Off-Street Parking and Access Standards for the T5-U: Mixed-Use Urban Corridor
In the City of Kissimmee's T5-U: Mixed-Use Urban Corridor district, off-street parking is generally governed by standard ratios such as 2 spaces per residential unit and 1 space per 200–300 square feet for commercial uses. To support transit-oriented development along Vine Street, the City of Kissimmee allows for significant flexibility, including a potential 50% reduction in required spaces through development bonuses and the use of shared parking matrices to optimize land use. All parking facilities in the T5-U district must be strategically located behind or to the side of primary buildings and masked from public view by street walls or building facades to maintain a continuous and walkable urban environment [Section 14-5-9.B].
General Parking Ratios
For projects located within the T5-U Mixed-Use Urban Corridor, the number of required parking spaces is determined by the specific use of the property. The City of Kissimmee applies the following minimum standards unless a specific reduction is approved [Section 14-7-22].
| Use Category | Specific Use | Required Number of Spaces |
|---|---|---|
| Residential | Single family, duplex, triplex, or townhome | 2 spaces per unit |
| Multi-family (Efficiency or 1 Bedroom) | 1.5 spaces per unit + 0.5 per unit for guest parking | |
| Multi-family (2 or more Bedrooms) | 2 spaces per unit + 0.5 per unit for guest parking | |
| Commercial | Retail stores | 1 space per 200 sq. ft. GFA |
| Office building | 1 space per 300 sq. ft. GFA | |
| Restaurant (with indoor/outdoor seating) | 1 space per 80 sq. ft. GFA (min. 8 spaces per takeout window) | |
| Financial institutions (Banks) | 1 space per 300 sq. ft. GFA | |
| Medical office or clinic | 1 space per 200 sq. ft. GFA |
T5-U Specific Layout and Design Requirements
The City of Kissimmee mandates strict placement and design standards for the T5-U district to prioritize pedestrian safety and aesthetic continuity along the Vine Street corridor.
Parking Location and Setbacks
- Placement: Off-street parking must be located behind the primary building. If rear parking is not feasible, parking may be placed to the side of the building [Section 14-5-9.B.3].
- Masking: Any parking lot located on the side of a building must be masked from the street by a "street wall" [Section 14-5-9.B.3].
- Setbacks: Surface parking areas adjacent to a street must maintain the same setback as the building facade facing that street, as defined in the T5-U dimensional standards [Section 14-5-9.B.4].
- Stall Dimensions: Up to 25% of required spaces may be designated as "compact" with a reduced width of 8.5 feet, provided they use thermoplastic reflective paint for nighttime visibility [Section 14-5-9.B.1.b].
Site Access and Circulation
To minimize pedestrian conflicts in the T5-U Mixed-Use Urban Corridor, the City of Kissimmee limits the number of curb cuts on primary streets.
- Primary Street Access: New access driveways are generally prohibited along primary streets. Sites should be accessed via rear alleys or secondary streets [Section 14-5-9.A.1].
- Driveway Width: For two-way traffic, the maximum width is 20 feet; for one-way traffic, the maximum width is 10 feet [Section 14-5-9.A.2].
- Pedestrian Linkages: Passageways at least five feet wide must connect parking areas directly to the main building entrance [Section 14-5-9.B.9].
Shared Parking and Reductions
The City of Kissimmee encourages shared parking in all transect zones, including the T5-U district, to allow for more efficient land use in mixed-use projects [Section 14-5-9.B.8].
Shared Parking Matrix
When multiple uses share a parking facility, the total requirement is adjusted based on the time of day using a sharing factor. The following table illustrates how different uses peak at different times [Section 14-7-25].
| Use Type | Weekday (7am–6pm) | Weekday (6pm–1am) | Weekend (7am–6pm) | Weekend (6pm–1am) |
|---|---|---|---|---|
| Residential | 60% | 100% | 75% | 95% |
| Office | 100% | 5% | 15% | 0% |
| Retail | 100% | 80% | 100% | 60% |
| Restaurant | 70% | 100% | 75% | 100% |
T5-U Development Bonuses
Developers in the T5-U Mixed-Use Urban Corridor may apply for a Parking Space Reduction Bonus. The City of Kissimmee may approve a reduction of required parking by up to 50% if the applicant provides a public open space (such as an urban plaza or park) that occupies at least 50% of the area of the waived parking spaces [Section 14-5-13.A.4].
Bicycle Parking
Residential and commercial projects in the T5-U district must also accommodate non-motorized transportation.
- Minimum Requirement: Projects must provide secure bicycle parking spaces or lockers equivalent to at least 10% of the total required automotive parking spaces.
- Cap: A single project is not required to provide more than 50 bicycle spaces [Section 14-7-27].
Sections Cited
- Section 14-5-3: Special requirements plan.
- Section 14-5-9: Access, circulation and parking requirements.
- Section 14-5-13: Development bonuses.
- Section 14-7-22: Automobile parking ratios.
- Section 14-7-25: Shared Parking.
- Section 14-7-27: Bicycle parking.
- Section 14-7-31: Number of vehicular access points.