Title
An Ordinance Of The City Of Hollywood, Florida, Changing The Zoning Designation Of The Property Generally Located On The Northwest Corner Of South Park Road And Pembroke Road, South Of Hillcrest Drive (1600 S. Park Road) As More Specifically Described In Exhibit “A” From Government Use (GU) To A Planned Development (PD) Zoning District; And Approving A Master Development Plan For A Mixed-Use Development (Known As “Park Road Master Development Plan”); And Amending The City’s Zoning Map To Reflect The Change In Zoning Designation. (23-ZJ-86)
Strategic Plan Focus
Economic Vitality
Body
Staff Recommends: Approval of the attached Ordinance with conditions.
Explanation:
SECOND READING:
No changes since first reading.
FIRST READING:
On February 11, 2025, the Planning and Development Board acting as the Local Planning Agency forwarded a recommendation of approval, with conditions, to the City Commission with regards to the rezoning request for the properties located generally at 1600 South Park Road.
The request included 2-parcels (the “subject property”) totaling 22.1 net acres proposed to be rezoned to the PD zoning district and forming part of the Master Development Plan. The contemplated commercial and office uses are to be located on the southern parcel, totaling approximately 5.4 acres and the residential uses are to be located on the northern parcel, totaling approximately 16.7 acres.
The City’s existing Public Works office and service yard, approximately 6.3 acres, located outside of the subject site towards the south and west of the subject site, is not included in the rezoning request and will remain in the GU zoning district.
City staff have reviewed the proposed rezoning request and determined that it aligns with the policies and objectives outlined in the Comprehensive Plan and the City-Wide Master Plan. Consequently, staff recommended approval of the rezoning and Master Development Plan to the Planning and Development Board with the following conditions:
Rezoning conditions:
1. Prior to the issuance of Building Permits, the applicant shall submit a Covenant in lieu of a Unity of Title, in a form acceptable to the City Attorney, which provides for the project to be developed and operated pursuant to a plan of development as reflected on the companion Site Plan requests. The applicant shall also provide satisfactory legal documentation, certified by the Department, demonstrating unified control of the entire Planned Development District in accordance with Section 4.15 of the ZLDR. The Covenant shall be recorded in the Broward County Public Records by the City of Hollywood before the issuance of a Certificate of Occupancy (C/O) or Certificate of Completion (C/C).
2. Prior to the issuance of a building permit, the applicant shall submit agreements, covenants, and/or sureties, in a form acceptable to the City, to ensure ongoing compliance and maintenance of private areas. Successors in title shall be bound by these commitments, and any common open space managed by an association or nonprofit shall comply with Florida law.
3. Prior to the rezoning becoming effective, Land Use Plan Amendment 23-L-86 shall be recertified by the Broward County Planning Council;
Master Development Plan conditions:
1. If there are major modifications to the site plans submitted as a companion to this request (23-JDP-86a&b), the Applicant shall submit an updated Master Development Plan for all lands within the Planned Development District. The updated Master Development Plan shall address all requirements for Master Development Plans as enumerated in Section 4.15(F)3 of the City of Hollywood’s Zoning and Land Development Regulations.
2. If there are major modifications to the site plans submitted as a companion to this request (23-JDP-86a&b), the Applicant shall submit documentation demonstrating the modification’s compliance with all requirements of Section 4.15 of the City of Hollywood Zoning and Land Development Regulations and the adopted Master Plan Development Guidelines.
The following modifications to the Planned Development Zoning District are being requested as part of the Rezoning request and establishment of the Master Development Plan:
1. Provide parking supply rates (restaurant and office) outlined on Sheet SP-0 prepared by Sun-Tech Engineering Inc. dated, 08/22/24 (Exhibit B -Master Plan Set, pg. 3 “Parking Tabulation”); and
2. Reduce internal and external setbacks from 25’ to 15’ to public Right of Ways.
It is noted that after the Planning and Development Board meeting the applicant worked with staff to satisfy a previous staff condition presented to the Board. The condition pertained to the refinement of language in Section 6.1 of the Master Development Guidelines regarding the permissibility of drive-through uses within the PD.
Planned Development zoning districts are intended to provide greater flexibility by allowing applicants to modify existing zoning standards or create new ones tailored to the Master Development Plan being established through the rezoning process. The Park Road PD includes the Master Plan Development Guidelines (EXHIBIT B) will form part of the rezoning ordinance.
The proposed rezoning and future site plan application requests will facilitate a mixed-use development, create open space and recreational areas, increase the City’s housing stock, expand the existing commercial footprint of the City and spur economic growth through the remediation and repurposing of underutilized and contaminated lands.
At second reading of this ordinance, a companion resolution will be presented for the design and site plan request to enable the above listed uses.
It is noted that the Development Guidelines are intended to form part of this PD zoning district and shall guide all future development within the Master Development Plan. Any request to modify (major or minor) or change the Master Development Plan or Site Plans approved at the time of PD adoption must align with the Development Guidelines of the PD zoning district and the Zoning and Land Development Regulations (ZLDR) standards in effect, unless expressly stated in the PD zoning regulations and Master Development Plan Development Guidelines.
Background
Park Road Developments LLC ("the Applicant") was selected as the successful respondent to the City of Hollywood's Request for Proposals issued in 2018 for a public-private partnership (“P3”) to redevelop the property. The site in question has a history of use as a landfill and for Public Works operations, currently owned by the City. The subject property was designated as a Brownfield under the Florida Brownfield Redevelopment Act, F.S. § 376.82 by the City Commission on July 13, 2011. This designation is crucial as it targets the revitalization of properties that are idle or underutilized due to environmental contamination. Participation in the Brownfield program is anticipated to result in increased economic productivity at the site, either upon completion of the cleanup or potentially even sooner, as the redevelopment progresses.
On September 4th the City Commission adopted on first reading the proposed land use plan amendment (23-L-86) to redesignate approximately 34 acres of land located at 1600 S. Park Road from Utilities (UTL) and Parks and Open Space to General Business (GBUS) and High (50) Residential (HRES). This was the first phase in a multi-step land use (entitlement) process necessary for the redevelopment of the site.
On December 10, 2024, the Broward County Board of County Commissioners held a public hearing in accordance with Chapter 163, Florida Statutes, and voted to adopt Ordinance Number 2024-42, amending the Broward County Comprehensive Plan, to permit the aforementioned Land Use Plan Amendment.
The amendment was approved subject to the applicant’s voluntary commitment to restrict 15% of the proposed dwelling units as affordable housing units at the “moderate-income” level or below (up to 120% of median income) for a minimum of 30 years. The County Ordinance and Staff Report is attached.
Subsequently, on February 5, 2025, the City Commission adopted the land use plan amendment on second reading to enable the redevelopment of the property into a mixed-use development.
Fiscal Impact:
The approval of this ordinance will support the existing public-private partnership (P3) for the redevelopment of the site at 1600 S. Park Road which will improve the City’s fiscal health. Through the redevelopment of underutilized public land into a mixed-use development, the City will experience increased property tax revenues and economic growth through the creation of 531 temporary jobs and 164 permanent jobs on the site. This redevelopment of the former landfill site will not only expand the tax base but will also leverage private investment to minimize financial risk to the organization, ensuring substantial long-term benefits for the City.
Conclusion:
In summary, the proposed ordinance to rezone approximately 22 acres at 1600 S. Park Road is crucial for advancing the City’s economic vitality. This zoning change will enable the previously amended land use designations on the site and will allow a mixed-use redevelopment, enhancing the City’s tax base and supporting sustainable growth. With the Planning and Development Board’s approval and staff recommendation, this amendment promises significant long-term fiscal benefits, including increased property tax revenues and economic development, while effectively leveraging private investment and minimizing financial risk.
Attachments
Attachment I Planning and Development Board Staff Report with supporting documents
Attachment II Survey
Attachment III Broward County LUPA Ordinance & Backup
Recommended for inclusion on the agenda by:
Anand Balram, Planning Manager
Andria Wingett, Director, Development Services
Raelin Storey, Assistant City Manager