Zoning › Florida › Broward County › Hollywood

Hollywood, FL Zoning

Hybrid-zoning. 16 districts · 8 overlays · 9 applicable state preemptions.

Overview

Code type
hybrid
Naming convention
Euclidean base districts with abbreviation-encoded designations (RS-1..RS-8 single-family, RM-9/RM-12/RM-18/RM-WET multifamily, C-1..C-5 commercial, O-1..O-3 office, M-1/M-2 industrial) combined with named form-sensitive sub-districts inside the Regional Activity Center (RAC) and Beach Community Redevelopment Area (BCRA) — e.g. RC-2 Historic Retail Core, YC Young Circle Mixed-Use, FH-1/FH-2 Federal Highway — governed by §4.6 ZLDR.

Hollywood uses a hybrid Euclidean-plus-form-sensitive code. The base ZLDR is Euclidean (Articles 4.1 single-family, 4.2 multifamily, 4.3 commercial, others for office/industrial), but the RAC (§4.6), Downtown CRA, and Beach CRA overlay areas introduce named sub-districts with form-based dimensional and use controls distinct from the base. PD Planned Development (§4.15) provides a floating/negotiated pathway. Platform is amlegal (codelibrary.amlegal.com), NOT Municode as v1 indicated.

Worth knowing

+ 8 more in Quirks & notes

Districts

com 5res_mf 4res_sf 3ind 2off 1mu 1
CodeNameCategory Min lotHeight CoverageFAR Du/acParking Setbacks F/S/R
RS-1Single-Family Residential (RS-1)res_sf7,500 sf[4]35 ft[5]0.4[6]0.5[7]6.2[8]2[9]25[1] / 7.5[2] / 7[3]
RS-2Single-Family Residential (RS-2)res_sf6,000 sf[13]35 ft[14]0.45[15]0.6[16]7.9[17]2[18]20[10] / 7.5[11] / 6[12]
RS-3 / RS-4 / RS-5 / RS-6 / RS-7 / RS-8Single-Family Residential (RS-3 through RS-8)res_sf—[22]—[23]—[24]—[25]—[26]—[27]—[19] / —[20] / —[21]
RM-9Multiple Family Residential — Low Density (RM-9)res_mf10,000 sf[31]45 ft[32]0.6[33]1.2[34]9[35]—[36]20[28] / 7.5[29] / 10[30]
RM-12Multiple Family Residential — Medium Density (RM-12)res_mf15,000 sf[40]55 ft[41]0.65[42]1.8[43]12[44]—[45]15[37] / 10[38] / 10[39]
RM-18Multiple Family Residential — High Density (RM-18)res_mf20,000 sf[49]65 ft[50]0.75[51]2.5[52]18[53]—[54]10[46] / 10[47] / 10[48]
RM-WETMultiple Family Wetlands (RM-WET)res_mf—[58]—[59]—[60]—[61]—[62]—[63]—[55] / —[56] / —[57]
C-1Neighborhood Commercial (C-1)com5,000 sf[67]35 ft[68]0.6[69]0.8[70]——[71]15[64] / —[65] / 10[66]
C-2Community Commercial (C-2)com5,000 sf[75]45 ft[76]0.7[77]1.2[78]——[79]10[72] / —[73] / 10[74]
C-3General / Highway Commercial (C-3)com5,000 sf[83]55 ft[84]0.8[85]1.5[86]——[87]5[80] / —[81] / 10[82]
C-4Downtown / High-Intensity Commercial (C-4)com5,000 sf[91]85 ft[92]0.9[93]2.5[94]——[95]0[88] / —[89] / 10[90]
C-5Commercial Intensity — C-5com—[99]—[100]—[101]—[102]——[103]—[96] / —[97] / —[98]
O-1 / O-2 / O-3Professional Office (O-1 / O-2 / O-3)off—[107]—[108]—[109]—[110]——[111]—[104] / —[105] / —[106]
M-1Light Industrial (M-1)ind15,000 sf[115]45 ft[116]0.5[117]0.5[118]——[119]25[112] / —[113] / 10[114]
M-2General Industrial (M-2)ind30,000 sf[123]65 ft[124]0.5[125]0.5[126]——[127]25[120] / —[121] / 10[122]
RC-2 / YC / FH-1 / FH-2 / DMUD / DT-MURAC / Downtown / Beach CRA Mixed-Use Sub-Districts (§4.6)mu—[131]—[132]—[133]—[134]—[135]—[136]—[128] / —[129] / —[130]

Confidence: confirmed partial under review not found

Overlays

RAC
Regional Activity Center (RAC) — Downtown, Young Circle, Federal Highway, Dixie Highway, Parkside
form_sensitive_mixed_use
§4.6 ZLDR (Regional Activity Center, Downtown and Beach Community Redevelopment, and Transit Oriented Corridor Districts); Broward County Land Use Plan RAC designation; hollywoodfl.org RAC page; choosehollywoodfl.com RAC page
CRA
Community Redevelopment Area — Downtown Hollywood CRA + Beach CRA
redevelopment_overlay
Ch. 163 Part III, F.S. (Community Redevelopment Act); Downtown Hollywood CRA Master Plan; Beach CRA plan; hollywoodcra.org
HPD
Historic Preservation — Hollywood Downtown Historic District + local landmarks
historic_preservation
ZLDR Historic Preservation article (section partial — direct retrieval deferred); Hollywood Downtown Historic District boundary map
CCCL
Coastal Construction Control Line (CCCL) Overlay
coastal_hazard
Fla. Stat. §§161.052–161.053; FDEP Rule 62B-33; FDEP CCCL Program (Broward County); state-overlays/florida.json FL_COASTAL_CONSTRUCTION_CONTROL_LINE_CH161
CHHA
Coastal High Hazard Area (CHHA) Overlay
coastal_hazard
Fla. Stat. §163.3178(9); state-overlays/florida.json FL_COASTAL_HIGH_HAZARD_AREA_163_3178; Broward County Comprehensive Plan Coastal Management Element
FP
Floodplain Overlay (FEMA SFHA Compliance)
floodplain
Hollywood floodplain ordinance (ZLDR floodplain article); FEMA Broward County FIRM; Fla. Stat. §553.73 (FBC preemption); 44 CFR §§59-60 (NFIP)
FAA-PART77-FLL
FAA Part 77 Airspace Surfaces — FLL (Fort Lauderdale-Hollywood International)
federal_airspace
14 CFR Part 77; FAA OE/AAA portal; Broward County Aviation Department — FLL height-zoning materials
PD
Planned Development District (PD) — §4.15
planned_development
§4.15 ZLDR (PD Planned Development District)

State preemptions

FL Live Local Act — SB 102 (2023) + SB 328 (2024)applies
Qualifying condition
Applies to all Florida municipalities regardless of population. Per-parcel trigger: parcel zoned commercial (C-1..C-5), industrial (M-1/M-2), or mixed-use (YC Young Circle, RC-2 Historic Retail Core, FH-1/FH-2, other RAC sub-districts) AND >=40% of units affordable at or below 120% AMI (Broward County 120% AMI for 4-person HH ~$113,500 in 2024). Hollywood has an active RAC-Downtown / Beach CRA planning regime; several LLA projects have proceeded in Downtown, along Federal Highway, and on US-1/Young Circle through this pathway since 2023.
Effect
On qualifying C, M, or MU parcels: (a) multifamily permitted by right; (b) density floor = highest residential density allowed anywhere in the jurisdiction. Hollywood's jurisdictional density ceiling is driven by RAC sub-districts (Downtown Core and Young Circle permit significantly above the ~35 du/ac RM-18 base ceiling via the RAC §4.6 density framework); (c) height floor = tallest residential zoning height permitted within 1 mile OR tallest existing residential building adjacent (whichever applies per §166.04151(7)); SB 328 (2024) adjacency-tempering caps at 150% of tallest residential height within 1 mile where parcel abuts single-family; (d) mandatory >=20% parking reduction (SB 328); near major transit stop triggers stronger reduction; (e) administrative/by-right approval — city cannot impose conditions beyond objective building code; (f) 2024 hotel/motel-to-affordable conversion pathway applies (material in Hollywood's beach hotel inventory). Federal conflict: height floors must still yield to FAA Part 77 surfaces for Fort Lauderdale-Hollywood International (FLL) approach/transition surfaces, which cover much of east Hollywood south of Hollywood Blvd.
FL ADU Preemption — HB 1205 (2024) / related ADU Home Rule clarifierapplies
Qualifying condition
FL ADU framework permits local governments to adopt ordinances allowing accessory dwelling units in single-family zoning districts to address affordable housing supply. Statewide preemption-light framework — local opt-in preferred, but HB 1205 (2024) strengthened the statewide framework. Hollywood's RS-1..RS-8 districts cover the overwhelming majority of residential land area; ADU implementation at the local level is the mechanism. ADU policy development is ongoing at the city level; the state framework sets the floor for what the city cannot unreasonably restrict.
Effect
Hollywood ADU policy must be consistent with the state ADU framework: cannot impose unreasonable owner-occupancy requirements, cannot blanket-prohibit ADUs in single-family districts where the city has adopted an ADU ordinance, must process as administrative review where state-ADU-compliant.
Retrieval issue
Hollywood's current ADU ordinance text and administrative procedures not retrieved in this pass; recommend direct retrieval from ZLDR Article 4.1 and any supplemental accessory-unit provisions.
FL Coastal Construction Control Line — Ch. 161applies
Qualifying condition
Hollywood has ~6.5 miles of Atlantic Ocean beachfront (Hollywood Beach, North Beach, South Beach, Hallandale Beach border). The FDEP-mapped CCCL runs the full beach frontage from Dania Beach on the north to Hallandale Beach on the south. All parcels seaward of the CCCL require FDEP permit under §161.053 in addition to city ZLDR compliance. Hollywood's is_in_cccl_jurisdiction = true (confirmed from FDEP Broward County CCCL data).
Effect
Any construction, excavation, or site alteration seaward of the CCCL requires FDEP CCCL permit; structural and siting standards controlled by FDEP §62B-33 rules override base-district setback and height for CCCL-seaward parcels. Applies to hotel, condo, and single-family beachfront redevelopment along A1A corridor. LLA height floors on CCCL-seaward parcels are subject to CCCL structural/siting standards. Federal conflict check: NOAA CZMA Florida program intersects.
FL Coastal High Hazard Area — §163.3178applies
Qualifying condition
Hollywood is coastal-exposed with is_coastal_chha_exposed = true. Portions of Hollywood east of the Intracoastal Waterway (Hollywood Beach, North Beach, South Beach barrier island including Hollywood Blvd bridge approaches) fall within the Category 1 SLOSH CHHA polygon per Broward County / FL DEO mapping. Density increases within CHHA via comprehensive plan amendment must demonstrate maintained hurricane evacuation clearance times or provide mitigation per §163.3178(9).
Effect
Comprehensive plan density amendments in CHHA require hurricane evacuation clearance + shelter capacity findings; this constrains (but does not by-right override) base-district density in the CHHA overlay area. LLA and RAC density increases on barrier-island parcels are subject to this comprehensive-plan consistency test.
FL Short-Term Rental Preemption — §509.032(7)applies
Qualifying condition
Statewide preemption of local duration/frequency bans on short-term rentals; pre-June-1-2011 grandfathered ordinances survive. Hollywood has an active STR registration/regulation regime. Hollywood Beach/Broadwalk and barrier-island properties are a top-tier FL vacation-rental market. Hollywood Ordinance O-2016-20 (vacation rental registration) is post-2011 and operates within state preemption constraints — applies general zoning/noise/parking/life-safety rules uniformly and requires DBPR license + local registration, but cannot ban STR by district or impose duration/frequency caps.
Effect
Hollywood cannot prohibit or frequency/duration-cap STRs in residential districts (RS-1..RS-8, RM-9/RM-12/RM-18) absent a pre-2011 grandfathered ordinance. May require registration, inspection, local business tax receipt, and enforce life-safety/noise/parking rules uniformly applicable to all dwellings. State DBPR vacation-rental license is the licensing authority.
FL Comprehensive Plan Consistency — §163.3180 (concurrency)applies
Qualifying condition
Statewide applicability: all Hollywood development orders must be consistent with the locally adopted Comprehensive Plan and meet concurrency requirements (transportation, schools, potable water, sewer, solid waste, drainage, parks). Hollywood's Comprehensive Plan (Coastal Management Element, Future Land Use Element) frames CHHA, RAC-density, and CRA policy.
Effect
All development orders (site plan, rezoning, plat) subject to consistency determination; RAC and Live Local Act projects must demonstrate comp-plan consistency in addition to ZLDR compliance.
FL Bert J. Harris Jr. Private Property Rights Protection Act — §70.001applies
Qualifying condition
Statewide: owners may claim compensation for regulations that 'inordinately burden' existing use or vested rights. Hollywood's older single-family plats (1920s Joseph Young / Hollywood-by-the-Sea founding plats) include many substandard pre-zoning lots. Any downzoning, new CCCL-related restriction, or overlay expansion touching these vested lots is exposed.
Effect
Any new overlay, downzoning, or CCCL/CHHA intensification in Hollywood should undergo Bert Harris inordinate-burden exposure review before adoption.
FL Building Code Preemption — §553.73applies
Qualifying condition
Statewide preemption of local amendments to the Florida Building Code absent specific authorized local technical amendment. Hollywood is in the Florida High-Velocity Hurricane Zone (HVHZ) exposure region (Broward and Miami-Dade are the two HVHZ counties); wind-load, impact-glazing, and flood-construction standards are FBC-HVHZ-driven and not locally amendable.
Effect
Hollywood cannot locally amend wind-load, impact-glazing, or flood-construction standards below FBC-HVHZ minimums; height, setback, and use remain zoning-level (not preempted by §553.73).
Federal — FAA Part 77 Airspace Surfaces (FLL Fort Lauderdale-Hollywood International)applies
Qualifying condition
FLL (KFLL) is ~3-4 miles north of Hollywood's northern boundary. Its Part 77 imaginary surfaces (horizontal, conical, approach, transition) extend southward over much of north and east Hollywood — specifically north of Hollywood Blvd and east of I-95. A parcel is Part-77-affected when a proposed structure would penetrate the applicable imaginary surface; Form 7460-1 (Notice of Proposed Construction or Alteration) is required for any structure >200 ft AGL, or lower within approach-surface sloping areas near the airport.
Effect
Federal-state conflict tempering: Live Local Act height floors on north/east Hollywood parcels are bounded by Part 77 surfaces where applicable. Structures >200 ft AGL anywhere in the city require FAA Form 7460-1; structures lower but within FLL approach/transition surfaces also require review. FLL is a civil (not military) airport — AICUZ does NOT apply; this is Part 77 only, not an AICUZ overlay.

Adopted building codes

Statewide — FL Building Code 7th ed

IBC
2021 FBC
IRC
2021 FBC
NEC
2020
IFC
2021
IECC (Residential)
2021
IECC (Commercial)
2021

Click a code label to open its state-by-state adoption atlas.

Quirks & notes

Formulas

Definitions

height
Building height measured from grade (or BFE+freeboard in flood zones) to the highest point of the structure per ZLDR definitions; additional rooftop features (mechanical penthouses, parapets) may be excluded per §4.22.
lot_coverage
Footprint of principal and accessory buildings / lot area; water features excluded.
far
Gross floor area / lot area; exclusions for parking garages below grade and mechanical areas partial.
du_ac
Dwelling units per gross acre; Live Local Act uses jurisdiction-highest-density as the floor on qualifying C/M/MU parcels.
setback_front
Front property line to nearest building face.
setback_side
Side property line to nearest building face; see §4.23 encroachment rules.
setback_rear
Rear property line to nearest building face.
parking
Parking ratios governed by Article 5 (partial retrieval this pass); SB 328 2024 imposes >=20% reduction for LLA-qualifying projects.

Capacity calculations

max_footprint_sf
lot_area_sf * lot_coverage
max_gfa_sf
lot_area_sf * far
buildable_width_ft
lot_width_ft - setback_side_ft * 2
buildable_depth_ft
lot_depth_ft - setback_front_ft - setback_rear_ft
max_stories_approx
max_height_ft / 10
rac_density_ceiling
RAC Downtown Core and Young Circle permit density significantly above RM-18 base; exact ceiling per §4.6 sub-district tables (partial retrieval — deferred to next pass). This ceiling is the Live Local Act jurisdiction-wide density floor on qualifying parcels.

Massing explorer

Interactive 3D comparison across every district. Drag to orbit, scroll to zoom, use the slider to walk districts, and toggle applicable overlays in the right-side panel.

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Setbacks (F / S / R)
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Parking
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District Category Height FAR Coverage Setbacks Parking Density Min lot Overlays

Sources & references

Citations
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Research status

Publication gates

primary url presentpassedsource.code_source set to https://codelibrary.amlegal.com/codes/hollywood/latest/hollywoodldr_fl/0-0-0-3 (canonical amlegal LDR root); source_platform = 'amlegal'. This is the city-authoritative code publisher, NOT an aggregator.
no aggregator citedpassedAll citations reference FL Statutes, CFR, FBC, FEMA, FDEP, FAA, ZLDR sections, amlegal, hollywoodfl.org, hollywoodcra.org, choosehollywoodfl.com. No Zoneomics / Steadily / SitePlanGuide / SitePlanCreator / Propwire / Zonara / Unzoned references in the record. Gridics is the city-integrated interface (referenced from hollywoodfl.org/1287) and the code publisher is amlegal — Gridics is not treated as a primary citation.
confidence tags full formpassedEvery district standard carries a confidence tag ('confirmed' with citation, 'partial' with section reference + note, 'inferred' with derivation, or 'not_found' with search_performed). All preemption entries carry status + qualifying_condition_checked + citation_source. All overlays carry status + citation + (where partial) retrieval_failure_reason. No bare 'c' or 'i' tags.
overlays have parameters trigger confidencepassedAll 8 overlays (RAC, CRA, Historic, CCCL, CHHA, FP, FAA-Part77-FLL, PD) carry >=4 parameters entries, geographic_trigger string, status, and citation. CCCL and FP are 'confirmed' status; RAC/CRA/Historic/CHHA/PD are 'partial' with retrieval_failure_reason populated; FAA-Part77-FLL is 'federal_state_conflict' with federal_overlay_refs populated per INVARIANTS paired-field rule.
preempt section city specificpassedstate_preemptions_applicable[] contains 9 per-law FL + 1 federal entries with Hollywood-specific qualifying_condition_checked narratives referencing: Hollywood's jurisdictional RAC density ceiling as LLA density floor; Broward County HVHZ; ~6.5 mi Atlantic CCCL exposure; Hollywood Beach Broadwalk STR economy; Joseph Young 1920s plat Bert Harris exposure; FLL Part 77 cross-constraint treated as federal_state_conflict (not preempted_by_state) per INVARIANTS FM-P. Section length well above 3000 chars. No link-stub to florida.md alone.

Data quality

35%completeness14 confirmed22 partial14 inferred38 not found
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Known issues

cohort:needs-dom-retrievalfreshness:volatileblocker:amlegal

Other cities in this state

Nearest-alphabetical profiles. Click through to compare zoning patterns side-by-side.

Cape CoralDeFuniak SpringsFort LauderdaleFort Walton BeachHialeahLakelandMiamiNaples