T4-O Neighborhood Open Zoning Guide: City of Kissimmee

The T4-O: Neighborhood Open zoning designation in the City of Kissimmee is designed to facilitate a pedestrian-oriented urban form that transitions from commercial corridors to lower-intensity residential areas. Within the City of Kissimmee, this zone permits building heights up to three stories and requires a primary street frontage buildout of at least 60 percent to maintain a consistent street wall [Section 14-5-4.D; Table 5-2].

Allowed Uses in T4-O: Neighborhood Open

In the City of Kissimmee, uses within the T4-O: Neighborhood Open zone are classified as either Permitted (P), which are allowed by right, or Conditional (C), which require a specific review process to ensure compatibility with the surrounding neighborhood.

Permitted (By-Right) Uses

The following residential and recreational uses are permitted by right within the T4-O: Neighborhood Open designation:

Residential: Single-family detached dwellings, duplex dwellings, accessory dwelling units (ADU), and community residential homes [Table 5-1].
Recreation: Passive recreation areas [Table 5-1].

Conditional Uses

The City of Kissimmee requires conditional use approval for certain residential and commercial activities in the T4-O: Neighborhood Open zone to prevent adverse impacts on the urban fabric:

Residential: Multiple-family residential developments, townhomes, triplexes, and bed and breakfast establishments [Table 5-1].
Commercial/Retail: Restaurants, retail sales establishments, and general office establishments [Table 5-1].

Prohibited Uses in T4-O: Neighborhood Open

The City of Kissimmee expressly prohibits the following uses within the T4-O: Neighborhood Open zone to maintain the residential-to-commercial transitional character:

Commercial/Retail: Drive-through facilities, micro-breweries, and pawn shops [Table 5-1].
Civic/Institutional: Churches, colleges and universities, community centers, hospitals, libraries, museums, and all levels of public schools (elementary, middle, and high) [Table 5-1].
Service Uses: Car washes, child care facilities, financial institutions, gasoline service stations, motor vehicle repair (light and heavy), and veterinary clinics [Table 5-1].
Industrial/Utility: All manufacturing uses, storage facilities, and communication towers [Table 5-1].
Transportation: Bus depots and rail stations [Table 5-1].

Technical Development Standards

Development within the T4-O: Neighborhood Open zone must comply with specific dimensional requirements established by the City of Kissimmee to ensure a walkable environment.

Standard	T4-O: Neighborhood Open Requirement
Maximum Building Height	3 Stories [Table 5-2]
Front/Street Side Setback	5 feet minimum; 20 feet maximum [Table 5-2]
Side Setback (Attached)	0 feet minimum [Table 5-2]
Side Setback (Detached)	5 feet minimum [Table 5-2]
Rear Setback	5 feet minimum [Table 5-2]
Frontage Buildout (Primary Street)	60% minimum [Table 5-2]
Maximum Impervious Surface Area	70% maximum (varies by specific use) [Table 5-2]
Minimum Ground Floor Ceiling Height	12 feet [Table 5-2]
Maximum Block Perimeter	2,000 linear feet [Table 5-2]

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