Drive-Through Business Regulations in the City of Kissimmee
In the City of Kissimmee, drive-through facilities are primarily permitted as conditional uses within non-residential districts, including RPB, B-2, B-3, B-5, HC, BP, IB, AO, AI, CF, and HF, typically requiring a minimum parcel size of two acres [Table 4-2]. Within the City of Kissimmee’s Form-Based Code areas, these facilities are strictly limited to the T5-U and T6 districts and are prohibited in the downtown core along Broadway [Table 5-1]. All drive-through establishments must maintain a minimum stacking lane of 100 feet and ensure that service windows and lanes are positioned to the side or rear of the principal building [Section 14-6-40].
Permitted Districts and Usage Classifications
The City of Kissimmee classifies drive-through facilities as an accessory component to an allowed primary use (such as a restaurant or bank). The level of permission varies significantly between standard non-residential districts and the specialized Transect zones of the Form-Based Code.
Standard Non-Residential Districts
In the following districts, drive-through facilities are generally allowed on parcels of two acres or more, subject to specific site standards.
| Zoning District | District Name | Permission Level | Minimum Parcel Size |
|---|---|---|---|
| RPB | Residential Professional Business | Conditional (C) | N/A |
| B-2 | Neighborhood Commercial | Permitted/Conditional (P/C) | 2 Acres |
| B-3 | General Commercial | Permitted/Conditional (P/C) | 2 Acres |
| B-5 | Office Commercial | Permitted/Conditional (P/C) | 2 Acres |
| HC | Highway Commercial | Permitted/Conditional (P/C) | 2 Acres |
| BP | Business Park | Permitted/Conditional (P/C) | 2 Acres |
| IB | Industrial Business | Permitted/Conditional (P/C) | 2 Acres |
| AO | Airport Operations | Permitted/Conditional (P/C) | 2 Acres |
| AI | Airport Industrial | Permitted/Conditional (P/C) | 2 Acres |
| CF | Community Facilities | Conditional (C) | N/A |
| HF | Hospital Facilities | Conditional (C) | N/A |
Source: [Table 4-2]
Form-Based Code (Transect) Zones
The City of Kissimmee restricts drive-through facilities in urban transect zones to encourage pedestrian-oriented development. They are prohibited in most T-zones to preserve the walkability of the downtown core.
| Transect Zone | Zone Name | Permission Level |
|---|---|---|
| T1 | Natural | Not Permitted (N) |
| T3 | Edge | Not Permitted (N) |
| T4-R | Neighborhood Restricted | Not Permitted (N) |
| T4-O | Neighborhood Open | Not Permitted (N) |
| T5-M | Mixed-Use Center (Downtown) | Not Permitted (N) |
| T5-U | Mixed-Use Urban Corridor | Conditional (C) |
| T6 | Waterfront | Conditional (C) |
| SD | Special District | Not Permitted (N) |
Source: [Table 5-1]
Supplemental Development Standards
Regardless of the zoning district, the City of Kissimmee mandates strict design requirements to minimize the visual and operational impact of drive-through lanes on public rights-of-way and adjacent residential properties.
Site Layout and Stacking
- Lane Placement: Drive-through service windows, menu boards, and drive aisles must not be placed between the right-of-way and the associated building [Section 14-6-40.A].
- Visibility: Service windows without menu boards must be located at the side or rear of the building and screened so they cannot be seen from public rights-of-way [Section 14-6-40.B].
- Stacking Distance: A minimum stacking lane of 100 feet is required for each service window. The City of Kissimmee may require additional distance based on a traffic impact analysis [Section 14-6-40.G].
- Bypass Lanes: Drive-through facilities must provide a bypass lane or at least two parking spaces dedicated for users who need to exit the queue [Section 14-7-23.D.3].
Form-Based Code Specific Restrictions
Within the specialized areas of the City of Kissimmee governed by the Form-Based Code (specifically the Vine Street and Downtown CRAs), additional rules apply:
- Access Constraints: Drive-through sites in the Downtown Community Redevelopment Area (CRA) cannot be directly accessed from a "Primary Street" (such as Broadway, Main Street, or Emmett Street) [Section 14-5-8.B.2].
- Interior Integration: If a drive-through is located within a building that includes a parking garage, the windows and bays must be located inside the garage structure [Section 14-5-8.B.1].
- Street Frontage: Drive-through facilities must still comply with the building frontage requirements of their respective T-zone [Section 14-5-7.C.5].
Conditional Use Thresholds for Existing Businesses
A business in the City of Kissimmee that already operates a drive-through must seek a new conditional use approval if any of the following changes occur:
- The building's gross floor area increases by 50% or more than 1,500 square feet.
- The parking area increases by six or more spaces.
- A communication tower at the site is rebuilt or increased in height [Section 14-3-29.B.3].
Sections Cited
- Section 14-3-29: Conditional uses
- Section 14-5-7: Building standards (Form-Based Code)
- Section 14-5-8: Supplemental site and building standards
- Section 14-6-40: Drive-through facility
- Section 14-7-23: Parking facility design standards
- Table 4-2: Schedule of Uses for Non-Residential Standard Districts
- Table 5-1: Permitted Uses (Form-Based Code)