A R T I C L E —

Parking Lot and Garage Security

by Ralph Witherspoon, CPP, CSC

Security professionals have long known that locations where people and their valuables are together — such as in parking lots and garages — are favorite targets of criminals.

 

That fact, well known among aecurity professionals and police, has recently been confirmed by a study conducted by Liability Consultants, Inc. of Sudbury, Massachusetts. The study of more than 1,000 premises liability lawsuits between 1992 and 2001 revealed that in almost one-third of all the cases reviewed the basis of the suit was a murder, rape, robbery or assault that occurred in a parking lot or garage. Those parking facilities included those such as might be found at an office building, plant, retail establishment, and also pay-for-park lots and garages open to the public. The study also found that jury awards or pre-trial settlements to the plaintiffs in the lawsuits averaged between approximately $1 million for assaults and $2.75 million for homicides.

 

So, can owners provide reasonable parking lot and garage security for their customers and employees against these type crimes? In a word, Yes!

 

Some cities and counties may mandate specific security measures to be used at parking lots and garages. Where such laws or regulations are not in effect, the general national standard of care for owners / operators of such facilities is “reasonable care” for the facility. That means first identifying the security threats and crime risks, then implementing reasonable and appropriate security measures to counter those risks.

 

Garages

In most garages, access to the garage can be controlled or closely monitored. A parking attendant can view the occupants of cars entering and leaving, and a closed circuit television (CCTV) camera can record license numbers and drivers' faces … both major deterrents to criminals.

 

However, ground-level pedestrian doors located out of sight of the parking attendant must not be accessible from the exterior of the building, or should be monitored by CCTV. Nor should there be any openings in the building walls (within 15 feet above the ground) through which a person could enter.. Where possible, vehicle entry and exit should be limited to a single monitored entry, or to adjacent entry and exit points.

 

Because garages and parking lots contain valuable vehicles and their contents, plus the car occupants, who also represent potential targets and victims, both are frequent favored "hunting grounds" for robbers and thieves. The threat to persons and property in covered/enclosed parking garages can be even higher than in open lots, because isolated floors and locations often make effective surveillance or monitoring difficult. However, adequate lighting and the use of CCTV monitoring can reduce (but not eliminate) the crime risk. Adequate lighting not only helps people recognize and avoid dangers, but also in many cases deters criminals by creating in them the fear of detection, identification and apprehension. Note: If the CCTV cameras are not monitored live and instead only recorded for later review and prosecution, prominent signage should state this so that customers do not rely, to their detriment, on cameras that they think are being monitored and will produce immediate help.

 

When CCTV is used, good-quality color cameras that can operate in low light along with high-resolution color monitoring/recording systems are essential. Digital recording is preferred. Black-and-white cameras and monitors usually offer poor detail definition, a critical issue when attempting to identify suspects or potential problems. A penny saved here may equal many dollars lost later!

 

For safety and security, I recommend interior garage lighting should be a minimum of six foot-candles (measured both vertically and horizontally) throughout the garage, 24 hours per day. Sunlight seldom enters garage interiors, and cannot be relied upon for lighting. A minimum of 10 foot-candles is recommended at pedestrian entry/exit points, over driving lanes, stairs and elevator lobbies (out to a 30' radius from the elevator doors). If the facility or its immediately surrounding area has a significant history of crime, or a recent history of violent crime, higher levels of illumination may be needed. Energy-efficient metal-halide lighting provides reasonable color rendition for CCTV and direct viewing. Interior walls and ceilings should be painted with a glossy or semi-glossy white paint to increase light reflection. This also increases the ability of parkers to observe movement and potential threats. Pillars and ramp corners should be painted in contrasting colors for driving safety. Lighting at the vehicle entry/exit points should usually be at least 30 to 50 foot-candles for safe transition from the garage to the exterior lighting. Garage owners/operators should discuss this with a lighting engineer.

 

Rooftop parking open to the sky should be illuminated to at least three foot-candles, as specified below for surface parking lots.

 

Where possible, interior and exterior stairwells should be visible, either through the use of no walls on the stairwells, or glass or "see-through" type walls. This "open" approach deprives criminals of a place to hide and assault their victims, while providing customers early warning of potential danger and the ability to possibly be heard if they shout for help. In either case, the stairwells should be well lit.

 

Emergency call boxes, "panic alarms" and intercom systems often have large, red mushroom-shaped buttons. When pushed, the buttons activate an intercom connected to a security office or the parking garage attendant, who can provide directions or summon aid. When a CCTV camera also monitors the alarm box or station, the parking attendant or security officer can view the scene to assess the situation and more accurately respond. Boxes should be mounted five feet above surface to ensure visibility, but also comply with any ADA requirements. High visibility signage or lights at a six or seven foot height also increase their visibility.

 

Uniformed security officers on continuous patrol of all the levels of a garage, while costly, can also be a significant deterrent to criminals, and a reassurance to customers and employees. A patrol tour tracking system should be used to ensure that all patrolling officers are, in fact, patrolling as required. Security officers can also be used for customer escorts to their cars, but sufficient officers and other employees should be available so that no customer must wait more than 15-minutes for an escort, or no security officer should be away from patrol rounds for more than 15-minutes.

 

Many of the measures recommended here for garages might, depending on their specific configuration and needs, be used on surface parking lots. When making changes in garages, owners and operators should ensure that they are in compliance with ADA requirements and any local fire, safety and security codes.

 

Surface Parking Lots

Similar approaches can be used with surface parking lots. If the lot can be surrounded by a "see-through" fence, that is ideal. If not, lesser demarcation of the lot boundaries with partial fencing, low hedges, planters or shrubs, etc. can provide a psychological barrier to criminals, and a clear indication of where the "private" property begins.

 

Where appropriate, the use of a parking lot attendant can also serve as a deterrent if the attendant is able to view the lot. With no CCTV for remote viewing on most large lots, and with the attendant's booth usually facing out toward the street and the attendant's head often stuck in a book or portable TV, some attendants can’t see much of anything. As a result, they don’t provide much, if any, security.

 

A key element of security in most surface parking lots is visibility — for employees, customers, and passers-by. Within the lot, any trees and shrubs should not obstruct viewing. Tree branches and leaves should be not lower than 10 feet above the lot surface, and interior shrubs and bushes should not be higher than 18 inches above ground or curb so as not to obstruct vision, or provide concealment for a robber or rapist. Perimeter shrubs used as a barrier, with or without an adjacent fence, should not exceed 36" in height.

 

A significant part of visibility is lighting. Lighting should enable parkers and employees to note individuals at night at a distance of 75 feet or more, and to identify a human face at about 30 feet, a distance that will allow them, if necessary, to take defensive action or avoidance while still at a safe distance. For safety and security, I recommend a minimum maintained illumination of not less than three foot-candles throughout open surface parking lots. This will also provide adequate illumination for driving purposes. Energy-efficient metal-halide lighting offers good color recognition.

 

This brief article cannot hope to answer all security related questions on parking lots with thousands of different configurations and operating requirements. It does, however, provide an introduction to those security measures and approaches that will help owners and operators provide a reasonable level of security at their property.

 

If in doubt about these issues, it is recommended that operators or owners consult with a professional independent security consultant, and/or their attorney.

 

 

Disclaimer:

Based on what the author believes are generally accepted security principles as of the date of its writing, and on data gathered from what are believed to be reliable sources, this article is written for general information purposes only and is not intended to be, and should not be used as, a primary source for making security decisions. Each situation is or can be unique. The author is not an attorney, is not engaged in the practice of law, and is not rendering legal advice. Readers requiring advice about specific security problems or concerns should consult directly with a security professional. The author of this article shall have no liability to any person or entity with respect to any loss, liability, or damage alleged to have been caused by the use or application of any information in this article, nor information contained on this or any linked or related web site.

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