T3: Edge Zoning District Guidelines - Kissimmee, FL

The T3: Edge zoning district in the City of Kissimmee is a low-intensity transect zone primarily encompassing older residential neighborhoods with detached single-family homes. This district is characterized by shallow setbacks, a maximum building height of three stories, and a requirement for walkable frontage types such as porches or stoops. The City of Kissimmee limits the maximum impervious surface area in this zone to 60% and mandates a minimum building height of 14 feet.

General Character and Purpose

The City of Kissimmee established the T3: Edge zoning district to encompass predominately residential older neighborhoods located on the periphery of the downtown core [Section 14-5-4.B]. The primary intent of this district is to maintain the existing stability of these neighborhoods while ensuring they retain key features of urban walkability [Section 14-5-4.B].

A defining aesthetic of the T3: Edge district is the placement of buildings close to the street. Houses are typically designed with front porches or stoops situated within "conversation distance" of the public sidewalk to foster a social, pedestrian-friendly atmosphere [Section 14-5-4.B]. In accordance with the City of Kissimmee's form-based goals, culs-de-sac and dead-end streets are prohibited in this zone unless physical conditions leave no practical alternative [Section 14-5-5.A].

Permitted Land Uses

The City of Kissimmee strictly limits the T3: Edge zoning district to residential and very specific civic or recreational uses. Commercial, industrial, and intensive service uses are generally prohibited [Section 14-5-6, Table 5-1].

Residential Uses

Single-Family Detached Dwellings: Permitted as the primary building type.
Duplexes: Permitted.
Accessory Dwelling Units (ADU): Permitted as a subordinate use to a primary residence [Section 14-5-6, Table 5-1].

Civic and Support Uses

Schools: Only public or private elementary and middle schools are permitted. High schools are prohibited [Section 14-5-6, Table 5-1].
Recreation: Passive recreation areas (such as parks and trails) are permitted. Active or indoor private recreation facilities are prohibited [Section 14-5-6, Table 5-1].
Utilities: Minor utility facilities are permitted [Section 14-5-6, Table 5-1].

Dimensional Standards

Development in the T3: Edge zoning district must adhere to specific standards for building placement, lot size, and building mass to maintain neighborhood character.

Standard Category	T3: Edge Requirement
Minimum Front/Street Side Setback	12 feet
Minimum Side Setback	8 feet
Minimum Rear Setback	10 feet
Maximum Impervious Surface Area	60%
Minimum Lot Width	48 feet
Minimum Lot Depth	80 feet
Maximum Block Perimeter	2,400 linear feet
Minimum Building Height	14 feet
Maximum Building Height	3 stories
Minimum Ground Floor Elevation	24 inches above sidewalk or finished grade
Minimum Ground Floor Ceiling Height	9 feet
Allowed Frontage Types	Porch, Stoop

[Section 14-5-6, Table 5-2]

Supplemental Development Regulations

The City of Kissimmee applies several additional rules to ensure the T3: Edge district functions as a cohesive urban environment:

One Building Per Lot: Not more than one single-family or duplex structure may be located on a single lot [Section 14-4-6.A.2].
Open Space: All residential developments in the T3: Edge district must meet the open space requirements of the municipality, typically involving the dedication or provision of 25% of buildable acreage to open space [Section 14-4-6.A.6; Section 14-10-10].
Park Facilities: Any residential development with more than 20 lots must provide park and recreation facilities [Section 14-4-6.A.7; Section 14-10-11].
Frontage Buildout: The City of Kissimmee requires a minimum of 40% frontage buildout along primary streets and 30% along all other streets to ensure the "street wall" is maintained [Section 14-5-6, Table 5-2].

Sections Cited

Section 14-4-6.A
Section 14-5-4.B
Section 14-5-5
Section 14-5-6
Section 14-10-10
Section 14-10-11