Southern Pines Council Delays Zoning Vote
Broad Street in downtown Southern Pines Hannah Sharpe
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UPDATE: The Southern Pines Town Council has put off until Nov. 13 a vote on whether to rezone a large parcel for a mixture of development.
Council members at their Monday afternoon work session said they would take up the matter at that meeting whether to approve the concept of a 558-acre parcel adjacent to the Pine Needles Lodge and Golf Club owned by the Bell family. That development calls for a mix of uses, including retail, a golf course, hotel, homes and other amenities.
See Wednesday's edition of The Pilot for full details of the Town Council's meeting.
(From Sunday's paper)
They say they want information — not protection — but some downtown Southern Pines merchants find themselves on the defensive lately on the matter of a proposed major development just up the road from them.
Last month, more than 50 downtown merchants signed a petition asking the Southern Pines Town Council for an economic and community impact study in conjunction with review of a major development on 558 acres adjacent to Pine Needles Lodge and Golf Club owned by the Bell family. Part of that development could include a large retail component.
Lately, many of those merchants say they have been unfairly portrayed as being afraid of competition.
“I signed the petition for all the right reasons,” said April Eads, co-owner of Marie & Marcele, a women’s clothing and accessories store. “It wasn’t out of fear. I don’t think one person signed for that reason.”
“I think it is as much the right of the downtown business owners to ask for the study as it is for others to oppose it,” said Steve Peters, co-owner of Southern Whey. “Frankly, I think it’s good to have the conversation, because to not have the conversation can breed fear and concern.”
A source of angst for several merchants was an Internet post last month on the Moore TEA Citizens website in which Southern Pines resident Bill Cochrane identified the petitioners and said they “want to use (the) Town Council to slam the door shut on new business entrants.”
“It is not the role of government to protect the downtown merchants from competition, to shower them with crony favors, and to determine winners and losers in the marketplace,” Cochrane said.
Cochrane added that he would no longer patronize the petitioners’ businesses and urged others to do the same.
“Boycotting anything is not the answer,” Eads said. “I think it would have been a bigger mistake to not ask for the study than to not have signed (the petition) because of concern for any bad publicity it might bring.”
Claudia Miller, owner of Morgan Miller, said she was offended by Cochrane’s “negative opinions.”
“I don’t know who he is, but does he really come downtown?” Miller said. “We have very passionate, committed business owners who love this town. He was shining a very negative light on this community.”
Genevieve Walker, owner of Acorn Bakery, said Cochrane’s comments caught her off-guard.
“I was really surprised. I did not sign the petition thinking I was making a political statement,” Walker said. “It makes me wonder if he’s ever owned a business before. If he has, why would he blacklist the people in this town who try so hard to make their businesses successful?”
In an interview late last week, Cochrane said that he has never owned his own business, and doesn’t care what others think.
“I think the study is unnecessary,” he said. “It’s a very transparent effort to try to delay, and hopefully kill, the project.”
The undeveloped land, known as the Knollwood Tract, is located near the intersection of U.S. 1 and N.C. 22. It is the same tract that was the center of a major confrontation five years ago when the proposed Pine Needles Village development was defeated.
The Bell family submitted a conceptual master plan on June 25. The plan was required as part of the family’s application to rezone the land from Planned Development-Conditional District (PD-CD) to Planned Unit Development (PUD).
The Knollwood Tract is currently envisioned to include a 300- to 400-room hotel, an 18-hole golf course, up to 350,000 square feet of retail space, up to 100,000 square feet of office and commercial space, as many as 300 assisted living units, and up to 300 homes.
Warren Lewis, co-owner of Chef Warren’s restaurant, said the Bell family “has always been a cornerstone in this community.”
“I’m certain that whatever they do with the land will prove their stewardship and enhance the quality of life in Moore County,” Lewis said. “Personally, I don’t know that shopping is the way to go or the way to grow, but I’m sure they’ve done their research.
“My only concern on a development here is the water shortage issue we seem to have every summer.”
The Southern Pines Planning Board recommended approval of the rezoning last month. The Town Council conducted a public hearing earlier this month, but deferred voting on the issue to ask more questions of the Bell family.
The council will revisit the rezoning request Monday at its monthly work session.
Town Manager Reagan Parsons said the council “has the ability to request additional studies” during future consideration of a detailed incremental master plan for the project.
“I think people need to understand that an incremental master plan is not necessarily one plan. With no developer on the horizon, the project could develop in phases or at different times,” Parsons said. “That raises the question of when and under what circumstances would you then do an economic impact study?”
Miller said she is for both the project and the study.
“Why not do it?” Miller said. “What we have in downtown Southern Pines is so special. There’s no other place like it. Let’s make sure our downtown is not going to be negatively affected.”
Jessica Harrelson, co-owner of Swank, said she is trying to remain neutral about the project.
“We’re not taking one side or the other. We just want information,” Harrelson said. “I’m for the study. I’m for educating ourselves.”
Jeannie Carpentier, owner of Mind Your Body Pilates, said she did not sign the petition because she was out of town at the time.
“But I would have,” Carpentier said. “It’s difficult to take a stand because the project is still in the decision process. Still, I think the town should support and defend the small businesses that make downtown Southern Pines so vibrant and successful.”
Eads said she is willing to help pay for the study.
“I think the expense should be divvied out to everyone who wants to participate. I think it’s important, but I don’t think someone else should pay for it,” she said. “The petition was a simple request of the Town Council. I don’t know who else you’d go to to get it started.”
Contact Ted M. Natt Jr. at (910) 693-2474 or tnatt@thepilot.com.
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Comments
geoffcutler 7 months ago
Thanks for this, Ted. You're helping to bring some balance to a story that seems to once again, be unbalanced. And like Caudia Miller said regarding the impact study...why not do it? Especially if the future of our town could be negatively affected by this PUD? Isn't our town what all of us care about, development or no?
dlb 7 months ago
The worst thing you can be in Moore county is a land owner. You can own it but you can not develop it. It must remain pine trees and sand forever.
skylinefirepest 7 months ago
If you think that we are paving every square inch of Southern Pines and Pinehurst then owning land is not a bad thing. I do not want the new development, period.
pgericson 7 months ago
I just have to wonder what the study could possibly find that would cause the project to be stopped?
@skylinefirepest Lucky for you you were not around to stop the house you are living in from being built.
Thatcher 7 months ago
I believe in free markets. To me this project will be best for everyone...especially consumers. Competition makes everyone better. Cheers!
Sean 7 months ago
I believe in free markets. To me this project will be best for everyone...especially consumers. Competition makes everyone better. Cheers!
Thatcher, debate nicely started! But silly .
This is not true, e.g. we have a Pet Smart, and so several veterinarians and pet shops in the area cannot sell some brands of dog food, at any price. If they do, Pet Smart will drop the brand. Does that sound like a level playing field? Performance cycle is a bicycle company that sells worldwide. How long would Rainbow last if Performance decides to open in this new development? Or perhaps REI? Would customers get a better deal or better service? No. Would that matter? No. Rainbow would be gone Period!
Sean 7 months ago
If Competition makes everyone better, than everyone shops at Walmart for everything. Cause that is the only option.
TooHot 7 months ago
As long as the merchants requesting this "study" PAY FOR IT THEMSELVES and not stick the taxpayers with the tab, then go for it. Sounds like they'll find out something they don't want to hear.
TF121 6 months, 4 weeks ago
TooHot: Impact Studies are traditionally paid for by the developer, which is a for-profit, third party commercial business. The developer is not the same as the property owner. Taxpayers should not pay for this essential study, nor should business owners, who, by the way, are tax payers, too.
iteachforamerica 6 months, 4 weeks ago
As a working taxpayer, I support free enterprise. As a teacher, I welcome the job opportunities new business will offer the youth of this area. I also welcome the diversity new growth of this type will bring to our area. As a person who works (M-F, 7am-5pm) I find it nearly impossible to shop downtown. There are virtually no businesses open after 5pm or Sundays (Saturdays are for my own children)...even during the Holidays. Excuse me... with the exception of ONE weekend. I believe this development will upscale our community by encouraging healthy competition and offer jobs and bring in additional business tax income. Downtown merchants seem cater to a specific demographic, certainly not worker bees like me...What in the world is the downtown afraid of?
enlightenme 6 months, 4 weeks ago
I support our downtowm merchants. As for Bob Cochrane, I have never read anything he has written that is positive. He should be cast in Grumpy Old Men III.
Steve 6 months, 4 weeks ago
Then let them pay for it and it should have no bearing on approval.
packwilleat 6 months, 4 weeks ago
Thank the lord!! I may finally be able to purchase something practical. A friend of mine once made the statement, "if these businesses in SP we're profitable, you'd see trucks making deliveries." Don't get me wrong, a good meal and a cold beer are always in need.
melzabeth 6 months, 4 weeks ago
Development is fine until it ruins what you once had. The influx of people in this area are already doing that FOR ME. I enjoyed the small town feel, light traffic and knowing most of your neighbors. Now we have so many folks here and most of them turn over every two years Moore County is losing it's charm, again FOR ME. I can move of course which is under consideration but wish I didn't even have to consider that option.
Jason 6 months, 4 weeks ago
"We the people" get to decide. We can buy Chinese manufactured goods and put Americans out of work. We can shop on the 15/501 or the new proposed retails off Rt. 1 and put the downtown merchants out of business if that is our preference. Once we do that, however, it is my opinion that we forfeit the right to complain that our downtown is a ghost town or a slum. We control the future. We are accountable. Survival of the fittest is just that, we don't all get to live prosperously. The weak fail. Decide what kind of community you would like to live in. For example, there are lots of folks loving the $30 rounds of golf that would be double without competition. The owners might not prefer this model and may be financially prohibited from reinvestment, but... if we don't mind when they go under like The Pit, then have at in. A free for all it is! Everyone for themselves. We are not our brother's keepers, are we?
InTheRough 6 months, 4 weeks ago
Southern Pines has something rare in America today -- a walkable, attractive downtown that remains vibrant. Most downtowns have disappeared with the development of suburban malls -- like you see today on 15/501. Is that our vision of Southern Pines' future? A decrepit, rundown town filled with vacant storefronts? While I don't oppose the Bells' ability to develop their land, I hope that it can be down in a way that doesn't threaten downtown. We should recognize how special Southern Pines is and do our best to ensure that it has a long and prosperous future. Once it's gone it will be gone forever.
Thatcher 6 months, 4 weeks ago
Sean (19 hours and 5 min. ago)-- So my post on competition was "silly." Tell that to Super K-Mart and Ragazzi's. Did Vito's and Raffaele's close? No. Why? They provided better food, and offered consumers a better choice. You suggest in your post a monopoly on dog food. Any links to back that up? As far as Rainbow cycles, I've bought my kids' bikes there since the mid-90s, and continued doing so up till today. Why? Because they know what they are doing, their prices are reasonable, and they can repair anything. Great folks, and a great service. Contrast that with Cornell's TVs...are you telling me that Cornell's offered better prices and service than other stores? Seems to me that, a hundred years ago, you'd be in favor of banning auto dealerships in Carthage, so as not to reduce the sales of the buggy makers. I'll say it again...competition always benefits the consumer. Cheers!
geoffcutler 6 months, 4 weeks ago
InTheRough...well put! Sometimes you have to have lived in a city that did just as you have described before you have any clue what's in store for our town. Sadly, it doesn't appear that there is enough interest from the locals to insist on sustainable growth. By the time they see what's happened, it will be too late.
Sean 6 months, 4 weeks ago
Thatcher, 'Silly' was out of line. The internet does not supply links for everything. The Walmart Effect is a good read. I like buggys! I prefer mules to horses. Enjoy the debate!
CC85 6 months, 4 weeks ago
There is nothing the Bell's can build that will seriously effect downtown Southern Pines. The character and culture of the Broad Street area will survive, which was established over decades.
Thatcher 6 months, 4 weeks ago
Not a problem, Sean! No offense taken. Cheers!
Bigguy 6 months, 4 weeks ago
For the people worried about the impact, this project would probably take 10-20 years from planning, construction, to filling the stores and the businesses. It's a long range plan, not a get rich quick scheme. The Bell Family have been in business here since the 1950's and doing a very good job at it.
TF121 6 months, 4 weeks ago
Bigguy: 350,000 square feet of retail is the first phase of the overall development, likely to be completed within a few years after rezoning approval. I'm assuming this is the concern of merchants, that all this new retail comes into play well before the residential development, i.e. additional (new) consumers. So the result is that you have the exact same consumer market but way more retail outlets. Of course, the new Southern Pines Village is in the process of adding 200,000 square feet of additional retail. That's a lot of new retail, and all national chains, not local independent, family businesses.
njc17 6 months, 4 weeks ago
I brought this up before; but with the high percentage of empty retail throughout Southern Pines Aberdeen and Pinehurst, why add another 350,000sf of retail space. I think the merchants of Southern Pines, are right in requesting studies but the studies are economic and retail space impact. As for another golf course, goodness are you filling all the others up? I don't think so. Then it also comes down to additional residential square footage, what IS the percentage of saleable or rentable homes and apartments? judging by the real estate books quite a lot. Would it be prudent at this time to add that much more square footage bulk into an already glutted market? Yes I do think more study is needed at this time.
CSmithson 6 months, 4 weeks ago
One of the issues missing from this conversation is the Morganton Road mixed-use area which is still largely undeveloped and already pre-approved/zoned for 750,000 to perhaps a million square feet of retail, including superstore-size retailers.
There are things the community needs to do to ensure the general health and vibrancy of our all-important downtown, but the context should be within the overall Southern Pines and Aberdeen business picture, not just a new proposal in one part of town.
njc17 6 months, 4 weeks ago
CSmithson; My overall concern is that with the influx of people, business, and recreation without check, you create another Cary or Fayetteville where there is such a snarl of traffic throughout that the very people you try to attract will be repelled by the conditions they are trying to leave. Retired look for a less hectic way of life, and coming to Pinehurst/Southern pines has been, up to now, the draw, but as the expansion continues unabated you WILL lose the ones you want. The retired look at this and say " That's what I am leaving". I had forgotten the Morgantown Road developement proposals. I do think the Southern Pines Council had better think with wisdom and not look for the tax gains which would turn into tax loses. Please Southern Pines, DO NOT LOSE the CHARM that sets you apart from the other southern towns.
CSmithson 6 months, 4 weeks ago
NJC17,
The Town's Comprehensive Long Range Plan is very consistent with what you are saying. Unfortunately, to some on the Council, the plan is "just a guide" and needn't be given much consideration if it differs from one's personal agenda. The record is clear on this matter.
InTheRough 6 months, 4 weeks ago
I'm curious about whether all those advocating for the "free market" really mean it. Would they be happy if a big box retailer bought the house next door? Or a pornography store opened next to a school? I think not. Most of us support zoning and intelligent land use, as it prevents the free market from operating haphazardly or in ways that the community finds destructive. One thing we do know is that if we continue to build substantial new retail developments, not all of the retail stores (new and old) will survive. Which could mean downtown Southern Pines is one of the losers. While I do shop on 15/501, I also love spending time and money downtown and would hate to see it empty out like so many other historic towns.
njc17 6 months, 4 weeks ago
Yeah; I have seen it. I have been a resident of Southern Pines for the last 32 years. Had a small business in the area. [ I have since retired to the beach] I have been involved with the building in the area and cringe when I see small towns desperate for what little extra income they can garner from building projects fees and hoped for tax income that can be used for municipal upgrades, fall into the "build more and bigger" trap in hopes of escaping the financial binds they often find themselves in. The populace looks for more and more municipal handouts and services and the town wishing to be compliant spends more and more in accomodation. American Towns all over this land are spending themselves into catastrophy.
geoffcutler 6 months, 4 weeks ago
Chris is being too kind. The CLRP, which included major public input and effort, is very specific about the type of growth our residents want to see in Southern Pines. The CLRP was commissioned at significant cost to the town (Chris, what was the final tally?) and were all to read this document, they would be hard pressed to discover in it where PUD's, as are being discussed here, were ever to be encouraged.
geoffcutler 6 months, 4 weeks ago
Which then begs a few questions. Why does a community like ours wish for and create a Comprehensive Long Range Plan, if not to try and figure out how residents want to see their community grow? And once they have said how they want that growth to occur, why is the plan a "guide" to be ignored? Aren't guides to be followed so you don't get lost? It makes you wonder... what was the point of this exercise?
CSmithson 6 months, 4 weeks ago
Geoff, I don't recall the final number, but I think it was well north of $150,000.
Why do we have a plan? Personally, I believe we needed one so that the Council and community overall would have a road map for the Town's next 25 years. Highly charged public hearings and municipal elections where very few vote and candidates often say nothing of substance are not good ways of detailing how the community wants to move forward. The comprehensive plan lays out the steps, policies, and decision making process for the future of Southern Pines. Every decision the Council makes is supposed to be reflective of the goals and policies of the plan.
Why do we REALLY have a plan and why was it unanimously approved? Some say it was simply done to shut up the people who were complaining we didn't have a current plan.
As it stands, I think the whole thing was a huge waste of time and money because those who approved it are not really using it.
njc17 6 months, 4 weeks ago
I personally believe there needs to be a comprehensive well thought out plan, voted on , approved and then stuck to. Every town has it's own needs and wants, and regardless over the years as new people come in and old people leave, this SHOULD be the master plan for town growth as well as restrictions. I am not against growth, heavens it's my business [ or was] but growth does need to be regulated. Southern Pines is a beautiful bucolic town with specialized shopping well thought out parks, recreation areas, as well as fine dining, viable parking easy access in and out of town. Pinehurst has not been so well thought out but it does have the same idea. Now this is where we need to keep order and not mess it up. You do NOT need another Cary, that is a disaster. Right now , what is needed is to take a breather, review what Kirk is presenting being sure it is not going to present a traffic problem for the town, that it is not going to add to the already vast empty mercantile square footage, but at the same time allow Kirk and family time to figure what are they spending for because this is out of pocket expense they initiated, but they also need to know that a legitimate developer will have their interests at heart as well as the town interests. I would hate to see Midland Road jammed up any further.
geoffcutler 6 months, 4 weeks ago
That plan is the Comprehensive Long Range Plan. You can view it in hard copy at the old Boyd library, or get it online at southernpines.net Cary is an apt comparison.
TooHot 6 months, 4 weeks ago
It's amusing to think that this area in any way shape or form is being compared to Cary.
geoffcutler 6 months, 4 weeks ago
The comparison was made on possible futures for Southern Pines, and not a comparison of today.
landopines 6 months, 4 weeks ago
Bottom line. Ideologues should be sidelined. Boycotting is not the answer and neither is requiring unreasonable studies. It is fine for local businesses to have concern and even request further study, even though I don’t necessarily agree with their position. What is not ok is for the downtown merchants to expect every issue to go their way or to believe that town council decisions are nefarious when they don’t. Having said that, it is shameful and absolutely foolish for individuals to call for boycotts of local businesses. I have read the blogs on the Moore Tea Citizens website. My take on that dude…”You can wrestle with a pig if you want to, but the result is you both get dirty and the pig liked it.”
JD 6 months, 3 weeks ago
Moore Tea Citizens website
Wow... that site is a cluttered mess. Although I did learn how the heck Russell's fish house has stayed open all these years. Did the tea party pay to get that place up to health standards?