Residential Planned Unit Development (RPUD) District Uses in Kissimmee
The Residential Planned Unit Development (RPUD) District in the City of Kissimmee is established to allow permanent residential occupancy under unified control, offering greater design flexibility than standard zoning. Permitted primary uses in an RPUD are dictated by the specific Future Land Use (FLU) category assigned to the property, while a variety of subordinate uses—including multi-family, townhouses, and necessary utilities—are permitted if they occupy less than 50% of the total development area. Notably, time-share dwellings are strictly prohibited within the Residential Planned Unit Development District.
Intent and Future Land Use Compatibility
The Residential Planned Unit Development District (RPUD) is intended by the City of Kissimmee to facilitate unified development plans for residential living [Section 14-4-8.B.1]. Because the Residential Planned Unit Development District is a flexible designation, its specific allowable uses are heavily dependent on the property's designation on the City of Kissimmee Future Land Use map. The Residential Planned Unit Development District is intended for use in areas assigned the following Future Land Use categories:
- Single Family Low Density Residential (SF-LDR)
- Single Family Medium Density Residential (SF-MDR)
- Multiple Family Medium Density Residential (MF-MDR)
- Multiple Family High Density Residential (MF-HDR)
- Open Space (OS)
- Institutional (INST) [Section 14-4-8.B.2]
Allowed Subordinate Uses
In the City of Kissimmee, an RPUD may include "subordinate uses." These are uses authorized as long as they collectively utilize less than 50% of the gross area of the development [Section 14-4-8.B.3]. The following table details which subordinate uses are permitted based on the underlying Future Land Use (FLU) category.
Table: Permitted Subordinate Uses in the RPUD District
| Permitted Subordinate Uses | SF Low Density | SF Medium Density | Multiple Family | Mixed-Use |
|---|---|---|---|---|
| Single family | Permitted | Permitted | Permitted | Per FLU Category |
| Duplexes | Permitted | Permitted | Permitted | Per FLU Category |
| Triplexes | Permitted | Permitted | Permitted | Per FLU Category |
| Multiple family | Permitted | Permitted | Permitted | Per FLU Category |
| Townhouses | Permitted | Permitted | Permitted | Per FLU Category |
| Community residential homes | Permitted | Permitted | Permitted | Per FLU Category |
| Rooming houses | Permitted | Permitted | Permitted | Per FLU Category |
| Short-term rentals (per 14-6-44) | Permitted | Permitted | Permitted | Permitted |
| Time-share dwellings | Not Permitted | Not Permitted | Not Permitted | Not Permitted |
| Sewage/Water plants & facilities | Permitted | Permitted | Permitted | Per FLU Category |
| Communication facilities/towers | Not Listed | Not Listed | Permitted | Per FLU Category |
(Note: "Permitted" refers to the allowance as a subordinate use within the Residential Planned Unit Development District.) [Table 4-6].
Specific Use Standards and Conditions
The Residential Planned Unit Development District is subject to several City of Kissimmee supplemental standards that further define how certain uses may operate:
Residential Densities
- Mixed-Use FLU: Within a Mixed-Use Future Land Use designation, the maximum density in an RPUD cannot exceed 75% of the maximum density permitted by that designation, and no density bonuses are allowed [Section 14-4-8.B.4.a.i].
- Environmentally Sensitive Lands: The City of Kissimmee may restrict densities to less than six units per acre in certain areas to protect habitat or wetlands [Section 14-4-8.B.4.a.ii].
Short-Term Rentals
Short-term rentals are permitted in the Residential Planned Unit Development District only if they comply with the specific criteria in Section 14-6-44. This includes requirements for a valid City of Kissimmee business tax receipt and compliance with specific management and safety standards [Section 14-4-8.B.4.g.ii].
Community Residential Homes
These are permitted within the Residential Planned Unit Development District but must be separated from any other community residential home by at least 1,200 feet and from standard single-family residential districts by at least 500 feet [Section 14-6-39].
Prohibited Uses
The City of Kissimmee explicitly prohibits certain uses within the Residential Planned Unit Development District to maintain the permanent residential character of the neighborhoods:
- Time-share Dwellings: These are strictly forbidden in all Residential Planned Unit Development District configurations, regardless of the underlying Future Land Use category [Table 4-6].
- Unlisted Non-Residential Uses: While some utilities are permitted, general commercial or industrial uses not authorized by the specific Future Land Use category or listed as permitted subordinate uses are prohibited [Section 14-4-8.B.3].
- New PUDs in Form-Based Areas: New Planned Unit Developments are not permitted within the City of Kissimmee Form-Based Code area (Chapter 14-5) [Section 14-4-8.A.2.d].
Sections Cited
- Section 14-4-8.A. - Planned unit developments (PUD), General.
- Section 14-4-8.B. - Residential Planned Unit Development District (RPUD).
- Table 4-6 - Permitted Subordinate Uses in RPUD.
- Section 14-6-39. - Community residential homes.
- Section 14-6-44. - Short-term rentals and time-share dwellings.