Kissimmee HPO: Historic Preservation Overlay District Requirements
In the City of Kissimmee, the HPO: Historic Preservation Overlay District is established to protect and perpetuate buildings and sites that represent the community's cultural, social, and architectural history. Property owners within a City of Kissimmee HPO District are generally required to obtain a Certificate of Appropriateness (COA) for any exterior alterations, and they are legally mandated to maintain their structures in good repair to prevent "demolition by neglect." Most designated structures must be at least 50 years old and possess significant historical or architectural integrity to qualify for this classification [Section 14-3-35].
Designation and Criteria
The City of Kissimmee may designate a Historic Preservation Overlay District based on specific criteria evaluated by the Historic Preservation Board (HPB). The process requires a petition signed by at least 25% of the property owners within the proposed area [Section 14-3-35.B].
To be designated as a City of Kissimmee HPO District, the area must meet the following criteria:
- The majority of buildings must be at least 50 years old [Section 14-3-35.F].
- The district must possess integrity of location, design, setting, materials, and workmanship [Section 14-3-35.F].
- The area must be associated with historical events or persons, or embody distinctive characteristics of a type, period, or method of construction [Section 14-3-35.F].
Certificate of Appropriateness (COA)
Within any City of Kissimmee HPO District, no new or existing structure (including accessory structures) may be constructed, altered, demolished, restored, or relocated without an approved COA [Section 14-3-37.A].
Review Classifications
The City of Kissimmee categorizes COA applications into Minor and Major reviews based on the intensity of the proposed work.
| Review Type | Applicable Actions | Approving Authority |
|---|---|---|
| Minor Review | Fences/gates; awnings; foundation skirting; garage doors; accessory structures < 100 sq. ft. in rear yard; paving activities; like-kind material replacement (roofs, siding, windows). | Historic Preservation Planner [Section 14-3-37.D] |
| Major Review | All work not deemed minor, including substantial additions, new construction, and demolition. | Historic Preservation Board (HPB) [Section 14-3-37.D] |
COA Review Timeline
- Minor Review: The Historic Preservation Planner must approve, approve with conditions, or deny the application within 15 days of filing [Section 14-3-37.D.3].
- Major Review: The HPB must hold a public hearing and act on the application within 45 days of the date a complete application is filed [Section 14-3-37.D.3].
Maintenance and Repair Standards
Property owners within a City of Kissimmee HPO District are prohibited from allowing a structure to fall into a state of disrepair. The City of Kissimmee defines required maintenance to include the prevention of deterioration in the following areas [Section 14-3-35.I]:
- Exterior walls and vertical supports.
- Roofs and horizontal members.
- Exterior chimneys.
- Exterior finish materials (e.g., crumbling stucco, shingles, or mortar).
- Water-proofing (e.g., broken windows or doors).
- Any architectural feature contributing to the historical significance of the structure.
If code enforcement finds a violation of these maintenance standards, the owner must apply for a COA within 30 days and a building permit within 30 days of COA issuance [Section 14-3-37.H.11].
Demolition and Relocation Requirements
The City of Kissimmee strictly regulates the demolition or relocation of structures that are at least 50 years old or designated as landmarks. All such requests undergo a Major Review [Section 14-3-37.H].
If a demolition is approved, a waiting period is imposed to allow the City of Kissimmee and the HPB to explore preservation alternatives:
- Standard Waiting Period: 180 days from the time the certificate is issued [Section 14-3-37.H.3].
- Outside HPO District: 60 days for historic structures not located in a designated HPO district [Section 14-3-37.H.3].
- Extensions: The City Commission may extend the waiting period by an additional 180 days if a program is underway that could result in the preservation of the property [Section 14-3-37.H.4].
Technical and Design Standards
While specific design standards are established for each individual City of Kissimmee HPO District upon creation, general LDC standards also apply. In the event of a conflict between HPO district design standards and the Downtown Form-Based Code (FBC), the HPO standards prevail [Section 14-3-35.G].
Signage in HPO Districts
Signage for residential subdivisions, churches, and schools within a City of Kissimmee HPO District must adhere to the following:
- Allocation: One wall or primary ground sign per development entry.
- Size/Height: Maximum 24 square feet and 4 feet in height (6 feet if attached to a perimeter wall).
- Setback: Minimum 5 feet from the right-of-way.
- Illumination: Exterior illumination only [Section 14-11-4].
Sections Cited
- Section 14-3-35 (Designation of historic districts)
- Section 14-3-37 (Certificate of appropriateness)
- Section 14-4-7 (Overlay districts)
- Section 14-5-3 (Special requirements plan)
- Section 14-11-4 (General residential district permanent signs)