EPG Sunstone Holdings LLC (Eisenhower Property Group)

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:

1. 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.

2. 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.

3. 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.