As expensive new buildings rise in the South Florida sun, the city of Hollywood is preparing its Comprehensive Plan.  The plan, mandated by state law, will serve as a North Star through 2050.  The document elbows out of existence the last plan update from 2008 when financial markets were sinking and real estate values kept dropping, although the revisions were likely produced before the crash.  The 2008 update changed the Hollywood Comprehensive Plan from 1989, according to 1000 Friends of Florida, a nonprofit organization that advocates for smart-growth in the Sunshine State.

Now, though, governments are flush with money.  Real estate values continue to climb even though the Covid-19 pandemic is over, generating tax revenue and luring money from other parts of the country.  And developers responded by constructing business properties and mixed-use structures that included housing.  High-rent apartment buildings also continue to rise.

But while the housing market is generating lots of money for developers in the post-pandemic world, the office market is complicated by changes caused by how people adjusted to Covid-19.

What’s more, guided by state law, local governments are working with private developers to build “affordable housing” for people who meet certain income thresholds.  The money and the construction are pushing population growth in Hollywood, according to a recent report in The Miami Herald.  This increase in population also is reflected in Sunbelt migration trends and population spikes.

Of course, more people can mean more congestion on local roads.  However, a recent report shows ridership on Broward County Transit surging, bringing numbers closer to pre-pandemic levels.  And the county, which includes coverage for Hollywood, keeps working on plans to expand service options to lure more riders, even as many people love their cars and trucks.

Meanwhile, a study by LawnStarter claimed Hollywood is the dirtiest city in the Sunshine State.  The lawn care company based its findings on four categories:  pollution, living conditions, infrastructure and consumer satisfaction.

At the same time, climate change and sea level rise are competing for attention in Hollywood and across the country.  And, at a May 22 public forum, officials said they’ve added new elements to their crystal ball:  sustainability and resiliency, economic development, urban design and community safety.  These new categories join traditional areas of planning such as housing, parks and recreation, transportation, historic preservation and capital improvements.

This is the context in which Hollywood, in Broward County, puts into writing its goals, objectives and policy prescriptions.  The final plan is expected to be ready next winter.

Since I know nothing about Comprehensive Plans, I sought information from a variety of sources.  For instance, here is a Facebook link that begins with Hollywood Mayor Josh Levy speaking.

But I also got a comment from possibly his toughest competitor as he seeks a third and final term in office.  Catherine “Cat” Uden posted this comment on her social media sites:  “This evening (May 22) was a public meeting for Hollywood’s Comprehensive Plan to the year 2050. Public input on development is greatly needed. If you missed the meeting this evening about future development in Hollywood, you can share your concerns and suggestions at: hollywood2050@hollywoodfl.org. Thank you! #forthepeopleforthefuture #onehollywood CatUdenForMayor.com.”

And I conducted an email interview with Kim Dinkins, the policy and planning director for 1000 Friends of Florida.  My questions and her responses follow:

I attended a May 22 community meeting in which staff members explained the process.  Already, the City has assembled data that will be used to help build the Comprehensive Plan.  Is there standard data that is compiled?  Is there a standard method for analysis of the data?  Or is the type of data and method of analysis open to a subjective approach that can push the Comprehensive Plan in a certain direction?

Evaluation and appraisal reports historically contained robust information about population projections, construction trends and built and vacant land use types, but a significant change in state law in 2011 gave communities more flexibility in the type of data and analysis that they provide to the state’s Land Planning Agency (the Department of Commerce). Many communities still take on some of the historic evaluation practices in order to help them update their Comprehensive Plans and respond to emerging issues within their jurisdiction. Here’s a brief description from the Department of Commerce page.

https://shorturl.at/GmVez

I also found this webpage from the City of Stuart very informative. At the bottom of this page is a link to a presentation that is based on their most recent EAR in 2020. It’s definitely worth a look as it describes the types of data to be collected, the timeframe, and major issues that were being addressed in the update, as an example.

https://shorturl.at/wKkQ4

How much consideration do cities usually give to comments from residents?  Also, at the May 22 meeting, we were told that community input and insights from stakeholders are being sought.  So, how do Florida cities define stakeholders?  And how much influence do such stakeholders usually have over the final product?

Citizen engagement is extremely important. Your community is telling you that they want your input, so definitely plan to follow the process and make comments when the opportunity arises. This effort will help shape how Hollywood will grow in the future, so it’s important for elected officials and their staff to hear from constituents.

We were told that state law requires the city to make a Comprehensive Plan.  But is the city required to follow the goals, objectives, and policy prescriptions in it?  Or is there a history of flexibility in interpreting and carrying out the Comprehensive Plan?

Yes. The city’s Comprehensive Plan is legally enforceable and it must meet the minimum requirements of state law, as described in Ch. 163 Florida Statutes. Historically, defending local government Comprehensive Plans has been a major part of the work of 1000 Friends of Florida.

The City Commission essentially acts in two capacities when it comes to making decisions about how growth will occur – as a legislative body, it has the authority to change the plan, as long as they follow certain rules (such as public notifications and hearings) according to state law. Often, a change to the plan will come in the form of a request from a property owner to change the Future Land Use Designation in order to increase the number of housing units or change the type of use of the property. They also act in a “quasi-judicial” capacity when it comes to making decisions about things like rezonings, where they must interpret if a change is consistent with the existing plan or development codes.  You might find this explanation helpful.

 https://shorturl.at/PE5dV

 Citizens have a right to challenge decisions made by their elected bodies if they are inconsistent with the adopted Comprehensive Plan.

Hollywood’s last Comprehensive Plan update is from 2008.  This time, the city is constructing one through 2050.  What are the implications of extending it this time further into the future?

Comprehensive Plans are intended to project into future scenarios. Although the city’s last Comp Plan update was in 2008, the plan was initially adopted in 1989. The planning horizon for the 2008 update reflected short-term (5-year) and long-term (10-year) policies, but a 20 or 25-year timeframe is reasonable. Note that it has already been 16 years since the last update. Although local governments are required to review their plans every 7 years, significant changes to FL’s land use planning laws in 2011 have given them more flexibility regarding any necessary updates, and they can really do that at any time. When it comes to funding things like roadways and sewer infrastructure, it often takes many years for plans to be implemented. A longer planning horizon allows communities to begin planning now to meet future needs.

The state “LiveLocal Act” preempts certain tax and regulatory functions that localities usually perform in relation to zoning issues.  Is there anything Hollywood can put into Comprehensive Plan 2050 to assert its prerogative?

The Comprehensive Plan has to comply with state law. Since Live Local is relatively new, it’s safe to say that communities are still determining how to implement the new regulations.