South Beaumont Historic Overlay District Regulations in Kissimmee
Properties within the South Beaumont Historic Overlay District are primarily governed by the City of Kissimmee Form-Based Code and specific historic design standards, with the overlay standards taking precedence in the event of any regulatory conflict. A Certificate of Appropriateness is mandatory for any significant exterior modification, construction, or demolition within the South Beaumont Historic Overlay District to ensure the preservation of the area's historical merit. Owners must also adhere to a 180-day waiting period for approved demolitions and maintain structures in a state that prevents the deterioration of architectural features [Section 14-3-37 and Section 14-3-35.I].
Regulatory Hierarchy and Applicability
The City of Kissimmee applies the provisions of the Form-Based Code (Chapter 14-5) to all properties within the South Beaumont Historic Overlay District. However, the City of Kissimmee mandates that if these general form-based standards conflict with the specific design standards adopted for the South Beaumont Historic Overlay District, the historic overlay standards shall prevail [Section 14-5-3.C and Section 14-3-35.G].
The South Beaumont Historic Overlay District is identified on the City of Kissimmee Special Requirements Plan and is subject to assessment for historical significance during the review of site plans, subdivisions, conditional uses, or building permit applications [Section 14-5-3.C and Section 14-3-18].
Certificate of Appropriateness (COA) Requirements
Within the South Beaumont Historic Overlay District, the City of Kissimmee requires that no new or existing structure—including accessory structures—shall be constructed, altered, demolished, or relocated without an approved Certificate of Appropriateness [Section 14-3-37.A]. This application must be filed and approved prior to the City of Kissimmee issuing any building or demolition permits [Section 14-3-37.C].
Review Types and Scopes
The City of Kissimmee categorizes COA reviews into two types based on the impact on the South Beaumont Historic Overlay District:
| Review Type | Applicable Actions | Approval Authority |
|---|---|---|
| Minor Review | Fences and gates, awnings, foundation skirting, garage doors, accessory structures (<100 sq. ft. in rear yard), paving, and replacement of materials (roofs, siding, windows, etc.) with same or like materials. | Historic Preservation Planner [Section 14-3-37.D.2.a] |
| Major Review | Any work not deemed a minor review, including new construction or substantial structural alterations. | Historic Preservation Board (HPB) [Section 14-3-37.D.2.b] |
Mandatory Maintenance and Repair Standards
The City of Kissimmee prohibits any owner or person in charge of a structure within the South Beaumont Historic Overlay District from allowing the property to fall into a state of disrepair. This is intended to prevent "demolition by neglect" that could compromise the structural integrity or historical significance of the district [Section 14-3-35.I].
| Feature | Prohibited Condition |
|---|---|
| Exterior Walls | Deterioration of vertical supports or walls. |
| Roofs | Deterioration of horizontal members or roofing material. |
| Chimneys | Deterioration or crumbling of exterior chimneys. |
| Finish Materials | Crumbling or peeling of stucco, shingles, paint, or mortar. |
| Water-proofing | Ineffective water-proofing including broken windows or doors. |
| Architectural Features | Any deterioration of features contributing to the significance of the structure. |
Demolition and Relocation Restrictions
The City of Kissimmee strictly regulates the removal of structures within the South Beaumont Historic Overlay District. Requests for demolition must undergo a Major Review to obtain a Certificate of Appropriateness.
If the City of Kissimmee approves a demolition within the South Beaumont Historic Overlay District, a mandatory waiting period of 180 days is imposed from the date of the certificate issuance before the demolition can occur. This period allows the Historic Preservation Board to work with the owner or other parties to find a means of preserving the structure [Section 14-3-37.H].
Design and Material Standards
Design standards in the South Beaumont Historic Overlay District are intended to protect, enhance, and perpetuate the district’s historical characteristics. These standards regulate the scale, massing, positioning, and orientation of structures, as well as window shapes, materials, and signage [Section 14-3-35.G].
Under the City of Kissimmee Land Development Code, specific materials like cedar shakes, mirrored glass, and unfinished block are generally prohibited for building facades, while materials like stucco, brick, and stone are permitted, provided they align with the historical character of the South Beaumont Historic Overlay District [Section 14-5-7.G].
Sections Cited
- Section 14-3-18 Review of historic structures outside HPO Districts
- Section 14-3-35 Designation of historic districts
- Section 14-3-37 Certificate of appropriateness
- Section 14-5-3 Special requirements plan
- Section 14-5-7 Building standards