Bed & Breakfast Overlay District (BBO) Regulations in Kissimmee
The Bed & Breakfast Overlay District (BBO) in the City of Kissimmee restricts these lodging facilities to the Community Redevelopment Area (CRA) and mandates that the owner or manager reside on-site. The City of Kissimmee limits the intensity of the use by tied guestroom counts to the building's gross floor area, allowing a maximum of eight guestrooms for the largest structures. Additionally, the City of Kissimmee prohibits hired receptions or parties for facilities located within residential zoning districts.
Purpose and Location
The Bed & Breakfast Overlay District (BBO) is established by the City of Kissimmee to provide specific locations where bed and breakfast facilities may operate. These uses are limited to areas within the Community Redevelopment Area (CRA) [Section 14-4-7]. Under the City of Kissimmee Land Development Code, a bed and breakfast is defined as a lodging establishment where guestrooms are provided to customers for a period ranging from one to 29 nights, with breakfast available at no extra cost and no provision for cooking within the individual guestrooms [Section 14-2].
Operational Requirements
The City of Kissimmee imposes several operational standards that modify the typical residential use of a property when converted to a bed and breakfast:
- Residency: The owner or manager of the facility must live on the premises [Section 14-6-36].
- Guest Facilities: Every facility must provide separate toilet and bathing facilities for the exclusive use of guests [Section 14-6-36].
- Prohibited Activities: For any facility located within a residential zoning district, the City of Kissimmee prohibits the hosting of hired receptions or parties [Section 14-6-36].
- Historic Preservation: If the property is located within a historic overlay, the owner must obtain approval from the Historic Preservation Board before establishing the use [Section 14-6-36].
Dimensional and Capacity Standards
The number of guestrooms permitted by the City of Kissimmee is strictly determined by the size of the building.
Permitted Guestrooms by Building Size
| Building Size (Gross Floor Area) | Maximum Number of Guestrooms |
|---|---|
| Less than 1,200 square feet | 1 |
| 1,200—1,800 square feet | 2 |
| 1,801—2,400 square feet | 3 |
| 2,401—3,000 square feet | 4 |
| 3,001—3,600 square feet | 5 |
| Over 3,600 square feet | 8 |
[Section 14-6-36]
Parking and Access Standards
The City of Kissimmee modifies standard residential parking requirements for properties within the Bed & Breakfast Overlay District (BBO). Generally, the facility must provide one parking space for each guestroom in addition to the two spaces required for the primary residence [Section 14-6-36, Section 14-7-22].
Bed & Breakfast Parking Ratios
| Use | Number of Spaces Required |
|---|---|
| Bed and Breakfast | 2 spaces per unit (residence), plus 1 space per guestroom |
[Section 14-7-22 / Table 7-2]
The City of Kissimmee Board of Adjustment is authorized to vary these parking requirements for properties listed on the local register of historic places. Such variances are based on specific site constraints, including small yard sizes and the availability of on-street parking [Section 14-6-36].
Signage
All signage for facilities in the Bed & Breakfast Overlay District (BBO) must conform to the general sign standards of the City of Kissimmee Land Development Code [Section 14-6-36, Chapter 14-11].
Sections Cited
- Section 14-2 (Terms Defined)
- Section 14-4-7 (Overlay Districts)
- Section 14-6-36 (Bed and breakfast)
- Section 14-7-22 (Automobile parking ratios)
- Table 7-2 (Minimum Parking Ratios)