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Planning advisory board approves rezoning for 52‑53‑acre Fortune Road parcel despite one no vote
Summary
The Kissimmee Planning Advisory Board voted to rezone about 52–53 acres on Fortune Road from RC‑1 (multifamily medium density) to RC‑2 (multifamily, allowing greater height) over one objection; the applicant said increased height is needed to meet new stormwater rules while preserving open space.
The Kissimmee Planning Advisory Board approved a zoning map amendment to change roughly 52–53 acres on Fortune Road, south of Lakeside Estates, from RC‑1 (multifamily medium density residential) to RC‑2 (multifamily higher‑height residential). The board voted by voice 5–1 to approve the rezoning; the motion carried and staff said there were no conditions attached.
City planning staff described the parcel and recommended approval, saying the requested rezoning would not change the parcel’s underlying future‑land‑use designation. Staff noted recent and ongoing road widening on Fortune Road, nearby multifamily developments and an anticipated affordable‑housing project at 2231 Fortune Road as factors supporting compatibility with nearby uses.
The applicant’s agent, John Adams of RJWA, Inc., told the board the request was a zoning change only, not a comprehensive‑plan amendment. “It says intended, not restricted,” Adams said, arguing RC‑2 permits the same uses as RC‑1 except for greater allowed building height and that the extra height would allow the developer to meet new South Florida Water Management District stormwater requirements while preserving open‑space and recreational areas and providing parking under buildings.
Board member Alex pressed staff on whether RC‑2 complies with the Land Development Code and the city’s future land‑use map, noting LDC section 14‑4‑4(e) describes RC‑2 as “intended for” areas assigned multifamily high‑density residential (MF HDR) while the parcel is designated MF MDR (medium density). Staff and the applicant responded that the rezoning would not change density — any change to density would require a separate comprehensive‑plan amendment because of the parcel’s size — and that the development standards for RC‑1 and RC‑2 are largely the same except for height.
Tom moved to add a condition preventing any density change; staff and other board members said that restriction was not enforceable through the rezoning step because density is controlled by the future‑land‑use designation and a comp‑plan amendment would be required to change it. The applicant and staff also said traffic, school capacity and buffering would be addressed at the site‑plan stage.
The board approved the rezoning by voice vote (5 ayes, 1 no). The applicant will return for site‑plan review, at which time staff will evaluate buffering, traffic impacts and school concurrency.
Votes at a glance: Rezoning (RC‑1 → RC‑2) — Approved by voice vote, 5–1.
Next steps: The applicant must submit a site plan for staff review and a subsequent recommendation to the board and city commission; any change to density or the future‑land‑use designation would require a separate comprehensive‑plan amendment and public process.
