Allowed and Prohibited Uses in the HC: Highway Commercial District of Kissimmee
The HC: Highway Commercial District in Kissimmee is designed for high-intensity retail, office, and tourist-oriented uses located primarily along major transportation corridors. Within this district, uses are strictly categorized as Permitted, Conditional, or Prohibited, with any use not explicitly listed in the municipality’s schedule of uses being forbidden by default.
Use Classifications in the HC: Highway Commercial District
The City of Kissimmee utilizes a "Schedule of Uses" to regulate development within the HC: Highway Commercial District. Uses are classified as Permitted (P), which are allowed by right, or Conditional (C), which require a specific review process to ensure compatibility with the surrounding area. If a cell is blank in the municipal schedule for the HC: Highway Commercial District, that use is prohibited [Section 14-4-5].
Permitted Uses (Allowed by Right)
The following uses are permitted in the Kissimmee HC: Highway Commercial District:
- Commercial/Retail: General retail sales establishments and restaurants [Table 4-2].
- Institutional/Civic: Churches, civic and social clubs, colleges and universities, community centers, educational service establishments, libraries, museums, public uses, and schools (elementary, middle, and high) [Table 4-2].
- Lodging: Hotels and motels [Table 4-2].
- Medical: Heliports for medical and law enforcement [Table 4-2].
- Service/Office: Office establishments, financial institutions, communication service establishments, business service establishments, personal service establishments, and veterinary clinics [Table 4-2].
- Utilities/Transportation: Minor utility facilities, bus depots, and rail or taxi stations [Table 4-2].
- Residential (Accessory): Accessory dwelling units and community residential homes [Table 4-2].
Conditional Uses (Requires Approval)
Certain activities in the Kissimmee HC: Highway Commercial District are allowed only under specific conditions or through the conditional use permit process:
- Agricultural: General agricultural uses (restricted if near residential) [Table 4-2].
- Commercial/Retail: Drive-through facilities (on parcels of two acres or more) and pawn shops [Table 4-2].
- Residential (Mixed-Use): Multiple-family dwellings, townhomes, and triplexes are only allowed as part of a mixed-use development. Residential density cannot exceed that of adjacent residential districts [Table 4-2, Footnote 7].
- Recreation: Active or outdoor recreation facilities [Table 4-2].
- Service: Gasoline service stations, child care facilities (if within 300 feet of a residential district), and repair service establishments (light) [Table 4-2].
- Miscellaneous: General heliports, outdoor advertising signs, and communication towers [Table 4-2].
Prohibited Uses
Based on the omissions in the City of Kissimmee's schedule of uses, the following activities are strictly prohibited in the HC: Highway Commercial District:
- Industrial: Light, medium, and heavy manufacturing; wholesale trade establishments [Table 4-2].
- Residential: Single-family detached dwellings, duplexes, and mobile home parks [Table 4-1].
- Recreation: Golf courses and indoor or outdoor shooting ranges [Table 4-2].
- Storage/Service: Warehouse and distribution centers, storage yards, heavy motor vehicle repair, and kennels [Table 4-2].
Technical and Dimensional Standards
Developments within the HC: Highway Commercial District must adhere to specific site standards regarding lot size, setbacks, and building height to maintain the character of Kissimmee's commercial corridors.
| Standard Category | HC: Highway Commercial District Requirement |
|---|---|
| Minimum Lot Area | 40,000 square feet |
| Minimum Lot Width | 200 feet |
| Minimum Lot Depth | 150 feet |
| Maximum Impervious Surface Area | 80% |
| Maximum Structure Height | 35 feet (unless limited by aviation/airport zones) |
| Front Setback (Minimum) | 35 feet |
| Side Setback (Minimum) | 15 feet |
| Street Side Setback (Minimum) | 25 feet |
| Rear Setback (Minimum) | 15 feet |
[Table 4-5]
Automobile Parking Ratios
The City of Kissimmee requires the following minimum parking ratios for common uses found within the HC: Highway Commercial District.
| Use Type | Minimum Parking Spaces Required |
|---|---|
| Retail Stores | 1 space per 200 sq. ft. GFA |
| Restaurants (Indoor/Outdoor) | 1 space per 80 sq. ft. GFA (min. 8 spaces) |
| Office Buildings | 1 space per 300 sq. ft. GFA |
| Hotels/Motels | 1 space per room (plus 50% of spaces for accessory uses) |
| Medical Clinics | 1 space per 200 sq. ft. GFA |
| Self-Service Storage | 1 space per 2,000 sq. ft. GFA |
[Table 7-2]
Sections Cited
- Section 14-4-4: Standard zoning districts—Intent
- Section 14-4-5: Schedule of uses for standard zoning districts
- Table 4-1: Schedule of Uses for Residential Standard Districts
- Table 4-2: Schedule of Uses for Non-Residential Standard Districts
- Table 4-5: Site Standards - Non-Residential Districts
- Table 7-2: Minimum Parking Ratios