Title
An Ordinance Of The City Of Hollywood, Florida, Amending Articles 2, 3, 4, 5, 6 And 10 Of The Zoning And Land Development Regulations To Revise The Development Review Process, Zoning Relief Measures, Nonconforming Structures And Uses, And The Intent Of The Planned Development District; And Providing For A Severability Clause. (23-T-79)
Strategic Plan Focus
Economic Vitality
Body
Staff Recommends: Approval of the attached Ordinance.
Explanation:
The proposed amendment recommends process improvements to the City’s development review process, with the objectives of enhancing efficiency and fostering more effective public engagement. The proposed text amendment includes changes to the development review process, the creation of temporary use permits, the broadening of administrative authority, clarifications to the intent of Planned Developments, and removal and updating language throughout Articles 2, 3, 4, 5, 6, and 10.
On May 15, 2024, the Planning and Development Board (PDB), acting as the Local Planning Agency, heard this item and recommended approval to the City Commission with the condition that the Division of Planning and Urban Design conduct additional outreach to a wider range of Civic and Neighborhood Associations prior to first reading at City Commission. The Division of Planning and Urban Design conducted additional engagement with a wider group of Neighborhood Civic Associations and City Commissioners, undertaking jurisdictional scans and incorporating feedback received. The nature of comments received from neighborhood civic associations and City staff internal reviews resulted in the following:
• Refinements to the definition of Temporary Uses to clarify intent and timeframe;
• Refinements to the Planned Development District purpose, submission requirements, and applicability;
• Requiring all Registered Civic Associations and Commission members be notified of Public Participation Outreach meetings;
• Addition of the local Registered Civic Association and neighboring Registered Civic Association be notified of Administrative Decisions;
• Refinements to the applicability of the proposed Administrative Decisions review streams;
• Refinements to language regarding the role and responsibility of the Development Review Committee to clarify intent;
• Clarified Appeal rights and protest rights;
• Addition of approval parameters for Administrative Decisions and PDB action as it pertains to sites with violations; and,
• Addition of Zoning Interpretation section to provide clarity to interpreting the Zoning and Land Development Regulations (ZLDR);
The proposed text amendment includes changes to the development review process, associated definitions, clarifications to the intent of Planned Developments, and updating language throughout Articles 2, 3, 4, 5, 6, and 10.
The proposed changes are categorized as follows:
1) Improving Transparency & Communication with the Public
• Changing the name of the review committee from the Technical Advisory Committee (TAC) to the Development Review Committee (DRC) to align with other municipalities in the county
• Increasing public outreach meetings from 1 to 2 prior to development approval
• Improving noticing sign requirements for all development applications (to be posted on the property by the applicant)
• Adding additional technical study requirements for complete development applications
• Modifying professional requirements for Planning & Development Board members relative to sustainability
2) Streamlining the development process to reduce red tape
• Re-establishing the DRC meetings as a “fact-finding” non-decision-making review committee, per sunshine law
• Added clarity to the requirements of a complete submission and the preapplication conference process
• Added new development review stream: Administrative Site Plan
• Added new development review stream: Development Review Committee (DRC) Site Plan
• Revising the thresholds and exemptions of each development stream to better align with the development patterns of the City
• Creating a threshold of 20,000 SF+ for developments to be approved by the Planning and Development Board
• Removing the “preliminary technical advisory committee” plan submission (PTAC) to require all pertinent studies at the onset of the development process
• Eliminating current bottlenecks in the process when multiple requests are required (i.e. from Board Recommendation to Commission, and back to Board)
3) Housekeeping Amendments
• Removal of Zoning Relief section
• Updating nomenclature, including language to reflect department name changes
• Renumbering policies and relocating sections to allow for a more logical flow of information
• Refinements to the definition of Temporary Uses to clarify intent
• Refinements to the Planned Development District purpose, submission requirements, and applicability
• Requiring all Registered Civic Associations and Commission members to be notified of Public Participation Outreach meetings
• Adding the local Registered Civic Association and neighboring Registered Civic Association to notifications of Administrative Decisions
• Refinements to the applicability of the proposed Administrative Decisions review streams
• Refinements to language regarding the role and responsibility of the Development Review Committee to clarify intent
• Increasing the noticing radius for Administrative Decisions from 300 feet to 500 feet from the subject property
• Refining the provisions and definitions regarding interested parties, protests, third party challenges, and the noticing process for development approval challenges
In preparing this text amendment to the Zoning and Land Development Regulations, staff conducted a thorough review of the existing development review process, and performed a jurisdictional scan of other municipalities in South Florida to identify best practices. The proposed amendments incorporate feedback from a diverse range of stakeholders, including the public, development community, Chamber of Commerce, City Commissioners, Neighborhood and Civic Associations, the existing Technical Advisory Committee, and staff from other jurisdictions.
Background:
The Planning and Urban Design Division of the Department of Development Services is currently undergoing a comprehensive review aimed at modernizing and enhancing the division’s capacity to better serve the City of Hollywood. This review is centered on three fundamental pillars:
People: Ensuring the appropriate attraction, retention, and professional development of staff is critical to advocating for the public interest and supporting better quality development. By investing in the division’s resources and providing more effective people management, we aim to foster a team that is well-equipped to manage the city’s growth and development in a manner that aligns with community values and expectations.
Projects: The division is examining and updating the frameworks that guide both the long-term and short-term responsible and sustainable growth of the city. This includes the ongoing Rewrite of the Comprehensive Plan, a thorough review of the Zoning and Land Development Regulations to ensure statutory compliance and appropriate application of Federal, State and County law, and the development of Urban Design Guidelines. These initiatives are designed to provide a robust foundation for planning and development that meets the evolving needs of the city.
Process: A key focus of the review is eliminating redundancy in processes, creating efficiency, and promoting good governance. This is essential for supporting residents, customers, and developers as they navigate the various services offered by the city. Streamlining these processes not only improves service delivery but also enhances transparency and accountability.
The proposed text amendment to the Zoning and Land Development Regulations represents an incremental but significant step towards achieving these goals. By refining and updating the development review process, the division is moving closer to establishing a modern and contemporary framework that supports better quality and future ready development in the City of Hollywood, while reducing the administrative burden of an otherwise bureaucratic process.
Fiscal Impact:
The proposed text amendments are expected to generate significant fiscal benefits for the City by optimizing the development review process and reducing administrative costs. By shortening approval timeframes, the City can accelerate project timelines, leading to quicker property improvements and earlier realization of increased property tax revenues. Expedited approvals also enhance the City's tax base by facilitating high-value developments that contribute to long-term fiscal stability.
Streamlining the review process will reduce unnecessary staff time spent on routine administrative tasks, lowering personnel costs associated with overtime and redundant reviews. These efficiencies allow for better resource allocation, enabling staff to focus on higher-value initiatives such as strategic planning and policy development without requiring additional hires.
Further financial benefits stem from cost savings in public projects, as reduced processing delays decrease carrying costs for City-led or Private-Public developments. Additionally, a more efficient process strengthens the City's reputation as a development-friendly environment, attracting private investment and expanding the commercial tax base-generating sustainable revenue growth without relying on tax incentives.
These improvements reinforce the City's long-term fiscal health by minimizing operational expenses, maximizing revenue potential, and ensuring resources are used effectively to support a growing and dynamic community.
Conclusion:
The proposed text amendments represent a critical step toward modernizing the City’s development review process and ensuring it remains competitive with leading municipalities in the region. While these reforms may appear substantial in the context of our existing framework, they establish the foundation for a more efficient, predictable, and results-oriented approach to development regulation. Comparable cities have already implemented more progressive measures, yielding demonstrable improvements in economic growth, operational efficiency, and development outcomes.
To position the City for long-term success, it is imperative to benchmark against the most effective urban centers rather than those maintaining the status quo. The proposed text amendments serve as an essential first step in that direction, ensuring the City remains a leader in fostering high-quality development while maintaining efficiency and transparency in its review processes.
Staff recommends approval of the attached ordinance, with an effective date of July 1, 2025.
Attachments
Appendix I PDB Staff Report & Backup
Recommended for inclusion on the agenda by:
Anand Balram, Planning Manager
Andria Wingett, Director of Development Services
Raelin Storey, Assistant City Manager