The New King of South Has Been Crowned

Early Tuesday morning, a milestone was reached at the New Panama City Beach – Bay County International Airport Site. The capping of the control, a significant accomplishment in airport construction, was completed with nary a hiccup.

Dozens of workers, all using video camera cell phones to capture the event, lined the fenced perimeter to take a marked occasion in a very long process. Two huge cranes on either side of the 50 ton metal frame slowly raised the cab the 150ft to the top of the control tower.

It hovered under perfect blue skies before being bolted down atop the tower to be glassed in at a later date. While the whole event lasted a half hour or so, it was simultaneously the apogee to years of work and the crowning of Northwest Florida new king. If all goes according to plan, the new airport will be one of the signature southern airports, providing vacationers easy access to the “World’s Most Beautiful Beach” as well as low cost flights for residents. Seeing the control tower in place gave the airport a sense of tangibility, an air of “this whole airport-and-panama-city-beach-transformation thing is really going to happen, huh?” The ceremony was quite a thing to behold.

I asked Jeff Dealy, KBR’s program manager for the project, how many times in my life would I get to experience an event like the capping of the control tower. He smiled and said, “Once.”

15 Things to Know About the Development of the Old Airport Site

Leucadia National Corporation/CAR/SABLC: Leucadia National Corporation is the parent company of Community Airport Redevelopment, which was changed to the St. Andrew Bay Land Company. Leucadia has home offices in Salt Lake City, UT and New York City. Labeled as a “mini Berkshire Hathaway” as noted in their Wiki page, Leudadia was a $6.6 billion company in 2006 generating revenue in a variety of ways including mining & drilling services, telecommunications, health-care services, manufacturing, banking and lending, real estate, and winery businesses. Other notable developments by Leucadia include Rosemary Beach and Draper Lake.

The community will be walkable: With 703 acres, the property consists of a little more than a square mile. From the center, it would take approximately 10 minutes to walk to the edge of the property, and from one end to another a walk would take around 10 minutes; unless you’re a speed walker, in which it would take about 8.3 minutes. Although little design conceptuals have been made, it is anticipated that it will be an open community that is very ped-friendly.

3,200 total residential units: The development has the capacity to hold 3,200 residential units with an expected spread of approximately 60% single family and 40% multi-family (including condos and townhomes). Development time-tables will be completely subject to market demand and the expected build-out time is in upwards of 15 years.

Wide open community areas: Some of the discussions the other day included creating an area that Panama City could collect for events and holidays and enjoy company and the water. Right now, Panama City has no area like Pier Park to hold these community events. I believe Panama City could greatly benefit from this. If they were to bring in the right marketing team and layout the initial public development right, they could create a community before there’s actually a community there. Talk about buzz.

Multiple points of access: Feeding into the community are 8 points of access varying the ways with which to handle the out-flow and in-flow of the increased traffic. Access roads include Frankford, Airport Road, Lisenby, Airport Circle, Baldwin, W 39th Street, and Jackson Way.

700,000 square foot of commercial/retail: Some mixed among the residential, others in concentrated areas, there will be approximately 700,000 square feet of commercial and retail area. Right now, there are plans to have a “Town Center” in the middle of the community that will house the tallest of the structures, in addition to a higher concentration of retail. There will be a small lake with a boardwalk around it and the buildings will have retail on the first floors, office space on the second floors with residential above that.

Height limitations set at 120 feet: I was told that even though maximum height is set for 120 feet as defined by the zoning (light industrial), the maximum planned height at this time is 80 feet. In addition, the maximum height buildings will be in the center of the development, reserving the water-frontage for 2 and 3 stories.

Nothing available to purchase until 2012: The St. Andrew Bay Land Company will take possession of the land the day after the airport operations are moved to the new airport site. Upon possession, it is estimated that infrastructure installation will take approximately 1 year with real estate product available to purchase last 2011 or early 2012. The SABLC may build some, but it is expected that they will sell plats to developers to handle build out once infrastructure is in place.

Tons of green space: All the green areas depicted in the images will be open park-like areas that may have open grassy areas, trees, nature trails and the like. The idea, again, is to create a pedestrian-friendly community that encourages the natural beauty of the Bay County area.

No water-front buildings: There will be plenty of water views to be had from residential units, but nothing will be right on the water, cutting off access from the general public. The design is intended to keep the pristine areas pristine, and enjoyable by everyone. There will be large open areas in between the buildings and the water.

All open to the public: The whole community will be open to the public. Amenities such as shopping, dining and the marina will be open for everyone to enjoy and the community will not be gated.

150 boat marina: Quenching the thirst for much needed wet slip space, this new community will house a 150 slip marina capable of accommodating vessels up to 60 feet. The marina depth will be 6 feet. There is only one small spot on the whole plot of waterfrontage that will accept a marina without having a negative environmental impact; located at the top, close to where the runway terminates into the bay right now.

Marina to be developed first: Right now, talks include developing the marina first, in addition to around 10 shops and restaurants with some residential above around the marina. The idea is to give something to the community that is usable right now (or in a couple years) until the demand for real estate product comes back. The conversations I had were very interesting in that for once, I was talking to a developer that wasn’t acting like a developer, but a rational, reasonable person. With my background in preconstruction sales and marketing I have quite a bit of experience working with developers and new developments, and it always seems like they are drinking their own cool-aid; not so with these guys. They were very much verbal about the current conditions of the market and were very open with the fact that at this time its hard to tell where the market will be in two years. This, by the way, is exactly opposite the outlook of most of the developers I’d worked with in the past. typically with a new development such as this, you’d expect to hear aggressive development time-lines. I was pleasantly surprised and very impressed with their level-headed outlook.

The developmental options are plenty: They’ve kept the initial planned layout open so as to offer a wide variety of developmental options. With plats around 500 by 260 feet, it will be easy to determine where single family versus multi family will go in the future, based on market demand. The plats are large enough to accommodate an alley system, should they decide to go that route.

Sasaki Associates brought in to help with initial planning: Sasaki and Associates are known for their master planning of the 2008 Beijing Olympics, Ruston Town Center in Virginia, The Woodlands in Houston TX, Charleston South Carolina Waterfront Park, and Harbor Town in Hilton Head, just to name a few.

PC Airport Construction Update – PHOTOS

The new Panama City Airport is less than 12 months from completion and the on site action is really accelerating. With new construction milestones being made on a weekly basis, new things seem to be growing out of the ground all the time.

The main 8,400 foot runway is 100% complete with final approval still pending from the FAA on the 10,000 foot extension. I have no idea what the hold up is, only that I’ve been told that it is expected soon (they’ve been saying that for months!). Once the approval comes in, however, construction of the runway extension will take less than 60 days. They are also seeding and mulching the main access road for grass. Sand is being installed on the bottom of Pond C.

The terminal construction is making great progress with the metal framing of the exterior walls in Area A on the 1st and 2nd floor helping to define the overall shape of the building. The roof decking in Area A, B and a portion of C are almost complete. The excavation for the pedestrian bridge construction has begun and the fire sprinkler installation in Area A (baggage claim area) has begun as well.

The existing terminal is just over 55,000 square feet. The new terminal more than doubles the size at 120,000 square feet with ample room for ticket counters, baggage claim, TSA offices, and offices for the Panama City Beach Convention and Visitors Bureau and a business center hosted by the Bay County Chamber of Commerce.

The air traffic control tower is growing with the structure over 100 feet tall. The final tower will rise 15 stories into the sky.

Video of Environmental Damage at New Airport Site

Having been up there, I was able to take video of the creeks and waterways that serve as the natural water run-off point for the new Panama City Airport. Again, I was able to see no apparent damage or side-effects of any damage. However, apparently, after the comments in the other post, I would need to be in a helicopter to observe the claimed negative effects the airport construction site is having on the environment.

Despite Reports, New Airport has Little Environmental Damage

Despite other reports in the media, the construction of the new Panama City airport in West Bay has caused little disturbance in the natural environmental habitat of the pristine areas of West Bay, Burnt Mill Creek and the adjoining waterways. Linda Young of the Clean Water Network, a whistle blower since the beginning of the project going underway, cried red flags citing that serious, irreparable damage was being caused by water run-off at the construction site. Young claimed that the natural pristine areas would be forever damaged and that the marine habitats’ destruction would ruin the tourism industry only to correct herself by citing that it would ruin the charter fishing industry.

In a phone interview with Young, she claimed to have photographs documenting the excess run-off and the damage it has created to the surrounding environmental areas but failed to produce them after two requests were made. Young also claimed that a dark powdery residue could be found on surrounding vegetation in the run-off areas, yet I observed non-such-matter. It could be possible, however, that I was looking in the wrong areas, as we were limited by where we could go without some serious off-terrain gear. I was taken up Burnt Mill Creek until we couldn’t go anymore without running aground and took note that all of the vegetation looked the same as the vegetation all along the West Bay waterway, again, noting no muddy residue.

I visited the airport construction site on Thursday to talk with officials and was told that there were run-off issues that were being dealt with and that the Florida Department of Environmental Protection was and had been made aware of the issues. The issues were noted during a period of heavy rain-fall during the months of March and April during regular weekly tests and were reported to the FDEP .I was told that in collaboration with the FDEP, measures were being taken to correct the issues that had caused the excess and improper run-off. I was told that the issues were not serious and that no permanent damage had occurred, but there were definitely issues to be resolved.

Phone calls to the Florida Department of Environmental Protection were not returned.

Upon noting above average levels of turbidity in the surrounding waterways at the new Panama City airport site, the airport authority hired a private independent environmental consulting group. Ecological Resource Consultants (ERC) conducted a study of the environmental areas in and around Bear Bay Branch, Kelly Branch, Morrell Branch, Crooked Creek, Burnt Mill Creek and West Bay. Over a period of 10 days, ERC studied data from the DEP, data from the Airport Authority and their own independent findings at the sites in question and found:

During construction, with the exception of March/April 2009, turbidity levels remains the same just off site as they were before construction began.
No sediment was found in Bear Bay Branch
Kelly Branch/Morrell Branch had sediment accumulation, which means the wetlands performed correctly, catching the sediment before it went into the creeks.
There was no sediment found in Burnt Mill Creek, Crooked Creek or West Bay.
ERC took 8 core samples from Burnt Mill Creek and Crooked Creek, from the branch outfall locations all the way down to the mouth of each creek at West Bay and found no sediment accumulation.
They also had a snorkeler check and found no visible impact to sea grasses and no sediment in West Bay.
Found finer textured sediment which causes some minor concern because it could possibly reactivate with a heavy rainfall, but they are working with DEP to develop an approved approach to limiting remobilization.
There was no measurable impact on either Creek or West Bay.
Almost all of the sediment was contained on the airport property and within the permit boundaries.

After talking with Roy Willett, KBR Construction Manager at the new Panama City Airport site, I was told that through on-going communication with the Florida Department of Environmental Protection approved resolutions were being made to improve the existing run-off systems to provide minimal impact on the surrounding areas. To help, more than 600 acres of land has been seeded and mulched in the last 2 weeks.

How It's Done – Paving a Runway Video

So, I thought it would be cool to shoot a video on how they paved the runway, and turns out, I was right – it is cool. Maybe I’m a nerd, but I found it amazing how they brought in the concrete material, then formed it into a beautiful, nearly flawless, 15 inch slab, working many yards in mere minutes.

The dump trucks would pull under a huge loader that would fill its bed with 10 yards of concrete in 2 minutes. With the time it takes for the truck to stage its position, load and move for the next truck, a truck can be filled every 2.5 minutes.

http://vimeo.com/moogaloop.swf?clip_id=3972906&server=vimeo.com&show_title=0&show_byline=0&show_portrait=0&color=00ADEF&fullscreen=1
Paving the Runway at the new Panama City Airport from Jason Koertge on Vimeo.

The runway paving process was, I thought, interesting. Consisting of 15 inches of concrete on top of 4 inches of asphalt, the runway will be capable of handling the load of the largest of aircraft.

Each dump truck would back the loads down the asphalt sometimes up to a quarter mile, then dump their load right in front of the first machine. As the machine worked the pile of concrete to fit under its 15 inch clearance, workers would grab a sample of the concrete with shovels to take back and test. Each load of concrete was tested to be sure that it met the proper strength requirements.

As the concrete passes under the machine, 1 inch rods comb through the mixture vibrating at a high rate of speed to be sure the mixture compacts. It exits the other side a basic form, but not smoothed. The next machine refines the shape, vibrates and compacts more and spits the smoothed almost finished runway out the back end.

The main 8,600 feet of the runway is paved as of right now and upon arrival of the FAA approval of the extension, the remaining 1.400 feet will be paved in about 10 days.

New Airport Aerial Pictures and Update

Contract 1: Heavy Civil and Airfield Lighting
Approximately 80% of the contract work is complete with only 55.8% of the contract time used.

Underground utilities are being installed in the General Aviation area.
Fine grading along the runway is continuing.
Seeding is ongoing in the North section of the site.
Installation of the centerline lighting cans is approximately 75% complete.

Approximately 115 pieces of heavy equipment are in operation at any one time with approximately 160 personnel on site for the heavy civil (contract 1) and utilities (contract 3) contracts.

Contract 2: Terminal Building, ATCT and Support Buildings
Approximately 18% of contract work is complete with 25% of contract time utilized.

Terminal:
All shoring has been removed from Area A.
Installation of re-steel on Level 2 of Area B is complete.
Beginning to prep the slab on grade between areas B and C.

Air Traffic Control Tower:
Pile cap complete using approximately 350 cubic yards of concrete.
Beginning to form up the 1st level.

Air Maintenance Facility:
Backfilling of maintenance pit is complete. Preparing for slab on grade.

Air Cargo Facility:
Installation of pre-engineered metal building is ongoing.

Public Safety Building:
Completed concrete pour of perimeter footings/elevator footing.

Rental Car Facility:
Completing installation of underground utilites.

The average manpower on site for Contract 2 per day is 105 people based on a five day work week. Manpower on Saturdays is approximately 31 people.

Contract 3: Utility Contract
Approximately 18% of contract work is complete with 15% of contract time utilized.

Main Access Road:
3W2” Power Distribution Duct Bank: 53% complete.
Street light duct work: 65% complete.

Joyner Road:
24” water main: 90% complete.

GA Access Road:
30” water main: 45% complete.

Lift Station:
30% complete.

CR-388 & Main Entrance:
8” Directional Drill is complete.

Source: newpcairport.com

Airport Update – Pictures of the Terminal Progress

The terminal at the new Panama City Airport located in West Bay in Bay County is moving along at a swift pace. The percentage complete is just under 20% with all the pilings in place and the second floor structure being formed right now.

Construction of the terminal will last for the duration of the project.

Source: newpcairport.com

Airport Construction Update – Terminal 18% Complete

Contract 1: Heavy Civil and Airfield Lighting
Approximately 80% of the contract work is complete with only 54% of the contract time used.

90% of the 15” concrete paving lanes have been placed on 8,400 linear feet of Runway 16-34.
On Taxiway D and main terminal apron, all lime rock base and the first lift of asphalt paving is in place with the 2nd of four lifts going down this week.
The centerline cans on the runway are approximately 36% complete.
The lighting cans in the Touch-down zone are approximately 55% complete.
Paving will begin this week on the General Aviation Access road.
150 pieces of heavy equipment are in operation at any one time with approximately 200 personnel on site for the heavy civil and utilities contracts.

Contract 2: Terminal Building, ATCT and Support Buildings
Approximately 18% of contract work is complete with 22.6% of contract time utilized.

Terminal:
Concrete pouring complete for Level 2 Area A. Shoring of Level 2 Areas B and C continues

Air Traffic Control Tower:
Cutting of auger cast piles to design length is complete. Forming for the pile cap has started.

Air Maintenance Facility:
Forming for pit walls continues.

Air Cargo Facility:
Continuing the installation of the pre-engineered metal building.

Public Safety Building:
Rough-in of the plumbing continues.

Rental Car Facility:
Installation of underground facilities continues.

Manpower:
The average man power on site for Contract 2 per day is 95 people based on a five day work week.

Contract 3: Utility Contract
Approximately 8% of contract work is complete with 11% of contract time utilized.

Main Access Road:
3W2” Power Distribution Duct Bank is 36% complete.
Street light duct work is 50% complete.

Joyner Road:
24” directional bore is complete.
24” water main is 36% complete.

GA Access Road:
30” water main is 9% complete.

Lift Station:
Wet Well is installed.

Source: www.NewPCAirport.com

New Aerials of the New Panama City Bay County International Airport

New aerials have been released of the construction progress at the new aiport site in West Bay in North Bay County. The new airport in Panama City Beach is located on 4,000 acres of land donated by the St. Joe Company with the current infrastructure footprint using 1400 acres of the property.

This photo shows the terminal and main parking area. The left side of the picture is south whereas the right side of the picture is north (or approximately). The U-shape onthe bottom is the pavement around the main wing of the terminal with the T-shape (with the stem of the T fitting in the U) being the actual terminal footprint. The box-shapes above the terminal area is the main parking with the cleared area above it (I beleive) will be auxilary parking. The area to the left is the general aviation area.