Restaurant, Café, and Bakery Zoning in the City of Kissimmee
In the City of Kissimmee, restaurants and bakeries (classified as retail sales establishments) are primarily permitted in the B-2, B-3, B-5, HC, T5-M, T5-U, and T6 districts. These establishments are also allowed as conditional uses in several other districts, including the RPB, BP, IB, AO, T4-O, and SD districts, provided they meet specific criteria and obtain necessary approvals [Section 14-4-5].
Permitted and Conditional Zoning Districts
The City of Kissimmee categorizes restaurants, cafes, and bakeries into two primary use types: "Restaurants" and "Retail Sales Establishments." According to the City of Kissimmee Land Development Code, bakeries are explicitly defined as a type of retail sales establishment [Chapter 14-2].
Standard Zoning Districts
For standard non-residential districts, the following permissions apply:
| District Name | District Symbol | Permission Level |
|---|---|---|
| Residential Professional Business | RPB | Conditional (C) |
| Neighborhood Commercial | B-2 | Permitted (P) |
| General Commercial | B-3 | Permitted (P) |
| Office Commercial | B-5 | Permitted (P) |
| Highway Commercial | HC | Permitted (P) |
| Business Park | BP | Conditional (C) |
| Industrial Business | IB | Conditional (C) |
| Airport Operations | AO | Conditional (C) |
Note: In the RPB District, restaurants are only allowed as part of a mixed-use development [Table 4-2, Footnote 7].
Form-Based Code Transect Zones
In areas governed by the Form-Based Code (such as Downtown and the Vine Street Corridor), the following permissions apply:
| Transect Zone Name | Symbol | Permission Level |
|---|---|---|
| Neighborhood Open | T4-O | Conditional (C) |
| Mixed-Use Center | T5-M | Permitted (P) |
| Mixed-Use Urban Corridor | T5-U | Permitted (P) |
| Waterfront | T6 | Permitted (P) |
| Special District | SD | Conditional (C) |
Note: Within the Downtown Form-Based Code area, the City of Kissimmee requires ground-floor restaurants or retail establishments along specific frontages, such as Broadway [Section 14-5-3.A].
Parking Requirements
The City of Kissimmee mandates specific off-street parking ratios for restaurants and retail establishments (including bakeries). These requirements are calculated based on Gross Floor Area (GFA).
| Establishment Type | Required Parking Ratio |
|---|---|
| Restaurant (indoor/outdoor seating) | 1 space per 80 sq. ft. GFA |
| Restaurant (takeout window only) | 8 spaces per takeout window |
| Retail Store / Bakery | 1 space per 200 sq. ft. GFA |
In the B-2 District, any commercial building over 10,000 square feet is considered a "shopping center" for parking calculations. In all other districts, the threshold for shopping center classification is 25,000 square feet [Table 7-2, Footnote 4].
Standards for Cafés and Outdoor Dining
Cafés and restaurants in the City of Kissimmee may establish outdoor dining areas as an accessory use. These areas are subject to strict safety and design regulations to ensure they do not impede public access.
Safety Barriers and Design
- Barriers: A safety barrier at least 30 inches high is required around the perimeter of the outdoor dining area. If alcohol is served, the City of Kissimmee requires a solid continuous barrier [Section 14-6-9.B].
- Clearance: A five-foot-wide pedestrian path must be maintained on the sidewalk at all times. Outdoor dining areas must be set back at least five feet from fire hydrants [Section 14-6-9.G].
- Encroachment: Elements like awnings or umbrellas may encroach into the front setback but generally cannot extend into the public right-of-way, except in the Broadway area where specific agreements are required [Section 14-5-7.F].
Administrative Requirements
Adding an outdoor dining area to an existing restaurant in the City of Kissimmee requires the submittal of a scaled site plan. This plan must detail the location of tables, chairs, planters, and the total number of parking spaces [Section 14-6-9.L].
Sections Cited
- Chapter 14-2, Terms Defined: Definitions for Retail Sales Establishments, Bakeries, and Outdoor Dining.
- Section 14-4-4, Standard Zoning Districts—Intent: Descriptions of commercial and professional districts.
- Section 14-4-5, Schedule of Uses for Standard Zoning Districts: Table 4-2 listing non-residential use permissions.
- Section 14-5-3, Special Requirements Plan: Requirements for shopfronts on Broadway.
- Section 14-5-6, Site Standards (Form-Based Code): Table 5-1 listing permitted uses in transect zones.
- Section 14-5-7, Building Standards: Guidance on building frontage and setbacks.
- Section 14-6-9, Outdoor Dining: Standards for barriers, safety, and permitting of outdoor seating.
- Section 14-7-22, Automobile Parking Ratios: Table 7-2 listing required spaces for restaurants and retail.