Self-Storage and Warehousing Regulations in the City of Kissimmee
The City of Kissimmee regulates warehousing and bulk storage facilities primarily within industrial and business park environments, specifically the Business Park (BP) and Industrial Business (IB) districts. Self-storage facilities, defined as mini-warehouses, are permitted in a wider variety of commercial zones but are subject to strict mixed-use requirements that mandate active ground-floor uses like retail or restaurants in most districts. All such developments within the City of Kissimmee must adhere to specific architectural, screening, and parking standards to ensure compatibility with surrounding urban forms [Section 14-6-47].
Permitted Districts for Storage and Warehousing
The City of Kissimmee distinguishes between bulk warehousing and individual self-storage units. Warehousing is generally restricted to high-intensity employment centers, while self-storage is integrated into commercial corridors under specific conditions.
Standard Zoning Districts
In the standard zoning districts of the City of Kissimmee, permissions are designated as follows:
| Use Type | B-2 | B-3 | B-5 | HC | BP | IB |
|---|---|---|---|---|---|---|
| Warehouse | N | N | N | N | P | P |
| Storage facilities, self-service | P | P | P | P | P | P |
Note: P = Permitted; N = Prohibited. In the B-2, B-3, B-5, and HC districts, self-storage is only allowed as part of a mixed-use development [Table 4-2, Footnote 9].
Form-Based Code Districts
Within the City of Kissimmee’s downtown and specialized transect zones, self-storage is more restricted to preserve the pedestrian-oriented environment.
| Use Type | T1 | T3 | T4-R | T4-O | T5-M | T5-U | T6 | SD |
|---|---|---|---|---|---|---|---|---|
| Storage facilities, self-service | N | N | N | N | C | N | N | N |
Note: C = Conditional Use. This use is only permitted in the T5-M (Mixed-Use Center) zone if it meets the criteria for a conditional use [Table 5-1].
Supplemental Standards for Self-Storage Facilities
The City of Kissimmee requires self-storage facilities to meet specific design and operational criteria to ensure they do not detract from the aesthetic or functional quality of the community.
Mixed-Use and Ground Floor Requirements
In all districts except the Industrial Business (IB) district, self-storage facilities in the City of Kissimmee must be part of a mixed-use development. This requirement mandates that the ground floor of the building must be occupied by active uses such as:
- Retail sales establishments
- Restaurants
- Office uses [Section 14-6-47].
Design and Operational Constraints
Self-storage projects must comply with the following architectural and site design rules:
- Visibility: Access to individual storage units must not be visible from the street and may only be provided from interior spaces [Section 14-5-8.F].
- Outdoor Storage: There shall be no outdoor storage allowed on the premises [Section 14-6-47].
- Loading Docks: All loading docks must be located entirely inside the building [Section 14-5-8.F].
- Fencing: Privacy fences or walls are prohibited around the property unless specifically required elsewhere in the City of Kissimmee Land Development Code [Section 14-6-47].
Technical Development Standards
Developments involving warehousing or self-storage must meet the City of Kissimmee's requirements for parking, height, and lot configuration.
Parking Ratios
The City of Kissimmee calculates required parking based on the Gross Floor Area (GFA) of the facility.
| Use | Number of Spaces Required |
|---|---|
| Warehouse and storage | 1 space per 1,000 sq. ft. GFA |
| Wholesale and distribution | 1 space per 600 sq. ft. GFA |
| Retail (Ground Floor) | 1 space per 200 sq. ft. GFA (for the first 250 sq. ft. of outdoor display) |
[Table 7-2]
Building Height and Setbacks
In form-based zones like T5-M where self-storage is a conditional use, the City of Kissimmee mandates specific floor heights to maintain the urban character.
| Feature | T5-M Standard |
|---|---|
| Ground Floor Elevation (Non-Residential) | 6" maximum |
| Ground Floor Ceiling Height | 12' minimum |
| Maximum Building Height | 5 stories (+3 bonus possible) |
| Front Setback | 5' minimum to 15' maximum |
[Table 5-2]
Sections Cited
- Chapter 14-2: Terms Defined (Definitions of Warehouse and Self-Service Storage)
- Table 4-2: Schedule of Uses for Non-Residential Standard Districts
- Table 5-1: Permitted Uses (Form-Based Code)
- Table 5-2: Transect Zone Dimensional Standards
- Table 7-2: Minimum Parking Ratios
- Section 14-4-4: Standard zoning districts—Intent
- Section 14-5-8.F: Self-storage facilities (Form-Based Code Standards)
- Section 14-6-47: Self-storage facilities (General Standards)