Updates about Northwest Florida Beaches International Airport (NWFBIA)

[Kurt]

Southeast Real Estate Business

Jerry Ray is looking to the future. His firm, the Jacksonville, Florida-based St. Joe Companies, is working with the Bay County Board of Commissioners, officials at the Panama City-Bay County Airport and members of the National Audubon Society on the LEED-certified Panama City-Bay County Airport. The facility is the first piece in the West Bay Sector Plan, a massive mixed-use project destined for Panama City, Florida, and surrounding areas. The aggressive but environmentally responsible development strategy calls for an eventual 27,000 residences and 37 million square feet of commercial and industrial space spread across 75,000 acres.

Though part of the plan may be complete in a few years, the entire project will not materialize for at least half a century. “I will not see it; I am too old,” says Ray, senior vice president of strategic alliances for St. Joe.

The airport is a relocation and expansion of Panama City’s current facility and includes a 105,000-square-foot passenger terminal, two runways and 1,400 acres reserved for future expansion. Completion is expected next May. The airport only represents a small part of St. Joe’s $500 million stake in the West Bay Sector Plan, a commitment that will include 4.4 million square feet of commercial space and 6,300 residences.

St. Joe also brought in leaders from the Audubon Society to conduct land-protection studies around the airport. Their goal was to ultimately protect 44 miles of undeveloped shoreline and creeks and tributaries near the development site. The society also helped make the airport as environmentally friendly as possible; green features include a water reclamation system among and more standard LEED requirements.

“One of our commitments was to put in place a saltwater system that would return water to the environment cleaner than it was in the natural environment. We said we would return it twice as clean, according to scientific measurements,” Rays says. “We want to demonstrate that it is possible to have economic development and environmental preservation simultaneously.”

In large projects like these, extensive planning is important. With the help of Jacksonville-based The Haskell Company and TranSystems Corporation of Kansas City, Missouri, St. Joe is positioning parcels for office, retail and industrial construction. “You look at all the infrastructure — where do the roads go, where do the utilities go, all those types of things,” says Haskell’s Brad Slappey. “You don’t want to commit to something that’s not flexible enough to reverse. You want to be very careful about where your infrastructure goes, so it can accommodate multiple uses down the road.” It’s too early, however, to talk development specifics or even mention future tenants. “There’s certainly interest in the area,” Slappey says. “Any time you have an airport, there’s interest.”

One large advantage of the plan is that it’s easy to build to each tenant’s specifications. With so much greenfield land available for developing, officials at large companies can easily come in, commit to a space and mold it to their requirements. “Most of the time, your options are limited because you have a small piece of land and everything around it is already developed,” Slappey says. “The advantage is that if you have a big user that comes in and wants this, that and the other, it’s easier to accommodate them because you have a lot more land to maneuver around.”

The West Bay Sector plan is a fulfillment of years of history. Development has come slowly to Northwest Florida for a variety of reasons. Commercial space tends to flock to major interstates, and there are few that cut through this portion of the state. In addition, geographical concerns and the rising environmental consciousness of area citizens had limited the county’s commercial real estate growth prospects.

“The land is largely owned by two entities; one is the United States government and other government entities, the other is The St. Joe Company, which began to buy land in this area in 1923,” Ray says. “Between the two, a lot of the land was left in a rural state. This is an area of Florida that’s not been as well connected to the rest of the country.”

Developers and citizens in Panama City realized as early as the 1940s that something needed to be done to compete on a national scale and started calling for an update of the city’s existing municipal airport. “There was a front-page editorial in the Panama City News Herald, and it said if we do not connect ourselves to the rest of the country, we will languish in our economic development,” Ray says. This led to an ultimately unsuccessful effort to rebuild the airport, a dream that resurfaced in the 1960s and again in the ’80s and ’90s. “We had no idea how long it would take. No one had never done this before,” Ray says. “It is a 100-year project. It will correct something that has been a mess now for 50 years.”

An undertaking this large will undoubtedly change many times during the course of development. Starting small and branching out is a smart way to ease into the project. Once the airport is complete, it will attract airport services, which will, in turn, encourage hotel and retail growth. Warehouses, Slappey says, pop up around airports for logistics purposes. “After that, who knows. You start with the obvious, and go from there,” he says. “It’s always hard to get your hands on what it will look like in the end. The reality is that it’s going to change as the years progress.”

Ray is happy developers in Central Florida are finally planning for the next generation of tenants. Long-term projects like the West Bay Sector Plan are where commercial real estate officials should be heading, Ray says.

“We’d make a lot more in this country by planning for the future, and we never do it. We have roads that are clogged up and then we go fix them, right? So, why not try it the right way for once?”

 

[Andy A]

Kurt, thank you for the continuous updates on the progress of the new Panama City Airport. They are really appreciated by those of us who believe that long range planning regarding growth is the only way to go.
Do you have anything on the status of the suit brought about storm water drainoff and how it will affect the ongoing status of the project?
It seems to me from all I read about the long range plan, environmetal issues are at the forefront of considerations. But then, I am not an environmental extremist. Once again, thank you for the great updates.

 

[Matt J]

Kurt, thank you for the continuous updates on the progress of the new Panama City Airport. They are really appreciated by those of us who believe that long range planning regarding growth is the only way to go.
Do you have anything on the status of the suit brought about storm water drainoff and how it will affect the ongoing status of the project?
It seems to me from all I read about the long range plan, environmetal issues are at the forefront of considerations. But then, I am not an environmental extremist. Once again, thank you for the great updates.

IIRC on the news last night they announced that the lawsuit was dismissed, settled, or stopped.

 

[Kurt]

Construction Update: 7/23/2009
Posted: 24 Jul 2009 07:03 AM PDT
Contract 1: Heavy Civil and Airfield Lighting
Approximately 90% of contract is complete with 76% of the contract time used.

• Completing the underdrain system in the longitudinal ditches (7,000 linear feet remain and work should be complete by the end of August)
• Installation of top sands into Pond C is ongoing
• Concrete on main apron should be complete in two weeks
• Taxi-way edge lights installation is continuing

Contract 2: Terminal Building, ATCT and Support Buildings
Approximately 40% of the contract is complete with 48% of the contract time used.
Terminal:

• Continuing exterior sheathing at north end of Area A
• 90% complete with roof sheathing and underlayment at Concourse D & E
• 90% complete with structural steel at Baggage Handling
• Preparing for concrete slab pour for south end of Baggage Handling

Air Traffic Control Tower:

• Beginning mechanical/electrical and plumbing work
• Complete with stairs up through Level 4

Air Maintenance Facility, Air Maintenance Shed:

• Continuing interior framing

Air Cargo Facility:

• Continuing with the installation of exterior wall panels

Rental Car Facility:

• Continuing with plumbing and electrical rough-in
• Settling tanks for Car Wash in place

Public Safety Building:

• Completing metal decking and installing stairs
• Continuing installation of CMU at vehicle bay

An average of 155 personnel are on site Monday through Friday. Eighteen workers on site on Saturday.
Contract 3: Utility Contract
Approximately 48% of contract work is complete with 52% of the contract time used. All interim milestones are being met or exceeded.
Main Access Road:

• 3W2″ Power Distribution Duct Bank is 95% complete
• Street Light Duct Work is 87% complete
• 6W4″ Power Distribution Duct Bank is 98% complete
• Jack and boring on Main Access Road for fire hydrant installation

Joyner Road:

• 24″ Water Main is 98% complete

GA Access Road:

• 12″ water main is 95% complete
• 30″ water main is 86% complete

Lift Station:

• Lift station is 50% complete
• Plumbing being installed

Fuel Farm:

• Fuel farm is 15% complete
• Grounding system was tested and passed this week

Booster Station:

• Booster station is 35% complete
• Starting to wrap wire next week

Contract 4: Landscape/Hardscape Contract

• Installation of seed has begun on Main Access Road
• Collecting and transplanting approximately 1,700 Juncus plants to wetlands area in Kelly Branch

 

[Kurt]

Kurt, thank you for the continuous updates on the progress of the new Panama City Airport. They are really appreciated by those of us who believe that long range planning regarding growth is the only way to go.
Do you have anything on the status of the suit brought about storm water drainoff and how it will affect the ongoing status of the project?
It seems to me from all I read about the long range plan, environmetal issues are at the forefront of considerations. But then, I am not an environmental extremist. Once again, thank you for the great updates.

Airport Authority Reaches Agreement With Florida DEP

by NewPFN on July 23, 2009
Press Release

AIRPORT AUTHORITY REACHES AGREEMENT WITH FLORIDA DEP;
CONTINUES MAKING ENVIRONMENTAL IMPROVEMENTS

​

Panama City, Florida - (July 23, 2009) - The Panama City - Bay County International Airport and Industrial District (Airport Authority) has reached an agreement with the Florida Department of Environmental Protection (FDEP) on a series of steps to address temporary stormwater management issues that occurred during construction at the new Panama City - Bay County



International Airport construction site in northwestern Bay County.
The Airport Authority reacted quickly in May 2009 to address the stormwater management issues. Since then, the Airport Authority and FDEP have been working together on a final agreement based on the plan submitted by the Airport Authority to address environmental concerns. Under terms of the agreement, the Airport Authority has agreed to pay a $251,000 fine to FDEP.
The Airport Authority is working with FDEP to reinvest the fine in further environmental improvements at the new airport.


?Regardless of heavy rains, the situation with our stormwater management system was unacceptable, and we moved as quickly as possible to address all the shortcomings,? said Joe Tannehill, Chairman of the Airport Authority. ?Throughout this process we have continued to work closely with the Florida DEP, and we believe we have reached an outcome that is not only fair, but will also benefit the environment and the people of Bay County.?


?The Airport Authority has set a very high environmental standard for the new airport,? Tannehill continued. ?We remain committed to designing, building and operating America?s first green airport based on our detailed plans for wetlands mitigation, wildlife management, wastewater treatment and, yes, stormwater management that greatly exceed minimum requirements set by Florida law.?
To date, the Airport Authority has undertaken extensive efforts to meet and exceed the agreed upon plan issued by the FDEP and to prepare the site to be able to manage a tropical storm event during hurricane season.



The airport has committed $400,000 to expedite necessary projects and improvements.


The Airport Authority has taken the following actions to ensure the airport site is prepared for any future tropical rain event:


?Major stabilization of grading and seeding around the airport site to reduce soil erosion. Stabilization of the site including seeding, seed drilling, mulching and paving. To date:

• 825 acres are under final stabilization
• 210 acres are under temporary stabilization
• 375 acres are undergoing stabilization
• 125 acres still to be stabilized

?All perimeter ditches have been fully sodded and there has been re-grading and re-sodding of ditches along the General Aviation Access Road.


?Erosion control measures are in place, including:

• Silt fencing in place and checked daily
• Hay bales in ditches
• Increased berms around the site.

?The construction team is working to make stormwater treatment ponds fully functional and in accordance with their final design.
?The construction team has updated plan to handle large rain events in the future.


?Site management system has been streamlined - each contractor has appointed a single point of contact with decision-making authority.


-The team has implemented a proactive environmental compliance management program that includes designated personnel, clear chain of command and timely reporting to the Airport Authority.


?The team has established a method of improved communication between the Airport construction team and the DEP including weekly and monthly reporting.


?The construction team has created and implemented a detailed schedule for removal of displaced sands in adjacent off-site areas and any associated environmental restoration.


?The Airport Authority established milestones for construction activities related to bringing the permanent stormwater features to their final conditions.


?I am pleased with the way construction team has responded and addressed the stormwater management issues,? said Tannehill. ?We?ve seen a dramatic improvement over the last 75 days. I also want to thank FDEP for all their work. This has been a team effort, and the project, the environment and the people of Bay County are the ultimate beneficiaries.?

 

[bdub]

On the issue of passenger demand for flighst to the new airport, I think you miss the point. Most of the time, I end up flying into Pensacola and then drive to Sowal because the flights into Pcola are much cheaper (thank you AirTran). But I will fly into the new airport in a heartbeat if I can geat flights at a reasonable cost.

I live in the DC area. What I am really hoping for are direct Southwest flights out of nearby BWI (Southwest's east coast sub-hub). That could make my trip to the beach house a quick 3- 4 hours. That's how long it takes to drive to the nearby brownwater beaches.

Trust me when I say -- if you get Southwest flying into that airport -- the seats will be filled.

 

[Matt J]

On the issue of passenger demand for flighst to the new airport, I think you miss the point. Most of the time, I end up flying into Pensacola and then drive to Sowal because the flights into Pcola are much cheaper (thank you AirTran). But I will fly into the new airport in a heartbeat if I can geat flights at a reasonable cost.

I live in the DC area. What I am really hoping for are direct Southwest flights out of nearby BWI (Southwest's east coast sub-hub). That could make my trip to the beach house a quick 3- 4 hours. That's how long it takes to drive to the nearby brownwater beaches.

Trust me when I say -- if you get Southwest flying into that airport -- the seats will be filled.

That's the idea, but it may take time. Some people seem to be under the impression that this whole project is being done as some sort of light switch. People like to down the new airport because they haven't really read what the airport authority is saying. The airport authority is saying the over the next 50 years it will eventually be a major airport with international flights. Most of the Debbie downers hear that next year we'll have 747's of international visitors and then they gleefully laugh the it won't happen. Well it won't as it's a new airport, and probably won't have a low cost carrier the day it opens either.

 

[SHELLY]

That's the idea, but it may take time. Some people seem to be under the impression that this whole project is being done as some sort of light switch.

Where the 'ell would someone get that impression??

Oh, yeah: Flights at new airport to begin May 2010, official says - LATEST NEWS BRIEFS - The News Herald

___________________

Mel Ponder was named executive director of Coastal Vision 3000 in front of a crowd of nearly 100 business and community leaders at the site of the new Panama City-Bay County International Airport. Ponder unveiled plans for a membership campaign for the nonprofit marketing organization that has branded a six-county area of Northwest Florida as "The Beach."

Attending Thursday's presentation were state Sen. Don Gaetz, R-Niceville, airport executive director Randy Curtis, St. Joe Co. spokesman Jerry Ray and Davage "Buddy" Runnels, chairman of Destin-based The Sterling Companies.

Runnels, co-founder of Coastal Vision 3000, said national and international flights would begin landing at the new airport in May 2010. "It brings hope and faith that our future is bright," he said.

Gaetz praised the group for its forward thinking.

"I believe a rising tide floats all boats, and Coastal Vision 3000 represents a regional consensus to grow our economy through smart economic decisions," Gaetz said.

 

[NE SoWaller]

On the issue of passenger demand for flighst to the new airport, I think you miss the point. Most of the time, I end up flying into Pensacola and then drive to Sowal because the flights into Pcola are much cheaper (thank you AirTran). But I will fly into the new airport in a heartbeat if I can geat flights at a reasonable cost.

I live in the DC area. What I am really hoping for are direct Southwest flights out of nearby BWI (Southwest's east coast sub-hub). That could make my trip to the beach house a quick 3- 4 hours. That's how long it takes to drive to the nearby brownwater beaches.

Trust me when I say -- if you get Southwest flying into that airport -- the seats will be filled.

Southwest is a big player in here in Omaha. If they go to the new airport, which I believe they will, That will get us down there more often. Our only flights are through NWA, and that is a pain in the butt!

Southwest covers the lower part of Florida pretty well, so this would seem like the next migration. Either way, I hope that it lowers the price from NE some.

 

[Will B]

Where the 'ell would someone get that impression??

Oh, yeah: Flights at new airport to begin May 2010, official says - LATEST NEWS BRIEFS - The News Herald

OK...one more time...

All "international" means, in the grand scheme of things, is that customs services are located at the airport. That means that when Joe Schmo, who has loads of money and an airplane, flies in from, let's say, the Caribbean or from somewhere north of the border in Canada, he doesn't have to call for customs to drive to the airport from the Port of Panama City. That is an international flight by definition. SWGB is 100% correct. It is not a light switch for commercial scheduled flights. If the new airport does get a scheduled commercial flight in the future, it will likely be seasonal service from Canada.