T4-R Neighborhood Restricted Setback Requirements in Kissimmee
In the City of Kissimmee, the T4-R: Neighborhood Restricted district requires front and street side setbacks to range between a 5-foot minimum and a 20-foot maximum. Side setbacks for the T4-R: Neighborhood Restricted district are 0 feet for attached structures and a minimum of 5 feet for detached buildings, while rear setbacks must maintain a minimum of 5 feet from the lot line or alley.
Primary Setback Standards
The City of Kissimmee utilizes transect zones to manage building placement, ensuring that structures are positioned to support a walkable, pedestrian-oriented urban form. In the T4-R: Neighborhood Restricted district, buildings are placed in closer proximity to the street than in traditional residential zones [Section 14-5-7.D].
The following table outlines the specific dimensional requirements for building placement within the City of Kissimmee T4-R: Neighborhood Restricted district:
| Setback Type | Requirement |
|---|---|
| Front Setback | 5' Minimum to 20' Maximum |
| Street Side Setback | 5' Minimum to 20' Maximum |
| Side Setback (Attached) | 0' Minimum |
| Side Setback (Detached) | 5' Minimum |
| Rear Setback (Lot or Alley) | 5' Minimum |
[Source: Table 5-2]
Measurement and Placement Rules
In the T4-R: Neighborhood Restricted district, the City of Kissimmee measures setbacks from the property line if the right-of-way has sufficient area for the required streetscape zone. If the area is insufficient, the setback is measured from the edge of the designated streetscape zone [Section 14-5-7.D].
Additional placement regulations for the T4-R: Neighborhood Restricted district include:
- Corner Lots: Street façades on corner lots must be built to the minimum setback for the first 30 feet of the corner [Table 5-2, Note 1].
- Setback Encroachments: Certain architectural elements are permitted to extend into the required setback zones. Roof projections may project up to 3 feet, and stoops, colonnades, or open-sided porches may encroach up to 10 feet into the front setback, provided they remain at least 5 feet from the front property line [Section 14-4-6.A.3].
- Mechanical Equipment: Items such as pool pumps and air conditioning units may project up to 5 feet into a required side or rear yard setback, provided at least 2 feet of the setback remains unobstructed [Section 14-4-6.A.3.c].
Neighborhood Transition Setbacks
The City of Kissimmee imposes stricter setback requirements when a T4-R: Neighborhood Restricted district development is adjacent to a T3 zone or a single-family residentially-zoned property. For any building in the T4-R: Neighborhood Restricted district exceeding two stories in height, an additional building setback of 1 foot must be provided for every 1 foot of building height above the second story [Section 14-5-7.B.3].
Developers may meet this transition requirement by:
- Applying the setback to each floor above the second story (the "step back" approach).
- Applying the increased setback to the entire building façade.
- A combination of both methods [Section 14-5-7.B.3].
Sections Cited
- Section 14-4-6.A (General Rules/Setback Encroachments)
- Section 14-5-4.C (T4-R Neighborhood Restricted Definition)
- Section 14-5-7.B (Building and Floor Height/Step Backs)
- Section 14-5-7.D (Building Setbacks)
- Table 5-2 (Transect Zone Dimensional Standards)