Zoning Signal

Meetings · Kissimmee

Kissimmee Planning Advisory Board — November 19, 2025 minutes

City of Kissimmee Planning Advisory Board — November 19, 2025

Meeting Overview

Type: Regular Meeting Quorum: Yes (6 of 7 members present) — the fullest board of the coverage period Duration: 6:06 PM – 7:35 PM (1 hour 29 minutes) Location: Kissimmee City Hall, Commission Chambers, 101 Church Street

Attendance

  • Present: Chairman Robert Bussiere, Board Member Alex Alemi, Board Member Thomas Kapp, Board Member Lynda Roth, Board Member Javin Lopez (first appearance), Board Member Raymond Sanchez
  • Absent: Board Member Jon Arguello
  • Staff Present: Craig Holland (Director), Brenda Ryan (Planning Manager), Kalanit Oded (Deputy City Attorney), Cristian Arias (Senior Planner)

Prior minutes approved: May 21, 2025 PAB minutes, 6-0 (moved Roth, seconded Sanchez) — approved six months after the meeting they record.

Agenda Items

Item 5.A: ZMA-25-0009 / Ordinance #25-20 — 2200 Fortune Road rezoning

  • Type: Rezoning (Zoning Map Amendment)
  • Case Number: ZMA-25-0009 / Proposed Ordinance #25-20
  • Location: 2200 Fortune Road
  • Applicant: [not available — no applicant or representative is recorded as speaking]
  • Request: Change the Zoning Map designation from Multi-Family Medium Density Residential (RC-1) to Multi-Family Medium Density Residential (RC-2).
  • Current Zoning: RC-1 — the site was part of the Ivey Creek MUPUD and was rezoned back to RC-1 in 2023
  • Proposed Zoning: RC-2
  • Acreage: approximately 52.59 acres
  • Staff Recommendation: Approve
  • Action: Recommended for approval
  • Vote: 5-1 — AYE: Bussiere, Roth, Kapp, Sanchez, Lopez. NAY: Alemi. (moved Sanchez, seconded Lopez)
  • Conditions: None recorded
  • Notable Discussion: Ryan stated the property contains a 1,200 sq ft structure built in 1980, formerly an open-air market, and that the RC-2 designation would allow reduced coverage, additional recreational space and increased height, with compatibility to surrounding multifamily uses and to planned Fortune Road improvements. No public comment recorded. No reason for Alemi's dissent is recorded.

Item 7.A: Rosenberg's Rules of Order — failed

  • Type: Other (board procedure)
  • Applicant: Board Member Alemi, by written motion filed with the minutes
  • Request: Adopt Rosenberg's Rules of Order (Revised 2011) as the board's official rules of procedure except where they conflict with the Kissimmee Code or Florida Statutes, with a copy available to members on request and maintained on the City website.
  • Staff Recommendation: Staff recommended against at the November 5 meeting
  • Action: Failed
  • Vote: 2-4 — AYE: Alemi, Roth. NAY: Bussiere, Kapp, Sanchez, Lopez. (moved Alemi, seconded Roth)
  • Notable Discussion: The board discussed Rosenberg's versus Robert's Rules, including holding workshops on Robert's Rules to educate both new and existing board members on meeting procedures and minutes. Alemi's written motion cites Kissimmee Code § 2-211(c) (the board "shall make its own rules of procedure"), notes Rosenberg's is in use in the nearby City of Belle Isle, and states the California League of Cities granted permission to post the rules on the City website. A Rosenberg's quick-reference sheet and a full motions table are filed with the minutes.

Item 7.B: Board elections — Chair and Vice Chair

  • Type: Other (board governance)
  • Applicant: Board Member Alemi, by written motion carried over from November 5
  • Request: Hold the annual Chair and Vice Chair elections required by Kissimmee Code § 2-211(a).
  • Action: Elections held. Robert Bussiere elected Chair; Alex Alemi elected Vice Chair.
  • Vote: Chair — 6-0 (moved Alemi, seconded Kapp). Vice Chair — 6-0 (moved Alemi, seconded Kapp).
  • Notable Discussion: The board first discussed postponing the election until all members were present; Alemi reminded the board that a motion had been approved at the previous meeting to hold the election at the next scheduled meeting, after which the board proceeded. Alemi nominated Bussiere for Chair and then nominated himself for Vice Chair; both carried unanimously with Alemi voting in each. The written motion filed with these minutes is the November 5 version with a hand correction — "using standard voting procedures under Rosenberg's Rules Robert's Rules."

Public Hearings Summary

  • Number of speakers: 0 — Item 5.A was a noticed public hearing on a 52.59-acre multifamily rezoning; 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. The only dissent was Alemi's on the dais.

Key Signals

  • 52.59 acres at 2200 Fortune Road moved up a multifamily density step, 5-1, with nobody in the room. RC-1 to RC-2 is a modest-sounding change that staff described in the language that matters: reduced coverage, increased height, additional recreational space. The site was inside the Ivey Creek MUPUD until 2023 and now carries base multifamily zoning with a taller envelope. For a parcel this size on a road the City is already programming improvements for, this is the entitlement step that precedes a large apartment product. No applicant appeared, no resident spoke, and the file contains no site plan.

  • The board finally held the officer election Kissimmee Code § 2-211(a) requires "annually," and the member who forced it onto the agenda nominated himself Vice Chair. Bussiere was re-elected Chair 6-0 and Alemi elected Vice Chair 6-0 — Alemi moved both. The board had gone without a vice-chair since Diana Marrero-Pinto's resignation and, on Alemi's written account, without a recent election at all. The dissenting member of the last three meetings is now the board's second officer.

  • Rosenberg's Rules died 2-4, and the counter-proposal was workshops on Robert's Rules. After three months on the agenda, a public notice, a written motion and a tabling, the procedural reform lost with only Alemi and Roth in favor. The board's answer to "new members do not know the rules" is training rather than simpler rules. Staff had opposed adoption at the previous meeting on consistency grounds. The episode is a small, complete case study in how a volunteer board with 50 percent turnover resolves a procedural dispute.

  • The audio recording of the November 5 meeting — where the board unanimously recommended denial of Osceola County's 2001 Yates Road project — was missing from the City's meeting portal on the eve of the Commission vote. An email filed in this meeting's record shows Vice Chair Alemi writing to all five commissioners on November 17, stating the recording "has anomalously not been added to the City of Kissimmee Meeting Portal," that he obtained it by public records request, and that he had posted it himself so the Commission would have the board's reasoning before its November 18 hearing on items 4.A and 4.B. A planning board's unanimous denial recommendation reached the deciding body through a board member's personal website.

  • Six of seven seats filled, and the minutes being approved were six months old. Javin Lopez joined; only Arguello was absent. The board that had struggled to seat four members in September approved the May 21 minutes in November. The backlog is itself a public-records problem: for six months the only published account of the City's comprehensive plan EAR hearing was an unapproved draft.

Raw Notes

  • Source provenance: minutes PDF published to CivicClerk as file 8644 ("11.19.2025 PAB Minutes") under agenda 1941, event 2266. Scanned document with no text layer; content recovered by OCR. A same-day Action Summary is published as file 8593. OCR artifacts include "Rosenbera's" for "Rosenberg's" in section headers and a scrambled URL in the filed email exhibit.
  • Filed exhibits, pages 4–10 of the published minutes: (1) Alemi's written Motion to Adopt Rosenberg's Rules of Order, re-dated November 19, 2025; (2) a Rosenberg's Rules quick-reference sheet listing the ten-step agenda-item procedure, the three-motions-on-the-floor limit, friendly amendments, majority and two-thirds voting rules, and decorum guidance; (3) the November 5 Motion for Chair and Vice Chair Elections with "Rosenberg's Rules" struck through and "Robert's Rules" written in; (4) a full Rosenberg's motions table (basic, move-on, minority-protection and interruption motions); and (5) a copy of an email from Alex Alemi to the City Commission dated Monday, November 17, 2025 at 9:52 PM, blind-copied to Jackie Espinosa, Noel Ortiz, Angela Eady, Carlos Alvarez and Janette Martinez at kissimmee.gov addresses.
  • The email's substance: the 2001 Yates Road Future Land Use Map Amendment and Rezoning appeared before the PAB on November 5, 2025, "the PAB unanimously recommended denial of these two amendments," the audio recording had not been posted to the City's meeting portal as of writing, Alemi obtained it via public records request, and he hosted it himself with the relevant discussion beginning at the 51:55 mark. The items were before the Commission as 4.A and 4.B on November 18, 2025.
  • Craig Holland (Director) attended; this is his second appearance in the harvested record.
  • Board membership at this meeting: Bussiere, Alemi, Kapp, Roth, Lopez, Sanchez, Arguello — seven seats, all named, one absent. Four of the seven had not been on the board in May.
  • Adjournment 7:35 PM with no recorded motion. Signed by the Board Chairman and Board Secretary.

Connected records

1 connected record

Places1