Southern Pines Mayor and Town Council Candidate Interviews -2023
The Pines Preservation Guild reached out the two candidates running for Southern Pines Mayor and three running for Southern Pines Town Council seats in the Nov 7, 2023 General Election.
Our organization believes it is important to understand how each candidate values the history and preservation of Southern Pines. These values signal how the candidate might view and vote on ordinances and city planning issues that directly impact the preservation of historic buildings and districts in Southern Pines.
The PPG has prepared a brief candidate survey with the following goals:
1-To educate our community about each candidate’s attitudes about preservation
2-To allow candidates an opportunity to demonstrate their knowledge of local preservation issues
3-To introduce candidates unfamiliar with The PPG to our organization
All candidates were sent our questions via email to respond to in writing. If a candidate’s name is not listed below, they either decided not to participate in the questionnaire or could not be reached.
Responses are provided in full, may be edited for clarity, and appear in order of response submission.
The publishing of these answers does not constitute an endorsement by The Pines Preservation Guild nor its officers.
Taylor Clement
Ms Clement is one of two candidates running for Mayor of Southern Pines
1.Please state your views on the role of historic preservation and our historic resources in the future of Southern Pines.
When people come to Southern Pines, they fall in love with the character of our town. Rarely does anyone define that “character” but I believe it lies in the quaint, historic downtown buildings, the local businesses and the abundance of aging long leaf pines. As a Mayor, I understand it is my role to ensure those assets are protected.
2. What will be your top three priorities to ensure the preservation of Southern Pines’ historic buildings sites and neighborhoods?
Ensure we have qualified members on our historic board, welcome their advice regarding the historic district, and listen to the community so that the town's actions best represent our citizen’s goals.
3. A 2010 survey update report of Southern Pines’s historic properties strongly recommended Southern Pines create and adopt a Historic Preservation Plan. Since then, one has not been created. Would you support the creation of a Historic Preservation Plan in Southern Pines?
I have still not seen or read the 2010 survey and its recommendations. I would love to hear our historic commission’s thoughts on a Preservation Plan and it’s cost/benefits to our town.
4. What is your view on the role of Southern Pines’ Local Historic District Overlay Zone? Would you support the establishment of new local districts in the town or the expansion of the current Local District beyond its current 10-block boundary?
I think the current historic district overlay protects the look and character of our downtown so that infill development compliments or conforms to existing buildings. I don’t believe it makes sense to expand the overlay because historic buildings are most concentrated on those 10 blocks. I do think we should have phases of historic requirements as we move further from downtown so that the surrounding area is cohesive with the downtown character. I fully support using the new Comprehensive Plan to create other local districts, especially through the Pennsylvania & Carlisle Street corridors of West Southern Pines.
5. Southern Pines has a large National Register Historic District but a very small 10-block Local Historic District. This means many important residential historic properties are outside of the Southern Pines local historic district overlay zone, aren’t currently protected, and could be demolished if the owner wishes without any oversight or delay. What is your approach to making sure buildings important to our community’s heritage are protected?
I have personally made an effort to protect multiple properties; my home and the Southern Pines School on May Street. Unfortunately, it’s challenging and thankless work but worthwhile for the continued use and enjoyment of those properties. As Mayor, I will support individuals & local businesses who wish to take on those projects. A thriving community gives properties an opportunity for restoration and I will always champion locals who are interested in living and/or owning a business and want to be a part of our special towns character by using and preserving existing historic buildings.
6. Southern Pines is a Certified Local Government, which means the Southern Pines Historic District Commission must have an active and legally adequate historic preservation commission and must meet the federal requirements for certification on an annual basis. In return, Southern Pines is eligible for matching grants from the state to assist with historic preservation programs and projects. How will you support the Historic District Commission in maintaining its CLG status?
The town will continue to support the HDC through adequate resources of staff and legal guidance as needed to maintain our CLG status.
7. Would you support the establishment of a town capital fund to pay for the preservation of historic public spaces and infrastructure (i.e. steps, alleys, certain streetscapes, bridges, walls, trees, fences, curbs, streets, etc….)? Why or why not? If so, what size fund would you recommend?
I would be more interested in taking advantage of historic preservation grants where we can find funding (or a match) from other resources. The town budget does not allow for the addition of a capital fund at this point in time. Our focus has been to reduce expenses and not further burden our citizens with increased taxes while we are all experiencing outrageous inflation (in property values, cost of living, and wages for business owners as well as our local government.)
8. Would you support the establishment of a historic preservation tax abatement? This could be a 10-15 year abatement to incentivize historic preservation anywhere in the town. Why or why not?
Unfortunately, I don’t think we currently have the staff or budget to offer and evaluate recipients of a tax abatement.
9. What is your favorite historic building (older than 1973) in Southern Pines and why?
Similar to my answer from 2 years ago: my home though I have much more appreciation for the aesthetic design of Aymar Embry’s work.
My home is historic and I love seeing black & white photos of the Schemmler Building and former “Casino" with billiards and a bowling alley - but I love it because its a part of our family. Our home is like our fourth child, it's a living and demanding part of our family and in exchange for our care, it provides us a comfortable place to live and spend time with people we love.
Discussing our town’s character invokes the imagery and emotion of Shel Silverstein's “The Giving Tree.” Our home & other town assets give to us and we in turn must care for them; if not our precious assets will fall to the same fate as the tree. I would prefer that the next generation is afforded the same opportunities we are given.
Karen Tussing
1. Please state your views on the role of historic preservation and our historic resources in the future of Southern Pines.
I personally enjoy seeing the architectural details of various periods of American history and appreciate the dedicated efforts of those who restore and preserve beautiful historic buildings. I believe the role of historic preservation is through the continued efforts of non-profit organizations assisting property owners in the support of preservation and restoration.
2.What will be your top three priorities to ensure the preservation of Southern Pines’ historic buildings sites and neighborhoods?
I have not determined priorities for this topic but I will listen to recommendations by the Southern Pines Historic District Commission.
3. A 2010 survey update report of Southern Pines’s historic properties strongly recommended Southern Pines create and adopt a Historic Preservation Plan. Since then, one has not been created. Would you support the creation of a Historic Preservation Plan in Southern Pines?
The Town of Southern Pines has addressed this issue by forming the Historic District Commission for the purpose of making recommendations to the planning department and town council.
4. What is your view on the role of Southern Pines’ local historic district? Would you support the expansion of the existing district or the establishment of new historic preservation districts in the town? If so, would there be any criteria or limits on the number or type of new districts?
In cases where residents outside this zone collectively desire additional historic districts, or an expansion of the current 10-block district, I would recommend that these residents vote on this issue.
5. Southern Pines has a large National Register Historic District but a very small 10- block Local Historic District. This means many important residential historic properties are outside of the Southern Pines local historic district overlay zone, aren't currently protected, and could be demolished if the owner wishes without any oversight or delay. What is your approach to making sure buildings important to our community's heritage are protected?
Sometimes properties which have been unused for decades have fallen into significant decay and may be unsafe and unsuitable for renovation. When the costs of restoration exceed an owner's ability to make the necessary repairs, demolishing might be the safest or only affordable option to the owner.
6. Southern Pines is a Certified Local Government, which means the Historic District Commission must have an active and legally adequate historic preservation commission and must meet the federal requirements for certification on an annual basis. In return, Southern Pines is eligible for matching grants from the state to assist with historic preservation programs and projects. How will you support the Historic District Commission in maintaining its CLG status?
I'm interested in learning more about this topic, and will listen to recommendations from the Southern Pines Historic District Commission.
7. Would you support the establishment of a town capital fund to pay for the preservation of historic public spaces and infrastructure (i.e. steps, alleys, certain streetscapes, bridges, walls, trees, fences, curbs, streets, etc….)? Why or why not? If so, what size fund would you recommend?
The Town of Southern Pines funds the maintenance of all public spaces owned by the town, many of which are also historic buildings. It would not be suitable to maintain privately-owned historic properties with public funds.
8. Would you support the establishment of a historic preservation tax abatement? This could be a 10-15 year abatement to incentivize historic preservation anywhere in the town. Why or why not?
North Carolina has a tax-abatement program for this purpose. I would like to hear proposals of how a local tax abatement program might work for Southern Pines.
9. What is your favorite historic building (older than 1973) in Southern Pines and why?
St. Joseph's of the Pines Pine Knoll building might be my favorite. Not only is it a beautiful example of 1920's architecture, it proves that interior renovations can be done to meet the needs of modern life, while still maintaining the beautiful historic exterior.
Bill Pate
1.Please state your views on the role of historic preservation and our historic resources in the future of Southern Pines.
Historic preservation is important to protecting the character of Southern Pines. Character was a word that came up a lot during our rewrite of the Comprehensive Plan this past year. To help maintain this character, especially in the downtown area, historic preservation guidelines can help protect and maintain character.
2. What will be your top three priorities to ensure the preservation of Southern Pines’ historic buildings sites and neighborhoods?
One thing I would say here is the word knowledge. In order to preserve anything of historic value to Southern Pines takes the knowledge necessary to identify and understand the background and history of the properties and/or neighborhoods. This is especially true for property outside of the Southern Pines historic district. Also, encouraging the use of such properties. Historic properties that are actively lived in or used are much more likely to remain vibrant than empty properties.
3. A 2010 survey update report of Southern Pines’s historic properties strongly recommended Southern Pines create and adopt a Historic Preservation Plan. Since then, one has not been created. Would you support the creation of a Historic Preservation Plan in Southern Pines?
As I witnessed this past year with the rewrite of Southern Pines Comprehensive Long Range Plan, any formal written Plan takes a large amount of town staff time and tax dollars. I would just want to see what additional things a formal Preservation Plan may improve or help in addition to what we already do from town staff before I could commit to using tax dollars for the formal writing of one. As with all of our spending choices, I'd just want to see the cost of such a Plan first. At a minimum, it would be a good idea to have folks familiar with the 2010 survey. As mentioned above, knowledge of what properties and areas are considered historic can be helpful to its preservation.
4. What is your view on the role of Southern Pines’ local historic district? Would you support the expansion of the existing district or the establishment of new historic preservation districts in the town? If so, would there be any criteria or limits on the number or type of new districts?
Our current Southern Pines zone helps give special attention to those properties within the district. The Southern Pines Historic District Commission does a great job of making sure those design guidelines and other aspects of the 2013 Historic District Design Guidelines are maintained and followed. Any expansion of the current district would require an analysis of the specific area and/or what was trying to be further maintained or protected with the additional district designation.
5. Southern Pines has a large National Register Historic District but a very small 10-block Local Historic District. This means many important residential historic properties are outside of the Southern Pines local historic district overlay zone, aren’t currently protected, and could be demolished if the owner wishes without any oversight or delay. What is your approach to making sure buildings important to our community’s heritage are protected?
As mentioned above, I think knowledge of the history and significant impact of the historical property is paramount for its preservation. Even for properties within the current historic district, a complete denial of a demolition or relocation request isn't an option. However, for properties both inside and outside the historic district, it is likely far greater that the private property owner would be willing to help save or preserve a property if they are aware of its historical value and significance.
6. Southern Pines is a Certified Local Government, which means the Southern Pines Historic District Commission must have an active and legally adequate historic preservation commission and must meet the federal requirements for certification on an annual basis. In return, Southern Pines is eligible for matching grants from the state to assist with historic preservation programs and projects. How will you support the Historic District Commission in maintaining its CLG status?
Southern Pines spends a good deal of planning staff time and efforts with Historic District Commission matters and aspects necessary to maintain CLG status. I feel these efforts are well served and worth continuation.
7. Would you support the establishment of a town capital fund to pay for the preservation of historic public spaces and infrastructure (i.e. steps, alleys, certain streetscapes, bridges, walls, trees, fences, curbs, streets, etc….)? Why or why not? If so, what size fund would you recommend?
Southern Pines does a good job of long-term planning for the funding of infrastructure needs in a fiscally responsible manner. Capital accounts exist for such planning, which could be used. However instead of another new account, I think the best thing would be to make sure that those areas of public space and infrastructure with historical significance were well identified to be included in the constant analysis of where to spend tax dollars used for infrastructure maintenance.
8. Would you support the establishment of a historic preservation tax abatement? This could be a 10-15 year abatement to incentivize historic preservation anywhere in the town. Why or why not?
As with any fiscal planning decision, any change would require a review of the current and future implications of such a change. To my knowledge, Southern Pines doesn't have any tax abatements in place, for any purpose. As such, we would just need to examine how such a decision would impact other areas and if we would be able to limit such a change to historic preservation only or if additional areas would require inclusion.
9. What is your favorite historic building (older than 1973) in Southern Pines and why?
My favorite historical buildings are my old Southern Pines Elementary School (1250 E. New York Avenue) and my old Southern Pines Middle School (255 South May Street). I feel very blessed to have been born and raised in Southern Pines and have fond memories of my time at both of these schools. I am glad that both of these properties have been able to find new life after the recent shift to Southern Middle School and the new Southern Pines Elementary left both properties recently vacant.
Debra Gray
We presented Ms Gray, and all Southern Pines candidates, with the same nine questions as shown above
Ms. Gray responded in a narrative format. Her answer in their entirety follows the questions.
Please state your views on the role of historic preservation and our historic resources in the future of Southern Pines.
What will be your top three priorities to ensure the preservation of Southern Pines’ historic buildings sites and neighborhoods?
A 2010 survey update of Southern Pines’ historic properties strongly recommended Southern Pines create and adopt a Historic Preservation Plan. Since then, one has not been created. Would you support the creation of a Historic Preservation Plan in Southern Pines?
What is your view on the role of Southern Pines’ Local Historic District Overlay Zone? Would you support the establishment of new local districts in the town or the expansion of the current Local District beyond its current 10-block boundary?
Southern Pines has a large National Register Historic District but a very small 10-block Local Historic District. This means many important residential historic properties are outside of the Southern Pines local historic district overlay zone, aren’t currently protected, and could be demolished if the owner wishes without any oversight or delay. What is your approach to making sure buildings important to our community’s heritage are protected?
Southern Pines is a Certified Local Government, which means the Southern Pines Historic District Commission must have an active and legally adequate historic preservation commission and must meet the federal requirements for certification on an annual basis. In return, Southern Pines is eligible for matching grants from the state to assist with historic preservation programs and projects. How will you support the Historic District Commission in maintaining its CLG status?
Would you support the establishment of a town capital fund to pay for the preservation of historic public spaces and infrastructure (i.e. steps, alleys, certain streetscapes, bridges, walls, trees, fences, curbs, streets, etc….)? Why or why not? If so, what size fund would you recommend?
Would you support the establishment of a historic preservation tax abatement? This could be a 10-15 year abatement to incentivize historic preservation anywhere in the town. Why or why not?
What is your favorite historic building (older than 1973) in Southern Pines and why?
Thank you for the opportunity to respond to your concerns about historic sites. In general, I feel historic sites are important to any area. The history of a community should never be overlooked of forgotten. The particular questions you raised relevant to the expansion of the 10-block boundary, capital funding, and tax abatement are all issues I’m not prepared to answer based on the need to do research about these issues.
