MEMORANDUM
CITY OF CAPE CORAL
DEPARTMENT OF COMMUNITY DEVELOPMENT
TO: Mayor Coviello and Coun · members
FROM: John Szerlag, City Manag
Vincent Cautero, Commun it Developme~ .~~ector IAfrl
Robert H. Pederson, Planning Manager U{'
f'll L./
DATE: March 22, 2018
SUBJECT: March 26 COW Meeting - Community Values Issues Related to Parking
Executive Summary
The City currently regulates a number of activities that tend .to evoke strong emotions and
debate from residents, both pro and con. In the broadest sense, these issues relate to
"community values" as to the appearance of the City and the extent to which certain activities
should be regulated to preseNe and enhance the character of residential neighborhoods.
These issues come up during citizens' comments at Council meetings, in e-mails and phone
calls to Council and staff, and during discussions related to the update of the Land Use and
Development Regulations.
Examples of community values issues related to parking in residential areas include:
);> Parking of RV's, trailers, etc. in residential areas
);> Parking of boats on residential lots
);> Parking commercial vehicles (with graphics, ladder racks, etc.) on residential property
);> Parking on grass
);> Parking on vacant lots
Each issue is clearly a policy choice for Council. We have prepared the attached information
and background on each issue for Council review. We have also prepared a PowerPoint
presentation and overhead exhibits for the March 26 Committee of the Whole meeting.
Changing, eliminating, updating, or revising current code requirements will be based on Council
direction. Absent specific Council direction otherwise, management recommends that any
desired changes be incorporated into the ongoing Land Development Code update project.
We are available to discuss any of these issues at your convenience.
VAC/RHP:ed
C: Dolores Menendez, City Attorney
Department Directors
RV and Trailer Parking
Current Code
The Land Use and Development Regulations prohibit parking of RV's or trailers in
residential zoning districts. There is an exception (with a permit) for loading and
unloading an RV for up to three days.
Should RV parking be allowed?
Pros:
• Convenient for people visiting friends
• RV storage facilities are limited and expensive in SW Florida
Cons:
• RV's are much larger than other personal vehicles
• RV's can become semi-permanent residences if not regulated
• RV's cannot easily be parked in many master-planned communities (due to small
driveways and build-to lines)
• If poorly maintained or inoperable, RVs can be a blemish to the residential
neighborhood
• Generator noise and greywater/blackwater discharge from RVs could also be an
issue and not in keeping with the residential character of neighborhoods
Options for the Council
1. Maintain the status quo
Parking RVs and trailers is prohibited
2. Develop an ordinance permitting RV or trailer parking
Such an ordinance would consider the location(s) of where RV's or trailers could be
parked, whether connecting the RV to utilities or power would be allowed, use or
occupancy of the RV when parked, etc.
Parking on Grass
Background
Council and staff have received requests to ban parking on the grass in residentially
zoned areas. This seems to occur with greater frequency on lots with duplexes.
Current Code
The Land Use and Development Regulations do not restrict parking on grass. The
number. of vehicles is also not regulated.
Why does this occur?
Staff believes there are several reasons why vehicles are parked on the grass:
• Multi-generational households with several vehicles;
• Unrelated persons (each with a vehicle) sharing housing arrangements - related
to the cost of housing or rents;
• The code only requires a one-car garage. Garages are often used for storage of
other personal property; and
• The design of driveways and stub-out turnarounds contributes to this problem.
Options for the Council
1. Maintain the status quo
Parking on the grass is allowed
2. Develop an ordinance prohibiting parking on the grass
Implications of prohibiting parking on the grass
• If parking on the grass is prohibited, enforcement of the new rule will be
expected. This will create additional workload for Code Enforcement.
• If vehicles are required to park on impervious surfaces, yards may begin to look
more like concrete parking lots. Is this in keeping with a residential appearance?
• Additional paving on lots increases stormwater runoff
Should the Council wish to proceed with such an ordinance, staff recommends that it be
done so in conjunction with the overall code update project that is currently underway.
Alternatives
• Require all new residences to have two-car garages. This may reduce parking on
the grass if at least part of the garage is used for parking. This would increase
the cost of housing, particularly duplexes.
• Change the design of driveways, particularly for duplexes
o Require a circular driveway
o Expand the turn-around bump out on the side of driveways and require
this area to be expanded for parking. These areas are almost never used
as a turn-around but as an area for parking.
Boat Parking
Current Code;
The Land Use and Development Regulations permit parking of boats in residential zoning
districts, as follows:
• At docks or on boat lifts
• In the rear yard of a residential property and behind the house, provided the boat has
a current registration, if required ·
• The number of boats is not restricted. The length or height of boats is also not limited.
The Land Use and Development Regulations prohibit parking of boats in side yards, front
yards, or in a driveway.
Should boat parking rules be relaxed?
Pros:
• Provides the property owner with greater flexibility.
• Many boats would fit comfortably in the driveway and would not be more conspicuous
than a SUV or truck.
• Restricting boats to the rear yard under the current LUDR can make parking the boat
in this area rather difficult depending on the size of the boat and the size of the site.
Cons:
• Boats parked in the rear yard may be a detriment to community aesthetics.
• Allowing boats to be parked in driveways may result in cars being parked on the lawn
due to lack of driveway space.
• Multiple boats may be parked on a residential lot.
Options for the Council
1. Maintain the status quo
Parking of boats is allowed as discussed above
2. Maintain the status quo but limit the number of boats that may be parked on
residential property
3. Develop an ordinance expanding allowable boat parking
Such an ordinance would consider the location(s) of where boat or boat trailers could be
parked, the number of boats allowed, possible size or height limits if parked in side or front
yards, etc.
Commercial Vehicle Parking
What are Commercial Vehicles? - Current Code
The LUDRs regulate parking of commercial vehicles in single-family residential areas.
Those regulations may be summarized as follows (The complete code language is
available as a separate handout):
• Commercial vehicles are defined by gross vehicle weight (GVW) or height.
Examples include semi-tractors, box trucks (similar in size to UPS trucks), etc.
• Vehicles with lettering or advertising content cannot be left outside unless the
lettering is covered up. Cars, SUVs, and Jeeps are allowed to have some
lettering that is uncovered. Lettering on pickup trucks must always be covered.
• Ladder racks on pickup trucks may not have anything left in the rack for overnight
parking.
• Utility racks are not allowed at all.
• Flatbed pickup trucks are prohibited in single-family zoning districts.
• Trailers of any sort are not permitted (LUDRs allow pop up trailers if stored in the
closed position).
Should commercial vehicles be allowed to park in residential area?
Pros:
• Greater flexibility for and convenience for workers who drive work vehicles home
at night.
• Reduced response time for emergency repairs (e.g., plumbing or HVAC issues).
• Pickups are the largest segment of the automotive market. Many drive pickups a
as their primary transportation. Is there a fundamental difference just because a
pickup may have lettering or a ladder in a ladder rack?
Cons:
• Allowing commercial vehicles to be parked in driveways may encourage people
to park their car more frequently in the lawn of their home due to lack of driveway
space.
• Some commercial vehicles may detract from the residential character and
neighborhood appearance.
Options for the Council
1. Maintain the status quo
2. Maintain the status quo but consider relaxing the regulations for:
• Pickups and vans (up to 1-ton) with lettering or advertising
• Pickups and vans (up to 1-ton) with ladder racks
