Back in 2005, Pinehurst floated the idea of a large public parking garage, to be constructed on property located between two venerable hotels: the Pine Crest Inn and the Holly Inn.
This property is still owned by Pinehurst LLC, proprietors of Pinehurst Resort operations.
Because there was no need for the oversized structure, local citizens organized. And within days, more than 1,000 signatures on a petition opposed that facility, for which only the government saw a need. Elected officials grudgingly withdrew their ill-conceived idea.
Now, without a single public hearing, Pinehurst has resurrected plans to construct a garage, to be called the Carriage House, on Pinehurst LLC’s property. One wonders why.
The reborn plan allows 115 automobiles to park in a far more auspicious building, including a welcome center and restrooms. Restrooms will be needed somewhere in town, because the revamped Village Green will attract young families with children. But restrooms 450 feet from the park probably won’t please sometimes anxious parents or local businesses.
Peculiar Timing
The timing is odd because Village Green construction, under way at an expenditure of more than $850,000, was touted as a way to “add significantly more parking in Old Town.”
Before the Village Green sand lot’s expansion, 299 parking spaces were available in Pinehurst. The rationale for more parking spaces flows not from a professional traffic expert’s study but from a superficial analysis by NC Downtown consultants (354-413 spaces) and a particularly generous one by the garage’s design architect (610 spaces).
No consideration was ever given to testing parking meters as a practical and inexpensive way to discourage business employees and visitors who may thoughtlessly occupy premier parking spots, often for hours. Nor did Pinehurst simply consider returning to the two-hour-limit parking system that worked well for years.
The Carriage House’s estimated cost is $2.7 million, plus 10 percent contingency. With inflation and overruns, it will surely top $3 million. A $69,500 no-bid design contract has been committed this fiscal year, with $210,000 planned for professionals involved in future steps. Pinehurst will charge no parking fees to pay for garage maintenance, depreciation, operating costs, personnel and security.
The parking lot now located at the site currently provides 92 spaces for exclusive use of Holly Inn guests and staff, which will retain 45 of those spaces after construction. The completed garage will offer 61 roof parking spaces (open to the elements) and 54 below, totaling 115.
Sweetheart Deal
Normally (based upon the “land use” value donated by the resort, and roughly $3 million by Pinehurst), one might expect the village and resort to each get half of the 115 spaces in the new garage. But that’s not the expected deal.
After subtracting the 47 spots already reserved for the resort, the distribution will probably look like this: The resort gets 81 spaces, the public 34. If you add the 45 spaces the resort retains on its Holly Inn property, plus the 81 gained in the new facility, the resort ends up with 126 spaces, when before it had only 92. All for a zero cash investment.
Pinehurst receives absolutely no ownership of the property upon which it will invest $3 million. The agreement will actually require rents paid to the resort. The ancient concept of “quid pro quo” is conspicuously absent from the negotiations. The estimated cost to Pinehurst taxpayers per new public parking space achieved: $79,411.64-plus each.
There appear to be two big winners: the Holly and Pine Crest inns. The former gets free improved parking for guests and staff; its parent company receives rental income and selection of architect. Pine Crest’s 65-person staff and guests will also enjoy adjacent free parking. Groundbreaking should be done on Valentine’s Day to celebrate the sweetheart deal of all time.
The key question for Pinehurst citizens: Is there a crying need for a large public garage in Old Town? I suggest there is absolutely none.
Drive into Pinehurst any day of the week and ask yourself: Is there a parking problem? No professional needs study was ever conducted by a traffic expert. The architect’s study merely cites national standards that are hardly germane to Pinehurst, which lacks high-volume retail outlets. Pinehurst’s police department was never asked to analyze parking requirements.
Less Need Now
When the similar scheme was originally shot down in 2005, the post office attracted more than 1,000 cars daily, and many of those visitors parked to shop or dine. Important businesses have since left and not been replaced. In part because Pinehurst failed to legally challenge the post office closing, there are now substantially fewer cars in need of parking.
Will the garage benefit Given Memorial Library patrons? Most will continue parking in front or in new Village Green spaces. Only rarely, when the library holds special public events, might the garage be useful.
Pinehurst’s Historic Preservation Commission has not commented on the garage’s impact on an already threatened federal landmark. Will the Carriage House project further exasperate the National Park Service, which has shown little enthusiasm for Village Green modifications? You betcha.
Paul R. Dunn lives in Pinehurst. Contact him at paulandbj@nc. rr.com.
From www.thepilot.com
Source:
http://valentine.express900.com/2013/04/07/village-to-pay-79411-plus-per-parking-space/