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Meetings · Kissimmee

Kissimmee Planning Advisory Board — September 17, 2025 minutes

City of Kissimmee Planning Advisory Board — September 17, 2025

Meeting Overview

Type: Regular Meeting Quorum: Yes (4 of 7 members present) — the meeting was called to order at 6:35 PM, thirty-five minutes past the noticed 6:00 PM start, one minute after the fourth member arrived Duration: 6:35 PM – 6:57 PM (22 minutes) Location: Kissimmee City Hall, Commission Chambers, 101 Church Street

Attendance

  • Present: Chairman Robert Bussiere, Board Member Alex Alemi (arrived 6:01 PM), Board Member Lynda Roth, Board Member Rebeca Marin (arrived 6:34 PM)
  • Absent: Board Member Diana Marrero-Pinto, Board Member Aaron Sabino, Board Member Yolanda Bernard
  • Staff Present: Craig Holland (Director), Doug Etheredge (Assistant Director), Brenda Ryan (Planning Manager), Kalanit Oded (Assistant City Attorney), Kayla Smith (Planning Technician)

No prior minutes were presented for approval — the MINUTES section is empty on this agenda.

Agenda Items

Item 5.A: CU-25-0005 — Indoor motorcycle sales, 204 S. John Young Parkway

  • Type: Conditional Use with Site Plan Waiver
  • Case Number: CU-25-0005 (printed in the minutes as "CU-25-000" with the final digit cut off)
  • Location: 204 S. John Young Parkway
  • Applicant: Rafael Rodriguez, Venecon LLC, 204 S. John Young Parkway. The conditional use itself is written to run to Dexter Laboratory, LLC only.
  • Request: Establish indoor motorcycle sales in an existing 2,750 sq ft building, with interior display only and no repairs or maintenance.
  • Current Zoning: Mixed-Use Urban Corridor (T5-U), Form-Based Code
  • Proposed Zoning: No change
  • Acreage: approximately 0.06 acres
  • Staff Recommendation: Approve with 8 conditions
  • Action: Approved with conditions
  • Vote: 4-0 (moved Alemi, seconded Roth). AYE: Bussiere, Alemi, Marin, Roth.
  • Conditions: (1) the conditional use is valid for Dexter Laboratory, LLC only — if that entity vacates the premises or its business license expires or becomes invalid, the conditional use becomes void; (2) a bicycle locker must be installed and maintained on site to hold the 2-space parking reduction, failing which a satellite-parking agreement with an adjacent owner is required to restore the 14-space minimum; (3) compliance with LDC § 14-5-8C, Automobile Sale, Lease or Service; (4) all motorcycles stored and displayed inside the building — outdoor display or storage of motorcycles or associated merchandise prohibited; (5) maintenance or repair of motorcycles prohibited; (6) no test driving on site or in adjacent residential areas; (7) compliance with the City's noise ordinance, Chapter 22, Article II; (8) all code requirements and conditions to be met at all times, with non-compliance triggering re-evaluation of the conditional use and possible revocation.
  • Notable Discussion: Ryan stated the 1974 building has housed a convenience store, a grocery store with a small cafe, and computer consultants, and that the Form-Based Code now allows vehicle sales only with interior display inside buildings. Staff cited compliance with LDC § 14-5-4(E) (T5-U intent), § 14-5-6 Table 5-1 (vehicle sales, rental and leasing as a potential conditional use in T5-U), § 14-3-29(F) (general review criteria), § 14-3-29(C)(2) (site plan waiver, since existing parking, loading, lighting and other site characteristics are not affected), and Comprehensive Plan Transportation Circulation Element Policies 2.1.2.4, 2.2.1.1, 2.2.1.4 and 2.2.1.5 (traffic within quality-of-service standards). Rodriguez stated only that he was available to answer questions. No board questions and no public comment are recorded.

Item 7.A: PAB attendance (discussion)

  • Type: Other (board administration)
  • Case Number: N/A
  • Location: N/A
  • Applicant: Staff-initiated
  • Request: Staff address to the board on attendance and responsiveness.
  • Staff Recommendation: N/A
  • Action: Discussion only, no vote
  • Vote: No vote
  • Notable Discussion: Planning Manager Ryan addressed the board on attendance and timely email responses, emphasizing immediate replies. She noted the October 1 meeting was already cancelled and said staff would confirm a quorum for October 15.

Item 7.B: Rosenberg's Rules of Order (discussion)

  • Type: Other (board procedure)
  • Case Number: N/A
  • Location: N/A
  • Applicant: Board Member Alemi
  • Request: Consider adopting Rosenberg's Rules of Order in place of Robert's Rules of Order for the PAB.
  • Staff Recommendation: Staff opposed at the August 20 meeting
  • Action: Discussed; the Chairman requested the topic be added to the next meeting agenda for further discussion. No motion was made, despite Alemi's August 20 public notice that he would move to adopt at this meeting.
  • Vote: No vote
  • Notable Discussion: The minutes record only that the board discussed Rosenberg's Rules and that the Chairman asked for it to return.

Public Hearings Summary

  • Number of speakers: 1 — Rafael Rodriguez, the applicant, who stated he was available for questions. Item 5.A was a noticed public hearing.
  • General sentiment: No opposition recorded.
  • Key concerns: None raised by the public.

Key Signals

  • The board sat 35 minutes past its noticed start waiting for a fourth body, then transacted its entire agenda in 22 minutes. Alemi arrived at 6:01 PM; Marin arrived at 6:34 PM; the gavel fell at 6:35 PM. Three of seven seats were empty. Kissimmee's Planning Advisory Board is not merely cancelling meetings — the ones it holds are convening late and thin, and the record now shows staff raising it as an agenda item.

  • Staff put attendance on the agenda, confirmed the October 1 cancellation in advance, and said they would "confirm a quorum" before October 15. That phrasing is the tell. A city whose planning board must be polled for attendance before staff will schedule a meeting has moved from an occasional-quorum problem to a structural one. Both October meetings were subsequently cancelled.

  • A conditional use that expires with a single LLC. Condition 1 ties the motorcycle-sales approval to Dexter Laboratory, LLC — if that entity leaves or lets its business license lapse, the entitlement dies with it. That is unusually tight drafting for a use permit, and it means the entitlement does not travel with the 0.06-acre property at 204 S. John Young Parkway. A buyer acquiring the site acquires nothing.

  • Bicycle lockers are carrying the parking math again. As at 4307 W. Vine Street in March, the project earns a parking reduction — here two spaces against a 14-space minimum — by providing a bicycle locker, with a written obligation to maintain it or fall back to a satellite parking agreement. Two separate Kissimmee approvals in seven months now depend on a bike locker continuing to exist. Nothing in the record describes who checks.

  • Alemi gave public notice in August that he would move to replace Robert's Rules with Rosenberg's Rules, and then did not move it. The item was discussed and pushed to the next agenda. Staff had objected on the record in August that Rosenberg's would break consistency with other City boards. A procedural fight over how a barely-quorate board runs its meetings is a smaller story than the quorum problem itself, but it is the one the board keeps returning to.

Raw Notes

  • Source provenance: minutes PDF published to CivicClerk as file 8575 ("09.17.2025 PAB Minutes") under agenda 1937, event 2264. A same-day Action Summary is published as file 8501.
  • The case number for Item 5.A appears in the minutes as "CU-25-000" with the trailing digit lost in the source document; the agenda for the meeting carries the same truncation. The next sequential case number after CU-25-0004 (August 20) is CU-25-0005, and this document records it as such with the caveat noted.
  • Craig Holland (Director) and Doug Etheredge (Assistant Director) both attended — the first meeting in the harvested period where the Development Services Director appears in the staff list.
  • Kalanit Oded's title alternates between "Deputy City Attorney" and "Assistant City Attorney" across the 2025 minutes; she is the same officer.
  • Marrero-Pinto, who presided as Vice-Chair at four meetings earlier in 2025, was absent.
  • The minutes contain no prior-minutes approval item; the June 4 and August 20 minutes had been handled at the August 20 meeting and the August 20 minutes were not yet before the board.
  • Adjournment 6:57 PM with no recorded motion. Signed by the Board Chairman and Board Secretary.

Connected records

1 connected record

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