Duplex and Multi-Family Townhome Allowances in the City of Kissimmee
In the City of Kissimmee, duplexes and townhomes are primarily permitted in the RB-1, RB-2, RC-1, RC-2, and RPB zoning districts, as well as the T3, T4, T5, and T6 Transect zones. These residential types are also authorized within all Planned Unit Development (PUD) districts, provided they align with the project's approved conceptual plan and the underlying future land use designation. Development of these units must adhere to specific multi-family design standards, including requirements for independent entrances, architectural articulation, and a minimum of two off-street parking spaces per unit.
Authorized Zoning Districts
The City of Kissimmee Code of Ordinances identifies specific districts where duplexes and townhomes are allowed either by right (Permitted) or following a public hearing (Conditional).
Standard Residential and Non-Residential Districts
According to the City of Kissimmee Schedule of Uses, the following districts allow these residential types [Section 14-4-5]:
- Medium Density Residential (RB-1 and RB-2): These districts are intended to provide for a mix of single-family, duplex, and townhouse developments [Section 14-4-4].
- Multiple Family Residential (RC-1 and RC-2): These districts are designed for higher-density housing, including townhomes and multi-family apartment buildings [Section 14-4-4].
- Residential Professional Business (RPB): This district allows for a transition between residential and commercial areas, permitting duplexes, townhomes, and multi-family dwellings [Table 4-2].
- Office Commercial (B-5): Multiple-family residential is allowed in the B-5 district only when it is part of a mixed-use development [Section 14-4-5, Table 4-2, Footnote 7].
Form-Based Code Transect Zones
Within the City of Kissimmee's Form-Based Code area, permissions vary by the specific "Transect" or zone intensity [Section 14-5-6]:
| Transect Zone | Duplex Dwellings | Townhomes | Multi-Family Dwellings |
|---|---|---|---|
| T3 Edge | Permitted | Not Permitted | Not Permitted |
| T4-R Neighborhood Restricted | Permitted | Conditional | Conditional |
| T4-O Neighborhood Open | Permitted | Conditional | Conditional |
| T5-M Mixed-Use Center | Not Permitted | Permitted | Permitted |
| T5-U Mixed-Use Urban Corridor | Not Permitted | Permitted | Permitted |
| T6 Waterfront | Not Permitted | Permitted | Permitted |
| SD Special District | Not Permitted | Permitted | Permitted |
Technical Site Standards
The City of Kissimmee imposes strict dimensional requirements for the development of duplex and multi-family structures. Standards vary significantly between standard districts and the Form-Based Code area.
Standard District Dimensional Requirements
The following table outlines minimum site standards for the primary districts allowing these uses [Section 14-4-6, Table 4-3]:
| Standard | RB-1 | RB-2 | RC-1 | RC-2 |
|---|---|---|---|---|
| Min. Lot Area (SF) | 6,000 | 6,000 | N/A | N/A |
| Min. Area Per Unit (DP/TP/MF) | 4,000 | 4,000 | 4,000 | 4,000 |
| Min. Lot Width (ft) | 50 | 50 | N/A | N/A |
| Front Setback (min. ft) | 10 | 10 | 10 | 10 |
| Side Setback (min. ft) | 5 | 5 | 10 | 10 |
| Rear Setback (min. ft) | 20 | 20 | 20 | 20 |
| Max. Height (stories) | 3 | 3 | 4 | N/A |
Form-Based Code Dimensional Requirements
In the Form-Based Code area, the City of Kissimmee emphasizes building frontage and proximity to the street [Section 14-5-6, Table 5-2]:
| Standard | T4-R | T4-O | T5-M | T5-U |
|---|---|---|---|---|
| Front Setback (min/max ft) | 5' to 20' | 5' to 20' | 5' to 15' | 10' to 20' |
| Side Setback (min. ft) | 0' (att.) / 5' (det.) | 0' (att.) / 5' (det.) | 0' | 5' |
| Rear Setback (min. ft) | 5' | 5' | 5' | 5' |
| Primary Frontage Buildout | 60% min. | 60% min. | 70% min. | 60% min. |
Parking Requirements
The City of Kissimmee requires off-street parking based on the number of units and bedrooms within the development [Section 14-7-22, Table 7-2]:
| Use Type | Required Parking Spaces |
|---|---|
| Duplex or Townhouse | 2 spaces per unit |
| Multi-family (4-8 units) | 1.5 per efficiency/1BR; 2 per 2+BR (+ 0.5 per unit guest parking) |
| Multi-family (>8 units) | 1 per efficiency/1BR; 1.5 per 2+BR (+ 0.5 per unit guest parking) |
Specific Design Standards
Residential developments in the City of Kissimmee containing duplexes or townhomes must comply with the following architectural and site design requirements [Section 14-6-43]:
- Entrances: Each duplex and townhome unit must have an independent entrance that opens directly to the front of the unit. Common entrances are prohibited.
- Building Size: For alley-loaded townhomes, a single building cannot contain more than eight units. For front-loaded townhomes, a building is limited to a maximum of six units.
- Elevations: All residential dwellings must be raised a minimum of 18 inches from the finished exterior grade.
- Garage Placement: In the City of Kissimmee, if a townhouse uses a front-loading garage, the garage door must be recessed a minimum of one foot behind the front face of the building wall.
- Setbacks: The front façade of each building in a multi-unit development must have variable setbacks to avoid a monotonous appearance.
Sections Cited
- Chapter 14-2: Terms Defined
- Section 14-4-4: Standard zoning districts—Intent
- Section 14-4-5: Schedule of uses for standard zoning districts
- Section 14-4-6: Regulations for zoning districts
- Section 14-4-8: Planned unit developments (PUD)
- Section 14-5-6: Site Standards (Form-Based Code)
- Section 14-6-43: Residential development
- Section 14-7-22: Automobile parking ratios