T4-O Neighborhood Open Setback Requirements in Kissimmee
In the City of Kissimmee T4-O: Neighborhood Open district, buildings must be positioned within a specific range for front and street side setbacks, requiring a minimum of 5 feet and a maximum of 20 feet. The T4-O district allows for a 0-foot minimum side setback and requires a minimum 5-foot rear setback from the property line or alley. These standards are designed to ensure a consistent building frontage and a pedestrian-oriented urban form within the municipality [Table 5-2].
Setback Standards for the T4-O District
The City of Kissimmee utilizes a form-based code for the T4-O district that emphasizes building placement to create a coherent public realm. Unlike traditional districts that only specify minimums, the T4-O district often uses a "build-to" range for frontages to keep buildings close to the sidewalks [Section 14-5-7.D].
| Setback Type | T4-O Requirement |
|---|---|
| Front Setback | 5' minimum to 20' maximum |
| Street Side Setback | 5' minimum to 20' maximum |
| Side Setback | 0' minimum |
| Rear Setback (Lot or Alley) | 5' minimum |
Note: On corner lots within the City of Kissimmee T4-O district, street façades must be built to the minimum setback for at least the first 30 feet from the corner [Table 5-2, Note 1].
Measurement and Streetscape Requirements
In the City of Kissimmee, the method of measuring these setbacks depends on the availability of a streetscape zone.
- Measurement Point: Front and street side setbacks in the T4-O district are measured from the property line if there is sufficient area within the right-of-way to accommodate a standard streetscape zone. If sufficient area does not exist, the City of Kissimmee requires setbacks to be measured from the edge of the designated streetscape zone [Section 14-5-7.D].
- Frontage Buildout: The T4-O district requires a minimum building frontage buildout of 60% on primary streets and 30% on all other streets. This means a significant portion of the building width must occupy the area within the required 5' to 20' setback range [Table 5-2].
- Street Walls: If the building frontage does not meet the minimum buildout requirement, the City of Kissimmee may require a "street wall" to be constructed within the setback zone to maintain the spatial definition of the public realm [Section 14-5-11.F].
Allowed Setback Encroachments
The City of Kissimmee permits certain architectural elements to encroach into the required setback zones within the T4-O district. These elements are categorized as "Allowed Frontage Types" and include:
- Porches and Stoops: These elevated platforms may encroach into the front setback but must not extend into the public right-of-way. In the T4-O district, stoops and porches must be set back at least 5 feet from the front property line [Section 14-5-6.C.3.d].
- Forecourts: A portion of the façade may be recessed to create a courtyard for outdoor seating or entryways [Section 14-5-7.D.3].
- Shopfronts, Galleries, and Arcades: These are permitted frontage types that interact directly with the setback zone to provide shade and pedestrian interest [Table 5-2].
- Mechanical Units: Air conditioning units and pool pumps may project up to five feet into a required rear or side yard setback, provided at least two feet of the setback remains unobstructed [Section 14-4-6.A.3.c].
Sections Cited
- Section 14-4-6 Regulations for zoning districts
- Section 14-5-6 Site Standards (Form-Based Code)
- Section 14-5-7 Building standards
- Section 14-5-11 Landscape, buffers and screening standards
- Table 5-2 Transect Zone Dimensional Standards