A presentation by Blake Drury from GI Consultants outlined a comprehensive study targeting the industrial and commercial growth needs of southern Polk County. This initiative, covering a significant geographic area, aims to transform key transportation corridors into a robust and economically vibrant network. The study, which was initially championed by a former Economic Development Corporation director, underscores the shift from natural resource-based industries to those thriving on location and proximity advantages, such as the CSX motor facility and its industrial park.

Drury emphasized the concept of integrating land use, transportation, utilities, and environmental protections into a unified development plan. Despite a substantial amount of land designated for industrial use, many parcels remain undeveloped due to ownership and infrastructure issues. The area is experiencing pressure to convert industrially designated land to residential uses, a shift that presents a challenge as reverting land back to industrial use is notably difficult.

The presentation also explored the shortage of modern industrial buildings, with a particular focus on spaces accommodating 50,000 to 100,000 square feet. This gap poses a risk of losing potential companies to other locations, as the demand for ready-to-use spaces surpasses the availability. Despite possessing approximately 3.8 million square feet of modern industrial space, only a small fraction has been constructed since 2004, highlighting the need for development in this sector.

Infrastructure readiness, particularly power and broadband availability, was another focal point. The power infrastructure, supplied by major providers like TCO and Duke, is a competitive advantage, but coordination between power delivery and growth sites is essential for accommodating advanced manufacturing and clean industries. Additionally, broadband expansion is crucial, with proactive measures necessary to prevent development delays.

Drury identified flooding and drainage issues around Peace River and Peace Creek as significant obstacles, with Winter Haven taking a lead on stormwater and environmental resilience through projects like One Water. The commission discussed potential strategic actions in land use, transportation, and stormwater resilience to enhance South Polk County’s competitiveness while improving residents’ quality of life.

The session further addressed the feasibility of establishing data centers within Winter Haven. A commissioner expressed skepticism due to zoning and land use constraints that limit space for large hyperscale data centers. While there is interest in these facilities, the logistical and regulatory hurdles make their development unlikely under current conditions.

In other business, the commission reviewed a developers’ agreement assignment involving properties transferred to Corgrove 550 Winterhaven LLC and a traffic control agreement with the Peace Creek Community Development District for city enforcement of traffic laws on private roads. Additionally, a first amendment to the utility developers’ agreement with FourStar Real Estate Group was discussed, addressing the upsizing of utilities for the Harmony on Lake Eloise project.

Environmental stewardship was a recurring theme, with updates on water management challenges and the Lake Idle pollution reduction plan. The 4E plan, an alternative to more lengthy state processes, allows for immediate management strategy implementation, targeting water quality improvements in Lake Idol, which has been impaired since 2019. The city has secured funding for stormwater infrastructure improvements and sediment activation projects to bind pollutants and prevent nutrient leaching.

The commission also addressed emergency repairs at wastewater plant three and the Winter Haven Library’s HVAC system, with costs escalating due to immediate needs. The lead and copper program, which aims to remove lead from the city’s water services, is progressing ahead of schedule.

Lastly, the commission considered water rate adjustments in response to legislative changes, with future increases anticipated for city residents following the removal of surcharges on non-city customers. This decision aims to rebalance costs and align with the budget planning for fiscal year 2027-2028.