A coalition of neighborhoods:
Quail Hollow, Angus Valley, Lexington Oaks and Others
Keeping friends and neighbors informed on the proposed SoHo Dayflower Master Plan Unit Development (MPUD) and discussing the “real issues.”
The Quail Hollow Alliance was formed in the early months of 2020 in response to increasing development pressure on our residential neighborhood and surrounding communities. In particular, we have several communities that are over 50 years old. For example, Quail Hollow and Angus Valley are among the oldest neighborhoods in Wesley Chapel. Unfortunately, as older neighborhoods we are often overlooked in the rush to develop surrounding areas.
We are committed to voicing our concerns based on facts and experience. Our intention is to present our view rationally and with courtesy. Lucky for us, there are several individuals in this alliance with long memories, a great deal of historical information and the time and motivation to ensure our rural way of life is not threatened by a developer’s desire to profit. In other words, we have been here before and we know how to be respectfully influential.
May 2024 Quail Hollow Alliance Update:
DO YOUR DUE DILIGENCE BEFORE YOU BUY
While purchasing land for development can be a lucrative investment opportunity, it’s essential to approach it with caution and conduct thorough due diligence to mitigate potential risks.
In the heart of Wesley Chapel’s Quail Hollow area sits 1,000 acres which looks like an opportunity for a developer to hit a home run, but it’s crucial to understand the property’s characteristics. Due diligence can reveal potential risks involved in developing this property.
Here are some key challenges to address:
1. Zoning and Regulations: Before proceeding, it’s essential to thoroughly understand the current zoning of this particular property. Familiarity with building codes and development regulations for this area is also crucial. Since 2006, failure to thoroughly research and understand these things and other additional factors has led three developers to buy, start and then drop their efforts.
The last time this piece sold, it was for the “fire sale” price of $4,200 per acre. This was not due to lack of trying for higher prices by previous owners, but rather that it has proven unsuitable for the type of high density that is the usual market today.
2. Environment and Conservation: Conducting a comprehensive environmental assessment of the land is vital and will be required by the county and possibly other interested agencies. This property has some specific challenges. Running through the property are the floodplains of an Outstanding Florida Water (OFW) which receive special regulatory consideration. The piece also abuts a large conservation area that is associated with the OFW. It is an important recharge area for regional water sources. In addition, this property is over 50% wetlands (92% of which are very high quality) and floodplains. There will be large amounts of fill needed which are not available on site creating a condition that’s expensive to meet. The fill will cause significant on-site mitigation requirements.
3. Infrastructure and Utilities: There are no public utilities (water or sewer) extended to this land; there are no close public hookups to access. This property is outside the county urban services boundaries for this area. From research that has been done, the right away leading to the property are not wide enough to accommodate the width needed to run utilities without the County using eminent domain which they have already said they would not do.
4. Roads/Access: There are only two roads that “touch” this property. But, ALL roads leading to this land are residential and deemed substandard by the county. In addition, there is a major storm water conveyance structure that must be crossed to access the southern half of the property and the current crossing is a 12-foot wide bridge that cannot handle increased weight and vehicle trips. The more traffic volume proposed for this development, the more requirements to improve the access and roads become necessary.
5. Compatibility/ Density: Quail Hollow, which surrounds the northern part of the 1000 acres is a large lot residential area with semi-rural pockets. One adjacent property to this piece is 87 acres of ranching. The abutting acreage runs between 2 and 14 acres in most cases. Forty and fifty foot wide lots are not similar nor transitional. The county takes its compatibility issues seriously.
6. Flooding/Stormwater: The surrounding neighborhoods are wet and prone to flooding. These neighborhoods are older and pre-date stormwater regulation. Therefore, they are very sensitive to changes to surface water runoff. Additionally, there is no “backdoor” off the 1000ac property. Evacuation would be through flooded roads.
Learn about the proposed project and the various concerns
Understand the roads and access issues with this proposed project
Who owns the property
DAYFLOWER JV LLC is comprised of:
SOHO Dayflower, a Florida limited liability company, as to an undivided 1/2 interest;
J. Aprile Properties, LLC, a Florida limited liability company, as to an undivided 1/6 interest;
D. Aprile Properties, LLC, a Florida limited liability company, as to an undivided 1/6 interest;
R. Aprile Properties, LLC, a Florida limited liability company, as to an undivided 1/6 interest;
Where is the property located
Here are the facts
- 1469 Single family dwellings including 150 townhomes on southern boundary
- Lots will be 40 X 100 feet with 10ft front and 7.5ft side setbacks
- Townhomes are ZERO-LOT SETBACKS with apartment like parking
- A development of this size and density will require public utilities (water, sewer, reclaimed)
- 1013 acres total with just over 500 acres in wetlands
- The entire west side of the 1013 acres abuts a Southwest Florida Water Management District (SWFWMD) owned conservation area acquired to protect Cypress Creek
- Cypress Creek is an Outstanding Florida Water (OFW) which is an official designation calling for increased protections for the creek.
- The 1013 acres is in the outflow of the storm water drainage pattern for Quail Hollow and, to some extent Angus Valley. The main storm water conveyance structure for Quail hollow is a ditch that runs directly onto this property. This ditch is also known as Alligator Creek.
- This development will add 12,250-13,309 additional daily vehicle trips to our roads.
- There are two accesses to this property. The developer purchased a 1/2-acre residential lot on Mangrove Dr. in the back (west boundary) of Angus Valley to convert to an entrance. The other entrance is through Sandy Lane approximately 2.5 miles back on Quail Hollow Blvd.
- This development needs road improvements that otherwise would not be necessary. The improvements will be required. The developer has requested a “fair share” cost sharing agreement. After “fair share” is determined, the neighborhoods will be paying the balance through assessment.
What is the proposed plan for development?
