Mixed-Use Planned Unit Development District (MUPUD) in Kissimmee
The Mixed-Use Planned Unit Development District (MUPUD) in Kissimmee provides a regulatory framework for developments under unified control that combine residential, commercial, or light-industrial uses with high degrees of design flexibility. In areas assigned a Mixed-Use future land use designation, the maximum density is generally capped at 75% of the maximum allowed by the site's designation, though developers can secure 5% density bonuses for meeting specific criteria such as green building practices or public facility dedication. The MUPUD zoning requires a conceptual plan approval and typically mandates that at least 25% of the buildable acreage be devoted to open space.
Purpose and Intent
The Mixed-Use Planned Unit Development District (MUPUD) is established by the City of Kissimmee to permit land under unified control to be planned and developed for a compatible mix of residential and non-residential purposes [Section 14-4-8.D.1]. The City of Kissimmee intends for this district to offer greater site design flexibility than is available under conventional zoning while ensuring consistency with the Kissimmee Comprehensive Plan.
Key objectives for the MUPUD in Kissimmee include:
- Housing Diversity: Allowing for a variety of housing types and open spaces [Section 14-4-8.A.1.a].
- Efficiency: Reducing facility improvement and maintenance costs through the application of conventional site design controls and the efficient layout of utilities and streets [Section 14-4-8.A.1.b].
- Preservation: Conserving natural amenities and encouraging the preservation of scenic and functional open spaces [Section 14-4-8.A.1.c].
- Innovation: Providing opportunities for innovative site planning concepts to create high-quality living environments [Section 14-4-8.A.1.d].
Permitted Land Uses
In the MUPUD, primary permitted uses are those authorized by the specific category designated on the City of Kissimmee's future land use map. The district allows for various configurations of residential and non-residential uses depending on the underlying future land use assignment [Section 14-4-8.D.3].
Residential as a Subordinate Use
In areas where residential is a subordinate use, any use allowed in the RC-2 (Multiple Family High Density Residential) district is permitted, including short-term rentals and time-share dwellings, provided they comply with the City of Kissimmee's standards for those specific uses [Section 14-4-8.D.3.a.i].
Non-Residential as a Subordinate Use
Non-residential uses may be permitted as subordinate to residential uses depending on the future land use designation:
- Single Family Low Density Residential Areas: Uses allowed in the B-2 (Neighborhood Commercial) or OS (Open Space) districts are permitted, excluding most communication towers [Section 14-4-8.D.3.a.ii].
- Other Residential Areas: Uses allowed in B-2, B-5, CF, UT, or OS districts are permitted, though communication towers are restricted in Single Family Medium Density Residential areas [Section 14-4-8.D.3.a.iii].
- Mixed-Use (MU) Areas: The subordinate uses are governed by the specific future land use element policy that established the MU designation for that property [Section 14-4-8.D.3.c].
Site Design and Development Standards
All MUPUD developments in Kissimmee must be authorized through a conceptual plan that details housing types, site design, density, building coverage, and construction phasing [Section 14-4-8.A.2.e].
Density and Intensity
Allowable density and intensity in a MUPUD are calculated by multiplying the gross site area by the limits allowed in the district. For horizontal and vertical mixed-use, the non-residential portion is multiplied by the allowable Floor Area Ratio (FAR) [Section 14-4-6.A.5].
| Standard Type | MUPUD Requirement |
|---|---|
| Max Density in Mixed-Use (MU) Category | 75% of the maximum permitted by the future land use designation (unless a bonus is applied) [Section 14-4-8.D.4.a.i] |
| Open Space Requirement | 25% of buildable acreage (excluding wetlands) [Section 14-10-10.A] |
| Minimum Building Height | Determined by City Commission/Planning Advisory Board [Section 14-5-7.B.1.a] |
| Max Impervious Surface (Residential portion) | 80% of the non-residential acreage [Section 14-4-8.D.4.f.i] |
Residential Density Bonuses
The City of Kissimmee may grant a 5% density bonus for each of the following criteria met (contingent upon satisfyng the City's requirements at the time of site plan or platting):
- Adherence to high-quality design standards for architecture and streetscapes.
- Increasing common open space by at least 10%.
- Preserving an average of at least 15 trees per acre.
- Planting 15 trees per acre in buildable land.
- Subsidizing at least 20% of units as affordable housing for a minimum of 15 years.
- Dedication of land for a public school or public facility (e.g., fire station).
- Implementation of LEED certified green building practices [Section 14-4-8.A.3].
Setbacks and Building Separation
MUPUD projects assigned a residential land use designation must comply with the more restrictive setback and separation requirements established for the Residential Planned Unit Development (RPUD) district [Section 14-4-8.D.4.b].
| Separation Type | Minimum Requirement |
|---|---|
| Between Multi-Family structures (4+ units) | 15 feet base + 5 feet for each story over one [Section 14-4-8.B.4.b.ii] |
| Accessory structure to Residential structure | 5 feet [Section 14-4-8.B.4.b.ii] |
| Front setback from street/right-of-way | 25 feet (unless specific neighborhood standards apply) [Section 14-4-8.B.4.b.iii] |
Parking and Access
The City of Kissimmee requires parking to be provided based on the specific uses within the MUPUD. Shared parking is encouraged to improve efficiency [Section 14-7-25].
| Use Type | Minimum Parking Ratio |
|---|---|
| Single Family/Duplex/Townhouse | 2 spaces per unit [Table 7-2] |
| Multi-family (Efficiency/1 Bedroom) | 1.5 spaces per unit + 0.5 unassigned guest spaces [Table 7-2] |
| Multi-family (2+ Bedrooms) | 2 spaces per unit + 0.5 unassigned guest spaces [Table 7-2] |
| Office Building | 1 space per 300 sq. ft. GFA [Table 7-2] |
| Retail Stores | 1 space per 200 sq. ft. GFA [Table 7-2] |
All MUPUD developments must be linked with driveways and a pedestrian network. Principal structures must have access to a public or city-approved private street [Section 14-4-8.D.4.c].
Sections Cited
- Section 14-4-6.A.5 (Density and intensity)
- Section 14-4-8.A (Planned unit developments - General)
- Section 14-4-8.B (Residential Planned Unit Development District)
- Section 14-4-8.D (Mixed-Use Planned Unit Development District)
- Section 14-5-7.B (Building and floor height)
- Section 14-7-25 (Shared Parking)
- Section 14-10-10 (Open space)
- Table 7-2 (Minimum Parking Ratios)