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Meetings · Kissimmee

Kissimmee Planning Advisory Board — May 6, 2026 minutes

City of Kissimmee Planning Advisory Board — May 6, 2026

Meeting Overview

Type: Regular Meeting Quorum: Yes (5 of 7 members present) Duration: 6:02 PM – 6:59 PM (57 minutes) Location: Kissimmee City Hall, Commission Chambers, 101 Church Street

Attendance

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

Prior minutes approved in a single catch-up block, all 5-0: December 3, 2025; January 7, 2026; January 21, 2026 workshop; April 1, 2026. Alemi moved all four; Roth seconded three, Lopez the fourth.

Agenda Items

Item 5.A: CU-26-0003 — Psico-Salud-Belleza Academy educational service establishment, 3357 W. Vine Street Suite 103

  • Type: Conditional Use with Site Plan Waiver
  • Case Number: CU-26-0003
  • Location: 3357 W. Vine Street, Suite 103, in the Sun Bank Plaza office building
  • Applicant: Psico-Salud-Belleza Academy (existing business at 3497 W. Vine Street)
  • Request: Expand operations into Suite 103 for classroom and instructional activities in beauty academy programs leading to professional licensing — two classrooms with a maximum of 12 students at any time and two facial practice rooms.
  • Current Zoning: Mixed-Use Urban Corridor (T5-U); Future Land Use Mixed-Use Vine (MU-V), up to 40 du/ac and 6.0 FAR
  • Proposed Zoning: No change
  • Acreage: [not available]
  • Staff Recommendation: Approve with 9 conditions
  • Action: Approved with conditions
  • Vote: 5-0 (moved Kapp, seconded Alemi)
  • Conditions: (1) approval is for a beauty academy and salon at Suite 103 only, with any expansion or relocation to another suite requiring separate PAB approval; (2) any expansion or relocation of classrooms, practice rooms or public salon services requires building permits and may require separate PAB approval; (3) hours Monday–Thursday 9:00 AM–5:00 PM and Friday–Saturday 9:00 AM–2:00 PM; (4) maximum 12 students at any given time; (5) any future manicure or pedicure services or training requires submittal and approval of a building permit; (6) fire alarm system per NFPA 101 § 14.3.4.1.1 and § 9.6 for educational occupancies; (7) approved supervised automatic sprinkler system throughout per NFPA 101 § 14.3.5.1 and § 9.7; (8) the existing location at 3497 W. Vine Street limited to administrative offices only, with no salon or beauty academy activity there at any time; (9) the existing business license for 3497 W. Vine Street (BL-0000522024) must be replaced to reflect administrative office use only.
  • Notable Discussion: Ryan stated no nail practice, nail services or nail-related products would be used at the location and that the site provides ample parking. Alemi and Lopez asked the applicants questions about the business; the questions and answers are not recorded. Staff cited LDC § 14-3-29(C)(2) (site plan waiver — existing parking, loading and lighting "maintained in great condition" and unaffected, with work limited to the building interior), § 14-3-29(F) and (G), § 14-5-4(E) (T5-U intent), Table 5-1 § 14-5-6 (educational service establishments permitted with conditional use approval in T5-U), and FLU Policy 1.2.9.3.

Item 5.B: CU-25-0012 — Tire and window tinting shop, 1110 S. John Young Parkway

  • Type: Conditional Use with Site Plan
  • Case Number: CU-25-0012
  • Location: 1110 S. John Young Parkway
  • Applicant: [not available — the minutes do not name the applicant or a representative]
  • Request: Establish a tire and window tinting shop — a light motor vehicle repair establishment.
  • Current Zoning: Highway Commercial (HC); Future Land Use Commercial General (CG); residential zoning district abutting to the west
  • Proposed Zoning: No change
  • Acreage: approximately 1.77 acres
  • Staff Recommendation: Approve with 9 conditions
  • Action: Approved with conditions
  • Vote: 5-0 (moved Alemi, seconded Roth)
  • Conditions: (1) once approved, the applicant must submit for a business license to resolve open code enforcement case CE-26-00927, with the license to contain the same information as BL-000419-2025; (2) access to the telecommunications tower on the property cannot be blocked and must remain accessible at all times, meeting LDC § 14-6-38 and the conditions of conditional use 96-14; (3) every operable or inoperable vehicle parked, stored or under repair must have a valid tag and registration per LDC § 14-6-10.B.7; (4) inoperable vehicles stored beyond 24 hours must be enclosed in a building or on a durable all-weather surface surrounded by a solid wall or fence at least six feet high per § 14-6-10.B.6; (5) the covered tire storage cannot be made of metal — corrugated metal finishes are prohibited except on IB or AI lots more than 300 feet from residential zoning and not abutting an arterial or collector, per § 14-4-6.D.1; (6) outdoor storage must meet § 14-6-12 sections A–E governing location, size and screening; (7) the alignment module moved out of the side setback must remain out of the setback per the approved site plan; (8) the existing heavy motor vehicle repair use is a non-conformity and cannot be expanded, subject to LDC §§ 14-1-9 and 14-1-12; (9) outdoor storage of vehicles and tires must be maintained as shown on the approved site plan and cannot be altered.
  • Notable Discussion: Altizer stated the main structure was built in 1979 as a service garage with a second service garage added in 1983, and the parcel "has a consistent history of motor vehicle repair establishments." There is an open code enforcement case, CE-26-00927, for an expired or disapproved license, and approval of the conditional use would let the business obtain the business license it needs. Heavy motor vehicle repair is non-conforming in Highway Commercial; light motor vehicle repair is permitted by conditional use. Because of the outdoor tire storage and the abutting residential district to the west, staff gave special attention to LDC § 14-6-12. Alemi asked staff questions; they are not recorded.

Item 7.A: Procedures for board-initiated recommendations

  • Type: Other (board procedure)
  • Case Number: N/A
  • Location: N/A
  • Applicant: Vice Chair Alex Alemi, on the notice he entered April 1
  • Request: That the board and staff adopt procedures for board-initiated recommendations.
  • Staff Recommendation: [not recorded]
  • Action: Approved
  • Vote: 4-1 — AYE: Alemi, Bussiere, Roth, Lopez. NAY: Kapp. (moved Bussiere, seconded Roth)
  • Conditions: The procedures themselves are not reproduced in the minutes.
  • Notable Discussion: The minutes record only that Alemi "proposed that the Board and staff consider adopting procedures for Board-Initiated Recommendations," followed immediately by the Chairman's motion to approve.

Public Hearings Summary

  • Number of speakers: Applicant representatives for Psico-Salud-Belleza Academy answered board questions on Item 5.A; the minutes do not name them. No members of the public are recorded as speaking on either public hearing.
  • General sentiment: No opposition recorded.
  • Key concerns: None raised by the public, including from the residential neighborhood abutting the tire shop to the west.

Key Signals

  • The board adopted procedures letting itself originate recommendations, 4-1 — the institutional change the last twelve months have been building toward. Since August 2025 the Vice Chair has been running code proposals through advance public notice: Rosenberg's Rules, officer elections, warehouses in T5-U, eliminating parking minimums, merging RC-1 and RC-2. Kissimmee's PAB now has a written path for board-initiated recommendations. Kapp voted no. Coming six weeks after the City proposed to strip the board of final conditional-use authority, the board is formalizing initiative in the same season it may lose finality.

  • A conditional use was approved specifically to cure an open code enforcement case. Condition 1 on CU-25-0012 states that once the conditional use is granted, the applicant must obtain the business license "to alleviate the current code enforcement case CE-26-00927." The site has operated as a vehicle repair facility since 1979 with an expired or disapproved license. This is the second consecutive Kissimmee meeting where an auto-repair conditional use is the remedy for an existing compliance failure — Caliber Collision's March storage expansion followed vehicles being stored outside the approved area.

  • Heavy vehicle repair is closed in Highway Commercial, and every existing operator is being frozen in place one condition at a time. Condition 8 states the existing heavy motor vehicle repair use at 1110 S. John Young Parkway "is considered a non-conformity; thus, it cannot be expanded." Kissimmee's John Young Parkway auto-service corridor is now a set of legal non-conformities that can only shrink or convert. For owners of these parcels, the entitlement ceiling is already fixed.

  • The conditions on a 12-student beauty school run to fire sprinklers and a business-license replacement across town. CU-26-0003 requires a supervised automatic sprinkler system and a fire alarm under NFPA 101's educational occupancy chapter, caps enrollment at 12, sets hours to the half-hour, and reaches back to the academy's original location at 3497 W. Vine Street to require the existing business license be replaced with an administrative-office-only license. Kissimmee's conditional use practice regulates operations, not just land use — an operator planning to grow should assume every change of scale returns to this board.

  • Kalanit Oded is now City Attorney. She staffed this board as Assistant, then Deputy, then Interim City Attorney across fifteen months of minutes. The officer who told the board in June 2025 that it is "the final decision-making body for the City of Kissimmee on … Conditional Use Permits with Site Plans" now holds the top legal seat while an ordinance to reverse that sits continued on the board's own docket.

  • Five months of minutes were approved in one block. December, January twice, and April all cleared 5-0 at the start of this meeting. The board's records backlog persists: the March 18 minutes — covering the 255-acre Hoagland Road package — were not among them.

Raw Notes

  • Source provenance: minutes PDF published to CivicClerk as file 9967 ("05.06.26 Minutes") under agenda 2075, event 2420. Scanned document with no text layer; content recovered by OCR. A same-day Action Summary is published as file 9914. The published minutes PDF is 5.1 MB, the largest file in the Kissimmee set.
  • OCR artifacts: "Bussierre" and "Altizier" in the attendance block; "Qam-2pm" for "9am-2pm" in Condition 3 of Item 5.A; a stray quotation mark after several date headers.
  • The minutes list agenda items 4 and 5 on one line ("4. OLD BUSINESS 5. NEW BUSINESS") and items 6 and 7 likewise, a layout artifact of the source document.
  • LDC § 14-6-12 governs outdoor storage location, size and screening; § 14-6-38 governs telecommunications towers. Conditional use 96-14 — a 1996 approval — still governs tower access on the 1110 S. John Young Parkway parcel.
  • The Sun Bank Plaza office building at 3357 W. Vine Street is the site of the beauty academy expansion; the academy's prior address is 3497 W. Vine Street.
  • Business license numbers appear in two formats in the same document set: BL-0000522024 and BL-000419-2025.
  • Adjournment 6:59 PM. Signed by the Board Chairperson.

Connected records

1 connected record

Places1