Hotel, Motel, and Lodging Permissions in Kissimmee
In the City of Kissimmee, hotels and motels are primarily permitted in commercial and high-intensity mixed-use districts, including the B-3, B-5, HC, and IB districts, as well as the T5-U and T6 transect zones. Bed and breakfast facilities are allowed as conditional uses in specific residential districts like RC-1 and RC-2, and mixed-use areas such as the T4-O and T5-M zones. Off-street parking for these uses generally requires one space per guest room, with additional requirements for accessory functions like restaurants or meeting halls [Table 4-2, Table 5-1, Table 7-2].
Permitted Districts for Hotels and Motels
The City of Kissimmee Land Development Code (LDC) distinguishes between standard zoning districts and the Form-Based Code (FBC) area.
Standard Zoning Districts
In standard districts, the City of Kissimmee allows hotels and motels as follows:
- Permitted (P): General Commercial District (B-3), Office Commercial District (B-5), Highway Commercial District (HC), and Industrial Business District (IB) [Table 4-2].
- Conditional Use (C): Airport Industrial District (AI) and Airport Operations District (AO) [Table 4-2].
Form-Based Code (FBC) Districts
Within the City of Kissimmee's Form-Based Code area, permissions are determined by transect zones:
- Permitted (P): T5-U (Mixed-Use Urban Corridor) and T6 (Waterfront) [Table 5-1].
- Conditional Use (C): T5-M (Mixed-Use Center) [Table 5-1].
Bed and Breakfast Facilities
The City of Kissimmee defines a bed and breakfast as a lodging establishment with no more than eight guest rooms where the owner or manager lives on-site [Section 14-2].
Allowed Districts for Bed and Breakfasts
- Standard Districts: Allowed as a Conditional Use (C) in the Multiple Family Medium Density Residential Districts (RC-1 and RC-2) [Table 4-1].
- FBC Area: Allowed as a Conditional Use (C) in the T4-O (Neighborhood Open) and T5-M (Mixed-Use Center) transect zones [Table 5-1].
Capacity Limits for Bed and Breakfasts
The maximum number of guest rooms allowed in a City of Kissimmee bed and breakfast is determined by the gross floor area of the building:
| Building Size (Gross Floor Area) | Maximum Guestrooms |
|---|---|
| Less than 1,200 square feet | 1 |
| 1,200—1,800 square feet | 2 |
| 1,801—2,400 square feet | 3 |
| 2,401—3,000 square feet | 4 |
| 3,001—3,600 square feet | 5 |
| Over 3,600 square feet | 8 |
[Section 14-6-36].
Parking Requirements for Lodging
The City of Kissimmee mandates specific off-street parking ratios to ensure adequate vehicle storage for lodging guests and employees.
| Use Category | Minimum Parking Ratio |
|---|---|
| Motel or Hotel | 1 space per room, plus 50% of the spaces required for accessory uses (e.g., restaurant, bar, nightclub, or meeting rooms) |
| Bed & Breakfast | 2 spaces per unit, plus 1 space per guestroom |
| Short-Term Rental | Varies by dwelling type (typically 2 spaces per unit for single-family/mobile homes) |
[Table 7-2].
Short-Term Rentals and Time-Shares
Short-term rentals (stays of less than 30 days) are subject to the Short-Term Rental Overlay District (STRO). In the City of Kissimmee, these are permitted only if the underlying zoning allows them. They are generally treated as a conditional use in the following districts:
- Residential: RB-1, RB-2, RC-1, RC-2, and MH [Table 4-1].
- FBC Area: T4-R, T4-O, T5-M, T5-U, and T6 [Table 5-1].
Short-term rental developments must be a minimum of two acres and contain at least 12 dwelling units [Section 14-6-44].
Sections Cited
- Section 14-2: Terms Defined
- Table 4-1: Schedule of Uses for Residential Standard Districts
- Table 4-2: Schedule of Uses for Non-Residential Standard Districts
- Table 5-1: Permitted Uses (Form-Based Code)
- Section 14-6-36: Bed and breakfast
- Section 14-6-44: Short-term rentals and time-share dwellings
- Table 7-2: Minimum Parking Ratios