Walmart Plans Moving Forward

With a ground-breaking date still having not been announced, the plans for the whole development have been released for bid. The plans are telling as to the type of store we’ll see and it’s nothing short of exciting for me!

With the Target renovations coming online in the next few days, the new Walmart will definitely give them a run for the money, when they get opened.

Remember, the original projections for the new Walmart predict a ground breaking this spring and about a 12 month construction time. However, as of this post, there hasn’t been any dirt moved yet.

What the plans tell us.

The plans that are available tell us everything from the orientation of the building to the types of sections that exist in side.

Looking at the plans, we have reason to expect the general look and feel will be consistent with Pier Park. We already know the size of the store will be around 70% the size of the Walmart Super Center at the intersection of Middle Beach and Front Beach Roads, or 156,000 square feet.

Looking at the plans, we see a full bakery section, deli (with display coolers), fresh produce, garden center, and other general areas you’d expect to find in a Walmart.

So far, it is looking like an exact replica of the other Walmart, just smaller.

Seahaven Beach Break’s Ground On A New Phase

If you’ve driven down Front Beach Road near Origin at Seahaven, you no doubt noticed all the ground that is being turned up. We’ve had a lot of inquires as to what it could be (no, it is not another Walmart). In fact, Seahaven Beach Resorts is beginning it’s first phase of a new Village and Streetscape plan, starting with the large parking lot. The new plan will add that much-needed parking as well as a lineup of choice retail spots that will line the roadside with storefronts.

This addition to the resort should help tie it in with Pier Park and create an even stronger pull for what has become Panama City Beach’s busiest area.

If you are interested in retail space or have additional inquiries, head over to Seahaven Beach Resorts

Hardee’s on the Beach Opens Monday

If you’re a fan of their heart-attack inducing Thickburgers or their delicious breakfast items, crave no more and forget about the long drive. The first Hardee’s (so far as I know) ever is opening on Panama City Beach on Monday.

Grant it, they’re not some quaint mom-and-pop shop, or some individualistic beach novelty, but they are Hardee’s, and we don’t have one. And now we will!

So, grab your appetite, head over Monday and pick up a Cinnamon ‘n Raisin Biscuit for breakfast, a tasty Mushroom Swiss Thickburger for lunch, but eat some fresh vegetables for dinner.

The new Hardee’s is located just to the east of the Tom Thumb gas station at the same corner as Lowe’s, right on Panama City Beach Parkway (Back Beach Road). The nearest major intersection is PCB Parkway and R Jackson Blvd (formally Beckrich).

Boardwalk RV Park Zone Change Application Withdrawn

Jason Koertge has an awesome vacation rental business in Panama City Beach that focuses on remarkable properties right on the gulf. They range from 1 to 4 bedrooms, they’re clean, and amazing. He can be found lurking at PCBLP.com.

In what could seem like a temporary victory to the current (and concerned) property owners at Boardwalk Beach Resort, the developer requesting a zone change to allow an RV park has withdrawn his application. Whether you love RV’s or hate them, allowing them on a gulf front property such as this was a potential precedence that was concerning to local property owners.

The application would have changed the zoning from T-2 to T-M, allowing the property to be used for mobile homes, travel trailers, motor homes, motels, hotels, condos, town homes, apartments, churches, clubs, lodges, parking lots, parking garages and mobile home sales.

Working through the education of this matter, it was made clear how concerned people were about this. While there were some that believed this was a great idea, there were many that were in opposition of this change.

Here were some of the comments we saw.

The Developer had a vision in 2003 – 4 Luxury hi-rise condo buildings with world class amenities. . . Now the same Developer – Royal American Development Inc. . . has a new vision – let’s put a low investment mobile / RV park and trailer storage facility next to this luxury condo to at least generate some income. The obvious result will be lower property values in this “mixed use” scenario resulting in lower property taxes collected and lower sales tax revenues for the governmental entities. . . The developer also owns most of the amenities seaward of the building’s footprint, the fitness center and the condo commercial space on the 1st floor of Boardwalk Central. How will the Boardwalk owner keep the “trailer people” from over-running our amenities? ~ Jim Vider

There is no distinction for a “high end” luxury motorhome park in the licensing application for travel trailer parks. Any size or type of trailer can and will be allowed in here. The market will decide that. Once the zoning is changed the parcel can be sold or leased (it’s more valuable now) and all the slick marketing materials and promises won’t prevent it from turning into a field of BBQs, barking dogs, lawn chairs and clotheslines. ~ STL

The area the developer wants rezoned was to be phase 2 of the project. I certainly can understand the cash pinch the developer has, but lowering the value of properties owed in Boardwalk Central as well as Top of the Gulf through the creation of a “campground” is outrageous. ~ Bill

Excellent use for this parcel of land, as homeowners a luxury RV resort adds more value than a vacant construction lot and puts more occupancy tax into town too! Great idea, move forward without delay! ~ Cat

I think this is a fabulous idea. It seems to me that some of the people commenting on here and the one owner that was interviewed on TV have no concept of a luxury motorcoach or RV. . . I applaud this development group for actually trying to go down another avenue that is a win win for both them and our local economy. . . Are we really going to argue that this developer SHOULD build another condo. . . Have we learned nothing from the past 4 years? ~ Gilly

Boardwalk Beach Resort to be Joined by an RV Park?

There seems to be some popularity with the concept of using a motor-coach RV park as a last ditch effort to generate revenue on a vacant piece of land. This is a topic that’s come up before with the community standing up in opposition.

Well, it’s come up again.

The land that’s being proposed.

The subject land in the limelight is owned by Royal American Development and is the current home to the welcome center for Royal American Hospitality (same principal owners). The land is adjacent to the gulf front resort, Boardwalk Beach Resort and was originally intended to be phase II of the Boardwalk Condominium development.

The actual parcel itself is about 400 feet on the gulf and rests between the Top of the Gulf condominium resort and the Boardwalk Condominium tower.

A need to generate revenue.

The story here seems to be the same. The market tanked before they could sell the other building so it has sat pretty much vacant every sense.

As with the LaBorgata piece of land, you probably have a developer who spend a lot of money on the land, pre-development costs and is badly in need of a way to stop the bleeding. I assume there are monthly costs associated with holding the land, an annual tax bill, etc. Of course, this is just an assumption.

But the desire to turn a non-revenue generating parcel into something that makes money is honest enough, right? But at what expense?

The plan.

On paper, the plan is to turn this into an RV park, although no conceptual plans were turned in with the rezoning request. The land owner is requesting the approximately 5.6 acres be rezoned from T-2 to T-M.

As noted in the application Data and Analysis document, the reason for the request reads as follows:

The applicants have indicated that they intend to develop the site into an RV park. However, if the rezoning were approved the site could be used for mobile homes, travel trailers, motor homes, motels, hotels, condos, town homes, apartments, churches, clubs, lodges, parking lots, parking garages and mobile home sales.

It is the breadth of possibilities that seems to have local property owners up in arms. The potential for developing anything that could adversely effect their property values in an already depressed real estate market is being reported as unnerving.

The document then goes on to read:

A plan amendment is not required for this request. As such, the request is consistent with the Comprehensive Plan since the T-2 zoning district and the T-M zoning district are both part of the Tourist Future Land Use Map designation of the Comprehensive Plan. This means the City must provide competent substantial evidence in the record of the meeting if it is to deny the request.

Continuing later in the document:

Surrounding parcels are zoned T-M, T-3A and T-2. Condominiums are located to the east (Top of the Gulf) and west (Boardwalk) of the subject site and an RV Park/Campground, T-shirt shop, and golf course are located across South Thomas Drive to the north. A proposed RV Park on the subject property is compatible with the uses to the north. . . [With] adjacent property owners. . . the impact on property values of the condominiums is the potential issue. As with all properties, if an adjoining property is not maintained and kept in a clean and neat condition; properties in the area can be adversely impacted. . . However, the applicant manages several units within the Boardwalk Condominium and will likely manage the subject property such that their values are not adversely impacted. Whether an RV park in this area will diminish property values of adjacent condominiums is very difficult, if not impossible to determine. . . The RV Park/Campground across South Thomas Drive did not prevent the construction and increase in property values of the Boardwalk condominium. . . For these reasons, staff cannot determine that the presence of an RV park on the subject property will cause an adverse impact to adjoining property values especially if the use is well maintained and managed.

The document concludes:

Because the quest is consistent with the adopted Comprehensive Plan, the burden of proof is not with the owner but rather the City to base a decision on competent substantial evidence especially if the request is denied. Based upon information gathered to date, Staff is unable to identify a substantial reason to deny the request. However, judicial decisions have indicated that direct testimony of nearby property owners at a public hearing can be considered by a Board and used as competent substantial evidence in denying a request if such evidence indicated the owners will likely be adversely impacted by the approval of the request.

What all this means and what to do (IMPORTANT).

I’ve been to a few of these meetings and the board is reasonable in hearing the opinions of the audience. The developer should be amicable regarding the proposed development and how it will effect property owners, but if you’re an owner and you want your voice heard, you need to be at the meeting.

The document reads that there is no reason to deny the request unless the local property owners have substantial evidence that they’ll be negatively effected.

So, if you don’t like this, do your research on how this can be detrimental to your property, show up to the meeting with the facts, and be ready to present. But, planning on coming to yell at the board, yell at the developer (or his engineer) or cite emotional turmoil won’t strengthen your argument.

The meeting will be held at Beach City Hall on February 13 at 2 pm cst.

So, what do you think, should they put an RV park next to Boardwalk Condominiums?

Pier Park Target Adding Grocery Ahead of Walmart

Jason Koertge has an awesome vacation rental business in Panama City Beach that focuses on remarkable properties around the Pier Park area. They range from 1 to 3 bedrooms, they’re clean, and amazing. He can be found at PCBLP.com.

With all the talk of Walmart coming into the area, it’s spurred even more activity. Although Target’s making no claims of “keeping up with the Jones,” or in this case, “Walmart”, their push to add an expanded grocery section is certainly a plan to keep them ahead. The Walmart that is being installed adjacent to Target, right across Powell Adams Road, is rumored to have a significant grocery area including produce and meats – although nothing official has been announced.

What we can expect at Target.

Target already has a pretty good grocery section. It is certainly not Publix (or a Walmart Supercenter for that matter), but our family’s spontaneous needs can typically be met there. They have milk, eggs, deli meats, some frozen foods, ice cream, cereal, chips, coffee, bread and tons of other essentials, and it’s all very fairly priced. Shoot, we often do our grocery shopping there.

With the reorganization they’re adding fresh produce and meats and expanding on the other item types they already carry. This will make them more of a one-stop shop and should bring in more grocery shoppers. If it’s decent produce, it’ll draw our family in, along with countless others.

Target is also getting remodeled.

Just less than 5 years after opening, they’re giving the inside a significant overhaul. You may have noticed the circus-tent-looking structure to the side of the building, next to the retired garden center – that’s the staging area for the work being done.

Expect new paint inside, new end cap designs, new isle layouts, isle shifts and a fresh new look.

When it’ll be complete.

Timing is everything right? The new Walmart hasn’t even broke ground yet, much less begun moving dirt. But the remodeled Target, groceries, and produce should be complete by mid-March. Employees are expecting things to be ready for spring break. This is well suited for what is projected to be, again, the busiest rental season ever. As we just learned, last year broke records, if 2012 is better, then we’ll break more records.

What are your thoughts on the new Target? Do you think it’ll compete with whatever Walmart puts in? Would you shop there?

Pier Park North – List of Stores NOT Coming, and Details About the Development

There’s been tons of buzz about what’s happening and what’s not happening at Pier Park North. There has been plenty of speculation about what it is, who’s doing it, why and how. To add, there have been articles that have published a list of stores coming, then later changed to report that they were prospective stores. Of course, all this adds to the buzz that is currently surrounding that whole area. We’ve talked about Aaron Bessant Park improvements, a new Walmart and a Target expansion all in this little area.

So let’s talk about the facts, what we know and leave what we don’t know to another article where we can dream.

For clarification purposes, we’ll refer to the portion of Pier Park that is already developed as Pier Park South. This is just to avoid confusion, it’s not actually called Pier Park South.

Who’s developing the mall.

Simon Property Group developed Pier Park South. They bought the land from St. Joe and have right to use the name Pier Park – although the name is still owned by St. Joe; trademarked, really. The Pier Park brand has been used to identify that area for many years.

Pier Park North is being dubbed such because of that control St. Joe has with the brand. They are leasing (or selling) the land to mall developer Glimcher. Glimcher is a publicly traded company that has 24 mall developments in 15 states.

They have full-size conventional malls, strip malls and outlet malls and they are considered a genuine competitor to Simon Property Group.

But with this development, I don’t think it’s necessarily about the competition, but rather the growth in shopping options.

Size, shape and location.

The published square footage that will be developed is 396,000, which is 36% the size of the Pier Park we know on the south side of Panama City Beach Parkway. This is plenty large enough to have several “anchor” stores intertwined with a variety of smaller shops.

One of the elements that sets Pier Park South apart from conventional outdoor malls is the way it was designed. There are nooks, crannies and all sorts of other architectural individualities that really make it a fun place just to walk around. There are alcoves, seating areas, large open areas for the kids to run and a variety of recreation areas. These characteristics are what make Pier Park South a destination to not just shop, but to hang out.

Of course, this was done intentionally – people that hang out where stuff is sold tend to buy stuff.

From the plans, Pier Park North will not be this way. The facade will be straight and flat. There will not be tiered levels or shops that come out or are set back from others. From a retail development optimization perspective, this is ideal. This development method maximized square footage and ensures equal visibility to all stores. However, this design will lack the character of Pier Park South.

Although no artistic renderings have been released, Panama City Beach City Planners are expecting the actual look to be consistent with Pier Park South: bright colors, hardy board plank siding, and some accent towers (think of the tower at Five Guys).

The location of the development will be due north of Pier Park South, will have frontage right on the Parkway and will back right up to a conservation area that will serve as a buffer zone between it and Palmetto Trace.

Pier Park North will have three points of entry from Back Beach Road and one point of entry from Pier Park Drive N.

About the stores that are coming.

The funny thing about submitting plans to the local planning authority is that one typically includes a list of potential stores to give the planners an idea of the size and type of stores that would or could come. Typically the store logos on the plans are just for concept and don’t usually indicate any potential lease negotiations.

When Pier Park South was in the planning stages, I personally saw all sorts of names being thrown around. I saw plans with Best Buy, Belks and a variety of others that never were necessarily intended to be tenants. I was told over and over that I could not release these names because they were not necessarily being announced as potential tenants, they were just on the plans as examples.

The images of the plans here include logos, such as this. However, none of these have been announced by the developer as signed lease holders. In fact, we’re way too early in the game to even have a hint as to who would be coming to Pier Park North. Typically mall developers won’t officially start releasing names until a predetermined amount of time before they’ll be open.

Here is a list of stores that have been speculated on, which some may come, but none have been officially endorsed as actually signing a lease. Estimates based on the plans indicate there will be 20 to 40 stores with 7 to 15 anchor stores.

Dick’s Sporting Goods
Bed Bath & Beyond
Michaels
Fresh Market
Pier 1 Imports
Kirklands
Ross Dress for Less
Shoe Carnival
Petco
Toys R Us
Rooms to Go
Men’s Warehouse
VisionWorks
Osaka’s
Cheddars

Images of the plans

This is an overview of the project.

From here you can see how the proximity of the development to the residential area.

As you can see, there are logos for retail shops. This is in no way intended to document that these brands are actually coming to the development.

Again, more brand logos. This is just to give you an idea of the type, size and location of stores like this.

This image gives us some hope of the tower-like structures that are found in the existing Pier Park development.

When the mall development will be open for business.

As of right now, the timeline plans indicate that construction will begin in March of this year with stores to be opening approximately one year later. Of course, timelines are meant to slip and no dirt has been moved as of yet. Although survey crew have been spotted on the property.

Location as it relates to Palmetto Trace.

What has seemed like q quiet community in the past, Palmetto Trace residents are in an uproar about this new development. They’ve recently been very vocal about the Aaron Bessant Park improvements and they aren’t happy about a new mall development being erected so close to their homes.

Looking at the size of the buffer zone, it’s likely that many of the homes will be able to see the back of the mall development through some conservation area. There is a pretty good distance between the back of the mall development and the homes, but also a large area of it is water, which doesn’t help much to buffer sound.

What are your thoughts on this new development? Do you think it will help the community grow? Do you think it’s a smart way to grow? If you’re a Palmetto Trace resident, what are your thoughts on this?

Breakfast Point Subdivision Now Selling Homes

The name was picked years ago. The plan for the school came shortly after – now they’re on their 4th school year. One can only assume the development of the subdivision was only waiting for a turn around in the real estate market. Well, now apparently it’s turned enough for St. Joe to move forward with the first phase of development.

Now selling homes

If you drive through the intersection of Back Beach and R Jackson Blvd, you’ve probably seen the signs at the corner of the quadrant Publix is on. “Now Selling” is in big letters with ‘Homes from the low 200’s” just below it. They’ve got a model home under construction and it looks like all the infrastructure (roads, water, sewer) is in place.

Details about the development

From the plat map, it looks like they are planning on having 45 homes in this first phase. They plan on having some park areas, walking trails and access to conservation area and ponds.

The subdivision is located essentially at the end of R Jackson Blvd. If you go north on R Jackson, like you’re going to Breakfast Point Academy, you’ll go straight at the stop sign. You’ll see what I presume to be the first model home being constructed right on that corner lot – labeled 1 on the plat map.

Note: I’m using the term ‘phase’ under the assumption that there will be more to the Breakfast Point development than what is slated for this particular set of homes we’re discussing in this post. In a post we published in 2007, we had info that slated the Breakfast Point development as completed would have 3100 residential units.

This is a St. Joe owned development but it looks like they’ve either contracted with home builders to build the homes, or they’ve sold the lots to them to build and resell homes under the Breakfast Point brand. The two builders that are building in this phase are David Weekly Homes and Huff Homes.

Pricing and home sizes

Pricing is always an interesting discussion. For the developer/home builder, it’s a critical topic. If they price too high, they won’t sell. And if they price too low, they may not attract the right audience. From what I can tell from the website, home prices will start in the $230’s and be sized ranging from 1600 to 2800 square feet.

Local Residents Speak Out Against Aaron Bessant Park Improvements

Wednesday evening, the City of Panama City Beach held a public workshop to discuss the improvements slated for Aaron Bessant Park. While many spoke in agreement with the improvements, many local area residents were against the improvements and/or how they were to be done – many making suggestions for how they thought the improvements should be done.

The improvements for Aaron Bessant Park include a new amphitheater, more bathroom facilities and soccer fields.

The opposition

The commenters in opposition of the improvements were concerned about many of the same issues:

Traffic
Noise
The environment

“I called Mr. Jackson at 11pm Saturday night to complain about the noise,” one resident said, “his wife said he was asleep. . . I said ‘wake him up, this noise is too loud, too late.”

Another area resident said, “I should not be able to hear every word from these concerts from my porch, are the noise levels being policed?”

“I sat through six lights waiting to cross Back Beach while the cops kept letting everyone just turn,” a resident of Palmetto Trace said, “never mind you who want to just go home.”

“These events are nice, but what happens when both entrances of Palmetto Trace are blocked and there is an emergency where fire, emt and police can’t get in to the neighborhood,” said another resident of Palmetto Trace.

This meeting seemed timely for many residents since the Christian Music Fest, the first of the Fun Never Sets Fall Concert Series was last weekend. The noise levels seemed higher than normal. I personally experienced the noise levels being able to hear it from Highway 79.

Suggestions from the opposition

One of the commenters insinuated that those that were in ‘opposition’ of the improvements weren’t against a new amphitheater being build, but rather how it was being build and where it was being built. Many made suggestions for facing it another way, moving it all together or not building it at all.

Facing it towards the Gulf

Several made the suggestion to face the amphitheater towards the Gulf, stating that if it was just point away from residential neighborhoods that it could help. This option was explored in conversation, but didn’t seem plausible based on the facts.

If it were to be placed on the opposite side of the field, the current restroom structure would have to be demolished, increasing the development cost. “The budget is already extremely tight,” said Mario Gisbert, CRA Manager of Panama City Beach. In addition, that would face it towards another residential area and a few Gulf-front condos – leading to a reflective effect. This sound reflection could carry the sound right into even more residential area.

Another suggestion was made to place the amphitheater where the current veteran’s memorial is and direct the sound over Pier Park towards Calypso Resort Towers. This suggestion drew the ire of Veterans, Pier Park and those residents that stood to receive sound reflection from Calypso Resort.

Moving it to Frank Brown Park

One suggestion was made to move the amphitheater to Frank Brown Park.

One council person’s response was, “I don’t know what that would solve, Frank Brown Park is literally closer to Palmetto Trace.”

Building an convention center up Highway 79

One commenter suggested that we ‘bond’ it out, buy the land and build a convention center up north on Highway 79. She mentioned “the airport’s up there, we’re trying to grow up there, it makes sense to just build something like this up there.”

Mayor Oberst: “We don’t have the land, we don’t have the money, that’s just not going to happen. . . The Panama City Beach Convention and Visitor’s Bureau has offered to pay for this, and this is what we can afford.”

Additionally, if people are concerned about traffic now, what will happen when 5,000 cars are all coming down Highway 79 to travel through the 79/Back Beach Road intersection after an event?

Supporters of the improvements

“We have to remember, we live in a tourist town. We all reap the benefits of this. We enjoy no property taxes because of the sales tax that is mostly paid by our out-of-town guests. Did you know that 40% of all the month that goes to our schools from that 1/2 cent sales tax comes from tourists? We all benefit from that. We have to do things that extend our season. Right now we operate at a 49 to 60 day season – we have to do everything we can to extend that season and bring people down here so we can make a living” – Jack Bishop

“I moved down here five years ago because I love it here, and I love seeing us do progressive things and making hard decisions. I say go for it,” said a Palmetto Trace resident.

Many were in support of the improvements and agreed that the area needs to do anything it can to bring more people to Panama City Beach stating tourism is the life-blood of our area. Some of the supporters mentioned some of the good they saw from this:

The opportunity to have better quality event infrastructure
Solidified event ordinances
Firm and contractual operational standards (noise, traffic, time restraints)

Doug Sale, the staff counsel explained that this whole ordeal is not as simple as the “bricks and mortar ‘it’, but about the structure and how it will be operationally ran. . . and with that, we can determine what sound levels are acceptable, what times are ok to operate, etc.” He reminded everyone that the purpose of the workshop was to get feedback as to the concerns of the area residents and that “we got a lot of good feedback.”

Comments

Overall, what are your thoughts on this? Were you there Wednesday evening? What are your concerns?

Aaron Bessant Park Amphitheater Construction Schedule

The projected improvements to Aaron Bessant Park have been quite a hot topic lately with many energetically arguing for and against it. The public workshop is this Wednesday evening and a lively workshop its expected to be!

The city has released the projected construction schedule, which is not final, but intended to be used to map out the process of building the improvements.

The schedule

August

Week 3 – Technical specifications
Week 4 – Draft RFQ and sound check site
Week 5 – Workshop: Design parameters

September

Week 6 – Advertise RFQ: Design/Build
Week 7 – Geotechnical released
Week 8 – Refine Design parameters
Week 9 – Addendum

October

Week 10 – RFQ Due Design/Build
Week 11 – Award Contract: Design/Build
Week 12 – Work shop: Design
Week 13 – Submit to FCT

November

Week 15 – Site/Structural Plans
Week 16 – Site Construction Start
Week 17 – Order Steel
Week 18 – Permit Set Complete

December

Week 19 – Building Construction Start
Week 20 – Underground work
Week 21 – Slab on Grade

January

Week 24 – Walls to roof structure
Week 26 – Roof Structure

February

Week 28 – MEP installation

March

Week 32 – Finish work
Week 35 – Certificate of occupancy

April

Week 36 – Punch list
Week 37 – Seabreeze Jazz Festival