SD: Special District Zoning in the City of Kissimmee

The SD: Special District in the City of Kissimmee is established to manage large-scale campus-type facilities such as hospitals and schools. This district permits significant development density, allowing for buildings up to 10 stories in height and a maximum impervious surface ratio of 70%. Development within the SD: Special District must maintain a primary street frontage buildout of at least 40% and adhere to specific building articulation standards every 75 feet.

Purpose and Intent of the SD: Special District

The primary purpose of the SD: Special District is to provide design flexibility for large-scale campus-type facilities that are unique in nature, specifically targeting institutions like schools and hospitals [Section 14-5-4.H]. The City of Kissimmee intends for these standards to allow for high-intensity uses while ensuring the development contributes positively to the urban setting of downtown Kissimmee [Section 14-5-4.H].

General Character

The character of the SD: Special District is defined by its campus-like atmosphere and its role in defining the edges of the public realm. In the City of Kissimmee, buildings in this district are expected to define the edges of streets and public spaces to create safe, pedestrian-friendly, and bike-friendly environments [Section 14-5-4.H].

Unlike other more restrictive districts, the SD: Special District allows for taller buildings. This is intended to maintain a proper proportional relationship between significant building structures and the larger-scale public open spaces and thoroughfares that typically accompany institutional campuses [Section 14-5-4.H].

Permitted and Conditional Land Uses

Land uses in the SD: Special District are restricted to those compatible with institutional and public service missions.

Use Category	Permission Status
Colleges and Universities	Permitted (P)
Hospitals	Permitted (P)
Libraries and Museums	Permitted (P)
Public Uses	Permitted (P)
Schools (Elementary, Middle, and High)	Permitted (P)
Recreation Areas, Passive	Permitted (P)
Recreation, Indoor (Private)	Permitted (P)
Restaurants	Conditional (C)
Retail Sales Establishments	Conditional (C)
Educational Service Establishments	Conditional (C)
Institutional Care Facilities	Conditional (C)
Heliports (Medical and Law Enforcement)	Conditional (C)
Utility Facilities (Major and Minor)	Conditional (C)

Source: [Table 5-1]

Site Development Standards

Development in the SD: Special District within the municipality must comply with specific dimensional requirements to ensure consistency in the urban form.

Standard	Requirement
Front and Street Side Setback	10' min. to 40' max.
Side Setback	10' min.
Rear Setback (Lot or Alley)	10' min.
Frontage Buildout (Primary Street)	40% min.
Frontage Buildout (All Other Streets)	30% min.
Maximum Block Perimeter	4,000 linear feet
Impervious Surface Area (Maximum)	70%
Minimum Building Height	16 feet
Maximum Building Height	10 stories
Ground Floor Ceiling Height	12' min.

Source: [Table 5-2]

Building Massing and Articulation

To prevent large institutional buildings from appearing monotonous, the City of Kissimmee requires specific architectural features in the SD: Special District.

Massing Element	Standard
Articulation Spacing	Every 75'
Projection/Recess Depth	3' min.

Source: [Table 5-3]

Building mass must be articulated to break down large volumes into smaller, related volumes. This may be achieved through the use of architectural prominent entrances, towers, bays, or substantial volume breaks [Section 14-5-7.A.1].

Sections Cited