A Broward County judge sided with the city of Hollywood on Mar. 31 in a lawsuit over a proposed Live Local Act development, allowing the city to reject an application for a multi-building project that included a 17-story tower.
The case is significant because it tests the boundaries of Florida’s Live Local Act, which was designed to encourage affordable housing by letting developers bypass some local approvals if they meet certain criteria. The developer, Condra Property Group, planned to set aside 40 percent of its proposed 282 apartments for workforce housing at the site located at 2115 North Ocean Drive and surrounding streets in Hollywood.
Broward County Circuit Court Judge David A. Haimes found that Hollywood officials acted within their rights when they rejected Condra’s application. Attorney Keith Poliakoff, who represents Condra Property Group, said to the South Florida Business Journal that the ruling “creates a massive loophole that completely undermines the Live Local Act and the state’s goal to provide affordable housing.”
Condra had based its building height proposal on Margaritaville Hollywood Beach Resort—an existing structure eight inches taller than its own plan—but city staff argued this was not an allowable benchmark because Margaritaville is located in a governmental use zone and subject to different approval processes. After being denied by city staff in 2024, Condra sued early in 2025 alleging illegal denial of its application.
Poliakoff said his client plans to appeal following Judge Haimes’ decision. Daniel L. Abbott, attorney for Hollywood from Weiss Serota Helfman Cole & Bierman, said: “The judge’s reasoning was similar to that of city staff when they denied the application.”
Florida lawmakers have continued amending the Live Local Act since it passed in 2023. Recent changes approved during this year’s legislative session expand where projects can be built—including land owned by counties or school districts—and adjust property tax abatements so benefits begin once permits are secured rather than after project completion.
Observers will be watching closely as Condra moves forward with an appeal and as state legislators continue adjusting policies aimed at addressing affordable housing needs.
