Maximum Allowable Residential Building Heights in Kissimmee
In the City of Kissimmee, maximum allowable residential heights are determined by the specific zoning district, typically ranging from a base of 2 stories in low-density neighborhoods to as high as 8 stories in specific waterfront transect zones. Most standard single-family districts limit construction to 2 stories by right, though a third story may be authorized through a conditional use review process. In Residential Planned Unit Development (RPUD) districts, buildings are generally restricted to a maximum height of 35 feet.
Standard Residential Zoning Districts
The City of Kissimmee establishes various standard residential districts with specific height limits measured in stories. For many of these districts, the code provides a base height and a secondary height that can be reached only through conditional use review [Section 14-4-6.B].
Residential Height Standards by District
| Zoning District | District Name | Maximum Height (Stories) |
|---|---|---|
| AC | Agriculture and Conservation District | 2 |
| RE | Residential Estate District | 2 |
| RA-1 | Single Family Residential District | 2 (Base) / 3 (Conditional) |
| RA-2 | Single Family Residential District | 2 (Base) / 3 (Conditional) |
| RA-3 | Single Family Residential District | 2 (Base) / 3 (Conditional) |
| RA-4 | Single Family Residential District | 2 (Base) / 3 (Conditional) |
| RB-1 | Medium Density Residential District | 3 |
| RB-2 | Medium Density Residential District | 3 |
| RC-1 | Multiple Family Medium Density Residential District | 4 |
| MH | Mobile Home District | 1 (Base) / 3 (Conditional) |
Note: The second figure (e.g., the "3" in "2/3") represents the number of stories authorized only through conditional use review [Section 14-4-6, Table 4-3, Footnote 10].
Residential Building Height in Planned Unit Developments (PUDs)
Residential Planned Unit Development (RPUD) districts in the City of Kissimmee are intended to allow for site design flexibility. However, they maintain strict height limits to remain compatible with surrounding neighborhoods. Unless otherwise specified in a particular development's approved standards, no structure in an RPUD may exceed a height of 35 feet [Section 14-4-8.B.4.d].
Transect Zones (Form-Based Code)
For residential properties located within the City of Kissimmee's form-based code areas (Transect Zones), height limits are calibrated based on the "delicate gradient" from the city's edge to its core [Section 14-5-2].
Transect Zone Height Limits
| Transect Zone | Description | Maximum Height (Stories) |
|---|---|---|
| T1 | Natural | 1 |
| T3 | Edge | 3 |
| T4-R | Neighborhood Restricted | 3 |
| T4-O | Neighborhood Open | 3 |
| T5-M | Mixed-Use Center | 5 |
| T5-U | Mixed-Use Urban Corridor | 5 (Up to 8 with bonuses) |
| T6 | Waterfront | 8 |
Height Measurement and Story Limitations
Within the City of Kissimmee form-based code areas, the physical height of a "story" is regulated to prevent excessive building mass. A single story cannot exceed 14 feet in height from finished floor to finished ceiling. If a single story exceeds 14 feet in height, it is legally counted as two stories toward the maximum allowable limit for that zone [Section 14-5-7.C.4].
Height Exceptions and Encroachments
Certain architectural features in the City of Kissimmee are permitted to exceed the standard height limits:
- Rooftop Features: Church spires, belfries, cupolas, and chimneys may exceed the maximum height by up to 20 feet or 20 percent of the total building height, whichever is less [Section 14-4-6.A.4.c].
- Mechanical Equipment: Rooftop HVAC units and similar equipment may exceed the top floor height by no more than 10 feet [Section 14-4-6.A.4.d].
- Towers/Cupolas (Form-Based Code): In designated areas, towers with a footprint smaller than 30 feet by 30 feet may extend 30 to 40 feet above the zone's height limit [Section 14-5-7.B.1.a].
Sections Cited
- Section 14-4-6 - Regulations for zoning districts
- Section 14-4-8 - Planned unit developments (PUD)
- Section 14-5-2 - Regulating plan
- Section 14-5-7 - Building standards (Form-Based Code)