Allowed and Prohibited Uses in the SD: Special District of Kissimmee
The SD: Special District in the City of Kissimmee is established to accommodate large-scale, campus-type facilities such as hospitals, colleges, and schools, allowing for a maximum building height of up to 10 stories. While the district primarily supports civic, institutional, and high-density residential uses like multi-family dwellings and townhomes, it strictly prohibits low-density residential types, such as single-family homes and duplexes, as well as most intensive automotive and industrial services.
Intent of the SD: Special District
The SD: Special District is a specialized zone within the City of Kissimmee's form-based code area. Its primary purpose is to provide design flexibility for unique, large-scale campus environments that differ from standard residential or commercial districts [Section 14-5-4.H]. The City of Kissimmee requires that developments in the SD: Special District define the edges of streets and public spaces to create a pedestrian-friendly environment while maintaining a proportional relationship between taller buildings and large-scale public open spaces [Section 14-5-4.H].
Allowed Uses in the SD: Special District
Uses within the SD: Special District are categorized as either Permitted (P), which are allowed by right, or Conditional (C), which require a specific review process to ensure compatibility with the surrounding area [Section 14-5-6.A].
Permitted Uses (P)
The following uses are permitted by right within the SD: Special District in the City of Kissimmee:
- Institutional & Civic: Colleges and universities, hospitals, libraries and museums, public uses, elementary and middle schools, and high schools [Table 5-1].
- Residential: Multiple-family residential developments and townhomes [Table 5-1].
- Recreation: Passive recreation areas and private indoor recreation facilities [Table 5-1].
Conditional Uses (C)
The following uses may be allowed in the SD: Special District subject to conditional use approval:
- Commercial & Retail: Restaurants and retail sales establishments [Table 5-1].
- Institutional: Educational service establishments and institutional care facilities [Table 5-1].
- Miscellaneous: Medical and law enforcement heliports [Table 5-1].
- Service & Utility: Research and development establishments and minor utility facilities [Table 5-1].
Prohibited Uses in the SD: Special District
The City of Kissimmee identifies several use categories that are not permitted (N) within the SD: Special District to preserve the campus-like and institutional integrity of the zone [Table 5-1].
Prohibited Residential Uses
- Single-family detached dwellings
- Duplexes and triplexes
- Accessory dwelling units
- Community residential homes [Table 5-1]
Prohibited Commercial & Service Uses
- Automotive: Gas stations, car washes, motor vehicle repair (light or heavy), and vehicle rental or sales.
- General Service: Financial institutions, office establishments, personal service establishments, business service establishments, and veterinary clinics.
- Retail: Pawn shops and micro-breweries.
- Lodging: Hotels, motels, and bed and breakfast establishments [Table 5-1].
Prohibited Industrial & Utility Uses
- Industrial: All manufacturing (light, medium, heavy) and wholesale trade establishments.
- Storage: Self-storage facilities and storage yards.
- Utility: Communication towers and major utility facilities [Table 5-1].
Technical Standards for the SD: Special District
Developments in the SD: Special District must adhere to specific dimensional requirements that support the City of Kissimmee's urban design goals.
| Standard | Requirement |
|---|---|
| Minimum Building Height | 16 feet |
| Maximum Building Height | 10 stories |
| Front and Street Side Setback | 10 feet minimum to 40 feet maximum |
| Side Setback | 10 feet minimum |
| Rear Setback | 10 feet minimum |
| Frontage Buildout (Primary Street) | 40% minimum |
| Frontage Buildout (All Other Streets) | 30% minimum |
| Ground Floor Ceiling Height | 12 feet minimum |
| Maximum Block Perimeter | 4,000 linear feet |
| Maximum Impervious Surface Area | 70% |
[Table 5-2]
Sections Cited
- Section 14-5-4.H (Transect Zones Established - SD, Special District)
- Section 14-5-6.A (Site Standards - Permitted Uses)
- Table 5-1 (Permitted Uses)
- Table 5-2 (Transect Zone Dimensional Standards)