Title
A Resolution Of The City Commission Of The City Of Hollywood, Florida, Considering A Request To Review The Planning And Development Board’s Action On A Design And Site Plan For A Four-Story, 22-Unit Residential Development Located At 2101-2111 North 16th Avenue.
Strategic Plan Focus
Economic Vitality
Body
Staff Recommends: Approval of the attached Resolution.
Explanation:
The Applicant is requesting Design and Site Plan approval for the properties located at 2101-2111 North 16th Avenue (the “subject property”), consisting of two parcels totaling approximately 20,400 square feet (0.18 acres). The proposal includes a 4-story, 22-unit multifamily residential development (approximately 28,998 square feet) with a total of 34 parking spaces, resulting in a surplus of four spaces above the requirement of the Zoning and Land Development Regulations (ZLDRs). The proposed development meets all applicable requirements of the ZLDRs.
On February 10, 2026, this item went before the Planning and Development Board with requests for Variances, Design, and Site Plan approval.
The variance requests failed with a 3-3 vote. As a result, the associated Design and Site Plan requests failed by default, and the Board did not take action or make a motion on the Design or Site Plan components.
Following the February 10, 2026 Board action, four City Commissioners submitted written requests to have this item called for review of the Board’s decision, in accordance with § 5.6. City Commission Request for Review of a Board Decision of the ZLDR.
As a result, the City Commission is required to hold a duly noticed de novo public quasi-judicial hearing. City staff have reviewed the proposed request and determined that it aligns with the policies and objectives outlined in the ZLDR, Comprehensive Plan and the City-Wide Master Plan. Accordingly, staff recommends approval of the project Design and Site Plan.
Background
The subject property, located on the east side of N 16th Ave, has been reviewed through the City’s Development Review Committee process, and has received all applicable sign-offs. The applicant has worked closely with City staff to achieve a development that is consistent with the City’s ZLDR and Comprehensive Plan, as well as a design that satisfies all code requirements.
The Applicant originally submitted a request for two variances related to the required front and corner setbacks, as the property is situated on a corner lot. At the time of application, the City identified the need for right-of-way dedications at the intersection corner and the alley corner for future public improvements and proper sight visibility. These dedications are typically required in the form of a 25-foot by 25-foot triangular corner chord. Based on this standard corner dedication, the effective property lines are shifted inward. Because setbacks are measured from the property line, the required 20-foot front/corner setback is pushed further into the site, potentially necessitating setback relief.
Accordingly, the Applicant requested variances during the Development Review process to allow the project to continue moving forward without delay, rather than pausing the application while alternative easement options were evaluated.
Following further coordination among staff, it was determined that a portion of the area originally proposed for dedication within the corner chord could instead be accommodated through a combination of a partial public easement and a partial dedication. Specifically, Engineering determined that the corner chord dedication could be reduced by providing a 7-foot-deep diagonal easement extending from Shenandoah Street to N 16th Avenue. This easement, along with the proposed building setback of 13 feet will provide a total of 20 feet corner setback required between the dedication line and the building face and the necessary setback relief. As a result of this revised approach, the project now complies with the required setbacks, and the previously requested variances are no longer necessary.
Public outreach activities associated with the project have been conducted as part of the broader entitlement process, and public input has been documented and is attached.
As part of the City’s development process with the Development Review Committee, the proposed project was reviewed by the Public Utilities Department for compliance with applicable stormwater management and drainage standards. Public Utilities has reviewed the submitted plans and has indicated no concerns related to drainage capacity or stormwater runoff associated with the development. Despite localized flooding concerns within the surrounding area, the proposed project is designed to meet the applicable Base Flood Elevation requirements and is therefore found to be compliant with the City’s stormwater and flood protection standards.
Conclusion:
In summary, the proposed request is consistent with the City’s Comprehensive Plan, supports economic vitality, and promotes orderly and efficient land use.
Fiscal Impact:
Approval of the resolution will not have an immediate fiscal implication. Over the long term, the proposed development is expected to increase the taxable value of the site and will generate additional property tax revenues.
Recommended for inclusion on the agenda by:
Cameron Palmer, Assistant Director, Development Services - Chief Planner
Andria Wingett, Director, Development Services
Jose Cortes, Assistant City Manager