Title
A Resolution Of The City Commission Of The City Of Hollywood, Florida, Determining The Appropriate Height, Setbacks And Total Site Coverage, Pursuant To Section 4.9 Of The Zoning And Land Development Regulations, For A Proposed Live Local Development Located At 1301 S. Ocean Drive Within The Government Use (GU) Zoning District; Providing An Effective Date. (23-RESO-73a)
Strategic Plan Focus
Economic Vitality
Body
Staff Recommends: Approval of the attached Resolution.
Explanation:
Applicant Request for Quasi-Judicial:
In accordance with the City of Hollywood requirements, the applicant has submitted a request for Quasi-Judicial Hearing. Therefore, the City of Hollywood’s Quasi-Judicial Hearing Procedures and Rules for Ex-Parte Communications (hereinafter referred to as “Quasi-Judicial Procedures”) shall apply. In accordance with these requirements staff have made copies of the following information available to the applicant, appellant and the public at the City Clerk’s Office:
“25-RESO-73 PDB Staff Report 2026 0909 REVISED"
Copies of exhibits and documents upon which staff’s recommendation is based:
“Attachment A Application Package”
“Attachment B Land Use and Zoning Map”
“Attachment C Public Participation”
Outline of the Applicant’s argument in support of their application:
“Attachment D Applicant Quasi-Judicial Request Letter and Witness List”
“Attachment D - Exhibit 1”
“Attachment D - Exhibit 2_Part 1”
“Attachment D - Exhibit 2_Part 2”
“Attachment D - Exhibit 2_Part 3”
“Attachment D - Exhibit 3_Part 1”
“Attachment D - Exhibit 3_Part 1”
“Attachment D - Exhibit 3_Part 2”
“Attachment D - Exhibit 3_Part 3”
“Attachment D - Exhibit 4_Part 1”
“Attachment D - Exhibit 4_Part 1”
“Attachment D - Exhibit 4_Part 2”
“Attachment D - Exhibit 4_Part 3”
Planning and Development Board Action:
The Planning and Development Board (Board) considered this file on September 8, 2026. The Board provided a recommendation to City Commission of approval with the following condition:
1. A maximum height of one story (15 feet); setbacks of 230 ft from Surf Road; 100 ft from the Atlantic Ocean; and 15 ft on cross streets.
Effective July 1, 2026, amendments to the Live Local Act (Senate Bill 102) expanded the statute’s applicability to qualifying affordable housing developments located on property owned by a county, municipality, or school district. The proposed residential development is located on lands owned by the City and is therefore eligible to be processed under the Live Local framework. The underlying GU zoning district does not establish numerical standards for height, setbacks, or total site coverage, this request is necessary to establish those standards for the proposed development.
Accordingly, this request is narrowly limited to the three project-specific development standards that Section 4.9(C)(2) of the Zoning and Land Development Regulations requires the City Commission to establish for Government Use property: height, setbacks, and total site coverage. Unlike a conventional zoning district, the GU District does not establish predetermined numerical standards for these items; rather, they are determined by the City Commission for an individual development upon recommendation of the Planning and Development Board. It is important to note, the remaining zoning standards and criteria pertaining to the development are not part of this request and remain administrative in compliance with the Act. Approval of this Resolution would not constitute approval of that Design and Site Plan.
Improvements to Harry Berry Park, located immediately north of the subject site, are also being processed separately, are not part of the Live Local Act request and are not within the purview of this Resolution.
The Applicant is requesting that the City Commission establish the following development standards, as depicted on the revised Resolution exhibits: a maximum building height of 375 feet 4 inches / 30 stories; total site coverage of 64,563 square feet, equivalent to 96 percent of the 67,302-square-foot net site area following required right-of-way dedications; a 0-foot 7-inch setback from South Ocean Drive; a 0-foot setback from Surf Road; a 0-foot setback from Azalea Terrace with a 15-foot 4-inch overhead building encroachment into right-of-way areas dedicated for on-street parking above a minimum height of 16 feet; and a 0-foot setback from Bougainvillea Terrace with a 9-foot 1-inch overhead building encroachment into right-of-way areas dedicated for on-street parking above minimum height of 16 feet.
Background
The subject property is located at 1301 South Ocean Drive on Hollywood Beach, is owned by the City of Hollywood, is designated Community Facility (COMFAC) on the Future Land Use Map, is zoned Government Use (GU), and is located within the Beach Community Redevelopment Area (CRA). The site is currently improved with the Hollywood Beach Culture and Community Center and associated surface parking.
The redevelopment of 1301 South Ocean Drive has proceeded through the City’s public-private partnership process. The Applicant’s supporting materials identify a planning and procurement history dating to 2020, including an unsolicited public-private partnership proposal, a competitive marketing and selection process, City Commission approval of the Comprehensive Agreement by Resolution R-2022-037, and execution of a 99-year ground lease in May 2022. The Comprehensive Agreement was subsequently amended in 2026 in connection with the addition of a workforce housing component to the development program.
Conclusion:
This request is limited to establishing the appropriate height, setbacks, and total site coverage for the proposed development pursuant to Section 4.9 of the ZLDR, regarding the Government Use zoning district. The requested standards reflect the established high-rise beachfront context, the vertical organization of the proposed development, the continued civic use of the property, and the applicable planning objectives identified in the Zoning and Land Development Regulations and applicable community-development goals in the Comprehensive Plan and City-Wide Master Plan.
Fiscal Impact:
Approval of this Resolution will not fiscally impact the City as this is a proposal for establishing project-specific height, setback, and total site coverage standards for the GU-zoned property.
Recommended for inclusion on the agenda by:
Cameron Palmer, Assistant Director, Chief Planner
Andria Wingett, Director, Development Services
Jose Cortes, Assistant City Manager