Why Pave Paradise?
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When I read of the plans to build a mega-complex in Southern Pines, I wondered how on Earth this could be considered one of the best for 2012.
I cannot understand how the council would vote 4-1 to build this “planned development” without any sort of impact or feasibility study.
Saying that such an approval is OK because studies have never been required in the past is a most unprofessional way to support a decision.
Every time I drive about town, I am confronted with multiple vacant buildings and housing developments that are on hold. Even more, many of the establishments that are occupied seem to change tenants on a regular basis, and the number of working golf courses is continuously changing.
This project is huge. How on Earth can this be built “hoping” that when it is finished, masses will flock to this area? Surely the Town Council will take another look at this choice considering the economic factors of today.
Such a development reminds me of the song from some years back about paving paradise by cutting down the trees and putting in parking lots.
If this plan does go forward, and heaven forbid it happens, please include a Target. We need a better place to shop than Walmart.
Ina Young
Pinehurst
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Comments
DaveyNC 4 months, 1 week ago
So, go ahead and build what you want, otherwise, build nothing.
When I read this sort of thing, "How on Earth can this be built “hoping” that when it is finished, masses will flock to this area?" I have to wonder why the writer cares? I mean, the writer isn't risking a thing. If the person taking the risk thinks it is worth the risk, why do you care?
njc17 4 months, 1 week ago
I don't come on very often any more but this is a question that begs an answer. The writer poses a query and Davey misses her point in the question. It is one thing to" build it and they will come" develop. Great for movies, but when one looks at the "IMPERVIOUS SOILS" ratio as it increases with every road, parking lot and building occupied or not, one can see the folly of needing to fill up every available building lot for the sake of 'risk'. It' is a risk on the developers side but also a risk on the community side as there arises a proponderance of empty floor space. How soon will it begin to look like Bragg Blvd in Fayetteville? Right now there is too many proposed commercial developments and not enough proposed tenents and customers. The town councils are seeing the spectre of fast money, and losing the big picture.
Williamthibodeau 4 months, 1 week ago
Ina Young, Rest assured that theres not one lending institution that would finance a project of this magnitude without first requiring a feasibility study. However if your one that believes the city should duplicate this measure already taken by the banks than your only wasting time and money. I'm going to bet that the city council members already required a copy of this report and received it for their review. I'm sure you can require and receive a copy of this report typically on file with the planning Dept. If yo're truly interested in seeing this study then I'm certain they would furnish a copy for you without charging you to much? These studies are typically 100 pages plus and can cost the developer tens of thousands of dollars on up! Enjoy your read!
TF121 4 months, 1 week ago
Economic Impact Studies and/or Community Impact Studies are typically funded by project developers, not by municipalities. Hence the municipality needs to have the spine to mandate such a study be conducted and funded by the developer. Doing so places pressure on the landowners to find a developer who is willing to sign on to a project, knowing they must fund such an impact study. In the cases of the Knowlwood Tract project and the Morganton Road project, you are talking about land owned by to influential local families. The Southern Pines Town Council is unwilling to serve the common good of the community by requiring these two families to have such studies conducted. Citizens needs to know this and if if matters, pressure the Council to take corrective action and reverse course. Of course, any such impact study could show two things: 1) the local market is not there to support such a project; 2) the project would have negative impact on existing businesses, community infrastructure, taxes, crime, etc. Wake up folks. Take back your community before it is too late and it is forever ruined.
ProudYankee 4 months, 1 week ago
So, Ina, it's a terrible idea, UNLESS they put in a store you like?
Middleman522 4 months, 1 week ago
I would suggest one thing happen before any new projects are started that involve bringing people to our area. That is "air service" to bring them here. Longleaf, Little River, Dormie, Legacy Lakes, Forest Creek, and many other areas ready for growth, will need to be filled before Southern Pines allows another one to be started just to flounder. How many vacancies, foreclosures, bankruptcies and slow businesses do we need in one place. And with EPA and "Affordable" health care's costs approaching us blind side, things may not get much better for a while. Just sayin!
Thatcher 4 months, 1 week ago
Middleman522-- I agree with you "that things may not get much better for awhile." They cannot, because of the economic policies currently in place. That said, I disagree with much of your remaining post. This piece is about a shopping center, not a new golf residential development. The way I see it, so long as these developers comply with applicable zoning, they should be able to proceed. The developers are taking the risk, not the Town. Why hold these developers hostage because other developers/businesses may have failed? Does the Town get to tell this developer, "Sorry, your project cannot be approved until these other less-than-successful projects start to succeed?" Or, "you can't build a new shopping center until the vacancies in downtown are filled?" To me, the Town authorities have little expertise in this area...figuring out why some businesses succeed and some unfortunately fail. And neither you nor I know whether this shopping center will "flounder." The developers believe it will not, which is why they are risking their own money to build it. I say to the developers, "Best of luck to you and your customers." Cheers!
TF121 4 months, 1 week ago
Municipalities have a responsibility/obligation to govern for the common good of existing residents. The Town Council has the legal responsibility to prevent landowners from developing land in a way that does not advance the public good. For those projects that can have such negative impact on the welfare of existing residents, the Town Council has the ability to request additional documentation from the owner/developer; this documentation takes the form of an impact study, which would provide info essential to determining if a project is detrimental or not. The Town Council of Southern Pines is simply not following the law of the land.
Middleman522 4 months, 1 week ago
Thatch, Are you sure that there will be no residential in this deal? Also businesses in this area are mostly suffering from lack of volume, lack of tourists due to gas prices, the economy, and no commercial air service. The more big box stores and their cut throat style of gorilla marketing, that come here, the more long time small business owners will go under. Is that what we want the atmosphere to be in Southern Pines, or do we hope to attract people to our area with our charm, personal relationship with small shop owners, and the comfort of our small town. This is why you see so many downtown areas across this country, empty and swallowed in crime. People are not going to move here because of a new grocery store, or discount wine shop, or the same chain restaurants that every other city has. We have got to protect "small businesses" in Southern Pines as long as we can. Volume buying does not replace small shop charm and personal service. I normally agree with most of your posts but I am seeing local owners shut their doors because of "big box" stores owned by someone from a land outside Moore county. And all of these newcomers don't play so nice!! Cheers!
Thatcher 4 months, 1 week ago
Middleman522-- Thanks so much for the kind post. Whether there is residential in this deal or not means nothing to me. If it meets zoning, and the developers are willing to put their own money up to take the risk of success or failure, I say let them build. To me, protecting "small businesses" means keeping their taxes low, not "protecting" them from competitors who offer a superior product or service for less. I shop frequently in Southern Pines small shops, because they sell great stuff at reasonable price. Most can compete with "big box" any day, and they will do fine. Super-Kmart went bust, and not just because of Wal-Mart. I believe the consumers should be able to choose, and SP small businesses have shown time and again that they can cater to what the consumers want. Again, thanks for the kind post. Cheers!
Williamthibodeau 4 months ago
Reply to: TF121. Enough with the impact report. There is not one bank or financial institution that is going to finance a project of this magnitude without an "Impact Study". Especially in this economy! The last thing any financial institution wants back as a result of default, would be this development. The studies were done! And this would not be financed if the reports showed unfavorable. General Electric past CEO, Jack Welsh authored: "Twenty Two Imputable Rules" with a tag line that stated "Break them at your own risk". There is no way during these troubled times that the financing of this project was approved without an "Impact Study".