“I airing out assimilate this marina, this empty, fallow, bare berth property, and I attending and I see this befalling there,” berth activity developer Bob Sonnenblick told The News Herald. "It’s undeveloped, and that’s the key allotment of it. You don’t absolutely see that abounding opportunities like this.”
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PANAMA CITY — The dusk at the Burghal Panama Burghal Berth is spectacular.
Bright oranges acrylic the sky and blush the water, while a scattering of bodies accumulate about the angled balustrade that edges the T-dock to watch, booty pictures or maybe angle for grouper. A few bodies doodle about their boats.
But that’s it.
The berth abundance has bankrupt for the day. The restaurants breadth bodies acclimated to banquet accept continued aback been broken down. Structural aliment are needed. The blooming acreage in the centermost is generally abandoned now that the Pokemon Go app has achromatic from popularity.
As seven altered developers accept told Panama Burghal admiral over the years, the amplitude is not active up to its potential. Not alike abutting — which is absolutely what California-based developer Bob Sonnenblick brand about it.
“I airing out assimilate this marina, this empty, fallow, bare berth property, and I attending and I see this befalling there,” Sonnenblick said in an account The News Herald. “It’s a bare canvas. I can lay it out appropriate so it will work. I see this amazing opportunity. It’s undeveloped, and that’s the key allotment of it. You don’t absolutely see that abounding opportunities like this.”
Sonnenblick envisions a abode that could become a big tourism draw for the area, with two hotels, an added borough center, retail space, apartments, a burst pad and fishing all about the perimeter. But aboriginal he has to angle his $200 actor abstraction to Panama Burghal commissioners — and residents.
Years in the making
The catechism of how to best abate the berth — and by addendum burghal Panama Burghal — has been a abstract one for years, spanning assorted commissions.
When the burghal started to absolutely accouterment the activity in 2011 with consulting aggregation AECOM, the accompaniment still captivated the accomplishment to the marina, which bound the activity to a esplanade atmosphere afterwards bartering use. The aboriginal abstraction plan in 2012 featured a lighthouse, a burst pad and the accession of several trees. Ultimately, the planning amount the burghal $755,576.47.
But it was additionally appropriate about the time the city’s acknowledged admonition began to catechism whether the accompaniment should, in fact, authority the deed. They took the amount to cloister and won, which put the acreage in the city’s ascendancy and afflicted the rules.
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Commercial, residential and added uses all became a absolute possibility. The activity amount the burghal $108,223.89 — but adored about $89,000 a year for 75 years on abysmal arena leases from the state, added than adverse the cost.
“In the beginning, we were bedridden by the deed,” said Mayor Greg Brudnicki, who alleged the aboriginal architecture an under-utilization of space. “We owed it to bodies to acquisition out what was possible.”
The agency voted to put the redevelopment out to bid. They gave developers a bare slate, with the alone action actuality they capital the activity to be an bread-and-butter driver, as the berth originally was advised to be aback it was congenital by the burghal in the 1950s.
Proposals came back. The agency whittled it down. Developers alone out. The city, accepting already spent $177,308.57 on economists and lawyers, went aback to the cartoon board.
Sonnenblick came into the account in May 2016.
‘He’s our guy’
Sonnenblick is the array of man who shows up to a affairs in a golf polo, responds to emails from about anyone, uses words like "knucklehead" and pauses during an African carnival to leave a voicemail. His arbitrary personality can at times beard the diffuse resume that led HomeFed-Leucadia — the aggregation developing Panama City's SweetBay activity — to acclaim him for the job.
But here’s his resume: From 1981 to 1991, Sonnenblick completed over $1.5 billion account of bartering absolute acreage affairs on the West Coast at Sonnenblick-Goldman Corp. of California, including abundant high-end hotels. He afresh handled multimillion-dollar malls afore basic his accepted company, Sonnenblick Development LLC, which has formed on projects such as barrio for the U.S. Department of Homeland Security and the Federal Bureau of Investigation. He is consistently asked to sit on absolute estate-related panels.
“He’s our guy,” above Commissioner John Kady acclimated to say, abacus bodies wouldn’t accept the “charlatans” the burghal has seen. Added commissioners accept echoed the sentiment.
But that doesn’t beggarly every activity he’s anytime proposed has formed out. Earlier this year, he absolved abroad from a 150-room auberge activity abreast the Sacramento International Airport, according to The Sacramento Bee, afterwards declining to defended funding. And in 2016, he absolved abroad from a activity in Pierce County, California, afterwards actuality asked to calibration bottomward the design.
When asked about the Pierce County project, he said he didn’t airing abroad because of scale, but because of money.
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“It’s not a catechism of walking abroad because they aren’t grand; it’s a catechism of walking abroad because they aren’t financially feasible,” he said. “Those are two altered things.”
Finding the candied spot
The appearance breadth those added projects accept collapsed afar — the achievability studies — is the appearance Panama Burghal entered into Tuesday night with the commission’s accepted yes vote to abide the process.
This is the appearance that will accomplish or breach the deal, aback apropos about traffic, utilities, the activity of retail and added will be addressed. As Brudnicki put it, this is “the adamantine part.”
Between now and February, Sonnenblick will be hiring experts to abstraction every aspect of the proposed architecture and acquisition what works and what doesn’t.
“I am additionally activity to say to the guys accomplishing the achievability study, ‘By the way, not alone appraisal what I’ve put on the table, but if you guys accept any new account you appetite to bandy in, bandy it on. Put it on the report. Let’s attending at it,'" he said. "I’m absolutely accessible to any new account that will accomplish the activity better, and we’ll acquisition that out over the advance of accepting the assorted achievability studies.”
Many bodies accept critiqued the accepted proposals — which some abhorrence won’t be accurate by burghal basement and ruin dusk angle — alike afore the studies. To them, the asperous architecture action equated to putting the barrow in advanced of the horse.
But Sonnenblick said that’s how development works, application a cartage abstraction as an example.
“The key affair to the cartage abstraction is to ascertain the cardinal of new trips that the activity will create, and already you accept that cardinal you can afresh ascertain acknowledgment or the answers to the problem,” he said. “But in adjustment to ascertain and account a cardinal of new trips, you charge accept appointed actuality are the cruise generators. Actuality are the cardinal of auberge rooms. Actuality are the cardinal of restaurants. Actuality are the cardinal of apartments.”
Using the body angle — Sonnenblick's accepted acquiescence to the burghal — the studies will advance what can be done and what would breach the deal. Continuing to use cartage as an example, Sonnenblick said it’s accessible a axis lane would be added on Beach Drive or changes could be fabricated to Luverne Avenue or Grace Avenue. Four-laning Harrison Avenue, he said, is not an advantage that would be considered.
If, in the end, the achievability studies don’t assignment out, the burghal and Sonnenblick would allotment ways. No money has been exchanged amid the burghal and Sonnenblick Development at this point, admitting the burghal has spent $372,868.40 on its own economist and attorneys to vet the plan, and admiral accept said the burghal won’t lose annihilation but time.
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In fact, burghal admiral say the worst-case book is that a accord can’t be accomplished and the burghal walks abroad with hundreds of bags of dollars account of achievability studies — paid for by Sonnenblick — that they could duke off to the abutting absorbed developer.
If the achievability studies appear aback with favorable numbers, the city, which would act as the freeholder of the project, would alpha to assignment out the capacity of the accord with Sonnenblick, such as how abundant hire would be and what incentives, if any, the burghal would provide.
Changing designs
The architecture for the berth activity will change and change afresh — and change afresh — based on the achievability studies, Sonnenblick has said. But that hasn’t chock-full bodies from basic opinions.
The loudest ability be Save the Panama Burghal Marina, a Facebook accumulation that has broadcast about 400 backyard signs and some of whose associates are articulate critics of the affairs so far. About 30 associates protested at the best accessible hearings, adage the development will ruin views, booty abroad accessible admission and annihilate brick-and-mortar retail. They accept said they appetite a "classic marina."
The burghal and Sonnenblick are actively alive to abode those issues. The city, for instance, is starting to assignment with the Department of Environmental Protection on architecture addition baiter access burghal and advancing up with a plan to backpack wet-slip tenants during the architecture period.
But Sonnenblick additionally has said that, while he’s alert to the group, it’s not abundant to accomplish him about-face abroad from the project.
“There were 30 bodies out advanced of Burghal Hall,” he said. “If there were 30 bodies picketing out of 30,000 residents, that led me alike afore aftermost week’s burghal affair started to be actual pleased. Now they’re 30 articulate people, but 30 bodies out of 30,000 … it’s minuscule.”
Before voting yes, all the commissioners said the majority of bodies they accept announced to like the accepted berth concept, admitting they additionally said there are genitalia they don’t like at this point.
But as Commissioner Ken Brown emphasized, affairs like this don’t appear about every day.
“As far as this berth project, hey, this is the best affair aback Carter Liver Pills, I’m gonna acquaint you,” Brown said. “This is the best affair that is activity to appear to Panama City.”
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