The plan is conceptual, as the Pinehurst Development Ordinance seems to keep changing or the interpretations do. For Dr. Martin and Tom Cluderay, it’s been hard to devise a plan with all the code changes taking place.
Prior to this, Dr. Martin went back to the village at least twice in an effort to try to comply with the village’s elusive rules for developing a “Neighborhood Commercial” center. Cluderay and his team, including attorney Clyde Holt and Raleigh traffic consultant Mike Horn, did themselves proud as they explained and showed their concept with aplomb.
The council often got sidetracked with questions irrelevant to the Argus plan, such as, “Where is the cultural center going to be?” or “What if there were all offices instead of retail store?” or “How about an all-brick parking lot?” or “What if nobody comes to the center?”
But the Mayor did a commendable job managing the meeting, and the council now has a better appreciation of what is intended for the property. In response to Ms. Fallon’s fear that the center could end up as “a beautiful white elephant,” Mr. Cluderay replied, “I’d be willing to make a pretty good-sized bet that there is a market to support it.”
The keystone in the plan is a food store, which, in accordance with the new PDO, will be 30,000 square feet, about one-third larger than the Fresh Market in Southern Pines.
One real eye-opener was Mr. Cluderay’s declaration and promise not to hit and run from the project. He said Argus will “retain long-term ownership” of the property, guaranteeing that if trees die, for example, they will be replaced. It was the first time I knew of a two-phased plan, which was necessitated by some lingering questions about the codes applicable to the property.
Mayor Smith cleverly averted any more public criticism of the project by asking the Argus team to respond to any further questions and concerns in another part of the Town Hall, separate from the council, whose members have heard a lot of the same people object to the same issues ad nauseum.
I find it very interesting that one of the most vocal opponents to the plan, a Pinehurst Civic Group representative, has been here for about a year or so and speaks against the project emotionally. But if you drive by her house, you’ll see she still has her New York license plates on one of her cars. How genuine can a protest be when the antagonist doesn’t even qualify for residency?
I was impressed with the demeanor of the council, who know that a lot of villagers unrealistically want the project voided. But they know that Argus’ proposal is perhaps the most optimum possible for a neighborhood center zone.
Cluderay has done his homework and answered every question satisfactorily. But I urge the council not to drag its feet. Someone wrote that the project needed to be started soon or it would affect the 2005 U.S. Open. Unfortunately, if ground were broken tomorrow, the work wouldn’t be completed by then. So the council needs to take the position of accommodating the developer and even accelerating its decisions to approve it.
I liked attorney Holt’s concept of a “shared vision” between the village and the developer. There was a conciliatory air about the room, as any adversarial roles by either side were non-existent. Everyone seems to now realize how patient and persistent Argus has been.
In a nutshell, the Argus team explained that Midland Green would be: a place to be proud of, with a residential feel, including gables, chimneys, hipped roofs with a Turnburry Woods flavor. What it will not be is a: sea of concrete and asphalt or a strip mall. Cluderay referred to the design as “new with an old look.” Argus’ Lyncroft shopping center, in Greenville, NC, received an award for its designed features.
The traffic consultants showed a dynamic model, including moving cars and trucks along Midland Road, the volume of which was based on their projections. They figure about 12,000 vehicles travel Midland Road on a normal day and the neighborhood center would increase that number to about 15,000. Their projection, it was noted, includes a normal growth index of almost twice the normal 2.8 percent — to be conservative.
A follow-on traffic study will take place after phase one of the program is completed. Changes called for by NCDOT may be required as a result of actual traffic, but are not anticipated.
Good job, Mr. Cluderay. And good job, Mr. Mayor and council members. We’re finally addressing Midland Green intelligently. Let’s please not get bogged down any more.
Andy Thomas lives in Pinehurst. Contact him at dahtmuth58@aol.com.
