Allowed and Prohibited Uses in the T4-R Neighborhood Restricted District of Kissimmee
The T4-R Neighborhood Restricted zoning designation in the City of Kissimmee is a residential-focused transect zone that permits detached single-family dwellings, duplexes, and accessory dwelling units by right. More intensive residential types, such as townhomes, triplexes, and multi-family buildings, are allowed only through a conditional use approval process, while nearly all commercial, retail, and institutional uses are prohibited to maintain the historic residential character of these areas. Within the T4-R district, buildings are limited to a maximum height of three stories and must meet a 60% minimum frontage buildout on primary streets [Section 14-5-4 and Table 5-2].
Permitted and Conditional Uses
The City of Kissimmee regulates land use within the T4-R district through Table 5-1 (Permitted Uses). Uses are categorized as Permitted (P), which are allowed by right, and Conditional (C), which require a specific review process to ensure compatibility with the surrounding neighborhood.
Residential Uses
Residential development is the primary function of the T4-R district. The following residential types are allowed:
- Single-family dwellings (detached): Permitted [Section 14-5-6].
- Duplex dwellings: Permitted [Section 14-5-6].
- Accessory dwelling units (ADU): Permitted [Section 14-5-6].
- Community residential homes: Permitted [Section 14-5-6].
- Multiple family residential: Conditional Use [Section 14-5-6].
- Townhomes: Conditional Use [Section 14-5-6].
- Triplexes: Conditional Use [Section 14-5-6].
Recreation and Other Uses
- Recreation areas, passive: Permitted [Section 14-5-6].
- All other recreational, service, or commercial uses: Generally prohibited, as detailed below.
Prohibited Uses in T4-R
To preserve the "Restricted" nature of the T4-R district in Kissimmee, the following uses are explicitly prohibited (marked as "N" in the City of Kissimmee Land Development Code):
- Commercial/Retail Uses: Drive-through facilities, micro-breweries, pawn shops, restaurants, and retail sales establishments [Table 5-1].
- Civic/Institutional Uses: Churches, civic or social clubs, colleges/universities, community centers, educational service establishments, hospitals, institutional care facilities, libraries, museums, and public uses [Table 5-1].
- Educational Facilities: Public or private schools (elementary, middle, or high) [Table 5-1].
- Lodging: Bed and breakfast establishments, hotels, and motels [Table 5-1].
- Service/General Business: Car washes, child care facilities, financial institutions, gasoline stations, motor vehicle repair, and office establishments [Table 5-1].
- Utilities and Transportation: Communication towers, major/minor utility facilities, bus depots, and rail or taxi stations [Table 5-1].
T4-R Development Standards
Developments within the City of Kissimmee T4-R district must adhere to specific dimensional requirements intended to facilitate a pedestrian-oriented urban form.
| Standard | T4-R Requirement |
|---|---|
| Maximum Building Height | 3 Stories [Table 5-2] |
| Front and Street Side Setback | 5' minimum to 20' maximum [Table 5-2] |
| Side Setback | 0' minimum (attached); 5' minimum (detached) [Table 5-2] |
| Rear Setback | 5' minimum [Table 5-2] |
| Lot Width | 18' minimum to 200' maximum [Table 5-2] |
| Lot Depth | 60' minimum to 200' maximum [Table 5-2] |
| Primary Street Frontage Buildout | 60% minimum [Table 5-2] |
| Maximum Impervious Surface Area | 70% [Table 5-2] |
Building and Site Design in T4-R
Kissimmee requires that T4-R district structures be architecturally compatible with the historic character of the surrounding area.
- Entrance Orientation: The primary entrance of every building must directly face a street or a forecourt [Section 14-5-7.F.1].
- Raised Grade: All residential dwellings in the T4-R district must be raised a minimum of 18 inches from the finished exterior grade [Section 14-5-7.D].
- Frontage Types: Allowed encroachments into the setback for the T4-R district include forecourts, porches, and stoops [Table 5-2].
- Building Massing: Buildings must be articulated at least every 50 feet to break down large volumes into smaller, grouped volumes [Table 5-3].
Sections Cited
- Section 14-5-4 Transect zones established
- Section 14-5-6 Site Standards
- Section 14-5-7 Building standards
- Table 5-1 Permitted Uses
- Table 5-2 Transect Zone Dimensional Standards
- Table 5-3 Building Massing