Plant City took several significant steps in 2013 in the development of Midtown, a vision to create a new live-work-play community just south of downtown. In creating that vision, Midtown’s champions looked to our neighbors just across the county line. Like many others, Lakeland’s downtown fell victim to the shopping mall phenomenon of the 1970s. But today, with the help of a vision and solid dedication from city leaders, Lakeland’s downtown is as vibrant as any in the state.
It’s been more than six years since Plant City adopted its Midtown Redevelopment Vision Plan. Stalled and delayed by numerous factors — including environmental concerns, stormwater red tape and, of course, the Great Recession — for years, the 85 acres earmarked for Midtown played the part of Plant City’s eyesore just south of Historic Downtown.
That all changed in 2013. With the help of Florida State Rep. Dan Raulerson, the state passed legislation in July that cut through the stormwater issues. The city also began work to realign Wheeler Street, which will create a more appropriate grid pattern for Midtown’s future inhabitants. City officials also moved forward with plans for Midtown’s Village Green, and in their last meeting of the year, Plant City commissioners approved the establishment of the Midtown Zoning District, a set of guidelines by which future development will abide.
This year, city leaders expect to market the Midtown project to developers — and hopefully attract one to fill the land with condos, town homes, retail shops and office space. That potential, coupled with the recently opened Train-Viewing Platform and newly named Robert W. Willaford Railroad Museum, should benefit Historic Downtown Plant City, its businesses and residents.
Although Midtown is a new idea for Plant City, its visionaries aren’t reinventing the wheel. Taking inspiration from burgeoning downtown districts in cities such as Sarasota, St. Petersburg and Lakeland, Plant City is following in the footsteps of other cities that have successfully resurrected their once sleepy and dilapidated downtowns. During its decades-long restoration project, Lakeland capitalized on its historic charm — an asset Plant City has in spades.
LAKELAND’S LIVING ROOM
At the heart of Lakeland’s downtown sits Munn Park. Named after city founder Abraham Munn, the park stands at what once was the city’s center.
“This was the original town square,” said Kevin Cook, Lakeland’s director of communications. “Abraham Munn,
from Louisville, Ky., bought 80 acres, sight-unseen, in 1881.”
By 1885, H.B. Plant’s South Florida Railroad reached Lakeland. Munn, a good friend of Plant’s, donated land to build a railroad station in the newly incorporated Lakeland. In less than 10 years, Lakeland was shipping more strawberries than any other location in Florida.
As the city continued to grow, Lakeland’s leaders added to downtown in 1926, with the construction of the $1 million Promenade at Lake Mirror. The promenade later was renamed in honor of Frances Langford, a renowned singer/actress known for her work entertaining soldiers through the USO.
Today, these two historically areas serve as the crown jewels of Lakeland’s downtown. Together, they host hundreds of events each year. More importantly, city leaders say, they set a tone for the downtown district.
“They are the signature focal point; they are special places, and people want to be there,” said Deputy City Manager Tony Delgado. “(They are) the center of our cultural universe. We love it when people say, ‘I’m going downtown,’ or, ‘I love downtown.’ As long as people keep doing that, there is good stuff in our future.”
RESURRECTION
Lakeland’s leaders began to focus their efforts on downtown in 1977, with the creation of the Lakeland Downtown Development Authority. Two years later, the city also established the Lakeland Community Redevelopment Agency and the Downtown Community Redevelopment Area.
The City Commission approved in 1980, its Downtown Redevelopment Plan.
Although in hindsight, it is easy to make the connection between Munn Park and Frances Langford Promenade and the success of Lakeland’s downtown core, when city leaders began their revitalization efforts, the intangible value of the history landmarks weren’t fully appreciated. At the time of its creation, the plan’s top three priorities were the creation of a pedestrian retail plaza, a convention hotel and a state office building. No. 4 on the list of the establishment of the Munn Park Historic District.
“Munn Park, at the time, was the least significant (of the projects),” Director of Community Development Jim Studiale said. “But, what it did was enabled federal tax credits.”
Lakeland redrew its downtown plan in 1990, under the notion that quality public improvements would lead to quality private investment. Lakeland completed its restoration of Munn Park the Lemon Street Promenade, Frances Langford Promenade and streetscaping and landscaping.
To date, the city — in conjunction with the LCRA and the city-owned Lakeland Electric — has completed more than $30 million in capital improvements, including land assemblies of more than 21 acres for development, rehabilitation of dilapidated structures and utility improvements.
That work, leaders say, stimulated private interest, as well.
“When the commission made that decision to invest in infrastructure and public improvements it showed that we cared — and that it was safe to invest,” said Lakeland CRA Manager Tamara Sakagawa.
FedEx, Publix, SunTrust and others moved into Lakeland’s downtown, paving the way for mom-and-pop shops, coffee houses, restaurants and more. The city estimates private investment in its downtown totals more than $100 million.
“We’ve seen the strength of Lakeland,” Cook said of the city’s downtown restoration. “The commission never lost focus or courage. It had a vision, and it made a commitment to invest. It’s taken a long time, but Rome wasn’t built in a day.”
ON THE HOME FRONT
Like Lakeland, Plant City’s leaders are hoping to capitalize on the city’s historic charm — all while adding something new that can both bolster and complement the existing homes and businesses.
With its Midtown Zoning District and newly established form-based code, Plant City has given some glimpses into what could occupy the 85 acres south of downtown. The city also has established a Regulating Street Plan, which will govern which of the six types of buildings — mixed use, live-work, apartment, row house townhouse and single family — would be allowed on corridors throughout Midtown. The city’s Village Green, patterned after Lakeland’s Munn Park, will serve as Midtown’s focal point.
“Once completed, this dynamic mix of uses will become a vibrant community, whose assets build upon and support Historic Downtown,” said Plant City Manager Greg Horwedel.
Of course, that vision could change slightly, depending on developers’ proposals.
As CRA manager, Sakagawa has worked with many private developers as they search for investment opportunities. When Plant City releases its Request for Proposals for Midtown, many of those investors likely will take a look at the project, and Sakagawa said their decisions aren’t based on the land alone.
“When developers are looking at the market, they want to see if the product will be supported by the public,” she said. “They want to know if there are any issues related to politics, and if there is stable enough leadership in place.”
Horwedel, who before coming to Plant City served as director of development services in Sarasota when the city was planning its downtown restoration, said Plant City’s stability is critical to Midtown’s success.
“Professionally, this kind of stuff is really exciting,” he said. “One of the enemies of redevelopment is time. It takes a long time to do the things we’ve been able to do. It’s been a challenge, in some regard, to get all this stuff assembled. But, we’re there.”
Developers should be pleased with the stability they find in Plant City, as well. Three current city commissioners — Lott, Bill Dodson and Mayor Mary Thomas Mathis — were on the board when the Midtown Redevelopment Vision Plan was adopted in 2007.
Contact Michael Eng at meng@plantcityobserver.com.