Executive Summary

Development Pipeline

Industrial Projects

> Additional projects are included in the Appendix below.

Entitlement Risk

Approval Patterns

• Industrial projects are consistently approved when they align with "consolidating" industrial sectors near the airport to prevent heavy truck traffic from dispersing into the wider city .
• There is a clear pattern of "correcting" the 2020 Form-Based Code, which restricted light industrial uses like warehousing in areas now deemed better suited for Industrial Business (IB) classifications .

Denial Patterns

• No outright denials of industrial projects were recorded, but projects near Shingle Creek face higher scrutiny regarding wildlife habitats (eagles/tortoises) and "catastrophic" traffic impacts on residential dirt roads .

Zoning Risk

• Systematic Reclassification: The City is actively eroding its "Mixed Use Urban Corridor" (T5U) zones in favor of "Industrial Business" (IB) to facilitate logistics and warehousing .
• Conditional Use Shifts: There is a pending policy shift to require all "Conditional Use" permits to come before the City Commission for final approval, removing final authority from the Planning Advisory Board .

Political Risk

• Governance vs. Politics: The Commission is currently navigating high internal friction, evidenced by the sudden termination/resignation of the City Attorney .
• Economic Priorities: The 2026 Strategic Plan prioritizes the "South Business Airpark" and "Airport Customs" funding, signaling strong political will to complete airport-adjacent industrial developments .

Community Risk

• Neighborhood Resistance: Residents on single-lane roads (e.g., Buckley Drive) have organized against industrial rezonings, citing noise, air pollution, and safety risks to children .
• Environmental Justice: Organized concern exists regarding the preservation of Shingle Creek Regional Park against concrete industrial expansion .

Procedural Risk

• Moratorium Usage: The Commission has demonstrated a willingness to use moratoriums to halt specific permit types (e.g., food trucks, special events) while codes are rewritten, which could theoretically extend to industrial categories if "zoning erosion" concerns peak .
• Appeals: The City Manager has begun appealing lower-level board decisions (like DRC approvals) to the Commission to ensure they align with broader political goals .

Key Stakeholders

Council Voting Patterns

• Consistent Pro-Development: Mayor Espinosa and Commissioner Ortiz typically favor projects that "turn dirt" and build the tax base .
• Skeptics/Swing Votes: Commissioner Alvarez frequently raises concerns about traffic congestion and environmental preservation . Commissioner Martinez occasionally questions the speed of the P3 process and public involvement .

Key Officials & Positions

• Mayor Jackie Espinosa: Pro-business; advocates for "turning dirt" on major projects and fast-tracking partner developments .
• Mike Steigerwald (City Manager): Leads P3 negotiations and MOUs for the airport; manages the fast-track permitting process .
• Craig Holland (Development Services Director): Focuses on streamlining the permitting process and implementing Land Development Code updates .

Active Developers & Consultants

• Kissimmee Airport Development Company (KADC): Holding the 129-acre MOU for the industrial air park .
• RJWA Inc.: Active in Fortune Road rezonings and industrial-to-residential height flexibilities .
• GAI Consultants: Tasked with the Vine Street CRA Master Plan updates .

Analysis & Strategic Insights

Industrial Pipeline Momentum:

The momentum for industrial development is focused almost exclusively on the "Kissimmee Airport Commerce Park" and the surrounding "Airport Industrial" (AI) zones. The approval of the KADC MOU for 129 acres indicates the City's shift toward high-scale industrial air-park facilities .

Entitlement Friction Signals:

Applicants should expect "zoning friction" if their site is currently designated as T5U (Mixed Use). While the city has been approving rezonings to IB, the Planning Advisory Board has expressed formal concern that this "systematically erodes" the city’s comprehensive plan . However, the Commission has shown a willingness to override these concerns to accommodate warehousing .

Regulatory Watch Items:

• Code Amendment: Monitor the upcoming revision to the Land Development Code that will move Conditional Use authority from the PAB to the Commission . This will make the entitlement process more political and less administrative.
• Airport Customs: The pending Governor's letter for US Customs at the airport is a critical trigger for "qualified targeted industry" (QTI) interest in the area .

Strategic Recommendations:

• Site Positioning: Position logistics and warehouse projects as "Airport Dependent" to take advantage of the city's desire to consolidate industrial impacts near the gateway .
• Infrastructure: Be prepared to fund significant infrastructure. The City is looking for developers who can provide their own site prep for large parcels like the old golf course .
• Traffic Mitigation: For projects near Hoagland or Shingle Creek, proactive traffic studies and "common sense" outreach to residential neighbors on dirt roads are required to avoid PAB friction .