|
Agenda Item: 10 |
Prepared By: Mary P. Holden, Planning Manager |
|
Business: Discussion - Parking Requirements |
Department: Community Affairs/Growth Management |
Subject:
Title
DISCUSSION- Continued from the 2/7/25 Planning Board Meeting - Required Variance for Providing More Than 120 % of Required Parking - Mary P. Holden, Planning Manager - Community Affairs/Growth Management
Body
BACKGROUND:
At the February 7, 2025, Planning Board meeting, Staff provided a recommendation of keeping parking requirements for businesses going into existing commercial spaces, but eliminating the variance requirement for providing over 120% of parking requirements.
During the February 7, 2025 meeting there was general discussion about traffic counts, a white paper on the topic, parking agreements, and how parking agreements are approved. In addition, the planning board discussed how the elimination of the required variance for providing 120% or more parking removes any chance for City review, and how the current variance process is a carryover from the Collier County code when the City adopted the City’s own Land Development Code.
The Planning Board provided direction to draft an amendment to the Land Development Code that would eliminate the need for the variance when a property owner provides more than 120% of parking requirements. Please find attached the draft amendment for the Planning Board’s review and discussion.
When considering an amendment to the Land Development Code, the two criteria below are taken into consideration.
1. The need and justification for the change. Based upon a review of City records, there have been no applications for variances of this type, and providing parking above the requirements is not detrimental to the community. It appears that with respect to prior applications, when a project provided excess parking that would require the variance application, the applicant modified the site plan to reduce the parking provided on site in order to avoid having to apply for the variance.
2. The relationship of the proposed Land Development Code amendment to the purposes and goals, objectives, and policies, of the City's Comprehensive Plan, with appropriate consideration as to whether the proposed change will further the purposes of the Land Development Code, the City’s Code of Ordinances, and other actions designed to implement the growth management plan. Consideration should be given to Objective 1.1 of the Future Land Use Element of the City’s Comprehensive Plan which provides as follows:
Objective 1.1
Maintain the unique character and quality of life within Marco Island by managing growth through implementation of the Comprehensive Plan, Land Development Code (LDC) regulations, 2019 Strategic Plan and other planning tools adopted by City Council.
Policy 1.1.3
The City will update and maintain LDC regulations that implement the community vision set forth in this Plan including development regulations and standards to address aesthetic and design requirements; management of the type, location, quality, design, density and intensity of new development and redevelopment; enhanced standards for land uses that have the potential to impact the community character and established residential neighborhoods.
In addition, one other consideration is that to allow for parking in excess of 120% of parking requirements may take a burden off established residential neighborhoods adjacent to commercial centers and area that often deal with issues associated with overflow parking.
FUNDING SOURCE / FISCAL IMPACT: N / A
PUBLIC NOTICE REQUIREMENTS: N / A
NOTICE APPEARANCE DATE(S): N / A
RECOMMENDATION: Discuss and make recommendation.
POTENTIAL MOTION: N / A