mark.friesen@quinta-consulting. de.

JAKOB WALTHER is a Junior Consultant for QUINTA Consulting. He can be reached at jakob.walther@quinta-consulting.de.

REFERENCES

Friesen, M. (2023, 14. August). Kommentar von Dr. Friesen zur Nachhaltigkeit von Parkobjekten in der Immobilien Zeitung. QUINTA Consulting | Dr. Mark Friesen. https://www.quinta-consulting.de/publikationen/artikel/ nachhaltigkeit-von-parkobjekten/

Green, J. (2023, 7. November). Study: 25 percent (gasp!) of downtown is devoted to parking. Urbanize Atlanta. https://atlanta.urbanize.city/post/ study-25-percent-downtown-atl-devoted-parking-low-ranking

Greentumble & Greentumble. (2022, 12. November). Environmental problems with parking lots | Greentumble. Greentumble https://greentumble.com/ environmental-problems-with-parking-lots

Henley, J., Burgen, S. & O’Carroll, L. (2023, 18. December). Bollards and ‘Superblocks’: How Europe’s cities are turning on the car. the Guardian. https:// www.theguardian.com/cities/2023/dec/18/ bollards-and-superblocks-how-europes-cities-are-turning-on-the-car

Heinrich, J. (2022, 26. August). The five major urban mobility trends of the future. ISPO.com. https://www.ispo.com/en/news-trends/ five-major-urban-mobility-trends-future

Newburger, E. (2022, 25. May). SEC unveils rules to prevent misleading claims and enhance disclosures by ESG funds. CNBC. https://www.cnbc. com/2022/05/25/sec-unveils-rules-to-prevent-misleading-claims-byesg-funds-.html

PricewaterhouseCoopers. (2022, 26. January). Smart Parking: Digitale Lösungen optimieren Stadtverkehr. PwC. https://www.pwc.de/de/ pressemitteilungen/2022/smart-parking-digitale-loesungenoptimieren-stadtverkehr.html

Overstreet, K. (2023, 20. December). When 5% of the United States is covered by parking lots, how do we redesign our cities? ArchDaily. https://www.archdaily. com/976069/when-5-percent-of-the-united-states-is-covered-byparking-lots-how-do-we-redesign-our-cities#:~:text=Housing%2C%20 community%20facilities%2C%20highway%20infrastructure%2C%20 often%20garner%20much,the%20states%20of%20Rhode%20Island%20 and%20Delaware%20combined

Transalt (2008, June). Driven to Excess: What under-priced curbside parking costs the Upper West Side https://static1.squarespace.com/ static/5cab9d9b65a707a9b36f4b6c/t/6397970f9403e668a9eb eb10/1670878992918/Driven_to_Excess.pdf

Polman, P. (2022, 15. April). Yes, investing in ESG pays off. Harvard Business Review. https://hbr.org/2022/04/yes-investing-in-esg-pays-off

THINKING DIFFERENTLY F

By Matthew Inman, Jon Frederick, Gabriel Mendez, CAPP, Brandy Stanley, CAPP, MBA

SUSTAINABLE MOBILITY

The Evolution of Hybrid Parking Solutions

TASK FORCE ON BEHALF OF THE

TTHERE IS NO DENYING IT: the COVID pandemic changed our lives irrevocably.

One of the biggest ways our lives have changed is how we work, specifically where we work. While not everyone has been able to take advantage of hybrid work schedules, many are enjoying the flexibility of working from home one or more days per week. Working from the comfort of one’s own home has provided several benefits to employees. Perhaps chief among those is less time traveling to and from work. Given the benefits and the desire for most employers to keep their employees happy, hybrid work schedules will likely persist for the foreseeable future. Considering how continued hybrid work will impact the future of your parking program is important.

If your program was like most before the pandemic, outside of providing daily transient parking, you may not have been able to offer parking products that would address the current desires of a hybrid worker. There was no need to consider such products, or your budget might not have provided sufficient funding to offer another low-cost product. However, now your customers are making their needs clear. They want a parking product that allows them to pay less for parking since they come to the workplace less often.

Challenges

It seems logical, really. Why should they pay for a permit that provides daily access when they do not need it? Unfortunately, a solution may not be as simple as it may appear on the surface. There can be numerous hurdles to providing a parking product that specifically addresses the demands of a hybrid worker, including (but not limited to):

● Budgetary constraints. In most situations, a semester or annual parking permit is less expensive than the cost of daily transient parking (when calculated daily). There is, in effect, a discount when a customer commits to purchasing more parking. However, many parking customers would not be willing to simply pay the daily rate. Instead, they want to pay the lower average daily rate a permit would provide. If a high percentage of employees work a hybrid schedule, this could mean significantly less revenue and make covering your expenses almost impossible, with no guarantee that you will find enough new customers to offset the losses.

● Price equity and the market. This concern can vary from location to location. If your operation is

●

situated in a competitive market, and/or you have already developed parking products and prices that depend on the level of commitment the customer makes, determining the appropriate price of a hybrid parking product could prove challenging. Either the price reduction for the product is not sufficient to meet customer desires or help increase sales, or the product is priced too low and leads to several undesirable outcomes (e.g., significantly less revenue, cannibalization of other parking products, significantly under-market pricing, or an increased distortion of transportation choices).

● Debt or credit rating concerns. If you have debt, generating less revenue will likely be frowned upon by your bank, noteholders, and/or credit rating agency. Less revenue could mean lower debt service coverage ratios, challenges meeting other debt covenants, lower credit ratings, tough questions from your noteholders, and potentially default on one or more loan terms.

● Equipment and/or enforcement limitations

Perhaps you have found a way to resolve any financial concerns. Your next challenge is finding a way to properly enforce any parking limitations that may come with a hybrid parking product. For example, you may offer a parking permit up to three days per week. How will you ensure that a person only parks three days per week? Will you take their word for it?

Maybe you have installed parking access and revenue control equipment or utilize mobile license plate recognition. Can your system provide the flexibility necessary to control and enforce new parking products adequately? If they cannot, you may lose more revenue than you think.

● Impacts on transportation goals. Like many parking operations, you may be working hard to reduce the number of vehicles parking daily. You may be using some combination of pricing, limited supplies, commuter programs, transportation subsidies, and transportation infrastructure investments to discourage single-occupancy vehicles. Providing a below-market parking product (or yet another below-market product) would likely directly conflict with your transportation planning goals. You may have more people driving, increased traffic, additional emissions, reduced pedestrian and bicycle safety, and reduced transit use.

At the end of the day, meeting the parking demands of the hybrid worker is likely to prove challenging for your operation. The understandable request of hybrid workers for a more flexible parking option can quickly morph into the demand for a heavily discounted parking product that negatively impacts your ability to meet expenses, puts your debt and credit rating at risk, and is counterproductive to your transportation goals. It is unlikely your customers will care about the market you are in or what your goals are – they are laser-focused on their needs.

Solutions

What can we do to offset all the challenges and provide appropriate parking services for our employees and customers?

Well, if anyone knows and lives in the university setting, you know most changes come slowly. However, the entire world, including colleges and

CAMPUS PARKING

universities, moved rapidly when the pandemic hit. How do we change on a dime again and develop a new rapport with our hybrid workforce? It starts with gathering data and talking with stakeholders.

● Know your hybrid personnel. Who are they, how often are they on campus, and which are expected to be peak days?

● Know what your budget can handle

Are there other sources of funding, or must you be self-sufficient?

● Research what your equipment and software can do. If you have ideas about rates, permitting structure, and dynamic pricing, understand if implementation will require additional expenditures.

● Consult with your parking peers across the industry. There is no need to reinvent the wheel here. Others have surely considered these issues as well.

● Talk with your customers and senior leadership about their expectations

This will give insight into how (and whether) things can be changed.

With all the modern technology available, one may think adjusting would be easy. Unfortunately, for those without enhanced technology, it is a major undertaking. While changing parking to a more hybrid environment in a university setting may be great for the employees, the management team must create additional revenue streams that may be unavailable if they are tied to a captive audience.

Here are just a few ideas discussed as to how to accommodate your campus’s hybrid workforce parking without large financial losses:

● Rate adjustments. Whether anyone likes it or not, rates may have to be adjusted to not further risk financial hardship. While the hybrid community is not necessarily paying for parking when they are working from home, rates, when they are at the workplace, may need to be adjusted in tiers, with the larger discounts being applied for those on campus and smaller discounts for those on campus less.

● Create flexible passes. This ability to provide flexible passes goes hand in hand with your current parking technology and the rate adjustments mentioned above.

● Reduction of staff. It is never easy but reducing staff and providing a centralized operation office with video and intercom capabilities at each lane and/or parking lot can reduce expenses.

● Increase outside business/community use. This works only if you don’t have a captive audience. In this scenario, you may be able to increase your transient or monthly numbers daily, knowing when your hybrid personnel will be present.

● Add EV chargers. With the ongoing push to go to electric vehicles, if you are ahead of the game and have available EV chargers in place, this can help drive additional parking.

● Reduce facility hours. Set hours to accommodate the majority, not the few one-off individuals. Ensure the information is clear to parkers and those who work longer hours; offer them other close parking with extended hours.

● Push for public transportation/bicycles. While this will likely further reduce traffic and revenues, it may allow for better overall strategic planning and possible repurposing of the no longer needed parking facilities.

● Reassess the long-term vision. One potentially happy result of hybrid work is a long-term reduction in parking demand per employee/student. Current development plans will likely require less new parking, and over time, you can backfill empty spaces in existing facilities as the campus grows.

● Celebrate the win. If you have a hybrid workforce, you probably have fewer vehicle miles traveled and

less pollution and congestion, which likely helps your sustainability goals.

All indications are that flexible working arrangements and hybrid employees will be a major part of the workforce in the foreseeable future. As we all continue to work to balance our books and keep our employees and customers happy, remember that the one real constant we have is change. It is our responsibility as parking professionals to adjust and adapt to whatever is thrown our way. ◆

MATTHEW INMAN is the General Manager of Masparc and Mobility LLC, and a member of IPMI’s Sustainable Mobility Task Force. He can be reached at m.inman@masparc.com

JON FREDERICK is the Director of Parking & Transportation for Wayne State University. He can be reached at ah9818@wayne.edu

GABRIEL MENDEZ, CAPP , is the Director of Transportation Operations for the University of Wisconsin–Madison, a member of the IPMI Board of Directors, and co-chair of IPMI’s Sustainable Mobility Task Force. He can be reached at gabe.mendez@wisc.edu.

BRANDY STANLEY, CAPP, MBA , is a Vice President at Flash Parking and co-chair of IPMI’s Sustainable Mobility Task Force. She can be reached at brandy.stanley@flashparking. com.

2024 IPMI Events Calendar

APRIL

APRIL 4

Free IPMI Municipal Member Roundtable

Virtual Roundtable open to all members..

APRIL 10

Free Virtual Frontline Training

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Embrace Change—Reinvent Your Parking Program

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2024 State & Regional Events Calendar

APRIL 8–11

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Thackerville, OK

APRIL 16–18

Pennsylvania Parking Association Conference

Hershey, PA

APRIL 30—MAY 2

New England Parking Council (NEPC) Conference & Trade Show

Manchester, NH

MAY 6–9

Mid–South Transportation and Parking Association (MSTPA)

Annual Conference & Tradeshow

Chatanooga, TN

SEPTEMBER 24-27

Carolinas Parking & Mobility Association (CPMA) Annual Conference & Expo

Charlotte, NC

OCTOBER 23–25

Pacific Intermountain Parking & Transportation Association (PIPTA) Annual Conference & Expo

Denver, CO

OCTOBER 28–30

Southwest Parking & Transportation Association (SWPTA) Annual Conference

Las Vegas, NV

NOVEMBER 5–7

California Mobility and Parking Association (CMPA) Annual Conference & Tradeshow

Costa Mesa, CA

DECEMBER 10-13

Florida Parking & Transportation Association Conference & Trade Show

Fernandina Beach, FL