Kissimmee T3: Edge Transect Zone Allowed and Prohibited Uses
The T3: Edge zone in the City of Kissimmee is established primarily for detached single-family residential development, though it also permits duplexes and accessory dwelling units (ADUs). This municipality-defined transect zone strictly prohibits nearly all commercial, industrial, and institutional uses to maintain the stability of older residential neighborhoods. Aside from residential housing, the T3: Edge zone only allows for passive recreation and specific civic open spaces such as parks, greens, and playgrounds [Section 14-5-4.B].
Permitted Residential and Recreational Uses
Within the City of Kissimmee, the T3: Edge zone is intended to preserve the residential character of neighborhoods on the periphery of the downtown area. According to the Kissimmee Land Development Code (LDC), only a limited number of uses are explicitly permitted.
| Use Category | Specific Use | Status |
|---|---|---|
| Residential | Single-family dwellings (detached) | Permitted (P) |
| Residential | Duplex dwellings | Permitted (P) |
| Residential | Accessory dwelling units (ADU) | Permitted (P) |
| Recreation | Recreation areas, passive | Permitted (P) |
[Section 14-5-6.A, Table 5-1]
Allowed Civic Open Spaces
The City of Kissimmee LDC identifies specific types of civic open spaces that are permissible within the T3: Edge zone. These are designed to provide neighborhood amenities without disrupting the residential environment [Section 14-5-10.B].
| Civic Open Space Type | Status in T3: Edge |
|---|---|
| Park (Min. 2 acres) | Allowed (X) |
| Green (0.25 to 2 acres) | Allowed (X) |
| Playground (1,000 sf to 1 acre) | Allowed (X) |
| Square (1,000 sf to 2 acres) | Not Allowed |
| Plaza (1,000 sf to 2 acres) | Not Allowed |
[Section 14-5-10.B, Table 5-4]
Prohibited Uses in T3: Edge
The City of Kissimmee maintains a broad list of prohibited uses for the T3: Edge transect to ensure the area remains exclusively residential and low-intensity. The following categories and specific uses are explicitly prohibited (marked "N" in the LDC tables):
Prohibited Commercial and Service Uses
- Retail and Dining: All restaurants, retail sales establishments, pawn shops, and drive-through facilities [Table 5-1].
- Services: Office establishments, financial institutions, veterinary clinics, and personal or business service establishments [Table 5-1].
- Automotive: Gasoline service stations, car washes, motor vehicle repair, and vehicle sales/leasing [Table 5-1].
Prohibited Civic and Institutional Uses
- Institutions: Churches, community centers, hospitals, and institutional care facilities [Table 5-1].
- Education: All public and private schools (elementary, middle, and high), colleges, and universities [Table 5-1].
- Cultural: Libraries, museums, and social clubs [Table 5-1].
Prohibited Lodging and Industrial Uses
- Lodging: Hotels, motels, and bed and breakfast establishments [Table 5-1].
- Industrial: All light, medium, and heavy manufacturing, along with wholesale trade establishments [Table 5-1].
Technical Dimensional Standards for T3: Edge
To maintain the intended residential form, the Municipality of Kissimmee requires all development within the T3: Edge zone to adhere to specific dimensional requirements.
| Standard | T3: Edge Requirement |
|---|---|
| Minimum Lot Width | 48 feet |
| Minimum Lot Depth | 80 feet |
| Maximum Building Height | 3 stories |
| Minimum Front Setback | 12 feet |
| Minimum Side Setback | 8 feet |
| Minimum Rear Setback | 10 feet |
| Maximum Impervious Surface | 60% |
| Primary Street Frontage Buildout | 40% minimum |
[Section 14-5-6.C, Table 5-2]
Sections Cited
- Section 14-5-4: Transect zones established
- Section 14-5-6: Site Standards
- Table 5-1: Permitted Uses (Form-Based Code)
- Table 5-2: Transect Zone Dimensional Standards
- Section 14-5-10: Civic open space requirements
- Table 5-4: Civic Open Spaces