Guide to the B-3 General Commercial District in Kissimmee, Florida
The B-3 General Commercial District in the City of Kissimmee is designed to accommodate a diverse array of retail, office, and service activities that require high visibility and vehicular access along major thoroughfares. Primary development regulations include a minimum lot area of 30,000 square feet, 150-foot lot widths, and a maximum impervious surface ratio of 80% [Table 4-5].
Purpose and General Character
The B-3 General Commercial District is established by the City of Kissimmee to facilitate a broad range of business activities, including retail sales, professional offices, and service establishments. A defining characteristic of the B-3 District is its dependence on a high degree of accessibility for vehicular traffic; consequently, these districts are typically situated on or near arterial or collector streets [Section 14-4-4.J].
The general character of the B-3 District is intensely commercial. While it supports a wide variety of business types, it is specifically noted as being unsuitable for warehousing, manufacturing, or most other industrial activities, which are reserved for more intensive industrial zones [Section 14-4-4.J].
Permitted and Conditional Uses
The City of Kissimmee utilizes a "Schedule of Uses" to determine which activities are allowed in the B-3 District. Uses are classified as Permitted (P), which are allowed by right, or Conditional (C), which require a specific review process to ensure they do not generate adverse impacts on the surrounding area.
Commercial and Retail Uses
- Retail Sales Establishments: Permitted [Table 4-2].
- Restaurants: Permitted [Table 4-2].
- Drive-through Facilities: Permitted or Conditional depending on the primary use, but generally only allowed on parcels of two acres or more [Table 4-2, Footnote 2].
- Gasoline Service Stations: Conditional [Table 4-2].
- Financial Institutions: Permitted [Table 4-2].
- Vehicle Sales/Lease (Light): Permitted [Table 4-2].
Service and Office Uses
- Office Establishments: Permitted [Table 4-2].
- Business and Personal Services: Permitted [Table 4-2].
- Veterinary Clinics: Permitted [Table 4-2].
- Child Care Facilities: Permitted if more than 300 feet from a residential district; otherwise Conditional [Table 4-2].
- Self-Storage Facilities: Permitted [Table 4-2].
Institutional and Civic Uses
- Churches and Civic Clubs: Permitted [Table 4-2].
- Libraries and Museums: Permitted [Table 4-2].
- Hospitals: Conditional [Table 4-2].
- Educational Service Establishments: Permitted [Table 4-2].
Dimensional and Site Standards
Development within the B-3 District must adhere to specific spatial requirements to maintain the intended urban form and manage density.
| Standard | B-3 District Requirement |
|---|---|
| Minimum Lot Area | 30,000 square feet |
| Minimum Lot Width | 150 feet |
| Minimum Lot Depth | 150 feet |
| Front Setback (Minimum) | 25 feet |
| Side Setback (Minimum) | 10 feet |
| Street Side Setback (Minimum) | 20 feet |
| Rear Setback (Minimum) | 10 feet |
| Maximum Impervious Surface | 80% |
| Minimum Parking Space Setback | 7 feet or the width of required landscape strip |
Source: [Table 4-5]
Building Height Considerations
While the site standards table does not list a specific maximum height for the B-3 District, the City of Kissimmee mandates that all structures meet applicable standards for the airport hazard district [Section 14-4-6.A.4.e]. Additionally, any development in the B-3 District abutting a single-family residential zoning district must provide a setback of one foot for every foot of building height to ensure compatibility and privacy for residential neighbors [Section 14-4-6.C].
Access and Parking Requirements
The City of Kissimmee requires B-3 District developments to provide adequate off-street parking. If a B-3 District property falls within the designated "parking exemption area" shown on the Form-Based Code Special Requirements Plan, minimum parking space requirements do not apply [Section 14-7-21].
| Use Type | Minimum Parking Ratio |
|---|---|
| Retail Stores | 1 space per 200 sq. ft. GFA |
| Restaurants (Indoor/Outdoor) | 1 space per 80 sq. ft. GFA (min. 8 spaces for takeout) |
| Office Buildings | 1 space per 300 sq. ft. GFA |
| Bank | 1 space per 300 sq. ft. GFA |
| Medical Office/Clinic | 1 space per 200 sq. ft. GFA |
Source: [Table 7-2]
Sections Cited
- Section 14-4-4: Standard zoning districts—Intent
- Section 14-4-5: Schedule of uses for standard zoning districts (Table 4-2)
- Section 14-4-6: Regulations for zoning districts (Table 4-5)
- Section 14-7-21: Downtown district exemption
- Section 14-7-22: Automobile parking ratios (Table 7-2)