Commission approves 110-unit Hillcrest Village PUD amendment over residents' objections

Hollywood — The City Commission on Sept. 17 approved on first reading a planned-unit-development (PUD) amendment that clears the way for an eight-story, 110-unit multifamily complex, Hillcrest Village, in the Hillcrest community. The applicant, Housing Trust Group (HTG), said the project will provide mixed-income rental housing aimed at residents earning roughly 30%–80% of area median income (AMI). The vote was unanimous on first reading.

The project site is about 2.45 acres at 1101 Hillcrest Drive and is proposed as an eight-story building with 157 surface parking spaces and a 744-square-foot office, according to the applicant. “This project really provides a direct response to the affordable housing crisis in our community,” Liz Summerstein, attorney for the applicant, said during the hearing. Traffic consultant Natalia Ocari told commissioners the project is expected to generate roughly 50 additional morning peak-hour trips and 49 additional afternoon peak-hour trips, a level the city’s review found would not change existing level-of-service ratings on nearby streets.

Why it matters: The Hillcrest PUD already contains thousands of residential units and limited capacity to add new units. Broward County rules and a county planning-council review govern how remaining development capacity in the PUD is calculated. City staff and the applicant said enough capacity exists — a small set of units remain under the PUD cap and the developer is using county density bonuses tied to providing very-low-income units to build 110 new apartments. Opponents said the county/unit math and the project’s impacts were not sufficiently explained.

Most important facts: HTG presented a unit mix of one-, two- and three-bedroom apartments and said the project will include a leasing preference for people who live or work in the City of Hollywood; the team also agreed to consider a veteran preference and said it will provide more details on that preference at the site-plan hearing. City staff recommended approval and noted the Planning & Development Board (the city’s LPA) had recommended approval with design comments. Andrea Winget, director of Development Services, said, “staff is recommending approval,” and explained that the developer will record a required off-site parking agreement to honor 24 faculty/staff spaces for the adjacent charter school during school hours.

What opponents said: Dozens of residents and building representatives urged the commission to deny the amendment or to delay action. Speakers cited concerns about traffic and school dismissal queuing, long-term parking pressure within the Hillcrest neighborhood, potential damage to older buildings during construction, and disagreements about whether the PUD has remaining capacity. Cindy Abraham, secretary of the Hillcrest Leadership Council, criticized the city’s characterization of Hillcrest in planning documents and disputed unit counts used by staff. Steve Schneider and other residents asked the commission to confirm records and to pause the process.

City and applicant responses: The applicant’s team reviewed county and property-appraiser records and presented a surveyor affidavit and county confirmation showing at least 50 unused units remain across the PUD; the team said the project needs six of those remaining units and then gains additional allowance under Broward County’s bonus policy for very-low-income units. Traffic and parking analyses were reviewed by city staff and the city’s outside consultants, and the consultants said projected trip and parking demands are within accepted levels for projects of this size in that location.

Action taken: Commissioner Lehi moved to approve the PUD amendment; Commissioner Biederman seconded. The commission approved the ordinance on first reading with a roll-call vote in favor (7–0). The item will return to the commission for required land-use adoption/site-plan approvals and detailed design review before permits are issued.

What’s next: The application returns to the commission for a site-plan hearing that will address architecture, exact site layout, drainage, lighting and construction protections. The applicant said it will present a veteran-preference option for the leasing plan before final approvals. The project team and city officials said permitting and outside agency reviews (county, state, school) remain, and construction cannot begin until those approvals are complete.

Context/background: Hillcrest was created as a PUD in 1976 and has been amended multiple times, including the large Parkview development approved in 2009–2016. The development history and recorded plat notes affect how remaining density is counted; the applicant and staff cited county planning-records and a surveyor affidavit as the primary evidence that 50 unused units are still available in the PUD. Housing Trust Group pointed to its previous Hollywood projects (Hudson Village, University Station) as precedent for operating affordable/mixed-income rental communities in the city.

Speakers quoted (selected): Liz Summerstein, attorney for HTG: “This project really provides a direct response to the affordable housing crisis in our community.” Andrea Winget, director of Development Services and staff presenter: “Staff is recommending approval.” Natalia Ocari, traffic consultant: the project’s trips were “dispersed” and would have a “de minimis” effect on peak traffic.

Ending: The commission approved the PUD amendment on first reading but residents said they would continue to press for design changes and safeguards at the site-plan stage. The next hearing will include the detailed site plan and the city’s final findings on infrastructure, drainage and construction protections.