Off-Street Parking Standards for the T5-M Mixed-Use Center in Kissimmee
Projects within the City of Kissimmee T5-M: Mixed-Use Center that are located within the designated "parking exemption area" on the Special Requirements Plan are not required to meet minimum off-street parking counts. For developments outside this exempted zone, the City of Kissimmee requires parking to be located primarily behind or to the side of buildings, and all parking lots within the downtown Community Redevelopment Area (CRA) must utilize decorative pavers or stamped concrete. Residential and commercial projects in the T5-M: Mixed-Use Center are encouraged to utilize a shared parking matrix to reduce total required spaces by accounting for varying peak demand times between different land uses.
General Requirements for the T5-M District
In the T5-M: Mixed-Use Center, the City of Kissimmee prioritizes a walkable, vibrant environment where buildings are positioned close to the sidewalk and parking is screened from public view [Section 14-5-4.F]. Parking must be provided for each use in accordance with the standards outlined in Chapter 14-7, unless the property is located within the specific parking exemption area depicted on the Form-Based Code Special Requirements Plan [Section 14-5-9.B.1, Section 14-7-21].
Parking Location and Design
The City of Kissimmee mandates specific placement and material standards for the T5-M: Mixed-Use Center to maintain urban aesthetics:
- Placement: Parking must be located behind the primary building. If rear parking is not feasible, it may be located to the side of the building, provided it is masked from the street by a street wall [Section 14-5-9.B.3].
- Setbacks: Surface parking areas adjacent to a street must maintain at least the same setback as the building façade facing that street [Section 14-5-9.B.4].
- Materials: Within the T5-M: Mixed-Use Center downtown CRA, all parking lots and drive aisles must be constructed with decorative pavers or stamped/decorative concrete rather than standard asphalt or concrete [Section 14-5-9.B.10].
- Compact Stalls: Up to 25 percent of required non-ADA parking spaces can be reduced to a width of 8.5 feet and must be designated as "compact" with thermoplastic reflective paint [Section 14-5-9.B.1.b].
Parking Ratios for T5-M Projects
Unless a project is in the exempted area or provides a professional parking study justifying a reduction, the following minimum ratios apply to the T5-M: Mixed-Use Center in the City of Kissimmee:
| Use Category | City of Kissimmee Parking Ratio Requirement |
|---|---|
| Residential: Single Family / Duplex / Townhome | 2 spaces per unit [Table 7-2] |
| Residential: Multi-Family (Efficiency or 1 BR) | 1 space per unit + 0.5 spaces per unit for guest parking [Table 7-2] |
| Residential: Multi-Family (2+ Bedrooms) | 1.5 spaces per unit + 0.5 spaces per unit for guest parking [Table 7-2] |
| Commercial: Office Building | 1 space per 300 sq. ft. GFA [Table 7-2] |
| Commercial: Retail Stores | 1 space per 200 sq. ft. GFA + 1 space per 250 sq. ft. outdoor display [Table 7-2] |
| Commercial: Restaurant (with indoor/outdoor seating) | 1 space per 80 sq. ft. GFA (minimum 8 spaces for takeout) [Table 7-2] |
| Commercial: Hotel or Motel | 1 space per room + 50% of spaces required for accessory uses [Table 7-2] |
Shared and Structured Parking
To foster higher efficiency in the T5-M: Mixed-Use Center, the City of Kissimmee allows for shared and structured parking solutions.
Shared Parking Matrix
Shared parking is permitted and encouraged for mixed-use projects. The total required parking is calculated by adding the requirements for each function and then dividing by a specific factor from a sharing factor matrix based on peak usage times (e.g., residential peaks at night, while office peaks during the day) [Section 14-5-9.B.8].
Parking Structures
In the T5-M: Mixed-Use Center, parking garages must adhere to the following:
- Setbacks: Garages must be set back between a 5-foot minimum and 15-foot maximum [Table 5-2].
- Active Liner Buildings: The first floor of any parking garage fronting a street must be occupied by active uses such as commercial, office, or residential space. These uses can be in a separate liner building or integrated into the garage structure [Section 14-5-9.C.2].
- Access Restricted: Direct vehicular access to parking garages is prohibited from Broadway, Emmett Street, or Main Street [Section 14-5-9.C.4].
Bicycle Parking Requirements
The City of Kissimmee requires that multi-family and non-residential developments in the T5-M: Mixed-Use Center provide secure bicycle parking spaces or lockers. This must equal at least 10 percent of the total required automotive parking spaces, though the requirement is capped at 50 bicycle spaces [Section 14-7-27].
Sections Cited
- Section 14-5-3 Special requirements plan.
- Section 14-5-4 Transect zones established.
- Section 14-5-9 Access, circulation and parking requirements.
- Section 14-7-21 Downtown district exemption.
- Section 14-7-22 Automobile parking ratios.
- Section 14-7-27 Bicycle parking.
- Table 5-2 Transect Zone Dimensional Standards.
- Table 7-2 Minimum Parking Ratios.