Allowed and Prohibited Uses in the T5-M: Mixed-Use Center District
In the City of Kissimmee, the T5-M: Mixed-Use Center designation serves as the urban core, prioritizing high-density development, walkability, and a vibrant main-street atmosphere. While it permits a wide range of residential types like townhomes and duplexes alongside commercial retail and offices, it strictly prohibits auto-oriented uses such as drive-through facilities, car washes, and detached single-family dwellings to maintain its pedestrian-focused character.
District Character and Intent
The T5-M: Mixed-Use Center zone encompasses the center of downtown Kissimmee. The City of Kissimmee mandates that priority be placed on optimizing the built environment for increased walkability and creating a vibrant atmosphere that embraces the historic character of the city's main street. To maximize vibrancy, this zone permits greater development intensity with buildings located close to the sidewalk and parking lots screened from public view [Section 14-5-4.F].
Permitted and Prohibited Uses
The City of Kissimmee regulates use permissions in the T5-M: Mixed-Use Center district through Table 5-1. Uses are categorized as Permitted (P), Conditional (C), or Not Permitted/Prohibited (N).
Residential Uses
The T5-M: Mixed-Use Center district encourages attached urban residential forms but restricts lower-density suburban styles.
| Use Type | Status in T5-M |
|---|---|
| Accessory Dwelling Units (ADU) | Permitted (P) |
| Community Residential Homes | Permitted (P) |
| Duplex Dwellings | Permitted (P) |
| Townhomes | Permitted (P) |
| Multiple Family Residential | Conditional (C) |
| Triplex | Conditional (C) |
| Single Family Dwellings (Detached) | Prohibited (N) |
Commercial and Retail Uses
Commercial activities in the T5-M: Mixed-Use Center must align with the pedestrian goals of the City of Kissimmee.
| Use Type | Status in T5-M |
|---|---|
| Micro-brewery | Permitted (P) |
| Restaurants | Permitted (P) |
| Retail Sales Establishments | Permitted (P) |
| Hotels and Motels | Permitted (P) |
| Bed and Breakfast Establishments | Conditional (C) |
| Drive-Through Facilities | Prohibited (N) |
| Pawn Shop | Prohibited (N) |
Service and Office Uses
Professional and personal services are broadly permitted to support the mixed-use environment of the T5-M: Mixed-Use Center.
| Use Type | Status in T5-M |
|---|---|
| Financial Institutions | Permitted (P) |
| Office Establishments | Permitted (P) |
| Service Establishment (Business) | Permitted (P) |
| Service Establishment (Personal) | Permitted (P) |
| Veterinary Clinics | Permitted (P) |
| Child Care Facilities | Conditional (C) |
| Gasoline Service Stations | Conditional (C) |
| Motor Vehicle Repair (Light) | Conditional (C) |
| Occult Science Establishment | Conditional (C) |
| Service Establishments (Intensive) | Conditional (C) |
| Storage Facilities (Self-Service) | Conditional (C) |
Civic and Institutional Uses
The City of Kissimmee allows various civic functions in the T5-M: Mixed-Use Center, though some require special oversight.
| Use Type | Status in T5-M |
|---|---|
| Churches | Permitted (P)¹ |
| Libraries and Museums | Permitted (P) |
| Public Uses | Permitted (P) |
| Colleges and Universities | Conditional (C) |
| Community Centers | Conditional (C) |
| Educational Service Establishments | Conditional (C) |
| Schools (Elementary and Middle) | Conditional (C) |
| Hospitals | Prohibited (N) |
| Schools (High) | Prohibited (N) |
| Civic or Social Clubs | Prohibited (N) |
¹ Only permitted if existing prior to August 31, 2020.
Site and Dimensional Standards
Development within the T5-M: Mixed-Use Center must adhere to specific urban design metrics to ensure the "Mixed-Use Center" character is maintained.
| Standard | T5-M Requirement |
|---|---|
| Front and Street Side Setback | 5 ft. minimum to 15 ft. maximum |
| Side Setback | 0 ft. minimum |
| Rear Setback | 5 ft. minimum |
| Maximum Building Height | 5 stories (up to 8 stories with bonus) |
| Minimum Building Height | 22 feet |
| Maximum Impervious Surface Area | 80% maximum |
| Primary Street Frontage Buildout | 70% minimum |
Supplemental Standards for T5-M
- Drive-Through Restrictions: Drive-through facilities are generally prohibited in the T5-M: Mixed-Use Center. If allowed under a specific exception, lanes and windows must be located at the side or rear of buildings, away from street frontages [Section 14-5-8.B].
- Self-Storage Restrictions: Self-storage facilities are only allowed as part of a mixed-use development and must include retail, restaurants, or office uses on the ground floor. Units must not be visible from the street [Section 14-5-8.F].
- Parking Placement: In the T5-M: Mixed-Use Center, parking must be located behind the primary building. If rear parking is not feasible, side parking may be allowed but must be masked from the street by a street wall [Section 14-5-9.B].
Sections Cited
- Section 14-5-4: Transect zones established
- Section 14-5-6: Site Standards
- Table 5-1: Permitted Uses
- Table 5-2: Transect Zone Dimensional Standards
- Section 14-5-8: Supplemental site and building standards
- Section 14-5-9: Access, circulation and parking requirements