Kissimmee, FL Building Setbacks & Zoning: Lot Coverage Limits (2026)
Key Facts
- 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)
- Relief
- Board of Adjustment variance only (§14-3-51)
Summary
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.
Table 4-3: Site Standards - Residential Districts. AC RE RA-1 RA-2 RA-3 RA-4 RB-1 RB-2 RC-1 RC-2 MH. Impervious surface area (max.) 50% 50% 50% 50% 50% 50% 50% 50% 75% 75% 50%. § 14-4-6.A.9: "No residentially zoned lot shall have more than 40 percent of the front and side yards covered with pavers, concrete, turf blocks, gravel, asphalt, brick pavers or other type pavement." Table 4-5: RPB B-2 B-3 HC B-5 BP IB AO AI CF HF UT OS. Impervious surface (max) 75% 80% 80% 80% 80% 80% 85% 80% 85% 75% 80% 80% 30%.
Official source re-checked September 7, 2026: no newer edition of the code had been published (publisher’s edition: Code of Ordinances: Supplement 5).
Full Breakdown
Table 4-3, adopted under § 14-4-6.B, lists "Impervious surface area (max.)" at 50 percent for the AC, RE, RA-1, RA-2, RA-3, RA-4, RB-1 and RB-2 residential districts and the MH mobile-home district, rising to 75 percent in the higher-density RC-1 and RC-2 districts. Table 4-5 sets the non-residential ceiling higher still: 75 percent in RPB and CF, 80 percent in B-2, B-3, HC, B-5, BP, AO, HF and UT, 85 percent in IB and AI, and only 30 percent in the OS (Open Space) district.
Separate from the whole-lot cap, § 14-4-6.A.9 addresses paving specifically: "No residentially zoned lot shall have more than 40 percent of the front and side yards covered with pavers, concrete, turf blocks, gravel, asphalt, brick pavers or other type pavement." That limit applies even to a lot that hasn't reached its overall impervious ceiling, so a homeowner can't pave the entire front yard for parking just because the rest of the lot is landscaped.
The code's definitions confirm impervious surface is one of several dimensional ceilings that make a structure or site nonconforming if exceeded: a "nonconforming structure" is one that fails to comply with, among other things, "maximum lot coverage by buildings ... and maximum impervious surface." Development that exceeds the table's percentage without qualifying for relief is treated the same as any other dimensional nonconformity.
Relief runs only through the Board of Adjustment. Under § 14-3-51.E, the board may grant a variance only after finding the hardship is unique to the property, is not "the result of the actions of the applicant," and that the variance requested "is the minimum variance that will make possible the reasonable use of the land." Wanting extra paved parking or patio space, without a site-specific hardship, does not meet that standard.
Violations & Fines
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.
Frequently Asked Questions
What's the maximum impervious surface allowed on a Kissimmee house lot?
Can I pave my whole front yard for extra parking?
What impervious surface limit applies to commercial property?
Sources & Official References
Other rules in Kissimmee
Florida rules heatmap·Compare Kissimmee to another location·View the Florida building setbacks & zoning overview
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