Retail and Commercial Shopping Center Development in Kissimmee
In the City of Kissimmee, retail sales establishments and commercial shopping centers are primarily permitted in the B-2, B-3, B-5, and HC standard districts, as well as the T5-M, T5-U, and T6 urban transect zones. Development in these districts is subject to minimum lot areas ranging from 10,000 to 40,000 square feet and requires off-street parking typically at a ratio of one space per 200 to 250 square feet of gross floor area. Large-scale retail projects exceeding 30,000 square feet must adhere to specific "large footprint" standards, including the provision of active facades and integrated pedestrian walkways [Section 14-5-8.D].
Permitted Zoning Districts for Retail Uses
The City of Kissimmee distinguishes between standard zoning districts and form-based transect zones when regulating retail and commercial centers.
Standard Non-Residential Districts
Retail sales establishments are allowed in the following standard districts as defined by the City of Kissimmee:
- Neighborhood Commercial District (B-2): Intended for selected business uses that serve the convenient needs of surrounding neighborhoods. These sites must have a minimum size of five acres and be located on arterial or collector streets [Section 14-4-4.I].
- General Commercial District (B-3): Designed for a broad range of retail sales, office, and service establishments requiring high accessibility to vehicular traffic [Section 14-4-4.J].
- Highway Commercial District (HC): Intended for retail and tourist-oriented uses along major transportation corridors. Due to the high-intensity nature of the HC District, lot sizes and yard requirements are larger than those in the B-3 District [Section 14-4-4.K].
- Office Commercial District (B-5): While primarily for offices, this district allows convenience commercial facilities and restaurants [Section 14-4-4.L].
- Industrial Business District (IB): Retail sales are allowed as a Conditional Use within the City of Kissimmee IB District [Table 4-2].
Form-Based Transect Zones
Retail uses are also integrated into the City of Kissimmee’s form-based code areas, which emphasize walkability and transit-oriented design:
- Permitted (P): Retail is permitted by right in the T5-M (Mixed-Use Center), T5-U (Mixed-Use Urban Corridor), and T6 (Waterfront) zones [Table 5-1].
- Conditional (C): Retail uses are conditional in the T4-O (Neighborhood Open) and SD (Special District) zones [Table 5-1].
Technical Site Standards for Commercial Districts
All commercial and retail developments in the City of Kissimmee must comply with dimensional requirements regarding lot size, building height, and setbacks.
Standard Commercial District Dimensions
| Standard District | Min. Lot Area (sq. ft.) | Min. Lot Width (ft.) | Min. Front Setback (ft.) | Max. Structure Height (ft.) |
|---|---|---|---|---|
| B-2 (Neighborhood) | 30,000 | 150 | 25 | 35 |
| B-3 (General) | 30,000 | 150 | 25 | NA |
| HC (Highway) | 40,000 | 200 | 35 | NA |
| B-5 (Office/Comm) | 20,000 | 150 | 25 | 45 |
(Source: [Table 4-5])
Form-Based Transect Zone Dimensions
| Transect Zone | Front Setback (min/max) | Min. Frontage Buildout | Max. Building Height |
|---|---|---|---|
| T4-O | 5' min to 20' max | 60% | 3 Stories |
| T5-M | 5' min to 15' max | 70% | 5 Stories |
| T5-U | 10' min to 20' max | 60% | 5 Stories (+3 bonus) |
| T6 | 5' min to 15' max | 80% | 8 Stories |
(Source: [Table 5-2])
Parking Requirements for Retail and Shopping Centers
The City of Kissimmee calculates parking requirements based on the Gross Floor Area (GFA) of the retail establishment or the total size of the shopping center.
| Use Type | Number of Parking Spaces Required |
|---|---|
| Retail Stores | 1 space per 200 sq. ft. GFA, plus 1 per 1,000 sq. ft. of outdoor display |
| Shopping Center (<50k sq. ft.) | 200 sq. ft. GFA = 1 space, plus 1 per 250 sq. ft. of outdoor display |
| Shopping Center (50k–199,999 sq. ft.) | 1 space per 225 sq. ft. GFA |
| Shopping Center (Over 200,000 sq. ft.) | 1 space per 250 sq. ft. GFA |
(Source: [Table 7-2])
Shopping Center Definitions for Parking
The City of Kissimmee applies different criteria for what constitutes a "shopping center" depending on the district:
- B-2 District: Any commercial building over 10,000 square feet on a site under five acres is considered a shopping center for parking calculations.
- All Other Districts: Any commercial building over 25,000 square feet is considered a shopping center for parking purposes [Section 14-7-22.B, Note 4].
Additional Commercial Regulations
Shopping Cart Retention
In the City of Kissimmee, any business establishment with more than 20 shopping carts must install an on-site retention system. Permitted methods include physical barriers (bollards), specialized carts with protruding arms to prevent removal from interiors, coin-deposit systems, or electronic wheel-locking barriers [Section 14-4-6.D.7].
Large Footprint Buildings
Commercial buildings in the City of Kissimmee exceeding 30,000 square feet must provide active uses (such as doors and windows) on facades facing civic spaces. They are further required to maintain a connected system of walkable blocks through the site to reduce the impact of auto-oriented development [Section 14-5-8.D].
Sections Cited
- 14-2: Terms Defined
- 14-4-4: Standard zoning districts—Intent
- 14-4-5: Schedule of uses for standard zoning districts
- 14-4-6: Regulations for zoning districts
- 14-5-6: Site Standards (Form-Based)
- 14-5-8: Supplemental site and building standards
- 14-7-22: Automobile parking ratios