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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.
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 proposed height of the building is 30 stories/365 feet. The Related Group and its architects designed the building to have the least impact on neighboring properties and the beach through a tall, slender design situated on the western third of the site adjacent to A1A. This design preserves existing view corridors and through a year-long sun/shade study.
The proposed financial benefit to the City is based on 374,600 SF of residential (sellable) space and 5,000 SF of commercial (the proposed restaurant). 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.
The City has assembled a highly qualified team of real estate and legal experts to help negotiate the best deal for the City and its taxpayers. The City team is committed to presenting a deal to the City Commission for consideration and approval that not only fairly compensates the City and its taxpayers for the use of a portion of this approximately 4 acre site for private development, but maximizes the public amenities and benefits, both the short and long term, on the site.
Proposed Financial Benefit to the City (under negotiation)
UPFRONT PAYMENTS TO CITY
$35M Estimated Total
Funding for Public Improvements (Community Center/Park/Public Plaza and Restaurant)
Lease Execution Payment
12.5% of total Condo Sales (estimated at $280M less the public improvements)
RECURRING REVENUE TO CITY
99 YEAR LEASE TERM (estimated)
$1.02B @3% increase
$18M @3% increase
Guaranteed Annual Rent
Participation Rent (30% of gross retail rental revenues)
$44M @3% increase
$243M @3% increase
*Plus adjustments for inflation every year based on changes to the Miami/Fort Lauderdale/West Palm Beach CPI. Historic average is 2.3%
**The city currently receives approximate $240,000 a year in parking revenue for the parking lots and on-street spaces
These are terms that will need to be delineated in the Comprehensive Agreement, but the way it is proposed, at the end of 99 years, the improvement would belong to the City.
The public portion of the parking garage is proposed to have 100 covered public parking spaces inside the parking garage to be managed by the City. There are an additional 58 on-street public spaces proposed along Surf Rd., Bougainvillea and Azalea Terraces. 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.
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.
The restaurant is currently proposed to be incorporated into the same structure as the community center which is planned 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. Please keep in mind, 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. This is also true for the terms of the agreement between Related Group and the City for the lease and operation of the restaurant space.
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 25,000 SF community center and 5,000 SF banquet hall/ballroom is being proposed.
Harry Berry parks will expand from an existing 22,000 SF park to 36,000 SF and will include public restroom facilities, showers and an updated children's playground.
The proposal calls for the preservation and enhancement of 25,000 SF of dune. Any construction activity or planned improvements that impact the dune structure will require mitigation of those impacts as governed by the Florida Department of Environmental protection. Mitigation plans that replace or rehabilitate dunes will be required as part of the permitting process.
The proposal calls for 58,430 SF of public plaza open space west of Surf Road, a 13,100 SF landscaped Sculpture Park along A1A and 36,000 SF of park space between the project and neighboring Summit Towers.
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.
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.
The Comprehensive Agreement will address the long term maintenance of the overall site and of the new structures. A mechanism such as a maintenance fund or reserves can be required to be established that would ensure money is put away to provide for the repairs and renovations that are expected over the long-term life of facilities/buildings like the ones proposed.
The City is working with Related Group to schedule additional community outreach meetings to gain input on the public amenities (community center, parks, public plaza areas) included within the redevelopment proposal. Once scheduled, these meetings will be posted to the City’s website, social media sites, and shared with neighborhood and civic associations and other project stakeholders. Already, representatives from Related Group and City staff have met with adjacent property owners and interested neighborhood and civic groups.