CITY OF FORT MYERS PARKING REVIEW

Transcription

1 CITY OF FORT MYERS PARKING REVIEW Project #14536 Prepared by: DAVID PLUMMER & ASSOCIATES, INC McGregor Boulevard September 10, 2015 Fort Myers, Florida 33901

2 CITY OF FORT MYERS PARKING REVIEW Introduction David Plummer and Associates, Inc. (DPA) was retained by the City of Fort Myers to review the parking requirements of the City s Land Development Code (LDC), identify areas appropriate for change, and suggest revisions to the parking requirements. The parking review and evaluation focused on the following. 1. Off Street Parking Dimensions This task reviewed the off-street parking dimensions included in the LDC and, in particular, parking stall width and length, and aisle width. The review included dimensions for compact vehicles. 2. Off-Street Parking Space Requirements - Parking space requirements are a regulatory tool intended to ensure that the particular development provide sufficient parking to meet the anticipated demand. This task evaluated the minimum amount of parking required, based on the type and size of the land use categories included in the LDC. The Downtown Smart Code, which addresses the parking requirements specific to the high density areas of the City, was also reviewed. 3. Parking in Residential Areas - The current LDC prohibits the parking of vehicles on residential streets. In response to community comments, this task reviewed the on-street parking issues and provided recommendations for the treatment of on-street parking in residential areas. The review also included the parking of commercial vehicles in residential areas. 1

3 1. Off-Street Parking Dimensions This task evaluated the off-street parking dimensions in Chapter 134 Traffic Circulation and Parking of the LDC. All required parking dimensions in the Code were reviewed. However, the specific area of concern was the current minimum parking stall width and whether it may be excessive as compared to other jurisdictions and current professional practices. The City s parking dimensions were reviewed and compared to the dimensions of other jurisdictions in the State of Florida. The municipalities and counties that were selected for comparison included the following: City of Cape Coral City of Coral Gables City of Miami City of Naples City of Sarasota City of Tampa Lee County Miami-Dade County The selected jurisdictions offered a broad comparison of parking codes in South Florida, Appendix A. In addition to the jurisdictions listed above, the Urban Land Institute s (ULI), Dimensions of Parking, was also reviewed for consistency with acceptable professional practice. Current City of Fort Myers Dimensions The City of Fort Myers off-street parking code is found in Chapter 134 Traffic Circulation and Parking, Article 3. Off-Street Parking and Loading. The minimum dimensions of the parking stall are expressed in width, length, aisle width and handicap dimensions under Section , as presented below. Current Parking Stall and Aisle Dimensions (1) Aisle to Stall Angle Stall Width Stall Length Aisle Width 90 10'0" 18'0" 24'0" (2) 60 10'0" 18'0" 17'0" (3) 45 10'0" 18'0" 12'6" (3) Parallel 8'0" 22'0" 22'0" (2) Handicap Parking 12'0" 18'0" 5' Footnotes: (1) City of Fort Myers LDC, Section (2) Two-way. (3) One-way. 2

4 Comparison of Dimensions The comparison of the parking dimensions of the City of Fort Myers and the surveyed jurisdictions is summarized in Exhibits 1 and 2 and discussed below. Stall Widths a) Standard Parking The minimum stall width required by the City of Fort Myers is typically 10.0 feet for standard vehicles. In comparison, the surveyed jurisdictions fall in the range of 8.5 feet to 9.0 feet (Exhibit 1). The City of Cape Coral and Lee County have adopted minimum widths of 9.0 feet. The ULI recommends minimum stall widths of no more than 9.0 feet. The current City of Fort Myers requirement of 10.0 feet exceeds the minimum widths of the surveyed jurisdictions and ULI professional standards. b) Handicap Parking Space Handicap vehicle stall widths are a minimum of 12.0 feet in the City of Fort Myers, consistent with the jurisdictions surveyed and consistent with the Florida Building Code. Although the Americans with Disabilities Act (ADA) requires a width of 8.0 feet for the handicap car parking space and 11.0 feet (8.0 feet with parking space access aisle of 8.0 feet) for handicap van parking space, the Florida Building Code exceeds the ADA standards with a required minimum of 12.0 feet in width (Appendix B). c) Compact Parking Compact vehicle parking is not addressed in the City of Fort Myers LDC. While there are a number of on-street parking spaces provided in the downtown marked for Compact Vehicle Only, the widths of these spaces range between 9.8 feet to 10.8 feet. In comparison, the City of Tampa and Miami-Dade County both have minimum stall width requirements for compact vehicles set at 7.5 feet and 8.0 feet respectively. It should be noted that the remaining jurisdictions from the survey list do not report compact vehicle parking dimensions. Stall Lengths a) Standard Parking The minimum stall length for standard vehicles in the City of Fort Myers LDC is 18.0 feet, consistent with the typical requirements of the jurisdictions surveyed, Exhibit 1. 3

5 b) Handicap Parking The minimum stall length for handicap vehicles in the City of Fort Myers LDC is 18.0 feet. There are no minimum required lengths for handicap stalls specified in the Florida Building Code or in the ADA parking standards. However, the minimum handicap parking stall length of 18.0 feet was consistent with the jurisdictions surveyed. c) Compact Parking The City of Fort Myers does not address compact vehicles parking in the LDC. The City of Tampa requires a minimum of 16.0 feet while Miami-Dade County requires a minimum length of 15.0 feet for compact vehicle parking spaces. No other jurisdictions on the survey list have adopted compact car parking dimensions. Parking Aisle Widths The comparison of minimum aisle widths between the City of Fort Myers and the surveyed jurisdictions are summarized in Exhibit 2. In general, the required aisle widths narrow as the angle of the parking stall decreases. a) Standard Parking The City of Fort Myers two-way aisle width for standard vehicle parking at 90º is 24.0 feet. This is the same two-way minimum aisle width established by four of eight surveyed jurisdictions, while the other four jurisdictions have minimum requirements of between 22.0 feet and 23.0 feet. The City of Fort Myers minimum required aisle width of 17.0 feet for 60º parking falls within the range of 13.0 feet to 20.0 feet aisle width requirements set by the surveyed jurisdictions. In comparison to the City of Cape Coral and Lee County, the City of Fort Myers minimum requirement is 2 feet and 1 foot narrower than those jurisdictions, respectively. The City of Fort Myers minimum required aisle width of 12.5 feet for 45º parking is comparable with the range of 10.8 feet to 13.0 feet requirements of the jurisdictions surveyed. The City of Fort Myers minimum required aisle width of 22.0 feet (two-way aisle) for parallel parking is comparable to the range of 20.0 feet to 24.0 feet as required by the surveyed jurisdictions. In general, the parking aisle dimensions for standard size vehicles adopted by the City of Fort Myers are comparable to the surveyed jurisdictions. b) Handicap Parking No minimum aisle width for handicap stalls is specified in the Florida Building Code or in the ADA parking standards. 4

6 The City of Fort Myers parking code requires a minimum aisle width of 5.0 feet. This requirement is not explained in the LDC but appears to reference the minimum Parking Space Access Aisle of the ADA parking requirements (Appendix B). The ADA access aisle refers to the space located on either side of the handicap parking stall for passenger loading/unloading as opposed to the aisle width dimensions for vehicular maneuvering. c) Compact Parking The City of Fort Myers does not address compact vehicles parking in the LDC. For compact vehicles, the City of Tampa and Miami-Dade County require the same minimum aisle dimensions as standard vehicles. No other jurisdictions on the survey list have adopted compact vehicle parking dimensions. Compact Parking Space Percentage Compact vehicle parking is not addressed in The City of Fort Myers LDC. The parking review discovered that six of the eight surveyed jurisdictions do not address compact vehicle parking. Of the two jurisdictions that have included compact parking in their parking code, the City of Tampa allows up to sixty-five (65) percent of the required spaces to be compact. In addition, compact parking may be provided for up to one hundred (100) percent of the spaces in excess of the required number of spaces. In Miami-Dade County, the maximum compact space allowance is thirty-five (35) percent for facilities of twenty-five (25) to fifty (50) spaces, forty (40) percent for facilities of fifty-one (51) to two hundred fifty (250) spaces, and forty-five (45) percent for facilities of two hundred fifty-one (251) or more spaces. Furthermore, there are jurisdictions in the State of Florida, for example, allow maximum compact parking space percentages of twentyfive (25) percent or less, regardless of the total number of required spaces. There are issues associated with allowing both standard size and compact parking spaces. For example, it is difficult to identify compact vehicles within the overall vehicle population. Most drivers do not know the size classification of their vehicles. Also, most drivers select the first parking space available, regardless of the vehicle size or stall size. Violation of compact spaces by larger vehicles results in encroachment onto adjacent spaces or aisle space that could impede traffic circulation. The use of spaces designated for compact vehicle use is best served in parking structures, in the odd locations where a standard size stall would not fit. The Urban Land Institute suggests the use of one size fits all dimensions. Recommendations Based on the review of the parking dimensions, suggestions for code revisions are as follows. 1. It is recommended that the standard parking stall width revised from the current width of 10.0 feet to 9.0 feet for 90º and all angled parking stalls. 5

7 2. A note should be added to the handicap parking aisle width requirement to indicate that the required 5.0 foot width refers to the ADA s Parking Space Access Aisle and not the aisle width for vehicular maneuvering. 3. The designation of compact parking spaces is not recommended. 4. If the City does consider the designation of compact parking spaces, a minimum stall width of 8.0 feet and stall length of 16.0 feet is recommended. It is also recommended that the parallel parking stall length and all aisle widths be maintained to be the same as those designated for standard parking spaces. Potential Stall and Aisle Dimensions for Compact Vehicles Aisle to Stall Angle Stall Width Stall Length Aisle Width (1) 90 8'0" 16'0" 24'0" (2) 60 8'0" 16'0" 17'0" (3) 45 8'0" 16'0" 12'6" (3) Parallel 8'0" 22'0" (1) 22'0" (2) Footnotes: (1) Same as standard parking space. (2) Two-way. (3) One-way. 5. If the City does consider the designation of compact parking, the recommended maximum compact parking spaces as a percentage of total required spaces are as follows. Number of Total Required Spaces Potential Compact Parking Allowance Maximum Compact Parking Allowed Maximum Number of Compact Spaces (1) < 25 10% % % > % > 63 Excess 100% All parking spaces beyond minimum requirement Footnote: (1) All compact vehicle spaces must be prominently marked and posted. 6

8 2. Off-Street Parking Space Requirements This task evaluated the off-street parking space requirements for various types and sizes of land uses. The following City of Fort Myers parking requirements were reviewed. 1. Land Use, Chapter 134 Traffic Circulation and Parking, Article 3. Off-Street Parking and Loading, Section Minimum Number of Off-street Parking Spaces. 2. Handicap Parking, Chapter 134 Traffic Circulation and Parking, Article 3. Off-Street Parking and Loading, Section Handicapped Parking. 3. Downtown Smart Code, Chapter 118 Land Use Regulations, Article 8. Downtown Smart Code, Section Standards and Tables. While all parking space requirements were reviewed, the specific concerns focused on the minimum parking space requirements for residential and general retail uses. The City s parking space requirements per land use category listed in the LDC were reviewed and compared to the requirements of other jurisdictions in the State of Florida. The selected jurisdictions that were surveyed for purposes of the parking code comparison were as follows. City of Cape Coral City of Coral Gables City of Miami City of Naples City of Sarasota City of Tampa Lee County Miami-Dade County For handicap parking, the LDC was reviewed for consistency with the minimum requirements of the Americans with Disabilities Act (ADA). Lastly, the residential and retail parking requirements of the Downtown Smart Code were also reviewed and compared with the downtown parking codes of the surveyed jurisdictions, where applicable. Off-Street Parking Requirements Section of the City of Fort Myers Land Development Code provided the minimum offstreet parking spaces requirements for a total of seventy-six (76) different land use categories. 7

9 Current City of Fort Myers Off-street Parking Requirements The minimum off-street space requirements as contained in the LDC are shown in the second and third columns of Exhibit 3. Comparison of Parking Requirements The comparison of the parking space requirements adopted by the City of Fort Myers and the jurisdictions that were surveyed is summarized as part of Exhibit 3. The comparison lists the minimum required parking spaces for each land use. The more significant findings of the comparison are summarized as follows. The City of Cape Coral expresses the minimum parking requirements based on general categories of Residential, Non-residential Restaurant/Bar, Non-residential Hotel and Non-residential Other. Lee County specifies a minimum parking space requirement for single-use, as well as multi-use development. Multi-use purposes are defined in the Lee County Development Code as developments within compact and walk-able communities. The minimum parking space requirements are less for multi-use development than single-use. The City of Naples generalizes the required number of parking spaces for all commercial uses including retail sales, offices, financial institutions, maintenance and repair businesses, libraries, museums, art studios or galleries, private clubs which do not serve food or beverages, and business schools. The City of Miami adopted a form-based transect zoning code (Miami21). Transect zones function as human environments that vary from rural to urban. Intensity of human development increases as transects move from rural to urban areas. Parking regulations increases with higher density transect zones. None of the surveyed jurisdictions vary the single family/duplex parking space requirements based on the number of bedrooms among the surveyed jurisdictions. The City of Fort Myers and some surveyed jurisdictions vary the multifamily parking space requirements based on the number of bedrooms. o 1 bedroom: City of Fort Myers = 1.5 spaces per unit Surveyed Jurisdictions = 1.5 to 2.0 spaces per unit o 2 bedrooms: City of Fort Myers = 2.0 spaces per unit Surveyed Jurisdictions = 1.75 to 2.0 spaces per unit o 3 or more bedrooms: City of Fort Myers = 2.0 spaces per unit Surveyed Jurisdictions = 2.0 to 2.5 spaces per unit 8 Revised 04/08/2016

10 o Visitor Parking: City of Fort Myers = 1.0 space per 15 units Surveyed Jurisdictions = 0 to 1.5 spaces per 15 units As shown above, the City s requirements for residential parking spaces generally fall in the middle of the range required by the surveyed jurisdictions. The City of Fort Myers and some of the surveyed jurisdictions vary the retail parking space requirements based on the size of the commercial center with multiple tenants. o First 25,000 sq. ft.: City of Fort Myers = 1.0 spaces per 200 sq. ft. Surveyed Jurisdictions = 0.40 to 1.1 spaces per 200 sq. ft. o Additional 25,000 sq. ft.: City of Fort Myers = 1.0 spaces per 250 sq. ft. Surveyed Jurisdictions = 0.50 to 1.25 spaces per 250 sq. ft. As shown above, the City s requirements for retail parking spaces fall in the middle of the range of the surveyed jurisdictions. The following land use categories are not addressed in the City of Fort Myers parking code. o Drive-in Car Wash o Air Conditioned Storage o TV / Radio Stations o Libraries / Museums In general, there were no significant disparities in the requirements found in the City of Fort Myers LDC as compared to the surveyed jurisdictions. Recommendations The review of the LDC land use parking requirements resulted in the following recommendation. 1. No changes to the current parking space requirements of the LDC are recommended. 2. The City of Fort Myers should consider adopting parking space requirements for some or all of the following land use categories not currently included in the LDC. 9 Revised 04/08/2016

11 Potential Land Use and Parking Requirements Land Use Drive-in Car Wash Air Conditioned Storage TV / Radio Stations Libraries / Museums Minimum Number of Required Spaces 1 per stall or 5, whichever is greater 1 per 10,000 sq. ft., minimum 5 1 per 300 sq. ft., plus 1 per 3 studio audience members 1 per 300 sq. ft. 10 Revised 04/08/2016

12 Accessible (Handicap) Parking The ADA requirements for reserved parking spaces for disabled persons are provided in Section of the City of Fort Myers Land Development Code. The required number of accessible (handicap) parking spaces is as follows. Current Accessible (Handicap) Parking Requirements (1) Total Parking in Lot Required Number of Handicap Spaces 1 to to to to to to to to to to 1,000 2% of total Over 1,000 20, plus 1% of total over 1,000 Footnotes: (1) City of Fort Myers LDC, Section Comparison of Accessible (Handicap) Parking The parking space requirements set forth by the Americans with Disabilities Act (ADA) are provided in Appendix B. The adopted LDC was found to be consistent with the minimum requirements of the ADA. Recommendations Based on the accessible (handicap) parking space requirement review and findings, there are no recommendations for Code revisions. 11

13 Downtown Smart Code The Downtown Smart Code (DSC) specifies the minimum parking space requirements for the Downtown area (Appendix C). The Downtown minimum parking space requirements are provided in Chapter 118 Land Use Regulations, Article 8. Downtown Smart Code of the LDC and presented below. Current Required Parking Table (1) Urban General Urban Center, Urban Core Residential 1.5/dwelling unit 1.0/dwelling unit Lodging 0.75/room 0.5/room Office 1/350 sq. ft. of gross floor area 1/500 sq. ft. of gross floor area Retail 1/350 sq. ft. of gross floor area 1/500 sq. ft. of gross floor area Artisanal by planned unit development by planned unit development Institutional by planned unit development by planned unit development Footnote: (1) City of Fort Myers LDC, Section E. Comparison of Downtown Parking Requirements The City of Fort Myers parking space requirements within the Urban Center and Urban Core are less than those within the Urban General boundaries. In general, the Downtown Smart Code (DSC) requires fewer parking spaces than the rest of the City. Of particular concern to the City was how the DSC parking requirements of the residential and retail uses compare to the surveyed jurisdictions that have reduced parking rates in the downtown. For residential uses, the DSC requires 1.5 parking spaces per unit within the Urban General category and 1.0 parking space per unit within the Urban Center and Urban Core categories. Under retail, the DSC requires 1.0 parking space per 350 square feet in the Urban General area and 1.0 parking space per 500 square feet in the Urban Center and Core areas. The summary of the downtown parking requirements comparison between the City of Fort Myers and the surveyed jurisdictions is presented below and included in Appendix C. 12

14 Downtown Parking Requirements Comparison Residential and Retail Uses City of Fort Myers City of Cape Coral City of Coral Gables City of Miami City of Sarasota Residential Urban General 1.5/d.u. 1.0/d.u /d.u /d.u. 1.5/d.u. Urban Center/Core 1.0/d.u. 1.0/d.u /d.u /d.u. plus 1.0 visitor/10 d.u. 1.0/d.u. Retail Urban General 1.0/350 s.f. 0.9/350 s.f /350 s.f. 1.2/350 s.f. 1.0/350 s.f. Urban Center/Core 1.0/500 s.f /500 s.f /500 s.f. 1.5/500 s.f. 1.0/500 s.f. As shown above, the downtown parking requirements of the City of Fort Myers are similar to those of the surveyed jurisdictions. The required parking spaces from the surveyed jurisdictions range from 1.0 to 2.25 parking spaces for each residential unit within the downtown. The City of Fort Myers DSC (Chapter A.5.e.) also requires public parking spaces to be provided in order for properties to qualify for bonus density and increased height in the Urban Core. Developers will be responsible for making a monetary $20, contribution to the City for every ten parking spaces the City provides. In comparison, the City of Miami requires a minimum of one visitor parking space to be provided for every ten dwelling units by the development in higher density areas of the downtown. For retail, the surveyed jurisdictions require between 0.0 to 1.4 parking spaces per 350 square feet within the Urban General category and 0 to 1.7 parking spaces per 500 square feet of retail within the Urban Center and Urban Core areas. The City of Sarasota has identical residential and retail parking requirements as the City of Fort Myers. Recommendations Based on the above review, there are no recommendations for revisions to the Downtown Smart Code. 13

15 3. On-Street Parking in Residential Areas This task examined the issue of on-street parking in residential areas (excluding downtown) in the City of Fort Myers. The City is considering options to address on-street parking conflicts in residential neighborhoods. The City has received complaints from residents concerning on-street vehicles parking in residential neighborhoods. Complaints have been received from residents in gated communities where parking restrictions have been enforced by the Home Owners Association (HOA). The HOA enforcements have lead to the towing of vehicles that have been parked on-street, including in front of the vehicle owner s home. The primary resident complaint is that the towing of vehicles is extreme and excessive as there are limited options to accommodate guest or visitor parking that occasionally spill over into the street. Complaints have also been received regarding on-street parking near schools, playgrounds and churches. Complaints have been received, for example, that on-street parking of school-related vehicles (parents, visitors, etc.) has infiltrated residential neighborhoods with little or no policing during school hours. Residents, on the other hand, have been ticketed when their own vehicles are temporarily parked in front of their homes. On-Street Parking Chapter 86 Traffic and Vehicles, Article III. Stopping, Standing, Parking, Division 1. General, Section Parking in Residential Areas of the City of Fort Myers LDC addresses vehicular parking in residential areas, as shown in Appendix D. Current City of Fort Myers On-street Residential Parking Code On-street parking in residential areas is prohibited per Section Section states that vehicles are only allowed to be parked on private residential properties. For single-family residential properties, vehicles are only allowed to be parked or stored on the driveway or permitted improved parking surface of the lot. For multi-family properties, the parking or storage of automobiles in connection with occupants are limited to impervious surface areas of the designated lot. Therefore, on-street parking (inclusive of parking within the street right-of-way) in residential areas is prohibited, regardless of parking/stopping time or vehicle type. On-Street Parking Violations and Enforcement On-street parking violations typically occur when demand for residential parking spills over from driveways onto lawns and streets. Illegal parking in residential neighborhoods can occur, for example, during yard sales, birthday parties and family gatherings. However, parking violation 14

16 enforcement in residential neighborhoods throughout the City is often infrequent and usually, only in response to neighbor complaints. On-street parking restrictions within a private (non-gated or gated) residential community can be enforced by the Home Owner Association (HOA). The HOA parking restrictions may apply to both city-owned and privately-owned streets that are within that community. For city-owned streets, the general rule is that both City and HOA regulations are applicable. In cases where the HOA regulations differ from City regulations, the more restrictive regulations will control. Enforcement of parking violations becomes controversial, since HOAs are at times, very active and diligent in their enforcement. On-Street Parking Adjacent to Schools, Playgrounds and Churches On-site parking provided by schools can spill over onto the public thoroughfare. During student drop-offs in the morning and pick-ups in the afternoon, vehicles are, at times, parked in a queue on residential streets during these peak school times. The on-street queued vehicles impede the movement of thru traffic by narrowing the travel lanes and can block the designated bike lanes. Public playgrounds typically provide limited on-site parking and, at times, are unable to accommodate large gatherings of patron. Overflow vehicles typically park on-street or within the public rights-of-way adjacent to playgrounds. At times, parking churches can spill over onto residential streets during peak periods and special events. Residential Street Width One reason for off-street parking requirements is neighborhood appearance or the desire to keep vehicles out of sight and to keep the environment attractive. Another reason is a concern for safety. Streets cluttered by parked vehicles may be hazardous to drivers, cyclists and pedestrians. On-street obstruction and site distance problems are exacerbated where the residential street width is narrow. Traditional planning indicates that travel lanes be eleven (11) feet in residential areas with a minimum of seven (7) feet for on-street parking. As such, pavement width of at least thirty-six (36) feet would be needed on two-way streets with on-street parking on both sides. On-street parking in dense residential areas may accommodate parked vehicles with street widths of twenty-four (24) feet or less with parking on one side. There are no standard street widths that are universally valid, and each community must decide for itself what is acceptable to accommodate on-street parking. The City of Fort Myers Complete Street Guidelines, Chapter 4. Traveled Way Design recommends ten (10) foot travel lanes and seven (7) foot parking lanes in residential areas. The FDOT, Plans Preparation Manual recommends a minimum of ten (10) and eleven (11) foot travel 15

17 lanes and seven (7) foot parking lanes in residential areas. In comparison, typical residential streets in the City of Fort Myers have pavement widths of between sixteen (16) feet and twentythree (23) feet, plus grass shoulders. Recommendations Section prohibits on-street parking in residential areas for purposes that include safety and aesthetics. 1. It is recommended that Section be maintained, prohibiting on-street parking in residential areas. 2. The City should consult with the School Board and the particular school to identify and resolve on-street parking issues on a case-by-case basis. 3. The City should evaluate the alternatives to resolve on-street parking issues unique to the specific playgrounds and churches on a case-by-case basis. 4. If the City, neighborhoods, or specific land uses seeking to consider on-street parking allowances, a parking management and enforcement plan should be developed to address the specific parking circumstances of that neighborhood or land use on a case-by-case basis. If a neighborhood on-street parking management and enforcement plan is to be developed, the plan should include the following conditions. Design considerations including but not limited to: o Minimum of ten (10) foot travel lane adjacent to parking lane o Minimum of seven (7) foot parking lane City s role and level of participation Permanent parking versus temporary parking One-sided parking versus two-sided parking Parking time limits Parking signage, marking and lighting Traffic calming measures Administration and permits The resulting neighborhood parking management and enforcement plan must balance the wishes, safety and welfare of its residents. 16

18 Commercial Vehicles Parking in Residential Areas Commercial vehicle parking in residential districts is addressed under Sections and of the LDC, as shown in Appendix E. Current City of Fort Myers Commercial Vehicle Parking Code Section of the LDC limits parking of any commercial vehicle of 1½ tons or larger for a period of time in excess of two hours, except when loading or loading. Section (a).(1).o. of the LDC prohibits parking in areas in such a manner as to obstruct the free use of the streets by other vehicles or in such manner as to impede proper parking by any other vehicles or to impede traffic on the streets. The LDC restrictions on commercial vehicle parking in residential areas are summarized below. Current Parking In Residential Areas Summary Vehicle Type On-Street Parking Parking on Public Property/ R-O-W Parking on Private Property Parking Time Limit Parking Weight Limit Commercial Vehicles Prohibited per Section Prohibited per Section Section Allowed per Section hours per Section ½ tons or larger per Section A definition of commercial vehicle is not provided in the LDC. Rather, the LDC relies on a minimum weight limit to define a commercial vehicle. The Cities of Coral Gables and Sarasota define a commercial vehicle as a vehicle designed, used or maintained primarily for the transportation of property. The City of Fort Myers commercial vehicle weight criteria appears to be overly-restrictive as the average curb weight of a compact vehicle is close to 1½ tons (3,000 pounds). This criterion would qualify most vehicles on the road as a commercial vehicle. In comparison, the City of Sarasota considers a truck weighing 7,200 pound or more to be a commercial vehicle. In the City of Naples, the commercial vehicle is defined as any vehicle that has a rated load capacity of one (1) ton or more. Another issue with the code is that it is common for delivery trucks, service vehicles, landscaping trucks and the like to stop on-street or park within the City s rights-of-way. Section of the LDC limits the parking of vehicles on private residential properties. Section of the LDC allows commercial vehicles to park beyond the two-hour limit for purposes of loading or unloading. However, Section does not make clear as to whether the loading 17

19 and unloading is allowed while the commercial vehicle is parked off-street or on-street. Recommendations Recommendations to address the issues of commercial vehicle parking are as follow. 1. Provide a definition of commercial vehicle in the LDC. The following definition is recommended. Commercial vehicle means a vehicle designed, used or maintained primarily for the transportation of property. 2. Eliminate the reference to the 1½ ton or larger weight limit for commercial vehicles currently in the LDC. 3. Specify whether commercial vehicles are allowed to park on-street for purposes of loading or unloading. 18

20 EXHIBIT 1 City of Fort Myers Parking Review Parking Stall Dimensions Comparative Summary Municipality City of Fort Myers City of Cape Coral City of Coral Gables City of Miami City of Naples City of Sarasota City of Tampa Lee County Miami-Dade County Parking Stall Dimensions 90 (ft) 60 (ft) 45 (ft) 30 (ft) Parallel (ft) Handicap (ft) Width Length Width Length Width Length Width Length Width Length Width Length 10.0' 18.0' 10.0' 18.0' 10.0' 18.0' 8.0' 22.0' 12.0' 18.0' 9.0' 18.0' 9.0' 18.0' 9.0' 18.0' 9.0' 18.0' 12.0' 8.5' 18.0' 8.5' 18.0' 8.5' 18.0' 8.5' 18.0' 9.0' 20.0' 12.0' (1) 18.0' 8.5' 18.0' 8.5' 18.0' 8.5' 18.0' 8.5' 18.0' 12.0' (1) 18.0' 9.0' 18.0' 9.0' 20.1' 9.0' 19.1' 9.0' 16.8' 9.0' 20.0' 8.5' 18.0' 8.5' 18.0' 8.5' 18.0' 8.0' 22.0' (Standard) 9.0' 18.0' 9.0' 23.2' 9.0' 27.0' 9.0' 24.0' 12.0' (1) 18.0' (Compact) 8.0' 16.0' 8.0' 20.6' 8.0' 24.0' 8.0' 22.0' 9.0' 18.0' 8.5' 18.0' 8.5' 18.0' 8.5' 18.0' 8.0' 22.0' 12.0' 18.0' (Standard) 9.0' 19.0' 9.0' 19.0' 9.0' 19.0' 9.0' 19.0' 8.0' 23.0' (Compact) 7.5' 15.0' 7.5' 15.0' 7.5' 15.0' 7.5' 15.0' Footnote: (1) Based on the 2010 Florida Building Code.

21 EXHIBIT 2 City of Fort Myers Parking Review Parking Aisle Dimensions Comparative Summary Municipality 90 (1) Parallel Handicap City of Fort Myers 24.0' 17.0' 12.5' 22.0' (1) 5.0' City of Cape Coral 24.0' 20.0' 14.0' 12.0' 5.0' City of Coral Gables 22.0' 16.0' 12.0' 11.0' City of Miami 23.0' 12.8' 10.8' 10.0' City of Naples 24.0' 18'0" 13.0' 12.0' 12.0' City of Sarasota 22.0' 19.0' 16.0' City of Tampa (Standard) 24.0' 18.0' 11.0' 12.0' (Compact) 24.0' 18.0' 11.0' 12.0' Lee County Miami-Dade County Footnote: (1) Two-way aisle width (ft). Parking Aisle Dimensions One-Way Aisle Width (ft) 24.0' 18.0' 12.0' 12.0' 12.0' 22.0' 17.0' 12.0'

22 EXHIBIT 3 City of Fort Myers Parking Review Off-Street Parking Space Requirements Comparative Summary Use City of Fort Myers Land Development Code Downtown Smart Code City of Cape Coral City of Coral Gables City of Miami (T3-T6) Minimum Number of Required Spaces City of Sarasota Lee County City of Naples Land Development Code Downtown Zone Districts City of Tampa Single-Use Multi-Use Miami-Dade County Single-Family and Duplex Multifamily Assisted Living Facility Bed and Breakfast Dormitory, Sorority or Fraternity 1.5 per unit (Urban General), 2 per unit 1 per unit (Urban Core) 2 per unit 1 bedroom, 1.5 per unit 1.5 per unit (Urban Studio per unit 2 bedrooms, 2 per unit General), 1 bedroom per Visitor Parking, 1 per 15 1 per unit (Urban Core) unit 1 per 3 units or 0.39 per 1.5 per unit (Urban bed, General), 1 per 4 beds, plus 1 per whichever is higher 1 per unit (Urban Core) employee 1 per unit, plus 1 per manager 1 per 2 students (maximum occ.) plus 1 per manager 0.75 per unit (Urban General), 0.5 per unit (Urban Core) 0.75 per unit (Urban General), 0.5 per unit (Urban 1 per room, plus 2 per permanent residents 1 per bedroom or 1 per 2 beds, whichever is greater 1 per unit (roofed structure), 2 per unit for townhouses 1.75 per unit, 2.25 per unit for 3 or more bedroom units 1 per full-time employee, plus 2 per 5 beds 1 space, plus 1 per sleeping room 1-2 per unit 1-2 per unit, plus 1 visitor parking per 10 or 15 units 2 per unit, plus 1 per every 10 units for visitors 1 per staff member, plus 1 per four residents 1 per 2 beds 2 per d.u., 1.5 per d.u. for age-restricted developments 2 per d.u., 1.5 per d.u. for age-restricted developments 0.5 per bed 1 per guest unit plus 2 per d.u. 0.5 per bed 1.5 per d.u. in DTN, 1.0 in DTNE, DTE, DTC and DTB 1 per unit 2 per unit 2 per unit 1.5 per d.u. in DTN, 1.0 in DTNE, DTE, DTC and DTB 1 per unit 2 per unit 2 per unit 1.5 per d.u. in DTN, 1.0 in DTNE, DTE, DTC and DTB 1 per 4 patients 0.54 per unit 0.41 per unit 1 per 2 beds, plus 1 per 2 employees 1.0 per d.u. in DTN, 0.5 in DTNE, DTE, DTC and DTB 1 per 3 rooms 1.2 per unit 1 per room 1.0 per d.u. in DTN, 0.5 in DTNE, DTE, DTC and DTB 1 per unit Mobile Home Park Rooming, Lodging and Boarding Houses 2 per unit 1 per unit, plus 1 per manager 1.5 per unit (Urban General), 1 per unit (Urban Core) 2 per unit 0.75 per unit (Urban General), 0.5 per unit (Urban Core) 1 per bedroom or 1 per 2 beds, whichever is greater 1 and 1/8 per sleeping room 1 per every two units, plus 1 visitor parking per 5 or 10 units 1.75 per unit for first 100, 1 per unit for next 150, and.25 per unit for all over per manufactured home lot, plus 1 per per d.u. in DTN, 0.5 sq. ft. offices, laundry, recreation, etc. in DTNE, DTE, DTC and DTB 1 per unit 2 per unit 2 per unit 1.0 per d.u. in DTN, 0.5 in DTNE, DTE, DTC and DTB 1 per 4 beds 1 per room Residential Care Facilities Retail: First 25,000 sq. ft. Retail: Additional > 25,000 sq. ft. Auto / Truck Drive-in Oil Change Auto / Truck Repair Auto / Truck Sales Auto / Truck Washing Banks / Financial Institutions Bar / Cocktail Lounge Barbershop / Salon Drive-up Facilities Bank / Financial Institutions 1 per 5 beds, minimum 2 spaces 1 per 200 sq. ft. 1 per 250 sq. ft. 4 per bay, plus 1 per employee 1 per 300 sq. ft., minimum of 5 customer spaces 1 per 300 sq. ft. 1 per 300 sq. ft. 1 per 3 seats 3 per operator or 1 per 100 sq. ft., whichever is 1 per 300 sq. ft. plus stacking lanes as follows: 1.5 per unit (Urban General), 1 per unit (Urban Core) 1 per 4 beds, plus 1 per employee 1 per full-time employee, plus 2 per 5 beds 1 per staff member, plus 1 per four residents 1 per 2 beds 1 per 350 sq. ft. (Urban General), 1 per 500 sq. ft. (Urban Core) 4 per 1,000 sq. ft. 1 per 250 sq. ft. 3 per 1000 sq. ft. 5.5 per 1,000 sq. ft. 1 per 350 sq. ft. (Urban General), 1 per 500 sq. ft. (Urban Core) 4.5 per 1,000 sq. ft. 1 per 250 sq. ft. 3 per 1000 sq. ft. 1 per 350 sq. ft. (Urban General), 1 per 500 sq. ft. (Urban 1 per 350 sq. ft. (Urban General), 1 per 500 sq. ft. (Urban Core) 5 per 1,000 sq. ft. over 300,000 sq. ft. 0.5 per bed 1 per 250 sq. ft for shopping centers, 1 per 300 sq. ft. for malls 2 per 250 sq. ft for shopping centers, 1 per 300 sq. ft. for malls 1.0 per d.u. in DTN, 0.5 in DTNE, DTE, DTC and DTB 1 per 4 patients 1 per unit 0.59 per unit 1 per 350 sq. ft. in DTN, 1 per 500 sq. ft. in DTNE, DTEM, DTC AND DTB 1 per 350 sq. ft. in DTN, 1 per 500 sq. ft. in DTNE, DTEM, DTC AND DTB 1 per 500 sq. ft. 1 per 500 sq. ft. 1 per 250 sq. ft. 1 per 350 sq. ft. " " 1.5 per service bay 2 per bay, plus 1 per employee 1 per 250 sq. ft. 1 per 300 sq. ft. 1 per 350 sq. ft. " " 1 per 500 sq. ft. 1 per 250 sq. ft. 1 per 400 sq. ft. total 1 per 300 sq. ft. office, 1 showroom, parts and floor area, plus 1 per per 600 sq. ft. service areas, plus 1 per 1,500 sq. ft. outdoor showroom, plus 1 per 2,000 sq. ft. outdoor sales area 500 sq. ft. other 1 per 300 sq. ft. display area " " 1 per 500 sq. ft. 4 per service bay, plus 1 per employee 2.5 per 1,000 sq. ft., minimum of 5 (dead storage = 1 per 1,000 sq. ft.) 2.5 per 1,000 sq. ft. 1 per 2 beds, plus 1 per 2 employees 1 per 250 sq. ft. and 1 per 350 sq. ft. in malls 1 per 250 sq. ft. and 1 per 350 sq. ft. in malls 3 per first 2,500 sq. ft., plus 1 per additional 3 per first 2,500 sq. ft., plus 1 per additional 500 sq. ft. 3 per first 2,500 sq. ft., plus 1 per 500 sq. ft. and 3 per 5,000 sq. ft. of open lot 3 per first 2,500 sq. ft., plus 1 per additional 500 sq. ft. 1 per 250 sq. ft. and 1 per 350 sq. ft. in malls 1 per 350 sq. ft. (Urban General), 1 per employee, plus 1 per 500 sq. ft. (Urban required stacking 1 per 250 sq. ft. 1 per 300 sq. ft. 1 per 350 sq. ft. " " 1 per 500 sq. ft. 1.5 per car stall 1 per 350 sq. ft. (Urban 1 per 250 sq. ft. of office General), 1 per 300 sq. ft. 1 per 250 sq. ft. 1 per 300 sq. ft. area " " 1 per 500 sq. ft. 3 per 1,000 sq. ft. 2.5 per 1,000 sq. ft. 1 per 350 sq. ft. (Urban General), 1 per 100 sq. ft., plus 1 1 per 500 sq. ft. (Urban per 4 outdoor seats 1 per 250 sq. ft. 1 per 100 sq. ft. 1 per 100 sq. ft. " " 1 per 500 sq. ft. 21 per 1,000 sq. ft. 14 per 1,000 sq. ft. 1 per 50 sq. ft. 1 per 350 sq. ft. (Urban General), 1 per 500 sq. ft. (Urban 3 per chair or 1 per 100 sq. ft., whichever is greater 1 per 250 sq. ft. 1 per 300 sq. ft. 1 per chair, plus 1 per 250 sq. ft. " " 1 per 500 sq. ft. 3 per chair, or 1 per 100 sq. ft., whichever is greater 1 per 350 sq. ft. (Urban General), 1 per 500 sq. ft. (Urban 1 per 500 sq. ft. Stacking as follows: 8 cars per first window, plus 5 cars per each additional 1 per 300 sq. ft. 1 per 300 sq. ft. 1 per 500 sq. ft. 5 per window 1 per 250 sq. ft. and 1 per 350 sq. ft. in malls

23 EXHIBIT 3 City of Fort Myers Parking Review Off-Street Parking Space Requirements Comparative Summary Use Drive-in Car Wash City of Fort Myers Land Development Code Downtown Smart Code 1 per 500 sq. ft per room, 1 per 3 seats of restaurant, and 1 per 8 seats for banquet hall (max. City of Cape Coral City of Coral Gables City of Miami (T3-T6) Minimum Number of Required Spaces City of Sarasota Lee County City of Naples Land Development Code Downtown Zone Districts City of Tampa Single-Use Multi-Use 1 per stall or 5, whichever is greater 10 per lane, minimum of 5 preceeding menu Restaurants 10 cars per service lane 1 per 500 sq. ft. 1 per 100 sq. ft. 1 per seat Photo Drop-off 3 cars 1 per 500 sq. ft. 1 per 300 sq. ft. 1 per 500 sq. ft. All Other 5 cars per service lane 1 per 500 sq. ft. 1 per 300 sq. ft. 1 per 500 sq. ft. 5 per service lane 1 per 350 sq. ft. (Urban 1 per 4 seats or 1 per 25 1 per 350 sq. ft. in DTN, Funeral Homes, General), sq. ft., whichever is 1 per 4 seats, plus 1 for 1 per 4 seats, or 1 per 4 1 per 500 sq. ft. in Crematories, 1 per 500 sq. ft. (Urban greater, plus 1 per each 40 sq. ft. for occupants, whichever is 1 per 5 seats, or 1 per DTNE, DTEM, DTC AND and Mortuaries 1 per 250 sq. ft. Core) employee temporary seating area higher 60 sq. ft DTB 1 per 500 sq. ft. Furniture, Appliances, Carpet Stores Hotel / Motel Nurseries Offices Sit-down Restaurants Fast-food Restaurant Apparel Shop 1 per 350 sq. ft. (Urban 1 per 300 sq. ft., plus 1 General), per 1,500 sq. ft. outdoor 1 per 500 sq. ft. (Urban area (1 per 600 sq. ft. Core) dead storage) 1 per 250 sq. ft. 1 per 500 sq. ft. 1 per 250 sq. ft. " " 1 per 500 sq. ft per unit (Urban General), 0.5 per unit (Urban Core) 1 per room, plus 1 per 2 employees 1 and 1/8 per sleeping room 1 per 350 sq. ft. (Urban 1 per 300 sq. ft., plus 1 General), per 1,000 sq. ft. outdoor 1 per 500 sq. ft. (Urban area Core) 1 per 350 sq. ft. (Urban General), 1 per 250 sq. ft. 1 per 500 sq. ft. (Urban 1 per 300 sq. ft. 1 per 300 sq. ft. 1 per 350 sq. ft. (Urban 1 per 3 seats (max. General), occupancy) 1 per 500 sq. ft. (Urban 1 per 2 seats (max. 1 per 350 sq. ft. (Urban occupancy), plus 10 cars General), per service lane 1 per 500 sq. ft. (Urban 1 per 300 sq. ft. 1 per 350 sq. ft. (Urban General), 1 per 500 sq. ft. (Urban 1 per every two units, plus 1 visitor parking per 5 or 10 units 1.75 per unit for first 100, 1 per unit for next 150, and.25 per unit for all over per guest units, plus spaces for accessory uses DTB 1 per 300 sq. ft., plus 1 per 1,500 sq. ft. outdoor area 1 per 250 sq. ft. 1 per 300 sq. ft. 1 per 250 sq. ft. 1.0 per d.u. in DTN, 0.5 in DTNE, DTE, DTC and 1 per 350 sq. ft. in DTN, 1 per 500 sq. ft. in DTNE, DTEM, DTC AND DTB 1 per 4 seats, or 4 per 250 sq. ft., whichever is greater 1 per 250 sq. ft., minimum 5 1 per 350 sq. ft. 1 per 3 rooms (Hotel) 1 per sleeping unit (Motel) 1.2 per room 1 per 500 sq. ft. Miami-Dade County 1 per 250 sq. ft. and 1 per 350 sq. ft. in malls 3 per first 2,500 sq. ft., plus 1 per 500 sq. ft. and 3 per 5,000 sq. ft. of additional space 1 per room 40 rooms, 1 per every 2 rooms, plus 1 per every 4 employees 8 for first acre, plus 1 per 2 acres ( 10) and 1 per 5 acres (< 10 ) 1.25 and 3 per 1000 sq. ft. 1 per 300 sq. ft. 1 per 350 sq. ft. " " 1 per 1,000 sq. ft. 1 per 300 sq. ft. 1 per 350 sq. ft. 1 per 300 sq. ft. 1 per 100 sq. ft., plus 1 per 4 outdoor seats 12 per 1,000 sq. ft. 1 per 100 sq. ft. 1 per 150 sq. ft. " " 0 per seat 14 per 1,000 sq. ft per 1,000 sq. ft. 1 per 50 sq. ft. 1 per 100 sq. ft., plus 1 per 4 outdoor seats 12 per 1,000 sq. ft. 1 per 100 sq. ft. 1 per 300 sq. ft. " " 0 per seat 13 per 1,000 sq. ft. 1 per 250 sq. ft. 1 per 200 sq. ft. (1 per 600 sq. ft. dead storage) 1 per 250 sq. ft. 1 per 300 sq. ft. 1 per 250 sq. ft. " " 1 per 500 sq. ft. 1 per 250 sq. ft., minimum of 5 1 per 350 sq. ft. 1 per 250 sq. ft. and 1 per 350 sq. ft. in malls Convenience Store Department Store Gasoline Service Stations Grocery Store / Supermarkets Mobile Home / Recreational Vehicle Sales Studios (Dance, Art, etc) Teen Club Establishments All Other Retail 1 per 200 sq. ft. 1 per 300 sq. ft. 1 per 300 sq. ft. 1 per 150 sq. ft. 1 per 300 sq. ft. 1 per 300 sq. ft. 1 per 300 sq. ft. 1 per 300 sq. ft. 1 per 350 sq. ft. (Urban General), 1 per 500 sq. ft. (Urban 1 per 500 sq. ft., plus 1 Core) per 4 outdoor seats 1 per 250 sq. ft. 1 per 300 sq. ft. 1 per 250 sq. ft. " " 1 per 500 sq. ft. 1 per 350 sq. ft. (Urban General), 1 per 500 sq. ft. (Urban 1 per 350 sq. ft. (Urban General), 1 per 500 sq. ft. (Urban 1 per 350 sq. ft. (Urban General), 1 per 500 sq. ft. (Urban 1 per 350 sq. ft. (Urban 1 per 400 sq. ft. total General), floor area, plus 1 per 1 per 500 sq. ft. (Urban 1,5000 sq. ft. outdoor Core) sales area 1 per 350 sq. ft. (Urban General), 1 per 200 sq. ft., minimum of 5 (1 per 4 fuel pumps will be credited towards req.) 1 per 200 sq. ft. (1 per 600 sq. ft. dead storage) 1 per 250 sq. ft. 1 per 300 sq. ft. 1 per 250 sq. ft. " " 1 per 500 sq. ft. 1 per 250 sq. ft. 2.5 per 1,000 sq. ft. 2 per bay, plus 1 per employee 1 per 250 sq. ft. 1 per 300 sq. ft. 1 per 250 sq. ft. " " 1 per 500 sq. ft. 1 per 200 sq. ft. (1 per 600 sq. ft. dead storage) 1 per 250 sq. ft. 1 per 100 sq. ft. 1 per 250 sq. ft. " " 1 per 500 sq. ft. 1 per 250 sq. ft. showroom, parts and 1 per 300 sq. ft. office, service areas, plus 1 per plus 1 per 1,000 sq. ft. 2,000 sq. ft. outdoor other 1 per 300 sq. ft. display area " " 1 per 500 sq. ft. 1 per 250 sq. ft, minimum 5 1 per 350 sq. ft. 1 per 700 sq. ft., minimum of 5 (dead storage at 1 per 1,500 sq. ft.) 1 per 250 sq. ft., minimum of 3 1 per 250 sq. ft. and 1 per 350 sq. ft. in malls 1 per 250 sq. ft., minimum of 3 1 per 250 sq. ft. and 1 per 350 sq. ft. in malls 5 per first 5,000 sq. ft., plus 1 per 500 sq. ft. 1 per 500 sq. ft. (Urban 1 per 300 sq. ft. 1 per 250 sq. ft. 1 per 300 sq. ft. 1 per 350 sq. ft. " " 1 per 500 sq. ft. 3 per 1,000 sq. ft. 1 per 100 sq. ft. 1 per 350 sq. ft. (Urban General), 1 per 500 sq. ft. (Urban Core) 1 per 300 sq. ft. 1 per 250 sq. ft. 1 per 300 sq. ft. 1 per 350 sq. ft. " " 1 per 10 seats / persons 1 per 100 sq. ft. 1 per 350 sq. ft. (Urban General), 1 per 500 sq. ft. (Urban Core) 1 per 300 sq. ft. 1 per 250 sq. ft. 1 per 300 sq. ft. 1 per 250 sq. ft. " " 1 per 500 sq. ft.

24 EXHIBIT 3 City of Fort Myers Parking Review Off-Street Parking Space Requirements Comparative Summary Use Public Schools Private, Parochial, Elementary, and Junior High High School College / University Business Training Child Care and Elderly Centers City of Fort Myers Land Development Code Downtown Smart Code State law requirements 1 per employee, plus 1 per every 40 students 1 per employee, plus 1 per every 10 students City of Cape Coral By planned unit development By planned unit development By planned unit development 1 per employee, 1 per every 5 students, plus 1 per every 4 auditorium By planned unit seats development 1 per employee, plus 1 By planned unit per every 3 students development 1 per staff member, plus 1 per 10 children / elderly persons 1 per 25 classroom seats 1 per 10 classroom seats City of Miami (T3-T6) City of Coral Gables 1 per full-time employee, plus 1 per 4 students aged 16 or older (max. capacity) 1 per faculty/staff member, 1 visitor per 1 per full-time employee 100 students 1 per full-time 1 per faculty/staff employee, plus 1 per 4 member, 1 visitor per students aged 16 or 100 students, 1 per 5 older (max. capacity) students (>10th Grd.) Minimum Number of Required Spaces City of Sarasota Lee County City of Naples Land Development Code Downtown Zone Districts City of Tampa Single-Use Multi-Use 1 per faculty/staff member, 1 visitor per 100 students " " 1 per 10 seats State law requirements 1 per 10 seats in auditorium, plus 1 per every classroom 1 per 8 seats in auditorium, plus 2 per every classroom 2 per classroom, plus spaces for accessory uses " " 1 per 10 seats 6 per class room, plus spaces for accessory buildings " " 1 per 10 seats 1 per employee, plus 1 per every 40 students 1 per employee, plus 1 per every 10 students 1 per 10 students (design capacity) 1 per student station 1 per faculty/staff member, 1 visitor per 100 students, 1 per student 10 per classroom, plus spaces for accessory buildings " " 1 per 10 seats 1 per employee, plus student parking per school regulations 1 per employee, plus 1 per 250 sq. ft. 1 per 300 sq. ft. " " 1 per 500 sq. ft. 2 per 100 sq. ft. 1 per 100 sq. ft. 1 per 300 sq. ft., plus 1 per employee 1 per 100 sq. ft. (children) 1 per 300 sq. ft. (adults) 1 per unit/operator and 1 per employee, plus 1 drop-off space per 10 clients 1 per 300 sq. ft. 1 per 300 sq. ft. plus 3 spaces for off-street loading and unloading " " 1 per 500 sq. ft. 2 per employee Miami-Dade County 1.25 times the number of employees and transport vehicles 1 per 200 sq. ft., plus 2 per 3 sleeping rooms, plus 1 per 4 employees 1 per 200 sq. ft., plus 2 per 3 sleeping rooms, plus 1 per 4 employees 1 per 500 sq. ft., or equal to employees and transport vehicles, whichever is greater Convalescent / Nursing Homes Medical / Dental Offices Medical Clinic Public / Private Hospitals Air Conditioned Storage 1 per 3 beds, minimum of 5 spaces 1 per 200 sq. ft. 1.5 per unit (Urban General), 1 per unit (Urban Core) 1 per 4 beds 1 per full-time employee, plus 1 per 3 beds 1 per 350 sq. ft. (Urban General), 1 per 500 sq. ft. (Urban 1 per 300 sq. ft. 1 per 300 sq. ft. 1 per 175 sq. ft. 1 per 200 sq. ft., plus 1 per full-time employee 1 per staff member, plus 1 per four residents 1 per 2 beds 0.5 per bed " " 1 per 4 patients 1.12 per unit 1 per unit 1 per 175 sq. ft. gross leaseable area " " 1 per 200 sq. ft. < 3,000 sq. ft. 1 per 250 sq. ft. < 5,000 sq. ft. 1 per 300 sq. ft. < 10,000 sq. ft. 1 per 350 sq. ft. < 20,000 sq. ft. 1 per 400 sq. ft. > 20,000 sq. ft. " " 2 per bed (maximum capacity) 1 per 300 sq. ft. 2 per patient bed 1.5 per bed 1.5 per bed " " 1 per 6 patient beds 1 per 10,000 sq. ft., minimum 5 1 per 300 sq. ft. office, plus 1 per 1,000 sq. ft. other 1 per 300 sq. ft. office area, plus 1 per 1,500 sq. ft. floor area " " 1 per 100 storage units Bottling / Canning Plants 1 per 500 sq. ft. 1 per employee (largest shift) or 1 per 1,000 sq. ft., whichever is greater Commercial Laundries 1 per 500 sq. ft. " " 1 per employee on 0.25 per bed, plus 1 per Essential Service Facilities largest shift 250 sq. ft. " " Lumberyards 1 per 500 sq. ft. " " Manufacturing / Industrial Uses 1 per 500 sq. ft. 1 per employee (largest 1 per 300 sq. ft. office, shift) or 1 per 1,000 sq. plus 1 per 1,000 sq. ft. ft., whichever is greater other 1 per 2 beds, plus 1 per 2 employees 3 per each doctor / dentist 4.5 per 1,000 sq. ft. 4 per 1,000 sq. ft. 1 per 300 sq. ft. 1 per bed, plus 1 per employee on largest shift 1 per 25 storage units, minimum of 5 1 per bed for first 300 beds and 1 per every 2 beds after, plus 1 for every 3 employees 1 per 300 sq. ft. office, plus 1 per 1,000 sq. ft. other " " 1.75 per 1,500 sq. ft. 1.5 per 1,500 sq. ft. 1 per 1,000 sq. ft. 1 per employee on largest shift 1 per 1,000 sq. ft. for first 10,000, plus 1 per 2,000 sq. ft. 1 per 500 sq. ft. " " 1.75 per 1,500 sq. ft. 1.5 per 1,500 sq. ft. 2 per 5,000 sq. ft., or 1 per 2 employees, whichever is greater Printing / Engraving Plants 1 per 500 sq. ft. Processing / Warehousing 1 per 500 sq. ft. 1 per employee (largest 1 per 300 sq. ft. office, shift) or 1 per 1,000 sq. plus 1 per 1,000 sq. ft. ft., whichever is greater other 1 per 1,000 sq. ft. or 1 per employee, whichever is greater 1 per 300 sq. ft. office, plus 1 per 1,000 sq. ft. other 1 per 1,000 sq. ft. for first 10,000, plus 1 per 2,000 sq. ft. 1 per 500 sq. ft. " " 1 per 1,000 sq. ft. for first 10,000, plus 1 per 2,000 sq. ft. 1 per 300 sq. ft. office area, plus 1 per 1,500 sq. ft. floor area " " 1.25 per 1,500 sq. ft per 1,500 sq. ft. 1 per 1,000 sq. ft. up to 10,000 sq. ft., plus 1 per 2,000 sq. ft.; minimum 2 per bay

25 EXHIBIT 3 City of Fort Myers Parking Review Off-Street Parking Space Requirements Comparative Summary Use Research / Testing Labs Terminal, Flight TV / Radio Stations City of Fort Myers Land Development Code Downtown Smart Code 1 per 500 sq. ft. City of Cape Coral 1 per 600 sq. ft. 1 per 500 sq. ft. Minimum Number of Required Spaces City of Sarasota Lee County City of Coral Gables City of Miami (T3-T6) City of Naples Land Development Code Downtown Zone Districts City of Tampa Single-Use Multi-Use 1 per 300 sq. ft. office, plus 1 per 1,000 sq. ft. other " " 1 per 60 sq. ft., up to 1 per tie-down 47,000 sq. ft., plus 1 per (helliport/hellistop) 100 sq. ft. " " Determined by Director 1 per 300 sq. ft., plus 1 per 3 studio audience members (max. cap.) " " Miami-Dade County Warehousing (mini) 1 per 300 sq. ft. in manager's office, minimum 5 spaces 1 per 10,000 sq. ft., minimum 5 1 per 300 sq. ft. office, plus 1 per 1,000 sq. ft. other 1 per 300 sq. ft. office area, plus 1 per 1,500 sq. ft. floor area " " 1.25 per 1,500 sq. ft., minimum 5 1 per 5,000 sq. ft. for first 20,000 sq. ft., 1 per 10,000 sq. ft. thereafter 1 per 1,000 sq. ft. or 1 per employee, 1 per 300 sq. ft. office, plus 1 per 1,000 sq. ft. Wholesale Establishments 1 per 500 sq. ft. whichever is greater other 1 per 500 sq. ft. " " 1.25 per 1,500 sq. ft per 1,500 sq. ft. 1 per 600 sq. ft. All Other Industrial 1 per 500 sq. ft. " " 1.75 per 1,500 sq. ft. 1.5 per 1,500 sq. ft. Arcade, Games 1 per 200 sq. ft. 1 per 500 sq. ft. 1 per 5 fixed seats or 1 per 300 sq. ft., whichever is greater 1 per 250 sq. ft. " " 1 per 1,500 sq. ft. land, plus 1 per 500 sq. ft. structure 4 per 1,00 sq. ft. 3.5 per 1,000 sq. ft. 1 per 250 sq. ft. Boat Ramps Minimum 10 spaces (10 ft. wide by 40 ft. long) Minimum 10 spaces (10 ft. wide by 40 ft. long) " " 10 per ramp Bowling Alleys 4 per alley 4 per lane, plus requirements for other uses 1 per 5 fixed seats or 1 per 300 sq. ft., whichever is greater 15 per alley " " 1 per 1,500 sq. ft. land, plus 1 per 500 sq. ft. structure 4 per lane 1 per 250 sq. ft. Commercial /Amusement Indoor 1 per 100 sq. ft. 1 per 250 sq. ft. Outdoor Community Center Dance Halls Driving Range Flea Markets / Farmer's Markets Golf Course (regulation) Health Club Libraries / Museums Marinas Miniature Golf Parks (public or private) Skating Rinks To be determined by board of adjustments 8 per acre 1 per 4 seats 1 per 500 sq. ft. 1 per tee 3 per 1,000 sq. ft. 6 per hole, plus requirements for other uses 1 per 5 fixed seats or 1 per 300 sq. ft., whichever is greater " " 1 per 250 sq. ft. floor area, plus per 1,000 sq. ft. yard area " " 1 per 250 sq. ft. floor area, plus per 1,000 sq. ft. yard area " " 1 per 4 visitors during peak use periods 1 per 250 sq. ft. " " 1 per 5 fixed seats or 1 per 300 sq. ft., whichever is greater " " 1 per tee, plus 1 per per 4 visitors during sq. ft. of building area peak use periods 1 per 100 sq. ft. of display area 1 per 250 sq. ft. floor area, plus per 1,000 sq. ft. yard area " " 1 per 350 sq. ft. land area delineated to such use " " 1 per tee, plus 1 per per hole, 1 per 18 sq. ft. of building area linear feet of bleachers 5 per hole, plus 1 per 200 sq. ft. restaurant, plus 1 per 300 sq. ft. clubhouse 6 per hole, plus 1 per 250 sq. ft. floor area " " 1 per 150 sq. ft. " " 1 per 2 wet slips, plus 1 per 3 dry slips 3 per hole, plus requirements for other uses To be determined by case 1 per 300 sq. ft. 1 per 300 sq. ft. " " 1 per 500 sq. ft. storage, 1 per dry slip, 1 per 4 1 per 3 slips, and 1 per 1 per slip, plus 1 per 350 wet slips, plus 1 per every 3 seats on charter sq. ft. facilities every live-aboard slip boat " " 1 per slip, 1 per 4 storage stalls 3 per hole, plus 1 per 200 sq. ft. of building area 1 per acre (Neighborhood), 5 per acre, plus 1 per 100 sq. ft. 1 per 300 sq. ft. 1 per 4 visitors during peak use periods 1 per 4 visitors during peak use periods 1 per 5 fixed seats or 1 per 300 sq. ft., whichever is greater 5 per hole, plus 1 per 500 sq. ft. restaurant 1 per 250 sq. ft. floor area, plus per 1,000 sq. ft. yard area " " 1 per 10 acres, plus 1 per 300 sq. ft. floor area " " 1 per 250 sq. ft. floor area, plus per 1,000 sq. ft. yard area " " 1 per 1,500 sq. ft. land, plus 1 per 500 sq. ft. structure 10 per amusement ride 1 per 250 sq. ft. 1 per 1,500 sq. ft. land, plus 1 per 500 sq. ft. structure 10 per amusement ride 1 per 4 persons 1 per 1,500 sq. ft. land, plus 1 per 500 sq. ft. structure 1 per 100 sq. ft. 1 per 100 sq. ft. 1 per 1,500 sq. ft. land, plus 1 per 500 sq. ft. structure 1 per 1,500 sq. ft. land, plus 1 per 500 sq. ft. structure 1 per 100 sq. ft. (indoor) 5 per booth (outdoor) 1 per 1,500 sq. ft. land, plus 1 per 500 sq. ft. structure 6 per hole 1 per 1,500 sq. ft. land, plus 1 per 500 sq. ft. structure 7 per 1,000 sq. ft. 5 per 1,000 sq. ft. 3 per hole, plus 3 additional Equal to 50% of public floor area 3 per 1,000 sq. ft. 1 per 250 sq. ft. 1 per 2 wet slips, 1 per 5 dry stalls, 2 per 3 liveaboards 1 per 2 boat slips, 1 per live-aboard boat slip, and 1 per 3 boat racks 1 per 1,500 sq. ft. land, plus 1 per 500 sq. ft. structure 1.5 per hole 1 per 1,500 sq. ft. land, plus 1 per 500 sq. ft. structure 1 per 1,500 sq. ft. land, plus 1 per 500 sq. ft. structure 4 per 1,000 sq. ft. 3.5 per 1,000 sq. ft. 1 per 250 sq. ft.

26 EXHIBIT 3 City of Fort Myers Parking Review Off-Street Parking Space Requirements Comparative Summary Use Tennis, Handball, and Racquetball Facilities Theaters (movies) Single Screen Multi Screen Auditoriums / Arenas Churches Non-worship Space Jail / Stockades Private Clubs or Lodges City of Fort Myers Land Development Code Downtown Smart Code 2 per court, plus requirements for other uses 1 per 2 seats, plus 5 spaces for employees 1 per 3 seats, plus 5 spaces for employees City of Cape Coral 4 per court, plus 1 per 200 sq. ft. of building area 1 per 300 sq. ft. 1 per 300 sq. ft. 1 per 4 seats 1 per 300 sq. ft. 1 per 4 seats 1 per 4 seats City of Coral Gables 3 per court, plus 1 per 18 linear feet of bleachers 1 per 5 fixed seats or 1 per 300 sq. ft., whichever is greater 1 per 5 fixed seats or 1 per 300 sq. ft., whichever is greater 1 per 5 fixed seats or 1 per 300 sq. ft., whichever is greater 1 per 5 fixed seats, plus 1 per 50 sq. ft. assembly area City of Miami (T3-T6) Minimum Number of Required Spaces City of Sarasota Lee County City of Naples Land Development Code Downtown Zone Districts City of Tampa Single-Use Multi-Use 1 per 250 sq. ft. floor area, plus per 1,000 sq. ft. yard area " " 1 per 4 seats " " 1 per 4 seats, or 1 per 4 occupants, whichever is higher 1 per 4 seats " " 1 per 4 seats, or 1 per 4 occupants, whichever is higher 1 per 4 seats " " 1 per 1,500 sq. ft. land, plus 1 per 500 sq. ft. structure 3 per court, plus 3 per spectator 4 per court Miami-Dade County 1 per 1,500 sq. ft. land, plus 1 per 500 sq. ft. structure 1 per 4 seats 1 per 4 seats 1 per 100 sq. ft. 1 per 1,500 sq. ft. land, plus 1 per 500 sq. ft. structure 1 per 4 seats 1 per 4 seats 1 per 100 sq. ft. 1 per 4 fixed seats, plus 1 per 4 seats, or 1 per 4 1 per 100 sq. ft. occupants, whichever is temporary seating floor higher space " " 1 per 5 persons / seats 1 per 4 seats 1 per 4 seats 1 per 4 seats 1 per 4 seats, or 1 per 4 occupants, whichever is 1 per 5 seats, or 1 per higher 60 sq. ft. " " 1 per 8 persons / seats 1 per 3 seats 1 per 5 seats 1 per 100 sq. ft. 1 per 4 seats, or 1 per 4 occupants, whichever is higher " " 1 per 10 seats / persons 1 per 100 sq. ft. 1 per 100 sq. ft. 1 per 300 sq. ft. 1 per 300 sq. ft. 1 per employee, plus 1 space per 25 inmates " " 1 per 300 sq. ft. or 1 per 4 seats, whichever is 1 per 300 sq. ft. 1 per 250 sq. ft. 1 per 200 sq. ft. " " 1 per 10 seats / persons 1 per 100 sq. ft. 1 per 100 sq. ft. Animal Boarding / Kennels Minimum 5 spaces 1 per 300 sq. ft. 1 per 250 sq. ft. 1 per 350 sq. ft. " " Minimum 5 spaces Animal Control Facilities Minimum 5 spaces " " Veterinary Clinics 5 per veterinarian, plus 1 per employee 5 per veterinarian, plus 1 per employee 1 per 250 sq. ft. " " 5 per veterinarian, plus 1 per employee

27 APPENDIX A Municode Parking Stall Dimensions City of Fort Myers City of Cape Coral City of Coral Gables City of Miami City of Naples City of Sarasota City of Tampa Lee County Miami-Dade County

28 City of Fort Myers

29 Parking facility dimensions and accessibility. A. The following minimum dimensions for parking facilities shall apply: Stall and Aisle Dimensions Aisle to Stall Stall Stall Aisle** Angle Width Length Width 90 10'0" 18'0" 24'0" (two-way) 60 10'0" 18'0" 17'0" (one-way only) 45 10'0" 18'0" 12'6" (one-way only) 8'0" 22'0" 22'0" (parallel parking) Handicap Parking 12'0" 18'0" 5' **Note: Aisle width for 60 and 45 angle parking must be a minimum of 20 feet if used as a fire access roadway to a building. (See Illustrations , and for illustrations of parking.) Parking lots may need fire truck turning radii. (See section 40-8(c)). Access aisle width for off-street areas may be a minimum of 20 feet wide if there is no parking along it. B. The following shall apply to all uses except single- or duplex-family dwellings: 1. All off-street parking facilities shall be so arranged that no vehicle shall have to back into the right-of-way of any street. 2. Each parking space shall be accessible without driving over or through any other off-street parking space, exclusive of access aisles or driveways. 3. Suitable wheel stops shall be installed at least 24 inches from the front edge of all parking spaces except parallel parking spaces and car dealership display areas that exceed the required number of parking spaces. A curb may be used in place of wheel stops if a 24- inch overhang is provided. This area does not require paving and may be used to meet the requirements for dry detention, but not towards the landscaping requirements. The four feet of unpaved area between wheel stops shall be maintained in good condition by the landowner. 4. All parking and loading spaces shall be marked on the surface of the parking space with paint or permanent marking materials and maintained in clearly visible condition. (Ord. No. 3417, 1, ; Ord. No. 3474, 2, ; Ord. No. 3640, 8, ) Page 1

30 City of Cape Coral

31 Manual Number: ENGINEERING DESIGN STANDARDS PREPARED BY: CITY OF CAPE CORAL PUBLIC WORKS DEPARTMENT APPROVED BY: CITY COUNCIL CITY OF CAPE CORAL ON BY ORDINANCE NO Prior revisions: November 12, 1991 April 7, 1992 August 3, 1995

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34 City of Coral Gables

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