Short-Term Rental Overlay District (STRO) in the City of Kissimmee
The Short-Term Rental Overlay District (STRO) in the City of Kissimmee identifies specific areas where short-term rental and time-share dwelling developments are permitted. New developments within this overlay must have a minimum project size of two acres and at least 12 dwelling units, and they are required to have direct access to a collector or arterial roadway [Section 14-6-44.C]. Existing residential dwellings within an STRO district may only be used for short-term rentals if they were approved during the planned unit development process or as a conditional use [Section 14-6-44.B].
Overview and Intent
The City of Kissimmee established the Short-Term Rental Overlay District (STRO) to designate appropriate locations for transient lodging, such as short-term rentals and time-share units. The City of Kissimmee defines a short-term rental as the rental of a dwelling for a period of less than 30 days [Section 14-6-44.B]. Within the STRO, any short-term rental or time-share dwelling must utilize a housing type (such as single-family or duplex) that is already authorized by the underlying zoning district [Section 14-4-7.C.3].
New Development Standards
All new short-term rental and time-share developments in the City of Kissimmee must adhere to strict site and operational standards to ensure compatibility with the surrounding community.
Technical Requirements for New STRO Developments
| Requirement | Standard |
|---|---|
| Minimum Project Size | 2 acres [Section 14-6-44.C.1] |
| Minimum Unit Count | 12 dwelling units [Section 14-6-44.C.1] |
| Roadway Access | Direct access to a collector or arterial road [Section 14-6-44.C.2] |
| Perimeter Buffer | 15-foot (or wider) common area buffer with dense vegetation OR a 6-foot high wall [Section 14-6-44.C.3] |
| Owner Approval for Conversions | 80% of owners must approve conversion of existing dwellings [Section 14-6-44.C.6] |
Buffer and Location Requirements
The City of Kissimmee requires that the mandatory 15-foot buffer be placed on each side of the development. However, the Development Review Committee (DRC) may grant a waiver to the buffer size if the STRO project is adjacent to a non-residential district [Section 14-6-44.C.3].
In mixed developments that include both short-term rentals and standard residential units, the City of Kissimmee requires that the short-term rental or time-share units be located in the front of the development or be provided with separate driveway access points to distinguish them from permanent residences [Section 14-6-44.C.4].
Operational and Legal Requirements
The City of Kissimmee imposes several administrative mandates on STRO developments to protect potential buyers and the public:
- Property Owners Association (POA): Every STRO development must have a POA responsible for the maintenance of all common area buffers. The POA must have the authority to assess property owners for these expenses [Section 14-6-44.C.5].
- Sales Contracts: All sales contracts for lots or units intended for short-term rental use must include a specific notice in red bold type stating that the residential lots may be used for short-term rental or time-share purposes [Section 14-6-44.C.7].
- Licensing: Operators must obtain all applicable city, county, and state licenses [Section 14-6-44.C.8].
- Nonconforming Uses: Legally existing short-term rentals that were established prior to current regulations are subject to the City of Kissimmee’s standard nonconforming use provisions [Section 14-4-7.C.2].
Permitted Locations
Short-term rental and time-share developments are only permitted in the City of Kissimmee if they are listed as a permitted or conditional use in the City's Schedule of Uses (Table 4-1) and within a designated STRO district [Section 14-4-7.C.2]. If a short-term rental use requires a conditional use permit, the application must be reviewed according to the City of Kissimmee’s conditional use criteria, which include assessments of adequate space, suitable layout, and compatibility with the surrounding area [Section 14-3-29.F].
Sections Cited
- Section 14-3-29.F: Conditional Uses - Review Criteria
- Section 14-4-7.C: Short-Term Rental Overlay District (STRO)
- Section 14-6-44: Short-term rentals and time-share dwellings
- Section 14-6-44.B: Short-term rentals and time-share units in existing residential dwellings
- Section 14-6-44.C: New development (Short-term rentals)