City of Kissimmee Planning Advisory Board Workshop — January 21, 2026

Meeting Overview

Type: Workshop Quorum: Yes (5 of 7 members present) Duration: 6:00 PM – 7:10 PM (1 hour 10 minutes) Location: Kissimmee City Hall, Commission Chambers, 101 Church Street

Attendance

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

No minutes were presented for approval; no old business, new business or public hearings were on the agenda.

Agenda Items

Item 7.A: Vice Chair Alemi — public notice of forthcoming motions

Type: Other (board policy — advance notice of motions)
Case Number: N/A
Location: Citywide
Applicant: Vice Chair Alex Alemi
Request: Public notice, in the pattern Alemi established with the Rosenberg's Rules motion, of three code-amendment motions he intends to bring: (1) allow conditional warehouse use in the T5-U Mixed-Use Urban Corridor zoning district; (2) eliminate citywide parking minimums; (3) merge the RC-1 and RC-2 zoning districts.
Current Zoning: N/A
Proposed Zoning: N/A
Acreage: N/A
Staff Recommendation: None recorded
Action: Discussion only; no motions made, no votes taken
Vote: No vote
Conditions: N/A
Notable Discussion: The minutes record only that Alemi "Discussed His Motions." The item does not appear on the published agenda, which lists a single discussion item ("7.A Staff Presentation - Land Use & Zoning"); the board's own notice item was taken up as 7.A and the staff presentation renumbered 7.B in the minutes.

Item 7.B: Staff presentation — planning staff introductions, Comprehensive Plan and zoning

Type: Other (board training / staff presentation)
Case Number: N/A
Location: Citywide
Applicant: Development Services (staff-initiated)
Request: Introduce the planning staff to the advisory board and brief the board on the Comprehensive Plan and local zoning rules and regulations.
Staff Recommendation: N/A — informational
Action: Presentation and discussion only
Vote: No vote
Notable Discussion: Ryan presented brief biographies of the planning staff to introduce them to the board members, then gave a presentation on the Comprehensive Plan and local zoning rules and regulations. The presentation materials are not published with the minutes.

Public Hearings Summary

Number of speakers: 0 — no public hearings were noticed on this workshop agenda.
General sentiment: Not applicable.
Key concerns: None recorded.

Key Signals

Kissimmee's Vice Chair put three structural code amendments on public notice at once: warehouses in the mixed-use corridor, no parking minimums citywide, and merging RC-1 with RC-2. Any one of these would reshape what gets built in Kissimmee. Eliminating parking minimums removes the single largest cost driver on infill development and is the reform that has moved fastest in other Florida cities. Allowing conditional warehouse use in T5-U — the Vine Street corridor district whose stated purpose is transit-oriented mixed-use villages — would formalize what the 2025 rezonings kept doing informally by converting T5-U parcels to Industrial Business one at a time. Merging RC-1 and RC-2 follows directly from the December discussion and the 2200 Fortune Road rezoning.
The reform agenda is coming from a board member, not from staff. Every substantive code initiative in this corpus originated with Development Services — the sign code rewrite, the EAR-based comprehensive plan update, the airport PUD consolidation. These three come from the dais, announced by advance public notice, using the same procedural technique that forced the officer election onto the agenda in November. A volunteer board that has learned how to set its own agenda is a different institution than one that ratifies staff reports.
Six months after the board seated four new members, staff were still introducing themselves. Ryan's presentation covered planning staff biographies and a primer on the Comprehensive Plan and zoning regulations. The board that denied Osceola County's resource center, upzoned the downtown waterfront to T6, and rewrote the sign code did all of it before receiving this briefing.
The workshop item that mattered was not on the published agenda. The agenda lists one discussion item, a staff presentation on land use and zoning. The minutes open Discussion with Alemi's motion notices as 7.A. Anyone monitoring Kissimmee through the posted agenda would have had no notice that three citywide code amendments were being previewed.

Raw Notes

Source provenance: minutes PDF published to CivicClerk as file 9858 ("Workshop Minutes") under agenda 1945, event 2268. Scanned document with no text layer; content recovered by OCR. The agenda is file 8657, titled "01.16.26 PAB Workshop Agenda" in CivicClerk although the agenda document itself and the minutes both date the workshop Wednesday, January 21, 2026.
No agenda packet, action summary or presentation materials were published for this workshop.
Ryan's title is Planning Manager; Altizer appears here as "Planner II" though he is listed as Senior Planner in the 2025 minutes and again later in 2026.
Kalanit Oded appears as "Assistant City Attorney" at this meeting and as "Deputy City Attorney" in adjacent meetings.
The minutes record that "Board Member Alex Alemi adjourned the meeting at 7:10pm" — the Vice Chair closing a meeting the Chairman had opened. Bussiere is recorded calling the meeting to order at 6:00 PM.
The minutes spell the absent member "John Arguello"; other records in the corpus spell it "Jon Arguello."
Signed by the Board Chairman and attested by the Board Secretary.

Kissimmee Planning Advisory Board — January 21, 2026 minutes