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Comprehensive Plan & Land Development Code

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The City has adopted a Comprehensive Plan, which provides a guide for the future development of Kissimmee with a series of goals, objectives, and policies. These directives establish a framework for development-related regulatory, administrative and financial activities of the City. 

The directives focus on:

  • Future Land Use
  • Transportation
  • Housing
  • Conservation
  • Recreation and Open Space
  • Intergovernmental Coordination
  • Capital Improvements
  • Economic Development

The directives are based on data, analysis and comments from a variety of sources. These directives have been reviewed by state and regional agencies to help ensure compliance with state requirements.

An important component of the comprehensive plan is a future land use map which assigns parcels one of the following land use designations:

  • Single Family Low Density Residential
  • Single Family Medium Density Residential
  • Multiple Family Medium Density Residential
  • Multiple Family High Density Residential
  • Mobile Home Medium Density Residential
  • Office-Residential
  • Commercial General
  • Industrial Business
  • Airport Expansion
  • Institutional
  • Conservation
  • Recreation
  • Utilities; or
  • Mixed Use

Directives in the comprehensive plan indicate the general characteristics of the development allowed in each of these land use designations.

The directives that establish a framework for development related to regulatory, administrative and financial activities of the City are discussed in more detail below.

Land Use Element: The purpose of the Land Use Element is to ensure that the character and location of land uses is efficient, incorporate best management practices, principles of resource conservation and compact development, promote orderly land use transitions and human-scaled growth, and minimizes threats to health, safety, and welfare that may be associated with incompatible land uses, environmental degradation, hazards, and nuisances. Another purpose of this element is to maintain and manage a Future Land Use Map which reflects City policy for managing the allocation of Future Land Use. The Land Use Element also specifies the continuation to monitor and evaluate development and resource conservation within the City pursuant to goals and objectives of the Comprehensive Plan Land Use Element and carry out an effective implementation program.

Transportation Element: The purpose of the Traffic Circulation Element is to plan and provide for a safe, convenient, and energy efficient multimodal transportation system, that corresponds to and supports the City’s vision for its future by addressing livability, economic, and environmental community needs.

Housing Element:  The goals, objectives and policies of the housing element are to allocate land area for accommodating a supply of housing responsive to the diverse housing needs of the existing and projected future city population and assist the private sector in providing affordable quality housing in neighborhoods protected from incompatible uses, located in proximity to employment and commercial services, and served by adequate public facilities.

Public Facilities Element: The public facilities section ensures the protection of the potable water supply and delivery of safe and adequate potable water service.  This service shall be managed in a cost-effective manner to accommodate existing and future development.

Conservation Element: The intent of this element is to conserve, protect, and appropriately manage the natural resources within the corporate limits of the city to enhance the quality of natural systems, including Lake Tohopekaliga, Shingle Creek, and Mill Slough, as well as associated floodplains, wetlands, flora, and fauna, the surface and Floridian aquifers, and other natural resources, as below directed.

Recreation and Open Space Element:  The design of the Recreation and Open Space Element to ensure provision of a comprehensive system of recreation facilities and open space sites that meet the needs of existing and projected user groups within the City.

Intergovernmental Coordination Element: The City shall undertake actions necessary to establish governmental relationships designed to improve the coordination of public and private entities involved in development activities, growth management, and resource conservation.

Element: This element establishes that the city shall undertake actions necessary to adequately provide needed public facilities within the city's jurisdiction in a manner which protects investments and existing facilities, maximizes the use of existing facilities, and promotes orderly compact growth.

Economic Development Element: This element was created to develop strategies to implement economic development activities within the City.

General Monitoring and Review Criteria:  This section stipulates procedures for implementing the required procedures for monitoring, updating and evaluating the Comprehensive Plan pursuant to §163.3191, F.S.

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City of Kissimmee Land Development Code

A land development code has been adopted by the city to implement the regulatory directives of the comprehensive plan and to establish other requirements needed to help achieve suitable, aesthetically pleasing, safe, and beneficial development. This code focuses on a wide variety of land use requirements, including rules governing: (1) zoning districts; (2) development review processes; (3) landscaping and land clearing; (4) floodplain management and drainage; (5) parking and access; (6) signage; (7) public facility impacts and improvements.

Click here to view a copy of the Land Development Code.  It is located under Title XIV of the Kissimmee Code of Ordinances. 

An important component of the land development code is the zoning map. This map shows the boundaries of more than 30 zoning districts. These boundaries are coordinated with the boundaries of comprehensive plan future land use designations. Each zoning district has a special set of minimum standards which apply to parcels in that district. These standards typically indicate the: (a) allowable uses; (b) minimum lot size; (c) minimum yard size; (d) maximum lot coverage; and (e) maximum structure heights. In addition, there are often other standards which vary with the district. Some parcels may be in a residential or non-residential district and also in one or more overlay districts (conservation overlay, a short-term rental overlay, and community redevelopment area overlay). The overlay districts have additional rules which apply to the included parcels.

Preparation of the land development code was initiated in 1991 after the last overall update of the comprehensive plan. One of the major tasks was achieving consistency with plan directives (such as consistency between the zoning districts and future land use map designations). Another major task was the consolidation of a variety of regulations into one document, including those involving zoning, subdivision regulation, flood damage prevention, signage, landscaping, off-street parking, and mobile home parks. Efforts were also made to provide a more up to date code and improve the format. These efforts were needed, in part, because the previous overall updates of the zoning and subdivision requirements occurred before 1985. Public involvement included public workshops and hearings, review by the Planning Advisory Board, and adoption by the City Commission. Land development code adoption occurred in 1994. Since 1994, there have been additional code changes. Further changes may result from the initiation of a new evaluation of comprehensive plan effectiveness.

A listing of the eighteen Articles intent and purpose, which makes up the land development code are discussed below:

Zoning Districts: Zoning is the regulatory tool which is used to implement the policies of the City's Comprehensive Plan. A Zoning District designates specific uses for an area and includes standards governing those uses and the development of property within the district.

General Regulations: This article defines accessory uses for residential and non-residential districts. Temporary uses, setback and size exceptions and performance standards are also discussed.

Parking and Access: The intent of this article is to establish minimum space and design requirements for off-street parking, loading and access drive facilities to serve all areas. Vehicles generated by development require adequate parking, loading and access facilities, which permit safe and efficient vehicular movement in order to protect the health, safety and welfare of the City.

Landscaping: The purpose of this article is to establish certain regulations pertaining to functional landscaping in the City of Kissimmee, whether within the right-of-way or on-site. These regulations provide for the protection of existing trees, and provide standards and criteria for new landscaping, thereby promoting the health and general welfare of the citizenry and at the same time maintaining and improving the aesthetic quality of the City.

Environment: This article's intent to establish standards and regulations to safeguard the health, safety and welfare of the citizens, whether it is wellhead protection, pollution, drainage, sewer, or land clearing and land preparation conditions.

Floodplain Management: It is the purpose of this article to promote the public health, safety and general welfare, and to minimize public and private losses due to flood conditions in specific areas by provisions designed to: (1) restrict or prohibit uses which are dangerous to health, safety and property due to flood water hazards, or which result in damaging increases in erosion or in flood heights or velocities; (2) require that uses vulnerable to floods, including facilities which serve such uses, be protected against flood damage at the time of initial construction; (3) control the alteration of natural floodplains, stream channels and natural protective barriers which are involved in the accommodation of flood waters; (4) control filling, grading, dredging and other development which may increase erosion or flood damage; and (5) prevent or regulate the construction of flood barriers which will unnaturally divert flood waters or which may increase flood hazards to other lands.

Subdivision and Public Improvement Standards: The intent of this article is to establish standards for the platting of land plus design standards for public facility improvements whether a part of a subdivision plat or another development permit such as a PUD application or site plan.

Signs: This article's intent is to promote and protect the public health, safety, general welfare and aesthetics of the City of Kissimmee by regulating existing and proposed signs and other street graphics within the City. It is further intended to protect property values, create a better business climate, enhance the physical appearance of the community and preserve the natural beauty of the City. Also, it is intended to improve vehicular safety and reduce visual pollution.

Development Review Process and Concurrency: It is the purpose of this article to provide a Development Review Process for applications by City staff whether it by the Development Review Committee, Planning Advisory Board, or the City Commission. The intent of concurrency is to demonstrate sufficient available public facility design capacity to sustain the level of service (LOS) as established in the Kissimmee Comprehensive Plan.

Site Plan Review: Site plans are the key land development review mechanisms for all development permits other than a single-family, duplex and triplex dwelling on individual lots. It is intended to assure adequate site design and relationships to adjacent development and public facilities.

Other Development Review Procedures: This article is intended to establish amendments to the Kissimmee Comprehensive Plan and Kissimmee Land Development Code, and establish other development review standards, regulations and uses for other developments or improvements within the City. This article also addresses variances, permits and fees; administration and enforcement; and development agreements.

Development Review Boards: This article establishes the Planning Advisory Board's, Board of Adjustment's, and the Code Enforcement Board's term, organization, powers and duties.

Nonconformity: This Land Development Code establishes separate districts, each of which is an appropriate area for the location of the structures, lots, site improvements, and uses which are permitted in that district. Those structures, lots, site improvements, and uses which were lawful before this article was passed or amended, but which violate provisions of this article as amended are legal nonconformities. Such legal nonconformities are declared by this article to be incompatible with the purpose of the districts where located. It is necessary and consistent with the article that such nonconformities (which substantially and adversely affect the orderly development, quiet enjoyment and value of other property) are not permitted to continue without restriction.

Definitions: The intent of this article to define certain terms or words which are within the Land Development Code.

Violations and Validity: The purpose of this article to establish interpretation, validity and severability of requirements within the Kissimmee Land Development Code. This article also addresses violations and penalties as well as repeals of conflicting ordinances.

Land Development Code Amendments: This section provides amendments to the Land Development Code since its adoption to the present.

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