A 166-acre golf course will get a Nicklaus redesign, 284 homes, 40 hotel rooms, and new infrastructure. Residents are split on whether it helps or hurts flooding.
- Hollywood's planning board approved rezoning The Club at Emerald Hills from Country Club to Planned Development.
- The project includes 284 residential units, a rebuilt clubhouse, 40 lodging villas, and a Jack Nicklaus-designed golf course.
- Residents debated whether the new drainage infrastructure would reduce or worsen flooding in the neighborhood.
The Emerald Hills rezoning debate is really the South Florida housing debate in one project. Residents want less traffic and less flood risk, but the region also needs more housing, better infrastructure, and updated land uses. On a 166-acre golf course that has not had a major redesign in decades, the question is not whether change is coming. It is whether the redevelopment is engineered and executed well enough to make the trade-off worth it. According to The Real Deal, Hollywood's Planning and Development Board voted to approve the rezoning on August 4, 2026.
What did Hollywood approve?
The board rezoned 166.2 acres at 4100 North Hills Drive from Country Club (CC) to Planned Development (PD). This is not a minor variance. It is a full zoning conversion that opens the site to residential development, hospitality, and mixed uses that were not previously allowed.
According to The American Developer, the approved site plan includes 284 dwelling units across eight development sites: 30 townhomes; 198 condominium units spread across three buildings; 54 condos integrated into a new clubhouse; and two single-family homes. The clubhouse site will also include 40 lodging villas, a ballroom, dining facilities, and sports courts.
The golf course is not going away. Nicklaus Design, the golf course architecture firm founded by Jack Nicklaus, will redesign the entire layout. According to the developers, "every blade of grass will be replaced." The first phase of construction is required to deliver the golf course and clubhouse before residential units open.
Who is behind the project?
PPG Development, led by Ari Pearl, is the lead developer. First Eagle Management, led by Todd Schoenwetter, owns the property. Taillard Capital Partners (Mickey Taillard) is also involved. Jeff Katims of Complete Cities Planning Group represented the development team at the board hearing.
The project has been in the works since 2020. The original proposal called for 486 rental units, but after home prices surged during the pandemic, the developers switched to a condo-heavy plan with fewer units. In March 2024, Hollywood's City Commission capped residential density at 360 units through a Future Land Use amendment. The current site plan is for 284 units, below the cap.
Why are residents divided on flooding?
Flooding was the most contentious issue at the board hearing. Some residents argued that approving the rezoning would cause "massive flooding in the neighborhood." Others argued the opposite: that the redevelopment would actually reduce flooding by replacing an outdated drainage system and creating what one resident called a "gigantic sponge."
As Larry Mastropieri explained on the Discover South Florida Podcast: "Some residents say this will make flooding worse, and other residents say it will actually help flooding by improving drainage. That is exactly my point: does anybody know the actual answer? Let's get soil samples and real civil engineers who can tell us what is actually going on."
The developers claim their studies account for the drainage concerns. But in a region where Hollywood is weighing major development changes across multiple sites, residents are understandably skeptical of promises made before shovels hit the ground.
What happens next?
The Planning and Development Board's approval is a recommendation, not a final decision. The Hollywood City Commission holds final authority and will vote on the rezoning at a future meeting. If approved, construction could begin with the golf course and clubhouse phase first.
The project joins a wave of Hollywood development activity. The city claims over $2 billion in private investment, including 21 Hollywood's 200-unit rental tower on Federal Highway, the $100 million Hollywood Beach Resort redevelopment, and workforce housing proposals near Young Circle.
For Emerald Hills residents, the question is whether a redesigned golf course with modern drainage and a revitalized clubhouse is worth 284 new neighbors and the construction disruption that comes with it. The debate is not over.
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Frequently Asked Questions about the Emerald Hills Rezoning in Hollywood
What is The Club at Emerald Hills redevelopment project?
The Club at Emerald Hills is a 166-acre private golf course at 4100 North Hills Drive in Hollywood. PPG Development and First Eagle Management are redeveloping the site with 284 residential units, a new clubhouse with 40 lodging villas, and a Jack Nicklaus-designed golf course. Hollywood's planning board approved the rezoning on August 4, 2026.
Will the golf course at Emerald Hills close permanently?
No. The golf course will be completely redesigned by Nicklaus Design, the firm founded by Jack Nicklaus. The developers have committed to delivering the new golf course and clubhouse in the first phase of construction before residential units open.
How many homes will be built at Emerald Hills?
The approved site plan includes 284 dwelling units: 30 townhomes, 198 condominiums across three buildings, 54 condos integrated into the new clubhouse, and two single-family homes. Hollywood's City Commission previously capped residential density at 360 units.
Will the Emerald Hills redevelopment cause flooding?
Residents are divided. Some argue the new construction will worsen flooding, while others believe the new drainage infrastructure will improve conditions by replacing an outdated system. The developers say their engineering studies address these concerns, but the issue remains contentious.
When will construction start at Emerald Hills?
The planning board's approval is a recommendation. Hollywood's City Commission must grant final approval before construction can begin. If approved, the first phase will include the golf course and clubhouse, with residential phases to follow.
Local help for buyers and sellers in Hollywood
If you are buying, selling, or investing in Hollywood, understanding how major rezonings and development projects affect property values matters. Reach out to The Mastropieri Group, Realtors®.
For practical, hands-on support across Broward County, call (954) 833-1468.
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