Short-Term Rental and Bed and Breakfast Regulations in the City of Kissimmee
In the City of Kissimmee, short-term rentals and bed and breakfasts are primarily restricted to the Short-Term Rental Overlay (STRO) and the Bed & Breakfast Overlay (BBO) districts. Bed and breakfast establishments require conditional use approval within the T4-O and T5-M transect zones, while short-term rentals are generally permitted as conditional uses in specific residential and mixed-use districts provided they are located within a designated overlay. New short-term rental developments in the City of Kissimmee must meet a minimum project size of two acres and consist of at least 12 dwelling units [Section 14-6-44.C].
Bed and Breakfast Establishments
The City of Kissimmee defines a bed and breakfast facility as a lodging establishment with no more than eight guest rooms where the owner or manager lives on-site. The length of stay for guests is limited to a range of one to 29 nights [Chapter 14-2].
Location and Zoning
Bed and breakfast establishments in the City of Kissimmee must be located within the Bed & Breakfast Overlay District (BBO) situated within the Community Redevelopment Area (CRA) [Section 14-6-36.A]. According to the City of Kissimmee standard and form-based use tables, the specific zoning permissions are as follows:
| Zoning District / Transect Zone | Permission Level |
|---|---|
| T4-O (Neighborhood Open) | Conditional Use (C) |
| T5-M (Mixed-Use Center) | Conditional Use (C) |
| All other Residential and Non-Residential Districts | Prohibited (N) |
[Table 4-1, Table 5-1]
Operational Standards for Bed and Breakfasts
The City of Kissimmee enforces several specific standards for these facilities:
- Management: The owner or manager must reside on the premises [Section 14-6-36.B].
- Guest Rooms: The maximum number of guestrooms is determined by the gross floor area of the building [Section 14-6-36.J].
- Events: Neither hired receptions nor parties are permitted in facilities located within residential zoning districts [Section 14-6-36.F].
- Health and Safety: Facilities must comply with Florida Department of Health requirements for cooking and have all appropriate health permits and business licenses [Section 14-6-36.E, G].
Short-Term Rentals and Time-Share Dwellings
The City of Kissimmee defines a short-term rental as a residential dwelling intended for rental for a period of less than 30 days [Chapter 14-2].
Short-Term Rental Overlay District (STRO)
Short-term rentals are only permitted within the City of Kissimmee if they are located within the Short-Term Rental Overlay District (STRO). Being in this overlay is a prerequisite even if the underlying zoning district lists the use as conditional [Section 14-4-7.C].
The following table outlines where the City of Kissimmee allows short-term rentals as a conditional use, provided they are within the STRO:
| Zoning District / Transect Zone | Permission (Must be in STRO) |
|---|---|
| RB-1 (Medium Density Residential) | Conditional Use (C) |
| RB-2 (Medium Density Residential) | Conditional Use (C) |
| RC-1 (Multiple Family Medium Density) | Conditional Use (C) |
| RC-2 (Multiple Family High Density) | Conditional Use (C) |
| T4-O (Neighborhood Open) | Conditional Use (C) |
| T5-M (Mixed-Use Center) | Conditional Use (C) |
| T5-U (Mixed-Use Urban Corridor) | Conditional Use (C) |
| T6 (Waterfront) | Conditional Use (C) |
[Table 4-1, Table 5-1]
New Short-Term Rental Development Standards
For new short-term rental or time-share developments, the City of Kissimmee requires adherence to the following criteria:
- Minimum Size: The project must be at least two acres and contain at least 12 dwelling units [Section 14-6-44.C.1].
- Access: The development must have direct access to a collector or arterial road [Section 14-6-44.C.2].
- Buffering: A 15-foot wide (or wider) common area buffer with dense vegetation or a six-foot high wall must separate the rental units from adjacent areas [Section 14-6-44.C.3].
- Association: The development must have a property owners' association responsible for buffer maintenance [Section 14-6-44.C.5].
Parking Requirements for Lodging and Rentals
The City of Kissimmee requires specific off-street parking ratios for bed and breakfasts and residential units used for rentals to prevent neighborhood congestion.
| Use Type | Required Number of Parking Spaces |
|---|---|
| Bed & Breakfast | 2 spaces per unit, plus 1 space per guestroom |
| Single family, duplex, triplex, or townhouse | 2 spaces per unit |
| Accessory Dwelling Unit (ADU) | 1 space per unit |
| Multi-family (Efficiency/1 Bedroom) | 1.5 spaces per unit, plus 0.5 per unit for guest parking |
| Multi-family (2+ Bedrooms) | 2 spaces per unit, plus 0.5 per unit for guest parking |
[Table 7-2, Section 14-6-2.B]
Accessory Dwelling Units (ADUs)
The City of Kissimmee allows for the creation of ADUs—separate, complete housekeeping units with their own kitchen and bathroom—to increase housing supply. ADUs must be between 500 and 800 square feet (or 40% of the principal structure's living area, whichever is less). These units must be owner-occupied and are not explicitly listed as short-term rental eligible unless they meet the broader criteria for the STRO and the underlying zoning district [Section 14-6-2].
Sections Cited
- Chapter 14-2: Terms Defined
- Section 14-4-5: Schedule of uses for standard zoning districts
- Section 14-4-7: Overlay districts
- Section 14-4-8: Planned unit developments (PUD)
- Section 14-6-2: Accessory dwelling units (ADU)
- Section 14-6-36: Bed and breakfast
- Section 14-6-44: Short-term rentals and time-share dwellings
- Section 14-7-22: Automobile parking ratios
- Table 4-1: Schedule of Uses for Residential Standard Districts
- Table 5-1: Permitted Uses (Form-Based Code)
- Table 7-2: Minimum Parking Ratios