Backup Documents 05/27/2025 Item #11B PresentationMulti-family Parking
On-Site Demand Study
May 27, 2025
Background
On October 22, 2024, the Board directed staff to compare Collier County
multifamily parking standards with various other Florida jurisdictions
On January 14, 2025, staff presented a multifamily parking standards matrix
comparing Collier and 11 other Florida jurisdiction. The findings identified
Collier to be within the middle range, not too lenient or too restrictive.
To get a better understanding of multifamily parking supply/demand needs
within Collier the Board directed staff to:
Conduct on-site evaluations of multifamily developments within the
County and report back findings.
Additionally, the Board directed staff to halt the approval of any
multifamily APRs moving forward .
LDC 4.05.04 Multi-Family Parking Space Requirements
(Includes Townhomes, Apartments and Condominiums):
Building/Unit Type Parking Requirement
Multi-family dwellings (per unit)1 space per unit
Visitor parking Efficiency unit: 0.5 spaces per unit
1-bedroom unit: 0.75 spaces per unit
2-bedroom or larger unit: 1 space per unit
Office/Administrative buildings 50% of normal parking requirements
Small-scale recreation facilities If majority of units are not within 300 feet: 50% of normal parking requirements
If majority of units are within 300 feet: 25% of normal parking requirements
Minimum of 2 spaces for recreation facility (exclusive of dwelling unit parking spaces)
Staff Study
In response to this directive, the Zoning Division staff compiled a list of 12 communities representing a broad cross-section of multifamily projects located throughout the County including:
4 Townhome , 5 Apartment & 3 Condominium communities
5 Communities with Administrative Parking Reductions (APRs)
7 Communities without APRs.
Prior to each on-site visit staff reviewed:
Parking reductions
Prior parking related code enforcement complaints
Site Development Plans (SDP) & Construction Plan and Final Subdivision Plats (PPL)
Windshield survey were conducted:
February 11 and March 4, 2025
6:30 - 8:00 PM
Tuesday-Thursday
On-site Observations
Key questions staff asked during site visits:
Is there enough parking for residents, visitors, and service vehicles?
What percentage of parking occupied/vacant?
Are there issues with illegally parked cars or other parking-related
nuisances?
Does the site have designated spaces for guest parking, handicapped
parking, and other needs?
Are parking issues an enforcement issue or an issue with sufficient public
parking?
Parking Observation Comparison
Community Name Findings
Aster @ Lely No issues observed
Marco Shores Country Club No issues observed
The Crest No issues observed
The Ranch at Orange Blossom Parking exceeded the minimum requirement but had on-street
and off-street parking issues. 10-12 unlawful parked vehicles.
Meadow Lake Apartments Unlawful parking by a food truck was observed, but no unlawful
street parking.
Naples Walk No issues observed
St. Croix at Pelican Marsh No issues observed
Allura No issues observed
Largo Apartments No issues observed
Summit Place in Naples 20 vehicles unlawfully parked on the street; parking area largely
vacant (enforcement issue not parking availability issue)
Ol ́𝑒𝑒 at Lely Resort No issues observed
Avion Woods 50% of driveways vacant, no unlawful parking observed.
SEE “ATTACHMENT A” FOR MORE DETAILED ON-SITE OBSERVATIONS
Parking Observations:
The Orange Blossom Ranch
Townhome Parking Observation Comparison:
Development Parking
Sufficient
Required
Parking
Provided Parking
Olé at Lely Resort 1,399 Spaces 1,605 Spaces (22 % above required parking)
Summit Place in
Naples
532 Spaces 844 Spaces (58% above required parking)
The Ranch at Orange
Blossom
528 Spaces 604 spaces (14% above required parking)
Avion Woods 54 Spaces 54 Spaces
Note: Driveways and garages are counted towards off-street parking requirements
Multifamily Parking Standard Comparison – Attachment C
Conclusion:
The Ranch at Orange Blossom was the only multifamily community of the 12
observed with a significant parking issue.
Based on the amount of empty driveways observed within the Ranch at Orange
Blossom and the under provided publicly accessible parking staff determined
further examination, and focus should be placed on townhome style
developments.
Staff observed no parking issues within the 5 multi-family communities with
approved APRs. Staff will await direction from the Board regarding
administrative parking reductions and deviations for multifamily developments.
If directed, staff will initiate the process of reviewing and drafting proposed
amendments to the Land Development Code.
Board Consideration:
An increase in the multi-family parking may render a larger percentage
of existing multifamily complexes as ‘non-conforming’ under a more
restrictive standard .
Ch. 2023-349, Laws of Florida (amending “Senate Bill 250”) prohibits a
more restrictive amendment to LDC before October 1, 2026.