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Panama City approves utility development agreement for Shelton property in Panama City North
Summary
The City Commission approved a development agreement with CDBD Holdings LLC covering utility service, a developer donation of up to 20 acres for a wastewater site and repayment to the developer via impact‑fee revenue certificates; vote was 5–0.
The Panama City Commission voted 5–0 March 24 to approve a development agreement with CDBD Holdings LLC for the Shelton property in Panama City North, a roughly 1,200‑acre planned unit development.
City counsel and staff described key changes to the agreement that commissioners had not seen until shortly before the meeting. Assistant city attorney Mike Burke said the developer will construct a 12‑inch water main and a reuse ("purple") irrigation line at its cost and donate up to 20 acres to the city for a wastewater treatment facility. "They will construct those two things at their cost initially," Burke said, adding the city will repay construction costs through a revenue certificate tied to impact and connection fees.
Under terms explained at the hearing, the developer will receive 100% of connection fees (taps) within the Shelton property to reimburse installation costs and 25% of impact fees collected within Panama City North during the revenue certificate term to accelerate repayment. Burke said the agreement requires the city to pursue design and permitting for a wastewater plant within the first year; if the city fails to make sufficient progress, the developer may choose to connect off‑site at its expense. The agreement term discussed in the hearing was clarified as an initial three years with an option to renew for another three, not a 30‑year automatic commitment.
A member of the public, Walter P. Henry, asked whether the property would be in city limits and whether the city or county would collect taxes on future buildings; he also criticized prior land giveaways and urged clarity about tax impacts. "I just want to make sure that this is not the same way," Henry said.
After questions about which fees would be used for repayment and whether the city would be obligated to construct the plant, a motion to approve the revised agreement carried unanimously. Mayor Branch and four commissioners voted yes on the roll call.
For next steps, staff will implement the revenue‑certificate mechanism as written in the agreement and coordinate engineering and permitting work should the commission and staff proceed with the wastewater facility planning.
The commission approved the agreement following the second and final public hearing and directed staff to finalize any technical items prior to execution.
