Guide to the HC: Highway Commercial District in Kissimmee
The HC: Highway Commercial District in the City of Kissimmee is designed for major transportation corridors, requiring a substantial minimum lot size of 40,000 square feet and a lot width of 200 feet. This district prioritizes high-intensity retail, office, and tourist-oriented developments, allowing for a maximum building height of 45 feet and an impervious surface coverage of up to 80%.
Purpose and Intent
The primary intent of the HC: Highway Commercial District is to provide appropriate locations for a wide variety of retail, office, and tourist-oriented uses situated along the City of Kissimmee’s major transportation corridors [Section 14-4-4.K]. Because of the high-traffic nature of these areas, the HC: Highway Commercial District requires larger lot sizes and more significant yard setbacks than other commercial zones, such as the B-3 district [Section 14-4-4.K].
This district is specifically implemented in areas assigned the Commercial General (CG) future land use designation by the City of Kissimmee Comprehensive Plan [Section 14-4-4.K].
Permitted and Conditional Land Uses
The HC: Highway Commercial District supports a broad spectrum of commercial activities, ranging from standard retail to specialized tourist attractions.
Principal Permitted Uses
Typical permitted uses in the HC: Highway Commercial District include:
- Commercial/Retail: Restaurants, retail sales establishments, and financial institutions [Table 4-2].
- Lodging: Hotels and motels [Table 4-2].
- Institutional: Libraries, museums, and medical law enforcement heliports [Table 4-2].
- Recreation: Passive recreation areas and indoor recreation facilities [Table 4-2].
Conditional Uses
Certain uses require conditional use approval to ensure they do not adversely impact the surrounding area:
- Automotive: Gasoline service stations and car wash establishments [Table 4-2].
- Community/Public: Churches, community centers, and educational service establishments [Table 4-2].
- Specialized: Heliports (other than medical/law enforcement), active outdoor recreation, and communication towers [Table 4-2].
Site and Dimensional Standards
Development within the HC: Highway Commercial District must adhere to specific intensity and placement regulations to maintain the character of the City of Kissimmee's highway corridors.
Lot and Placement Requirements
| Standard | Requirement |
|---|---|
| Minimum Lot Area | 40,000 square feet |
| Minimum Lot Width | 200 feet |
| Minimum Lot Depth | 150 feet |
| Maximum Impervious Surface | 80% |
| Maximum Building Height | 45 feet (subject to Chapter 8 aviation limits) |
Minimum Setback Requirements
| Setback Type | Minimum Distance |
|---|---|
| Front Setback | 35 feet |
| Side Setback | 15 feet |
| Street Side Setback | 25 feet |
| Rear Setback | 15 feet |
| Parking Space Setback | 7 feet (or width of required landscape strip) |
General District Character and Regulations
The HC: Highway Commercial District is characterized by its accommodation of large-scale infrastructure and "symbolic" architecture.
Symbolic Buildings
The City of Kissimmee allows "Symbolic Buildings"—structures where the exterior is designed to resemble the product or service sold—within the HC: Highway Commercial District [Section 14-4-6.D.8]. These buildings must be located within 300 feet of tourist-oriented facilities (like motels or recreation establishments) and at least 300 feet away from residentially zoned lots [Section 14-4-6.D.8].
Large Footprint Buildings
Developments in the HC: Highway Commercial District with footprints exceeding 30,000 square feet (such as large-format retailers or theaters) are subject to supplemental standards. These include providing active uses (doors and windows) on façades facing civic spaces and maintaining a connected system of walkable blocks through the site to decrease reliance on solely auto-oriented patronage [Section 14-5-8.D].
Parking and Access
The HC: Highway Commercial District follows the City of Kissimmee's standard parking ratios, though reductions may be sought through parking studies [Section 14-7-22.A].
| Use Type | Minimum Parking Ratio |
|---|---|
| Retail Stores | 1 space per 200 sq. ft. GFA, plus 1 per 250 sq. ft. of outdoor display |
| Restaurants | 1 space per 80 sq. ft. GFA (min. 8 spaces per takeout window) |
| Office Buildings | 1 space per 300 sq. ft. GFA |
| Hotel/Motel | 1 space per room, plus 50% of requirements for accessory uses |
Sections Cited
- Section 14-4-4.K: Standard zoning districts—Intent (Highway Commercial District)
- Section 14-4-5: Schedule of uses for standard zoning districts
- Table 4-2: Schedule of Uses for Non-Residential Standard Districts
- Section 14-4-6.D.8: Symbolic buildings
- Table 4-5: Site Standards - Non-Residential Districts
- Section 14-5-8.D: Large footprint buildings
- Section 14-7-22: Automobile parking ratios
- Table 7-2: Minimum Parking Ratios