1. Are statistics maintained on the fre- quency and type of criminal activity oc- curring at the parking facility, and in the surrounding neighborhood (within a quarter mile)?
2. What is being done to prevent criminal behavior?
3. Do both security and non-security per- sonnel understand and use proper secu- rity measures?
4. Is there a program in place to inform patrons and employees about security concerns?
5. Have security policies been reviewed, re- vised or updated, and implemented?
Does such a review take place at least once a year?
6. Are there any long-range plans for en- hancing security and crime-prevention initiatives?
7. What is the cost-benefit analysis of adding security measures in light of the possible harm or injury sustained by a guest, or in light of a potential jury award to a victimized patron or visitor?
Later in this paper we address common yet critical approaches to risk management (e.g., security patrols, alcohol management, crowd control). First, we discuss design fac- tors that are often overlooked and yet can substantially affect the safety and protection that a facility can offer its guests.
ENVIRONMENTAL
Lack of planning, therefore, means that active security methods are later needed to correct problems that could have been avoided if the architectural team had incorporated CPTED principles from the start.
CPTED Concepts
With respect to parking facilities, CPTED in- cludes the following areas: lighting, natural surveillance, stair towers and elevator access controls, and restrooms.
The Light Ahead. Lighting is generally considered to be the most important security feature in parking facilities. It is a well- established fact that good lighting deters criminal activity and increases the public’s perception that the facility is safe (which may increase patronage). Installing a parking-lot lighting system reduces the need for active se- curity and reduces or eliminates car break-ins.
The basic principles of lighting design in- clude illumination, uniformity, and glare. Illu- mination is simply the intensity of light falling on a surface. Uniformity refers to the ability to achieve a consistent level of lighting through- out the parking facility. (Consistent lighting can allow both patrons and security personnel to see into the far edges of parking stalls, as compared to seeing only the driving lanes well.) Glare reduces the contrast of an object against its background, making it difficult for the eye to perceive depth accurately. This con- dition is especially dangerous for individuals with weak or impaired vision. Glare can be minimized by the careful selection and posi- tioning of fixtures in the parking facility. (For example, many light manufacturers design lights with glare shields, and those lights can be located above the parked cars rather than in the driving lanes to further reduce glare.)
One approach to achieving the desired quality of lighting is the Level of Service (LOS) approach developed by Mary S. Smith (1996, 2–9). Each level is represented by a grade, and this approach should be as familiar to parking-facility owners, city officials, and architects as it is to traffic engineers. The highest grade is LOS A, which denotes supe- rior design; LOS B is above average; LOS C is average; and LOS D is the Illuminating Engi- neering Society of North America’s minimum standard.
In addition to meeting industry standards and providing glare-free lighting, lights must be: reliable, easy to maintain, able to with- stand the elements, and vandal proof.
Where good lighting is not available due to design or expense, concrete staining may be an alternative. Concrete staining is the process of dyeing walls, ceilings, and beam soffits white to increase brightness. This cost- effective method has been shown in some de- signs to increase the LOS by an entire grade.
A top-quality concrete stain will last about ten years. A good white paint will have the same effect but requires constant mainte- nance. (One problem with white stain or paint, however, is that it may encourage graf- fiti. Fortunately, there are anti-graffiti stains that accommodate easy cleanup.)
Vision Quest. The second most critical security-design issue is natural surveillance, or the ability of individuals to observe their surroundings. Natural surveillance is easiest to achieve in open parking facilities; however, it is not impossible to achieve in parking garages. The most difficult garages in which to use natural-surveillance concepts are those garages that have numerous sloped parking areas. So today’s designers are shying away from extensive ramps. Moreover, because openness increases natural surveillance, high
ceilings and open exterior facades are now preferred as well. Clearly, an underground parking garage cannot allow for open facades.
Yet there are underground-design schemes that incorporate natural light and ventilation, and that make it easy to hear a person in distress.
Natural surveillance also includes the manner in which employees direct people and vehicles within the parking facility. For exam- ple, it is best to direct pedestrians to desig- nated areas where other people are likely to be walking (and criminals absent), rather than to let those guests wander through the parking facility. Likewise, concentrating entrances and exits makes supervision of those areas easier.
The Glass Tower.Since stairs, lobbies, and elevators are high-risk areas for personal in- jury, CPTED addresses such areas with an eye toward open design. One of the basic precepts of CPTED is to plan stairways and elevator lobbies as openly as the building codes will permit. The more visibility one has the better, including using exterior and open-air spaces.
Where that option is not available due to weather or code constraints, glass may be a compromise, allowing both protection and visibility.
A Safe Place.If the facility is in a low-risk area, access control may seem unnecessary at first. Nevertheless, it is prudent to consider access control in the design stage, as the risk level may change with time. Screens and gates can be used to discourage unauthorized peo- ple from entering the parking area. If possi- ble, the parking facility’s design should guide vehicular traffic through gated pathways.
Even if there is no charge for parking, an in- dividual receiving a ticket and interacting with an attendant is given the impression of security. Moreover, measures such as those discourage criminal activity.
Location of security personnel is a critical CPTED component. Some landowners don’t wish to “advertise” potential security con- cerns, and therefore locate their security per- sonnel and parking-attendant booths to the rear of the facility. That thinking is backward;
according to CPTED principles, landowners should locate security personnel or attendant booths at the front of the parking area, next to the primary entrance. Besides giving secu- rity employees a clear view of the property, it’s a way for the owner to make a public statement about the importance of security and guests’ safety.
The Hiding Place. Landowners should not include restrooms in parking-facility de- signs, especially in underground garages. Such restrooms present special security problems because they make excellent hiding spots for criminals. Many patrons recognize the poten- tial danger and avoid using such facilities themselves, resulting in minimal traffic and thereby presenting a potentially dangerous condition for the patron who happens to use the restroom. Within the confines of the shop- ping mall, convention center, or office build- ing is a much more appropriate place for public restrooms.
Secret Weapons.While CPTED generally encompasses passive design concepts, a few active ones are notable. Active design con- cepts include panic buttons, emergency phones, intercoms, sound surveillance, closed- circuit cameras, and trained guards. Parking facilities that failed to incorporate CPTED during the planning stage often find it neces- sary to use active techniques later. Although all of those features have obvious advantages, by themselves they are not an alternative to CPTED. Further, they tend to be expensive, and some are prone to abuse by pranksters and vandals.