Title
An Ordinance Of The City Of Hollywood, Florida, Amending The City’s Existing Comprehensive Plan To Establish A Transfer Of Development Rights Program Within The Land Use Element, As More Specifically Set Forth In Exhibit “A”; Providing For Transmittal To The Florida Department Of Commerce And Other Reviewing Agencies; Providing For Severability; And Providing For An Effective Date. (26-L-18c)
Strategic Plan Focus
Economic Vitality
Body
Staff Recommends: Approval of the attached Ordinance.
Explanation:
This item is companion to TMP-2026-438 & TMP-2026-481 as a package of Comprehensive Plan amendments intended to be heard together for the purpose of continuity.
The Request
The proposed Comprehensive Plan amendments represent the first enabling step toward achieving the mid-term solution previously directed by the City Commission at its March 2025 meeting. These amendments will establish the policy framework necessary to support future zoning tools, including modifications to the existing Flexibility Unit and Hollywood Beach Hotel Room Pool provisions, and the establishment of the Hollywood Beach Hotel Density Bonus and Transfer of Development Rights programs. While the zoning tools themselves will be developed through subsequent public processes, the proposed amendments are necessary to create the Comprehensive Plan framework required to enable and support those future regulatory changes.
The proposed amendments establish a basis for the future implementation of Transfer of Development Rights (TDR) provisions that will be placed within the City’ Zoning and Land Development Regulations. The City is concurrently developing TDR regulations as part of a future zoning overlay district to facilitate the transfer of development potential from designated sending areas to appropriate receiving areas. Corresponding references are included within the Future Land Use Element to ensure consistency between the Comprehensive Plan and future implementation updates to the Zoning and Land Development Regulations, once adopted.
Background
In May 2025, the City undertook a Beach Economic Impact and Feasibility Study, a comprehensive planning effort intended to evaluate existing development patterns, redevelopment opportunities, infrastructure constraints, resiliency considerations, and long-term economic development objectives within the Hollywood Beach area. The Study, presented to the City Commission on March 25, 2026, provided the analytical foundation for the future evolution of the Hollywood Beach area. The Study evaluated whether the City's existing land use and development regulations remain economically viable, competitive, and responsive to current market conditions, while balancing redevelopment opportunities, tourism investment, historic preservation, environmental stewardship, and public benefit objectives.
The results of the Study and the public engagement process confirmed that Hollywood Beach should not be regulated as a single, uniform corridor. Rather, the Beach is comprised of distinct areas with different physical conditions, development patterns, neighborhood sensitivities, redevelopment opportunities, and public realm needs. Gaining public input on the feasibility study also reinforced the importance of maintaining the Beach’s pedestrian-oriented character, strengthening its resort and hospitality function, supporting resiliency, improving mobility and public access, and ensuring that redevelopment incentives are tied to meaningful public benefits.
Based on these findings, staff is recommending the implementation of a proposed Hollywood Beach Overlay District and associated Comprehensive Plan amendments (“Amendments”). The Amendments that are proposed establish consistency between the Comprehensive Plan and the proposed Beach Overlay District by updating Comprehensive Plan policies related to flexibility units, transferable development rights, and hotel and hospitality redevelopment within the Coastal High Hazard Area.
The proposed Amendments provide the policy framework necessary to then move forward with City Commission’s consideration of the proposed Hollywood Beach Overlay District which will support long-term economic vitality, resiliency, and reinvestment along Hollywood Beach.
Fiscal Impact:
There is no Fiscal Impact associated with this Ordinance.
Recommended for inclusion on the agenda by:
Cameron Palmer, Assistant Director of Development Services, Chief Planner
Andria Wingett, Director, Department of Development Services
Jose Cortes, Assistant City Manager