What's on the record
EPG Sunstone Holdings appears in the corpus as the named applicant and property owner on every instrument of the Brighthill Phase 2 package — the single largest annexation-and-rezoning vote the Groveland Planning & Zoning Board handled in this dataset.
Groveland — Brighthill Phase 2 (December 4, 2025):
- Ordinance 2025-26 — voluntary annexation (F.S. § 171.044) of 147.47± acres into the City of Groveland. Unanimous; motion by Crum, second by Kissee-Garcia.
- Ordinance 2025-27 — large-scale comprehensive plan amendment (F.S. § 163.3184) from Lake County Regional Office and Lake County Rural to City of Groveland Village. Unanimous; motion by Kissee-Garcia, second by Crum.
- Ordinance 2025-28 — rezoning from Lake County Agriculture and Lake County Planned Commercial to City of Groveland Village Core, Village Center, and Village Edge. Unanimous; motion by Lambert, second by Hoover.
Location: west of SR-19; east, north, and south of O'Brien Road; portions inside the Yalaha-Lake Apopka Rural Protection Area. Number of public speakers across all three items: zero.
Who the firm is
EPG Sunstone Holdings LLC is the land-holding entity of Eisenhower Property Group (EPG), a Tampa-based developer led by Jeffrey and Tonya Hills. Public reporting documents the firm's entry into Groveland: EPG Sunstone Holdings acquired the 735-acre Little Everglades Farm for $20.2 million in April 2022 and has been advancing it as Brighthill, a master-planned, multi-phase community. A related entity, EPG Sunstone Development LLC, established the Sunstone Community Development District in Lake County in 2023 — the standard infrastructure-financing vehicle for a project of this scale. The same firm is reported to be behind the much larger Two Rivers Ranch acquisition in Pasco County. The corpus sees only the Groveland P&Z record; the firm's Brighthill program is a long-horizon entitlement campaign, not a single deal.
Why this matters for the corpus
EPG Sunstone is the corpus's clearest specimen of a master-developer running the Village template at scale and in silence.
Three structural readings:
It is a multi-phase, recurring applicant. Brighthill Phase 2 is on the record; Phase 1 is presumably already entitled. The Village Core / Village Center / Village Edge tri-zone structure mirrors a master-planned village rather than conventional subdivision lots — a long-horizon development with multiple meetings still to come. The next EPG Sunstone ordinance package is the implicit watch trigger; multi-phase developers with a confirmed Phase 2 typically file Phase 3 within 12-18 months of Phase 2 entitlement.
It is the applicant on the largest "big-goes-quiet" vote in the dataset. A 147-acre vote on what Groveland's identity looks like — taken in near-total silence. The firm is the named actor inside the Large Votes, Small Crowds pattern: the corridor's largest reshaping decisions run as procedurally compressed triple-votes with no public participation, while small in-PUD amenity items draw split votes.
It is the test case for whether the Village language produces a Village. The Brighthill package converts Lake County's Yalaha-Lake Apopka rural-protection designation directly into Groveland Village land — the Grandfather Window dynamic at parcel resolution. Whether EPG Sunstone's Brighthill actually delivers a walkable, form-based village or a conventional subdivision dressed in Village vocabulary is the on-the-ground test of Groveland's eco-agrarian thesis.
The firm is also the residential counterweight to the corridor's industrial-edge applicants — Brighthill runs the same three-ordinance procedural template as the Gadson Street and Langley Industrial Park employment-edge annexations, but routes its parcels into the Village stack rather than the Employment Center / Light Industrial stack. Same procedure, opposite future land use.