Title
A Resolution Of The City Commission Of The City Of Hollywood, Florida, Considering A Request For An Appeal Of The Revocation Of Beach & Town’s (1010 S. Federal Highway) Certificate Of Use Pursuant To Section 115.02 Of The City Of Hollywood Code Of Ordinances.
Strategic Plan Focus
Quality of Life & Strong Neighborhoods
Body
Staff Recommends: Denial of the Appeal.
Explanation:
The Request
Staff is recommending the denial of the appeal of the Certificate of Use revocation.
Background
On May 12, 2023, the City received a complaint alleging that Unit 131 of the Beach and Town Motel, located at 1010 South Federal Highway, was being converted into three bedrooms without the required permits. On that same date, Code Compliance inspected the property and issued a code violation for work without permits (V23-07408). The violation identified unpermitted interior demolition in Unit 119 and apartment renovations including the installation of new interior partition walls, kitchen renovations, underground plumbing, and electrical work, all of which require permits under the applicable City Ordinance 151.130 (A)(1) and the Florida Building Code.
On May 12, 2023, at approximately 6:15 p.m., a Building Structural Inspector issued a Stop Work Order, noting that permits were required for additional work in Unit 119 including: interior/exterior alterations, interior wall and kitchen demolition, kitchen and bathroom remodel, electrical, plumbing, and mechanical work, concrete slab cutting, exterior plumbing rerouting for possible new sanitary lines, and installation of concrete (CMU infill) and A/C units which require permits under the applicable City Ordinance 151.130 (A)(1) and the Florida Building Code.
On June 4, 2024, the original case was closed as complied with after permits were issued on 5/28/2024. As part of the permitting process, the property owner was required to obtain a Certificate of Use (“CU”). The owner applied for a CU on September 18, 2023 however, the request was denied due to discrepancies between the number of rooms requested and the historical records on file with the City.
On June 10, 2025, the owner reapplied and was ultimately issued a CU as a legal non-conforming use for a 30-room motel (2025-CU-0476).
On May 28, 2025, a joint inspection was conducted by a City Fire Prevention Officer, Building Inspector, and Code Compliance Officer as part of an annual re-check. During this inspection, City officials were denied access to several rooms, with the property manager claiming keys were unavailable. Additionally, several room doors were inaccurately numbered, preventing staff from verifying the actual number of rooms and their configuration. Based on these exterior observations, there was reasonable cause to believe that unpermitted work and additional room conversions had been made within the property. At that inspection, the following violations were observed: installation of dumpster enclosure without a permit, dumpster stored on City right-of-way, asphalt parking lot in disrepair, fascia in disrepair, and weathered paint throughout property.
Subsequently, the City applied for an Inspection Warrant to determine if storage rooms had been converted into additional rental rooms without required permits or inspections, presenting significant health and safety risks to occupants and neighboring properties, including but not limited to fire hazards, structural integrity concerns, and lack of proper sanitation.
On October 1, 2025, the Inspection Warrant was served and the findings were as follows: interior alterations such as kitchen remodeled without a permit in the multiple units, kitchen added with stove outlet, bathroom remodeled without a permit in the multiple units, kitchen to bathroom conversion, units remodeled with layout changed, shower remodeled, shower added, and vanity and toilet relocated. Electrical work and electrical panels replaced without a permit were observed in multiple units. Interior/exterior alterations were done in the common area without a permit including: unpermitted water heaters, windows, railing on the second floor, 16 electrical disconnect boxes located in the meter room replaced, step was removed, five doors removed/infilled, four windows added, unpermitted cameras around the building, electrical room exterior door replaced, and an altered concrete (CMU) wall to provide a doorway on the NE corner. A change of occupancy for areas was found, such as a storage room converted into habitable living space and a linen closet converted to a bathroom. These alterations resulted in the creation or modification of areas without the required permits, inspections, or approvals required under the Florida Building Code, and City Ordinance 151.130 (A)(1). The violations were documented under cases (V25-29239, V25-29245, V25-29256, V25-29258, V25-29402, V25-29655, V25-29656).
On January 13, 2026 the City issued a letter, sent via certified mail to Beda Investments, Inc., (LTR 25-156) Revoking the CU (2025-CU-0476). The revocation was issued due to continued and substantial noncompliance with the Florida Building Code, Florida Fire Prevention Code, and applicable City codes. All CU’s have a condition that states:
This “Certificate of Use” verifies that the use described below is an allowable use for the identified property. Said verification of use is based upon the list of allowable uses per the applicable Zoning District as identified in the Zoning and Land Development Regulations and, the uses allowed per the Land Use Element of the City’s Comprehensive Plan. Certification of use in no way waives or guarantees compliance with other applicable Zoning and Land Development Regulations. This property must fully comply with all applicable Codes and Ordinances prior to the commencement of the approved use. If the business set forth, engages in any activity which is in violation of Federal, State, County or Local Law, then this Certificate of Use is subject to immediate revocation. This Certificate was issued digitally. Any Certificate of Use issued in error shall be revoked.
On January 20, 2026, a violation notice (V26-01146) was issued for failure to comply with the Broward County Amendments to the Florida Building Code section 110.15 and the City of Hollywood Code of Ordinance section 151.123 (Building Safety Inspection Certification Form).
On January 28. 2026, Beach and Town notified the City of its request of an appeal of the CU revocation.
On February 12, 2026, a site visit was conducted with City staff and the potential contractor and engineering team as requested by the property owner to go over the violations. Additional work without permit was noted during this site visit. Permits are required for any alteration, demolition, or removal. Electrical panels were removed without approved permit in two rooms. (V26-03330, V26-03334)
If the appeal of the Certificate of Use revocation is denied, the appellant may only reapply for a Certificate of Use once all cited violations have been fully corrected and the number of rooms are brought into compliance with the archival plans on record with the City. The property shall remain inoperable and unoccupied until a new Certificate of Use and the appropriate Certificate of Completion/Reoccupancy have been issued following the completion and final inspection of all required building permits.
Based on the documented violations, unauthorized alterations, and continued work without permits, staff determined that the property was not operating in compliance with the Florida Building Code, Florida Fire Prevention Code, and City Codes, and therefore no longer met the conditions under which Certificate of Use 2025-CU-0476 was issued.
Fiscal Impact:
Approval of the attached resolution will not fiscally impact the City.
Recommended for inclusion on the agenda by:
Cameron Palmer, Planning Manager, Planning Division
Andria Wingett, Director, Development Services
Raelin Storey, Assistant City Manager