Title
A Resolution Of The City Commission Of The City Of Hollywood, Florida, Recognizing And Confirming The Vested Rights And Longstanding Lawful Residential Status Of The Property Commonly Known As The Hollywood Beach Resort Generally Located At 101 North Ocean Drive, Hollywood, Florida (The “Property”); Confirming The Property’s Vested Right To Have 398 Residential Units In Addition To Its Commercial And Accessory Uses; Finding That The Property Was Expressly Approved, Developed, Sold, And Regulated As A Residential Development For Nearly Forty Years; Providing For Conflicts; And Providing For An Effective Date.
Strategic Plan Focus
Economic Vitality
Body
Staff Recommends: Approval of the attached Resolution.
Explanation:
The proposed resolution seeks formal recognition and confirmation of the Hollywood Beach Resort's longstanding residential status and vested development rights. As the City's Zoning and Land Development Regulations do not establish an administrative process for the determination of vested rights, and Broward County does not adjudicate vested rights claims related to municipal zoning matters, this request is being presented directly to the City Commission to establish a legislative determination regarding the property's vested rights.
Specifically, the resolution seeks recognition of the property's vested right to contain 398 condominium resort units.
Background
The subject property, commonly known as the Hollywood Beach Resort and located at 101 North Ocean Drive, has historically functioned as a mixed-use property containing residential, commercial, hospitality, hospital, and accessory uses since its original development in 1925. Built prior to land use regulations being effectuated in Broward County, the property later became designated General Business (GBUS) on the Future Land Use Map and is zoned Broadwalk Historic District Commercial (BWK-25-HD-C). The site sits within the Community Redevelopment Area (CRA) and Hollywood Beach Historic District but is not individually designated as a historic property locally or nationally.
City records indicate that Resolution No. R-86-50, adopted in 1986, approved a redevelopment program consisting of 398 resort units (including condominium efficiency units, condominium suites, condominium two-bedroom units, condominium loft units, penthouse suites, and time-share units), which was subsequently memorialized through the recording of the Declaration of Condominium for the Hollywood Beach Resort. Resolution No. R-87-133 further reaffirmed and modified the redevelopment program, expressly identifying a project consisting of 398 resort units, including condominium efficiency units, condominium suites, condominium loft units, penthouse suites, and time-share units. The redevelopment approvals were based upon detailed site plans, architectural plans, density calculations, and other development materials reviewed and approved by the City.
Staff's review of historical records, condominium documents, timeshare declarations, property appraiser records, permitting records, and other municipal records confirms the longstanding recognition of the property as a residential condominium development. The condominium declaration established 363 residential condominium units and two commercial units, while separate timeshare documentation created additional timeshare accommodations on portions of the sixth floor, resulting in an overall historical unit count of approximately 401 units.
The condominium regime was formally terminated in 2024 and the property is currently vacant. Staff notes any future redevelopment, modifications, or changes of use remain subject to all applicable development approvals, building permits, and compliance with current zoning, building, fire, utility, landscaping, and parking requirements. Therefore, vesting the property for the residential use only will allow for future use and/or redevelopment of 398 resort units irrespective of the property’s condition.
Fiscal Impact:
To the extent that clarification and recognition of the property's development rights facilitates future reinvestment, redevelopment, or productive use of the site, the City may realize future fiscal benefits, including the recovery of outstanding taxes and fees through established statutory and regulatory processes, as well as potential increases in future taxable value. It’s likely there will be no immediate fiscal impact.
Recommended for inclusion on the agenda by:
Cameron Palmer, Assistant Director/Chief Planner, Development Services
Andria Wingett, Director, Development Services
Jose Cortes, Assistant City Manager