Title
An Ordinance Of The City Of Hollywood, Florida, Changing The Zoning Designation Of 1.11 Acres Generally Located On 19th Avenue Between Jackson And Van Buren Streets, Municipally Known As 1841-1857 Jackson Street, 1856 Van Buren Street And Folio Numbers 5142-15-01-7550 And 5142-15-01-7540, From PS-3 (Parkside High Intensity Mixed-Use District) To FH-2 (Federal Highway Medium-High Intensity Mixed-Use District); Amending The City’s Official Zoning Map To Reflect The Change In Zoning Designation; And Providing For An Effective Date. (25-Z-52a)
Strategic Plan Focus
Economic Vitality
Body
Staff Recommends: Approval of the attached Ordinance.
Explanation:
SECOND READING:
No changes from first reading (March 4, 2026).
FIRST READING:
Current Situation
On February 10, 2026, the Planning and Development Board acting as the Local Planning Agency forwarded a recommendation of approval to the City Commission to rezone properties generally located between Van Buren (0.62 Acres - Kindred HealthCare) and Jackson Streets (0.49 acres - Nine Hollywood Phase II) East of South 19th Avenue. The legal description and map identifying the subject parcels are included in Exhibit A of the rezoning ordinance.
This request is to rezone several parcels (the “subject property”) totaling approximately 1.1 net acres, to FH-2 (Federal Highway Medium-High Intensity Mixed-Use District).
The properties along the north side of Jackson Street are part of a larger redevelopment project known as Nine Hollywood Phase II. This project includes additional properties to east (total project is 0.98 acres and fronts Jackson Street) already zoned FH-2 and therefore are not included in this rezoning request. The applicant is requesting to rezone the PS-3-designated portion along Jackson Street to FH-2, to eliminate split zoning and consolidate the property under a single zoning district, allowing for a cohesive and unified mixed-use development. The conceptual site plan is appended as Attachment II.
Furthermore, in alignment with the redevelopment pattern emerging in this area and to aid with advancing the City’s vision for the downtown, the applicant has worked with the remaining property owner of PS-3 zoned property (Kindred Healthcare) of this block, to rezone their properties fronting the south side of Van Buren Street. If approved, this coordination will result in the entire block having a consistent zoning designation of FH-2.
The City Commission is only considering the rezoning request and shall base their decision solely on the applicable criteria established in the Zoning and Land Development Regulations.
Background
REZONING:
Both zoning districts (existing/proposed) allow a maximum building height of 140 feet, the PS-3 district further restricts development by specifying a maximum of 10 stories, a limitation not imposed under the FH-2 standards.
Both zoning districts permit a Floor Area Ratio (“FAR”) of 3.0; however, the FH-2 district provides additional development potential for properties located north of Monroe Street, which applies in this case. Under the FH-2 zoning regulations, a single-use development may achieve an FAR of up to 3.75, while a mixed-use development may reach an FAR of up to 4.75.
The requested rezoning would therefore offer greater flexibility in terms of allowable floor area and building design, particularly suited for a mixed-use project such as the proposed Phase II of Nine Hollywood and future development of the Kindred Healthcare properties.
NINE HOLLYWOOD PHASE II:
The Nine Hollywood Phase II project (site plan/design) falls under the purview of the Planning and Development Board (“Board”), and therefore will not be subject to consideration by the City Commission. When the Board previously reviewed the rezoning request, it approved the project (site plan/design) with an effective date concurrent with the effective date of the rezoning approval. For reference purposes the Nine Hollywood Phase II:
- Consists of a 13-story mixed-use development, approximately 140 feet in height, with 198 residential units. Proposed amenities include a pool, lounge area, fitness center, and rooftop terrace. Retail space is located on the ground floor fronting Jackson Street, with three residential units facing 19th Avenue and one corner residential unit located at the intersection of 19th Avenue and Jackson Street.
- The conceptual site plan is attached and the associated back is available online at City of Hollywood - File #: 4. TMP-2026-058 <https://hollywoodfl.legistar.com/LegislationDetail.aspx?ID=7858338&GUID=EF3CB9FD-2811-4765-8A91-39B61860030D&Options=&Search=>
Fiscal Impact:
No immediate fiscal impact is associated with adoption of the rezoning ordinance itself.
Recommended for inclusion on the agenda by:
Cameron Palmer, Planning Manager
Andria Wingett, Director, Development Manager
Raelin Storey, Assistant City Manager