DEVELOPMENT ALERT - UPDATE 6/6/08
Request for Moratorium of Downtown High Rise Projects and new Zyscovich Plan
The HLSCA Board of Directors has requested that the City of Hollywood impose a moratorium of future downtown high rise development projects in order for the City to review and finally enact the 2003 Zyscovich and Associates "Downtown Vision and Master Plan with zoning guidelines." The Zyscovich plan was never made into zoning law, despite the urging of the HLSCA and numerous other Hollywood residents. Now, developers are bringing plans for 25 story high rise buildings to the vacant properties surrounding the ArtsPark at Young Circle. The HLSCA is imploring the City to enact these guidelines and give the residents and taxpayers of Hollywood an opportunity to voice their opinions and concerns regarding the height, scale and massing of future downtown projects. Below is our letter to the City Commission:
March 5, 2008Mayor and Commissioners
City of Hollywood
P.O. Box 229045
Hollywood, FL 33022
Re: Downtown Redevelopment
Mayor and Commissioners:
The Hollywood Lakes Section Civic Association (HLSCA) Board of Directors has been monitoring closely the City and CRA’s efforts to redevelop certain properties in Downtown Hollywood as the Downtown area borders the Hollywood Lakes neighborhood. One recent project in particular, the Block 58 WSG Arts Park Village project on the southeast corner of Young Circle, is a project that we have been working closely with the CRA and the developer in an effort to minimize the effects of the proposed scale, height and massing. In an attempt to recognize the burdens facing WSG on Block 58 and acknowledging WSG’s willingness to donate land for construction of a school on the property, the HLSCA agreed not to oppose the 25 story height element of this project. A letter stating our position was presented to the P&Z Board and the DRB late last year.
I want to make it perfectly clear that the HLSCA does not support the 25 story height element of the WSG project. On the contrary, we are very concerned about this height especially if granting this height element would set a precedent for other downtown redevelopment projects. We only agreed NOT to oppose the 25 story height element as a way of recognizing the burdens facing WSG on Block 58 if the City enacted zoning that would prohibit other downtown projects from building to excessive heights. I have attached this letter for your review.
As our letter to the P&Z Board and DRB stated clearly, we are concerned that the Bernard Zyscovich and Associates "Young Circle Urban Design Vision" dated July, 2003 was never codified. Now, it has come to our attention that another developer, Southern Facilities, has submitted plans for their project on Block 55 (northeast corner of Young Circle) for a 25 story high rise building. This is exactly what the HLSCA Board and Lakes residents were concerned about. Even before the WSG project has received your final approval, we have yet another downtown project coming in at 25 stories. The HLSCA Board finds this totally unacceptable and implores you to impose an immediate moratorium on future downtown development projects until the City has the opportunity to enact zoning regulations that will control excessive height, scale and massing in and around Young Circle.
As you know, the City of Hollywood paid Bernard Zyscovich and Associates over $100,000.00 to create the 2003 Downtown zoning guidelines that were never adopted. During this period, there were numerous public hearings and town hall meetings where the public had an opportunity to see, hear and comment on the Zyscovich plan. The same can be said for last year’s Hollywood Beach Zyscovich planning effort and moratorium. Numerous meetings were held and, as a result, a superior plan was created AND enacted into law. Now, at the whim of the CRA, the City is ready to dispense with the 2003 Zyscovich plan for downtown Hollywood and allow 25 story structures WITHOUT any public input.While we are not advocating spending more money with the Z Team, we are asking the City to revisit downtown zoning guidelines, hold additional public hearing(s) (if necessary), modify, (if necessary) and enact the Zyscovich guidelines once and for all before another downtown redevelopment project comes before the City Planning Dept. The City of Hollywood owes this much to its citizens and taxpayers who will have to live with today’s zoning decisions well into future.
Thank you for your consideration.
Respectfully,
Terry Cantrell
President
Hollywood Lakes Section Civic Association
- New Zyscovich Initiative
On June 5, 2008, the City and the CRA held a public meeting on the proposed Zyscovich Downtown Zoning effort at City Hall. Bernard Zyscovich made a presentation and reviewed the 2003 plan his consulting firm created. This plan was never adopted by the City of Hollywood and now, the City is ready to revised the plan and make it into law.This was the first in a series of meetings on the Z Team plan. Questions were taken from the audience. The consensus among many at City Hall and in the community is that despite the feared effects of excessive height around the ArtsPark, the existing 15 story zoning may give way to more height as long as this height is not massive in design. In other words, by using Floor Area Ration calculations as a means of limiting density for future downtown projects, height may exceed 15 stories but the massing of the buildings will be minimized, especially towards the surrounding residential neighborhoods. The floor area ratio (FAR) is the principal bulk regulation controlling the size of buildings. FAR is the ratio of total building floor area to the area of its zoning lot. Each zoning district has an FAR control which, when multiplied by the lot area of the zoning lot, produces the maximum amount of floor area allowable in a building on the zoning lot. For example, on a 10,000 square-foot zoning lot in a district with a maximum FAR of 1.0, the floor area of a building cannot exceed 10,000 square feet. The 2003 Zyscovich plan called for a maximun FAR of 3.75 in Downtown Hollywood. Below is a graphic example of FAR:
Floor Area
Ratio (FAR) Explained
A FAR of 1.0
The illustration above shows a
Floor Area Ratio (FAR) of 1.0. This simply means that, if the area of the plot is 10,000
square feet, then 10,000 square feet of gross floor area has been built on the plot. The
illustration above shows a 4-story building covering 1/4 of the site, giving a FAR of 1.0.
Four floors of 25 square meters each are built on a site of 10,000 square feet.
The reference design for
carfree cities is based on a FAR of 1.5. Here are some ways to get to a FAR of 1.5:
It will be noted that a FAR of
1.5 is quite high, although this density is not unusual in
carfree.com
Copyright ©1996-2002 J.Crawford
Block 58, Southeast corner of Young Circle/ArtsPark
Mixed use project at 17th Ave. and Harrison Street - Latest News on the Project
Here is a history of the Block 58 (formerly known as the Hart Project):
In February, 2005, the City Commission was informed that the original Block 58/Hart Project was in the process of being revised. The developers notified the City that they were withdrawing their plans for the theater and starting over again with the design. There is still an on-going lawsuit over the Hollywood Bread Building parking garage. The original plans to construct a proscenium theater where the old movie house is located have been scrapped. On Nov. 14, 2006, the CRA agreed to a settlement of an ongoing lawsuit regarding ownership of the Bread Building Parking Garage. In the settlement, the CRA/City will receive satisfaction of some of the delinquent payments for the numerous loans granted to the original Hart LTD developers, Patricia Peretz and Gary Posner.
The original hi-rise project had been given "conceptual approval" by the City Commission acting as CRA Board of Directors. Originally, a 15 to 17-story hi-rise condo with retail shops was slated for the lot currently occupied by the old Hollywood Bread Building. This hi-rise would have been constructed on the southwest corner of the property at Van Buren Street and Federal Hwy. The property is currently zoned for 5-stories so a zoning change would be required. The revised Hart project now includes a plan for a new "Charter" school to be built east of 17th Ave. on Van Buren Street behind the Art and Culture Center. This will replace the Charter School that is currently operating on the first four floors of the Home Building, grades K through 8th. The existing charter school opened in 2004.
All setbacks and height restrictions would have conformed to the Zyscovich guidelines, informally adopted by the City. The height restrictions call for a maximum permissible height at 17th Ave. and Harrison Street of 55' with an increase to 80' at a point 15' west of 17th Ave. The permissible height limit at 17th and Van Buren Street is 55'.
MOST RECENT EVENTS:
On May 9, 2007, the CRA voted to approve a new development agreement with a new company, WSG Hollywood, LLC. WSG is an established developer of apartment, condo and office projects around the country. In the new deal, the City will be compensated for the 3.5 million dollars in delinquent loans left by the former developer, Hart District, LTD. (Gary Posner and Patricia Peretz). Most significant in the new development agreement is a commitment by WSG to give 27,000 square feet of property at 17th Ave. and Harrison Street to Charter Schools USA so a new school can be built to house the existing Hollywood Arts and Sciences School. The above mentioned plan to move the school has been abandoned. This pleases the HLSCA Board of Directors and also allows the project to qualify for a two (2) story or 25' height variance from 15 to 17 stories as per the Zyscovich downtown guidelines. The HLSCA is still concerned about other unresolved issues such as building design and traffic flow for both the school and the new apartment/retail building. Some of these issues are becoming clearer now as the developer has applied for rezoning and has submitted plans to the City.
THE LATEST PLANThe Block 58 project (formerly known as the Hart LTD project) located on the southeast corner of Young Circle, has a new developer, WSG Development Group. As reported in the June 2007 Lakes Newsletter, WSG has acquired the property and submitted plans to the Technical Advisory Committee (TAC) in August. The HLSCA Planning and Zoning Committee reviewed the plans and met with the developer and Downtown CRA Director, Neil Fritz in early August. Much to our surprise, the plans call for a 25 story high rise tower on the corner of Federal Hwy. and Van Buren Street. The project steps down to 10 stories at 17th and Harrison Street and the Hollywood Academy of Arts and Sciences new building will be 5 stories located at the corner of 17th Ave. and Van Buren Street. Happily, the school location is exactly where the HLSCA Board suggested it be built. However, the massing and height of the proposed high rise element of the project far exceed the existing 150 feet or 15 story zoning and totally ignores the City’s paid consultant, Bernard Zyscovich’s recommendations of 17 story maximum height if a public use (school) component is included in the project. It appears that the City is ready to dispense with the $150,000.00 Zyscovich Downtown Master Plan recommendations that, it turns out, were, regretfully, never made into law. It is now felt by some that the Zyscovich guidelines may not produce the best architectural designs as they promote flat, stocky or bulky structures, ala the Radius project. It remains to be seen if the City will ask the Zyscovich group to revisit their recommendations in light of the ever changing real estate and development market.
This 25 story height concerns the HLSCA Board greatly as it may set a precedent for other yet to be designed downtown projects and could also create a "concrete canyon" effect surrounding the ArtsPark. As it stands today, when sitting in the center of the Artspark and looking towards the northwest, one is confronted with a huge mass of concrete and glass called the Radius project, built with at least a dozen setback variances (yet only 14 stories tall). Think of that same effect when looking in all directions from the center of the ArtsPark if every project got a height variance to 26 or more stories. However, after meeting the developer, the HLSCA Board has a better understanding of the rationale behind the need for additional height on Block 58. WSG has taken on a number of hardships or encumbrances with this project. First, WSG had to pay off a number of bad loans made by the prior developer, Hart, LTD. Then, the City required WSG to donate 27,000 square feet on the property to Charter Schools, USA so they can build a new school facility on Block 58 as this was part of the original plan that got City approval back in 2003. Finally, WSG has to deal with an existing 19 story high rise condo/office building, the Home Tower, on Block 58 that was constructed in 1966 with no on site parking. The school and the Home Tower have, in effect, minimized the amount of land available to build on. Hence, their need for additional height. Although not near a final design, WSG plans to construct a project that will look similar to the renderings shown below. These drawings shows the main tower with the terraced roofline, the five story charter school at 17th and Van Buren and a proposed eight story office building with parking garage at the corner of 17th and Harrison Street next to the existing Home Tower (shown as a shaded block). Again, there is no final architectural design as of this writing. These rendering is purely conceptual.
The HLSCA met with WSG and Charter Schools USA in December, 2007 to work out the design details for the charter school's proposed new building at 17th Ave. and Van Buren Street and the proposed office tower at 17th Ave. and Harrison Street. The original design called for unacceptable height at these locations so the HLSCA was able to gain a reduction in the height and scale for these two structures. The school building will be 55' above the street with a playground on the roof top that will be set back from the edge of the parapet wall. The office tower was reduced from 110' to 90' from street level.
The HLSCA Board of Directors is working very closely with WSG, the Downtown CRA and the Dept. of Planning to insure that the plan for this project addresses our concerns regarding height, massing, traffic flow in and around the neighborhood and, most importantly, that this excessive height does not become the de facto standard for new development projects in downtown Hollywood. There is still a long way to go for this project but we recognize the unusual circumstances and financial issues that WSG has to deal with and appreciate the opportunity to be involved in the design process during these early stages. The project received approval from the Planning and Zoning Board for Planned Development zoning status in late November.On April 2nd, the City Commission passed on first reading, the tentative plan for the project by a vote of 4 to 3 (voting in favor were Comm. Asseff, Blattner, Furr and Sherwood). However, discussions are on going regarding the possibility of lowering the tower height and/or relocating the school to another suitable property near downtown before the second and final reading. The HLSCA has learned that the design for the project is undergoing many changes such as a lowering of the residential tower, improved setbacks and more parking. The school may to relocated off of the Block 58 property, as well. Second and final reading may be as early as June 18th. Stay tuned for more on this ever changing project.
The HLSCA Board of Directors is very interested in hearing your thoughts on this project. Call us or write to us at info@hollywoodlakes.com
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Below is a review of the many downtown projects currently proposed and under review by the City. With the poor real estate market conditions currently, these plans may come to fruition:
Project #1 - SOUTHERN COMMONS
The City of Hollywood recently approved the development of a 19 story hi-rise mixed-use tower facing Young Circle Park in Downtown Hollywood. This tower would be located where the historic Great Southern Hotel is currently. The plans call for seven (7) floors of non-public parking and twelve (12) floors of condominium apartments of varying sizes. There will be retail on the first floor. The property is less than one acre in size. The original plans called for total destruction of the historic Great Southern Hotel. Now, two and half sides of the Great Southern will be restored and preserved in the revised plans. The entire project is pending the outcome of the Mach Building eminent domain lawsuit appeal which the City of Hollywood won in the spring of 2008. The court originally ruled in favor of the Mach family. The Mach family has appealed the final court ruling to the Florida Supreme Court however, it is not likely the Court will hear thecase for various reasons. In addition, the Hollywood Historical Society has been sued by the developer over the retraction of support for the facade easement agreement signed in 2005. This lawsuit is still pending.
Project #2 - Radius (formerly La Piazza II) - Retail and condos at Tyler St. and Federal Hwy.
The developers of the La Piazza I project on Young Circle have received full approval for a second project across the street at Tyler St. between 19th Ave. and Federal Hwy. This project originally included a low-rise 3 to 5 story structure that would face Young Circle where the old Moy's Restaurant was located and a hi-rise 15 story condo structure at the corner of 17th Ave. and Tyler St. Conca D'ora would remain as is and the project would be built around their building. This project has many city incentives that are still being examined and would include a six story parking garage across the street from the Post Office as well as many financial benefits to the developer. Based upon recommendations by the City's Visioning consultant, Zyscovich and Associates, the entire project was redesigned and now includes a 13 story tower facing the Artspark at Federal Hwy. and Tyler Street. At the April 21st, 2004 Commission meeting at City Hall, the Radius - La Pizza II project was approved. To download a rendering of newly designed Radius project: Radius Rendering.pdf The project recently changed ownership from the Hollywood pioneer Berman family to an out of state developer, Lane Investment & Development Corporation. Still pending is an office tower development at 19th Ave. and Tyler Street called Radius II. No plans have been formally submitted to the City as of June, 2008.
Project #3 - Publix Parcel
The Publix parcel has been sold to a large development firm, Equity One. The proposed plan calls for more condo hi-rises, possibly as high as 18 stories, with retail on the first floor. Rumor has it that Publix will stay with a new, two story version incorporated into the project. Stay tuned for more details.
Project #4 - Block 55 (Bus Station) Parcel
Southern Facilities, the same developer who is working on the Great Southern parcel, has acquired most of Block 55 on the northeast corner of Young Circle. Their first plan for a 20 story high rise was rejected by the City for a variety of reasons, most notably, the project's lack of compliance with the de facto Zyscovich guidelines. A second design was presented to the City in April, 2008, for a 25 story high rise project (see rendering below). This design was also rejected by the City. The HLSCA Board is firmly opposed to this second design and has formally told the City of our opposition.
Proposed Design for High Rise Tower on Block 55 (Greyhound Bus Station property)
SIZE AND MASSING ISSUES
The HLSCA Board of Directors continues to work with the City of Hollywood Office of Planning and the Historic Preservation Board regarding oversized construction in the Lakes neighborhood. In an effort to maximize the utilization of property space, more and more property owners are constructing large, "Weston" style homes in the area. These new homes are typically too large in size and massing for the surrounding homes and create a "canyon" effect. The HLSCA is concerned about this trend and would like your input and comments. Please contact us at the Feedback page.
The National Trust for Historic Preservation has published a report on "Taming the Teardown Trend - Protecting America's Historic Neighborhoods" which reviews the problems caused by proliferation of large, oversized and out of scale homes in a historic neighborhood such as our Lakes neighborhood. To download this report, click here: Teardown Trend
