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Nags Head leaders cool to conference hotel idea
Nags Head leaders were less than enthusiastic about the idea of a 175-room hotel and conference center at the old Windmill Point site after hearing a presentation by the head of the county tourism authority.
Lee Nettles, managing director of the Outer Banks Visitors Bureau, told the Board of Commissioners Wednesday that uses of the site would come in steps, starting with outdoor events such as October’s Outer Banks Seafood Festival.
Nettles outlined five possibilities for the property, which is jointly owned by the town of Nags Head and the Dare County Tourism Board. The tourism board is the governing body of the Visitors Bureau.
Possibilities range from open space with a small building to help manage outdoor events to a hotel and conference center, which would be many years in the future.
“Each one of them has its own pros and cons,” Nettles said.
The 14 acres of prime sound-front real estate was originally purchased with the idea of building a multi-use center. Several local events, such as Taste of the Beach and the Outer Banks Marathon, have outgrown available facilities, Nettles said.
Members of the tourism board have reached no consensus on the property’s future, Nettles said. They have yet to even decide on the basic groundwork — whether to put fill down on part of the land to enhance outdoor uses or on the whole property in preparation for future construction.
Potential for the highest financial return, according to a study by Heery International, lies with a 175-room, 60-foot-tall hotel and conference center. At the same time, the study noted, the Outer Banks does not have all of the components to compete for conventions with areas like Myrtle Beach.
Instead, Nettles said, the Heery study found that demand would be for smaller gatherings such as business and association meetings that include overnight stays.
“This audience has an expectation of a hotel, having a hotel, and even beyond that, many of them expect to have a full-service hotel, something that the Outer Banks doesn’t really have,” he said. “The Sanderling is our closest candidate for that segment.”
Between the two ends of the spectrum would be some sort of pavilion or a multi-use facility without a hotel.
Mayor Bob Oakes called the results of the Heery study not unexpected because the firm’s work includes developing public facilities.
“To use the occupancy taxes that we’ve collected from hotels and rental homes to a large extent and build another hotel with it just doesn’t make any sense to me,” Oakes said.
“To build on that piece of property and cover up the green space, I think there’s potential for building a huge white elephant there and missing out on a use that would benefit the whole community and the shoulder season. And that’s the outdoor festival use.”
Commissioner Susie Walters cited quality of life and sense of community. She said that the seafood festival is already drawing overnight bookings and provides an opportunity to showcase local restaurants and the area’s heritage.
“This site is centrally located, and it’s a very large, beautiful site with unparalleled sunsets,” she said. “I, too, from a personal standpoint would not want to see a big old paved parking lot and a large conference center.”
Commissioner Anna Sadler, who is also a member of the tourism board, said that an amphitheater and boardwalk are also envisioned. She noted that Heery’s concept of a hotel and conference center position it to maintain a vista of the sound.
“Will it ever get to a conference hotel? Probably all of us will be replaced on the board,” she said. “So you and Bob are on the mark as far as the members that I’ve talked to there at the tourism board meetings.”
Nettles said development might not go beyond the first two options — the small building or a pavilion.
“There’s no requirement that you continue developing,” he said. “So I think there’s some comfort in that, that there’s an opportunity to grow organically.”
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Kevin Gray Conner says:
During the past 20 years, so much of what drew people to the Outer Banks has been replaced by commercial sprawl. Wouldn’t it be prudent to lock away an undeveloped tract such as the Windmill Point site for preservation so that we can ensure that some areas of the beach are left just as they were.
charlie says:
“There’s no requirementthat you continue developing.”
Hello! You’ve also had studies which show that visitors want to see the “old” Outer Banks.
When is enough, enough?
Are your plans the desires of the people of the Outer Banks? I think not.
Dare family says:
I think they are on to something with the little festivals there. I am really looking forward to the seafood festival. Please no more hotels.
ekim says:
Let the plovers have it! Open O I back up, & new comers can see what we used to look like before the greed factor took over!
obxdad says:
““This audience has an expectation of a hotel, having a hotel, and even beyond that, many of them expect to have a full-service hotel, something that the Outer Banks doesn’t really have,” he said. “The Sanderling is our closest candidate for that segment.””
WOW – pay the consultant all this money… and he doesn’t even know we have a Hilton.
Totally agree with Oakes that we should not use the money from hotels to create more competition for those hotels. Let’s build features and attractions, not more rooms.
JimH says:
A convention center would be a complete waste of resources, of which the tourism board should not have in the first place. When the tourism board has the kind of money required to build a convention center and hotel it is time to scale back the amount of funding they receive.
Additionally, if you have a convention center it needs to be booked most weekends in order to break even. Since we don’t have a decent airport within 90 miles of Nags Head and would be competing against a similar facility in VA Beach, which is anything but a success, it just does not make since.
I would not worry about local events outgrowing their existing facilities as that is a good sign not one implying that they need bigger facilities for 2 or 3 events a year.
DoubleT says:
Good to hear. Frankly, the OBX is getting too Myrtle-like so as it is and is losing a lot of its charm.
Lynne says:
How about a drive-in or/sit-on-the-lawn theater there? More green space and something visitors and residents might both enjoy.
Jeff says:
A convention center is the last thing Nags Head and the OBX needs. Thanks to Bob Oakes for pointing out that Heery’s study is biased, considering they would stand to make quite a bit of money building the convention center.
Lee Nettles says:
Lynne, actually, the Children’s Museum is hosting an outdoor movie on the site tonight at 8:00. Wizard of Oz.
Jeff, Heery was hired to provide economic impact analysis and master planning services; they have completed their assignment and have no stake in future development.
Bob O says:
Thanks for the clarification Lee. Jeff, I don’t think I said Heery had a bias because they might get future work. I meant that there is a lot of value, now, but especially twenty years from now, in a large open space on the soundfront. I actually think there would be a better return on the money that has already been invested by leaving the site as open space with the minimum infrastructure, stage and bathrooms, to do outdoor events.
junkman says:
Heery is an architectural, construction and project management company, so they have a vested interest in recommending projects they can profit from. In any case the convention center idea is a fantasy. Keep it as green space
and hold events there.
Ray Midgett says:
Lee, if you can get Heery out of the pockets of the people of Dare County, you’ll done what no one else has done since ex-commissioner Stan White brought them to town years ago. Let’s see, was it the health building, social services building, courthouse, adm. bldg., senior services ctr….most or all of that?
longtimeresident says:
Dr. Forbes had plans for a large hotel & she could not get any buyers for the site with the plans, it’s not oceanfront. At that time, many years ago, Sarah had an ocean acess property because she realized the hotel would never fly without ocean access. Many business folks are having a hard time competing with public enterprise like Jeannette’s Pier now getting into wedding events. I understand the pier has done 125 weddings this year. When we supported the pier who thought of it as competition except for OBX Pier & NH Pier and those owners ae unhappy – it is worrisome – government vs. private enterprise!
Bob Samuels says:
I’m for the mostly “open space” festival idea but would also like to see Anna Sadler’s idea of incorporating an ampitheatre and pier (not boardwalk – wetlands) into the plans. If constructed/planned properly and with as much open space as possible this could be wonderful place for locals and visitors alike. Plant a lot of trees/vegetation, throw in some picnic tables and BBQ pits, and think about what kind of a place it could be to take the family with a picnic/BBQ dinner and watch an awesome sunset. In addition to the festivals it could provide access to the sound, as well as a venue for concerts, lectures, meetings, theatre, movies, etc.. with quite the spectacular background.
KHer says:
A convention center was planned back in the 80′s and the town agreed to move the beach road to accommodate it. Then suddenly there were houses where the convention center was to be.
Sometimes you just get one chance.
Ray Midgett says:
KHer, Nags Head town boards are known to bounce around with some of their infrastructure ideas. Remember when they purchased the Tweaker tract in order to build a huge open park, and after a few years sold it to the county for the Nags Head Elem. School..I like what Bob Oakes is saying, just hope he sticks to it. Heck, I remember when he was an out-spoken opponent of beach nourishment, before he got elected to office.
Sue says:
It is the unique, unspoiled charm of the Outer Banks that draws quality visitors there. I remember hearing an old fisherman on Ocracoke talk about his adventures when I was a little girl. He had me mesmerized. Wouldn’t it be nice if people could be gainfully employed by educating (selling) their unique way of life to visitors who are intrigued? Let Myrtle and Va beaches, and heck, maybe Nags head have their carnivals, outlets, Wings, and fast food. Leave the original Outer Banks beauty alone, PLEASE, somewhere!!
Bob O says:
The Tweacre tract was swapped with the county for the fields near Satterfield Landing. That location was better for a park, and the Tweacre Bypass location was better for a school.
Yep Ray, I was skeptical of nourishment, but the choice between sandbags lining miles of the beach, and nourishment, well, nourishment works better, so far.
annas says:
Interesting comments, all. Wanted to clarify Heery’s roll in this. As Lee said, their work is finished. It was made very clear in the beginning when they were hired by the Tr. Bd., if a structure was to be built, it would be out for anyone to bid, no strings to Heery. And the Tr. Bd. members will eventually have the task to decide what is to be done to/for the property. Hopefully they will lay out a careful plan, one that can grow as the community needs grow, or stop and take a rest, if that is what is called for. They will decide based upon the knowledge afforded them from the completed survey and community input. There is no need to rush into a decision just to accommodate an event or two. But the site can be made ready for outdoor events with little effort and some money. The most important thing that has happened was the purchase of the property, whether it ever is developed into a multi-use center or stays in open space. It is truly the last of the large tracts with an incredible view. It’s great to see so many taking an interest on what should be there. If you were not “surveyed” during the Heery survey and have something to add you can email the tourism members with those comments. I for one, would be happy to receive other ideas from the community.
Mr Nice Guy says:
How about a nice park with grass and trees !!!!!!
HAPPY BARRACUDA says:
ATTENTION DARE COUNTY ELECTED PUBLIC SERVANTS!!!
ARE YOU GETTING THE MESSAGE?
THE MAJORITY OF RESIDENTS & VISITORS ARE OVER AND DISGUSTED WITH THE UNCONTROLLED DEVELOPMENT OF THE OUTER BANKS. ALL DONE BY THE PEOPLE WHO WORSHIP GOLD AND WITH NO PLANS FOR THE FUTURE.
WE ARE NOT GOING TO TAKE IT ANYMORE! THE GLOVES ARE OFF!
Dick says:
I’ll bet the Hilton Is surprised to learn they are not a full service hotel.
Ron R says:
We already have two potential locations for a conference center location. The buildings are already up and they have plenty of parking. The Home Depot and Lowes properties are great locations for such a plan and I’m willing to bet eventually one of those places will be available by the time we really need such a venue in Dare County.
Duck Man says:
Look at what the town of Duck has done and expand on it. The town of Nags Head could provide a larger venue for outdoor festivals and a staging area for events like the OBX marathon. The local hotel owners do not need more competition from a government subsidized hotel conference center! Let private industry develop and take the risk on that. The town and visitors bureau should stay focused on projects that benefit the citizens especially in the long run when open space is gone.
Nags head bob says:
Good luck holding them to this decision. How many times has an issue in Dare County been settled only to be reversed as soon as the uproar dies down.
Kevin Gray Conner says:
If we use taxpayer funds to subsidize the construction of a hotel, then we have learned nothing from the Jennette’s Pier project.
Julia says:
YEA!! GLad to hear Bob Oakes isn’t totally blinded by greed and growth. Let the land remain one of the few natural spots left on the beach!! Besides if you build a huge eye sore where will you put the carnival when you bring it back?!?
Nick says:
I have organized large scale meetings for decades. There is not a hope in h*ll that a convention center at Windmill Point would succeed. Companies want a location that is close to an airport so that participants can be in and out quickly. They wouldn’t even consider a location that requires a 200 mile round trip to a small, regional airport. Wasted time and safety considerations would make that a non-starter. As many others have said, why can’t local decision makers get the message? They are ruining the very thing that has attracted visitors to the Outer Banks. Keep the space open.
charlie says:
Lee Nettles says Heery has no stake in future development…..Do we?