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Heery study sees a convention center and hotel
The 14-acre site is on the Roanoke Sound.
A long-awaited analysis of the sound-front Windmill Point property in Nags Head concludes that the best use of the land in the long term will be for a hotel and convention center.
In the short term, we are likely to see the parcel layered with new fill or modestly improved for more outdoor events.
Heery International was hired by the Dare County Tourism Board to assess options and recommend the best course of action for the 14-acre site just north of Whalebone Junction. Its report was unveiled at last week’s board meeting.
The bulk of the property is owned by the board with a smaller portion owned by the town of Nags Head. It derives its name from the restaurant and old-time windmill replica that once stood there.
Heery’s report was divided into two sections, with the first outlining two near-term options.
One was to place fill in all areas of the parcel to accommodate future development or to enhance its value if it is sold.
The second was to place fill in the most needed areas, then embark on a progression of enhanced outdoor uses, including road improvements, a pier and boardwalk, improved parking, signalized crosswalks on U.S. 158, a restroom/concession building and a 22,500-square-foot covered outdoor pavilion.
Interim options could be funded at costs ranging from $1.8 to $6.3, depending on which amenities were put in place. In essence, the two interim options can be combined or amenities could be picked from the list a la carte after some fill and road improvements are made.
The old Windmill Point restaurant was burned down for fire training.
However, the board and the public have been most interested in the long-term use of the property.
Heery winnowed down a laundry list of possibilities to three; a multi-use building, a conference center with hotel, and a multi-use facility with hotel.
Rejected as long-term uses were options focused solely on outdoor use, such as a large amphitheater or temporary festivals and events.
Of the three final options, Heery is recommending that the county’s ultimate use of the land should be a conference center/hotel combination.
This option would yield the highest return on investment for both public and private funding, with public and private sector entities splitting a total investment of $37 million.
By contrast, a multiuse use building standalone would require $38 million of public-sector investment with no private funding, while the multi-use/hotel combo would require $72 million to develop, with the public sector absorbing a whopping $53.5 million of the cost.
Heery’s 134-page report was comprehensive. The firm surveyed numerous state, regional and national organizations to gauge interest in potential conferences coming to the Outer Banks.
Heery found several local groups that could benefit from a multi-use center, including the Outer Banks Homebuilders Association “Expo,” the Nags Head Surf Fishing Club’s annual tournament and various wedding association events.
But many of these uses could be worked into the conference center/hotel option, and surveys revealed a much larger universe of interested parties, especially among professional and trade association groups.
While driving distance to the Outer Banks was the largest objection to potential conference attendees, the lack of meeting facilities and a modern full-service hotel ranked second and third among the negatives. Lack of air access was fourth, cited by just over 40 percent of those surveyed.
Sixty percent of the businesses and groups surveyed said they would definitely (25 percent) or were highly likely (35 percent) to book a conference at the Outer Banks if there was a conference center/hotel combination in the area.
The long-term use of the property was not discussed at length during the board meeting. Instead, most discussion was centered on which interim routes should be adopted by the board.
The site hosted a carnival for Nags Head’s 50th birthday.
The entire board agreed with Heery’s recommendation that some interim improvements and use of the land be undertaken to improve public perception of the site’s potential as well as to demonstrate a level of progress on the long-dormant site.
In 2011, Nags Head held a successful carnival on the property. This year, Outer Banks Catch and other local groups are planning the first Outer Banks Seafood Festival in October.
The board split into two almost even camps on what the next astep would be. Several members, worried about increasing environmental pressure after the November elections, wanted to spend about $2 million now to obtain permits and apply fill before regulations change.
The other camp favored the limited-fill option with parking and road improvements to accommodate more outdoor events within the next two years.
The board asked engineer John DeLucia of Albemarle Engineering to look into fill and other costs and report back. Both DeLucia and local architect Ben Cahoon have been heavily involved in the planning for the parcel.
Two views of a hotel-convention center:
See what people are saying:
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Dare family says:
Just what we need another hotel. Can we please get something new here.
Robyn says:
Did anyone listen to the section of the report where they said potential users have a problem with driving distance and lack of air ports? Can this facility be supported by local residents only?
beachlivin' says:
i think the citizens would be much happier with a green space, not another soaring hotel that blocks the beautiful view. that is why the tourist come here, right? for the views and ambiance?! whatever is placed there, needs to be kept streamline. no big tacky hotel with acres of asphalt.
ekim says:
The prints show more asphalt then structure, When you have commisioners who own motels or cottages, Then its all about $$$$$$ 175 room hotel really! Cant we leave this spot for the PLOVER!
tb97 says:
I think the land should be sold and pay off the sand bill and lower our tax rate.
Ray Midgett says:
It’s just about a guarantee the hotel/conference center will get rammed down the throats of Dare County people just like beach nourishment. Count on it. The forces are at work.
Native son says:
another pier to be washed away in the next storm surge,(remember Irene was only Cat.1),lots of paving for Barnhill or RPC,filling in of marginal wetlands,more poop and petroleum based run-of going into Roanoke Sound.If you are going to build something,build something we need,like a beach septic system,to join up with the one Dare County isn’t building.Pave paradise,put up a parking lot.
Jason says:
Did you really think that an engineering and architecture firm (Heery International)would give you any other suggestion than erecting another large building? That is exactly what they specialize in!!!!! There are plenty of hotels here. Why not preserve the greenspace and put in a venue for festivals and concerts to bring the people together with music, arts, and some culture? Manteo waterfront got the picture, why can’t we do something like this on the beachside?!!!!
Pat Avon says:
why not keep it a green space for festivals, with picnic access and parking.. there is a need for sound access. look at the parking problem at Jockey Ridge..The need for public access is growing every year..its almost to late..look at the southern beaches..no public parking in the villages.. at least you have some up north.. so take a future outlook on this very careful..before you build another complex..that is not open to the public..just people who can afford to stay at the hotel..like the other one at the north end…for guests only!!!
Try to be positive says:
Amid all the “haters”, I would like to say I think this is a good idea. For more than 10 years I have worked with groups that have, to a man, expressed interest in having large gatherings on the OB, but felt the convenient style centers were limited in capability. Certainly the Hilton is an option, but a really large group is a problem. I would think we would be happy that another group of visitors can now come to the OB and spend their money.
NH Citizen says:
I don’t understand how the public sector, which I’m guessing means Tourism Board and Town of NH, are going to make money on this multi-million dollar gamble. Are they really going to fill in the lot, build a $50-75 million project, all based on a SURVEY saying just 60% of respondents would likely bring a conference here? You’ve got to be kidding. Its a survey.
The wedding expo does just fine using the First Flight schools on the weekends. There are plenty of hotels and motels in the area with vacancies. Wasn’t there just a OB Voice article about issues surrounding lack of soundside access and parking? Look at what happened to this land during Irene. Listen to the people, not the empty suits at Heery International. Build a low-impact access facility and leave it mostly open space for more carnivals, festivals, ball games, etc that make Nags Head a desirable family beach destination. DO NOT turn our town into Myrtle Beach. Think about what makes the Outer Banks unique.
Duck Duck says:
“Build It and They Will Come” – go for it.
How about adding an outdoor Entertainment(amphitheater)Center? Concerts?
beacheye says:
Convention Centers are a huge waste of money. After it’s built, within 10 years, they will say it needs to be updated and that’s why we are losing convention business. Then they will say that “The updates will pay for themselves.” We will be better served by constructing a building whose sole purpose is to aid in the finding and capture of the elusive yet Legendary Wanchese Monster.
oh wow says:
DISGUSTING.
john says:
So we paid a company to study the use of the property that was intended for a convention when purchased and they returned findings that it would make a great spot for a convention center? What a brilliant waste of money!
fd says:
Well said NH citizen.
fd says:
Try To Be Positive sounds like they are with the chamber or tourist bureau.
oh wow says:
I don’t want this to happen. Who do we talk to?
Ray Midgett says:
Gotta tell you folks, the forces that are pushing this aren’t going to listen to you and you might as well be barking at the wind. Heery has cost this county millions of dollars (county governmental complex) while County Commissioner Stan White was at the helm and you can bet he’s 100% in favor of the conference center too. The visitor’s bureau has too much money to spend and too large a budget. Frankly, I think some of the taxes directed to the bureau should be funneled to the individual towns and get the visitor’s bureau out of their grant programs so they can do what they are suppose to do best, send out brochures and promote the Outer Banks. Has anyone noticed that our visitors coming onto the beach from the north can hardly see the visitor center sitting back there, hid in the trees? I often wonder how many visitors don’t even know they’re there.
Monty montcalm says:
Let’s see ! My group is looking at the OBX for a convention sometime in 2 to 3 yearsa time. There is no nearby commercial airport.. nearst on eis Norfolk or Newport News… if I drive the traffic is hellish…. the roads are jammed all season long…. the waits at restaurants are also packed with families with kids who have no respect for anyone or anything…. Well my group just voted to go to either Norfolk or Charleston .. a couple of cities that are in the “convention” frame of mind and EXPERIENCED in that areana and can provide other activities than sitting on the beach, fishing, and drinking…… not some little beach town trying to make mountains out of molehills.
The OBX already has a fairly decent name for itlself as a family oriented beach area….. leave it that way.. The Visitors Bureau is already pushing the shoulder season so that the residents are lucky to have 2 or 3 months to themselves.
James says:
Let’s not be too quick to build another big structure on the OBX. From the looks of the parking lots, in less then 5 years the Lowe’s or Home Depot will make a fine convention center.
OBX says:
Lack of airport capacity will NOT be a problem. That will be the perfect reason that the Manteo airport is too limited and MUST be expanded. The Dare County Board of Continuous Spending will be all in favor of that! Warm up the bulldozers…it’s coming, like it not!
Anon says:
You wrote “fill” a lot in this piece.
Patty McKenna says:
I really wanted some kite boarding access here. With the crowding at Jockey’s Ridge sound beach, now’s the time to secure more soundfront access.
Ottoman says:
Keep it a sound access! Do we need more tourist dollars? It seems they(county tourism) can just pull 9 Million for Sand and now 35 Million for Convention Center. The roads and beaches are already maxed..we are starting to become a “resort” rather than a beach town. We obviously need sound access if you look a jockeys ridge. Keep it up tourism board and we will have traffic all year round. Just imagine the “Winnebago” week when motor homes come and cruise our streets for a week. Give them loud pipes too.Keep em coming!
beachornot says:
Since when is it in the citizens best interest for the county government to compete with private enterprise? We’ve already accomplished that with our fishing piers and now want to expand into the convention business. Did our county government ever ask the question why we currently do not have a similar convention center? I’m willing to bet the reason is that private enterprise does not see the opportunity to make money on the project. What we offer and are about to lose is the beach community. Why trade that in to become Va. Beach or Ocean City? Let’s leave some green space before it is too damn late.
Nickrite says:
Love the various comments about the commissioners. We elected them! We whine about all commissioners yet we are responsible for them. Next, I think a convention center is a fair idea BUT, the hotel is too small and unless the convention center is large enough it will be a “white elephant”. I predicted 15 years ago we would become another Ocean City. Time for all residents to make up their mind what do we want to be because the half baked situation we have now is untenable. Expand yes, but MAJOR infrastructure from the public purse will be necessary, stay as we are, stagnation and decline are inevitable but manageable. Lets face facts the OBX away from the beach is an unattractive urban mess with empty stores, abandoned buildings and some pretty ugly buildings. It is is time we the people decided what we want to be, small and tourist focused or suburban and catering to a different market. Just remember the federal government already categorize the OBX as part of greater Hampton Roads despite what we may think.
Duck Duck says:
Exactly… It is already to late… Build it … just look around this ain’t the old Outer Banks any more.
I agree with Ray this is going to happen weather we like it or not. To much money behind it.
JMo says:
I am not a resident but have been vacationing in OBX for 22 years. We don’t come during the summer anymore, just the Spring, Fall, and Winter because the tourists/ vacationers have completely ruined what used to be such a special place. I would never want to deprive any area of money and jobs, but I hate this idea. There is a reason we don’t go to Ocean City, MD, or Myrtle Beach, SC, why go to a “city beach”, when you can go see something so natural and beautiful as the Outer Banks? We love coming down and spending our money in local owned places, talking with people who live there year round, and then running into them at other local establishments. Hope I don’t piss anyone off, just trying to contribute as someone who wishes they could live there. There is a true beauty to the Outer Banks, and I would hate to see that lost.
JMo says:
I should have also included that we are from Old Town, Alexandria, VA. The City is currently trying to force a redevelopment of our waterfront down the residents’ throats. None of the residents want the redevelopment but the City is going ahead with it. More hotels, touristy attractions to compete with the Gaylord resort across the river, just more $$$ for the City. They are trying to remove our beloved boat club that has been there for over one hundred years under Eminant Domain, in order for redevelopment. #FightIt #PreserveWhatsYours
Nags Head Bob says:
Plant some scrub oaks and have a nice open park. Bring in a carnival or outdoor concert once in a while. No you can’t recoup the money you wasted buying the property in the first place, but you should have considered that before.
Ok, you can delete it now.
KDH Resident says:
I’m with James – the new Lowe’s will make a great convention center. Better for it to be a convention center than sitting empty like the parking lot looks now.
What a waste of green space and a mistake!!!
obxcarl says:
Don’t do it. You’ve already sold your souls when everyone sold thier family land to the builders and now all you have is the start for higher crime, drugs and no jobs. Is this what you want OBX to turn into? You can stop this IF you really want to. You just have to get out of you lawn chair and raise hell IF you your not to busy stealing, doing drugs or just lazy. Whats it worth to you.
SUEC says:
I think the Town of Nags Head needs to question where all the water drainage is going to go…probably Vista Colony!
Maslin says:
I would like to know more about this statement:
“Rejected as long-term uses were options focused solely on outdoor use, such as a large amphitheater or temporary festivals and events.”
Who rejected those uses? The Visitor’s Bureau? The engineering firm? And why?
Anon says:
Please also tell us more about this statement:
“Several members, worried about increasing environmental pressure after the November elections, wanted to spend about $2 million now to obtain permits and apply fill before regulations change.”
Which elections do the members think will have the biggest impact on environmental regulations that cover development of the site?
If members think that adding fill might be prohibited after the elections in November, do the members actually think that a major hotel development will be allowed?
Why not wait and see if regulations do change before spending a dime on this site?
charlie says:
Time for a survey by the Voice.
What do the people think. What do the people want.
Do the people trust county government?
Do the people trust the unelected tourism board?
Bob says:
Since the Tourist Bureau and the Town Council is funded by the homeowners, why not put it on a ballot and do what the voters want. Oh you already did that twice regarding beach nourishment that failed and low and behold you did it anyway. Why are our representatives spending our money the way they want and not how we want?
Our only recourse is vote them all out! It too was tried and failed. Why do voters forget when they get into the voting booth?
Frisbee Golf Course says:
Has anyone asked what the upkeep costs are on a project like this? How many little wedding and expo’s will that have to be and at what rate? Who will own this? Are taxes going up to cover this? Lastly, run-off and waste, is the site equipped for this many people if it become a hotel?
HAPPY BARRACUDA says:
I vote NO on this doomed idea!!!!
Dare County Commisioners who read this site take note!!
The majority of Dare residents want no more development.
It’s been over done……………
Kitty Hawk Resident says:
I have heard all of the negative comments, some make sense and others sound like they are negative to anything that’s not their idea or who does not understand this is a tourism destination. I have heard the cost of this and who will have to bare the cost. First of all there are large companies or investers that would fund the whole amount of this venture if the Town Of Nags Head would co-operate and give some concessions in order to make this possible. The comment about the loss of business for the local Hotels, in my opinion is these Hotels in the off season are not doing any business at all season. If the convention/Hotel center is built there will not be enough Hotels to accomadate each venue that is being held. The other item is more people would be able to extend there jobs & even give more people a job period. The one comment made by one of the Nags head Commissioner about the quality of life here on the Outer Banks did not apply when she had a large box grocery store!!!!! If this develoment is done tastfully 7 keeeping with the look in Nags Head it will fit in and will give the businesses more income in the the hard times we are facing now and also will bring in more property tax to the Town Of Nags Head in order not to raise the other property owners that live here. My opinion is we need to think long term and not think small!!! Have an open mind & think about the positives instead of the negatives!!!!!!!!!!!!