Allowed and Prohibited Uses in the Mixed-Use Planned Unit Development (MUPUD) District of Kissimmee

In the City of Kissimmee, the Mixed-Use Planned Unit Development (MUPUD) District permits a combination of residential and commercial activities, including multi-family dwellings, retail, and office uses, provided they are authorized by the specific comprehensive plan policy for the site. The City of Kissimmee expressly prohibits adult entertainment establishments within the Mixed-Use Planned Unit Development (MUPUD) District and restricts the placement of communication towers in areas designated for single-family residential use. Residential density in the Mixed-Use Planned Unit Development (MUPUD) District is generally capped at 75% of the maximum allowed by the site's future land use designation unless specific density bonuses are granted for enhancements like affordable housing or historic preservation [Section 14-4-8.D].

Intent and General Requirements

The Mixed-Use Planned Unit Development (MUPUD) District in the City of Kissimmee is intended to permit land under unified control to be developed for a compatible mix of residential, commercial, and commercial-light industrial purposes. This district allows for greater design flexibility than standard zoning by removing certain conventional restrictions, provided development is consistent with the City of Kissimmee's comprehensive plan. All development within the Mixed-Use Planned Unit Development (MUPUD) District must be authorized through a conceptual plan and a development agreement [Section 14-4-8.D.1].

Allowed Uses

Permitted uses in the Mixed-Use Planned Unit Development (MUPUD) District are primarily dictated by the specific Future Land Use category assigned to the property by the City of Kissimmee.

Mixed Residential and Non-Residential Development

Within the Mixed-Use Planned Unit Development (MUPUD) District, residential and non-residential uses may be combined as follows:

Residential Uses: Any use allowed in the RC-2 Multiple Family High Density Residential District is permitted, which includes multi-family dwellings, short-term rentals, and time-share dwellings (subject to Section 14-6-44) [Section 14-4-8.D.3.a.i].
Subordinate Non-Residential (SF-LDR Areas): In areas designated as Single Family Low Density Residential (SF-LDR), any use allowed in the B-2 (Neighborhood Commercial) or OS (Open Space) districts is permitted as a subordinate use [Section 14-4-8.D.3.a.ii].
Subordinate Non-Residential (Other Areas): In other residential designated areas, uses allowed in the B-2, B-5 (Office Commercial), CF (Community Facilities), UT (Utilities), or OS districts are permitted as subordinate uses [Section 14-4-8.D.3.a.iii].

Non-Residential Development

In areas assigned a Mixed-Use (MU) future land use designation, the City of Kissimmee allows the following uses as subordinate components:

Commercial/Business Uses: Uses allowed in the B-2, B-3, HC (Highway Commercial), B-5, AI (Airport Industrial), BP (Business Park), IB (Industrial Business), CF, UT, or OS districts [Section 14-4-8.D.3.b].
Specific Authorized Uses: Any use specifically authorized by the comprehensive plan future land use element policy that established the MU designation for that specific property [Section 14-4-8.D.3.c].

Prohibited Uses

The City of Kissimmee enforces the following prohibitions within the Mixed-Use Planned Unit Development (MUPUD) District:

Adult Entertainment: Adult entertainment establishments are strictly prohibited in the Mixed-Use Planned Unit Development (MUPUD) District [Section 14-4-8.D.3.b].
Form-Based Code Area: New Mixed-Use Planned Unit Developments (MUPUD) are not permitted within the established form-based code area of the City of Kissimmee [Section 14-4-8.A.2.d].
Incompatible Communication Facilities: Communication towers and facilities are prohibited in Mixed-Use Planned Unit Development (MUPUD) areas designated as Single Family Low Density Residential (SF-LDR) or Single Family Medium Density Residential (SF-MDR) [Section 14-4-8.D.3.a.ii-iii].

Technical Standards for MUPUD

Development in the Mixed-Use Planned Unit Development (MUPUD) District must adhere to specific density, intensity, and pervious area standards.

Site Dimensional Standards

Standard	Requirement
Max Residential Density	75% of the maximum density permitted by the site’s Future Land Use designation (unless a bonus is approved) [Section 14-4-8.D.4.a.i]
Structure Height	Determined by the City Commission based on the character of the surrounding area and goals of the Comprehensive Plan [Section 14-4-8.D.4.d]
Pervious Area (Residential)	Maximum 80% impervious surface on the non-residential portion of the site [Section 14-4-8.D.4.f.i]
Pervious Area (Mixed-Use)	As specified in the comprehensive plan policy that established the MU land use designation [Section 14-4-8.D.4.f.iii]
Lot Separation	Residential building separation and setbacks are determined on an individual development basis based on compatibility and infrastructure [Section 14-4-8.D.4.b]

Density Bonuses

In the City of Kissimmee, the Mixed-Use Planned Unit Development (MUPUD) District may qualify for a 5% density bonus for each of the following criteria met (up to a maximum established by the City):

Exceptional architectural design and site design standards [Section 14-4-8.A.3.a].
Increasing common open space by at least 10% [Section 14-4-8.A.3.b].
Retention of significant existing trees or planting additional trees [Section 14-4-8.A.3.d-e].
Provision of affordable housing (at least 20% of units) [Section 14-4-8.A.3.h].
Public facility or school site dedication [Section 14-4-8.A.3.k-l].
Implementation of green building practices (e.g., LEED certification) [Section 14-4-8.A.3.m].

Sections Cited

Section 14-4-4 - Standard zoning districts—Intent
Section 14-4-6.A - General rules (Zoning)
Section 14-4-8.A - Planned unit developments (PUD); General
Section 14-4-8.D - Mixed-Use Planned Unit Development District (MUPUD)
Section 14-6-44 - Short-term rentals and time-share dwellings