Bed & Breakfast Overlay District (BBO) Requirements

The Bed & Breakfast Overlay District (BBO) in the City of Kissimmee requires all establishments to be located within the Community Redevelopment Area (CRA) and be managed by an on-site resident owner or manager. The number of allowable guestrooms is strictly capped based on the building's total square footage, with a maximum limit of eight rooms for the largest structures. Additionally, these facilities must provide one dedicated parking space per guestroom in addition to the standard two spaces required for the primary residence.

District Purpose and Applicability

The Bed & Breakfast Overlay District (BBO) is established by the City of Kissimmee to provide specific locations for bed and breakfast uses within the municipality [Section 14-4-7]. Under the Kissimmee Land Development Code (LDC), these establishments are primarily permitted as a conditional use in specific transect zones, such as T4-O (Neighborhood Open) and T5-M (Mixed-Use Center), provided they fall within the overlay boundaries [Section 14-5-6].

Operational Standards

All bed and breakfast facilities operating within the City of Kissimmee BBO must adhere to the following management and safety regulations:

On-Site Management: The owner or a designated manager of the facility must reside on the premises [Section 14-6-36].
Guest Facilities: The building must provide separate toilet and bathing facilities for the exclusive use of guests [Section 14-6-36].
Occupancy Limits: Guest stays are limited to a transient basis. These establishments are defined as lodging where stay ranges from one to 29 nights [Section 14-2].
Events and Receptions: Hired receptions or parties are strictly prohibited if the bed and breakfast is located within a residential zoning district [Section 14-6-36].
Cooking and Dining: All cooking facilities must be approved by the Florida Department of Health. Meals may only be served to overnight guests and residents; cooking is prohibited within individual guest bedrooms [Section 14-6-36].

Development and Licensing

Establishments in the BBO must comply with all applicable City of Kissimmee health permits, building codes, and fire codes. They are required to maintain a valid business license from the division of hotels and restaurants [Section 14-6-36].

Guestroom Limitations

The City of Kissimmee limits the intensity of the use by tying the maximum number of guestrooms to the Gross Floor Area (GFA) of the building.

Building Size (Gross Floor Area)	Maximum Allowed 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

[Source: Section 14-6-36]

Parking and Signage

Bed and breakfast facilities must provide adequate off-street parking to prevent congestion in the surrounding neighborhood. While the standard ratios apply, the Board of Adjustment may grant variances for properties listed on the local register of historic places if site constraints (such as small yards) make full compliance impossible [Section 14-6-36].

Category	Requirement
Automobile Parking Ratio	2 spaces per unit (for the residence), plus 1 space per guestroom [Table 7-2]
Signage Standards	Must conform to City of Kissimmee general sign regulations [Section 14-11]

Sections Cited