Kissimmee's Building Setbacks & Zoning: The Rules That Matter

Every city handles building setbacks & zoning a little differently. In Kissimmee, Florida, there are 3 distinct rules that residents and property owners should be aware of. Some are stricter than what neighboring cities enforce, and others are more relaxed. Here is what you need to know.

Structure Height Limits

Kissimmee limits building height by zoning district through Land Development Code Table 4-3 and Table 4-5, measuring most residential buildings in stories rather than feet. AC and RE single-family districts cap at two stories flat; RA-1 through RA-4 allow two stories by right with a third only through conditional use; RB-1 and RB-2 cap at three stories, and RC-1 permits four. Non-residential heights run 35 to 80 feet depending on district, with a stepback rule adding setback for taller buildings next to homes.

Key details: AC/RE districts: 2-story flat height cap. RA-1 to RA-4 districts: 2 stories by right, 3rd via conditional use. RB-1/RB-2 districts: 3-story flat cap. RC-1 district: 4-story cap; RC-2 not capped here. Non-residential (Table 4-5): 35-80 ft depending on district.

A building permit that exceeds the story or foot limit in Table 4-3 or 4-5, or that skips the one-foot-per-foot residential stepback required by § 14-4-6.C, is rejected at plan review; built without approval, it becomes a nonconforming structure barred under § 14-1-9 from further enlargement. The Board of Adjustment can grant a height variance under § 14-3-51 only on proof of a site-specific hardship that isn't self-created and isn't shared by other lots in the district.

Lot Coverage Limits

Kissimmee caps how much of a lot can be covered by buildings and pavement through the impervious surface maximums in Land Development Code Table 4-3 and Table 4-5. Most single-family residential districts top out at 50 percent impervious coverage, rising to 75 percent in the denser RC-1 and RC-2 districts; non-residential districts run 75 to 85 percent, except the Open Space (OS) district, capped at 30 percent. A separate 40-percent cap applies to front and side yard pavement.

Key details: Single-family districts: 50% impervious cap (Table 4-3). RC-1/RC-2 districts: 75% impervious cap. Commercial/industrial districts: 75%-85% cap (Table 4-5). Open Space (OS) district: Only 30% impervious allowed. Front/side yard paving: Separate 40% cap (§14-4-6.A.9).

A site plan or building permit that would push a lot's impervious surface, or its front/side yard pavement, past the Table 4-3/4-5 or § 14-4-6.A.9 caps is rejected by the director at plan review. Building it anyway creates a nonconforming structure under § 14-1-9, which bars a structure from being "enlarged or altered in such a way as to create a new nonconformity." The only cure is a Board of Adjustment variance under § 14-3-51.

Setback Rules

Kissimmee's Land Development Code sets minimum front, side, rear and street-side yard setbacks by zoning district in Table 4-3, ranging from 10 feet in RB-1/RB-2 up to 35 feet in AC and RE.

Key details: AC/RE front setback: 35 ft minimum. RB-1/RB-2 front setback: 10 ft minimum. Garage setback rule: 20 ft minimum, all districts. Governing table: LDC Table 4-3.

Building or expanding a structure within a required setback, including a garage closer than 20 feet to the front or street-side line where required, is a zoning code violation subject to code enforcement fines.

The Bottom Line

Kissimmee's building setbacks & zoning rules are a mixed bag. Some areas are strict, others are relaxed, and the details matter. The best approach is to check the specific rule that applies to your situation rather than assuming Kissimmee is broadly strict or permissive.

These rules come from Kissimmee's publicly available municipal code. For complete penalty schedules, exemption details, and answers to common questions, see the individual ordinance pages throughout this guide.