T4-R: Neighborhood Restricted Zone in the City of Kissimmee
The T4-R: Neighborhood Restricted district in the City of Kissimmee preserves the character of historic and older residential neighborhoods located within a short walk of the commercial core. This zone emphasizes a pedestrian-oriented urban form, allowing building heights up to three stories and requiring a minimum primary street frontage buildout of 60 percent. While primarily residential, the T4-R district in the City of Kissimmee permits a variety of housing types ranging from single-family detached dwellings to triplexes and townhomes under specific conditions.
Purpose and Intent of the T4-R District
The T4-R: Neighborhood Restricted zone is a component of the City of Kissimmee’s form-based code, designed to regulate development through a "delicate gradient" from the intense city center to the more private residential edges [Section 14-5-2]. Specifically, the T4-R district encompasses the City of Kissimmee's older residential areas, aiming to provide a pedestrian-oriented environment where homes are located close to the sidewalk to encourage walkability and social vibrancy [Section 14-5-4.C].
Permitted Land Uses
The T4-R district in the City of Kissimmee is strictly limited in terms of non-residential activity to ensure the preservation of its quiet, residential character. Most commercial, industrial, and heavy institutional uses are prohibited.
Residential Uses
- Permitted by Right: Single-family detached dwellings, duplexes, accessory dwelling units, and community residential homes [Table 5-1].
- Conditional Approval Required: Multiple-family residential developments, townhomes, and triplexes [Table 5-1].
Other Uses
- Passive Recreation: Allowed as a permitted use [Table 5-1].
- Indoor Private Recreation: Allowed as a conditional use [Table 5-1].
- Prohibited Uses: The City of Kissimmee prohibits restaurants, retail sales, micro-breweries, pawn shops, and most professional services within the T4-R district [Table 5-1].
Dimensional and Development Standards
To maintain the specific urban form desired by the City of Kissimmee, all structures in the T4-R zone must adhere to rigorous placement and size standards. These standards ensure that buildings define the street edge rather than being set back behind large yards or parking lots.
Site and Placement Requirements
| Standard | T4-R Requirement |
|---|---|
| Front and Street Side Setback | 5' minimum to 20' maximum |
| Side Setback (Attached) | 0' minimum |
| Side Setback (Detached) | 5' minimum |
| Rear Setback | 5' minimum |
| Frontage Buildout (Primary Street) | 60% minimum |
| Frontage Buildout (All other streets) | 30% minimum |
| Lot Width | 18' minimum to 200' maximum |
| Lot Depth | 60' minimum to 200' maximum |
| Maximum Impervious Surface Area | 70% |
| Maximum Block Perimeter | 2,000 linear feet |
[Table 5-2]
Building Height and Elevation
The City of Kissimmee regulates the scale of the T4-R district to ensure new construction is compatible with historic scales.
- Minimum Building Height: 16 feet [Table 5-2].
- Maximum Building Height: 3 stories [Table 5-2].
- Ground Floor Elevation (Residential): 24 inches minimum above the sidewalk or finished grade [Table 5-2].
- Ground Floor Ceiling Height: 9 feet minimum [Table 5-2].
General Character and Building Design
The T4-R district in the City of Kissimmee is characterized by its "frontage types," which are the allowed ways a building may interface with the public sidewalk. In this zone, the City of Kissimmee permits only three frontage types: forecourts, porches, and stoops [Table 5-2].
Design Standards
- Façade Articulation: Façades facing a street or public space cannot exceed 20 horizontal feet and 10 vertical feet without an architectural break, such as an overhang, projection, or recessed element [Section 14-5-7.E.1].
- Materials: The City of Kissimmee requires the use of materials compatible with the neighborhood's historic style, such as stucco, brick, wood lap board, or stone. Corrugated metal finishes and mirrored glass are prohibited [Section 14-5-7.G].
- Parking Placement: In the T4-R district, the City of Kissimmee requires parking to be located behind the primary building or to the side. Parking lots located on the side must be masked from the street by a street wall [Section 14-5-9.B.3].
Sections Cited
- Section 14-5-2 (Regulating plan)
- Section 14-5-4.C (T4-R, Neighborhood Restricted)
- Section 14-5-7.E (Façade articulation)
- Section 14-5-7.G (Building materials)
- Section 14-5-9.B (Parking requirements)
- Table 5-1 (Permitted Uses)
- Table 5-2 (Transect Zone Dimensional Standards)