Guide to the T5-U Mixed-Use Urban Corridor in Kissimmee, Florida
The T5-U Mixed-Use Urban Corridor in the City of Kissimmee is a high-intensity district primarily located along Vine Street, designed to support transit-oriented development and infill. Key standards include a minimum building height of 22 feet and a maximum of 5 stories (extendable to 8 stories via development bonuses), with front setbacks restricted to a maximum of 20 feet to encourage a continuous, walkable streetscape.
Purpose and General Character
The T5-U Mixed-Use Urban Corridor zoning district is established by the City of Kissimmee to promote transit-oriented design and encourage the redevelopment of underdeveloped sites. This district is primarily situated along the Vine Street corridor, where the City of Kissimmee aims to facilitate the aggregation of lots and implement the Vine Street Community Redevelopment Area (CRA) master plan [Section 14-5-4.E].
The general character of the T5-U district is urban and high-intensity, focusing on creating a connected system of walkable blocks and street frontages. It specifically targets areas near SunRail facilities and existing or proposed transit stops to foster a relationship between new development and public transportation [Section 14-5-1].
Dimensional and Site Standards
The City of Kissimmee enforces specific site and building placement standards for the T5-U district to ensure a consistent urban form. Buildings in this zone must be articulated to break down large volumes into smaller, grouped masses [Section 14-5-7.A.1].
T5-U Site Development Standards
| Standard | Requirement |
|---|---|
| Minimum Building Height | 22 feet |
| Maximum Building Height | 5 stories (up to 8 stories with bonus) |
| Front & Street Side Setback | 10 feet minimum to 20 feet maximum |
| Upper Floor Step Back | Additional 10 feet required above the 4th floor |
| Side Setback | 5 feet minimum |
| Rear Setback | 5 feet minimum |
| Primary Street Frontage Buildout | 60% minimum |
| Other Street Frontage Buildout | 30% minimum |
| Maximum Block Perimeter | 2,000 linear feet |
| Maximum Impervious Surface Area | 80% |
| Ground Floor Ceiling Height | 12 feet minimum |
Sources: [Table 5-2], [Section 14-5-7.B.2]
Permitted and Conditional Land Uses
The T5-U district allows for a broad mix of residential, commercial, and service-oriented uses. However, single-family detached dwellings, duplexes, and accessory dwelling units (ADUs) are prohibited in the City of Kissimmee's T5-U zone to prioritize higher-density multi-family and commercial forms [Table 5-1].
T5-U Land Use Table
| Use Category | Permission Status |
|---|---|
| Multi-family Residential | Permitted (P) |
| Townhomes and Triplexes | Permitted (P) |
| Retail Sales and Restaurants | Permitted (P) |
| Office Establishments | Permitted (P) |
| Hotels and Motels | Permitted (P) |
| Warehouses | Permitted (P) |
| Micro-breweries | Permitted (P) |
| Drive-through Facilities | Conditional (C) |
| Gasoline Service Stations | Conditional (C) |
| Self-storage Facilities | Conditional (C) |
| Schools (Elementary, Middle, High) | Conditional (C) |
| Hospitals | Not Permitted (N) |
Source: [Table 5-1]
Specific Development Requirements
Streetscape Design
In the City of Kissimmee, properties located in the T5-U district along major corridors like Vine Street or John Young Parkway must provide a minimum 20-foot-wide streetscape zone. This zone must include a 12-foot-wide sidewalk and an 8-foot-wide furnishing zone for landscaping or street furniture [Section 14-5-3.E.1].
Development Bonuses
The City of Kissimmee offers height bonuses in the T5-U district for projects that provide specific community benefits. Projects may exceed the 5-story limit and reach up to 8 stories if they satisfy criteria such as:
- Mixed-use: Incorporating a vertical mix of residential and commercial/office uses (requiring at least five residential units) [Section 14-5-13.A.1].
- Affordable Housing: Setting aside at least 20% of units as certified affordable housing for at least 15 years [Section 14-5-13.A.2].
- Public Amenities: Providing an urban plaza or park of at least 3,000 square feet [Section 14-5-13.A.3].
Parking and Access
The T5-U district prioritizes minimizing the number of driveways along primary streets. The City of Kissimmee requires that sites be accessed from rear alleys or secondary streets wherever possible [Section 14-5-9.A.1]. Surface parking lots must be located behind the primary building or to the side, and those on the side must be screened from the street by a street wall [Section 14-5-9.B.3].
Sections Cited
- Section 14-5-1 - Purpose (Form-Based Code)
- Section 14-5-3 - Special Requirements Plan
- Section 14-5-4 - Transect Zones Established
- Section 14-5-7 - Building Standards
- Section 14-5-8 - Supplemental Site and Building Standards
- Section 14-5-9 - Access, Circulation and Parking Requirements
- Section 14-5-13 - Development Bonuses
- Table 5-1 - Permitted Uses
- Table 5-2 - Transect Zone Dimensional Standards