Title
A Resolution Of The City Commission Of The City Of Hollywood, Florida, Allocating 500 Flexibility Units From The City's Available Flexibility Unit Pool For Potential Use Within Flexibility Unit-Eligible Areas Of The Hollywood Beach Overlay District As Identified On The Official Hollywood Beach Overlay Regulating Plan Map; Providing For Discretionary Allocation, Administration And Return Of Unallocated Units; Providing For Conflict; And Providing For An Effective Date. (26-Reso-70a)
Strategic Plan Focus
Economic Vitality
Body
Staff Recommends: Approval of the attached Resolution allocating 500 Flexibility Units from the City’s Unified Flex zone for potential use within eligible areas of the Hollywood Beach Overlay District.
Explanation:
This item was heard by the Planning and Development Board, sitting as the Local Planning Agency, on September 8, 2026. By a vote of 5-1, the Board recommended approval with staff’s conditions:
1. Final adoption and effectiveness of the pending Comprehensive Plan amendments authorizing the City's Flexibility Unit administration framework and allowing qualifying standalone residential and mixed-use development within areas east of the Intracoastal Waterway where Flexibility Units are available.
2. Final adoption and effectiveness of Section 4.26, the Official Hollywood Beach Overlay Regulating Plan Map, and the Hollywood Beach Overlay Urban Design Guidelines establishing the applicable Precinct 3 eligibility for the Carolina Street-to-Garfield Street area, together with the design, public-realm, resilience and development-review framework.
3. The resolution shall establish an available inventory only and shall not allocate Flexibility Units to any individual property, establish vested residential density, reserve infrastructure or evacuation capacity, or constitute a finding that the entire inventory may be developed simultaneously.
4. Prior to the allocation of Flexibility Units to an individual development, the proposed development shall demonstrate consistency with the Hollywood Beach Overlay District and compliance with the City's applicable development review standards. These matters shall be evaluated through the City's established site plan and permitting processes, consistent with the Comprehensive Plan, Zoning and Land Development Regulations, applicable Florida Statutes, and other applicable requirements.
Request
The proposed Resolution allocates a finite inventory of 500 Flexibility Units from the City’s available Flexibility Unit pool for potential use within the Hollywood Beach Overlay District.
The Resolution does not assign the units to individual properties. Geographic eligibility is instead controlled by Section 4.26 and the Official Hollywood Beach Overlay Regulating Plan Map in effect at the time an allocation is considered. Accordingly, Flexibility Units may be considered only for property expressly identified as Flexibility Unit-eligible on the Regulating Plan Map and where their use is otherwise authorized by the City Comprehensive Plan, Broward County Land Use Plan and applicable regulations.
Flexibility Unit allocation remains discretionary and is not permitted by right. Mapped eligibility allows an application to be considered but does not guarantee allocation of any units. The City Commission retains authority to allocate all, some or none of the units requested based on available inventory, applicable approval criteria and the proposed development. Inventory availability of flex units does not establish project entitlement.
Flexibility Units represent residential dwelling-unit capacity only. Their allocation does not independently authorize additional height, hotel rooms, parking reduction or elimination, TDR receiving capacity or another Optional Bonus Entitlement. Any additional entitlement required to accommodate a proposed development must be separately requested and approved.
Development Services will maintain an administrative inventory identifying approved allocations, units returned and the remaining available balance.
Background
The City maintains an available inventory of residential Flexibility Units that may be geographically assigned and subsequently allocated to qualifying development in accordance with the City Comprehensive Plan, Broward County Land Use Plan and applicable regulations. In May 2023, Hollywood's prior flexibility zones were consolidated into a Unified Flexibility Zone with 4,887 units. Since then, there have been several allocations of units from the program, leaving the total remaining number of unallocated units at 3,885.
The Hollywood Beach Overlay District establishes a mapped framework for determining where Flexibility Units may be considered. Rather than assigning the 500 units to specific parcels through this Resolution, the Official Regulating Plan Map establishes the eligible geography and allows the allocation framework to remain coordinated with the Overlay’s Precinct, Character Area, land use, infrastructure, mobility, public realm and design policies.
This approach establishes a finite amount of additional residential capacity while allowing individual allocations to be evaluated in the context of the proposed development and the location-specific requirements of the Overlay.
The City Commission may reduce or repeal the allocation of any remaining unallocated inventory and return those units to the City’s overall Flexibility Unit pool. Remaining unallocated Hollywood Beach Overlay Flexibility Units will likewise return to the Citywide pool upon expiration of the Overlay unless otherwise directed by the City Commission.
Conclusion
Staff recommends approval of the Resolution allocating 500 Flexibility Units for potential use within Flexibility Unit-eligible areas of the Hollywood Beach Overlay District.
The proposed action provides a finite residential Flexibility Unit inventory while allowing the Official Regulating Plan Map to determine eligible geography and preserving City Commission discretion over individual allocations.
Fiscal Impact:
Approval of this resolution will not fiscally impact the City as this is a proposal to reallocate Flexibility Units.
Recommended for inclusion on the agenda by:
Cameron Palmer, Assistant Director, Development Services - Chief Planner
Andria Wingett, Director of Development Services
Jose Cortes, Assistant City Manager