Written by Joseph Casillo
Parking garages may seem like straightforward structures, simply places for people to leave their vehicles.
But for an experienced construction professionals like Joseph Casillo, Project Executive for Holt Construction’s New Jersey region, a parking garage represents a complex combination of structural engineering, logistics, durability, safety, technology, aesthetics, and long-term public use. Having delivered parking garage projects throughout his career, he has seen firsthand how much planning and expertise goes into creating these facilities.
Experience Matters
Earlier in my career, while working for an NYC developer, I was involved in the construction of two very different parking garages. One was a 570-car subterranean conventional garage constructed beneath a residential tower. The second project was a six-level, 550-car structural steel parking deck. The lesson from projects like these is simple: a parking garage is rarely just a parking garage. Owners and communities increasingly expect these facilities to fit into their surroundings, serve the public safely and efficiently, and contribute to the overall character of a property.
The Complexity Behind the Structure
Parking garages have a unique set of construction requirements. They must provide open-air ventilation on every level, support significant vehicle loads, withstand constant traffic, and remain durable while being exposed to the elements. Those requirements have a direct impact on everything from the foundations to the structural system and material selection. Depending on the soil conditions and the size of the garage, projects may require substantial foundations, deep piles, or other specialized foundation systems. And unlike many buildings, a garage is generally expected to operate continuously, 24 hours a day, 365 days a year. There is also another consideration that cannot be overlooked: the experience of the people using the garage.
Parking Garages Are Evolving
Construction methods have evolved from conventional structural steel and concrete systems to precast concrete structures featuring long-span panels and structural tees, as well as post-tensioned concrete garages. At the same time, technology has transformed how garages operate.
Automated parking controls can restrict access to specific levels. Digital messaging boards can direct drivers toward available spaces. Smart parking systems can improve circulation and reduce the time drivers spend searching for a space. The garage is becoming less of a static structure and more of an integrated transportation and technology system.
That evolution is also reflected in what owners are asking for. Modern facilities may incorporate EV charging stations, upgraded lighting, enhanced security, Wi-Fi access controls, sound systems, smart parking technology, public messaging, landscaping, hardscaping, and other features designed to improve the user experience.
The goal is no longer simply to maximize the number of cars that can fit inside a structure. It is to create a parking environment where people feel comfortable leaving their vehicles and walking through the facility.
A key consideration is the impact of EV charging on the garage’s electrical service and transformer capacity. A large number of Level 2 chargers, and particularly future DC fast-charging equipment, can create a significant additional electrical load. The design team should perform an electrical load study early in the project to determine the required service size and transformer capacity, including anticipated EV demand, building loads, and future expansion. This can help avoid costly transformer upgrades, utility delays, or major electrical rework after the garage is constructed.
The parking garage of today is very different from the traditional structure of previous generations.
Building Next to an Operating Facility
One of the greatest challenges in parking garage construction is that these projects are frequently located next to facilities that cannot stop operating. Hospitals, shopping centers, schools, airports, and other active properties all create unique logistical challenges. A hospital, for example, operates 24 hours a day, 365 days a year. Patients, visitors, staff, emergency vehicles, deliveries, and sometimes medical helicopters must continue moving through the campus throughout construction. There is no option to simply shut the facility down while a garage is being built. That makes planning and coordination critical.
Precast construction can add another layer of complexity. Large precast panels and structural components must be transported, staged, and erected within often-constrained sites. Without detailed logistical planning, the erection process can interfere with surrounding operations. For these reasons, building the garage is only part of the job. Building it while allowing everything around it to continue operating is where experience becomes especially valuable.
Start With the Ground and the Right Questions
One of the most important lessons from previous projects is that the foundation can determine the complexity and cost of the entire garage. Soil conditions matter. If the site has good bearing capacity, conventional footings may be a viable and economical solution depending on the size and design of the garage. Poor soil conditions, however, can require piles, modulus columns, or other deep foundation solutions. That is why investing in a strong geotechnical investigation early in the process is critical.
Owners should also understand the expectations of the local planning and approval authorities before the design advances too far. Architectural requirements can add significant cost and complexity. Before design begins in earnest, owners should work with their design team to understand what the local planning board and township will expect. Looking at other garages in the area can also provide valuable insight into what has already been approved and constructed.
Design Decisions Have Long-Term Consequences
Early decisions can have a major impact on cost, schedule, and long-term performance. Owners need to establish the intended capacity and use of the garage and determine whether a precast, structural steel and cast-in-place, or post-tensioned system is most appropriate. They also need to understand local requirements and compare the desired car count against what the municipality is likely to approve and what the budget can support. Another critical decision is selecting an experienced contractor and trade partner team early.
Parking garage construction requires specialized knowledge from excavation and foundations through structural erection and finishing. Bringing the garage contractor into the process early, particularly on a precast project can allow the contractor to provide design-assist services, identify potential issues, assist with constructability, and begin addressing long-lead materials.
Communication is a Construction Tool
One of the most important components of any successful garage project is communication. Full transparency throughout the project allows owners, designers, contractors, and trade partners to address issues while there is still time to solve them. The better approach is to identify challenges early, communicate them clearly, and work collaboratively toward a solution.
That philosophy is particularly important on complex parking projects because so many components are interconnected. A decision about the structure can affect foundations. A municipal requirement can affect architectural finishes. A change in site logistics can affect erection. A long-lead material can affect the entire schedule. The earlier those connections are understood, the better the project can be managed.
Joseph Casillo brings over two decades of professional construction experience with proven leadership, creative, and innovative solutions to successfully meet the client’s goals with the highest level of quality. He is responsible to ensure the most expeditious, on-budget completion of the project and for its overall quality. As the project executive, he offers professional construction experience for both new and modernized facilities. He specializes in projects requiring critical advanced planning, difficult staging and logistics, fast-track schedules, and maintenance of ongoing operations. Joseph is a seasoned professional who is keenly aware of the sensitivities and priorities a program demands.
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