City of Kissimmee Development and Site Plan Review Timelines
In the City of Kissimmee, administrative review periods vary by application type, with minor historic certificates of appropriateness typically processed within 15 days and major reviews requiring approximately 45 days. Most approved development orders, including site plans and conditional use permits, remain valid for an effective period of 12 months from the date of final approval.
Administrative Review and Board Timelines
The City of Kissimmee Land Development Code (LDC) establishes specific windows for officials and boards to act upon submitted applications. The Development Review Committee (DRC) is the primary body responsible for reviewing site plans, subdivisions, and various amendments for compliance with the City of Kissimmee’s technical standards [Section 14-3-3].
Specific Action Windows
While the total time for a complex project depends on the applicant's responsiveness to DRC comments, the City of Kissimmee LDC defines the following mandated review periods:
| Action Type | Timeframe for City Action |
|---|---|
| Minor Certificate of Appropriateness Review | 15 days from the date of a complete application [Section 14-3-37] |
| Major Certificate of Appropriateness (HPB Review) | 45 days from the date of a complete application [Section 14-3-37] |
| Administrative Decision Appeal (City Manager Review) | 15 calendar days from the date of submittal [Section 14-3-21] |
| Written Certification of Nonconformities | 100 calendar days following receipt of the request [Section 14-3-13] |
| Utility Notification for ROW Vacations | 10 days for utility companies to provide comments [Section 14-3-47] |
| Certificate of Occupancy Issuance | 3 days after request following completion of building [Section 14-3-11] |
Public Hearing Notice Requirements
For applications requiring legislative or quasi-judicial approval—such as Zoning Map amendments or Historic District designations—the City of Kissimmee must provide public notice. A notice must be published in a newspaper of general circulation at least 14 days prior to the public hearing [Section 14-3-35].
Effective Periods for Approved Plans
Once the City of Kissimmee grants approval for a development project, the applicant must proceed within a specific timeframe or the approval will lapse.
Site Plan and PUD Validity
Approvals for site plans and Planned Unit Development (PUD) conceptual plans are generally effective for 12 months [Section 14-3-31]. In the City of Kissimmee, a building permit application must be filed within 12 months of final site plan approval. The Director may extend this period for up to 12 months based on suitable hardship [Section 14-3-31].
Conditional Use Permits
In the City of Kissimmee, a conditional use approval is effective for 12 months from the date of final approval. The approval remains valid as long as an active building permit or business tax receipt (BTR) for the project is in effect [Section 14-3-29].
Subdivision Plats
- Preliminary Plats: These are effective for 12 months. The Director of the City of Kissimmee Development Services Department may extend this for up to nine months [Section 14-3-41].
- Final Plats: If a final plat is divided into sections (phasing), the approval of remaining sections not filed with the Osceola County Clerk of the Circuit Court expires automatically unless filed within three years of the initial approval [Section 14-3-42].
Post-Approval Timelines
After the City of Kissimmee City Commission or appropriate board approves an application, there are final administrative steps:
- Appeals of Board Decisions: Appeals of the Board of Adjustment must be filed with the City Clerk within 10 calendar days of the decision [Section 14-3-21].
- Recording the Plat: It is the responsibility of the applicant to file the approved final plat with the Osceola County Clerk of the Circuit Court within seven days of obtaining the required signatures [Section 14-3-42].
- Certificate of Appropriateness Work: Requested work must be completed within 12 months of the issuance of a certificate of appropriateness in an HPO District [Section 14-3-37].
Sections Cited
- Section 14-3-3. Development review committee (DRC).
- Section 14-3-11. Certificate of occupancy.
- Section 14-3-13. Properties affected by eminent domain proceedings.
- Section 14-3-21. Appeals.
- Section 14-3-29. Conditional uses.
- Section 14-3-31. Site plan review.
- Section 14-3-35. Designation of historic districts.
- Section 14-3-37. Certificate of appropriateness.
- Section 14-3-41. Preliminary plat.
- Section 14-3-42. Final plat.
- Section 14-3-47. Vacation and abandonment of rights-of-way and easements.