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The proposed redevelopment project is located at 1301 S. Ocean Drive on the barrier island. This approximately 4 acre site is located south of Hollywood Boulevard on A1A, adjacent to the Summit Towers Condominium Complex and just north of the Diplomat Beach Resort, Quadomain Towers, and Trump Hollywood Condos. The property currently houses the Hollywood Beach Culture and Community Center, Harry Berry Park, and two asphalt surface parking lots.
The Warranty Deed allows for development of the property. The Deed, created on December 31, 1974, states in part that the Mailman Development Corporation conveyed the property to the City of Hollywood for "open space, park, recreational, and other public and municipal purposes." SEE WARRANTY DEED.
The State of Florida Public Private Partnership (P3) statute requires a proposed project "serve a public purpose.” SEE FLORIDA STATUTE CHAPTER 255
Proposed improvements to serve a public purpose include:
The proposal, Deed and use of the P3 statute align.
The project team continues to work with the community on the public improvements they would like to see at the property. Feedback from the community to date has indicated the following are important aspects for the project:
Overall public use and access to the site will be enhanced, not diminished, under the proposal. The Related Group's proposal currently provides for additional public access points to the sandy beach with ecologically sensitive dune crossovers that will protect and enhance the dune and provide gently sloped ADA accessible walkways.
While the original proposal included 300 rental units as option A and condominium units as a secondary option, based on feedback from the Commission, the Related Group revised its proposal to make option A condominium units. Under this revised proposal the unit size and number of units has not been finalized, but density has been reduced to 190 units.
No, the swimming pool will be located over the condominium parking structure and will be accessible only by those residing in the building.
Yes. The residential component will front A1A and the public community center will be oceanfront. Both buildings will be separated by the parking garage structure. A residential amenity deck is planned for the top of the parking structure. Parking for the public community center will be on the ground floor and along the streets.
The proposed height of the building is 30 stories/347 feet. The height of the building should be looked at in context to other neighboring buildings in the south central and southern sections of Hollywood Beach. Both Hyde properties, the Diplomat, Trump Hollywood and Ocean Palms are taller ranging from 431-483 feet, while the heights of the older Summit and Quadomain buildings are 277 feet and 311 feet respectively. A Commission request to understand how a reduction in the proposed height of the project would impact the financial benefit to the City and its taxpayers, as well as the feasibility of the project, is currently being analyzed.
The Related Group has negotiated a proposal based on financial benefits and public improvements for the City. The Related Group project was selected, in part, because the proposed height and density was consistent with existing structures in the area, and was smaller and less dense than other proposals submitted to the City.
Yes. The property is zoned government use, a designation that does not limit density or height. The proposed density for this building would be less than the building to the north and south of the property. The residential component of the project is consistent with the neighborhood.
No, the residential building will be set back further from the beach than neighboring residential buildings, and not block views from adjacent buildings.
No. Due to the position of the building, shadows are expected to be similar to those cast by neighboring buildings. Depending upon the season, shadows are expected to begin to appear on the sandy beach after 4:00 p.m.
The City will retain ownership of all of the land and all of the public facilities. Portions of the property will be leased from the City for a term of 99 years.
There is no renewal provision in the Comprehensive Agreement or Lease. Any extension request in the future will be at the City’s full discretion to approve or deny if the Tenant (the condominium association) should decide to seek an extension of the lease. The way the agreement is currently proposed, at the end of 99 years the improvement would belong to the City.
The project, as currently proposed, will generate more than $1 billion in new revenues to the City over the life of the 99-year lease. The initial rent and new public facilities are estimated at $40 million, which will be paid within the first few years of the lease. Thereafter, the City will continue to receive more than $3.5 million annually to help fund services City-wide, as well as an additional $3.9 million annually to Broward County, Broward County Public Schools, water districts, and hospital districts.
Under the currently proposed terms, the City is projected to receive:
Other key terms include:
PLEASE NOTE: Terms provided are part of a proposal. Negotiations are ongoing and the terms are subject to change.
State law mandates maintenance, the comprehensive agreement, and most importantly the ground lease will also include language to reinforce the State law and allow the City to enforce maintenance requirements.
The public portion of the parking garage is proposed to have 90 covered public parking spaces inside the parking garage to be managed by the City. There are an additional 68 on-street public spaces proposed along Surf Road and Bougainvillea Terrace. The total number of public parking spaces as proposed is 158, which is 37 more than the current 121 spaces on site today. The overall garage is proposed to be three floors and contain 467 spaces. The garage will feature an expanded vehicular clearance with a minimum of 15 feet of clearance to accommodate high profile vehicles, vehicles with roof racks and those that carry recreational equipment.
Parking rates will be set by the City and will mirror existing parking rates at other City-operated parking garages on the beach.
The property will be built in phases with each component constructed independently.
The Related Group’s proposal include a complete traffic study that showed all nearby intersections and roadway segments will continue to operate within the established level of service standards. The proposal includes an adjusted traffic flow on Surf Road to allow traffic to continue South from Jefferson to Bouganvilla Terrace.
A 4,600 SF public restaurant/coffee shop/snack bar is proposed for the easternmost portion of the development overlooking the ocean. The restaurant is proposed to be located on the ground floor at the southeast corner of the project. The project is in the conceptual stage and community input, as well as the full entitlement process will need to take place to finalize the site plan, lease agreement and operational agreement.
The existing community center is a utilitarian structure built in 1971 that was not designed to take advantage of its premier location on Hollywood’s beautiful oceanfront. The community space is large, but has no windows and no views. It has become out-dated and is not a desirable venue to rent for special occasions such as weddings, anniversaries, bar and bat mitzvahs. In 2018, the City hired an engineering firm to assess a persistent problem with mold and fungal growth in the building. The cause of the problem was traced to issues with the concrete slab and moisture coming through the slab. The City has worked to mitigate the problem through roof work and cleaning and sealing the floor tiles, but the engineering report concluded that the vapor barrier, if installed, has been compromised likely due to the low elevation of the building and tidal flooding. The only cost-feasible solution is continued mitigation.
A new oceanfront community center is being proposed as part of this project.
Harry Berry parks will expand from an existing 22,000 SF park to 35,000 SF and will include a modernized public restroom, outdoor showers and state of the art children's playground.
Related Group is committed to enhanced beach renourishment activities by way of the dune restoration that is a component of the public facilities in this proposal. This activity is also an important step in assuring that this site is sustainable and promotes resiliency in the area. Coastal dunes help retain sand by preventing erosion, protest against storm damage, and provide a habitat for wildlife. Restoration and revegetation of the dunes will be guided by the Florida Department of Environmental Protection and follow the values and recommendations promoted by the Dune Master Plan Taskforce. The proposal calls for the preservation and enhancement of 25,000 SF of dune.
This project re-imagines the entire site, which includes removing the asphalt roadway to create a larger public green space and gathering place.
The proposal calls for 24,500 SF of public Plaza area with outdoor seating and green space facing dunes, a 13,100 SF landscaped Sculpture Park along A1A, and widened sidewalk with plaza.
The Broadwalk is not being extended to this area. The existing sidewalk that runs parallel to S. Surf Road will be improved and extended to the southern property line.
The City’s Code Compliance Division routinely issues warnings and citations for properties in violation of the City’s codes related to sea turtle lighting. Buildings constructed to be in compliance with the City’s code and Florida Fish and Wildlife regulations are not generally the properties that have compliance issues. Effort will be made to avoid impacts to the dune and Related has committed to comply with all sea turtle lighting ordinances and regulations.
The Related Group is committed to assuring that the proposal is resilient, green and sustainable. With its proximity to the beach, it is paramount that these amenities preserve the environment and can stand up to climate change over time. Both the public and private facilities will be built to standards that meet or exceed all applicable codes and will have Florida Green Building Coalition Certifications. Based on current sea level rise modeling and data, Related has proposed an elevated building design that will ensure future sea level rise or storm surge do not affect the public or private facilities. Furthermore, Related will work with the City to identify opportunities to use alternative technologies that will enhance resiliency and emergency management. Related understands the goals of mitigation and adaption, and will deliver a project that both reduces the contribution to the driving causes of sea level rise and is not harmed by its effects. This project will require close coordination with local, state and federal regulatory agencies to ensure all relevant environmental issues are addressed prior to the approval of construction plans. Related Group has extensive experience in coastal construction in South Florida, including previous coastal projects in Hollywood.
The community center and library will be developed to meet and exceed FEMA flood criteria and will be elevated to offer beachfront views from the public facility.
This project will be subject to the City’s development review process which includes a pre-application conceptual overview, technical advisory committee review and planning and development board review prior to being brought before the City Commission for final review and approval. The developer will also need a land use plan amendment through Broward County in order to get final project approval from the City Commission. This will ensure that issues such as density, traffic, utilities, and other potential impacts are all addressed prior to the project being eligible to apply for building permits.