City of Kissimmee Planning Advisory Board — July 15, 2026

Meeting Overview

Type: Regular Meeting Quorum: Yes (6 of 7 members present) Duration: 6:01 PM – 6:23 PM (22 minutes) Location: Kissimmee City Hall, Commission Chambers, 101 Church Street

Attendance

• Present: Chairperson Robert Bussiere, Board Member Lynda Roth, Board Member Thomas Kapp, Board Member Javin Lopez, Board Member Raymond Sanchez, Board Member Martin Levert
• Absent: Board Member Jon Arguello
• Staff Present: Brenda Ryan (Planning Manager), Ryan Altizer (Senior Planner), Courtney Harris (Planner II), Junellyx Cartagena (Administrative Assistant II), Curtis McGehee (Assistant City Attorney)

No prior minutes were presented for approval — the June 17 minutes had not come back to the board.

Agenda Items

Item 5.A: PUD-26-0003 / Ordinance #26-16 — Fortune Road rezoning to Residential PUD

• Type: Rezoning (Zoning Map Amendment to Planned Unit Development)
• Case Number: PUD-26-0003 / Proposed Ordinance #26-16, amending Ordinance No. 3129
• Location: Fortune Road
• Applicant: [not available — no applicant or representative is recorded as speaking]
• Request: Change the Zoning Map designation from Multiple Family Medium Density Residential (RC-2) to Residential Planned Unit Development (RPUD).
• Current Zoning: RC-2 — the designation the board granted at 2200 Fortune Road on November 19, 2025, when it rezoned approximately 52.59 acres from RC-1 to RC-2 on a 5-1 vote
• Proposed Zoning: Residential Planned Unit Development (RPUD)
• Acreage: [not available — the published record does not state acreage]
• Staff Recommendation: [not recorded — the published record contains no staff presentation]
• Action: Recommended for approval
• Vote: 5-1 — AYE: Bussiere, Kapp, Lopez, Sanchez, Levert. NAY: Roth. (moved Kapp, seconded Sanchez)
• Conditions: None recorded
• Notable Discussion: None recorded. The published record contains the ordinance caption, the motion, the vote roll and nothing else.

Public Hearings Summary

• Number of speakers: 0 — Item 5.A was a noticed public hearing. No applicant representative and no members of the public are recorded as speaking.
• General sentiment: No public participation recorded.
• Key concerns: None raised by the public. Roth cast the only dissent, unexplained on the record.

Key Signals

• Fortune Road completes its two-step entitlement: RC-1 to RC-2 in November 2025, RC-2 to Residential PUD in July 2026. The 52.59-acre assemblage that carried a 1,200 sq ft former open-air market has now moved from base multifamily zoning into a Planned Unit Development, the instrument that sets project-specific density, height, setbacks and phasing. The first step raised the height ceiling; this step replaces the district standards with a negotiated plan. Anyone tracking large-scale apartment supply in east Kissimmee should read the PUD document — the entitlement is now written for a specific project.

• Lynda Roth has voted no on both Fortune Road steps. She dissented on the RC-1 to RC-2 rezoning in November 2025 and on the RPUD conversion here. She also cast the lone nay on the Hoagland Road industrial rezoning in March 2026 and was one of two nays on its paired future land use amendment. With Alemi gone, Roth is the board's remaining dissenting voice — and the only member still voting against the entitlement direction of travel.

• A 52-acre PUD rezoning cleared in a 22-minute meeting with no staff presentation, no applicant, and no discussion in the record. The entire published account of Item 5.A is the ordinance caption, a motion, a second and a roll call. Kissimmee's most consequential residential entitlement of 2026 generated less recorded deliberation than the sign code's yard-sign clause.

• The board is a stable six, and the record is now thin. Bussiere, Roth, Kapp, Lopez, Sanchez and Levert have attended together three consecutive times; Arguello has missed three consecutive meetings. Since Alemi's departure the published records carry votes and times and almost nothing else — no discussion summaries, no staff narrative, no notices of forthcoming motions. The board's information output has fallen sharply in the same season the City proposed to remove its final decision-making authority.

• Ordinance #26-11 has not returned. The amendment making the City Commission the final reviewing authority for conditional uses, adding site plan waiver standards, and putting time frames on conditional use approvals was continued 5-0 on April 1, 2026 and has not reappeared on any agenda through July 15. It remains the open question over every conditional use this board has issued.

Raw Notes

• Source provenance and document status: CivicClerk publishes this record under file 10011, typed "Action Summary" and named "07.15.26 PAB Actions," under agenda 2080, event 2434. The document itself is headed "MEETING MINUTES", carries full attendance, staff list, mover, seconder, vote roll, call-to-order and adjournment times, and is signed by the Board Chairperson and attested by the Board Clerk. No file typed "Minutes" had been published for this meeting as of the harvest date (2026-08-15). Recorded here as minutes with status pending-approval. The published agenda (file 10001) and agenda packet (file 10002) corroborate the single-item docket.
• OCR-adjacent transcription artifacts in the source: "Altizier" for Altizer, "Administaritive Assitant" for Administrative Assistant, "PAB Board Member Thomas Kapp" in the present list.
• Curtis McGehee is listed in the staff block without a title; he appears as Assistant City Attorney in the April 1, 2026 record.
• Ordinance No. 3129 is cited as the Land Development Code, consistent with the March 2026 records and superseding the Ordinance No. 3110 citation used in January 2026.
• The August 5, 2026 meeting was subsequently cancelled by public notice; the next scheduled PAB meeting after this one to carry an agenda is August 19, 2026, outside the harvest window.