High-Density Multi-Family Residential Zoning in Kissimmee, Florida
The City of Kissimmee permits high-density multi-family residential developments primarily within the RC-2 (Multiple Family High Density Residential) district and urban transect zones T5-M, T5-U, and T6. These areas allow for significant vertical intensity, ranging from five stories in Mixed-Use Centers to eight stories in the Waterfront (T6) zone, with the Special District (SD) allowing up to ten stories for campus-type facilities.
Primary High-Density Zoning Districts
The City of Kissimmee Land Development Code (LDC) categorizes multi-family residential as a building containing four or more dwellings [Section 14-2]. The following districts are specifically intended for high-density multi-family occupancy:
RC-2 Multiple Family High Density Residential District
This district is envisioned for areas adjacent to high-intensity developments, arterial roads, or collector roads. It is the primary standard district for high-density apartment buildings where the municipality has determined that infrastructure can support increased population concentrations [Section 14-4-4.E].
T5-M, T5-U, and T6 Transect Zones
Under the Form-Based Code, these zones are designed for the highest level of urban intensity in the City of Kissimmee:
- T5-M (Mixed-Use Center): Focuses on the center of downtown Kissimmee, emphasizing walkability and vibrancy [Section 14-5-4.F].
- T5-U (Mixed-Use Urban Corridor): Located primarily along Vine Street to promote transit-oriented design [Section 14-5-4.E].
- T6 (Waterfront): Located along Lakefront Park, this zone permits the greatest intensity of use in the municipality [Section 14-5-4.G].
Dimensional and Intensity Standards
The City of Kissimmee LDC regulates the scale of apartment buildings through story limits, setbacks, and floor area ratios (FAR). In high-density districts like RC-2, building height is not strictly capped by a number of stories in the standard table, while Form-Based zones have clear vertical limits.
Table 1: High-Density Site and Building Standards
| Standard | RC-1 | RC-2 | T5-M | T5-U | T6 | SD |
|---|---|---|---|---|---|---|
| Max Building Height | 4 Stories | N/A* | 5 Stories** | 5 Stories | 8 Stories | 10 Stories |
| Min. Lot Area (sq ft) | N/A | N/A | 18,000 | 18,000 | 18,000 | N/A |
| Min. Front Setback | 10 feet | 10 feet | 5–15 feet | 10–20 feet | 5–15 feet | 10–40 feet |
| Max. Front Setback | 20 feet | 20 feet | 15 feet | 20 feet | 15 feet | 40 feet |
| Min. Rear Setback | 20 feet | 20 feet | 5 feet | 5 feet | 5 feet | 10 feet |
*Height in RC-2 is typically governed by FAA height restrictions and internal intensity calculations [Table 4-3, Footnote 9]. **T5-M allows a 3-story bonus for specific development criteria [Table 5-2].
Development Requirements for Multi-Family Buildings
High-density developments in the City of Kissimmee must adhere to specific design and access standards to ensure compatibility with the surrounding urban environment.
Parking Ratios
The City of Kissimmee requires varying levels of off-street parking based on the size of the dwelling units within the apartment building.
Table 2: Multi-Family Parking Requirements
| Unit Type | Required Spaces | Guest Parking (Unassigned) |
|---|---|---|
| Efficiency or 1 Bedroom | 1.5 per unit | 0.5 per unit |
| 2 or more Bedrooms | 2.0 per unit | 0.5 per unit |
| Bicycle Parking | 10% of total auto spaces | Max 50 spaces required |
[Section 14-7-22; Section 14-7-27]
Access and Circulation
For residential developments, the City of Kissimmee limits the number of vehicular access points to manage traffic flow. Residential projects with 100 units or more are required to provide at least one additional access point for every 150 units above the initial 100 [Section 14-7-31]. Furthermore, a concrete pedestrian connection is mandatory from the adjacent public sidewalk to the main entrance of any building intended for pedestrian traffic [Section 14-7-3.A.5].
Design Standards (Form-Based Code)
For buildings in the T5 and T6 zones, the City of Kissimmee mandates high levels of "façade transparency." Ground story windows must comprise 60% of the building façade for shopfront-type designs, while upper stories must maintain 40% fenestration [Section 14-5-7.F.8].
Sections Cited
- Section 14-2: Terms Defined
- Section 14-4-4: Standard Zoning Districts—Intent
- Section 14-4-5: Schedule of Uses (Table 4-1)
- Section 14-4-6: Regulations for Zoning Districts
- Table 4-3: Site Standards - Residential Districts
- Section 14-5-4: Transect Zones Established
- Table 5-1: Permitted Uses (Form-Based Code)
- Table 5-2: Transect Zone Dimensional Standards
- Section 14-5-7: Building Standards
- Section 14-7-3: Sidewalks
- Section 14-7-22: Automobile Parking Ratios
- Section 14-7-27: Bicycle Parking
- Section 14-7-31: Number of Vehicular Access Points