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2021
Airports are vital national resources. They serve a key role in trans- Project 03-47
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AUTHOR ACKNOWLEDGMENTS
The research discussed in this guidebook was performed under ACRP Project 03-47, “Rethinking
Airport Parking Facilities to Protect and Enhance Non-Aeronautical Revenue,” by a research team of
recognized experts in airport parking and ground transportation planning, management, operations, and
finance. InterVISTAS Consulting, Inc. (hereinafter referred to as InterVISTAS), was the primary research
consultant. Gavin Duncan, Senior Vice President at InterVISTAS, was the principal investigator, and
John Dorsett, Senior Vice President at Walker Consultants, was the deputy principal investigator. The
other authors were Peter Mandle, Executive Vice President at InterVISTAS; David Garza, Analyst at
Walker Consultants; Aaron Kurtz, Senior Associate at JLL; Jenna Buckner, CEO and Lead Consultant
at Innovat International; and Dafang Wu, Associate Director of DWU Consulting. The authors were
supported by Nelly Alandou at InterVISTAS; Randy Carwile, Will Rhodin, and Brian McGann at Walker
Consultants; and numerous other individuals at the companies comprising the research team. The research
team would also like to thank the many airport operators, parking operators, consultants, and vendors
who contributed their time, insights, opinions, and data, for which we are very grateful.
FOREWORD
By Theresia H. Schatz
Staff Officer
Transportation Research Board
ACRP Research Report 225: Rethinking Airport Parking Facilities to Protect and Enhance
Non-Aeronautical Revenue is a guidebook that identifies near-term and long-term solutions
to help airports of all types and sizes repurpose, renovate, or redevelop their parking
facilities to address the loss of revenue from airport parking and other ground trans-
portation services. The guidebook describes how airports might adapt existing parking
and ground transportation facilities to make them suitable for alternative, revenue-
generating purposes and identify new potential sources of non-aeronautical revenue to
compensate for shifting modal preferences, namely transportation network companies,
autonomous vehicles, and other emerging/future technologies. The guidebook addresses
operational, facility, and financial impacts related to the shifting consumer preferences
and potential solutions.
Non-aeronautical revenue is a critical source of income for airports, and parking is one
of the largest of these sources. Yet ongoing and emerging shifts in customer ground access
behavior, resulting from the growing use of transportation network companies (TNCs)
and the eventual adoption of emerging technologies, are posing a significant challenge to
the reliance of airports on parking revenue. Some airports have seen reductions in parking
revenue, and many are imposing or modifying access fees to recover a portion of the lost
revenue. While ACRP is researching the impacts of TNCs on airport revenues and opera-
tions (ACRP Research Report 215: Transportation Network Companies (TNCs): Impact to
Airport Revenue and Operations—Reference Guide), research was needed to explore in more
detail how airports may need to repurpose, renovate, or redevelop airport parking facilities
to generate additional nonaeronautical revenue to compensate for the decrease in parking
revenue.
Research for the guidebook under ACRP Project 03-47 led by InterVISTAS, in asso
ciation with Walker Consultants, JLL, Innovat International, and DWU Consultants,
included surveys, interviews, focus groups, and case studies. As part of the research, they
identified a series of case studies to investigate examples of converted parking facilities or
other repurposed, renovated, or redeveloped parking facilities used to generate revenues
or changes in demand. While there was limited documentation available on this topic, the
research effort focused on interviews with staff from airports, parking operations, parking
developers, equipment manufacturers, and airport planning and parking consultants as
well as the development of a method to evaluate alternative commercial vehicle loading
configurations within existing parking structures. The research also addressed forecasting
methods for future parking demands and looked at various management models to
address best practices for reducing expenses and risks for potential excessive parking
capacity. Lastly, the research reviewed various technologies available to offset revenue
reductions.
The appendices provide an annotated bibliography, a listing of acronyms, and a glossary.
CONTENTS
Note: Photographs, figures, and tables in this report may have been converted from color to grayscale for printing.
The electronic version of the report (posted on the web at www.trb.org) retains the color versions.
CHAPTER 1
1
2 Rethinking Airport Parking Facilities to Protect and Enhance Non-Aeronautical Revenue
reported that the TNC mode share continues to grow and there is little certainty regarding
the eventual maximum mode share TNCs may achieve. Therefore, there is similar uncertainty
as to the eventual maximum impact of TNCs on parking demand and the associated facility
requirements and revenues. For longer-term projections of parking demand and revenues,
the uncertainty is compounded by the potential impact of AVs. As a result, traditional methods
of forecasting future demands and the associated facility requirements for airport public
parking may no longer be appropriate. Airport planners and operators must now estimate how
passenger propensity to park may change without knowing precisely the eventual magnitude
of the changes or the speed at which these changes may occur.
The ongoing impact of TNCs on parking demand and the associated revenues has also led to
three key questions:
1) What methods are available to forecast future parking demands given the ongoing and
future uncertainty regarding passenger propensity to park?
2) If total parking demand reduces, what can an airport do with the resulting excess parking
capacity? In particular, how could unneeded parking facilities be repurposed to generate
replacement (or new) revenues or relieve congestion in other facilities?
3) What strategies and technologies are available today to offset the revenue reductions
airports have observed (or anticipate) due to continued growth in the TNC mode share?
This guidebook is intended to provide airport management answers to those questions.
The research conducted under this project was coordinated with the research performed
for ACRP Research Report 215: Transportation Network Companies (TNCs): Impacts to Airport
Revenues and Operations—Reference Guide. To avoid duplication of work, the principal inves-
tigators conferred regularly to discuss preliminary findings and the direction of their respective
research. This guidebook focuses on the design elements of the adaptive reuse or repurposing
of on-airport parking structures to accommodate the increased use of TNCs while ACRP
Research Report 215 focuses on policy planning, landside operations, and financial impacts
resulting from the continued increased use of TNCs.
4 Rethinking Airport Parking Facilities to Protect and Enhance Non-Aeronautical Revenue
parking market share, improve the gross revenues generated by airport parking, and/or reduce
airport parking operating costs. This chapter also presents an update on the strategies avail-
able to airports to offset potential reductions in parking revenues—changes in commercial
vehicle fees and consideration of airport access fees charged to the public.
This guidebook also contains the following appendices:
• Appendix A, a bibliography of the resource documents reviewed as part of this research;
• Appendix B, acronyms used in this report; and
• Appendix C, a glossary of the key terms used in this report.
CHAPTER 2
5
6 Rethinking Airport Parking Facilities to Protect and Enhance Non-Aeronautical Revenue
• Availability and reliability of each access mode option (depending on a passenger’s origin or
destination within the region, certain access modes may not be available at the passenger’s
desired travel time or not available at all);
• Familiarity with the available access options (many airline passengers are infrequent travelers,
traveling one or two flights per year, and may not be familiar with the available access options
to and from their home airport);
• Availability of parking in the passenger’s preferred parking facility at the airport;
• Vehicle ownership (some passengers may not own a vehicle or own a vehicle that cannot be
parked at the airport for several hours or days because others in the passenger’s household
require the vehicle);
• Number of passengers traveling together;
• Amount of luggage; and
• Personal comfort and safety (some passengers may be uncomfortable traveling in unfamiliar
vehicles, others may be uncomfortable using parking structures or other facilities with
limited visibility).
This chapter focuses on two key transportation options that have recently impacted airport
passenger propensity to park or are expected to significantly impact airport parking in the
future: TNCs and AVs. This chapter also describes four other transportation options that
create risks to airport parking demand and revenues: subscription-based car rentals; Park for
Free/Rent Your Car businesses; peer-to-peer car rentals; and off-airport parking businesses.
These services offer airline passengers an additional airport access option that, due to a combi
nation of cost, improved convenience, enhanced reliability, and other aspects, may reduce
an individual passenger’s propensity to park at the airport. As such, airline passengers, who
previously used airport parking and other traditional airport access modes, are increasingly
using these newer services. The introduction of AVs into the vehicle fleet is expected to create
additional challenges to airports in that AVs could substantially reduce the costs of TNCs
and other services, which could further impact airport parking demand and the associated
revenues.
Each of these services has, to varying extents, impacted airport revenues while TNCs have
also increased traffic using airport roadways and curbsides.
Current and Future Risks to Public Parking and Ground Transportation Revenues and Facilities 7
As shown, the parking and ground transportation share of non-aeronautical revenues remained
relatively unchanged from 2011 through 2018, increasing from 41% to 42%. Conversely, the
rental car share of non-aeronautical revenues (excluding any fees paid as part of customer
facility charges) decreased from 20% in 2011 to 18% by 2018. These results reflect all commer-
cial airports in the United States combined and do not necessarily mirror the experiences of
individual airports.
The impacts to rental car revenues are highlighted on Figure 2-2, which shows that rental car
revenues (paid to all U.S. large- and medium-hub airports) per enplaned passenger remained
flat or declined year-over-year since 2014. When compared with inflation, which averaged 1.6%
from 2011 through 2018, these revenues lagged behind inflation starting in 2015.
Figure 2-3 demonstrates that while nationally, parking and ground transportation revenues
comprised a relatively constant share of non-aeronautical revenue, revenues per enplaned pas-
senger did not remain constant. At medium-hub airports, it appears that parking and ground
transportation revenues per enplaned passenger continued to increase until 2015 (the year by
which TNCs were substantially operational at most major U.S. airports), after which growth in
revenue per passenger flattened. When adjusted for inflation, the parking and ground trans-
portation revenues per enplaned passenger at medium-hub airports started declining in 2015.
Until 2018, large-hub airport parking and ground transportation revenues per enplaned pas-
senger consistently increased, but were relatively constant when adjusted for inflation. During
this period, however, many airports implemented TNC trip fees that likely offset reductions in
revenues generated by parking facilities and other commercial ground transportation services.
In addition, due to the impact of TNCs on parking revenues, many airports increased their
parking prices and adjusted their parking products and services to both recover market share
and increase revenues per transaction.
For U.S. airports with residual ratemaking methodologies, such declines in non-aeronautical
revenues are offset by increased airline payments. These higher airline payments, typically
measured as cost per enplaned passenger, may become an obstacle to an airport attracting
new air service, or may even push existing airlines out of the market. For the airports with
compensatory ratemaking methodologies, the potential decline of parking and rental car
revenues is a direct challenge to the airport’s finances. Parking, ground transportation, and
8 Rethinking Airport Parking Facilities to Protect and Enhance Non-Aeronautical Revenue
Figure 2-1. 2011, 2015, and 2018 revenues, U.S. airports, in $ millions.
Current and Future Risks to Public Parking and Ground Transportation Revenues and Facilities 9
Figure 2-2. Year-over-year change in rental car revenues per enplaned passenger, U.S. airports.
Figure 2-3. Year-over-year change in parking and ground transportation revenues per enplaned
passenger, U.S. airports.
10 Rethinking Airport Parking Facilities to Protect and Enhance Non-Aeronautical Revenue
rental car revenues accounted for approximately 28% of the total U.S. airport operating
revenues in the fiscal year 2018. If those revenues are significantly reduced, those airports
would need to operate with an undesirable margin. Those airports would also need to reduce
investments in capital projects and operations, which could impact their ability to maintain
and improve facilities. Therefore, regardless of the ratemaking methodology used, airport
operators have incentives to maintain and enhance non-airline revenues by mitigating the
current and future impact of TNCs and other disruptors such as AVs.
Current and Future Risks to Public Parking and Ground Transportation Revenues and Facilities 11
Total cost
$17.50 $17.51 $18.25 $13.30
5-mile, 15- (75% of (79% of (104% of (94% of
$23.40 $22.20 $17.54 $14.15
minute trip taxicab taxicab taxicab taxicab
cost) cost) cost) cost)
$24.30 $23.86 $23.85 $19.15
10-mile, 25- (62% of (63% of (86% of (78% of
$38.93 $38.07 $27.89 $24.50
minute trip taxicab taxicab taxicab taxicab
cost) cost) cost) cost)
$37.70 $37.41 $36.65 $32.70
25-mile, 30- (44% of (44% of (62% of (59% of
$85.50 $85.68 $58.94 $55.55
minute trip taxicab taxicab taxicab taxicab
cost) cost) cost) cost)
Note: TNC fares do not reflect potential impacts of surge pricing.
(a) Fare reflects metered rates. Depending on the airport, some fares between the airport and selected areas may be subject to a flat rate.
(b) Assumes no significant periods of traffic delays or waiting.
(c) As of January 2020, typical taxicab tips in the United States appear to be between 15% and 20% of the base fare whereas TNC tipping
practices appear to not yet have a standard. The assumed $3.00 TNC tip reflects conclusions regarding average (mean) TNC tip, as
documented in National Bureau of Economics Research Working Paper No. 26380, “The Drivers of Social Preferences: Evidence from
a Nationwide Tipping Field Experiment,” October 2019.
Source: Taxicab fares, https://www.taxifarefinder.com/rates.php. TNC fares, https://estimatefares.com. Accessed January 2020.
costs vary among airports, TNC costs as a share of taxicab costs at other airports are generally
similar to those described in Table 2-1. For example, analysis of taxicab and TNC fares to
Los Angeles International Airport (LAX) by zip code indicated that the average (mean) TNC
fare paid (with no surge pricing, but including tip) would be approximately 70% of the total
amount paid (including tip) for the same trip in a taxicab.
The large fare difference between TNCs and taxicabs has been a key contributor to the signifi-
cant reduction in taxicab activity at U.S. airports since the introduction of TNCs.
Lower TNC fares (when compared with taxicabs) have also impacted airport public parking
activity and revenue. This is primarily due to the significant gap between the typical fees paid
to the airport by parking customers versus the fees paid by TNC operators. Table 2-2 summa-
rizes the average (mean) daily close-in parking price versus TNC airport fees at large-hub U.S.
airports in 2019. As shown, the average (mean) daily close-in parking price was $28.97 while
the average (mean) TNC round-trip fee paid to the airports was $5.53. This difference is
compounded by the fact that customers paying the daily rate in these airport parking facilities
are typically parking for multiple days.
The potential impact of TNCs on airport parking revenues and demands may be masked by
the increasing number of airline passengers and changes in parking rates. While per-passenger
12 Rethinking Airport Parking Facilities to Protect and Enhance Non-Aeronautical Revenue
Table 2-2. TNCs and daily parking fees, large-hub U.S. airports, 2019.
TNC fee paid to airport (June 2019) Daily parking fee
Airport – typical close-in
Airport code Pickup Drop-off Round Trip parking facility
Atlanta ATL $3.85 not charged $3.85 $36.00
Baltimore/Washington BWI $2.50 $2.50 $5.00 $22.00
Boston (as of October 2019) BOS $3.00 $3.00 $6.00 $35.00
Charlotte CLT $1.00 $1.00 $2.00 $20.00
Chicago (Midway) MDW $5.50 $5.50 $11.00 $40.00
Chicago (O'Hare) ORD $5.50 $5.50 $11.00 $40.00
Dallas/Fort Worth DFW $5.00 $5.00 $10.00 $24.00
Denver DEN $2.60 $2.60 $5.20 $28.00
Detroit DTW $5.00 $5.00 $10.00 $36.00
Fort Lauderdale/Hollywood FLL $3.00 not charged $3.00 $15.00
Honolulu HNL Charged as a percent of revenue $18.00
Houston (George Bush Intercontinental) IAH $2.75 not charged $2.75 $24.00
Las Vegas LAS $4.25 $4.25 $8.50 $36.00
Los Angeles LAX $4.00 $4.00 $8.00 $40.00
Miami MIA $2.00 $2.00 $4.00 $17.00
Minneapolis-Saint Paul MSP $3.00 $3.00 $6.00 $26.00
New York (John F. Kennedy) JFK not charged not charged not charged $39.00
New York (LaGuardia) LGA not charged not charged not charged $39.00
Newark EWR not charged not charged not charged $39.00
Orlando MCO $5.80 not charged $5.80 $19.00
Philadelphia PHL $3.00 $2.60 $5.60 $24.00
Phoenix PHX $2.66 not charged $2.66 $26.00
Portland PDX $3.00 not charged $3.00 $27.00
Salt Lake City SLC $1.05 $1.05 $2.10 $32.00
San Diego SAN $3.00 $3.00 $6.00 $32.00
San Francisco SFO $4.50 $4.50 $9.00 $36.00
Seattle-Tacoma SEA $6.00 not charged $6.00 $30.00
Tampa TPA $4.00 $4.00 $8.00 $22.00
Washington (Dulles) IAD $4.00 $4.00 $8.00 $22.00
Washington (Reagan National) DCA $4.00 $4.00 $8.00 $25.00
Average (mean) $5.53 $28.97
Source: Individual airport websites, June 2019.
parking demand may be declining due to TNC use, the number of passengers may be growing
at rate that results in increased parking demands and revenues, but at a lower growth rate than
was experienced prior to the introduction of TNCs.
In addition to the negative impact on airport parking revenue, increased TNC activity is
impacting airport curbside operations and parking facilities as TNCs shift vehicular traffic from
parking and rental car facilities to curbsides. Thus, many airports have experienced increases
in curbside volumes and congestion that have outpaced growth in originating passengers. As a
result, several airports have relocated TNC pickups from the terminal curbside to an alternate
location. As shown in Table 2-3, while many airports allow TNCs to pick up passengers on
the arrivals curbside (often in a demarcated area) or on a commercial vehicle curbside, several
require that TNC drivers meet their passengers in a nearby parking garage. While such TNC
pickup policies can reduce curbside traffic and congestion, they increase the volume of vehicles
Current and Future Risks to Public Parking and Ground Transportation Revenues and Facilities 13
and people using a parking facility for passenger pickup, a function and level of activity
(both in terms of vehicles and people) for which parking structures were likely not originally
designed. Chapter 4 presents strategies on adapting parking garages for use as a loading area
serving TNCs.
In the near term (0 to 5 years), it appears likely that impacts due to TNCs will predominantly
be a continuation of recent trends, though at some airports, airport access mode shares may
stabilize as each market matures and adjusts to TNC services and fares. In such cases, growth
in parking demand as well as TNC and other ground transportation activity will closely mirror
growth in originating and terminating airline passengers. There is also a chance, however,
that TNC fares may evolve in response to changes in TNC business models and state regulations
14 Rethinking Airport Parking Facilities to Protect and Enhance Non-Aeronautical Revenue
(e.g., fare increases in response to increased pressure for profitability and classification of
drivers as employees rather than contractors), and demand for airport parking would be
impacted accordingly (e.g., increased TNC fares could increase demand for airport parking).
In the long term (i.e., beyond 2025), airport parking, ground transportation facilities, and revenues
will likely be less impacted by TNCs and more impacted by the introduction of AVs.
Current and Future Risks to Public Parking and Ground Transportation Revenues and Facilities 15
Car businesses, peer-to-peer car rentals exclusively target customers looking to rent cars.
Thus, impact on airport parking activity and revenue has been minimal.
The primary risks these businesses pose are to airport rental car revenues. As of early 2020,
peer-to-peer car rental companies operating on or near airports (a) had not entered into a
business agreement or signed a permit with any major commercial service airport and (b) were
not paying fees similar to those airports charge traditional on- and off-airport rental car busi-
nesses. At the time this guidebook was prepared, legislation defining a peer-to-peer car rental
service had been passed or was pending in several states, and there were several outstanding law
suits concerning an airport’s ability to require peer-to-peer rental car businesses to abide by
airport regulations and pay airport fees. Thus, the primary risks to an airport due to peer-to-
peer car rental businesses are (a) the non-payment of airport rental car fees by the peer-to-peer
companies as well as the traditional rental car companies or (b) lower revenues should airports
charge peer-to-peer rental car businesses fees that are lower than those now charged from
traditional rental car companies, and then, to provide a level playing field, allow traditional
rental car companies to pay the same lower fees.
Another risk to airports is increased curbside activity and congestion if the vehicle owner
and renting passenger choose to transfer the vehicle at the terminal curbside.
Cost and Service. Off-airport parking operators almost always offer prices below those
charged by the airport for the comparable product, which is typically (but not always)
uncovered parking requiring the use of a shuttle service. Off-airport operators also offer
frequent discounts (or coupons) available through the internet, employers, and other
sources.
Convenience. Compared with most, but not all, airports, off-airport parking companies are
more likely to provide higher frequency shuttle services, incentivize shuttle drivers to
assist customers with their bags, offer trunk-to-curb service, and clean the snow off
customer vehicles.
Flexibility. As private companies, off-airport parking operators may be nimbler in reacting to
changes in demand by quickly changing prices, product types, and other services. Almost
all U.S. airports are operated by public agencies and as such, may experience more hurdles
to changing rates, services, or products due to management oversight and other required
government approvals.
Scale. Off-airport parking companies with operations near multiple airports can spread
fixed costs, such as website operations, marketing, and technological improvements
(such as software supporting a customer loyalty program) across their whole portfolio.
In contrast, an individual airport (particularly a smaller one) may be constrained by
similar costs at too small a scale to justify the investment.
16 Rethinking Airport Parking Facilities to Protect and Enhance Non-Aeronautical Revenue
Current and Future Risks to Public Parking and Ground Transportation Revenues and Facilities 17
18 Rethinking Airport Parking Facilities to Protect and Enhance Non-Aeronautical Revenue
• At a given airport, prior to the introduction of TNCs, the main alternative
for customers considering airport parking (especially close-in parking) was
taxicabs.
• The introduction of TNC services at that airport resulted in an access service
comparable to taxicabs, but with fares that were typically 40% lower.
• Since the introduction of TNCs, parking demand at the airport, as measured by
peak accumulations during a typical busy day, reduced by 10% on a per-passenger
basis (and controlling for other factors potentially influencing parking
demand, such as changes in pricing or frequently full facilities).
• Thus, the 10% parking demand reduction due to a 40% drop in price of the
key competing access service provides a parking-TNC price elasticity of 0.25
(10% divided by 40%).
• As AVs are expected to provide services similar to TNCs, that elasticity could
be applied to the fare reduction associated with AVs to estimate the potential
impact on airport parking demand. Thus, with a 0.25 price-elasticity, if AVs
reduce TNC fares to an airport by 60%, the airport could project that parking
demand would reduce another 15%.
Current and Future Risks to Public Parking and Ground Transportation Revenues and Facilities 19
fully automated or Level 4 mode. Waymo currently operates these vehicles with an atten-
dant on board. Others, including Cruise, Daimler, Tesla, and WeRide, have announced plans
to deploy similar vehicles (sometimes referred to as robo-taxis) in a few urban areas. It is
expected that, initially, on-board attendants will be required for such services.
AV shuttle vans or mini-buses will be operating on some airports but will be restricted to
AV-only travel lanes or within designated portions of parking facilities.
• Near term, increased commercial availability of AVs (e.g., 2025 to 2030): Over 25% of
airport trips may be made by Level 4 AVs operated by TNCs, car rental, or other service
providers. The actual percentage will depend on the region, financial incentives, regulatory
environment, and public acceptance. While AVs are expected to represent a small share of
the new vehicles being sold (expected to be less than 20%) and a smaller percentage of the
total private vehicle fleet, a higher proportion of airport trips are expected to be made in
AVs. This is because TNCs and car rental companies, which will likely continue to have
large presences at airports, are expected to be early adopters and operators of AVs. While
these vehicles will be allowed to access many airports, they will likely be prohibited from
using terminal curbside roadways. Alternative drop-off and pickup areas may be needed
for airline passengers traveling in AVs.
• Medium term, AV sales gradually displace non-AV sales (e.g., 2030 to 2040): AVs may
comprise up to 50% of the total fleet by the end of this period, with the percent varying
by region. During this period AV technology is expected to reach human levels of driving
performance. Airport and regional roadways may be reconfigured to allow for AV-only lanes
benefitting from their improved performance (e.g., due to intra-vehicle communications),
ability to use narrower lanes, and other features.
• Long term, AV sales dominate the market (e.g., beyond 2040): AVs may comprise close to
100% of vehicle sales and over 85% of the fleet. By this period (if not earlier), empty vehicles
would be permitted to operate on public roadways.
CHAPTER 3
Together with Chapter 2, this chapter addresses the question, “What, methods are there to
forecast future parking demands given the ongoing and future uncertainty regarding passenger
propensity to park?” As described in Chapter 2, TNCs and other services have gradually
increased their share of the airport ground access market. It also appears likely that at some
airports, airport access mode shares may stabilize in the near term (i.e., 2020 through 2025) as
each market matures and responds to TNC services and fares. There is also a chance, however,
that TNC fares may evolve in response to changes in TNC business models and state regula-
tions. In the long term (i.e., beyond 2025), however, airport parking and ground transportation
facilities and revenues will likely be adversely impacted by another ongoing development: the
introduction of AVs. Since the life expectancy of parking structures is 50 years or longer and
such facilities are typically financed using 30-year general airport revenue bonds backed by
concessions, parking fees, and other revenue sources, it is relevant to now consider how TNCs
and AVs might impact the use of these facilities.
This chapter presents strategies for estimating future public parking needs at airports. When
estimating future public parking needs, it is necessary to forecast (a) the travel modes that will
be available to airline passengers and (b) the percentage of passengers who will chose to travel
in private vehicles parked at the airport (versus selecting one of the available alternative travel
modes). An airport passenger’s decision to park at an airport versus using other available
travel modes is influenced by numerous factors including (the differences in) travel costs and
travel time, level of convenience, trip purpose, service reliability, service hours, and service
frequency. While airport management can establish the cost of parking (or parking rates),
on-airport travel time, and the level of convenience (or range of parking products), it has little
to no ability to influence those aspects of trips offered by other existing or future modes.
In general, the strategies discussed in this chapter focus on (a) developing near-term projec-
tions (i.e., 0 to 5 years) where the factors impacting passenger mode choice are generally known
and understood versus (b) longer-term projections (i.e., greater than 5 years) where the factors
impacting passenger mode choice and the extent of their impacts are less certain.
Two “disruptive” factors have and will significantly change historical or traditional airline
passenger mode choice patterns and airport parking requirements in the near and long term:
TNCs and AVs. This chapter focuses on strategies for estimating the potential impacts on
parking of TNCs and the anticipated increasing share of AVs in the fleet.
Transportation Network Companies. As described in Chapter 2, since their introduction
at airports in 2012, an increasing proportion of airline passengers are selecting TNCs
for airport access. While experiences have varied at individual airports, the growth in TNC
activity has generally resulted in declining use (on a per-passenger basis) of every other
airport access mode, including passenger use of private vehicles and the proportion
20
of private vehicles parked at the airport. Several factors have contributed to the growth
in TNC activity at airports but the primary factors appear to be the savings in cost and
improved convenience when compared with the other transportation services, such as
taxicabs, shared-ride vans, public transit, parking, and rental cars.
Automated Vehicles. As described in Section 2.7, AVs have the potential to reduce parking
demand at airports due to the following possibilities:
– They will reduce the average household vehicle ownership (which may mean that an
airport passenger is less likely to own a vehicle that will be parked at an airport for the
duration of their trip).
– After dropping off an airport passenger, an AV could be dispatched back to the owner’s
home (if the AV is a personal AV), to another customer (if the AV is a shared or pay-
per-use AV), or to another destination such as a low-cost or no-cost vehicle storage area.
– Businesses offering shared AVs (either owned by the business or as part of a peer-to-peer
arrangement) could provide service at a significantly lower cost than services requiring
drivers, such as taxicabs, shared-ride vans, and traditional TNCs. Such commercial
AV providers could offer lower fares attractive to passengers who might otherwise
park at the airport. As described in Chapter 2, TNCs offer passengers an airport access
option providing a comparable service to (or in many instances better than) taxicabs
but at a lower cost. A commercial service provider using AVs could offer a similar service
at a cost substantially less than the cost of a human-driven TNC.
The methodology and strategies presented in this chapter focus on estimating total demand
for public parking at an airport with the goal of determining whether an airport would have
surplus parking capacity that could be repurposed for other uses. The results can also be used to
estimate future potential parking revenue impacts and inform decisions on prices, products, and
operating strategies that could offset such impacts on net parking revenues.
3.1 Methodology
The methodology, in its simplest form, includes the following steps:
1) Assess Existing Conditions. Identify existing airline passenger levels and establish a “design”
level demand to be used as the basis for future projections of public parking demands.
2) Analyze Recent Trends. Evaluate recent trends in passenger propensity to park versus use
other travel modes.
3) Estimate Future Passenger Propensity to Park. Estimate potential impact (or likely reason-
able ranges of impact) of TNCs and future disruptors (such as AVs) on passenger propensity
to park versus use of other modes.
4) Prepare Parking Demand Estimates. Combine existing demands, passenger activity
forecasts, and estimated passenger propensity to park (i.e., modal share) to estimate future
parking demands.
Among U.S. airports, parking data availability varies widely. Thus, the guidelines provided
below are intentionally general and can be customized to an individual airport’s situation and
need. Furthermore, it is recommended that estimates of future parking demands incorporate
ranges that account for uncertainties within key assumptions.
22 Rethinking Airport Parking Facilities to Protect and Enhance Non-Aeronautical Revenue
that could potentially be used are summarized on Table 3-1, and the availability of these items
will vary airport to airport.
Subsequent sections of this chapter describe how a methodology could vary depending on the
data available for a given airport.
24 Rethinking Airport Parking Facilities to Protect and Enhance Non-Aeronautical Revenue
If airport management chose to use the average Wednesday in March as the design day,
the design day demand would be approximately 7% below the absolute peak demand and be
exceeded on fewer than 10 days of the year. However, this design day choice would require that
the airport provide more than 10% more spaces (and incur higher capital and operating costs)
than if management had based the design day demand on the 90th percentile value, recognizing
that these additional spaces would be occupied very few days during the year.
• Introduction of new service provided by a low-cost air carrier may suddenly expand an
airport’s catchment area, potentially increasing the share of passengers choosing to park
(passengers driving to the airport from further away are more likely to be long-term parkers
than passengers driving shorter distances);
• Major out-of-town sporting events involving a local team that may cause local fans to
travel; and
• Changes in an airport’s mix of business versus leisure traffic and local versus visitor traffic
(as an example, in 2014, Nashville International Airport’s traffic was approximately 60%
local passengers or potential parking customers but by 2019, it was 60% visitors or not
potential parking customers).
26 Rethinking Airport Parking Facilities to Protect and Enhance Non-Aeronautical Revenue
Figure 3-2. Historical parking demand, peak parking month, U.S. medium-hub airport.
Figure 3-3. Historical TNC activity, peak parking month, U.S. medium-hub airport.
parking demand decreased by 19.7% over the same period. Figure 3-3 depicts monthly TNC
trips (during the peak parking month) over the same period. As shown, TNC trips per passenger
increased from approximately 0.01 trips per passenger to 0.15, an increase of 0.14 trips per
passenger. Thus, for this airport, the correlation between TNC activity and change in parking
demand can be calculated as –0.197 ÷ 0.14 = –1.41. In other words, for every 0.01 increase in
TNC trips per passenger, the design day parking demand per passenger decreased by 0.0141,
or 1.41%.
With that relationship (developed using data for an individual airport), future design day
parking demand per passenger can be calculated based on a forecast of how TNC trips per
passenger will change. Examples of methods to estimate TNC trips per passenger are provided
in subsequent sections of this chapter.
28 Rethinking Airport Parking Facilities to Protect and Enhance Non-Aeronautical Revenue
Source: InterVISTAS.
Figure 3-4. Professional judgment approach—future TNC transactions and parking spaces
per monthly originating enplanement.
3. A 14.1% reduction from the 2018 parking spaces per passenger value (0.0143) results in a
2028 parking spaces per passenger value of 0.0123 (0.0143 × [1 – 14.1%] = 0.0123). An 11.3%
reduction from 2028 through 2038 results in a 2038 parking spaces per passenger value of
0.0109 (0.0123 × [1 – 11.3%] = 0.0109).
4. Values for intervening years can be interpolated to create the values shown on Figure 3-4.
This is an illustrative example, and the assumptions and calculated values may not apply
to other airports.
Figure 3-5. Year-over-year growth in monthly TNC trips per originating enplanement.
Figure 3-6. Forecast year-over-year growth in monthly TNC trips per originating enplanement.
30 Rethinking Airport Parking Facilities to Protect and Enhance Non-Aeronautical Revenue
Figure 3-7. Estimated TNC trips per monthly originating enplanement and corresponding parking
spaces per monthly originating enplanement.
(i.e., an airline passenger parking at the airport for the duration of their trip). As described
below, while a passenger’s choice of TNCs versus either parking option includes cost as a key
consideration, the decision of using a TNC versus short-duration parking includes several
non-financial considerations that may not apply to long-duration parkers.
As part of its periodic surveys of airline passengers, the staff of Dallas/Fort Worth Inter
national Airport collect passenger mode choice data and, for Dallas/Fort Worth Metroplex
residents, home zip code as well. An analysis of passengers using TNCs versus choosing to
park at the airport can be prepared using this data, plus available parking accumulation data.
Based on data gathered from the 2018 passenger survey, Figure 3-8 depicts (a) zip codes that
generated trips to the airport (grey areas indicate zip codes not represented by any passenger
responses) and (b) each zip code’s share of surveyed passengers who indicated they used a
TNC to travel to Dallas/Fort Worth International Airport. Figure 3-8 also depicts the range of
TNC fares associated with each zip code based on the TNC fare schedule in place in 2018.
As shown, TNC trips to the airport were concentrated to the east of the airport, most TNC trips
were from zip codes where the TNC one-way fare was less than $40, and almost no TNC trips
were from zip codes where the TNC one-way fare exceeded $60.
The same passenger survey also indicated the portion of passengers from each zip code who
used short-duration parking (i.e., they were picked up or dropped off at the airport by a friend
or relative) and long-duration parking (i.e., they parked their vehicles at the airport for the
duration of their trip). Figure 3-9 shows the distribution of mode choice (isolating TNCs,
short-duration parking, and long-duration parking) for four geographic zones concentric around
Dallas/Fort Worth International Airport (each zone represents 25% of the survey responses).
As shown, as travel distances to the airport increased, fewer passengers chose TNCs and more
chose to park.
Source: InterVISTAS, from passenger survey data provided by Dallas/Fort Worth International Airport.
Figure 3-8. TNC fares by zip code and TNC activity concentration.
Rethinking Airport Parking Facilities to Protect and Enhance Non-Aeronautical Revenues
Copyright National Academy of Sciences. All rights reserved.
Source: InterVISTAS, from passenger survey data provided by Dallas/Fort Worth International Airport.
34 Rethinking Airport Parking Facilities to Protect and Enhance Non-Aeronautical Revenue
Source: InterVISTAS, from passenger survey data provided by Dallas/Fort Worth International Airport.
36 Rethinking Airport Parking Facilities to Protect and Enhance Non-Aeronautical Revenue
with each zip code with survey responses, by zip code, revealed the share of DFW passengers
choosing TNCs versus long-duration parking. As shown in Figure 3-11, in 2018, for zip codes
where a one-way TNC trip was under $10, TNC customers comprised approximately 80% of
TNC and long-duration parking customers combined. This share steadily decreased such that
by the time one-way TNC fares reached $55, TNCs comprised 0%.
To estimate how this pattern might change in the future, professional judgment could be
used to identify the maximum share that TNCs might comprise of the TNC and long-duration
Source: InterVISTAS, from passenger survey data provided by Dallas/Fort Worth International Airport.
parking customer market segments by 2025. For Dallas/Fort Worth International Airport,
it was estimated that for one-way TNC fares of $10, the TNC share of TNC and short-duration
parking customers could increase to as high as 99%. It was also determined that passengers
within this market would be willing to pay one-way TNC fares approaching $60. This estimate
reflected in survey results (shown on Figure 3-8) indicated that while the volume was extremely
low (i.e., one or two survey responses), there were still some passengers willing to use TNCs at
those higher fare levels. The resulting pattern is shown on Figure 3-11 as the “2025 estimate.”
Table 3-3 summarizes the estimated reduction in passenger propensity to park for long
durations by 2025. As shown, the shift toward TNCs would reduce long-duration parking demand
by 27.9%. As noted above, for purposes of this example, long-duration parking gener-
ated demand for 1.8 design day spaces per 1,000 originating passengers in 2018. There-
fore, by 2025, long-duration parking is estimated to generate 1.30 design day spaces per
1,000 originating passengers.
When the results of the analyses of TNCs versus short- and long-duration parking are
combined, the 2025 design day parking spaces per 1,000 originating passengers is expected to
be 1.45, a 27.5% reduction from the assumed 2018 value of 2.0.
38 Rethinking Airport Parking Facilities to Protect and Enhance Non-Aeronautical Revenue
also likely that these adopters will choose to deploy the AVs in areas where they can
maximize usage throughout the day. Thus, areas generating high volumes of trips by
customers willing to pay for such services, such as central business districts or airports,
will more likely be served by AVs than sparser areas.
Cost. A key attraction for the commercial use of AVs is that they can reduce the cost of the trip for
the customer. As of January 2020, estimates of such cost reductions are limited and subject to
significant change as the understanding of the fixed and variable costs of AV operation evolves.
Using the Dallas/Fort Worth International Airport passenger survey data, one methodology
to estimate the impact of AVs on airport parking is as follows:
1. Identify likely zip codes for initial AV deployment;
2. Estimate how the introduction of AVs will change the fares offered in portions of the region
that are served by AVs; and
3. Use the historical relationship between the change in parking demand and the introduction
of lower cost services, such as TNCs, as a basis for estimating how the lower fares will change
passenger propensity to park.
These steps are described as follows:
Step 1. Current airport passenger use of TNCs can provide insight into where AV operators
may choose to deploy their vehicles. For purposes of this example, it is assumed that areas
in the Dallas/Fort Worth region with high concentrations of airport-related TNC trips will
be attractive areas for AV deployment. Figure 3-12 depicts a limited number of zip codes
with the highest concentrations of TNC trips to the airport; this could inform an estimate of
how AV operators could deploy their fleet in a smaller region that promises higher vehicle
utilization. As shown, for this example it is assumed that the region of initial AV deploy-
ment comprises approximately 7.9% of Dallas/Fort Worth International Airport’s 2018
parking transactions.
Step 2. The next step is to estimate how AV deployment would
reduce costs for airport trips in the areas where AVs are available.
As noted in Chapter 2, the estimated fare of an AV TNC could be
as much as 60% below the fare of a non-AV TNC. For purposes
To reduce the differential cost of AV of this example, it is assumed that by 2028, AV trips to the airport
trips versus airport parking, airports would be 30% cheaper than non-AV TNCs, and by 2038, AV trips
could consider implementing airport to the airport would be 60% cheaper than non-AV TNCs. It is
and/or curbside access fees. Such fees also assumed that the presence of AVs in an area will likely reduce
are discussed in Section 7.3 of this the costs of all trips provided by similar services (such as non-
Guidebook. automated TNCs). Results of Steps 1 and 2 combined indicate
that 5% of the airport’s parking customers could be exposed to
AV services offering airport fare reductions of 30% by 2028 and
of 60% by 2038.
Step 3. The last step is to apply the airport’s historical relationship between parking activity
and the fares offered by competing services. For purposes of this example, it is assumed
that (a) the introduction of TNCs reduced the price of on-demand airport trips by
approximately 20% and (b) the introduction of TNCs and several years of TNC market
maturation reduced parking demand per passenger by approximately 30%. Applying
that same relationship to the potential reduction in fares due to the presence of AV TNCs
results in, for the areas served by TNC AVs, an estimated 45% reduction in parking
demand by 2028 and a 90% reduction by 2038.
As noted above, the near-term analysis estimated that by 2025, design day parking spaces per
1,000 originating passengers would reduce to 1.45. Based on their assumed initial deployment,
Source: InterVISTAS, from passenger survey data provided by Dallas/Fort Worth International Airport.
Figure 3-12. Potential service areas for AVs, based on existing TNC trip
concentrations.
AVs are expected to reduce fares in areas responsible for 7.9% of the parking demand. Thus,
the AV-driven 30% reduction in fares by 2028 (which is assumed to result in a 45% reduction
in parking demand) could reduce total parking demand per originating passenger by 3.6%
(7.9% × –45% = –3.6%) when compared to 2025. By 2038, the 60% total reduction in fares
(which results in a 90% reduction in parking demand) could reduce total parking demand per
originating passenger by 7.1% (7.9% × –90% = –7.1%) when compared to 2025.
Table 3-4 summarizes the forecast design day parking spaces per originating passenger using
this approach.
40 Rethinking Airport Parking Facilities to Protect and Enhance Non-Aeronautical Revenue
Figure 3-13. Forecast TNC trips per originating enplanement, low and high range.
Figure 3-14. Forecast parking design day spaces per monthly originating enplanement.
42 Rethinking Airport Parking Facilities to Protect and Enhance Non-Aeronautical Revenue
design day demand. The circulation allowance can be reduced in a parking facility that has
(or will have) an automatic parking guidance system (APGS), which, as described in Section 4.3,
guides drivers to available spaces. By improving the drivers’ ability to quickly locate an avail-
able parking space, the circulation allowance can be reduced. While developing a program
for a new garage, airport planners may wish to evaluate the extent to which the cost of an
APGS can reduce the number of spaces (and associated construction cost) in the structure.
Such evaluation may also consider other potential APGS benefits, including an improved
customer experience and reduced vehicle-miles-traveled.
CHAPTER 4
Together with Chapter 5, this chapter addresses the question, “If total parking demand
reduces, what can an airport do with the excess parking capacity?” In response to the recent
rapid growth in TNC activity at airports and the corresponding stress the activity has placed
on many airport curbsides, this chapter focuses on ways parking structures can be adapted for
vehicular uses other than parking, such as pickup and drop-off areas for commercial vehicles.
In particular, this chapter presents potential configurations for TNC loading facilities that can
fit within parking structures, a method to evaluate configuration efficiency, and other potential
considerations.
Given that parking structures and surface lots are designed to accommodate automobiles,
the structural design, vehicle circulation elements, pedestrian circulation elements, utilities,
and other aspects are generally compatible with other land uses that also process or store auto-
mobiles. At airports, the anticipated continued shift in demand from parking to TNCs has
contributed to (a) the potential for surplus parking spaces and (b) increased congestion on
curbsides. Therefore, this chapter focuses on adapting parking facilities for use as passenger
pickup sites by commercial ground transportation services, TNCs in particular.
ACRP Report 146 summarizes a wide range of best practices for the management, control,
and business arrangements related to commercial ground transportation at airports. These
best practices include recommendations regarding passenger loading configurations and
use of parking structures and surface lots as commercial vehicle loading and storage/staging
facilities. Prior to the introduction and growth of TNCs at airports, several airports used (and
continue to use) portions of a close-in parking structure as boarding areas for passengers using
taxicabs, limousines, shared-ride vans, courtesy vehicles, scheduled van services, or some
combination of these services. At these boarding areas, the physical arrangements and the type
of vehicles permitted to use these areas vary. At airports serving Indianapolis, New Orleans,
and San Francisco, vehicles load in a traditional nose-to-tail manner. Within Boston Logan’s
Terminal B parking structure and a parking structure at Minneapolis-St. Paul International,
vehicles stop in angled spaces.
43
44 Rethinking Airport Parking Facilities to Protect and Enhance Non-Aeronautical Revenue
Advantages Challenges
Boarding areas are typically convenient Parking structures typically have limited
to the terminal area and offer weather vertical clearances (e.g., 9 feet or less)
protection, benches, and other amenities. that prevent use by larger vehicles, such
as buses and vans with header boards.
Further, the floors (other than on grade)
are not designed structurally for the
loading of buses and shuttle vans. The
limited vertical clearances are actually
beneficial in preventing such vehicles
from entering the parking structure.
Vehicular access to these areas can be Column grids within parking structures
controlled through card- or automatic may result in sub-optimal parking
vehicle identification (AVI) activated configurations and constrained vehicle
gate arms. circulation.
There is reduced curbside activity. Pedestrian volumes associated with
commercial vehicles may tax capacity of
garage elevators.
Areas within repurposed garages may not
have lighting, heating, or air conditioning
equivalent to terminal space.
Accumulations of waiting passengers
could trigger “public assembly” building
code requirements, such as fire sprinklers,
and increased structural loads.
When ACRP Report 146 was published in 2015, TNCs had only recently appeared at many
airports. As such, the report did not explicitly consider the use of parking facilities for TNC
loading. As shown on Table 2-3, as of January 2020, eight large-hub U.S. airports required
that TNCs load passengers within existing surface parking lots or parking structures. Some
medium-hub airports (e.g., Louis Armstrong New Orleans International) and small-hub air-
ports (e.g., Harrisburg International) also required that TNCs load passengers within existing
surface parking lots or parking structures. Those airports generally use one of five loading
configurations for a dedicated TNC loading area:
The next sections present typical layouts of each configuration, key aspects of each configu-
ration, and a comparative evaluation. The methodology and findings are intended to support
the comparative evaluation of the relative benefits and limitations of each option; they are not
intended as a definitive capacity analysis.
4.1.1 Efficiency
One possible measurement of each layout’s efficiency is a passenger loading zone (PLZ)
productivity index model, which measures the number of vehicles that can be processed in
an hour for a given length of curb. To compare dissimilar configurations, such as a linear
loading plan where vehicles are aligned nose-to-tail along a curb versus one where they load
side-by-side (e.g., angled pull-through spaces), the PLZ calculates the number of vehicles
processed in an hour per 100 linear feet of a given configuration. A higher PLZ score indicates
a more efficient layout.
The PLZ scores were developed using vehicle microsimulations of each configuration that
were calibrated to in-field observations. To provide a direct comparison, each configuration
was applied to a hypothetical parking garage aisle measuring 260 feet long and 60 feet wide.
As shown in the following sections, each configuration’s 260-foot-long area included transi-
tion zones at the beginning and end of the loading area, and some configurations included a
pedestrian crossing zone at one end of the area. The remaining area was divided into individual
loading spaces. The microsimulation results indicated the maximum number of vehicles that
could be processed through each configuration. The maximum volumes were then divided by
the length of the zone occupied by loading spaces to calculate the PLZ (i.e., the PLZ calculation
excludes the transition zones as these may be heavily influenced by site-specific conditions).
The PLZ scores were predominately impacted by the following factors:
Factor Impact
Vehicle dwell time Longer dwell times reduce PLZ scores, and vice versa
Maneuvering into and Configurations that are more difficult for a driver to
out of spaces maneuver into and out of have lower PLZ scores
Area required per space Configurations requiring more area per loading space
have lower PLZ scores
Pedestrian activity Configurations that increase the number of pedestrians
crossing traffic have lower PLZ scores
Of these, the most influential factor in overall capacity is dwell time, which is the time
the vehicle is stopped waiting for passengers to approach and load the vehicle. For typical
domestic air travel there is a mix of very short dwell times (the passengers get directly into the
vehicle, without putting luggage in the trunk), moderate dwell times (driver typically parks,
leaves vehicle, and opens trunk and helps load luggage), and long dwell times, which may
reflect passengers with significant luggage, a need to install a car seat, or difficulty locating
the passenger.
46 Rethinking Airport Parking Facilities to Protect and Enhance Non-Aeronautical Revenue
Pedestrian safety. This configuration includes no pedestrian crossings and would only
experience double-parking during peak periods. Thus, this configuration rates highly
compared with other configurations.
Vehicle safety. This configuration is rated as neutral compared with the other configura-
tions. During peak periods, some vehicles may need to back up to maneuver out of loading
spaces. If vehicles are double-parked, vehicles parked along the curb may need to maneuver
between stopped vehicles.
Resiliency. This configuration rates highly compared with the other configurations. During
peak periods, vehicles can utilize the second lane to double-park while still preserving the
third lane for through traffic.
Customer experience. This configuration is rated as neutral compared with the other
configurations. Vehicles parked in the curb lane may obstruct customer view of approach-
ing vehicles.
Flexibility. This configuration rates highly compared with the other configurations. As
demands increase, this configuration can be converted to the linear loading, both sides of
aisle configuration (described in Section 4.2.2), which provide vehicle loading positions
on the opposite side of the aisle.
Driver training. This configuration rates highly compared with the other configurations as
it is similar to typical airport and non-airport environments. Thus, drivers would likely
need minimal training.
Capital costs. This configuration rates highly compared with the other configurations.
Capital costs would likely be limited to paint, curbs, bollards, and signs. For longer versions
of this configuration, multiple zones and associated signage may be required to help
distribute passenger demand along the full length of the available curb.
Operating costs. This configuration rates highly compared with the other configurations
as it would require no additional staff to assist customers and drivers with the operations
(except, perhaps, during very peak periods of demand and congestion).
Figure 4-2 depicts an example of a linear, single-side of aisle configuration.
48 Rethinking Airport Parking Facilities to Protect and Enhance Non-Aeronautical Revenue
Depending on the operations provided by the TNC company, a passenger could indicate their
preferred space or zone, the passenger could be assigned a specific space or zone, or the driver,
upon arriving in a space or zone, could contact (e.g., using a text message) the passenger indi-
cating the space or zone they are parked in.
Efficiency. Based on modeling, each space can turn over approximately 25 times per hour,
a turnover rate that reflects the median dwell time, time to maneuver into and out of
spaces, delays due to pedestrian crossing activity, and delays due to vehicle congestion. This
configuration was determined to be able to serve up to 450 vehicles per hour. As the area
occupied by the 18 spaces is 216 feet long, the PLZ score is 208 (450 ÷ 216 × 100 = 208.3,
rounded to 208).
Pedestrian safety. This configuration is rated as neutral compared with the other configura-
tions as pedestrians can be directed to cross the drive aisle at a single location.
Vehicle safety. This configuration is rated as neutral compared with the other configurations.
During peak periods, some vehicles may need to back up to maneuver out of loading
spaces. If vehicles are double-parked, vehicles parked along the curb may need to maneu-
ver between stopped vehicles.
Resiliency. This configuration rates as neutral compared with the other configurations.
During peak periods, vehicles can utilize the second lane to double-park, but there is a
chance that double-parked vehicles would obstruct both through lanes.
Customer experience. This configuration is rated as neutral compared with the other con-
figurations. Vehicles parked in the curb lanes may obstruct customer view of approaching
vehicles.
Flexibility. This configuration rates highly compared with the other configurations. This
configuration can open as a linear loading, single-side of aisle configuration and convert
to a linear loading, both sides of aisle configuration, as needed.
Driver training. This configuration rates as neutral compared with the other configurations
as left-side vehicle loading is rare at U.S. airports. Thus, drivers would likely need some
training to acclimate to left-side spaces.
Capital costs. This configuration rates highly compared with the other configurations.
Capital costs would likely be limited to paint, curbs, bollards, and signs. To direct customers
to spaces on the opposite side of the aisle, more signage may be required than for the
linear loading, single-side of aisle configuration.
Operating costs. This configuration rates as neutral compared with the other configurations
as it may require staff to control the pedestrian crosswalk.
Figure 4-4 depicts an example of a linear loading, both sides of aisle configuration.
50 Rethinking Airport Parking Facilities to Protect and Enhance Non-Aeronautical Revenue
angled, each space requires more roadway width than those under a linear loading configura-
tion. Thus, to provide the spaces and two through lanes, a limited portion of each pedestrian
waiting area may need to extend beyond the column centerline.
To improve the ability of a passenger and driver to locate each other, this configuration can
be supplemented by signs that identify individual spaces or zones containing several spaces.
As noted in the description of the linear loading, both sides of aisle configuration, there are
multiple ways the zone indicators could be used to help passengers find their vehicles.
Efficiency. Based on modeling, each space can turn over approximately 29 times per hour,
a turnover rate that reflects the median dwell time, time to maneuver into and out of
spaces, delays due to pedestrian crossing activity, and delays due to vehicle congestion. This
configuration was determined to be able to serve up to 464 vehicles per hour. As the area
occupied by the 16 loading spaces is 212 feet long, the PLZ score is 219 (464 ÷ 212 × 100 =
218.9, rounded to 219).
Pedestrian safety. This configuration is rated as neutral compared with the other configura-
tions as pedestrians can be directed to cross the drive aisle at a single location.
Vehicle safety. This configuration rates highly compared with the other configurations as all
vehicle maneuvering is forward.
Resiliency. This configuration rates as neutral compared with the other configurations.
During peak periods, vehicles can utilize the second lane to double-park, but there is a
chance that double-parked vehicles would obstruct both through lanes.
Customer experience. This configuration is rated as neutral compared with the other con-
figurations. Vehicles parked in the curb lanes may obstruct customer view of approaching
vehicles.
Flexibility. This configuration rates highly compared with the other configurations. This
configuration can open a single-side system and convert to using both sides of the aisle
when needed.
Driver training. This configuration rates as neutral compared with the other configurations
as left-side vehicle loading is rare at U.S. airports and sawtooth spaces are not typically
used for automobiles. Drivers would likely need some training to acclimate to the left-side
spaces.
Capital costs. This configuration rates highly compared with the other configurations. Capital
costs would likely be limited to paint, curbs, bollards, and signs. To direct customers to
spaces on the opposite side of the aisle, more signage may be required than for the linear
loading, single-side of aisle configuration.
Operating costs. This configuration rates as neutral compared with the other configurations
as it may require staff to control the pedestrian crosswalk.
Figure 4-6 depicts an example of a sawtooth configuration using one side of the aisle.
into vehicle trunks and, in states that do not require front license plates, ensures passengers can
see the license plates from the waiting area. It also has pedestrians crossing the vehicle entry
path, which means vehicles are likely to be traveling slower (as they look for their passenger or
empty loading spot) than they would on exit. Alternatively, an airport could have the stopped
vehicles facing toward the passenger waiting area, but the configuration shown in Figure 4-7 is
typically preferred.
This configuration also creates a potential complication in that drivers approaching the area
may not be able to readily see empty spaces further downstream. Thus, this configuration can
be augmented by a system that uses indicator lights (such as that described in Section 4.3)
showing drivers location of available spaces. Once parked, the driver can text the passenger
with their location.
Efficiency. Based on vehicle modeling, each space can turn over approximately 25 times
per hour, a turnover rate that reflects the median dwell time, time to maneuver into and
out of spaces, delays due to pedestrian crossing activity, and delays due to vehicle con
gestion. This configuration was determined to be able to serve up to 500 vehicles per
hour. As the area occupied by the 20 loading spaces is 208 feet long, the PLZ score is
240 (500 ÷ 208 × 100 = 240.4, rounded to 240).
Pedestrian safety. This configuration is rated less desirable compared with the other con-
figurations as pedestrians cross vehicles at multiple locations along the curb.
Vehicle safety. This configuration rates highly compared with the other configurations as
all vehicle maneuvering is forward with less need to maneuver around stopped vehicles.
52 Rethinking Airport Parking Facilities to Protect and Enhance Non-Aeronautical Revenue
Resiliency. This configuration rates poorly compared with the other configurations. During
peak periods, if a space is not available, a vehicle must wait in the entry drive aisle.
Customer experience. This configuration is rated highly compared with other configurations
as there are no parked vehicles obstructing customer views of approaching traffic.
Flexibility. This configuration rates poorly compared with the other configurations. Unlike
the linear and sawtooth configurations, capacity cannot be easily expanded within the
defined area.
Driver training. This configuration rates poorly compared with the other configurations as
pull-through loading spaces are very uncommon in the United States. Drivers would likely
need some training to acclimate to the configuration as well as the use of indicator lights
that identify available downstream spaces.
Capital costs. This configuration rates as neutral compared with the other configurations
as it could require a system that uses indicator lights showing which spaces are available
and may require signage identifying the location of individual spaces.
Operating costs. This configuration rates as neutral compared with the other configurations
as it may require staff to assist customers in locating their vehicle and crossing entering
vehicles.
Figure 4-8 depicts an angled pull-through configuration.
Source: InterVISTAS.
Efficiency. Based on vehicle modeling, each space can turn over approximately 15 times per
hour, a turnover rate that reflects the median dwell time, time to pull into and back out
of spaces, and delays due to vehicle congestion. This configuration was determined to be
able to serve up to 330 vehicles per hour. As the area occupied by the 22 loading spaces is
228.8 feet long, the PLZ score is 144 (330 ÷ 228.8 × 100 = 144.2, rounded to 144).
Pedestrian safety. This configuration is rated highly compared with the other configurations
as there are no vehicle-pedestrian conflict points.
Vehicle safety. This configuration rates poorly compared with the other configurations as
all vehicles must reverse out of loading spaces into a travel lane.
Resiliency. This configuration rates poorly compared with the other configurations. During
peak periods, if a space is not available, a vehicle must wait in the travel lane until a space
becomes available.
Customer experience. This configuration is rated poorly compared with other configurations
as the parked vehicles will very likely obstruct customer view of approaching vehicles.
Flexibility. This configuration rates neutral compared with the other configurations. As
noted above, indicator lights could be required to achieve full utilization of the spaces.
If the configuration changes in the future, those lights may need to be relocated.
Driver training. This configuration rates neutral compared with the other configurations as
pull-in/back-out spaces are less common in the United States. Drivers would likely need
some training to acclimate to the configuration as well as the use of indicator lights that
identify available downstream spaces.
Capital costs. This configuration rates neutral compared with the other configurations as
it could require a system that uses indicator lights showing which spaces are available
and may require signage identifying the location of individual spaces.
Operating costs. This configuration rates neutral compared with the other configurations
as it may require staff to assist customers in locating their vehicle and crossing entering
vehicles.
Figure 4-10 depicts an example of the pull-in/back-out configuration.
54 Rethinking Airport Parking Facilities to Protect and Enhance Non-Aeronautical Revenue
Sawtooth,
Linear, single-side of aisle Linear, both sides of aisle Pull-through entry Pull-in/back out
both sides of aisle
Criteria Explanation
56 Rethinking Airport Parking Facilities to Protect and Enhance Non-Aeronautical Revenue
Source: InterVISTAS.
the second aisle (TNC Zones C1 through C3). When the area first opened, passengers
overwhelmingly preferred TNC Zone A1 as it did not require that they cross a drive lane,
and it was the closest zone to where they entered the area. As a result, distribution of
demand between the zones was very uneven, and congestion in high-demand areas often
blocked the entire first drive aisle.
To distribute and mitigate the congestion, airport staff allocated TNC Zones A1 through
A3 to one TNC operator and Zones B1 through C3 to the other TNC operator (TNC
services at the airport are currently provided by two companies). Furthermore, the TNC
operators have modified the mobile apps to identify to passengers that zones located
further from the pedestrian entrance (such as A2) are “preferred.” The Nashville expe-
rience demonstrates that at airports with delineated zones, staff may need to work with
TNC operators to modify the allocation and with mobile apps to improve the distribution
of demand along the available capacity.
Accommodating Unfamiliar Users. Airport officials should assume
that both passengers and drivers using the TNC loading area are
At one small-hub U.S. airport, over a
unfamiliar with the airport layout. At many airports, a large share
6-month period in 2019, approximately
of annual passengers (e.g., approximately 50%) use that airport
41,500 total TNC pickups were made by
once per year or less. Similarly, TNCs may experience high driver
over 2,000 individual vehicles. Of those,
turnover such that a high share of TNC pickups are by drivers that
over 20% made only one pickup during
use the airport less than once per month. Thus, wayfinding and
the 6 months and over 57% made one
signage are critical for both passengers and drivers. Pedestrians
pickup per month or less.
require connected and integrated signage from the terminal to the
TNC loading area and drivers require signage starting from the
airport entrance.
Global Positioning System Connectivity. TNC apps rely on global positioning system (GPS)
or Wi-Fi boosters to provide the locations of passengers and vehicles. Improving cellular
connectivity signal strength inside a garage by installing cellular phone signal boosters or
amplifiers, as well as Wi-Fi boosters, can improve communications for both TNC passengers
and drivers.
Vertical Pedestrian Circulation. Elevator and escalator systems within an airport parking
structure may not have been designed to accommodate the large volumes of passengers
using TNCs, which have higher turnover rates per space than typical airport public parking
spaces. Thus, airport officials should analyze the capacity of these systems as they evaluate
potential TNC pickup locations within parking structures. Possible solutions include either
locating the boarding area on a level requiring no pedestrian level changes or including
capacity improvements in the plan and budget.
Ventilation and Climate Control. Airport parking structures are typically not designed to be
places of assembly. Thus, TNC loading areas in garages typically do not have any special
ventilation or an enclosed waiting area. Normally, as long as only light duty, passenger
vehicles (as currently used by TNCs) use the loading zone, additional ventilation is not
required. However, higher vehicle volumes and vehicle idling in TNC loading areas may
cause airport management to consider improving ventilation in the area.
If a climate-controlled waiting area is provided, its intended use is as a waiting area for
passengers until the TNC app indicates that their vehicle is approaching and the passenger
should proceed to the loading zone. Building codes may require that an enclosed waiting
area be sprinklered. If the loading area is on the garage roof, a canopy may be provided over
passenger waiting areas.
Pedestrian Protections. When locating a TNC loading area in a garage, passenger waiting
areas are typically protected by curbs, bollards, or other types of barriers. Use of bollards or
other barriers may be preferable to raised curbs because (a) they are easier to remove if the
loading area is moved or reconfigured, (b) they remove trip hazard, and (c) they are easier
to negotiate for passengers with rolling luggage, luggage carts, and wheelchairs.
58 Rethinking Airport Parking Facilities to Protect and Enhance Non-Aeronautical Revenue
Flexibility. Given the dynamic and ongoing changes occurring in technology and consumer
preferences (as described in Chapter 3), TNC pickup areas and associated policies should
have a measure of flexibility to account for potential changes in TNC demand levels, the
products and services offered by TNC companies, and how TNC companies choose to
match passengers with drivers. In addition, plans and policies should reflect that the TNC
industry includes multiple companies and that these companies may manifest each of
these changes in different ways. If possible, the plans for opening day should have contin-
gency plans for reconfiguration and/or expansion in the event one or more of the TNC
companies choose to operate in a way not envisioned during the planning.
TNC Coordination During Planning. To mitigate the potential that TNCs use the area in
an unexpected way, planning for TNC loading areas should seek to involve TNC repre-
sentatives throughout the process. The planning process should also identify the changes
TNC operators will need to implement on their apps to direct their passengers to the new
locations and the changes in driver training. Despite coordination throughout the process,
however, airport officials should still identify potential contingencies in the event that
TNC operators use the new location in an unexpected manner.
CHAPTER 5
Together with Chapter 4, this chapter addresses the question, “If parking demand reduces,
what can an airport do with the excess parking capacity?” Chapter contents focus on strategies
to repurpose surplus airport parking capacity for non-vehicular uses. In general, the research
conducted for this guidebook revealed that opportunities to repurpose parking structures
for non-vehicular uses was severely limited. As shown on Figure 5-1, parking structures are
designed to a lower live load (expressed as uniform pounds per square foot, or “Uniform psf ”),
which includes any forces acting on a structure that are temporary or transient (such as people,
furniture, vehicles, and other movable objects). This is primarily because groups of people
and materials can weigh more, on a per-area basis, than occupied passenger vehicles.
In addition, parking structures include several elements that may be incompatible with
other low load uses, such as hotels, residences, and schools, including the following:
• Parking structures are typically designed to provide lower vertical clearances than those
used in spaces intended to be occupied by people (instead of vehicles);
• Parking structures may include sloped floors (e.g., floors having a 1:10 slope or grade rather
than level floors) that serve as vehicle vertical circulation ramps;
• Parking structure floors are sloped (e.g., 1:50) to facilitate drainage; such slopes are typically
unacceptable for non-vehicular uses;
• Vertical circulation elements (e.g., elevator cores and stairs) in parking structures are often
located at the periphery of the structure whereas hotels and other spaces intended for occu-
pation by people place them centrally; and
• Parking structure emergency egress stairs may be in locations inconsistent with those
required by building code for other spaces intended for occupation by people.
Lastly, airport operators interviewed as part of this research indicated that if public parking
demand reduced such that they had surplus parking capacity, they would close all remote surface
lots (which typically generate lower gross revenues per space and have higher operating costs as
they may require shuttle buses) before considering repurposing a garage. If demand was such
that a garage was no longer needed, they would remove the garage and replace it with a structure
built for an alternative use, such as a hotel.
As such, this chapter focuses on the (a) strategies for repurposing surface parking lots and
(b) potential revenue benefits of an on-airport hotel, which is the most likely non-aeronautical
land use that can substantially benefit from a terminal area location over other sites on an
airport.
59
60 Rethinking Airport Parking Facilities to Protect and Enhance Non-Aeronautical Revenue
The document also includes a self-assessment toolkit, a site evaluation toolkit, and an
implementation toolkit for the reader to build an extensive understanding of the specifi
cities of airport commercial development landscape.
ACRP Synthesis 1: Innovative Finance and Alternative Sources of Revenue for Airports.
This report provides an overview of different financing mechanisms and revenue sources
for airport operators. The document covers a range of different project delivery methods
and operation management agreement alternatives for an assortment of different airport
practices and privatization contracts. It includes a high-level summary of how to optimize
commercial activity to increase non-aeronautical revenues.
ACRP Synthesis 19: Airport Revenue Diversification. This report provides an extensive list
of non-aeronautical development projects for revenue diversification purposes, includ-
ing industrial parks, hotels, recreational facilities, health clinics, convenience stores. The
document presents alternative land and facility uses, tenant services, and ancillary uses
opportunities to enhance and diversify airport revenues.
62 Rethinking Airport Parking Facilities to Protect and Enhance Non-Aeronautical Revenue
project. This directly impacts property value for landowners: if the risks of a project are high,
an investor will then seek ways to either increase revenue or decrease cost. For landowners,
this typically translates into lower land value as an investor seeks to reduce cost by decreasing
the purchase or lease price of the land.
In addition, every investor has a risk threshold. If the risks of a project are perceived as too
numerous, extreme, or insurmountable, potential development partners will turn away from
a project or even an entire market in favor of one where the risks can be better mitigated.
Developers and investors have different levels of risk tolerance based on type of land use/asset
(e.g., office versus hotel), business model (e.g., equity developer versus real estate investment
trust), and market (e.g., primary versus secondary). While there are common themes, for the
landowner seeking a development partnership, ultimately it is in the landowner’s best interest
to look for ways to reasonably decrease risk to attract developers and investors to an oppor-
tunity. Therefore, if an airport owner or sponsor can reduce one or more of these sources of
risk, it may have more success in attracting development partners to repurpose an existing
parking facility.
64 Rethinking Airport Parking Facilities to Protect and Enhance Non-Aeronautical Revenue
successfully petitioned the FAA to allow non-aviation-related uses; however, by and large,
the FAA expects that airport-owned land should be used for aviation-related purposes, and
introducing any non-aviation-related use to airport-owned lands will require FAA approval.
Approvals of this kind are made at the regional level of the FAA. Among regions, experi-
ence varies in evaluating redeveloping surface parking into non-aeronautical land uses that
may bring new sources of revenue to the airport. Seeking approval requires a formal request
issued by the operator that outlines (a) the justification for pursuing non-aviation development
and (b) assurances that any such development will comport with operational requirements
(e.g., height and glare considerations). Some regions are less receptive to such requests and
require considerable effort on the part of the airport operator to justify why non-aviation
development is not only appropriate, but overwhelmingly more beneficial and desirable than
aviation land uses over the long term. This outcome occurs primarily in regions where non-
aviation land uses on airport lands are largely untested, and an operator is making its first
foray into commercial redevelopment of surface parking.
These are challenges that face all airport operators. Developing property for non-aeronautical
uses is frequently a subject of debate between airports and the FAA. However, this dynamic may
be shifting more in favor of airports. On October 5, 2018, the president signed the FAA Reautho
rization Act of 2018 into law. The act addressed numerous issues, including non-aeronautical
development of airport property. Section 163 of the act, “Limited Regulation of Non-Federally
Sponsored Property,” specifically notes that the FAA may no longer “directly or indirectly regu-
late . . . the acquisition, use, lease, encumbrance, transfer, or disposal of land by an airport owner
or operator . . .” That is, an airport may, without FAA scrutiny, engage in the development of
land it owns, even for non-aeronautical purposes with certain exceptions, as described below.
Important exceptions to this rule still exist. First, development of the
land must not interfere with the safety of airport operations. Second,
the act is clear that airports must still obtain “not less than fair market
Airports may consider partnering with value”—implying that an appraisal will still be necessary. Third, and
adjacent property owners to present perhaps the most restrictive, are the exceptions that apply to “land or
development opportunities to the a facility acquired or modified using federal funding” or “a Surplus
market. This can provide larger, and Property Act instrument of transfer.” Any land subject to these factors
perhaps better-configured, development will still face FAA scrutiny should an airport seek non-aviation devel-
parcels for potential partners. Operators opment. Therefore, even with Section 163 explicitly limiting the FAA’s
with numerous, yet fragmented, noise purview on non-aeronautical development activities, important excep-
properties that may be candidates for tions still exist that will result in the need for FAA approval.
development may benefit most from this An operator should therefore determine the approach it wishes
approach. However, while this approach to take prior to procuring for a development partner. Limiting the
benefits the airport operator, the benefit parking lot redevelopment to aviation-related uses will limit the number
for the private landowner may be less of interested parties but will obviate much of the need for FAA approval
clear as the project may still be subject for non-aviation uses. In contrast, making the lot available for a
to FAA Order 5190.6 and other airport broader range of land uses will require FAA approval, but will be
development restrictions. attractive to a broader and more competitive set of potential develop-
ment partners. Regardless of the approach, any perceived uncertainty
will reduce market interest, and thus an operator must determine its
position and strategy prior to procurement.
66 Rethinking Airport Parking Facilities to Protect and Enhance Non-Aeronautical Revenue
In some markets, this may be a “sunk cost” for the landowner as the challenges of leasing
airport land for commercial development may require this initial investment to attract investors
in the first place. Ultimately, the extent of this investment, and the likelihood an airport opera-
tor will recoup this investment, depend heavily on the strength of the local market. A stronger
market presents greater incentive (a) to developers to incur the risks of land development
themselves and (b) for a landowner to negotiate a higher ground rent in exchange for land
development activities already undertaken.
A landowner can assess the extent to which it should consider investing in land development
by comparing the potential proceeds earned from the lease of its lands to cost of preparing
that land for development. A third-party advisor is helpful here, as a qualified advisor can
provide estimates for each incremental investment in land preparation, provide an estimate
for the potential value of the underlying land, and help the landowner identify what level of
investment is appropriate given the market potential.
Ultimately, whether an airport operator will need to invest considerable resources or no
resources at all will vary widely from market to market. There is no one-size-fits-all approach
to mitigating environmental and construction risks, and a landowner should at a minimum
conduct the analysis described previously to determine what is appropriate.
In this manner, the project becomes more like a “build-to-suit” project than a “speculative”
project. A speculative development project is one where a developer finances, builds, and owns
a multi-tenant property with only some or no tenants committed to signing leases prior to
securing financing and/or groundbreaking (or the minimum amount of pre-leasing required
to secure financing). By contrast, a build-to-suit development project is one where a user seeks
to occupy a newly constructed building and hires one or more third parties to design, finance,
build, operate, and/or maintain the building on their behalf. The user may finance and own the
asset themselves or work with the third-party developer who will own the asset and to whom
the user will pay rent.
Build-to-suit projects are common for organizations seeking a specific type of facility that
is not available on the market, a new facility in a market where there are only older facili-
ties available, or a facility in a market where there is little availability overall. The benefits
of a build-to-suit are that it allows a user to dictate the type of facility they want (including
design and material quality, configuration, specialized equipment), and some structures provide
opportunities for ownership.
In this manner, not only could an airport operator support the lease-up of a new facility and
attract a wider range of development partners, but it could also play a role in the design and
construction of the facility. This can provide an important opportunity for operators who are
offering development opportunities near the passenger terminal and wish to ensure a certain
congruity in design between the two buildings. Becoming a tenant in a new facility reduces risk
to the developer but increases risks to the airport operator who now must pay rent in a new
facility. In addition, the developer may require that the operator, as tenant, execute a lease that
is slightly longer-term than market. While this provides stability for the operator’s administra-
tive functions, it may also limit long-term flexibility depending on the lease term. Therefore,
becoming a tenant in a new project is a decision that the operator should take in concert with
other long-term planning and operational decisions. Also, this approach can only reduce the
risk in an office development.
68 Rethinking Airport Parking Facilities to Protect and Enhance Non-Aeronautical Revenue
competing properties by a greater ratio than did the on-airport hotels with no terminal connec-
tion. In the case of Hotel E, the on-airport property has underperformed the broader market,
primarily because it is an unbranded hotel (brands help drive demand). Hotel H has also
underperformed, primarily because its product is inferior to other hotels in its area.
Therefore, for airports considering removing/replacing terminal area parking facilities, they
may consider focusing the redevelopment opportunity on a hotel to better attract a narrow,
but deep, range of development partners who specialize in this type of product and who may
be attracted to the opportunity. Furthermore, even if the available property is not near the
terminal, an on-airport hotel will likely be more successful than hotels located off-airport.
70 Rethinking Airport Parking Facilities to Protect and Enhance Non-Aeronautical Revenue
future vertical expansion would be to build to a shorter planning horizon now and construct
the vertical expansion only if needed. Therefore, implementation of a vertical expansion
of a parking structure that was not designed for a vertical expansion is not discussed here.
4. Provide higher floor-to-floor heights. Clearance heights for parking structures typically
range from 7 to 9 feet. This results in floor-to-floor heights of 10 to 12 feet. Airport parking
structures tend to be on the higher end of this range because customer experience and
wayfinding are a primary design consideration. Floor-to-floor heights for other land uses
such as retail, hotel, and office are generally in the 12- to 15-foot range. Understanding
the potential future land uses and designing for an appropriate floor-to-floor height
results in a 1% to 2% cost premium. This is especially true for the ground floor where
there are no structural limitations on land use.
5. Design for less lateral drift. Lateral drift is the amount a structure moves horizontally
due to wind or earthquake forces. The lateral drift of all buildings is limited to avoid issues
such as glass windows breaking or elevator shafts not remaining straight. In high-rise
buildings, too much drift can cause building occupants to experience motion sickness.
The acceptable lateral drift for a parking structure is higher than most occupied build-
ings because there are typically no glass facades or exterior windows. When designing a
parking structure and considering a future conversion to another use, the lateral resisting
system should be designed to limit the drift for an enclosed building with glass facade or
windows. Bracing can be added to a parking structure that was not designed for a more
limited lateral drift, but that change could require modifications to the columns and
foundations where the bracing is added.
6. Design for less differential settlement. All structures are designed to accommodate some
settlement of the foundations. Where the foundations bear on rock, the settlement is very
small. In other cases, it can be up to 2 inches. If a foundation settles more than an adjacent
foundation, stresses are introduced into the exterior facade and floors become uneven.
As with lateral drift, the acceptable settlement for a building with glass facade or windows is
less than for a parking structure. For structures that could be converted to enclosed build-
ings, an airport would need to engage a geotechnical engineer to specify more stringent
differential settlement limits that could be used for a building with glass facade or windows.
7. Strategically locate the vehicular vertical circulation ramp. There are several factors that
should be considered when locating a ramp for vehicle vertical circulation. Flow capacity,
convenience, wayfinding, and pedestrian conflicts should all be considered. For structures
being designed for potential conversion, there are two strategies that have been used to
determine where to locate the ramp. The first strategy would be to locate the ramp so that
when it is removed, it creates a courtyard. The floorplate size and dimensions often seen
in airport parking structures are not conducive to occupied buildings where occupants
prefer to be nearer to the exterior. Creating a courtyard may contribute to solving this
issue. The second strategy is to locate the ramp on the exterior of the structure or, preferably,
as a “bump out” of the main structure. In this case the ramp could be removed, leaving a
rectilinear building.
8. Design for a removable facade. Parking structures are required to have a vehicle barrier
and a 42-inch-high pedestrian guardrail at the perimeter. This is typically accomplished
with precast concrete spandrels or barrier cables. When a parking structure is converted
to an occupied building, the spandrels (exterior beams) or barrier cables are replaced with
a building envelope facade that is not required to provide a vehicle barrier. Barrier cables
can be de-stressed and removed relatively easily. Spandrels used solely as vehicle barriers
and pedestrian guardrails can also be removed relatively easily. For a typical precast con-
crete parking structure, the spandrel also supports structural floor elements. In these
cases, removal of the spandrel would require extensive structural modifications. To design
a precast structure for adaptive reuse, the design team should use a beam to support
72 Rethinking Airport Parking Facilities to Protect and Enhance Non-Aeronautical Revenue
the structural floor members and a separate spandrel to provide the vehicle barrier and
pedestrian guardrail.
9. Plan for future stair and elevator core locations. Like parking structures, all building
types have preferred floor plan characteristics. For example, office buildings typically have
the core in the center of the building and flat floor plates around the exterior. This differs
from a parking structure where the cores are typically on the exterior of the structure.
The design team should consider stair and elevator core locations that will work for both
building types, or include in the design removable slabs that could accommodate a stair
and elevator in the preferred location for the converted land use. Egress stair locations are
typically determined by travel distance. The travel distance requirements for the potential
land use should also be considered by the design team when determining the location
of stairs.
10. Design wider stairs for potential higher occupant load. Stair widths and total stair
capacity is determined by the expected occupancy of a building. The code-required occu-
pant density of a parking structure is much less than most other uses. Future building uses,
such as an office, will require more or wider stairs for the same floorplan area. The design
team should plan for the egress needs of the potential building use and include stair egress
capacities to meet that demand or plan for removable slabs to accommodate future stairs.
11. Provide additional mechanical and electrical infrastructure. Occupied buildings have
more complex mechanical and electrical requirements than a parking structure. For parking
structures that may be converted to other uses, the design team should plan for additional
chase locations and include empty conduits to allow electrical and mechanical connections
from the floors to the mechanical and electrical rooms. Also, the mechanical and electrical
rooms should be oversized to allow for additional equipment to be installed. During
the design of the parking structure, it would be helpful to develop the design of the
potential building conversion to a level sufficient to determine the mechanical and elec
trical needs. This would allow the design team to confirm that the infrastructure provided
is adequate to support the future building. Converting a building without the additional
infrastructure can be accomplished, but it is likely to require structural modifications to
accommodate the mechanical and electrical requirements. It could also result in some
inefficiency in the design of the new space.
100 pounds per square foot versus 40 pounds per square foot for a parking structure.
Designing for all or a portion of the top level to be converted to a garden or park requires
increased columns (size, spacing, or both) and foundations as well as framing members
(e.g., horizontal beams) for the area that will potentially be converted.
3. Design for a future vertical expansion of more than 30% but less than 50% of the levels.
As noted previously, whenever possible, planning for horizontal expansions is preferred.
Designing for a future vertical expansion of between 30% and 50% of the levels (e.g., a two-
level expansion to a five-level parking structure) can be accommodated for a 25% premium
on the initial levels. Structurally, the elements that must be designed to accommodate a verti-
cal expansion are the columns, foundations, and lateral load resisting system. Functionally,
elements that must be designed to accommodate a vertical expansion include the ramping
system, egress stair capacity, and elevator capacity. The purpose of the future vertical expan-
sion would be to build to shorter planning horizons first and then construct the vertical
expansion only if needed.
4. Design one level below grade. Below grade parking has a higher cost not only because
of the excavation and retaining wall requirements, but also because it often requires fire
sprinklers and ventilation. In an adaptive reuse situation, creating what is essentially a base-
ment can be advantageous to the conversion. It can be used to house the increased mechanical
and electrical space requirements or other back-of-house requirements. In a situation where
the level is partially below grade and there is access from the street, it can be used to meet
the service or loading requirements of a building.
74 Rethinking Airport Parking Facilities to Protect and Enhance Non-Aeronautical Revenue
increase in the cost of a parking structure. These costs can be minimized by limiting the
area or number of levels that are being considered for repurposing.
4. Design using short-span construction. Short-span construction has columns at the front
and back of the parking stalls, not just at the front as in long span construction. Shorter
distances between columns allow for less structural depth, which can provide increased
vertical clearances desired by non-parking uses. Short-span construction is not used often
in airport parking structures because of the difficulty in parking and reverse parking, the
desire to provide a more welcoming and pleasing environment by avoiding a “forest of
columns,” and the desire to improve visibility and safety. Depending on the live load used
for the structure, short-span construction may be required structurally without excessive
structural depth. Short-span construction is used often in podium parking structures with
an office building or other land use above the parking area. In addition to not being user
friendly to park and reverse park, short-span construction creates an inefficient layout
with columns interrupting every three spaces. It also hinders the ability to use one-way
angled parking.
CHAPTER 6
Together with Chapter 7, this chapter addresses the question, “What strategies and technolo-
gies are available today to offset the revenue reductions airports have observed (or anticipate)
due to continued growth in the TNC mode share?” A key element in maximizing net parking
revenues is managing the operating costs associated with public parking. The operational model
an airport employs for its parking facilities can contribute directly to that goal but can also be
used to protect against the risk of uncertain future parking revenues. With those goals in mind,
this chapter summarizes airport parking management models used in North America. Infor
mation on each model includes a description of the contract structure, potential positive and
negative aspects of the structure, and existing examples.
This section also describes potential implications of changes in technology and consumer
preference on airport parking management strategies. Potential positive and negative aspects
reflect interviews with experienced airport parking operators and airport parking developers,
and the professional experience of the research team. Individual names and corporate affilia-
tions have been anonymized for confidentiality purposes.
Contract types include:
• Management agreement,
• Lease/Concession agreement,
• Fixed price agreement,
• Private developer investment,
• Valet parking contract, and
• Hybrid contracts.
Another option that is used by several U.S. airports, is to self-operate their parking facili-
ties using airport staff. Under this type of arrangement, the airport owner or operator retains
all revenues but pays all capital and operating costs. Since all parking staff are employees of
the airport operator, their salaries, benefits, and work rules (e.g., grounds for dismissal) are
the same as those of other airport employees. As it is not a contract type, self-operation is not
discussed in this guidebook, but further information on self-operation is provided in ACRP
Report 24: Guidebook for Evaluating Airport Parking Strategies and Supporting Technologies.
Of these contract types, U.S. airports predominately choose to employ management agree-
ments. As shown on Figure 6-1, a 2017 survey prepared by Airport Council International—
North America (ACI-NA) and the International Parking and Mobility Institute (IPMI) indicated
that of responding airports, more than 75% use a parking contractor and of those, most use a
management agreement. Small-hub U.S. airports are more likely than larger airports to be self-
operated, while large-hub U.S. airports are more likely than smaller airports to use management
agreements.
75
78 Rethinking Airport Parking Facilities to Protect and Enhance Non-Aeronautical Revenue
monthly management reporting process. Thus, the airport may benefit from the float as
it receives the revenues daily but reimburses the parking company 30 days after receipt of
the monthly statement.
80 Rethinking Airport Parking Facilities to Protect and Enhance Non-Aeronautical Revenue
job classification can increase operator responsiveness to requests for additional staff as more
billable hours typically provides higher profits, unless additional capital expenditures become
necessary. In addition to the management agreement weaknesses described above, hourly
billing by job classification can de-incentivize the operator to reduce staffing levels when
circumstances justify it.
Such contracts may also include operator protections against “non-controllable” factors
such as:
• Increases in federal, state, and local minimum wages;
• Fuel surcharges for shuttle operations;
• Capital expense repayment in the event of early contract cancellation;
• Reduction in shuttle driver man-hours to below minimum levels, rendering individual shuttle
bus or buses unprofitable due to fixed costs not being covered due to lack of utilization; and
• Increase in shuttle driver man-hours to above maximum levels, which could require the
operator to procure additional buses, possibly impacting profit potential.
Such contract structures are not common for parking operations in the United States but
they are commonly used for shuttle bus agreements that may be used to support parking
operations. John Wayne Airport, Orange County, uses such an agreement for its shuttle buses,
and the hourly rate includes amortization of the buses. Los Angeles International Airport uses
such an agreement for hourly staff payroll and other operations costs, supplemented by a flat
management fee that includes expenses such as management staff payroll.
82 Rethinking Airport Parking Facilities to Protect and Enhance Non-Aeronautical Revenue
Payments to Operator. The airport pays the operator a fixed monthly amount established
during the proposal process. This amount is based on budgeted operating expenses plus a
management fee.
Expenses. The parking operator pays all expenses and earns its profit within the constraints
of the fixed-price payment. Expenses need to be accurately defined in the contract, such
that there is clarity as to which entity is responsible for what expenses. Liability for major
variable costs, such as snow removal or major facility repairs, must be agreed upon and
stated in the contract. The agreement should ensure that the operator is not affected posi-
tively or negatively by government-stipulated changes in minimum wage levels and other
expenses not under the control of the operator.
Liquidated Damages. As the operator has incentives to minimize its expenses, liquidated
damage clauses are incorporated into the contract to address items such as missing ticket
percentages, failure to maintain and document maintenance of parking facilities, and failure
to staff at required levels. If liquidated damages are assessed, the airport reduces the amount
of its monthly remittance to the operator based on verified liquidated damage penalties.
CHAPTER 7
84
Innovative Payment Systems and Technologies for Public Parking and Ground Transportation 85
• Automated shuttles;
• Marketing and branding;
• Loyalty programs;
• Valet parking as a capacity enhancement tool; and
• License plate recognition.
86 Rethinking Airport Parking Facilities to Protect and Enhance Non-Aeronautical Revenue
the unique travel behavior, product selection, and price points for numerous individual
customers;
• Build a robust customer database that facilitates better marketing by communicating
personalized offers (including upselling to higher-priced parking products) in real time
digitally, as well as supporting automated surveys and ratings;
• Have a ready-made platform for marketing and sales across multiple platforms (mobile
phone, desktop, in-person) to present a customer with a seamless experience regardless of
which platform they may be using at any step of the process;
• Provide a loyalty program mechanism; and
• Provide a more seamless and integrated passenger journey, which includes the ability to
cross-sell both parking and non-parking products (e.g., concessions, food and beverage,
and lounge access) through the online platform.
U.S. airport operators with OBSs interviewed as part of this research have been unable
to isolate the incremental change in revenues solely attributable to the OBS. This is primarily
due to (a) the relatively recent adoption of such systems, which limits the ability for historical
analyses, and (b) continued changes in passenger propensity to park versus use TNCs, which
complicate the ability to isolate the impact OBSs have on customer behavior. Revenue benefits
vary greatly depending on many factors such as the marketing budget, the historical level
of engagement with parkers (e.g., past promotions and parking website traffic), and airport
staffing. Information provided by overseas airports with OBSs indicates that the combina-
tion of OBS and yield management (discussed later in this section) can increase gross parking
revenues by 5% to 10% in the first year of implementation.
Innovative Payment Systems and Technologies for Public Parking and Ground Transportation 87
PARCS provider, ongoing costs for third-party services such as “save to PassKit” (PassKit is a
mobile wallet payment method described later in this chapter), ongoing license fees for “extra”
OBS modules such as a loyalty program (which could cost $10,000 per year for the module),
and ongoing software development fees for issues resolution and custom development (which
could cost up to $20,000 per year). Combining all these costs would result in a set-up fee of
$50,000, annual fixed costs of up to $30,000, and ongoing variable costs directly based on the
transaction or revenue volume processed through the system.
88 Rethinking Airport Parking Facilities to Protect and Enhance Non-Aeronautical Revenue
integrations, in particular an OBS and a data warehouse. While the data collected by PARCS
is comprehensive, there are a limited number of fixed reports provided by most systems,
and reports should be defined depending on the airport’s required reporting needs. These
considerations also apply to airports procuring a new PARCS. In such cases, PARCS can best
incorporate commercial best practices if PARCS offers an “open platform” that accommodates
most third-party sourced software programs, such as OBS and Loyalty software, and a variety
of payment technologies.
Additional considerations include the following:
• The OBS will need to integrate with a variety of systems including, but not limited to, the
PARCS, the airport financial system, and systems operated by the payment solution provider
and acquiring bank. Additional integrations with space guidance, business intelligence tools,
and other third-party providers are also available. The larger suppliers of OBS will have
prior integrations with many of these systems; new integrations will likely incur additional
cost and time.
• The airport will need to create new policies for online booking relating to entry and exit
grace periods, fees, and refunds, and new standard operating procedures will be required to
address specific issues with prepaid parking and the associated entry credentials and policies.
• Airports will need to determine the objectives for launching their OBS, how they will
achieve those objectives, what the success factors are, and how to measure them. If driving
online usage is an objective, marketing budgets will often need to be increased, along with
an increase in management and oversight. If yield management is contemplated, that skill set
may need to be recruited if it does not exist currently. Overall, active management of an OBS
will require a cross functional team that will need to be identified.
Table 7-1 summarizes other lessons learned.
Innovative Payment Systems and Technologies for Public Parking and Ground Transportation 89
90 Rethinking Airport Parking Facilities to Protect and Enhance Non-Aeronautical Revenue
Innovative Payment Systems and Technologies for Public Parking and Ground Transportation 91
• While airport management may wish to see that their investment cost is being covered or
exceeded by the incremental returns of the system, measuring the discrete returns may be
challenging as there are multiple factors simultaneously influencing parking activity and
revenues.
• Most systems will have at least some existing integrations with leading PARCS providers
and online booking suppliers, but if they do not integrate with an airport’s existing systems,
the integration will require additional time and money. Smarking, for example, states they
have developed integrations for more than 40 PARCS system vendors, including more than
400 versions of their hardware and software systems. As such, a typical implementation
time (for systems with which they are integrated) is 39 days.
• Implementation is ideally based on detailed past transaction data for at least 1 year and
ideally 2 years, which, depending on the systems in use at the time, can be difficult to access
and may need to be reviewed and modified for accuracy. Such review and “data scrubbing”
may increase implementation time. For example, implementation of revenue management
systems at John F. Kennedy International, LaGuardia, Newark Liberty International, and
Raleigh-Durham International airports was more protracted because, while the revenue
management system was being integrated with each airport’s PARCS, these airports had not
yet had a year of pre-booking information to provide as a basis for the system.
92 Rethinking Airport Parking Facilities to Protect and Enhance Non-Aeronautical Revenue
Apple Pay and Android Pay; integration with PassKit (mobile wallet) and Apple and Google
Wallets; and one-click purchase.
New payment methods provide more options for the consumer, particularly millennial
who are the fastest growing group using mobile payments. “Save to PassKit” is a conve-
nience, storing an entry credential (a “pass,” such as a QR code) along with other travel
credentials. Combined with Bluetooth beacons, often placed on a parking access entry column,
PassKit can be used with parking reservations systems to push the parking reservation QR code to
the customer’s phone so it is easily accessed at the time of entry. Bluetooth beacons also facilitate
other location-based notifications and advertising to a customer. One-click purchases, where
encrypted payment details from customers are stored with industry-compliant payment service
providers, enable a quick and seamless customer experience, similar to that provided by
online market leaders like Amazon.
Further, at least one airport parking reservation vendor, Advam, has integrated with
airport app provider M2mobi to provide a native payment option for parking pre-purchase
within an airport app so that the customer need not switch from the airport app to a payment
processor. With over 50% of OBS users accessing it via mobile phones (as reported by OBS
vendors and the Port Authority of New York and New Jersey), it is important that airports try
to simplify their mobile apps such that mobile users considering parking purchases complete
the transaction at rates currently seen via more traditional methods (e.g., desktop, laptop).
Innovative Payment Systems and Technologies for Public Parking and Ground Transportation 93
Generally, ongoing operating costs for implementing newer payment options should not
be significantly different from existing costs, assuming customers are already predominantly
paying for parking with bank cards at exit lanes and pay-on-foot machines.
94 Rethinking Airport Parking Facilities to Protect and Enhance Non-Aeronautical Revenue
Bluetooth applications for parking may be stand-alone access solutions, separate from
installed access equipment, or integrated with existing parking equipment. Several parking
access providers, including Designa (Smart Move) and HUB (JPass), are developing and launch-
ing integrated Bluetooth solutions for parking. Other vendors have installed beacon-based
systems that are used to track and monitor commercial ground transportation vehicles.
Generally, these systems work as follows:
• Drivers must download the parking app in advance and activate Bluetooth on their device.
• When drivers approach the parking facility entry, the app will communicate with the Bluetooth
beacon integrated with, or near to, the entry column and perform an action—automatically
lift the gate, call up a QR code on a reservation, or ask drivers if they wish to enter.
• The driver performs the required action, if needed, such as scanning a QR code or pushing
“OK” on the app—the gate raises and the clock begins ticking on the parking stay as the
driver continues to a parking space.
• When ready to exit the parking facility, if the driver has prepaid and has not overstayed,
they drive to the exit where the system identifies the driver’s device and lifts the gate for exit.
• But if the driver has not paid or has overstayed, they may pay by phone or, in some cases,
at a pay-on-foot machine equipped with a beacon. Once fully paid, the driver continues to
the exit where the system identifies the driver’s device and lifts the gate.
Innovative Payment Systems and Technologies for Public Parking and Ground Transportation 95
For example, beacons can send information about parking specials, nearby food vendors, or
nearby stores, along with a coupon.
• Passenger Flow Management (mostly used within an airport rather than in parking). Beacons
generate information about passenger pathways throughout the airport and may be used to
plan and manage service capacity, resources, and staffing.
• Improved Operational Efficiency and Security. Beacons can help airports track their employees.
If a traveler has an issue, the airport can identify employees located nearby who can assist.
This allows for a faster and more efficient response to issues as they arise. Additionally,
beacons can help detect if any employee or individual is trying to access a restricted area,
which improves airport security.
96 Rethinking Airport Parking Facilities to Protect and Enhance Non-Aeronautical Revenue
making it a speedier process for the customer than searching for the credential on their device. There
are also a number of non-airport examples of Bluetooth entry and exit, such as Parking Sense’s
operations for the City of Anaheim.
Lessons learned from these implementations include:
• The app will likely need to be integrated with another parking access system or third party
system, such as a pre-existing reservation system or a business intelligence system (if so,
choice of a Bluetooth beacon system should consider which systems already have existing
integrations);
• Airport staff evaluation of such products should consider existing data to determine if the data
is sufficient, if the data includes reliability statistics from other users, and if there are warranty
conditions;
• The parking owner and/or operator will need to educate customers about the app through
strategies such as ambassadors, signage, billboards, and information at points of payment; and
• The system should include a method for accommodating customers who do not have the
app or do not have a Bluetooth device.
Innovative Payment Systems and Technologies for Public Parking and Ground Transportation 97
98 Rethinking Airport Parking Facilities to Protect and Enhance Non-Aeronautical Revenue
Innovative Payment Systems and Technologies for Public Parking and Ground Transportation 99
100 Rethinking Airport Parking Facilities to Protect and Enhance Non-Aeronautical Revenue
if cash is being eliminated in exit lanes, customers need to be informed if there is a cash option
(e.g., a pay-on-foot machine) and where it is located.
Innovative Payment Systems and Technologies for Public Parking and Ground Transportation 101
spaces for staff or specific groups, spaces not needed by the designated persons could be tempo-
rarily used by the public, potentially providing more efficient space utilization.
102 Rethinking Airport Parking Facilities to Protect and Enhance Non-Aeronautical Revenue
• The camera-based system will need to integrate with the PARCS system, which must, in turn,
have an integrated LPR system. Unless the camera-based system vendor has prior integrations
with a particular PARCS provider, integrations will require additional time and cost.
• The ability to vary the price of spaces in real time may be limited if the airport requires the
vendor to implement the changes in the system.
• The installation usually requires project management and/or oversight by airport staff and
will require parking areas to be progressively cordoned off and cleared of vehicles during
installation.
Innovative Payment Systems and Technologies for Public Parking and Ground Transportation 103
in a row or block of other cars, noting where the car has been parked. This process allows very
compact parking of like-sized cars. The Ray provider claims to be able to park up to 60% more
cars in a given area while the Stan provider claims 50%. The systems record the expected date
and time of return of the motorist through integration with the pre-booking system or flight
arrival software, and park the cars accordingly. Vehicles that are not needed for several days
may be “deep stacked” more than those required in less time.
When the customer is due to return, their car is either ready and waiting based on the
scheduled return time in the system or called via an app and transferred back to a pickup point
so that the vehicle is waiting for the customer when they return to the car park.
104 Rethinking Airport Parking Facilities to Protect and Enhance Non-Aeronautical Revenue
Another benefit is cost savings relating to reduced staffing as well as the flexibility provided
by an automated system (it can ramp up or down as needed without having, for example,
required 4-hour shifts for a typical human valet). Nonetheless, the operations are not completely
unstaffed. With Ray, a staff member does monitor the automated valet registration kiosk to
ensure a smooth experience.
Another benefit is a reduction in emissions—as much as 60% to 80% according to Serva—
with electric robotic valets moving (mostly non-electric) cars and with the elimination of cars
circulating through a facility searching for a space.
There is also a potential benefit in fewer damage and accident claims, with robotic parking
providing less opportunity for human error while parking cars very close together.
Innovative Payment Systems and Technologies for Public Parking and Ground Transportation 105
to potentially integrate with a flight information display system (FIDS) or other system tracing
airline arrivals. At times, the vehicle storage containers were too small for the vehicles being
driven. That issue should be considered at an early stage in the planning process and could be a
key concern in the United States given the market preference for larger vehicles, such as pickup
trucks and sport utility vehicles. Clear explanations of the service and the process to use the
service are required at the customer’s first point of contact with the product (such as at the
point of online booking, if online booking is available) but need repeating at the point of
vehicle drop off. Good signage on site, directing parkers to the correct location, is recom-
mended. Drive aisles must be wide enough to comfortably accommodate the robot. Multiple
tests determined that the robotic valet was best deployed in an outdoor setting as opposed to
a garage setting, which frequently did not allow for sufficient density in the stacked parking to
provide an acceptable return on investment in a reasonable time frame.
106 Rethinking Airport Parking Facilities to Protect and Enhance Non-Aeronautical Revenue
Innovative Payment Systems and Technologies for Public Parking and Ground Transportation 107
• Currently, AVs designed as passenger shuttles may still require a “safety conductor” on board
who has undergone rigorous training on how to operate the shuttle. In this case, the potential
operating cost savings may be reduced, though the wage rate for an attendant or safety
conductor is likely less than that of a bus driver holding a commercial driver’s license.
7.1.10.1 Marketing and Branding (ACRP Report 24 Category F.7 and F.8)
ACRP Report 24 summarizes the concepts behind the marketing and branding of airport
parking facilities. Since the publication of the report, the marketing and branding of airport
parking facilities rely increasingly on the roles played by mobile apps, websites, and social
media. Apps and websites that bring together the information most needed by travelers can
be effective tools to drive businesses toward on-airport parking. Information on parking avail-
ability, options for reservations, and loyalty program options for parking can be included with
other important information like flight status, security wait times, and dining options. Airports
are also increasingly using social media platforms to advise customers of new services and
disruptions, as well as respond to customer comments.
Airport users may appreciate having this information integrated into one portal, which could
influence them toward parking at the airport, having been alerted to availability, perks, and fees.
The portal may also alert a user to options that they were unaware of, such as loyalty programs,
reservations, and luggage drop services.
108 Rethinking Airport Parking Facilities to Protect and Enhance Non-Aeronautical Revenue
Innovative Payment Systems and Technologies for Public Parking and Ground Transportation 109
print, and television. Furthermore, with the customer’s email address, an airport can reach
out to them to participate in targeted surveys, focus groups, or other activities the airport may
use to improve its parking products and services.
Given the potential value of the customer data, airport management should consider ways to
ensure that the airport owns and controls the data when such data is collected by third parties,
such as a parking operator, PARCS vendor, or loyalty program operator.
110 Rethinking Airport Parking Facilities to Protect and Enhance Non-Aeronautical Revenue
Innovative Payment Systems and Technologies for Public Parking and Ground Transportation 111
interval fees or headway controls are imposed solely upon the operators of courtesy
vehicles.
Privilege fees. Many airport operators require that commercial ground transportation
businesses pay fees that reflect the overall business benefits or privileges received as a
result of the presence of the entire airport (not just the roadways and other facilities used
directly) and from the ground transportation businesses’ access to the traveling public.
These privilege fees are typically based upon the volume of airport-related business or
revenues a commercial ground transportation operator receives. On- and off-airport
rental car companies and off-airport parking businesses are frequently charged privilege
fees. These fees can be calculated in a variety of ways but most frequently are between 4% and
12% of the commercial ground transportation businesses’ airport-related gross revenues.
112 Rethinking Airport Parking Facilities to Protect and Enhance Non-Aeronautical Revenue
Innovative Payment Systems and Technologies for Public Parking and Ground Transportation 113
• Signage; and
• Curb realignment.
However, this cost excludes potentially significant costs, including those for:
• Roadway widening, which could be expensive if the roadway is an elevated structure;
• Utilities;
• Pay-on-foot kiosks, if not already available (pay-on-foot kiosks located in the terminal would
minimize transaction times at the exit lanes);
• Costs to educate airport users and customers about the curbside access control (potentially
resulting in communications costs) and to police non-compliance until usage patterns
normalize; and
• Upgrades to airport websites, maps, and internal signage.
Other technologies, such as the use of LPR as part of an over-the-road tolling approach,
would require no gates, pay-stations, or roadway widening, but would require several LPR
readers and overhead gantries to mount the LPR equipment. With this approach, the LPR
system would read the license plate as a vehicle enters the tolled area (such as a curbside or
even the entire airport), read the license plate as the vehicle exits the tolled area, calculate the
fee, and send an invoice to the address associated with the license plate. Such systems typically
experience uncollected revenues due to LPR misreads, customer refusal to pay invoices issued
by the LPR system, and inconsistencies in vehicle registration information.
114 Rethinking Airport Parking Facilities to Protect and Enhance Non-Aeronautical Revenue
Innovative Payment Systems and Technologies for Public Parking and Ground Transportation 115
As shown, the fee amount varies between £1.00 and £3.50 for up to a 5-minute stay, and fees
may increase significantly thereafter (e.g., up to £25.00 for a 30-minute stay). In contrast, as of
January 2020, motorists at Dallas/Fort Worth International who remained on the airport for
8 minutes or less (i.e., those driving from one end of the airport to other) were charged $4.00
while those staying between 8 and 20 minutes (i.e., those dropping off or picking up passengers
at the curbsides) were charged $2.00.
Implementation of such fees can generate significant revenues. For example, about 1 to
2 million vehicles per year might be expected to enter the curbside area at an airport serving
about 5 million originating passengers. Imposition of a $3.00 fee for the use of an alternative
curbside area at this airport could yield over $4 million in new revenues annually depending on
the proportion of customers preferring the less convenient free curbside.
APPENDIX A
Annotated Bibliography
Leiner, Craig, and Thomas Adler. 2020. ACRP Research Report 215: Transportation Network Companies
(TNCs): Impacts to Airport Revenues and Operations—Reference Guide.
http://www.trb.org/Publications/Blurbs/180473.aspx
Keywords: TNCs, surveys, revenue impacts, best practices
The authors examined transportation network companies (TNCs) from multiple perspectives:
regulatory, financial, operational, and managerial. The Reference Guide presents an overview
of TNCs and best practices that airport operators can use to manage TNC operations and
develop sustainable revenue models. The Reference Guide also includes a model to test
changes in mode choice on ground transportation revenues.
Ward, Stephanie, Lynn Wilson, Regal Schnug, Tom Thatcher, Diana Fainberg, and Kathleen Yodice.
2017. ACRP Research Report 176: Generating Revenue from Commercial Development On or Adjacent
to Airports.
http://www.trb.org/Publications/Blurbs/176413.aspx
Keywords: airport revenue models, land use and development, toolkit
The authors review the development of a site evaluation toolkit that analyzes the attributes of
land under consideration for commercial development which is administered as an assessment
questionnaire. Following the site evaluation is an implementation toolkit that considers project
costs and revenues for the proposed development and identifies a path to create a refined
development program with alternatives for consideration. The authors ask airports to consider
local circumstances and fit to context each tool administered.
Mandle, Peter, and Stephanie Box. 2017. ACRP Synthesis 84: Transportation Network Companies:
Challenges and Opportunities for Airport Operators. http://www.trb.org/Main/Blurbs/176493.aspx
Keywords: TNCs, survey, ride hailing revenue impact, ride hailing fees
The authors of this report find that the introduction of TNCs has resulted in new opportunities
and challenges for airport operations.
Benefits include increased transit options for airport customers; the offering of services that
customers consider to be more reliable, convenient, and cheaper than existing ground
transportation services. Challenges include adverse effects to the taxicab and shared-ride van
businesses; airport public parking and rental car revenues; and terminal building curbside
operations.
A-1
A-2 Rethinking Airport Parking Facilities to Protect and Enhance Non-Aeronautical Revenue
In response to rapid TNC growth at airports, many airports have instituted TNC fees to offset
declining revenues from impacted ground transportation business as well as to manage
vehicular access. The authors find that 47 of the 48 surveyed airports in the report have some
kind of TNC fee in place. Annual permit fees, per-trip fees, and activation fees represent
revenue models airports have adopted with approximately 87 percent of airports surveyed
requiring a per-trip fee either alone or in combination with another fee.
Authors find that “the annual revenue airports receive from TNCs depends on the type and
amount of the fees the TNCs are required to pay, the number of airport passengers, and
maturity of the market (i.e., length of time TNCs have been serving the airport and adjacent
community).”
The authors attempt to quantify, as of the report year 2017, TNC impacts to existing ground
operations reporting the following:
A 10%-30% decrease in taxicab trips and an 18%-30% decrease in shared-ride customers;
A 10%-20% decline in use of private vehicles, with parking customers down by 5%-10%;
A reduction in rental car transactions, estimated to be 13% or less; and
A 46% reported increase in roadway congestion.
Any decline in public parking or rental car revenues could adversely affect an airport’s finances
because such revenues are the largest sources of non-airline revenues, the authors find. The
authors cite a survey conducted in 2016 which finds that median gross parking revenues was
$63 million for large-hub airports, $23 million for medium-hub airports, and about $9 million
for small-hub airports.
Kramer, Lois S., Steven Landau, Jeffery Letwin, and Michael Moroney. 2015. ACRP Report 121: Innovative
Revenue Strategies—An Airport Guide. http://www.trb.org/Publications/Blurbs/172699.aspx
Keywords: airport revenues, revenue enhancements, ground operations
The author webinar proposes five strategies for enhancing airport revenues, improving
operational efficiency, and recovering costs as represented in the following:
[focus on] Customer experience, needs and wants
Airport provided services/shared services, facilities and equipment
Revenue participation in real estate and mineral development
Value capture (i.e., access fees, fixed assessments, special tax districts, foreign trade
zones etc.)
Improvement to existing businesses
Energy development
Non-aviation facilities that are low impact like golf courses, athletic facilities, etc.
Valet parking
Pet kennels
Gas stations
Retail outlets
Hotels
Health Clinics
Office parks
Research facilities
Logistics centers and intermodal cargo facilities
Joint development projects with other public or private entities
Jacobs Consultancy. 2009. ACRP Report 24: Guidebook for Evaluating Airport Parking Strategies and
Supporting Technologies. http://www.trb.org/Publications/Blurbs/162823.aspx
Keywords: airport revenues, parking products, parking technologies
In this report the author describes over 80 parking products, services, and technologies usable
by airports to improve customer service, enhance revenues, and/or reduce operating costs.
For each item, the author describes the purpose, benefits, use by customers, implementation
actions and other considerations, examples of application, and capital and operating costs.
The products and services described in this document continue to remain relevant to airport
operators as methods to achieve an airport’s goals for customer service, revenues, and
expenses.
Nichol, Cindy. 2007. ACRP Synthesis 1: Innovative Finance and Alternative Sources of Revenue for
Airports. http://www.trb.org/Publications/Blurbs/158669.aspx
Keywords: airport revenues, financing models, traditional sources
In this report the author reviews various financing mechanisms available to airports, which
include access to capital markets, types of bonds available, commercial paper, capital leases,
and FAA Letters of Intent. The author reviews non-airline revenue sources to include:
Airport parking revenues
Rental car revenues
Terminal concessions
Advertising programs
Commercial development and land use
Energy and utility services
Regarding energy, electricity from solar or wind sources could be generated on airport
property to offset airport electricity or costs, or be sold to the local electric utility and/or
tenants.
Airport Council International – North America Economic Affairs and Research. 2017. Non-
Aeronautical Revenue. https://www.aci-na.org/sites/default/files/non-aeronautical_revenue_-
_july_2017.pdf
Keywords: airport revenues, FAA, parking and ground transportation revenue, data
According to 2016 data, the latest full fiscal year of data available in the FAA CATS database,
non-aeronautical revenue totaled nearly $9.1 billion or 46 percent of total operating revenues
of which parking and ground transportation accounted for $3.78 billion or nearly 41 percent of
non-airline revenues. Parking and ground transportation accounted for nearly 19 percent of total
operating revenues in 2016. Fiscal 2016 saw a 1.2 percent dip in year-over-year parking and
A-4 Rethinking Airport Parking Facilities to Protect and Enhance Non-Aeronautical Revenue
ground transportation revenue. Due to higher share of origin and destination passengers,
medium and small hubs generated higher parking revenue per passenger.
Alacron, Diana, Alejandra Argudin, Mark Santos, and Brett Wood. 2018. Smart and Connected Parking
and Mobility Systems: Planning and Designing for Tomorrow. Presentation at the International Parking
Institute 2018 Conference and Expo, Orlando, Florida.
Keywords: adaptive garage reuse, infrastructure, TNC drop-off/pick-up zones
The presenters provide an overview of the parking landscape as it relates to emerging
technologies and trends and Florida-based case studies. In Fort Lauderdale, the Las Olas
Improvement project has implemented TNC drop-off and pickup zones. The presenters
recommend that industry professionals develop policy to integrate rideshare and promote
more coordinated usage and partner parking and mobility to define a range of options for
patrons.
The presenters promote the idea of adaptive reuse of existing facilities to include the
reconfiguration of existing parking garages to meet the needs of a “changing automobile.”
Factors to consider include the following:
Floor loads
Floor slopes
Floor-to-floor heights
Occupancy loads
Ramping
Stair/Elevator design and placement
Adaptive reuse garages may also be used for loading and curbside management and require
more access points according to the presenters. Additionally, the presenters review a
“deconstructable garage” and the requirement of additional expansion joints, the location of
stair/elevator towers, and the extent of foundations.
Aslam, Muhammad. 2010 (estimated date). Revenue Generation for Airports; New Ideas for
generating revenues at Pakistani Airports. Final Term Assignment prepared for Superior University
Lahore. https://www.scribd.com/document/105463911/Revenue- Generation-for-Airports-new-ideas-
for-generating-revenues-at-Pakistani-airports
Bergal, Jenni. (2017). Uber, Lyft Cut into Parking Revenue That Keeps Airports Running.
http://www.governing.com/topics/transportation-infrastructure/sl-uber-lyft-airports.html
Keywords: TNC, airport revenue decline, parking fees
The author reports that airport managers are just starting to understand TNC impacts. Fees
from parking and ground transportation are important sources of revenue to airports.
According to the American Association of Airport Executives, parking fees typically represent
between one-fifth (20%) to one-quarter (25%) of non-airline revenues.
As the author reviews, making up for lost parking revenues by raising airline fees, is a non-
starter for many airports. Some argue that charging higher TNC user fees is a solution, while
some worry about the inequity of having TNC customers pay more to make up for a revenue
shortfall created by unused parking. Emptying parking garages are a concern for many airport
managers as the industry is becoming keenly aware of the future feasibility and adaptability of
existing airport parking facilities.
Burns, Dennis, and Joshua Kavanagh. 2018. Preparing for an Uncertain Transportation Future: Autonomous
Vehicles, Shared Mobility, Adaptive Garage Design, and Other Emerging Trends. Presentation at the
International Parking Institute 2018 Conference and Expo, Orlando, Florida.
Keywords: emerging technology, adaptive garage reuse, infrastructure, parking industry
The authors review the effects technology is having on the parking industry. They ask
rhetorically how the parking industry is “collaborating” in the changing mobility environment.
They write that adaptive reuse of parking garages, a topic quickly gaining interest, is more
complex than it appears on the surface. For instance, a typical 11’ floor-to-floor garage ceiling
would need to be doubled to 22’ for office/multi-use configuration. Additional design
considerations include maximizing flat floor area, and including long span construction,
removable concrete floors and beams. Traditional garage design incorporates sloping floors
and 11’ floor-to-floor heights with smaller structural design loads.
Burns, Lawrence D., William C. Jordan, and Bonnie A. Scarborough. 2012. Transforming Personal
Mobility. The Earth Institute, Columbia University.
Keywords: mobility, automated vehicles, vehicle ownership
This paper presents three case studies to assess the personal mobility system that results from
combining self-driving/driverless vehicles, shared vehicle systems, specific-purpose vehicle
designs, and advanced propulsion systems. Conclusions include that such a system is capable
of supplying better mobility experiences at radically lower cost under a wide range of
circumstances; and offers substantial sustainability benefits through improved roadway safety,
reduced roadway congestion, increased energy efficiency, reduced emissions, improved land
use and enhanced equality of access.
Center for Aviation. 2015. Uber at Airports; TNCs, Airport Policies and the Issues Surrounding Them:
CAPA Survey. https://centreforaviation.com/analysis/reports/uber-at-airports-tncs-airport- policies-
and-the-issues-surrounding-them-capa-survey-254675
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Cohen, Ben. 2018. Skiing in the Parking Garage. The Wall Street Journal, February 19, 2018.
https://www.wsj.com/articles/this-u-s-olympic-team-practices-in-a-refrigerated-parking-garage-in-
slovenia-
1519039660?emailToken=12ac1483be00f9a69c3e48c62916d7b5Iy3rplrmDX3XM14WxO393%2BtXVl1q
uK0D4wVHgxyWaq%2BpFcHQtLozh3mD%2Fhj8WDwWHI0QFrfgTYK1JKUyabXnY4xkIfPO7Cq4HtuQnxY0
epFkxgtFOltCTzY5IqsSLjnk5JZ30mrmtXVnITXwgEGCxA%3D%3D
Economic Development Research Group, Inc. 2017. 2017 Economic Impact Study Update San Francisco
International Airport.
Keywords: economic impact assessment, TNCs, parking and ground transportation
This report calculates and compares the direct impact of various on-airport services including
transportation and TNCs.
Henao, Alejandro, Josh Sperling, Venu Garikapati, Yi Hou, and Stanley Young. 2018. Airport Analyses
Informing New Mobility Shifts: Opportunities to Adapt Energy-Efficient Mobility Services and
Infrastructure. Presentation at the Intelligent Transportation Society of America 2018 Annual Meeting.
https://www.nrel.gov/docs/fy18osti/71036.pdf
Keywords: TNCs, mode share, survey, airport revenues, parking and ground transportation
National Renewable Energy Laboratory (NREL) conducted a study which used four airports as
case studies to “explore the extent to which emerging urban mobility services are shaping
current revenues.” The four airports studied were all finalists of the U.S. DOT Smart City grant,
and included San Francisco, Portland, Denver, and Kansas City.
The case studies revealed that, while the ride-hailing mode share has been increasing since
TNC market entry, parking revenue per passenger peaked approximately 12 to 24 months
after the introduction of TNCs, and have been declining thereafter. The report indicates that
the decline is “on par with the increase” in TNC use and growth in the number of airline
passengers, and indicates that parking demand at airports may be half of current demand in 14
years. As the report points out, “on the one hand, this can be viewed as a declining revenue
base, yet on the other hand, it may allow airports to continue to grow without investing in
additional parking infrastructure or to consider repurposing of existing land for other uses.”
The report also indicates that parking and car rental revenues have been declining since TNC
market entry, but that Denver and San Francisco are seeing $600,000 to $2 million in new
service fee revenue per month, after implementing TNC fees for pickups and drop-offs.
Hirsh, Max. 2018. What is the future of airport parking? Passenger Terminal Today.
https://www.passengerterminaltoday.com/features/whats-the-future-of-parking.html
Keywords: airport parking demand, future ground access models, adaptive garage reuse
The author reviews the impacts TNC’s are having on airport parking. Anecdotally, he reveals
that in conversations with ten airport directors of major hubs in the United States, Europe, and
Asia that while passenger numbers are up, demand for parking has leveled off, or is even
declining in some cases. He writes that airport authorities need to rethink how they monetize
ground access. Successful airports, he writes, will have to have a credible and credit-worthy
action plan in place. “The future ground-access model will need to creatively and coherently
combine self-parking, ride hailing, AV’s and traditional mass transit,” he writes. Successful
airports will develop scenarios for multimodal ground transportation centers that can flexibly
accommodate a variety of access modes, and that anticipates different needs of passengers
A-8 Rethinking Airport Parking Facilities to Protect and Enhance Non-Aeronautical Revenue
using these modes. “A truly future-oriented parking operator will propose innovative ways to
redevelop existing facilities into ground transportation centers that can flexibly combine and
monetize a wide range of transport modes under one roof,” says Hirsh. The author believes
that garage adaptive reuse be considered as mobility patterns evolve.
Koester, Steve, David Galloway, Matt Sherwood, and Brett Wood. 2018. Ubered! The True Effects of
TNCs on Airport Parking. Presentation at the International Parking Institute 2018 Conference and Expo,
Orlando, Florida. https://s3.amazonaws.com/eshow001/959B7463-A28B-404D-82FF-
A8EAF46F5B59/2D0789F5-8B61-E711-9E33-180373F156C0/handouts/952018153531_Airport-
TNCPresentation-
v2.pdf?AWSAccessKeyId=AKIAJJGNJEP5JIXCBLJA&Expires=1530906865&Signature=yCqllZnVl6bEOYQW
3UIhXjNxui0%3D
The presenters provide summaries of parking activity data prior to and following the
introduction of TNC services at three large-hub U.S. airports. The presentation includes mode
share data. At each airport, parking transactions per passenger and revenues per passenger
have been declining since the introduction of TNC services. The presentation also includes
recommendations for encouraging passengers to switch from TNCs back to parking.
Koirala Phillips, Sareema. 2015. Airport Operations and Alternative Transportation Services. Presented
at Airport Ground Transportation Association 2015 Annual Spring Meeting.
https://www.agtaweb.org/images/site_docs/TNC_SurveyResultsApril2015.pdf
Keywords: survey, ground transportation operations, recommendations
The Airport Ground Transportation Association (AGTA) conducted a survey in which airports
indicated details of their ground transportation operations. The survey indicated that some
airports have banned TNC operations and “are waiting for state and county legislature to lead
the way before working with TNCs.” In 2015, 25 percent of respondent indicated that they do
not have UberBlack operating at their airports, compared to 43 percent in 2014, and 68
percent in 2014. 53 percent of respondents check for insurance of TNC drivers, 31 percent
require driver background checks, and 36 percent check for vehicle safety.
Based on the survey, CAPA developed recommendations for airport ground transportation
operations, which include the following:
Continue to closely monitor the activity of the alternative transportation service and
off-airport parking service providers;
Continue to gather and share examples of what other airports have done;
Take actions to reevaluate and alter the existing policies and procedures to cover the
operations of the above-mentioned companies if required by new city and/or
regulation;
Closely collaborate with city and state authorities on incorporating these alternative
transportation service providers into existing regulating policies to create equal
standards for all industry players, if they gain authority.
Ledbetter, Steve. Yield Management for Airport Parking. Presented at the American Association of
Airport Executives 2016 Parking and Landside Management Conference, Charlotte, North Carolina.
Keywords: revenue enhancements, emerging technology, dynamic pricing
The presenter cites that airports are interested in operating their parking facilities like an
airline or hotel to protect revenue, capture customer data, provide up-selling opportunities,
produce parker profiles and demographics, and seize the parker before leaving their home or
office. By promoting yield management, an airport can maximize revenue from a fixed,
perishable resource according to the presenter. Inherent in this model is dynamic pricing which
is targeted to the customer “at the right time and for the right price.”
Litman, Todd. 2020. Autonomous Vehicle Implementation Predictions, Implications for Transport
Planning. Victoria Transport Policy Institute, March 24, 2020. https://www.vtpi.org/avip.pdf
Keywords: AVs, adoption rates
The report describes potential impacts of AVs on transportation planning and potential
adoption rates in terms of annual vehicle sales, share of the fleet, and share of miles traveled.
Litman, Todd. 2018. Planning for Autonomous Vehicles. Presented at the Canadian Institute of
Transportation Engineers, Victoria, BC, January 24, 2018.
https://www.vtpi.org/AV_Litman_Presentation.pdf
Keywords: AVs, adoption rates
The presenter describes the levels of autonomy, benefits and safety impacts, and potential AV
operating costs. The presenter also discusses potential adoption rates in terms of annual
vehicle sales, share of the fleet, and share of miles traveled.
Mannion, Annemarie. 2016. Gensler Turns Old Parking Lot into a Mixed-Use Development in Cincinnati.
Interior Design, November 29, 2016. http://www.interiordesign.net/projects/12564-gensler-turns-old-
parking-lot-into-a- mixed-use-development-in-cincinnati/
Keywords: adaptive garage reuse, future conversion, design, case studies, Cincinnati
The Cincinnati Center City Development Corporation (3CDC) developed a mixed-use nine-story
development with over 250,000 square feet of office, 1,000 at-and-below grade structured
parking spaces, and 30,000 square feet of ground floor retail and restaurant space.
The garage was designed with the same ceiling heights and columns as the office to be flexibly
absorbed as potential future office space.
Marcus, Jerry. 2018. The Future of Parking: Mobility Centers. Parking, January 2018.
https://weareparking.org/page/MobilityCenters?_zs=1cwHe1&_zl=i9Ow4
Keywords: emerging technologies, trends, new business models, mobility centers, future revenue
sources
The author posits that a new business model will be needed for vehicle storage that offer users
modern convenience, multi-modal mobility options, and other new product offerings. He
writes, “as an industry, we all need to take the opportunity to evolve our legacy parking
businesses to address the winds of change including:
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He writes how the parking industry has an opportunity to deliver a new class of product that
can take advantage of TNC and AV developments and offer a new menu of products at a
variety of price points for a range of customer needs all in one centralized location. The
following sample is provided by the author, Jerry Marcus, as an example of potential revenue
streams:
McKentry, Chris. 2014. Why Have Online Booking? Presented at American Association of Airport
Executives 2014 Parking and Landside Management Conference, Phoenix, Arizona.
Keywords: revenue enhancements, emerging technology, online booking
The presenter discusses reasons for airports to consider online booking of parking reservations
as a way to compete against off-airport parking providers and drive parking and other revenues.
Historical incremental revenue benefits of online booking are also discussed. The presenter
also highlights key factors in a successful online booking system, including metrics for tracking
success and potential marketing strategies.
Mile High CRE. 2018. KEPHART Project Denizen Achieves Top Honors for Sustainable Design.
http://milehighcre.com/kephart-project-denizen-achieves-top-honors-for-sustainable-design/
Keywords: adaptive garage reuse, future conversion, design, case studies, Denver, TOD project
Denizen is a mixed-use community located in the City of Denver, CO. As the first Transit
Oriented Development (TOD) pilot project created by the Regional Transportation District,
Denizen is a mixed-use 275-unit multifamily project. The ground level parking garage, designed
by KEPHART, was designed to be converted into retail and other uses and offer future flexibility
assuming a future of less parking demand. Walker is informed that project costs per space is
2013 pre-recession under-inflated prices.
Moran, Maarit, Ben Ettelman, Gretchen Stoeltje, Todd Hansen, and Ashesh Pant. 2017. Final Report:
Policy Implications of Transportation Network Companies.
https://policy.tti.tamu.edu/congestion/policy-implications-of- transportation-network-companies/
Keywords: TNCs, regulatory, public policy
This report presents the findings of a TNC legislative and regulatory review, discussions of
priority issues related to TNC policy, and future considerations related to TNC policy. It serves
as a database for statewide regulatory implementation.
Pendergrass, Michael, Jeff Goodermote, and Jess McInerney. 2018. Today’s Innovation Driving
Tomorrow’s Parking. Presented at the International Parking Institute 2018 Conference and Expo,
Orlando, Florida.
Keywords: adaptive garage reuse, case study
In this presentation, panelists consider the adaptive reuse structure. Future clear height, floor
slope and drainage, and MEP placement is discussed. The panelists review a case study, Denver
Health Acoma Garage, designed for future ground level retail conversion.
Praxis 3. (2018). GSU 25 Park Place Annex. http://www.praxis3.com/p3/portfolio/gsu/
Prevost, Lisa. 2017. On the College Campus of the Future, Parking May Be a Relic. The New York Times,
September 5, 2017. https://www.nytimes.com/2017/09/05/business/college-campus-parking.html
Keywords: parking demand, trends, universities, adaptive garage reuse, future conversions
A-12 Rethinking Airport Parking Facilities to Protect and Enhance Non-Aeronautical Revenue
Some universities are building mixed-use garages and at least one campus has planned for a
decline in parking demand. Northwestern University, in Evanston, Illinois, designed a garage on
its campus to be converted into university classroom space.
Pyatt, Gary. 2015. Think Like an Etailer. Presented at the American Association of Airport Executives
2015 Parking and Landside Management Workshop, Dallas, Texas.
Keywords: revenue enhancements, emerging technology, yield management
In this presentation at the AAAE, the presenter promotes ecommerce platforms for airport
parking. Through price tracking and strategic pricing, airports can enhance revenues and
improve customer service according to the presenter. In addition, he recommends airports
map products to customer requirements and preferences. His product advertises increased
revenue by 10% within 12 months.
Schoettle, Brandon, and Michael Sivak. 2015. Potential Impact of Self-Driving Vehicles on Household
Vehicle Demand and Usage. Transportation Research Institute, University of Michigan.
Keywords: automated vehicles, vehicle sharing, vehicle demand, vehicle ownership, vehicle usage
The report presents an analysis of the potential for reduced vehicle ownership within
households based on sharing of completely self-driving vehicles that employ a “return-to-home”
mode, acting as a form of shared family or household vehicle. This reduction in ownership and
an accompanying shift to vehicle sharing within each household, in the most extreme
hypothetical scenario, could reduce average ownership rates by 43%, from 2.1 to 1.2 vehicles
per household.
Schwartz, Allie. 2017. Terra to Break Ground for Mary Street Office Complex. Miami’s Community
Newspapers, July 22, 2017. https://communitynewspapers.com/coralgables/terra-to-break-ground-for-
mary-street- office-complex/
Keywords: adaptive garage reuse, future conversions, office, Miami
Terra Group and Mayfair Real Estate Advisors plan to deliver a 78,000 square foot, mixed-use
Class A office building for Coconut Groove on a previous 402-space parking garage owned by
the Miami Parking Authority. Redevelopment plans include three floors for office space and
nearly 18,000 square feet of retail space and will incorporate some of the existing public
parking.
Smith, Mary. 2018. Free Ride: Autonomous Vehicles and Their Impact on the Future of Parking.
Webinar presentation to the National Parking Association.
Keywords: emerging technologies, autonomous vehicles, automated vehicles, parking impacts
In this presentation, Walker provides an overview of the research to date on automated
vehicles (AVs). It is Walker’s view that a 90 percent reduction in parking demand, as issued by
various sources and reprinted across multiple media platforms, is overstated and is based upon
aggressive assumptions regarding user adoption and the proliferation of shared AV trips (SAVs).
Walker estimates that a more realistic scenario for parking demand reductions is 40 percent
per unit land use nationally (per residence, per square foot floor area of office or retail) by
2040. As such, this will vary significantly by geographic area, land use, and density the authors
find. Walker argues for careful and prudent thinking and planning today. On the issue of
adaptive garage reuse, Walker has prepared several studies for design for significant
conversion; however, no client has elected to design for 100 percent conversion. Walker finds
that 100 percent conversion may not be appropriate for most decks but supports the following
considerations be taken for garage conversion:
Future retail at grade
Future additional occupied floors
Alternate uses on roof
Future residential wrap
According to Walker’s analysis, a 10 to 30 percent price premium exists for adaptive reuse
design today for a new structure depending upon the technical requirements needed. For
instance, a 25 percent and above premium covers the following:
Review if short span construction (30 x 30 grid) is required for future alternate use;
Provide all express ramps, all flat parking areas for future removal of express ramps;
Design all floors (or many floors) for 80 psf (or more) live load for future occupant
flexibility; and
Provide one level of the parking below grade for future support space (MEP, storage,
etc.).
Stanley, Bob, and Casey Wagner. 2016. Designing for the Future: Adaptive Reuse of Parking Structures.
Presentation to the National Parking Association.
Keywords: adaptive garage reuse, emerging technologies, technical requirements
In this presentation Walker Consultants reviews the feasibility of future garage conversion and
applies a scale of easy, medium, to hard according to up-front costs and technical requirements.
An easy conversion has a less than 10 percent cost premium associated and entails ramps on
the exterior of the floor plan rather than the middle of the floor plate and incorporates either
horizontal or vertical expansion joints [for less than 30 percent more stories] as well as taller
floor-to-floor heights. Additionally, this scenario provides for future internal stair/elevator
cores and design for removable façade as well as oversized MEP rooms. The medium scenario,
or the 10 to 25 percent premium, accounts for an increased set back to property line for future
“architectural features,” provides for future vertical expansion [for greater than 30 percent
more stories but less than 50 percent more stories] and provides for medium span construction
for future alternate use (30’ x 45’) to support future heavier live loads. The difficult scenario, or
the greater than 25 percent premium, provides all express ramps and all flat parking areas with
the intention of future removal of express ramps. This scenario provides for future vertical
expansion for more than 50 percent more stories with a minimum design load per occupancy
of 125 psf as well as utilizing short span construction (30x30 grid) for future alternate use.
Swonsen, F. 2018. “License Plate Recognition on the Airport Roadway.” Presented at the 2018 AAAE
Parking and Landside Management Workshop, Atlanta, GA.
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Keywords: emerging technology, automatic vehicle identification, license plate recognition, open-road
tolling
This presentation summarizes the current state-of-the-art in technologies used for open-road
tolling and how they might be applied in an airport environment to implement curbside and
airport access fees.
Transportation Research Board. 2016. Special Report 319: Between Public and Private Mobility:
Examining the Rise of Technology-Enabled Transportation Services. Transportation Research Board,
Washington, DC. http://nap.edu/21875
Keywords: emerging technology, TNCs, urban mobility services
The report analyzes how innovative transportation services, including ridesharing, carsharing,
bikesharing, and micro transit, are changing mobility for millions of travelers. Such services
could reduce congestion and emissions from surface transportation if regulated wisely to
encourage concurrent, rather than sequential, ride sharing. Rapidly growing transportation
network companies (TNCs), like Uber and Lyft, however, are disrupting conventional taxi and
limousine services and raise policy challenges regarding personal security and public safety,
insurance requirements, employment and labor issues, and accessibility and equity.
Vanderhey Shaw, Kristin. 2016. John Wayne Airport Considers Software to Track Fee Payment from
Ride-Sharing Vehicles. Airport Improvement, January-February 2016.
http://www.airportimprovement.com/article/john- wayne-airport-considers-software-track-fee-
payment-ride-sharing-vehicles
Keywords: TNCs, emerging technologies, geo-fencing, airport fees
This article discusses the transition of John Wayne Airport (SNA) to charging for TNC rides.
Airports that wish to charge passengers for TNC trips, to generate ground transportation
revenue, face the challenge of fee collection from TNCs. Some airports conduct regular audits,
to verify that TNCs are delivering accurate fee revenues to airports, but audits can be
burdensome to conduct. SNA charges TNCs the same flat rate per pickup as it charges shuttle
vehicles and limousines: either $0.18 per passenger or $883,000, whichever is greater.
SNA is testing TNC-Ops, “a product from GateKeeper Systems that uses radio-frequency
identification (RFID), license plate recognition, and/or GPS to track TNC vehicles on airport
property.” GateKeeper receives data of the TNCs when the TNCs cross the threshold of the
airport geofence technology. As the article explains, “a geofence is an electronic line made up
of latitudinal and longitudinal points; GPS coordinates are connected to see when a vehicle
enters the circle,” and when it does, the device sends a signal to the TNC server.
SNA personnel can track TNC activity in real time, with a five-second delay. The technology
does not replace the need for audits, but audits are used to help verify the technology is
working, rather than fully relying on either method alone.
Johnson, Charlie, and Jonathan Walker. 2016. Peak Car Ownership: The Market Opportunity of Electric
Automated Mobility Services. Rocky Mountain Institute.
Keywords: automated vehicles, cost of automated TNCs, customer acceptance of automated vehicles
The authors estimate future adoption patterns for automated vehicles by determining key
economic tipping points such as when mobility services reach cost parity with personal vehicles.
At each economic tipping point, the analysis uses consumer-adoption data and trends to
estimate market sizes and potential growth rates of automated mobility services. The analysis
also assesses the potential impacts on personal vehicle, gasoline, and electricity demand.
Williamson, Richard. 2018. Airports, facing growth of ride-hailing apps, enhance parking technology.
Bond Buyer, March 5, 2018. https://www.bondbuyer.com/news/airports-guard-parking-revenues-
against-ride-hailing-services
Keywords: emerging technologies, airport parking reservation systems, TNCs, airport finance
Airports that are losing parking revenues to Uber and Lyft are responding with online technology
that allows them to compete on parking prices though advanced online booking. Rolled out by
Phoenix Sky Harbor Airport in 2014, and adopted by DFW airport in 2018, airports are coming up
with creative responses to compete on pricing.
The article also notes that some airports around the country are making up for lost revenues by
charging the ride-hailing services to pick up and drop off passengers.
According to Earl Heffintrayer, transportation analyst for Moody’s Investors Services, “[in fiscal
2017] we have, despite strong growth in enplanements, begun to see year-over-year declines in
only parking revenue.”
Despite this development, airports like Bergstrom International in Austin, Texas, and Dallas Love
Field are continuing to bond finance new parking facilities with the outlook from ratings agencies
remaining positive due to enplanement growth.
APPENDIX B
Acronyms
B-1
APPENDIX C
Glossary
C-1
C-2 Rethinking Airport Parking Facilities to Protect and Enhance Non-Aeronautical Revenue
Glossary C-3
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