Off-Street Parking Requirements for the T4-R: Neighborhood Restricted District in Kissimmee
In the City of Kissimmee's T4-R: Neighborhood Restricted district, all off-street parking must be located behind the primary building or on the side, where it must be masked by a street wall between 2.5 and 5 feet in height. Residential developments require 2 spaces per unit for standard dwellings and 1 per unit for accessory dwelling units, while allowed commercial uses like offices require 1 space per 300 square feet. All surface parking in the T4-R district must adhere to the same front and street-side setbacks as the principal building, with a required range between 5 and 20 feet.
General Placement and Design Standards
In the T4-R: Neighborhood Restricted district, the City of Kissimmee emphasizes a pedestrian-oriented urban form. Consequently, the placement of vehicle storage is strictly regulated to minimize its visual impact on the public realm.
Location and Setbacks
Off-street parking for both residential and commercial projects in the T4-R district must be located behind the primary building. If rear parking is determined to be infeasible, parking may be located to the side of the building [Section 14-5-9.B.3]. Surface parking areas adjacent to a street must maintain the same setback as the building façade facing that same street, which in the T4-R zone is a minimum of 5 feet and a maximum of 20 feet [Section 14-5-6.B.4; Table 5-2].
Screening Requirements
When parking is located to the side of a building in the T4-R: Neighborhood Restricted district, it must be masked from the street by a "street wall" [Section 14-5-9.B.3]. This wall or fence must:
- Have a minimum height of 2.5 feet and a maximum height of 5 feet [Section 14-5-11.F.1].
- Be placed in line with the building façade [Section 14-5-11.F.3].
- Be constructed of wrought iron, brick, masonry, stone, or similar decorative materials [Section 14-5-11.F.5].
Minimum Parking Ratios
The City of Kissimmee requires parking to be provided based on the specific use of the property. While the T4-R district is primarily residential, certain commercial and support uses are allowed conditionally.
Table 1: T4-R District Parking Ratios
| Use Category | Number of Spaces Required |
|---|---|
| Residential | |
| Single family, duplex, triplex, townhouse | 2 spaces per unit [Table 7-2] |
| Accessory dwelling unit (ADU) | 1 space per unit [Table 7-2] |
| Bed & breakfast | 2 spaces per unit, plus 1 space per guestroom [Table 7-2] |
| Commercial/Service (Conditional) | |
| Office building | 1 space per 300 sq. ft. GFA [Table 7-2] |
| Restaurant (indoor/outdoor seating) | 1 space per 80 sq. ft. GFA (min. 8 spaces for takeout) [Table 7-2] |
| Retail stores | 1 space per 200 sq. ft. GFA (up to 1,000 sq. ft.) [Table 7-2] |
| Civic or social club | 1 space per 200 sq. ft. GFA [Table 7-2] |
Technical Dimensions and Layout
The City of Kissimmee provides specific dimensional requirements for standard and compact parking stalls within the T4-R: Neighborhood Restricted district.
Stall and Aisle Dimensions
Standard parking stalls in the City of Kissimmee are typically 9 feet wide. For form-based code areas like T4-R, the City of Kissimmee allows up to 25 percent of the required parking spaces to be designated as "compact" with a reduced width of 8.5 feet [Section 14-5-9.B.1.b].
Table 2: Parking Slot and Aisle Specifications
| Parking Angle | Stall Width | Stall Depth | Aisle Width (One-Way) | Aisle Width (Two-Way) |
|---|---|---|---|---|
| 90 Degree | 9' | 18' | N/A | 24' |
| 60 Degree | 9' | 20.1' | 14.5' | N/A |
| 45 Degree | 9' | 19' | 12' | N/A |
| Parallel (0°) | 9' | 23' | 12' | 24' |
Note: All aisle dimensions are subject to fire department approval [Table 7-3].
Residential Driveway and Garage Standards
For residential projects such as duplexes, triplexes, and townhomes in the T4-R: Neighborhood Restricted district, the following rules apply to driveways and garages:
- Garage Setbacks: Street-facing garages must be set back at least five feet from the building's front façade [Section 14-5-9.B.6].
- Driveway Widths: For individual lots, driveways must be a minimum of 8 feet wide for a single vehicle and 16 feet wide for two vehicles parked side-by-side [Section 14-7-24.A.2.a].
- Separation: If driveways of two adjacent units are not located next to each other, a minimum separation of six feet provided with shrubs and ground cover is required [Section 14-7-24.A.2.d].
Bicycle Parking Requirements
The City of Kissimmee mandates that multi-family and non-residential developments in the T4-R district provide secure bicycle parking. The requirement is 10 percent of the total required automotive parking spaces, with a minimum of 5 and a maximum of 50 bicycle spaces [Section 14-7-27.A].
Sections Cited
- 14-5-6 (Site Standards)
- 14-5-9 (Access, Circulation, and Parking)
- 14-5-11 (Landscape, Buffers, and Screening)
- 14-7-22 (Automobile Parking Ratios)
- 14-7-23 (Parking Facility Design Standards)
- 14-7-24 (Parking Facilities for Duplex, Triplex, and Townhomes)
- 14-7-25 (Shared Parking)
- 14-7-27 (Bicycle Parking)