City of Kissimmee Planning Advisory Board — May 20, 2026

Meeting Overview

Type: Regular Meeting Quorum: Yes (4 of 7 members present) — called to order at 6:25 PM, twenty-five minutes past the noticed start Duration: 6:25 PM – 7:13 PM (48 minutes) Location: Kissimmee City Hall, Commission Chambers, 101 Church Street

Attendance

Present: Vice Chairman Alex Alemi (presiding), Board Member Lynda Roth, Board Member Jon Arguello, Board Member Javin Lopez
Absent: Chairman Robert Bussiere, Board Member Thomas Kapp, 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: March 18, 2026 PAB minutes, 4-0 (moved Arguello, seconded Roth) — two months after the meeting.

Agenda Items

Item 5.A: CU-26-0008 — Multi-use conditional use, 617 N. John Young Parkway — CONTINUED

Type: Conditional Use with Site Plan Waiver
Case Number: CU-26-0008
Location: 617 N. John Young Parkway
Applicant: Represented by Jeff Wolf, 117B Broadway, Kissimmee, FL 34741
Request: Establish child care, office, retail, restaurant, business services and personal services as approved uses on a single property, giving the owner flexibility as future tenants are secured.
Current Zoning: Neighborhood Open (T4-O); Future Land Use Mixed-Use Downtown (MU-D), Medical Campus sub-area — a mix of 5–25 percent residential and 75–95 percent non-residential, maximum 40 du/ac and 6.0 FAR
Proposed Zoning: No change
Acreage: [not available]
Staff Recommendation: Approve with 7 conditions
Action: Continued to the June 3, 2026 meeting at the applicant's request
Vote: 3-1 — AYE: Alemi, Roth, Arguello. NAY: Lopez. (moved Alemi, seconded Roth). The source captions the tally "Motion to 3 - 1" with the disposition word omitted.
Conditions (as recommended, not adopted): (1) approval of child care, office, retail, restaurant, business service and personal service uses; (2) uses limited by the total parking spaces provided, with minimum parking per LDC § 14-7-22 Table 7-2 and all state and federal ADA requirements, and LDC parking reductions and mixed-use incentives applied where appropriate; (3) parking calculations required with every Business License and Building Permit, with neither approved until adequate parking exists; (4) child care subject to LDC § 14-6-37, Child Care Facilities; (5) any future development or expansion requires an amendment to the conditional use and must meet Form-Based Code standards; (6) a restriping and repaving plan submitted and approved before any business license or building permit; (7) a landscape buffer on the north property boundary consisting of a 6-foot solid fence, hedge and understory trees.
Notable Discussion: Ryan stated the existing 2,064 sq ft building was built in 1985, originally used as Parks Furniture (DRC#85-039) and later as The Hutch N' Such store for many years. She explained the multi-use conditional use gives the owner flexibility until a tenant is secured, that parking requirements vary by use so calculations must accompany every license and permit, and that there is room to add parking, expand the building, or add buildings on the southern portion of the site — any of which would require an amendment to the conditional use. Alemi questioned the applicant and staff about the business and the permit request; Jeff Wolf responded for the applicant. After further discussion, the applicant requested the item be continued.

Item 7: Discussion

Type: Other
Action: Discussion only, no vote
Notable Discussion: The minutes record only that "All Board Members engaged in a discussion regarding the matters presented and discussed during the meeting."

Public Hearings Summary

Number of speakers: 1 — Jeff Wolf of 117B Broadway, representing the applicant on Item 5.A, the meeting's only noticed public hearing. No members of the public are recorded as speaking.
General sentiment: No public opposition recorded. The pressure came from the dais and ended in the applicant withdrawing the item for the night.
Key concerns: Not itemized in the record. The board's questions concerned the business and the permit request; the applicant's response was to seek a continuance.

Key Signals

An applicant asked for a "flexible" conditional use covering six use categories at once, and pulled the item after board questioning. CU-26-0008 would have pre-approved child care, office, retail, restaurant, business services and personal services at 617 N. John Young Parkway so the owner could sign any of them without returning. Alemi questioned the applicant and staff, Jeff Wolf responded, and the applicant then requested a continuance to June 3. This is the first time in the Kissimmee record that an applicant retreated under board questioning rather than taking a vote.
The blanket-use request exposes how Kissimmee's parking code actually binds. Staff's answer to "which use?" was to make parking the governor: every business license and building permit must arrive with its own parking calculation, and nothing gets approved until the spaces exist. In a form-based-code city where two prior approvals leaned on bicycle lockers to reach their minimums, the parking table in LDC § 14-7-22 is doing the zoning work that the use table does not.
Child care is on the table at a downtown-adjacent parcel in the Medical Campus sub-area. The 617 N. John Young Parkway site carries Neighborhood Open (T4-O) zoning inside the Mixed-Use Downtown future land use, in the sub-area the plan describes as centered on hospital and medical uses with housing for area employees. A child care facility here, subject to LDC § 14-6-37, would serve exactly that population. It returns June 3.
The board convened 25 minutes late with four of seven seats filled, and the Chairman, Kapp and Sanchez all absent. Vice Chairman Alemi presided. This is the second meeting in the harvested record to start more than twenty minutes late waiting on quorum — the first was September 17, 2025, which prompted staff to put attendance on the agenda. Nine months later the pattern is unchanged.
The March 18 minutes — the 255-acre Hoagland Road land swap along Shingle Creek — were not approved until May 20. Kissimmee's records lag runs two to six months behind the meetings. For anyone tracking a live application, the Action Summary published within days of each meeting is the only timely record, and it carries votes without discussion.

Raw Notes

Source provenance: minutes PDF published to CivicClerk as file 9964 ("05.20 minutes") under agenda 2076, event 2432. Scanned document with no text layer; content recovered by OCR. The Action Summary for the same meeting (file 9922, "05.20 actions") is also a scan with no text layer and was OCR'd as well — the only Kissimmee action summary in the set without native text. The two records agree on attendance, times, movers, seconders and both vote rolls.
Both records caption the continuance vote "Motion to 3 - 1," omitting the disposition. The motion on the floor was to continue Item 5.A to the June 3, 2026 meeting; the aye and nay rolls are unambiguous.
The Action Summary omits City Attorney Kalanit Oded from the staff list; the Minutes include her. The Action Summary spells the Senior Planner "Altizier."
The minutes are signed "Board Chairperson" over a signature reading "Shelia" and attested by a "Board Clerk" — a departure from the "Board Secretary" attestation used in every prior Kissimmee record. The presiding officer was Vice Chairman Alemi.
DRC#85-039 is the 1985 development review case for Parks Furniture at this address — Kissimmee staff routinely cite decades-old DRC numbers as the governing prior approvals.
The minutes group agenda items on shared lines ("4. OLD BUSINESS 5. NEW BUSINESS", "6. PUBLIC HEARINGS 7. DISCUSSION"), a layout artifact of the source.
Adjournment 7:13 PM by Vice Chairman Alemi.

Kissimmee Planning Advisory Board — May 20, 2026 minutes