Short-Term Rental Overlay District (STRO) Standards in Kissimmee
The Short-Term Rental Overlay District (STRO) in the City of Kissimmee serves as a regulatory layer that permits residential dwellings to be rented for periods of less than 30 days, a use otherwise prohibited in standard residential districts. For a property to host short-term rentals, it must be located within the STRO and adhere to the specific housing types and dimensional standards of its underlying base zoning district, while also meeting supplemental requirements including a minimum project size of two acres and a 15-foot buffer for new developments.
Purpose and Applicability of the STRO
The Short-Term Rental Overlay District (STRO) is specifically intended to identify areas within the City of Kissimmee where short-term rental and time-share dwelling developments may potentially be located [Section 14-4-7.C.1]. In the City of Kissimmee, any rental of a dwelling for less than 30 days is prohibited in residential districts unless the property is within an STRO and meets specific approval criteria [Section 14-6-44.B].
Relation to Base Zoning Districts
The STRO does not replace the base zoning but modifies the allowable uses. Property owners must still comply with the fundamental standards of the underlying district:
- Housing Types: Short-term rentals and time-share dwellings must utilize a housing type (such as single-family or duplex) already authorized by the underlying base district [Section 14-4-7.C.3].
- Development Standards: All STRO properties must satisfy the dimensional standards (setbacks, height, etc.) of the underlying zoning district [Section 14-4-7.C.4].
Use Permissions and Approvals
The City of Kissimmee allows short-term rentals only if the specific use is listed as permitted (P) or conditional (C) in the base district's use table and the property has received the STRO classification [Section 14-4-7.C.2].
Residential District Permissions
According to the City of Kissimmee Schedule of Uses, "Short-term rentals if the housing type is allowed" are classified as a Conditional Use (C) in the following residential districts when located within an STRO:
- RB-1 (Medium Density Residential)
- RB-2 (Medium Density Residential-Office)
- RC-1 (Multiple Family Medium Density Residential)
- RC-2 (Multiple Family High Density Residential)
- MH (Mobile Home District)
| District Type | Short-Term Rental Permission | Requirement |
|---|---|---|
| RB-1, RB-2, RC-1, RC-2, MH | Conditional Use (C) | Must be within STRO |
| SRPUD / MUPUD | Permitted (P) | Per Approved Plan |
| Other Residential | Prohibited | N/A |
[Table 4-1; Section 14-6-44.B]
Standards for New STRO Developments
New developments within the City of Kissimmee intended for short-term rental or time-share use must meet more stringent standards than standard residential projects to mitigate impacts on the community.
Development Thresholds and Buffers
New STRO projects are required to maintain a minimum scale and physical separation from adjacent uses:
- Minimum Project Size: New developments must be at least two acres in size and consist of at least 12 dwelling units [Section 14-6-44.C.1].
- Buffer Requirements: A 15-foot wide common area buffer featuring dense vegetation or a six-foot high wall is required on each side of the development. The Development Review Committee (DRC) may grant a waiver for this buffer if the project is adjacent to a non-residential district [Section 14-6-44.C.3].
| Standard Category | STRO Requirement |
|---|---|
| Minimum Project Size | 2 Acres |
| Minimum Unit Count | 12 Dwelling Units |
| Perimeter Buffer Width | 15 Feet |
| Buffer Composition | Dense vegetation or 6-foot wall |
[Section 14-6-44.C]
Operational and Licensing Requirements
The Short-Term Rental Overlay District (STRO) in the City of Kissimmee imposes ongoing operational requirements to ensure compatibility with permanent residents:
- Property Owners Association (POA): Developments must have a POA responsible for maintaining common area buffers [Section 14-6-44.C.5].
- Mandatory Disclosure: All sales contracts for units within an STRO must indicate in red bold type that the lots or units 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].
- Conversions: Existing dwellings in the City of Kissimmee may only be converted to short-term rentals if at least 80 percent of the owners in the development (or as specified in specific property regulations) demonstrate acceptance of the conversion in a manner suitable to the City Attorney [Section 14-6-44.C.6].
Sections Cited
- Section 14-4-7.C - Short-Term Rental Overlay District (STRO)
- Section 14-6-44 - Short-term rentals and time-share dwellings
- Table 4-1 - Schedule of Uses for Residential Standard Districts
- Section 14-3-29.F - Conditional Use Review Criteria
- Section 14-4-8.C - Short-Term Rental Planned Unit Development District (SRPUD)