T6: Waterfront District Permitted and Prohibited Uses in Kissimmee

The T6: Waterfront zoning district in the City of Kissimmee is designed to maximize vibrancy and walkability near Lakefront Park, permitting high-intensity mixed-use development with buildings up to eight stories in height. In the Municipality of Kissimmee, this zone permits multi-family residences, hotels, offices, and retail by right, while strictly prohibiting single-family homes and most automotive-intensive services like gas stations and car washes. Development in this district is governed by strict frontage buildout requirements, requiring 80% of the building to be placed within the primary street setback to maintain an urban edge [Section 14-5-4.G].

Permitted Uses (Allowed by Right)

In the T6: Waterfront district of Kissimmee, the following uses are permitted as a matter of right, provided they meet all other applicable standards of the Land Development Code [Table 5-1]:

• Commercial/Retail: Restaurants, retail sales establishments, and micro-breweries.
• Residential: Multiple family residential, townhomes, and triplexes.
• Office/Professional: Financial institutions, general office establishments, business service establishments, personal service establishments, and research and development facilities.
• Civic/Institutional: Libraries, museums, and general public uses.
• Lodging: Hotels and motels.
• Recreation: Passive recreation areas and private indoor recreation facilities.
• Transportation: Rail stations.

Conditional Uses (Requires Approval)

Certain activities in the T6: Waterfront zone are classified as conditional, meaning they require a specific review process to ensure compatibility with the surrounding area [Section 14-3-29]:

• Retail/Service: Drive-through facilities (only when associated with an allowed use), principal use parking garages, and light repair service establishments.
• Institutional/Education: Colleges and universities, community centers, educational service establishments, institutional care facilities, and elementary or middle schools.
• Utilities: Communication towers and facilities, and minor utility facilities.
• Transportation: Rail, bus, and taxi stations provided they have no onsite vehicle storage or repair.

Prohibited Uses

The City of Kissimmee explicitly prohibits any use in the T6: Waterfront zone that is not listed as Permitted or Conditional in the code's use tables [Section 14-5-6.A]. Notable prohibited uses include:

• Residential: Single-family detached dwellings, duplexes, accessory dwelling units, and community residential homes.
• Commercial: Pawn shops, car washes, gasoline service stations, light or heavy motor vehicle repair, and child care facilities.
• Industrial/Storage: All heavy, medium, and light manufacturing, self-storage facilities, warehouses, and storage yards.
• Institutional: Churches, civic or social clubs, hospitals, and high schools.
• Miscellaneous: Bed and breakfast establishments, active/outdoor recreation, and medical/law enforcement heliports.

Dimensional and Development Standards

The Municipality of Kissimmee enforces high-density urban standards in the T6: Waterfront district to ensure a continuous and active building frontage along the public realm [Section 14-5-7.C].

Standard Type	T6: Waterfront Requirement
Maximum Building Height	8 Stories [Table 5-2]
Minimum Building Height	22 Feet [Table 5-2]
Front and Street Side Setback	5 feet minimum to 15 feet maximum [Table 5-2]
Side Setback	0 feet minimum to 24 feet maximum [Table 5-2]
Rear Setback	5 feet minimum [Table 5-2]
Frontage Buildout (Primary Street)	80% minimum [Table 5-2]
Frontage Buildout (All Other Streets)	30% minimum [Table 5-2]
Maximum Impervious Surface Area	90% [Table 134]
Maximum Block Perimeter	3,000 linear feet [Table 134]

Sections Cited

• Section 14-3-29 (Conditional Uses)
• Section 14-5-4.G (T6, Waterfront Intent)
• Section 14-5-6 (Site Standards/Permitted Uses)
• Section 14-5-7.C (Building Frontage Buildout)
• Table 5-1 (Permitted Uses)
• Table 5-2 (Transect Zone Dimensional Standards)