Off-Street Parking and Loading Standards for the HC: Highway Commercial District
In the City of Kissimmee, development within the HC: Highway Commercial District requires off-street parking areas to be set back at least 7 feet from any public right-of-way, or a minimum of 15 feet when the property is located within 25 feet of a residentially zoned area. Residential components of mixed-use projects in the HC: Highway Commercial District must provide between 1.5 and 2.0 spaces per unit depending on bedroom count, while commercial uses like restaurants require one space per 80 square feet of gross floor area. All vehicular use areas in the City of Kissimmee must be paved with durable, all-weather surfaces and include specific stacking capabilities for high-traffic entranceways [Section 14-7-23].
Permitted Ratios by Use
The City of Kissimmee determines the number of required parking spaces based on the specific type of use proposed within the HC: Highway Commercial District. While the HC: Highway Commercial District is primarily non-residential, it permits multiple-family residential developments as part of a mixed-use project [Table 4-2].
Commercial and Non-Residential Ratios
| Use Type | Minimum Parking Ratio |
|---|---|
| Retail stores | 1 space per 200 sq. ft. GFA for the first 1,000 sq. ft.; 1 space per 250 sq. ft. thereafter [Table 7-2] |
| Restaurants (Indoor/Outdoor) | 1 space per 80 sq. ft. GFA (minimum 8 spaces for takeout) [Table 7-2] |
| Office building | 1 space per 300 sq. ft. GFA [Table 7-2] |
| Medical office or clinic | 1 space per 200 sq. ft. GFA [Table 7-2] |
| Hotels and motels | 1 space per room, plus 50% of requirements for accessory uses [Table 7-2] |
| Bank | 1 space per 300 sq. ft. GFA [Table 7-2] |
| Shopping Center (< 50,000 sq. ft.) | 1 space per 200 sq. ft. GFA, plus 1 space per 250 sq. ft. of outdoor display [Table 7-2] |
Residential Ratios (Mixed-Use)
In the HC: Highway Commercial District, residential units are only permitted as part of a mixed-use development [Table 4-2]. The following ratios apply to these residential components:
| Residential Unit Type | Number of Spaces Required |
|---|---|
| Efficiency or 1 Bedroom | 1.5 spaces per unit, plus 0.5 spaces per unit for guest parking [Table 7-2] |
| 2 or more Bedrooms | 2 spaces per unit, plus 0.5 spaces per unit for guest parking [Table 7-2] |
Design and Dimensional Standards
All parking facilities in the HC: Highway Commercial District must comply with the City of Kissimmee's dimensional and setback requirements to ensure safe access and circulation.
Dimensional Requirements for Stalls and Aisles
| Parking Angle (degrees) | Standard Stall Width | Stall Depth to Aisle | Aisle Width (One-Way) | Aisle Width (Two-Way) |
|---|---|---|---|---|
| 0 (Parallel) | 9 feet | 23 feet | 12 feet | 24 feet |
| 45 | 9 feet | 19 feet | 12 feet | N/A |
| 60 | 9 feet | 20.1 feet | 14.5 feet | N/A |
| 90 | 9 feet | 18 feet | N/A | 24 feet |
Note: Stall and aisle dimensions are subject to City of Kissimmee Fire Department approval [Section 14-7-23].
Site Standards and Setbacks for the HC District
The HC: Highway Commercial District features larger lot and setback requirements than other commercial zones in the City of Kissimmee [Section 14-4-4.K].
- Minimum Lot Area: 40,000 square feet [Table 4-5].
- Minimum Lot Width: 200 feet [Table 4-5].
- Parking Space Setback: 7 feet minimum from the right-of-way, or the width of the required landscape strip, whichever is greater [Table 4-5].
- Residential Proximity: No parking area shall be located within 25 feet of any residentially zoned property; a minimum 15-foot setback is required in these instances [Table 4-5, Note 7].
Specialized Requirements
Stacking Requirements
The City of Kissimmee mandates specific stacking capabilities for parking lots in the HC: Highway Commercial District based on the size of the development:
- Small Lots (< 40,000 sq. ft. non-res): Stacking must be reviewed to ensure no parking spaces back directly onto an entranceway within 20 feet of a street right-of-way [Section 14-7-23.D.1].
- Medium Lots (40,000–74,999 sq. ft. non-res): Must have an internal drive allowing at least 60 feet of stacking from the street right-of-way without intersecting drives [Section 14-7-23.D.2].
- Large Lots (> 75,000 sq. ft. non-res): Must have an internal lot collector drive with no parking spaces or intersecting drives within 60 feet of the street right-of-way [Section 14-7-23.D.3].
Bicycle Parking
Non-residential and multi-family developments in the HC: Highway Commercial District must provide secure bicycle parking. This must equal a minimum of 10% of the total required automotive parking spaces, though it is capped at a maximum requirement of 50 bicycle spaces [Section 14-7-27].
Off-Street Loading
Establishments in the HC: Highway Commercial District must provide off-street loading spaces based on the gross floor area:
- 5,000 to 20,000 sq. ft.: 1 space.
- 20,000 to 60,000 sq. ft.: 2 spaces.
- 60,000 to 100,000 sq. ft.: 3 spaces.
- Over 100,000 sq. ft.: 1 additional space for each additional 60,000 sq. ft. [Section 14-7-12].
Sections Cited
- Section 14-4-4. Standard zoning districts—Intent.
- Section 14-4-5. Schedule of uses for standard zoning districts.
- Section 14-4-6. Regulations for zoning districts.
- Section 14-7-12. Number of loading spaces.
- Section 14-7-22. Automobile parking ratios.
- Section 14-7-23. Parking facility design standards.
- Section 14-7-24. Parking facilities for duplex, triplex and townhomes.
- Section 14-7-25. Shared Parking.
- Section 14-7-27. Bicycle parking.