Saving Apopka’s Largest Community Through Unprecedented Engagement
How 130+ community meetings and transparent planning earned unanimous approval for a 380-acre mixed-use transformation
The Challenge
A historic golf course community serving 2,500 homes across 30 homeowner associations was in crisis. The golf course was hemorrhaging $50,000-$60,000 monthly and had deteriorated dramatically—dead fairways, overgrown greens, and lakes turned into swamps. Property values across Apopka’s largest neighborhood were at risk.
The property had been acquired for just $331,000 (down from $4.45 million in 1997) and was zoned exclusively for Parks and Recreation use. Any transformation required comprehensive plan amendments, future land use map changes, and creation of an entirely new Planned Unit Development zoning district to enable mixed-use development.
The stakes couldn’t be higher: This was the community’s last chance to preserve their central amenity. But with 30 separate HOAs, diverse resident perspectives, and a city unfamiliar with projects of this scale, earning trust and building consensus seemed nearly impossible.
Our Approach
Signature H designed and executed what would become a model for community-driven entitlement work:
Ultra-Transparent Engagement
We conducted over 130 community meetings across two years. Our team knocked on every door, held two open house meetings per week, and made ourselves constantly accessible. We didn’t just inform residents—we built genuine partnerships and created a team of community ambassadors.
Thoughtful Mixed-Use Vision
Rather than maximizing density, we designed a plan that served multiple generations: 261 residential units (67 single-family homes and 194 townhomes), a 240-bed senior living campus to anchor operations financially, a redesigned championship golf course by award-winning architect Steve Smyers, and community amenities including a 2-acre water park with Olympic-size pool for the local high school swim team.
Regulatory Navigation
We guided the project through multiple approval stages: Planning Commission review, dual City Council readings, mandatory state Department of Economic Opportunity review, final adoption, and a comprehensive Development Agreement with performance bonds and phasing requirements.
Creating New Frameworks
We established a new PUD overlay district with flexible standards to accommodate development that didn’t fit existing code—creating precedents that could benefit future projects in Apopka.
Building Political Consensus
Through transparency and responsiveness, we earned standing-room-only support at hearings with 400+ attendees. Residents wore project t-shirts to show support and gave standing ovations during approval votes.
“Over 130 community meetings. 400+ residents at final approval. 7-0 Planning Commission vote, 5-0 City Council vote.”
When you prioritize genuine engagement over shortcuts, even the most complex community transformations can earn overwhelming support.
The Outcome
What began as a failing golf course threatening an entire community’s property values became a fully entitled, mixed-use development platform—approved through one of the most comprehensive public processes in Apopka history.
Unanimous Planning Commission Approval
7-0 vote recommending approval at a standing-room-only meeting with 400 residents in attendance.
Overwhelming City Council Support
Multiple unanimous votes (5-0) on final readings of the comprehensive plan amendment, rezoning, PUD master plan, and Development Agreement.
State-Level Approval
Successfully navigated mandatory Florida Department of Economic Opportunity review and received state blessing for the comprehensive plan amendment.
Community Trust Earned
The Apopka Voice readers voted this the “Biggest Story of 2017,” reflecting how completely the project captured community attention and support. Hundreds of residents became active ambassadors for the vision.
Complex Entitlements Secured
Comprehensive plan amendment, future land use map change, new PUD zoning district creation, and a legally binding Development Agreement with performance protections—all approved within 20 months from initial filing.
Precedent-Setting Process
Established new standards for community engagement and created regulatory frameworks that serve as models for similar projects facing golf course conversions.
Why This Matters
Most golf course re-entitlements fail because developers treat communities as obstacles rather than partners. This project succeeded because we understood that 2,500 families weren’t just stakeholders—they were the reason the project existed.
By committing to unprecedented transparency and accessibility, we transformed potential opposition into passionate advocacy. The 130+ meetings weren’t just about checking boxes. They were about building genuine relationships, earning trust through consistency, and creating a shared vision that served everyone’s interests.
The result: A distressed asset threatening an entire community became a fully entitled development opportunity with overwhelming public support, no legal challenges, and approvals at every regulatory level.
