Kissimmee, FL Zoning Overlays & Bonuses: Downtown Design Guide (2026)

The city replaced conventional use-based zoning in its historic core with a form-based code covering downtown and the Vine Street corridor. Chapter 14-5 designates transect zones (T1 through T5-M) that regulate building placement, height, and frontage type instead of just permitted uses. Ground-floor shopfronts are mandated along mapped frontages on Broadway and nearby streets, façades must break up blank walls every 20 horizontal feet, first-floor windows must remain unblocked for at least 60 percent of the surface with shopfronts, and street-facing materials are restricted: stucco, brick, hardie-plank, and stone are allowed while corrugated metal and mirrored glass are prohibited.