Zoning Signal

Meetings · Kissimmee

Kissimmee Planning Advisory Board — May 21, 2025 minutes

City of Kissimmee Planning Advisory Board — May 21, 2025

Meeting Overview

Type: Regular Meeting Quorum: Yes (4 of 7 members present) Duration: 6:05 PM – 6:56 PM (51 minutes) Location: Relocated — Development Services Center Conference Room, 101 Church Street ("New Building" of City Hall), moved from the Commission Chambers by a Notice of Meeting Relocation issued by the Office of the City Clerk

Attendance

  • Present: Vice-Chair Diana Marrero-Pinto (presiding), Board Member Alex Alemi, Board Member Aaron Sabino, Board Member Rebeca Marin
  • Absent: Chairman Robert Bussiere, Board Member Yolanda Bernard, Board Member Robert Spalding
  • Staff Present: Brenda Ryan (Planning Manager), Ryan Altizer (Senior Planner), Ashley Cornelison (Long Range Senior Planner), Kalanit Oded (Deputy City Attorney), Kayla Smith (Administrative Assistant II)

Prior minutes approved: May 7, 2025 PAB minutes, 4-0 (moved Alemi, seconded Marin).

Agenda Items

Item 5.A: Proposed Ordinance #25-05 — Comprehensive Plan Evaluation and Appraisal Report amendment

  • Type: Comprehensive Plan Amendment (EAR-based)
  • Case Number: Proposed Ordinance #25-05, amending and reinstating Ordinance No. 3050
  • Location: Citywide
  • Applicant: City of Kissimmee (staff-initiated)
  • Request: Amend language throughout the Comprehensive Plan to conform to statutory changes and current City regulation, under the authority of Florida Statute 163.3184, and direct the City Manager to replace the Comprehensive Land Use Plan after passage.
  • Current Zoning: N/A (citywide plan amendment)
  • Proposed Zoning: N/A
  • Acreage: N/A
  • Staff Recommendation: Approve
  • Action: Amended from the dais, then recommended for approval as amended
  • Vote: 4-0 (moved Alemi, seconded Marin), recorded as "Motion to Approve w/Conditions Passed 4 - 0"
  • Conditions: The board adopted revised language for Policy 2.1.1.4 of the Transportation Element in place of the language as advertised. The minutes record two successive Alemi motions — first to amend Ordinance #25-05 and adopt the revised Policy 2.1.1.4 language, then to approve the revised policy — with the second motion seconded and voted. The revised text itself is not reproduced in the minutes.
  • Notable Discussion: Long Range Senior Planner Ashley Cornelison presented the 2025 Evaluation and Appraisal Report, explaining that the state requires a city to review its comprehensive plan against statutory changes every seven years. She stated this year's EAR-based amendment carries only statutory changes needed for compliance, and described the City's sequencing: master plan first, then comprehensive plan, then land development code.

Public Hearings Summary

  • Number of speakers: 0 — the item was a noticed public hearing on a citywide comprehensive plan amendment. No members of the public are recorded as speaking.
  • General sentiment: No opposition recorded.
  • Key concerns: None raised by the public.

Key Signals

  • Kissimmee's seven-year Comprehensive Plan reset cleared its advisory board in a room that four people could fit in, with zero public speakers. The 2025 Evaluation and Appraisal Report is the statutory mechanism that resets the entire plan against seven years of legislative change in Tallahassee. It moved 4-0 in a 51-minute meeting held in a conference room rather than the Commission Chambers. For residents, this is the single most consequential planning document the city produces, and it passed the advisory stage without a single public comment on the record.

  • The board rewrote a Transportation Element policy from the dais before recommending it. Alemi moved to amend Ordinance #25-05 and substitute revised language for Policy 2.1.1.4, and the board carried it. The minutes do not reproduce the revised text — which means the only way to know what Kissimmee's Transportation Element now says is to pull the adopted ordinance. A board that amends a comprehensive plan policy on the floor and does not record the language is a board whose paper trail requires a second document to read.

  • Staff stated the sequencing out loud: master plan, then comprehensive plan, then land development code. Cornelison's three-step description is the map for anyone trying to anticipate Kissimmee regulation. Changes appear first in master plans — the Kissimmee Gateway Airport Master Plan Update surfaced two weeks earlier at the same board — then migrate to the comprehensive plan, then land in the enforceable code. The lead time between step one and step three is where a developer or a resident still has leverage.

  • The meeting moved out of Commission Chambers, and the notice went out under the City Clerk's letterhead. The May 21 session was relocated to the Development Services Center Conference Room in the City Hall "New Building." A public hearing on a citywide comprehensive plan amendment held in a staff conference room is a defensible administrative choice and a real reduction in the room's public capacity, in the same meeting where zero members of the public spoke.

Raw Notes

  • Source provenance: minutes PDF published to CivicClerk as file 8580 ("05.21.2025 PAB Minutes") under agenda 1929, event 2260. A separate Action Summary (file 8296) and a relocation Notice (file 8290) are published for the same meeting; the Action Summary and Minutes agree on every vote and time.
  • The relocation notice, issued by the Office of the City Clerk, 101 Church Street Suite 500, reads: "The Planning Advisory Board Meeting scheduled for Wednesday, May 21st, 2025, at 6:00 p.m. has been relocated from the City Hall Commission Chambers to the Development Services Center Conference Room located at 101 Church Street in the 'New Building' of City Hall."
  • Ashley Cornelison (Long Range Senior Planner) appears in the minutes but not in the Action Summary's staff list; otherwise the two records match.
  • Three of seven members absent — Bussiere, Bernard and Spalding. The meeting proceeded on a bare four-member quorum.
  • Ordinance No. 3050 is the ordinance that adopted Kissimmee's Comprehensive Development Plan; #25-05 amends and reinstates it.
  • Adjournment 6:56 PM on a 4-0 motion (moved Alemi, seconded Sabino). Signed by the Board Chairman and Board Secretary.

Connected records

1 connected record

Places1