Guide to the T4-O: Neighborhood Open Zoning District in Kissimmee
The T4-O: Neighborhood Open district in the City of Kissimmee is designed to facilitate a transition between active commercial corridors and lower-intensity residential areas, maintaining a pedestrian-oriented urban form. Development in the T4-O district is restricted to a maximum building height of three stories and requires a minimum primary street frontage buildout of 60%. Property owners in this district must adhere to specific build-to lines, with front and street-side setbacks strictly maintained between 5 and 20 feet [Section 14-5-4.D and Table 5-2].
Purpose and Intent of the T4-O District
The City of Kissimmee established the T4-O: Neighborhood Open district as part of its form-based code to manage areas located within a short walk of the main street core. The primary intent of the T4-O district is to provide a buffer or transition zone between high-activity commercial areas and Kissimmee's older, historic residential neighborhoods [Section 14-5-4.D].
This district acknowledges that while the core character remains residential, these specific areas are in a state of transition where some residential properties may shift toward commercial uses while maintaining a residential scale and walkability [Section 14-5-4.D].
General Character
The general character of the City of Kissimmee T4-O district is defined by a mix of residential and limited commercial uses in a pedestrian-friendly environment. Key characteristics of the T4-O district include:
- Building Orientation: Buildings are positioned close to the sidewalk to encourage street-level activity and safety [Section 14-5-4.D].
- Structure Types: The district permits both attached and detached building types, allowing for a varied architectural streetscape [Section 14-5-4.D].
- Walkability: Development is designed to support the urban core by ensuring that the scale and formality of the built environment remain consistent with Kissimmee's historic residential neighborhoods [Section 14-5-2 and Section 14-5-4.D].
- Encroachments: To enhance the pedestrian experience, the City of Kissimmee allows specific frontage encroachments such as forecourts, porches, and stoops [Table 5-2].
Permitted and Conditional Land Uses
The City of Kissimmee T4-O district allows for a variety of land uses, categorized as Permitted (allowed by right) or Conditional (requiring specific review and approval).
Residential and Support Uses
- Permitted (P): Single family dwellings (detached), duplexes, accessory dwelling units (ADU), and community residential homes [Table 5-1].
- Conditional (C): Multiple family residential, townhomes, and triplexes [Table 5-1].
- Prohibited (N): Mobile home parks and rooming houses [Table 5-1].
Commercial and Service Uses
- Conditional (C): Restaurants, retail sales establishments, office establishments, business service establishments, and personal service establishments [Table 5-1].
- Prohibited (N): Drive-through facilities, micro-breweries, pawn shops, car washes, gasoline service stations, and hotels/motels [Table 5-1].
Civic and Recreation Uses
- Permitted (P): Passive recreation areas [Table 5-1].
- Conditional (C): Private indoor recreation [Table 5-1].
- Prohibited (N): Churches, community centers, schools, and hospitals [Table 5-1].
Development and Dimensional Standards
All development within the City of Kissimmee T4-O district must adhere to the following dimensional standards to preserve its transitional urban character.
Site and Building Placement Standards
| Standard | Requirement in T4-O District |
|---|---|
| Front and Street Side Setback | 5 ft. minimum to 20 ft. maximum |
| Side Setback (Attached) | 0 ft. minimum |
| Side Setback (Detached) | 5 ft. minimum |
| Rear Setback | 5 ft. minimum |
| Primary Street Frontage Buildout | 60% minimum |
| Secondary Street Frontage Buildout | 30% minimum |
| Maximum Block Perimeter | 2,000 linear feet |
| Lot Width | 18 ft. min. to 200 ft. max. |
| Lot Depth | 60 ft. min. to 200 ft. max. |
| Maximum Impervious Surface Area | 70% |
Building Height and Elevation
| Standard | Requirement in T4-O District |
|---|---|
| Minimum Building Height | 16 ft. |
| Maximum Building Height | 3 stories |
| Ground Floor Elevation (Residential) | 24 in. minimum |
| Ground Floor Elevation (Non-Residential) | 6 in. maximum |
| Ground Floor Ceiling Height | 12 ft. minimum |
| Upper Floor(s) Ceiling Height | 9 ft. minimum |
[Table 5-2: Transect Zone Dimensional Standards]
Sections Cited
- Section 14-5-2 - Regulating plan
- Section 14-5-4 - Transect zones established
- Section 14-5-6 - Site Standards (including Table 5-1 and Table 5-2)
- Section 14-6-2 - Accessory dwelling units (ADU)
- Section 14-6-39 - Community residential homes
- Section 14-6-43 - Residential development (Duplexes, townhomes, triplexes, and multi-family)