Hollywood commission approves first reading to reclassify 1301 South Ocean Drive; opponents urge pause

The Hollywood City Commission voted 5–2 on Dec. 10 to approve on first reading a land‑use plan amendment that would reclassify 2.98 gross acres at 1301 South Ocean Drive from “community facility” to “medium‑high residential” (25 units per acre), a step the city says will allow future private residential development tied to a public‑private partnership. Mayor Levy presided.

Andrea Winget, director of development services, told the commission the question before them is narrowly legislative: whether to change the land‑use map. She said staff’s technical review found sufficient infrastructure capacity and recommended protective measures — including restrictive covenants to preserve open space east of Surf Road — even as the Planning & Development Board had recommended denial at an earlier hearing.

Keith Polikoff, attorney for Related Group (the project’s P3 partner), presented a redesigned proposal the team says is smaller and more protective than earlier iterations. “The project before you today is a drop from 190 to 111 units,” Polikoff said, adding the developer proposes 74 units on the 1301 parcel plus 37 units shifted from an adjacent city parcel to reach 111 units. He described dune preservation, park improvements to Hairy Berry Park, sea‑turtle‑compliant lighting and a net increase in pervious area from 54,994 to 72,095 square feet.

Residents packed the chamber for more than 36 public speakers. Many civic groups and neighborhood associations urged the commission to reject the amendment or send it back to the Planning & Development Board. “Not every single inch of the beach needs to be developed,” resident Lori Bembanaste told the commission. Multiple speakers cited resiliency concerns, possible land‑use conflicts with county guidance, and a fear that approval would set a precedent for further development of public beachfront lands.

Speakers also raised questions about the financial structure: a previously signed 99‑year ground lease and the fiscal assumptions tied to the P3. Polikoff and city staff said the comprehensive agreement and lease are already in place and that CBRE‑sourced estimates show substantial net present value to the city, including an upfront lease payment the applicant characterized as approximately $71,000,005.68. Critics warned a long‑term lease on public land could limit future public control and said revenue projections deserved independent review.

Commissioners debated process and prudence. Some members — citing the large revisions to a plan originally considered in 2023 and contractual minimums in the Comprehensive Development Agreement — urged returning the matter to the Planning & Development Board or securing independent financial analysis first. Others said the redesign reduces scale and that restrictive covenants and upcoming site‑plan review would retain public protections. Concerns about evacuation and sea‑level rise were discussed; staff and the applicant described the amendment’s transportation and evacuation impact as de minimis and said development would be required to meet resiliency standards.

When the roll was called the ordinance passed on first reading: Calari — Yes; Gruber — Yes; Biederman — Yes; Quintana — No; Schuham — No; Hernandez — Yes; Mayor Levy — Yes. Approval on first reading transmits the amendment to Broward County and advances the process. If transmitted and approved by county (as applicable) the project would return to city review for site‑plan approval and any required amendments to the Comprehensive Development Agreement.

The outcome is procedural rather than final: the land‑use map change allows future development steps but does not authorize construction. Opponents said they will continue to press for a referendum or other remedies; proponents said the agreement would fund a rebuilt community center, park improvements and other public benefits.