The City of Kissimmee Commission held a workshop on April 14, 2026, beginning at 5:00 PM and adjourning at 6:32 PM, to discuss two agenda items: ordinance changes regarding food trucks for special events and regulations on commercial vehicles in residentially-zoned areas. The Commission heard public testimony on both topics and voted to retain the existing food truck conditional use provision (3-2) while directing staff to proceed with Option B for commercial vehicle weight limits, which will return for two public hearings. Public Comments & Testimony On Food Trucks (Item 2.A): - Stella Syracuse (brick-and-mortar business owner) expressed opposition to permanent food truck establishments, citing widespread non-compliance and lack of enforcement. She stated that food trucks on non-commercial lots are not inspected and that brick-and-mortar businesses are negatively affected. - Jeremy Fetzer (business owner in Kissimmee) argued that the conditional use permit for a food truck park created unfairness because it bypassed the more rigorous Planned Unit Development (PUD) process used by another food truck park (Mill Creek Mall). He asserted that all land development regulations must be applied consistently and that the current conditional use permit should be revoked and the applicant required to go through the PUD process. - Madeline Cassiano (representing over 100 residents from the area directly affected) expressed full opposition to the food truck operation, citing safety hazards, blocked access for emergency vehicles, and concerns about future trash, noise, and police calls. She stated that residents do not want this. - Lisandra Roman (property owner of the conditional use permit in question) explained that she followed the proper application process, which took seven months, and that there have been no violations. She said the permit only allows one truck currently, not the six mentioned by others. - Lillian Evans (local resident) expressed support for those who follow the rules and opposed punishing compliant operators for the actions of violators. She questioned why people from outside the city (St. Cloud, other counties) were speaking on Kissimmee matters. - Richard Hurr (Secretary Director for Osceola Swansine, local resident) expressed concern that food trucks everywhere would harm established brick-and-mortar businesses and dilute Kissimmee's tourist destination image. He suggested limiting food trucks to two destinations. On Commercial Vehicles (Item 2.B): - Richard Hurr expressed opposition to commercial vehicles in residential neighborhoods due to aesthetics and the high cost of rent, stating that residents paying high rent should not have to look at box trucks. - Lillian Evans shared personal experience with fines for her landscaping truck and trailer, but also acknowledged that some workers cannot afford storage and need their vehicles. She expressed that if a truck is parked in a driveway out of the way it might be acceptable, but not on the road. - Jeremy Fetzer criticized the Commission for inconsistency: approving high-end investments (a hotel and convention center) while allowing food trucks but denying working people the ability to park commercial vehicles. He urged the Commission to define the city's identity regarding upward mobility. - Fernando Holmes (resident with a specific code enforcement case) asked whether his truck would be affected under Option B, noting his vehicle's gross vehicle weight rating. Deputy City Manager Austin Blake clarified that the proposed change uses the manufacturer's GVWR, which can be verified via VIN number. Discussion Items 2.A – Ordinance Changes on Food Trucks for Special Events City Manager Mike Steigerwald outlined the current four ways food trucks are allowed: (1) special event permits (up to 30 days for multi-tenant centers, 20 days for single-tenant), (2) extended special events via conditional use permit (Section 14-6-28(B), currently under a moratorium since September 2025), (3) as part of a Planned Development (PUD), and (4) city-produced events. He noted that brick-and-mortar restaurants are state-preempted to operate food trucks without city approval, and food trucks serving construction sites are permitted without a permit if they do not remain stationary. The City Manager stated an ordinance is already drafted to require conditional use permits to come to the City Commission rather than ending at the Planning Advisory Board (PAB). Commission discussion included: - Commissioner Ortiz raised a conflict-of-interest concern regarding Commissioner Martinez’s friendship with the applicant, but the City Attorney opined that general policy discussions do not create a conflict; a recusal would only be needed if a specific application came before the Commission. - Commissioner Alvarez cautioned against focusing on a single case and stressed the policy impacts: if one conditional use permit is approved for a food truck park, the city should open it to all similar sites, which could lead to many applications. - Commissioner Martinez noted that the applicant complied with all requirements, there have been no violations in the first 90 days, and that conditional use permits can be revoked if problems arise. She supported keeping the current system because it allows the city to regulate and inspect food trucks safely. - Mayor Espinosa clarified that the only issue before the Commission was whether to keep or remove Section 14-6-28(B), not to revisit the specific existing permit. - Enforcement and fines were discussed; staff stated that code enforcement works weekends and an additional evening officer is budgeted. No significant noncompliance has occurred. 2.B – Commercial Vehicles in Residentially-Zoned Areas City Manager Steigerwald explained that the current ordinance restricts vehicles with a gross vehicle weight over 8,000 pounds from residential districts (including private property and streets), with a higher limit of 10,000 pounds if garaged. A loophole was discovered: the ordinance uses “gross vehicle weight” instead of “gross vehicle weight rating” (GVWR), and modern personal pickup trucks often exceed 8,000 pounds GVWR. Staff presented three options: - Option A: Keep current thresholds (8,000/10,000 pounds) but add “rating” – not recommended because many personal trucks exceed those limits. - Option B (staff recommended): Increase to 10,000 pounds GVWR for ungaraged and 14,000 pounds for garaged, aligning with neighboring jurisdictions (e.g., Osceola County uses 15,000 pounds, Tampa and Orlando use 10,000 pounds). - Option C: Use a hybrid approach combining weight with appearance-based criteria (e.g., lift gates, ladders, tanks) similar to Tampa’s code. Staff noted that in 2025 code enforcement addressed 252 commercial vehicle violations. The GVWR can be determined via manufacturer placard on the driver’s door jamb or by VIN number through federal databases. Commission discussion included: - Deputy City Manager Austin Blake clarified that a vehicle’s GVWR is based on chassis, drivetrain, and other components, and cannot simply be Googled; the VIN is the most reliable source. - Commissioner Alvarez expressed support for Option B because it increases the weight threshold and avoids subjective appearance-based enforcement. - Commissioner Eady and Commissioner Martinez also supported Option B. Commissioner Ortiz made no objection. Mayor Espinosa noted the consensus for Option B. Key Outcomes Food Trucks (Item 2.A): - Motion: Commissioner Martinez moved to keep Section 14-6-28(B) of the city code as is (no changes). Commissioner Eady seconded. - Vote: Ayes: Commissioners Alvarez, Eady, Martinez; Nays: Mayor Espinosa, Commissioner Ortiz. Motion carried 3-2. - Result: The moratorium on extended special event food truck permits via conditional use will be lifted, and the current language remains unchanged. The Commission will have discretion on future conditional use permits under the forthcoming ordinance change that brings those decisions to the City Commission. Commercial Vehicles (Item 2.B): - The Commission reached consensus to proceed with Option B (increase thresholds to 10,000 pounds GVWR ungaraged and 14,000 pounds garaged, and add the term “rating”). - Staff will draft the ordinance revisions and bring them back for two public hearings within approximately 30 days. - Staff also committed to assisting resident Fernando Holmes in determining his vehicle’s GVWR before the next hearings.
