The realities of a mount Dora parking garage
& other parking solutions
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The search for a parking solution in downtown Mount Dora has dragged on for years, with no clear resolution in sight. A parking garage or no parking garage? Paid parking or free? Eminent domain or alternative options for acquiring land?
Here are answers to common — and not-so-common — questions about potential solutions to the city’s growing parking issue. |
Why not just build a parking garage?
Currently, there is no site large enough that is available, as the ideal parking garage footprint is a 250-foot by 200-foot rectangle. For visualization purposes, that would be about the size of the entire Donnelly Park, including the pickleball courts and the building.
A parking garage also requires significant funding. The cost of constructing a parking garage is approximately $35,000 per parking space, which totals about $10 million for 300 spaces, plus the cost of acquiring the property. A 200-foot by 200-foot footprint could work; however, the building cost per parking space would increase.
Height is also an issue since parking garage decks have a minimum height of 13 feet. A three-story parking garage is 39 feet, and the non-variable height limit downtown is 35 feet, which means a portion of the garage would have to be built below grade to achieve three stories.
Currently, there is no site large enough that is available, as the ideal parking garage footprint is a 250-foot by 200-foot rectangle. For visualization purposes, that would be about the size of the entire Donnelly Park, including the pickleball courts and the building.
A parking garage also requires significant funding. The cost of constructing a parking garage is approximately $35,000 per parking space, which totals about $10 million for 300 spaces, plus the cost of acquiring the property. A 200-foot by 200-foot footprint could work; however, the building cost per parking space would increase.
Height is also an issue since parking garage decks have a minimum height of 13 feet. A three-story parking garage is 39 feet, and the non-variable height limit downtown is 35 feet, which means a portion of the garage would have to be built below grade to achieve three stories.
How would the City pay for a parking garage?
A few options include paid parking, public-private partnerships, a bond (debt), a tax increase, the potential for state or federal grants, or a combination of these. If the property is within the boundary of Mount Dora’s downtown Community Redevelopment Agency (CRA), designated CRA funds could be used. A CRA is a special taxing district created to revitalize older or underdeveloped areas and encourage economic development and community improvements.
To go a little into the weeds, bond debt could be funded with the CRA's Tax Increment Financing (TIF) revenue. In Florida, a county's Tourist Development Tax (TDT) can be used to fund a parking garage if it is connected to or promotes a tourist-related facility. However, TDT funds cannot be used for a general-purpose parking garage that primarily benefits locals. Lastly, there is some potential for state or federal grant funds.
A few options include paid parking, public-private partnerships, a bond (debt), a tax increase, the potential for state or federal grants, or a combination of these. If the property is within the boundary of Mount Dora’s downtown Community Redevelopment Agency (CRA), designated CRA funds could be used. A CRA is a special taxing district created to revitalize older or underdeveloped areas and encourage economic development and community improvements.
To go a little into the weeds, bond debt could be funded with the CRA's Tax Increment Financing (TIF) revenue. In Florida, a county's Tourist Development Tax (TDT) can be used to fund a parking garage if it is connected to or promotes a tourist-related facility. However, TDT funds cannot be used for a general-purpose parking garage that primarily benefits locals. Lastly, there is some potential for state or federal grant funds.
Can the City use eminent domain to seize the Lawn Bowling Club property for a parking garage?
This is already city-owned property and under a long-term lease with the Lawn Bowling Club. That property also falls under a 35-foot height limit restriction stipulated in the City’s charter (its legal governing document).
This is already city-owned property and under a long-term lease with the Lawn Bowling Club. That property also falls under a 35-foot height limit restriction stipulated in the City’s charter (its legal governing document).
Can eminent domain be used to acquire private properties to build a parking garage?
Pursuing eminent domain to seize private property entails high legal expenses, and if successful, those expenses are in addition to purchasing the property at fair market value. Eminent domain also limits the possibility for public-private partnerships, which can help offset the cost of developing a property into a parking garage. This applies to all private property, including the Golden Triangle Shopping Center, the former post office, the cardiology office on Baker Street, and others. The City of Mount Dora has attempted to avoid the use of eminent domain whenever possible.
Pursuing eminent domain to seize private property entails high legal expenses, and if successful, those expenses are in addition to purchasing the property at fair market value. Eminent domain also limits the possibility for public-private partnerships, which can help offset the cost of developing a property into a parking garage. This applies to all private property, including the Golden Triangle Shopping Center, the former post office, the cardiology office on Baker Street, and others. The City of Mount Dora has attempted to avoid the use of eminent domain whenever possible.
What about the land adjacent to the railroad tracks between Tremain and Baker Streets?
The shape of a property is also a consideration for a parking garage site. The surface parking lot adjacent to the railroad is not a rectangle, which makes it very inefficient for a parking structure. The City looked at that particular parcel for a parking deck in the early 2000s and determined it was not cost-effective to build a one-story parking deck over the lot.
According to the City, it reviewed every site of 0.75 acres for a parking garage, as well as several that were half an acre. It was determined that a rectangular parcel of land that is at least one acre is preferred.
The shape of a property is also a consideration for a parking garage site. The surface parking lot adjacent to the railroad is not a rectangle, which makes it very inefficient for a parking structure. The City looked at that particular parcel for a parking deck in the early 2000s and determined it was not cost-effective to build a one-story parking deck over the lot.
According to the City, it reviewed every site of 0.75 acres for a parking garage, as well as several that were half an acre. It was determined that a rectangular parcel of land that is at least one acre is preferred.
Could pickleball be moved from Donnelly Park to another park to allow for a downtown parking garage at Donnelly Park?
Donnelly Park was donated to the City, and the donor placed deed restrictions to ensure it is used as a park with a fountain.
Donnelly Park was donated to the City, and the donor placed deed restrictions to ensure it is used as a park with a fountain.
Can the existing parking garage on Donnelly be expanded by adding another level or two?
The City studied this option, and if a third deck was added, it would yield only one new parking space due to the ramps and lanes required in the garage. Additionally, there is a non-variable building height limit of 35 feet in the downtown core, which includes the parking garage.
The City studied this option, and if a third deck was added, it would yield only one new parking space due to the ramps and lanes required in the garage. Additionally, there is a non-variable building height limit of 35 feet in the downtown core, which includes the parking garage.
To increase parking spaces, is switching to angled parking an option?
No. According to code, the downtown streets are not wide enough to accommodate angled (head-in) parking along with the required emergency vehicle access. The downtown streetscaping project eliminated head-in parking in order to widen the sidewalks for pedestrians and sandwich boards advertising businesses. As a result, there isn’t enough space to revert back to angled parking.
No. According to code, the downtown streets are not wide enough to accommodate angled (head-in) parking along with the required emergency vehicle access. The downtown streetscaping project eliminated head-in parking in order to widen the sidewalks for pedestrians and sandwich boards advertising businesses. As a result, there isn’t enough space to revert back to angled parking.
Is the old Orange Growers Co-op property between Clayton & Highland Streets feasible for a parking garage or surface parking lot?
The City evaluated that property in 2025 and the owner currently isn't interested in selling any time soon. Additionally, it is so far from downtown it would required a dedicated shuttle service to make it viable, so it would not be a cost-feasible option at this time.
The City evaluated that property in 2025 and the owner currently isn't interested in selling any time soon. Additionally, it is so far from downtown it would required a dedicated shuttle service to make it viable, so it would not be a cost-feasible option at this time.
Why is the City considering paid parking downtown when it doesn’t create new parking spaces?
Many of the downtown core’s parking spaces are taken by employees and business owners, although the City has for years encouraged those people not to park there. While it doesn’t create new spaces, paid parking encourages employees to park outside the paid parking area, leaving more spaces available for customers in the downtown core.
Many of the downtown core’s parking spaces are taken by employees and business owners, although the City has for years encouraged those people not to park there. While it doesn’t create new spaces, paid parking encourages employees to park outside the paid parking area, leaving more spaces available for customers in the downtown core.
Could the grassy lot on Baker Street and Third Avenue be assigned for downtown employee parking?
Since that lot was funded with downtown Mount Dora CRA dollars, legally, it must be used for “public benefit.” An argument could be made that reserving it for employee parking is a public benefit; however, that could be challenged in court, and the City would prefer to avoid potential legal liability.
Additionally, that lot has 49 parking spaces, including ADA spaces, so it would not be large enough for all of the downtown employees. Enforcement would also be a challenge and would have associated costs.
Alternatively, the main driver of paid parking in the downtown core would be to motivate employees to park at free options that are farther away, such as the First United Methodist lot.
Since that lot was funded with downtown Mount Dora CRA dollars, legally, it must be used for “public benefit.” An argument could be made that reserving it for employee parking is a public benefit; however, that could be challenged in court, and the City would prefer to avoid potential legal liability.
Additionally, that lot has 49 parking spaces, including ADA spaces, so it would not be large enough for all of the downtown employees. Enforcement would also be a challenge and would have associated costs.
Alternatively, the main driver of paid parking in the downtown core would be to motivate employees to park at free options that are farther away, such as the First United Methodist lot.
Can the City build a parking garage on Highland Street and shuttle people into the downtown core?
The City currently doesn’t own property on Highland Street, and there is none available that meets the required size.
The City currently doesn’t own property on Highland Street, and there is none available that meets the required size.
Where does CRA funding come from?
Tax Increment Financing (TIF) is a unique tool available to cities and counties for redevelopment activities. It is used to leverage public funds to promote private sector activity in the targeted area.
The dollar value of all real property in the Community Redevelopment Area is determined as of a fixed date, also known as the “frozen value.” Taxing authorities, which contribute to the tax increment, continue to receive property tax revenues based on the frozen value. These frozen value revenues are available for general government purposes. However, any tax revenues from increases in real property value, referred to as the “increment,” are deposited into the Community Redevelopment Agency Trust Fund and dedicated to the redevelopment area.
The base year for the Downtown Mount Dora CRA was 1987.
It is important to note that property tax revenue collected by the School Board and any special districts are not affected by the TIF process. Further, unlike in some states, Florida taxing entities write a check to the CRA trust fund after monies are received from the tax collector.
The tax increment revenues can be used immediately, saved for a particular project, or bonded to maximize the funds available. Any funds received from a TIF area must be used for specific redevelopment purposes within the targeted area and not for general government purposes.
Tax Increment Financing (TIF) is a unique tool available to cities and counties for redevelopment activities. It is used to leverage public funds to promote private sector activity in the targeted area.
The dollar value of all real property in the Community Redevelopment Area is determined as of a fixed date, also known as the “frozen value.” Taxing authorities, which contribute to the tax increment, continue to receive property tax revenues based on the frozen value. These frozen value revenues are available for general government purposes. However, any tax revenues from increases in real property value, referred to as the “increment,” are deposited into the Community Redevelopment Agency Trust Fund and dedicated to the redevelopment area.
The base year for the Downtown Mount Dora CRA was 1987.
It is important to note that property tax revenue collected by the School Board and any special districts are not affected by the TIF process. Further, unlike in some states, Florida taxing entities write a check to the CRA trust fund after monies are received from the tax collector.
The tax increment revenues can be used immediately, saved for a particular project, or bonded to maximize the funds available. Any funds received from a TIF area must be used for specific redevelopment purposes within the targeted area and not for general government purposes.
Are their accessible options for people with limited mobility?
In addition to several handicapped parking spaces throughout downtown parking lots and on its streets, there are also some in its current parking garage. For transportation into and out of the heart of downtown Mount Dora, the ADA accessible Freebee shuttle is an excellent free option. Get more information on the shuttle here (once you get to page, scroll down for the shuttle section).
In addition to several handicapped parking spaces throughout downtown parking lots and on its streets, there are also some in its current parking garage. For transportation into and out of the heart of downtown Mount Dora, the ADA accessible Freebee shuttle is an excellent free option. Get more information on the shuttle here (once you get to page, scroll down for the shuttle section).
What are some downtown parking hacks?
- The City has a long-standing agreement with the Methodist Church to allow free public parking except on Sunday mornings and Wednesday evenings to accommodate their church services. That lot is about two blocks from the downtown core on 5th Avenue.
- The City has the complimentary Freebee shuttle that operates Friday through Sunday. The enclosed electric shuttles take people from places within the CRA district into downtown and back, as well as uptown. The shuttle can be requested using the Freebee mobile app. Find more information here.
- Get familiar with the downtown parking lot map here.
- Look for parking a block or two from the downtown core. It’s often easy to find, except during special events.
- Mount Dora Transit, a private golf-cart shuttle and tour company, can also be used to catch a ride from parking areas farther from the immediate downtown core. The company does not have a mobile app or specific pick-up or drop-off locations, so it’s necessary to call to request a ride and find out the estimated wait time. The ride is free, but tips for the driver are encouraged.
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