Residential Planned Unit Development (RPUD) District in Kissimmee
The Residential Planned Unit Development (RPUD) District in the City of Kissimmee is designed to facilitate permanent residential communities under unified control through flexible site design standards that remove many conventional zoning restrictions. Most residential developments within the Kissimmee RPUD must maintain a maximum building height of 35 feet and a minimum front setback of 25 feet from any street, while ensuring that at least 25 percent of the buildable acreage is dedicated to open space.
Purpose of the RPUD District
The primary intent of the Residential Planned Unit Development (RPUD) District in the City of Kissimmee is to allow for permanent residential occupancy under a system of unified control. This district is specifically tailored to provide a greater amount of site design flexibility than is available in standard zoning districts [Section 14-4-8.B.1]. By removing certain conventional restrictions, the City of Kissimmee encourages innovative site planning that creates high-quality living environments, accommodates housing diversity, and preserves natural amenities [Section 14-4-8.A.1].
General Character
The Residential Planned Unit Development (RPUD) is characterized by a "park-like environment" where all lots are linked by a coordinated network of driveways and pedestrian paths [Section 14-4-8.C.1]. Key characteristics of the Kissimmee RPUD include:
- Unified Development: All elements of the project, including signage, landscaping, and architectural features, must follow a unified plan [Section 14-4-8.C.1].
- Infrastructure Integration: All utilities, including telephone, cable, and electricity, must be installed underground [Section 14-4-8.B.4.e].
- Compatibility: The location and arrangement of buildings must be compatible with surrounding land uses and the existing topography [Section 14-4-8.C.2].
- Pedestrian Orientation: The district emphasizes internal circulation with pedestrian and bike path systems that comply with City of Kissimmee standards [Section 14-4-8.B.4.f].
Permitted Land Uses
In the City of Kissimmee, the primary uses in an RPUD are dictated by the underlying Future Land Use (FLU) category on the City’s comprehensive plan map. Subordinate uses are authorized if they utilize less than 50 percent of the gross area of the development [Section 14-4-8.B.3].
| Permitted Use Type | Permission Level |
|---|---|
| Single Family Dwellings | Permitted |
| Duplexes | Permitted |
| Triplexes | Permitted |
| Multiple Family Dwellings | Permitted |
| Townhouses | Permitted |
| Community Residential Homes | Permitted |
| Rooming Houses | Permitted |
| Short-term Rentals | Permitted (per Section 14-6-44) |
| Time-share Dwellings | Prohibited |
| Sewage/Water Plants (serving the RPUD) | Permitted |
| Communication Facilities/Towers | Permitted (Subordinate only) |
Note: Permissions may vary based on the specific Future Land Use category assigned to the property (e.g., Single Family Low Density vs. Mixed-Use) [Table 4-6].
Technical and Dimensional Standards
The City of Kissimmee enforces specific site design standards for the Residential Planned Unit Development (RPUD) to ensure consistency and safety.
Site Development Standards
| Standard | Requirement |
|---|---|
| Maximum Building Height | 35 feet [Section 14-4-8.B.4.d] |
| Minimum Front Setback | 25 feet from any street or right-of-way [Section 14-4-8.B.4.b.iii] |
| Minimum Rear Setback | 5 feet (referenced in general site standards) [Table 4-3] |
| Minimum Single Family Lot Area | 9,000 square feet [Section 14-4-8.B.4.b.i] |
| Minimum Single Family Lot Width | 70 feet [Section 14-4-8.B.4.b.i] |
| Minimum Multi-Family Separation | 15 feet between structures (plus 5 feet per story over one) [Section 14-4-8.B.4.b.ii] |
| Required Open Space | 25% of buildable acreage [Section 14-10-10.A] |
Density and Intensity
In the City of Kissimmee, the maximum density for an RPUD within a Mixed-Use FLU designation cannot exceed 75 percent of the maximum density permitted by that designation [Section 14-4-8.B.4.a.i]. For other designations, densities may be restricted to less than six units per acre if required to protect environmentally sensitive lands or to maintain compatibility with surrounding neighborhoods [Section 14-4-8.B.4.a.ii].
Development Requirements
A Residential Planned Unit Development (RPUD) in Kissimmee requires a conceptual plan approval before development begins. This plan must detail the project's phasing, architectural design standards, and evidence of unified control [Section 14-4-8.A.2]. The City of Kissimmee also requires that any density bonus granted at the time of rezoning must be conditioned upon full conformance with design criteria, such as superior architectural styles, tree retention, or the inclusion of "green" building practices [Section 14-4-8.A.3].
Sections Cited
- Section 14-4-8. Planned unit developments (PUD).
- Section 14-4-8.A. General (PUDs).
- Section 14-4-8.B. Residential Planned Unit Development District (RPUD).
- Section 14-4-8.C. Review criteria (PUDs).
- Section 14-6-44. Short-term rentals and time-share dwellings.
- Section 14-10-10. Open space.
- Table 4-3. Site Standards - Residential Districts.
- Table 4-6. Permitted Subordinate Uses in RPUD.