Hollywood occupies a strategic position in central Broward County — bordered by Fort Lauderdale to the north, Miramar to the west, and the Intracoastal Waterway to the east. It governs development through its own Zoning and Land Development Code, layered with the Broward County Land Development Code for certain countywide standards. The city's most active redevelopment market is the Downtown Hollywood CRA corridor — a distinct overlay environment with its own design and density rules.
Hollywood's Zoning and Land Development Code
The City of Hollywood Zoning and Land Development Code establishes all zoning districts, permitted and conditional uses, development standards, and approval procedures within city limits. Major district categories include:
- RS (Residential Single-Family) districts: RS-1 through RS-6, with density scaling by suffix.
- RM (Residential Multi-Family): RM-9 through RM-50, accommodating a broad range of apartment and condo densities.
- B (Business) districts: B-1 through B-5 plus specialized categories such as B-MU (Business Mixed-Use) along primary corridors.
- I (Industrial) districts: I-1, I-2 for light and heavy industrial uses in western Hollywood.
- PRD (Planned Residential Development) and PCD (Planned Commercial Development): Negotiated planned categories that allow customized standards in exchange for design commitments.
For projects involving state road frontages — US-1, I-95 interchange areas, Hollywood Boulevard — FDOT coordination under access management rules (Rules 14-96 and 14-97) is required in addition to city approvals.
The Downtown Hollywood CRA Overlay
The Hollywood Community Redevelopment Agency (CRA) oversees the Downtown Hollywood district, centered on Young Circle (now Harrison Street Circle Arts & Entertainment Center) and extending along Hollywood Boulevard and Harrison Street. The CRA overlay operates on top of base zoning and imposes:
- Design standards: Building frontage activation, façade articulation, and street-level uses are regulated to reinforce a walkable downtown character.
- Height allowances: The overlay generally allows greater heights than surrounding base residential districts.
- Density incentives: Within the CRA, the city has historically supported mixed-use projects combining retail, restaurant, and residential uses at higher floor area ratios than the base district permits.
- CRA financial participation: The CRA board may negotiate design commitments or public realm contributions from developers seeking maximum density approvals.
Projects within the CRA overlay should expect CRA staff involvement in the development review process. Engaging the CRA early — ideally at pre-application — shortens the technical review cycle.
The Approval Process in Hollywood
Step 1 — Pre-application meeting. The Hollywood Development Services Center facilitates pre-application conferences. Staff will identify the applicable zoning district, CRA overlay status, and any required variances, conditional uses, or site plan approvals.
Step 2 — Development Review Committee (DRC). Multi-department technical review covering planning, engineering, public works, fire, and utilities. DRC deficiency letters must be fully resolved before the application advances.
Step 3 — Planning and Development Services or Planning and Development Board. Reviews site plans, variances, and conditional use permits. Quasi-judicial matters require a public hearing.
Step 4 — City Commission. Final authority for rezonings, comprehensive plan amendments, and major development orders. Larger CRA-area projects may also require CRA Board approval.
Flood and Broward County Compliance
Like all Broward municipalities, Hollywood operates under the county's updated FEMA FIRMs effective July 31, 2024. Finished floor elevations must meet the highest of three elevation benchmarks under Broward's local flood standards — a stricter threshold than the federal NFIP minimum. Beachfront and Intracoastal-adjacent projects face additional coastal construction and SFWMD ERP requirements. The SFWMD Environmental Resource Permit process runs parallel to local approvals for any project affecting drainage.
A Hollywood development project that spans the CRA overlay and base zoning requires precise early analysis. Our team provides forensic site analysis identifying district classification, CRA overlay status, and the full approval pathway before you are under contract. Contact us for a free consultation.
FAQ
Q: Does the Downtown Hollywood CRA overlay change what I can build?
A: Yes, materially. The CRA overlay allows greater heights and densities than surrounding base districts and imposes additional design standards on building frontages and street-level uses. Projects within the CRA boundary are also reviewed by CRA staff, and CRA Board approval may be required for projects seeking maximum density benefits. Confirm overlay status and CRA involvement requirements at pre-application.
Q: Does Broward County's code apply inside Hollywood city limits?
A: Not for most zoning matters — Hollywood has its own Zoning and Land Development Code. However, the Broward County LDC sets countywide flood elevation standards that apply within all Broward municipalities, and county traffic and drainage standards apply to projects impacting county roads.
Q: What is the difference between a variance and a conditional use permit in Hollywood?
A: A variance deviates from a specific dimensional or development standard — setback, height, lot coverage — when strict compliance causes unnecessary hardship due to unique property conditions. A conditional use permit (CUP) allows a use not typically permitted in a district under predefined conditions. Both require a public hearing before the Planning and Development Board. The legal standard for each is different; an application that conflates them risks denial.
Q: How long does a site plan approval take in Hollywood?
A: An administrative site plan can be approved in 30–60 days. Projects requiring board review — CUPs, variances, major development orders — typically run 60–120 days. Rezonings requiring two public hearings run 90–180 days. Completeness of the initial submittal and early DRC engagement are the primary variables.
Q: Do FDOT permits apply to projects along US-1 in Hollywood?
A: Yes. Projects fronting US-1 or other state road facilities must coordinate with FDOT under access management Rules 14-96 and 14-97. Connection permits, median opening approval, and access spacing compliance are required in addition to city development approvals.