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Every question on the site checklist, answered on one page.
A contiguous assemblage on FL-570, in the middle of the Tampa to Orlando corridor. An interstate natural gas easement and an electric transmission right of way are recorded on the land. Fiber already runs to an active commercial installation on the property. Four man made water bodies sit inside the boundary. Most of the diligence is finished, and it transfers with the site.
Who is already operating here.
The fastest way to answer a site assessment checklist is to point at infrastructure somebody else has already paid to install. These are the names on the site and on its boundary.
Lakeland ElectricThe serving electric utility
Gulfstream Natural GasFifty foot interstate easement of record
OPAL FuelsRenewable natural gas at the adjacent landfill
CSX TransportationClass I rail on the northern boundary
Lamar AdvertisingDual face digital billboard on the siteNamed to describe infrastructure of record and companies operating on or beside the property. No endorsement, partnership or sponsorship by any company named is stated or implied.
Middle of the state, middle of the corridor.
Tampa is about 40 minutes. Orlando is about 53. Two deepwater ports, two international airports and the whole I-4 corridor sit inside an hour and a half.
Measured against the brief.
Eight criteria, in the order they are usually asked. Each one carries the document it rests on.
Tract size
METAbout 578 acres in the assemblage as currently mapped, against a 500 acre threshold. The surveyed core is 131.03 acres across three contiguous parcels, computed at 5,707,680 square feet.
Jurisdiction
METAuburndale, Polk County, Florida. A red state, and a city that has already confirmed in writing that IPUD zoning is supported on the core parcels, with an approximately four month approval timeline. Not California. Not New York.
Rural, with infrastructure
METAgricultural and landfill adjacent land on a limited access state highway, thirteen minutes to I-4 with no traffic lights. About 40 minutes to Tampa, home of the Buccaneers. About 53 minutes to Orlando, home of Walt Disney World. This is the middle of the I-4 corridor rather than the edge of a metro, which is where the land basis and the setbacks come from.
Fiber
METFiber runs to the property today. Lamar Advertising operates a dual face digital billboard on the site, northbound and southbound on FL-570, and a digital billboard cannot run without fiber connectivity and utility power. Its presence answers the first two questions on a site assessment checklist before a single utility call. The site also fronts a limited access state highway and sits on the CSX line, both standard fiber corridors.
Natural gas
META fifty foot Gulfstream Natural Gas Systems easement is recorded across the K-Ville parcel at O.R. Book 385, Page 13. That is interstate transmission, recorded on the land, not within ten miles of it. Separately, OPAL Fuels operates renewable natural gas infrastructure at the adjacent Polk County North Central Landfill, which gives the site a second and independent fuel path, and a carbon negative one.
Water
METFour man made water bodies sit inside the boundary. The largest runs about 52 acres through the centre of the site, confirmed man made rather than natural by bathymetric survey. That is a cooling and reuse source that does not draw on municipal supply. The City's 2007 Developer's Agreement also provides for treated effluent on the site, and public water is available in the corridor.
Sewer
METThe site can tie into local municipal sewer in the corridor, and the parcel size comfortably supports on site treatment as the alternative. The 2007 Developer's Agreement provides for treated effluent on the property. Sewer is the least constrained item on the list.
Power
STRONGOne utility, one path. Lakeland Electric is the serving utility and its transmission runs to the site. A recorded electric transmission right of way already crosses the K-Ville parcel at O.R. Book 385, Page 13. Florida carries no interconnection moratorium, so grid tied service is available rather than frozen behind a study queue. A three tier structure has a credible answer here: primary supply from Lakeland Electric, secondary generation fired by OPAL renewable natural gas, tertiary battery and UPS. Lakeland Electric runs a formal requestor process for large load service, which is the front door for a campus at this scale.
One power path, two gas answers.
Lakeland Electric is the serving utility and its transmission runs to the site. On the gas side the site has two independent answers: an interstate Gulfstream easement recorded on the K-Ville parcel, and OPAL Fuels renewable natural gas produced continuously at the landfill next door.
Two pages, letter size, built to print and go out with a load service request to Lakeland Electric.
Somebody already pulled it.
Lamar Advertising runs a dual face digital billboard on this property, northbound and southbound on FL-570. A digital billboard does not work without fiber connectivity and utility power. That is a third party confirmation of both, paid for by somebody else, visible from the road.
What makes up the assemblage.
Every parcel below is mapped on the Polk County Property Appraiser parcel viewer. The 131.03 acre core is the piece with a boundary, topographic and tree survey of record. The rest are stated holdings and parcels under negotiation, and are shown as such until each has a survey behind it. Tap any tile to open the site in Google Maps.
One page, letter size, the full boundary at print resolution.
249 acresNortheast tranche, east of Polk Parkway
118 acresNorthwest tranche, lake and pasture
60.5066 acresSouth tranche at K-Ville Avenue
40.83 acresK-Ville parcel. Carries the Gulfstream gas and the electric easements.
35.9312 acresWest frontage strip
30.75 acresParkway frontage at the interchange
3.9978 acresInfill parcel
| Parcel | Acres | Basis |
|---|---|---|
| Northeast tranche, east of Polk Parkway | 249 ac | Mapped on the Polk County Property Appraiser parcel viewer |
| Northwest tranche, lake and pasture | 118 ac | Mapped on the Polk County Property Appraiser parcel viewer |
| South tranche at K-Ville Avenue | 60.5066 ac | Mapped on the Polk County Property Appraiser parcel viewer |
| K-Ville parcel. Carries the Gulfstream gas and the electric easements. | 40.83 ac | Mapped on the Polk County Property Appraiser parcel viewer |
| West frontage strip | 35.9312 ac | Mapped on the Polk County Property Appraiser parcel viewer |
| Parkway frontage at the interchange | 30.75 ac | Mapped on the Polk County Property Appraiser parcel viewer |
| Infill parcel | 3.9978 ac | Mapped on the Polk County Property Appraiser parcel viewer |
| Balance to reach the mapped boundary | ~39 ac | Not yet itemised. Parcel identifiers to be supplied. |
| Seven parcels mapped above total 539.02 acres. The full boundary is eight parcel identification numbers totalling ±578.38 acres gross per the Polk County Property Appraiser, including lakes and wetlands, with public road right of way inside the boundary excluded. The eighth parcel is the balance shown in the row above. Only the 131.03 acre core is supported by a survey of record at this time. | ||
A technology campus for tomorrow.
A campus built for tomorrow, in the middle of the I-4 corridor. Where the region's top engineers and IT students come to build, run and learn the technology the next generation will depend on.
Technology facilities
Secure, purpose built technology buildings that house the computing tomorrow's economy runs on. Built in phases, starting on the surveyed core and growing as each tranche of the assemblage is surveyed.
Talent and training center
A place for the region's top engineering and IT students to learn on live systems. Electrical, mechanical, cooling, networking and controls, the careers that keep a campus like this running for decades.
Infrastructure for the future
Utility power, interstate gas, landfill renewable gas as a clean backup fuel, rail, fiber and on site water, working together on one campus.
The conversation has already started.
I have spoken with leadership at Polk State College about what a training programme on this campus could look like, and the reception has been open. The same conversation is worth having with Florida Poly, and the map above is the reason both of them take the call: this site is closer to each of them than they are to each other.
Nothing is agreed and nothing is signed. What exists today is a willingness to talk, which is where every partnership of this kind begins.
Both institutions are described as regional talent supply. Neither has an agreement with TrueInvestors Development, and no endorsement is stated or implied. Any programme described here is proposed, not committed.
Nine miles away, it has been done.
In September 2024 Publix took a technology campus through approval in Lakeland. It is the closest template that exists for this site, and it is worth copying deliberately rather than inventing a path.
Call it what it is, a technology campus
Publix filed under the code names Project Horizon and Project Pomelo, and the application language was about information technology jobs rather than about what the building does inside. The wage and the job count are what a commission votes on.
Language decides the room you are inRun two jurisdictions on one track
The City of Lakeland and the Polk County Commission approved parallel resolutions on the same day. Here the pair is the City of Auburndale and Polk County. Auburndale has already confirmed in writing that IPUD zoning is supported on the core parcels, with an approximately four month approval timeline. That is a jurisdiction that has said yes once on this land already.
Auburndale and Polk County, in parallelClear the wage threshold, and the county programmes open
Polk County's published incentives are tied to average wage and capital investment. The Bonus Incentive Programme sets a minimum average wage of $63,977, about $30.76 an hour, with a minimum of 25 jobs. The Economic Development Ad Valorem Tax Exemption and Impact Fee Mitigation use the same wage threshold at 10 jobs and $10 million of capital. The Urban Job Tax Credit adds $500 per qualified job.
Figures as published by the Lakeland EDC, confirm before relyingShow the commission where the people come from
Florida Polytechnic University is 7.4 miles away, eighteen minutes, and is Florida's only public university dedicated exclusively to STEM. Polk State College has three locations inside a half hour, the nearest fourteen minutes away. A commission asked to approve a campus wants to know the jobs go to people who already live here.
Engineering from Florida Poly, technicians from Polk StateBring the design and build team the market already knows
Candidate partners known to us in this market include The Lunz Group on design, and Gray Construction or Whitehead Construction on delivery. None of them is engaged on this site. A named local team shortens the questions a board asks about delivery risk.
No engagement in place, and none impliedPut the rail spur on the table
CSX runs along the northern boundary, and a spur into the site is an opportunity we have discussed with CSX. Written confirmation belongs in this data room before a buyer relies on it, and getting it is a short task with a long payoff.
Open item, confirmation to be filed herePublix figures are from public reporting of the 3 September 2024 approvals, LkldNow, 5 September 2024. Incentive figures are as published by the Lakeland Economic Development Council. Neither Publix nor any company named here is connected to this project.
Six phases to approval.
The sequence that turns a site with good bones into an approved campus. Nothing here is a commitment, and no step is skipped because it is inconvenient.
Close the open diligence items
- Lakeland Electric large load capacity request
- Fiber carrier confirmed through Lamar
- CSX spur confirmation in writing
- Surveys on the assemblage tranches
- Development partner aligned
Sit down before you stand up
- One on one meetings with Auburndale Community Development, the City Manager, the Mayor and commissioners
- Polk County staff and economic development partners on the same track
- Letters of intent with Florida Poly and Polk State
Numbers a skeptic would accept
- Water balance using the on site water bodies
- Sound study at the nearest property lines
- Third party fiscal impact analysis
- Confirmed construction and permanent job counts
Introduce the campus to the community
- Announce with the development partner
- Open the community question line and FAQ the same day
- Neighborhood meetings and site tours ahead of any hearing
- Publish the community benefits proposal
Auburndale and Polk County in parallel
- IPUD and site plan through the City, county items alongside
- Students, trades, employers and neighbors who have toured the site, in the room
Keep the promises in public
- Annual report on water, power and local hiring
- Training center outcomes published each year
Seven pages, letter size. What is on the site today, the vision, the precedent, the six phases and the community answers, in one document you can hand across a table.
Every question gets an answer.
Residents ask the same four questions about any large new campus. This site has specific answers, and they are better given early than extracted at a hearing.
01Will my power bill go up?
Florida law requires the largest power users to pay their full cost of service, so residential and small business customers are not left carrying it. Lakeland Electric adds a long term service agreement, a minimum bill and collateral on top of that.
02Will it take our water?
Four man made water bodies sit inside the boundary, and the City's 2007 Developer's Agreement provides for treated effluent on the site. A water balance will be published before any hearing.
03Will we hear it?
The land is agricultural and landfill adjacent, on a limited access highway with rail to the north. A sound study at the nearest property lines sets the setbacks.
04What does Auburndale get?
A large new tax base, years of construction work, permanent technical careers, and a training center open to local students.
What stays in Auburndale.
Scholarships at Polk State College and Florida Poly. Support for Auburndale schools. Road improvements at K-Ville Avenue. To be agreed with the development partner and the City.
The workforce is already here.
A campus of this size needs engineers to design it and technicians to keep it running, and an operator will ask where both come from. Polk County answers that inside a twenty minute drive of the property.
Florida Polytechnic University
Florida's only public university dedicated exclusively to science, technology, engineering and mathematics. Around 2,300 students, 13 undergraduate and 5 graduate programmes.
- Number 1 public college in the South, six years running, U.S. News
- Number 16 in the nation for public engineering programmes without a doctorate, U.S. News
- Number 1 computer science programme in Florida, Research.com
- Top 20 data science programme in the United States, Research.com
Polk State College
The county's public college. The Lakeland campus on Winter Lake Road is 5.0 miles away, the Winter Haven main campus at 999 Avenue H N.E. is 7.5 miles, and the Airside Center at Lakeland Linder International Airport is 12.0 miles. This is the two year and certificate pipeline that staffs a facility after it is built.
- Electrical, mechanical and HVAC technician training
- Information technology and networking pathways
- Corporate and customised workforce training for local employers
Both institutions are described here as regional talent supply. Neither has any agreement with TrueInvestors Development, and nothing here states or implies an endorsement.
The hold period the structure wants is the hold period the asset wants.
Federal Opportunity Zone
The property sits inside a federally designated Opportunity Zone. Capital gains deployed into a Qualified Opportunity Fund investing here can be deferred, and appreciation held ten years or longer exits free of federal capital gains tax. A campus of this kind operates twenty years or more, so the tax structure and the asset want the same holding period.
TrueInvestors Development has existing Opportunity Zone structuring experience and active investor relationships from current OZ projects.
Census Tract 12105011721What is finished, and what is not.
Studies already completed transfer to a buyer or development partner. Over $500,000 has been invested in them. The open items are listed with the same weight as the closed ones, because a buyer's engineer will find them anyway.
| Study | Status | Detail |
|---|---|---|
| Boundary, topographic and tree survey | Complete | Crow & Associates. 131.03 acres computed. |
| Wetland delineation and SHWE boundary | Complete | Wetland lines A and B surveyed and mapped by VHB. |
| Bathymetric survey | Complete | Confirms the on site lake is man made. |
| Environmental site assessment, Phase I and Phase II | Complete | |
| Traffic study | Complete | |
| Cultural resource study | Complete | |
| Conceptual site plan | Eighth iteration | |
| City zoning confirmation | Confirmed in writing | IPUD supported. Approximately four month approval timeline. |
| Geotechnical exploration | Preliminary complete | PSI / Intertek. Eight SPT borings, 25 to 70 feet. Limestone at 28 to 53 feet. The report is preliminary by its own terms. |
| Design level geotechnical program | Not started | Required before foundation design. |
| Utility capacity study | Not started | Lakeland Electric. The first question a large load user will ask. |
| Fiber carrier confirmation | Not started | One call to Lamar names the carrier. |
| Surveys on the assemblage tranches | Not started | Only the 131.03 acre core has a survey of record today. |
The diligence package.
Previews below. Full documents are released on request, per recipient. Professional seals, licence numbers and surveyor contact details have been cropped from these previews.
Stand on it from where you are.
Satellite view of the assemblage at K-Ville Avenue and Polk Parkway. The image opens straight into Google Maps.
Tell me which criteria matter most.
Send me the two or three items your programme lives or dies on and I will send the documents that speak to them, with the open items called out rather than buried.
[email protected] · TrueInvestors Development · Lakeland, FloridaConfidential and provided for evaluation only. Acreage described as stated holdings is not yet supported by a survey of record. Nothing here is an offer to sell a security.