Kissimmee T6: Waterfront District Off-Street Parking Standards
In the City of Kissimmee, residential and commercial projects within the T6: Waterfront district must provide off-street parking according to specific ratios based on the use, though any development located within the "Parking Exemption Area" defined in the Special Requirements Plan is exempt from these requirements. For all other properties in the T6: Waterfront district, parking must be positioned to the side or rear of the primary building and be masked from the street by a compliant street wall. The City of Kissimmee also requires specific surfacing materials, such as decorative pavers or stamped concrete, for parking lots within the downtown community redevelopment area (CRA).
Administrative Context for the T6 District
The T6: Waterfront district is a transect zone within the City of Kissimmee’s form-based code area. It is primarily located along Lakefront Park and is designed to maximize vibrancy and walkability by permitting high-intensity development and a mix of uses [Section 14-5-4.G]. While the T6: Waterfront district emphasizes pedestrian activity, it maintains strict standards for how vehicle storage is integrated into the urban environment.
Required Off-Street Parking Ratios
For developments in the T6: Waterfront district that are not exempt, the City of Kissimmee applies the following minimum parking ratios based on the specific type of residential or commercial use [Section 14-7-22; Table 7-2].
Residential Parking Ratios
| Use Type | Number of Spaces Required |
|---|---|
| Single family, duplex, triplex, or townhomes | 2 spaces per unit |
| Accessory dwelling unit (ADU) | 1 space per unit |
| Multi-family (Efficiency or 1 Bedroom) | 1.5 spaces per unit, plus 0.5 per unit unassigned for guests |
| Multi-family (2 or more Bedrooms) | 2 spaces per unit, plus 0.5 per unit unassigned for guests |
| Bed and Breakfast | 2 spaces per unit, plus 1 space per guestroom |
Commercial and Service Parking Ratios
| Use Type | Number of Spaces Required |
|---|---|
| Retail stores | 1 space per 200 sq. ft. GFA |
| Restaurants (with indoor/outdoor seating) | 1 space per 80 sq. ft. GFA (min. 8 spaces per takeout window) |
| Office building | 1 space per 300 sq. ft. GFA |
| Medical office or clinic | 1 space per 200 sq. ft. GFA |
| Hotel or Motel | 1 space per room, plus 50% of spaces required for accessory uses |
| Financial institutions | 1 space per 300 sq. ft. GFA |
Parking Placement and Design Standards
In the City of Kissimmee T6: Waterfront district, the physical location of parking is regulated to ensure it does not detract from the pedestrian experience [Section 14-5-9.B].
- Location: All off-street parking must be located behind the primary building. If rear parking is determined to be unfeasible, parking may be located to the side of the building [Section 14-5-9.B.3].
- Setbacks: Surface parking areas adjacent to a street must maintain the same setback as the building façade facing that street [Section 14-5-9.B.4].
- Surface Materials: All uses within the downtown CRA (which includes portions of the T6: Waterfront district) are required to use decorative pavers or stamped/decorative concrete instead of asphalt or standard concrete for the entire parking lot, including drive aisles [Section 14-5-9.B.10].
- Compact Spaces: In the City of Kissimmee, up to 25% of required parking spaces (excluding ADA spaces) may be reduced to a width of 8.5 feet and designated as "compact" [Section 14-5-9.B.1.b].
Masking and Street Wall Requirements
When parking in the T6: Waterfront district is located to the side of a building, it must be masked from the street by a "street wall" to maintain the visual continuity of the public realm [Section 14-5-9.B.3].
- Street Wall Height: The wall must be between 2.5 feet and 5 feet in height [Section 14-5-11.F.1].
- Transparency: Any portion of the street wall above 2.5 feet must be transparent (e.g., wrought iron or similar materials) [Section 14-5-11.F.1].
- Materials: Street walls must be constructed of wrought iron, brick, masonry, stone, or powder-coated aluminum. Chain link, wood, and PVC are strictly prohibited [Section 14-5-11.F.5].
- Landscaping: A landscaped strip with a minimum width of five feet must be provided in front of the street wall [Section 14-5-11.F.6].
Bicycle Parking Requirements
In addition to automobile requirements, multi-family and non-residential developments in the City of Kissimmee must provide secure bicycle parking. The amount must equal at least 10% of the total required automotive parking spaces, with a maximum requirement of 50 bicycle spaces [Section 14-7-27]. These must be located in a secure area protected from the weather and as close as possible to the building entrance [Section 14-7-27.C].
Sections Cited
- Section 14-5-4 Transect zones established
- Section 14-5-3 Special requirements plan
- Section 14-5-9 Access, circulation and parking requirements
- Section 14-5-11 Landscape, buffers and screening standards
- Section 14-7-22 Automobile parking ratios
- Section 14-7-27 Bicycle parking