Agenda 01/14/2025 Item #11C (Review the Board-directed comparison of various Florida jurisdictions' multifamily parking requirements against those adopted by the County)1/14/2025
Item # 11.C
ID# 2024-2014
Executive Summary
Recommendation to review the Board-directed comparison of various Florida jurisdictions' multifamily parking
requirements against those adopted by the County, provide direction to staff regarding policy on parking deviations and
administrative parking reductions for multifamily projects, and adjust the adopted parking standard through an
amendment to the Land Development Code.
OBJECTIVE: To provide the Board of County Commissioners with information regarding the current multifamily
parking requirements of the Collier Land Development Code (LDC) in order to evaluate the County’s standards against
those of various South Florida jurisdictions and determine if the current standards provide adequate parking.
CONSIDERATIONS: At its October 22, 2024 meeting, the Board of County Commissioners (Board), under agenda
15.C, directed staff to bring back a study evaluating the requirements for parking in various South Florida jurisdictions
regarding multifamily developments. The discussion was initiated by Commissioner McDaniel, who indicated that
Collier County’s (County) standards did not require the necessary amount of parking demanded by the County’s
multifamily complexes. Based upon this request, the Zoning Division compiled an evaluation of eleven jurisdictions
regarding parking standards. These jurisdictions include counties and municipalities within the Florida market, and the
evaluation is attached to this executive summary in Attachment “A.”
From a review of the evaluation, Collier County ranks as the third least-demanding jurisdiction regarding required
parking for the twelve regulatory requirements analyzed. To best highlight the differences between the two regulatory
requirements for multifamily parking, the last column of the evaluation provides for the total amount of parking required
for a multifamily complex with 200 units and a bedroom breakdown of 67 one-bedroom units, 66 two-bedroom units,
and 66 three-bedroom units. From this matrix, Collier, with a requirement of 383 spaces, is tied with the City of Bonita
Springs for the third least-demanding. The range of requirements is from 220 spaces required by the City of Venice to
477 spaces required by Broward County. The 477 spaces required by Broward is a 19.7 percent increase from the
Collier County parking requirements.
Moreover, Planned Unit Development petitions often include deviations from parking standards to decrease required
parking (for example, Mattson at Vanderbilt, Ord. No. 24-45, Exhibit E, Deviation #1 – 1.6 parking spaces required per
dwelling unit; and Shoppes at Santa Barbara, Ord. No 21-34, Section VI, Deviation #1 – 1 space per 500 square feet of
clubhouse, irrespective of the number of dwelling units). Additionally, LDC Section 4.05.04.F.3 allows for an
Administrative Parking Reduction that customarily allows up to a 20% reduction in parking (for example, Haven at
North Naples – APR-PL240007524 – 19.7% reduction in parking spaces (from 735 to 590); and Blue Coral Apartments
– APR-PL20220003464 – 16.1% reduction in parking spaces (from 472 to 396).
Based on the findings of this evaluation, staff is seeking direction from the Board regarding policy on parking deviations
and administrative parking reductions for multifamily projects and potential land development code amendments to
adjust the current parking requirements.
An additional consideration that may factor into the evaluation is that any increase in the multifamily parking
requirement may render a large percentage of existing multifamily complexes as 'non-conforming' under a newer
standard, as well as Ch. 2023-349, Laws of Florida (amending "Senate Bill 250"), which renders more restrictive or
burdensome amendments to Collier County's land development regulations before October 1, 2026 void ab initio.
FISCAL IMPACT: If directed, budget allocations have been provided within the appropriate cost centers for the
necessary staffing for the Land Development Code Amendment (LDCA) process. Additionally, based upon the fact that
an increase in the parking requirements for multifamily complexes would render a percentage of existing complexes as
non-conforming, a cost will be borne by these complexes to address their parking deficiencies if any
modifications/additions are sought for the complexes.
GROWTH MANAGEMENT IMPACT: The Collier County Growth Management Plan (GMP) does not address
specific parking requirements for multifamily apartment complexes, and any modification to the parking requirements
will have no effect on the GMP.
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1/14/2025
Item # 11.C
ID# 2024-2014
LEGAL CONSIDERATIONS: This item is approved as to form and legality. –DDP
RECOMMENDATIONS: To review the staff's evaluation of various multifamily parking requirements against those of
the County and provide direction for policy on parking deviations and administrative parking reductions for multifamily
projects and any recommended adjustment to the County’s standards.
PREPARED BY: Mike Bosi, AICP, Director - Zoning Division
ATTACHMENTS:
1. Multifamily Parking Space Regulation Comparisons 10.31.2024-edit
2. AHAC Support Letter for Parking 112724-0948
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Multifamily Parking Spaces Regulations Comparison Table
Numbered from jurisdictions requiring the least to the most parking
No.
Local
Government
Min. Parking Spaces per
Dwelling Unit (du)
Min. Visitor Parking
Spaces per Dwelling
Unit (du)
Example Multifamily
Parking Calculation:
200 Units Total
67 – 1 bedroom
66 – 2 bedroom
66- 3 bedroom
1 City of
Venice 1/du No Minimum
200 Spaces
2
City of
Sarasota 1.25/du No Minimum
250 Spaces
3
Collier
County 1/du
Efficiency: +0.5/du
1 bedroom: +0.75/du
2 or more bedrooms:
+1/du
383 Spaces
4 City of
Bonita
Springs
Studio/efficiency: 1.25/du
1 bedroom: 1.5/du
2 bedrooms: 1.75/du
3 or more bedrooms: 2/du
+10% Overall
(+0.1/du)383 Spaces
5 Palm Beach
County
Studio/efficiency: 1/du
1 or more bedrooms:
1.75/du
+1/4du
(+.25/du)400 Spaces
6 City of Fort
Myers
1 bedroom -1.5/du
2 or more bedrooms –
2/du
+10% overall (+0.1/du)401 Spaces
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Multifamily Parking Spaces Regulations Comparison Table
Numbered from jurisdictions requiring the least to the most parking
Source:
7 St. Johns
County
1-2 bedrooms: 1.5/DU
3 or more bedrooms:
2/DU
+1/4DU
(+.25/DU)
415 Spaces
8
Sarasota
County
Units with avg. size less
than 900 s.f.: 1/du
Units with avg. size
greater than 900 s.f:
1 bedroom – 1.5/du
2 or more bedrooms –
2/du
+1 per 5/du
(+0.2/du)
438 Spaces
(Calculation based on Units
with avg. size greater than
900 s.f.)
9 Village of
Estero 2/du +10% Overall
(+0.1/du)
440 Spaces
10 Lee County 2/du +10% overall (+0.1/du)440 Spaces
11 City of
Naples 2/du +1/10 du
(+0.1/du)
440 Spaces
12
Broward
County
Efficiency/1-bedroom:
1.5/du
2 bedroom: 2/du
3 or more bedrooms:
2.5/du
+1 per 5/du
(+0.2/du)
477 Spaces
Page 1498 of 6405
Multifamily Parking Spaces Regulations Comparison Table
Numbered from jurisdictions requiring the least to the most parking
▪Broward County: LDC Sec. 39-228 (4) (Multi-family dwelling).
▪City of Bonita Springs: LDC Section 4-1732(1).c (Multiple-family buildings)
▪City of Fort Myers: LDC Section 134.3.5, Minimum number of off-street parking spaces (Multifamily)
▪City of Naples: LDC Section 50-104, Number of parking spaces (12) (Multifamily dwelling units)
▪City of Sarasota: LDC Sec.VII-204, (2) Automobile Standards (Residential dwelling units; Multifamily)
▪City of Venice: LDC Section 3.6.3, Table 3.6.1 (Multifamily Dwelling)
▪Collier County: LDC Section 4.05.04, Parking Space Requirements, Table 17 Parking Space Requirements (Residential uses:
Multi-family dwellings)
▪Lee County: LDC Section 34-2020, Parking spaces (3)( Multiple-family and timeshare units)
▪Palm Beach County: Article 6, Chapter B, Parking and Loading, 6.B.1.B – Minimum Parking and Loading Requirements
(Multifamily, Recovery Community, and Cottage Homes (Multiple Units on a Single Lot)
▪Sarasota County: LDC Section 124-120, Residential uses (Multifamily with Average Dwelling Unit Sizes Less than 900 SF in
floor area & Multifamily, Greater than 900 SF in floor area)
▪St.Johns County: LDC Section 6.05.02.E, Table 6.17 Off Street Parking Requirements (Apartments/Condominiums)
▪Village of Estero: LDC Section 5-204, Table 5-204.B.1, Minimum Number of Off-Street Parking Spaces.
Page 1499 of 6405
Collier County Affordable Housing Advisory Committee
3339 East Tamiami Trail, Building H, Suite 211
Naples, Florida 34112
November 19, 2024
Honorable Members of the
Collier County Board of County Commissioners
Regarding: AHAC Recommendation on Multi-Family Parking Requirements
Dear Mr. Chair and Board Members:
At its November 19, 2024, meeting, your Collier County Affordable Housing Advisory Committee (AHAC)
discussed Collier County’s multi-family housing parking requirements. It is our understanding that you too
will be discussing this topic at your December 10, 2024 BCC meeting.
After much discussion on the issue, our committee would like to offer a few thoughts on the issue.
• There should be a recognition that there is a difference in parking need, construction, and design
of market rate/condo multi-family developments and affordable housing multi-family
developments.
• There is a direct relationship between parking requirements and housing affordability; increased
parking requirements decrease housing affordability.
• The current code allows for flexibility in parking requirements on a case-by-case basis through the
Administrative Parking Reduction process. Greater flexibility with parking requirements would
allow for an increase in the inventory of affordable housing. AHAC encourages the Board of
County Commissioners (BCC) to allow for greater flexibility in parking requirements
administratively on a case-by-case basis.
• There should be consideration for alternative solutions to parking such as share parking
agreements with adjacent commercial properties and use of dedicated shuttle services provided
by affordable housing developments.
• Based on circumstance, State Statute requires the BCC to either consider, reduce, or eliminate
parking requirements for affordable housing, Fla. Stat. § 125.01055.7(f); Fla. Stat. § 420.9076.4(f).
As always, your AHAC stands ready to assist in the discussion in any way we may help.
Sincerely,
Stephen J. Hruby
Chairman
Collier County Affordable Housing Advisory Committee
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