Building Height Measurement and Calculation in the City of Kissimmee
Under the Kissimmee Land Development Code, building height is measured from the finished floor elevation (FFE) to the eave of a sloped roof or the base of a parapet for flat roofs. The City of Kissimmee regulates height through a combination of maximum stories and maximum footage, with specific requirements for ground-floor ceiling heights in commercial and mixed-use structures.
Measurement and General Definitions
According to the Kissimmee Land Development Code, height is calculated based on the vertical extent of the building. The measurement excludes raised basements, uninhabitable attics, and underground parking facilities [Section 14-2].
- Measurement in Feet: This is the vertical distance measured from the finished floor elevation to the eave of a sloped roof or the base of the parapet for flat roofs [Section 14-2].
- Measurement in Stories: A "story" is the habitable portion of a building between the surface of a finished floor and the finished ceiling above it. In the City of Kissimmee, a single story must not exceed 14 feet in height for most uses, though ground-floor non-residential functions may extend up to 25 feet. Any single story exceeding these limits is counted as two stories for the purpose of height calculations [Section 14-5-7.C.4].
Height Standards by Zoning District
The City of Kissimmee establishes height limits based on the specific zoning district or transect zone. Residential districts are primarily governed by the number of stories, while non-residential and mixed-use districts often use a combination of stories and feet.
Residential District Height Limits
| District Name | District Symbol | Maximum Height (Stories) |
|---|---|---|
| Agriculture and Conservation | AC | 2 |
| Residential Estate | RE | 2 |
| Single Family Residential | RA-1, RA-2, RA-3, RA-4 | 2 to 3* |
| Medium Density Residential | RB-1, RB-2 | 3 |
| Multiple Family Medium Density | RC-1 | 4 |
| Mobile Home District | MH | 1 to 3* |
*Note: The second figure represents the number of stories that may be authorized through conditional use review [Section 14-4-6.B].
Non-Residential District Height Limits
| District Name | District Symbol | Maximum Height (Feet) |
|---|---|---|
| Residential Professional Business | RPB | 35 |
| Neighborhood Commercial | B-2 | 35 |
| Office Commercial | B-5 | 45 |
| Community Facilities | CF | 80 |
| Utilities District | UT | 60 |
| Open Space District | OS | 35 |
[Section 14-4-6.B, Table 4-5]
Form-Based Code (Transect Zones) Height Standards
Within the City of Kissimmee's Form-Based Code areas, building height is more strictly regulated to ensure appropriate urban form and scale.
| Transect Zone | Maximum Building Height (Stories) |
|---|---|
| T1 Natural | 1 |
| T3 Edge | 3 |
| T4-R Neighborhood Restricted | 3 |
| T4-O Neighborhood Open | 3 |
| T5-M Mixed-Use Center | 5 |
| T5-U Mixed-Use Urban Corridor | 5 (up to 8 with bonuses) |
| T6 Waterfront | 8 |
| SD Special District | 10 |
[Section 14-5-6, Table 5-2]
Vertical Projections and Appurtenances
The Kissimmee Land Development Code allows certain building elements to exceed the established height limits of a district, subject to specific dimensional constraints [Section 14-4-6.A.4]:
- Parapets and Cornices: May extend a maximum of four feet above the roof line.
- Architectural Features: Spires, belfries, cupolas, and chimneys may exceed the limit if they do not exceed 20 percent of the building's total height or 20 feet above the top floor, whichever is less.
- Rooftop Equipment: HVAC units, elevators, and ventilators must be screened and may not exceed 10 feet above the top floor of the building.
- Towers and Cupolas: In areas designated as "terminated vistas" on the Special Requirements Plan, towers with a footprint smaller than 30' x 30' may extend up to 30 feet (or 40 feet depending on the zone) above the designated height limit [Section 14-5-7.B.1.a].
Height-Related Setbacks (Step-backs)
To protect the character of low-density areas, the City of Kissimmee requires increased setbacks for taller buildings adjacent to residential zones.
- Residential Adjacency: Multi-family or non-residential developments abutting a single-family residential zoning district must provide a setback of one foot for every one foot of building height [Section 14-4-6.C].
- FBC Step-backs: In the T4 and T5 transect zones, any building over four stories must "step back" the façade a minimum of 10 feet after the fourth story to differentiate the base from the upper levels [Section 14-5-7.B.2].
Sections Cited
- Section 14-2 (Terms Defined)
- Section 14-4-6 (Regulations for Zoning Districts)
- Section 14-4-8 (Planned Unit Developments)
- Section 14-5-6 (Site Standards - Form-Based Code)
- Section 14-5-7 (Building Standards - Form-Based Code)
- Section 14-6-38 (Communication Towers and Facilities)