City of Kissimmee Planning Advisory Board — March 18, 2026

Meeting Overview

Type: Regular Meeting Quorum: Yes (5 of 7 members present) Duration: 6:01 PM – 7:14 PM (1 hour 13 minutes) Location: Kissimmee City Hall, Commission Chambers, 101 Church Street

Attendance

Present: Vice Chair Alex Alemi (presiding), Board Member Lynda Roth, Board Member Thomas Kapp, Board Member Javin Lopez, Board Member Raymond Sanchez
Absent: Chairman Robert Bussiere, Board Member Jon Arguello
Staff Present: Brenda Ryan (Planning Manager), Ryan Altizer (Senior Planner), Courtney Harris (Planner II), Kalanit Oded (Interim City Attorney), Junellyx Cartagena (Administrative Assistant II)

No prior minutes were presented for approval. Kapp led the Pledge of Allegiance.

Agenda Items

Item 5.A: CU-25-0027 — Caliber Collision outdoor storage expansion, 1855 S. John Young Parkway

Type: Conditional Use with Site Plan (modification of existing CU conditions)
Case Number: CU-25-0027, modifying the conditions of DRC#17-022
Location: 1855 S. John Young Parkway, with off-site parking added at 1901 S. John Young Parkway
Applicant: Caliber Collision
Request: Expand the outdoor storage area of a legal non-conforming heavy motor vehicle repair facility, add off-site parking on the adjacent property, and modify the 2017 conditional use conditions of approval.
Current Zoning: Highway Commercial (HC)
Proposed Zoning: No change
Acreage: [not available]
Staff Recommendation: Approve with conditions, including a change to Condition #14
Action: Approved with conditions, Condition #14 amended
Vote: 5-0 (moved Kapp, seconded Sanchez)
Conditions: The 2017 approval carried 19 conditions; the modified set runs to 20. Recorded conditions include: repair vehicles stored only in the vehicle storage area per the CU-25-0027 site plan; a maximum of 14 bays corresponding to 7 garage doors used for repair work, with all other enclosed space limited to accessory office, retail and equipment or vehicle storage; valid license and registration required for all on-site vehicles; sales or leasing of vehicles prohibited; fence gates closed during non-business hours; specified swing and slide directions for the northwest and southeast storage-area gates so they do not obstruct parking, loading zones, access aisles or the dumpster; Condition #14 as amended — the outdoor vehicle storage area entirely screened from view by a minimum 6-foot solid wooden fence on the south side and a 6-foot black vinyl-coated chain link fence with black solid mesh screening fabric on the north side, no other outdoor storage, and any removed fence replaced with a solid fence or wall of wood, PVC, masonry, brick or a staff-approved material; monument signage capped at 7 feet per LDC § 14-2-157 Table 2; missing or dead landscaping replaced; conditions of DRC#04-00131 and DRC#07-00008 continuing to apply; code compliance at all times with possible revocation for failure; and employees, contractors, representatives and authorized agents permitted to park in the off-site spaces per the off-site parking exhibit.
Notable Discussion: Ryan explained that Caliber Collision received its conditional use approval in 2017 with 19 conditions, that vehicles were being stored outside the approved storage area — which is what prompted the expansion request — and that the Highway Commercial district no longer allows any new heavy motor vehicle repair. She noted a new option in the Land Development Code allowing an operator to return to the Planning Advisory Board to modify conditions of approval and seek an outdoor storage extension. Staff cited LDC § 14-3-29(B)(2)a, establishing Caliber Collision as a lawfully established use.

Item 5.B: LUPA-25-0002 / Ordinance #26-06 — Hoagland Road Future Land Use Map amendment to Industrial Business

Type: Comprehensive Plan Amendment (Future Land Use Map)
Case Number: LUPA-25-0002 / Proposed Ordinance #26-06, amending Ordinance No. 3130
Location: Hoagland Road / Hoagland Boulevard, east of Shingle Creek
Applicant: [not available — no applicant representative is recorded as speaking]
Request: Change the Future Land Use Map designation from Single-Family Low Density Residential (SF-LDR) to Industrial Business (IN).
Current Zoning: Agricultural Conservation (AC), per the paired Item 5.C; within the Conservation Overlay District
Proposed Zoning: Future land use to Industrial Business
Acreage: approximately 18.00 acres, per the paired zoning amendment
Staff Recommendation: Approve
Action: Recommended for approval
Vote: 3-2 — AYE: Kapp, Lopez, Sanchez. NAY: Alemi, Roth. (moved Lopez, seconded Sanchez)
Conditions: Compliance findings as presented on the paired item — see Item 5.C.
Notable Discussion: The narrative for this item is not recoverable from the published minutes (see Raw Notes); the substantive presentation covering the whole Hoagland package is recorded under Item 5.C.

Item 5.C: ZMA-25-0004 / Ordinance #26-07 — Hoagland Road rezoning to Industrial Business

Type: Rezoning (Zoning Map Amendment)
Case Number: ZMA-25-0004 / Proposed Ordinance #26-07, amending Ordinance No. 3129
Location: Parcel ID 30-25-29-00U0-0080-0000 — the portion of the parcel east of Shingle Creek along Hoagland Boulevard
Applicant: [not available — no applicant representative is recorded as speaking]
Request: Change the Zoning Map designation from Agricultural Conservation (AC) to Industrial Business (IB).
Current Zoning: Agricultural Conservation (AC); within the Conservation Overlay District
Proposed Zoning: Industrial Business (IB)
Acreage: approximately 18.00 acres
Staff Recommendation: Approve
Action: Recommended for approval
Vote: 4-1 — AYE: Alemi, Kapp, Lopez, Sanchez. NAY: Roth. (moved Lopez, seconded Kapp)
Conditions: Three compliance findings — LDC § 14-4-4(N) (Industrial Business district); LDC § 14-3-26 (amendment procedure); Comprehensive Plan Policy 1.1.3.2 (maintaining major industrial centers including the airport and airport environs in the southwest quadrant).
Notable Discussion: Altizer stated the parcel is vacant and the amendment is directly tied to LUPA-25-0002 and associated with LUPA-25-0009 and ZMA-25-0012 — a four-instrument package. In 2019 the South Florida Water Management District and Environmental Science Associates inspected the Shingle Creek Mitigation Bank and found hydrological stress on the outparcels along Hoagland Boulevard, which resulted in adjustments to the mitigation bank acreage. The applicant proposes to extend the industrial corridor along Hoagland while adding 157.31 acres of Conservation future land use and 79.51 acres of Agricultural Conservation zoning. The property sits within the Conservation Overlay District, which requires conservation impact reports to ensure development does not adversely affect the surrounding environment or Shingle Creek.

Item 5.D: LUPA-25-0009 / Ordinance #26-08 — Hoagland Road Future Land Use Map amendment to Conservation

Type: Comprehensive Plan Amendment (Future Land Use Map)
Case Number: LUPA-25-0009 / Proposed Ordinance #26-08, amending Ordinance No. 3130
Location: Hoagland Road, Shingle Creek corridor
Applicant: [not available]
Request: Change the Future Land Use Map designation from Single-Family Low Density Residential (SF-LDR) to Conservation (CONS).
Current Zoning: Short-Term Rental PUD and Mixed-Use PUD, per the paired Item 5.E
Proposed Zoning: Future land use to Conservation
Acreage: approximately 157.31 acres (the conservation future land use added by the package, per staff's presentation on Item 5.C)
Staff Recommendation: Approve
Action: Recommended for approval
Vote: 5-0 (moved Lopez, seconded Sanchez)
Conditions: Compliance findings recorded include watershed protection; LDC § 14-3-26; Comprehensive Plan Objective 5.1.2 Water Quality (SFWMD water quality regulations enforced by the City to protect current and projected water sources and surface water runoff); Objective 5.1.3 Water Quantity (maintaining the adopted level of service standard to conserve current and future water sources); Objective 5.1.4 Maintenance of Flood Plains (preserving floodways and prohibiting reduction of available floodplain storage to protect flood-carrying and flood-storage capacity); Objective 5.1.5 Protect and Preserve Wetlands (wetlands protected and preserved from physical and hydrologic alterations); and LDC § 14-4-7.B Conservation Overlay District with the conservation impact report requirement.
Notable Discussion: No separate discussion is recorded; the item moved with the package.

Item 5.E: ZMA-25-0012 / Ordinance #26-09 — Hoagland Road rezoning to Agricultural Conservation

Type: Rezoning (Zoning Map Amendment)
Case Number: ZMA-25-0012 / Proposed Ordinance #26-09, amending Ordinance No. 3129
Location: Parcel IDs 25-25-28-00U0-0110-0000 and 36-25-28-00U0-0010-0000, Hoagland Road
Applicant: [not available]
Request: Change the Zoning Map designation from Short-Term Rental Planned Unit Development (SRPUD) and Mixed-Use Planned Unit Development (MUPUD) to Agricultural Conservation (AC).
Current Zoning: SRPUD and MUPUD
Proposed Zoning: Agricultural Conservation (AC)
Acreage: approximately 79.51 acres
Staff Recommendation: Approve
Action: Recommended for approval
Vote: 5-0 (moved Kapp, seconded Sanchez)
Conditions: None recorded beyond the package findings
Notable Discussion: Altizer stated the recommendation is to change 79.51 acres from short-term-rental and mixed-use PUD zoning to Agricultural Conservation. This is the down-zoning half of the exchange described under Item 5.C.

Item 7: Discussion — virtual participation and notice of motions

Type: Other (board procedure)
Action: Discussion only, no vote
Notable Discussion: "Board Members had a discussion regarding virtual participation in Public meetings, also to give notice on making motions."

Public Hearings Summary

Number of speakers: 0 — all five items were noticed public hearings. No applicant representatives and no members of the public are recorded as speaking.
General sentiment: No public participation recorded on a package that moved roughly 255 acres of land use designations along Shingle Creek.
Key concerns: None raised by the public. The dissents were Alemi and Roth on the industrial future land use amendment, and Roth alone on the industrial rezoning.

Key Signals

The Hoagland Road package is a land swap: 18 acres of Shingle Creek frontage go industrial, and 236.82 acres go into conservation and agricultural conservation. Four instruments moved together — LUPA-25-0002 and ZMA-25-0004 converting roughly 18 acres east of Shingle Creek from Agricultural Conservation to Industrial Business, and LUPA-25-0009 and ZMA-25-0012 putting 157.31 acres into Conservation future land use and 79.51 acres into Agricultural Conservation zoning. The conservation half passed 5-0. The industrial half split the board. This is the largest single land-use transaction in the Kissimmee record and it drew no public comment.
The trigger is a 2019 mitigation bank finding, not a market cycle. Staff put on the record that SFWMD and Environmental Science Associates inspected the Shingle Creek Mitigation Bank in 2019 and found hydrological stress on the outparcels along Hoagland Boulevard, which forced adjustments to the mitigation bank acreage. Seven years later the applicant is squaring the books — trading the stressed outparcels into industrial use and banking a much larger conservation area. For anyone valuing land along Shingle Creek, the mitigation bank's acreage accounting is the underlying driver.
Lynda Roth voted against both halves of the industrial conversion; Alemi voted against the future land use amendment and for the rezoning. The 3-2 and 4-1 splits are the closest votes in the Kissimmee corpus outside the August self-storage motion. Two members were prepared to reject an industrial designation on Shingle Creek frontage even with 236 acres of conservation offered in exchange. Neither dissent is explained on the record.
A non-conforming heavy auto repair facility got its outdoor storage expanded because it had already overflowed the approved area. Staff stated plainly that Caliber Collision was storing vehicles outside the approved storage area, and that this "prompted the expansion." Highway Commercial zoning no longer permits new heavy motor vehicle repair anywhere in Kissimmee — but a new Land Development Code provision lets an existing operator return to the PAB to modify its conditions. That is the mechanism by which a use the code has closed off keeps growing. The board's answer was a screening condition: six-foot solid wood on the south, black mesh chain link on the north, replaced in kind forever if removed.
The City Attorney's office is in transition. Kalanit Oded appears here as Interim City Attorney — she has been Deputy or Assistant City Attorney at every prior meeting in the record. The board also discussed virtual participation in public meetings, which the June 2025 legal training identified as available only where a physical quorum is already present and a member's absence is due to exigent circumstances. A chronically under-quorate board exploring remote attendance is worth watching.
The Chairman missed his own board's largest land-use decision. Bussiere and Arguello were both absent; Vice Chair Alemi presided and adjourned. Kissimmee's board has now met three times in 2026 through March 18, having cancelled February 4, February 18 and March 4.

Raw Notes

Source provenance: minutes PDF published to CivicClerk as file 9917 ("03.18.26 PAB MInutes") under agenda 2072, event 2430. Scanned document with no text layer; content recovered by OCR, and the OCR of the published PDF is incomplete — the staff narrative and findings for Item 5.B, the opening of Item 5.D, and the closing of Item 5.E did not render. An Action Summary published as file 9757 (dated 03/23/2026) carries the complete item captions, ordinance captions, movers, seconders and vote rolls for all five items; every vote tally in this document is taken from the Action Summary and cross-checked against the recoverable portions of the Minutes, which agree wherever both are legible.
The Action Summary caption for Item 5.C reads "Motion to Approve 4 - 1" without the word "Passed"; the aye and nay rolls are unambiguous.
Two different codifying ordinance numbers appear: Ordinance No. 3130 is cited as the ordinance adopting the Comprehensive Development Plan, and Ordinance No. 3129 as the Land Development Code. In January 2026 the same captions cited 3050 and 3110 respectively. The City appears to have re-adopted both instruments between January and March 2026.
Staff title variance: the Minutes list Oded as "Interim City Attorney," the Action Summary as "Deputy City Attorney," for the same meeting. Courtney Harris appears as "Planner II" in the Minutes and "Planner I" in the Action Summary.
The Minutes' condition list for Item 5.A begins mid-sequence at what appears to be condition 2 and runs to 20; the earlier conditions did not render in the OCR. Condition #14 — the screening condition — is the one staff flagged as changed and the one the motion amended.
Both Hoagland instruments pairs are tied to the Shingle Creek Mitigation Bank; the same Shingle Creek Regional Park Trail appears in the November 2025 Yates Road item.
Adjournment 7:14 PM by Vice Chairman Alemi. Signed by the Board Chair and attested by the Board Secretary.

Kissimmee Planning Advisory Board — March 18, 2026 minutes