[PAGE 1]
AGENDA
Historic District Commission
Thursday, February 12, 2026: 4:00 PM
Community Development Building, 801 SE Service Road
1. CALL TO ORDER
2. APPROVAL OF MINUTES
a. October 9, 2025 Regular Meeting
3. PUBLIC HEARINGS
a. HD-02-26: COA - Major Work application for 168 NW Broad Street to replace the existing main
entrance doors and side lights with a different material; Applicant: DAHR Interior
b. HD-32-25: COA - Major Work application for 310 NW Broad Street and 115 W. Connecticut Avenue to
construct a single-story commercial building and eight to nine townhomes; Applicant: PTAH, LLC
4. UNFINISHED BUSINESS
5. NEW BUSINESS
6. ADJOURNMENT
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[PAGE 2]
MINUTES
Town of Southern Pines Historic District Commission
Regular Meeting
October 9, 2025 at 4:00 PM
The Town of Southern Pines Historic District Commission held its regular meeting on Thursday,
October 9, 2025, at 4:00 PM at the Community Development Building, 801 SW Service Road,
Southern Pines, North Carolina.
Members present: Chair Elizabeth Oettinger, Sarah Farrell, Robert Anderson, Robert Brown and
Karl Ecker.
Chair Oettinger called the meeting to order at 4:02 PM.
Robert Brown made a motion, seconded by Sarah Farrell, to approve the Minutes of the August
14, 2025 and September 11, 2025 regular meetings. The motion carried.
PUBLIC HEARINGS
HD-19-25 Certificate of Appropriateness - Major Work; Downtown Park Lighting
Darren Johnson, Facilities Superintendent submitted a request for a Certificate of
Appropriateness – Major Work to replace the existing light poles surrounding the tennis courts
in Downtown Park with seven (7) new 50’ light poles.
Chair Oettinger reopened the public hearing that was continued from the September 11, 2025
regular meeting.
Planner Mason Mattox provided updated information and photographs documenting the balloon
experiment that was conducted to provide a visual reference of the height of the proposed light
poles.
Member Ecker asked if any trees interfere with the existing lights currently.
Member Farrell asked if the arborist had indicated that any of the trees would have to be
trimmed.
Mr. Mattox responded that Mr. Purcell, the Town Arborist had not commented on that issue
prior to the meeting.
Member Ecker stated that some trimming would be required.
Darren Johnson stated that minimal trimming may be necessary as determined by Mr. Purcell.
October 2025 Minutes Historic District Commission Page 1 of 5
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[PAGE 3]
Member Anderson asked if Mr. Purcell had been making tree-related decisions.
Assistant Town Manager Roth responded that Mr. Purcell has been employed by the Town for
10 years, previously in the Building & Grounds Department, and currently as the Town Arborist
and that he is very well qualified for his position.
Mr. Mattox stated that the applicant had provided a lighting study which found that the light
trespass would be well below what is allowed by the UDO.
Member Farrell asked if shorter poles had been considered.
Mr. Johnson responded that he had discussed the possibility of using shorter poles and the
vendor had responded that a 40 ft. pole could be used but he was not in favor of them and
indicated that the Town would lose some technical support from the vendor.
Member Anderson asked if the software that is used to control the lights is proprietary software.
Mr. Johnson stated that the Parks & Recreation Department requested the subject lights so they
would be on the same system as the existing lights at the Town’s other recreation fields.
Member Anderson asked how often the tennis courts are used at night, and what percentage of
the population uses the courts at night.
Mr. Johnson responded that tennis lessons are held late in the day.
Member Ecker commented that some residents are only able to play in the evenings.
Member Anderson stated that he was concerned that the trees would have to be stripped for
the new lighting, and also the scale of the light poles, and there will be unintended consequences.
Jessica Roth stated that the Parks & Recreation Department is part of her team and stated that
she has some experience with lighting plans and based on her experience, she was not sure the
Town would get a difference answer from another manufacturer. The Town uses contracted
instructors for evening tennis lessons, which is an important service to the residents and they
provide revenue to the Town. Additionally, one of the courts was converted to pickleball courts,
making lighting of the tennis courts even more important.
Chair Oettinger commented that she did not think the light poles would be noticeable.
Chair Oettinger closed the public hearing.
October 2025 Minutes Historic District Commission Page 2 of 5
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[PAGE 4]
Sarah Farrell made a motion, seconded by Robert Brown, to adopt Attachment 1 of the staff
report, as drafted, as Findings of Fact regarding Certificate of Appropriateness – Major Work
HD 19-25; and therefore, to approve HD-19-25 with the following conditions:
1. All existing trees in the vicinity of the proposed light poles shall be pruned as minimally as
necessary to provide adequate clearance for the light fixtures and illumination of the
tennis courts.
2. Pruning shall be performed in a matter that preserves the health, structural integrity and
form of the trees.
3. No trees shall be removed and no trees shall be pruned in a manner that removes more
than 30% of the canopy without prior approval from the Historic District Commission.
The motion carried by a vote of 5-0.
HD-21-25 Certificate of Appropriateness - Major Work; 107 NE Broad Street;
Applicant: Gary Thomas
Gary Thomas requested a Certificate of Appropriateness – Major work to replace the roof of the
existing building located at 107 NE Broad Street with a white standing seam metal roof. Pursuant
to the Moore County tax record, the property is identified as PIN 858106289386 (PARID
00036285) and is owned by Gary B. Thomas, Trustee.
Gary Thomas and Mason Mattox took the oath of testimony.
Mason Mattox qualified the Commission members.
Chair Oettinger opened the public hearing.
Mr. Mattox provided an overview of the proposal and stated that a Certificate of Appropriateness
– Major Work was approved in 2009 or 2010 for the repainting of the roof and the file indicated
that asbestos was suspected at that time.
Mr. Thomas responded that he was not certain whether asbestos was present, but that the tiles
are very thin from age and will easily crack, even with a silicone coating.
Vice Oettinger asked if replacing the problem tiles was a consideration.
Mr. Thomas said his builder proposed covering the roof with treated lumber and install the metal
roof over.
Vice Oettinger asked why a white roof.
Mr. Thomas said white reflects light and is therefore, more energy efficient than a darker roof.
October 2025 Minutes Historic District Commission Page 3 of 5
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[PAGE 5]
Member Anderson asked if he wanted to replace the roof with a concealed fastener.
Mr. Thomas responded yes.
Mr. Mattox entered his staff report into the record as Exhibit A, his slide presentation as Exhibit
B and the approved paint colors as Exhibit C.
Vice Oettinger closed the public hearing.
Karl Ecker made a motion, seconded by Robert Anderson, to adopt Attachment A, as drafted, as
Findings of Fact regarding Certificate of Appropriateness – Major Work HD-21-25.
Karl Ecker made a motion, seconded by Robert Brown, to approve HD-21-25 with the following
condition:
• The color of the roof shall match a shade of white found in the Town of Southern Pines
approved color palette.
The motion carried by a vote of 5-0.
HD-22-25 Certificate of Appropriateness - Major Work; Signage in Downtown Park; Applicant:
Town of Southern Pines
Graham Purcell, Parks & Grounds Superintendent for the Town of Southern Pines, has requested
a Certificate of Appropriateness – Major Works for the placement of two free-standing signs and
associated landscape improvements, in Downtown Park.
The oath of testimony was administered to Jessica Roth, Darren Johnson and Mason Mattox.
Mr. Mattox qualified the members of the Commission.
Chair Oettinger opened the public hearing.
Mr. Mattox provided an overview of the application accompanied by a short slide presentation
and added that the sign on Ashe Street will also be replaced with an identical sign.
Chair Oettinger asked why the first sign was installed prior to HDC approval.
Assistant Town Manager Roth apologized and stated that the oversight was unintentional.
Chair Oettinger asked why the new sign was not similar to the previous sign.
Ms. Roth responded that the Town adopted a new logo two years ago and the current signs were
October 2025 Minutes Historic District Commission Page 4 of 5
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[PAGE 6]
not consistent with the new branding and the Town also wanted to use materials that would be
more durable and easier to maintain than the previous signs. She stated that several residents
had complimented the new sign.
Mr. Mattox entered his staff report into the record as Exhibit A and his slide presentation as
Exhibit B.
Karl Ecker made a motion, seconded by Robert Brown, to adopt Attachment A, as drafted, as the
Findings of Fact regarding Certificate of Appropriateness – Major Work HD-22-25. The motion
carried by a vote of 5-0.
Karl Ecker made a motion, seconded by Sarah Farrell, to approve HD-22-25. The motion carried
by a vote of 4-0, with Robert Anderson abstaining.
NEW BUSINESS
Discussion ensued regarding requiring applicants to provide material and color samples of the
items that are the subject of the application.
The meeting adjourned at 6:00 PM.
Respectfully submitted:
Cindy Williams
Secretary to the Historic District Commission
An audio recording of the proceedings is available upon request.
October 2025 Minutes Historic District Commission Page 5 of 5
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[PAGE 7]
Planning Staff Report
To: Historic District Commission
From: Mason Mattox, Planner II
Date: February 12, 2026
Re: HD-02-26 – Door Replacement at 168 NW Broad Street
I. SUMMARY OF APPLICATION REQUEST:
Sara Jackson requests a Certificate of Appropriateness – Major Work to replace the existing
main entrance double doors and sidelites with new wood-appearance doors and sidelites at
168 NW Broad Street.
II. SITE INFORMATION:
A. Property Address
168 NW Broad Street, Southern Pines, NC (Parcel ID 00033219)
B. Applicant
Sara Jackson
C. Property Owner
C.F. Smith Broad at New Hampshire, LLC
D. Historic Background
The site is located within the Southern Pines National Register Historic District, and
Town’s Local Historic District. The property contains a contributing commercial building
along NW Broad Street and contributes to the overall historic commercial streetscape
of downtown Southern Pines. The 1991 registration form for the Southern Pines National
Register District reads as follows:
(1909) Patch’s Department Store; plain, painted brick commercial building; modern aluminum
and glass shopfronts; three bays of segmentally-arched one-over-one windows on second level
with hood moldings; brick pilasters at outer corners, shallow corbelled brick cornice; built for C.T.
Patch’s Department store; Patch later constructed ell on New Hampshire (1926) and additional
building on corner (1927).
HD-02-26 DAHR Door Replacement February 2026 HDC 1 of 12
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[PAGE 8]
Figure 1: Historic District Map (Subject Property is Circled in Blue)
HD-02-26 DAHR Door Replacement February 2026 HDC 2 of 12
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[PAGE 9]
Figure 2: Existing Door Figure 3: Proposed Door (Rendered)
Figure 4: Proposed ADA-Compliant Handles
Staff have verified that proposed handles are complaint with the commercial building code.
Staff further note that the proposed doors must swing toward the egress (outward) to be compliant
with the building code.
HD-02-26 DAHR Door Replacement February 2026 HDC 3 of 12
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[PAGE 10]
Figure 5: Door Elevation, Style, and Material
Figure 6: Existing Door Example from Historic District
HD-02-26 DAHR Door Replacement February 2026 HDC 4 of 12
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[PAGE 11]
III. STAFF REVIEW:
1. Application Processing and Public Notice
1. Application submitted: January 07, 2026
2. Application Deemed Complete: January 14, 2026
3. Notice of February 12, 2026 HDC Evidentiary Public Hearing:
• Posted On-site: January 23, 2026
• Mailed: January 23, 2026
• Internet: January 22, 2026
2. Application Materials
A complete application has been submitted including existing doorway conditions and design
specifications for the proposed replacement. All materials are enclosed as attachments to this
staff report.
3. Criteria for Review – UDO 2.28 Certificate of Appropriateness – Major Work
Each criterion is listed below in bold, followed by italicized staff comments.
A. In considering an application for a Certificate of Appropriateness, the
Commission shall take into account the historical and/or architectural
Significance under consideration and the exterior form and appearance of any
proposed additions or modifications to that structure that are visible from a
public Right-of-Way. The Commission shall not consider interior arrangement or
use.
Staff find that the door replacement would be visible from a public Right-of-Way, and that this
replacement will impact a prominent façade of Downtown Southern Pines.
B. The Commission shall consider the following factors when determining whether
the application is or is not congruous with the historic aspects of the Historic
District:
1) The height of the building in relation to the average height of the nearest adjacent and
opposite buildings.
Staff find this factor inapplicable as no change in building height is proposed.
2) The setback and placement on lot of the building in relation to the average setback and
placement of the nearest adjacent and opposite buildings.
Staff find this factor inapplicable as no changes in setback or placement are proposed.
3) Exterior construction materials, including texture and pattern.
The proposed doors and sidelites feature a wood-appearance finish that provides the visual
texture of painted wood. The Design Guidelines for Commercial buildings recommend that
HD-02-26 DAHR Door Replacement February 2026 HDC 5 of 12
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[PAGE 12]
storefronts use wood doors with appropriately-scaled glazing and that replacement features be
compatible in size, scale, material, and color with historic storefronts (pp. 43-44). The Guidelines
further state that modern materials may be used as substitutions only if they match the original
configuration in design, profile, size, pattern, texture, and durability (p. 67). Staff find the
proposed materials to be visually compatible with traditional storefront door materials.
4) Architectural detailing, such as lintels, cornices, brick bond and foundation materials.
The proposed door design incorporates traditional proportions, consistent with historic commercial
storefront design. The Design Guidelines identify character-defining storefront and entrance
features as including doors with architectural features such as decorative hardware, glazing
patterns, and trim and recommend retaining and preserving these elements (p. 43). Staff find
the proposed detailing compatible with the building’s historic character.
5) Roof shapes, forms and materials.
Staff find this factor inapplicable as no change to the roof has been proposed.
6) Proportion, shape, positioning and location, pattern and size of any
elements of fenestration.
The proposed doors and sidelites maintain the existing opening size and configuration. The Design
Guidelines state that storefront windows and openings should be sized appropriately and in scale
with a traditional historic storefront and configured in the style and period of the building (p. 44).
Additionally, the Guidelines discourage enlarging or filling in window or door openings and
replacing historic doors with modern doors that do not match the size of the opening (p. 68).
Staff find the fenestration proportions compatible with historic storefront patterns.
7) General form and proportions of buildings and structures.
Staff find this factor inapplicable as the project would not impact the building’s massing or form.
8) Appurtenant fixtures and other features such as lighting.
The proposed door hardware includes dark-finished handles consistent with historic-style
commercial hardware. The Design Guidelines recommend retaining entrance decorative trim,
hardware, and glazing features (p. 43). The Guidelines also encourage creative approaches to
provide handicap access that do not distract from or destroy historic features, including use of
universal hardware (p. 44). Staff have verified that the proposed handles are consistent with the
current State Building Code requirements for accessibility and safety. No new exterior lighting has
been proposed.
9) Structural conditions and soundness.
According to the applicant, replacement is necessary to improve durability and functionality of the
entrance system. The Design Guidelines state that deteriorated components should be repaired
HD-02-26 DAHR Door Replacement February 2026 HDC 6 of 12
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[PAGE 13]
and stabilized, and if beyond repair, replaced with “in kind” or compatible materials that replicate
or are similar to the original design features (p. 43).
10) Architectural scale.
Staff find that the proposed doors are consistent in scale with the existing storefront opening, and
surrounding historic buildings.
11) Secretary of the Interior Guidelines.
The Standards (Department of the Interior regulations, 36, CFR 67) pertain to historic
buildings of all materials, construction types, sizes, and occupancy and encompass the
exterior and the interior, related landscape features and the building’s site and
environment as well as attached, adjacent, or related new construction. The Standards
are to be applied to specific rehabilitation projects in a reasonable manner, taking into
consideration economic and technical feasibility.
1. A property shall be used for its historic purpose or be placed in a new use that
requires minimal change to the defining characteristics of the building and its site and
environment.
2. The historic character of a property shall be retained and preserved. The removal of
historic materials or alteration of features and spaces that characterize a property
shall be avoided.
3. Each property shall be recognized as a physical record of its time, place, and use.
Changes that create a false sense of historical development, such as adding conjectural
features or architectural elements from other buildings, shall not be undertaken.
4. Most properties change over time; those changes that have acquired historic
significance in their own right shall be retained and preserved.
5. Distinctive features, finishes, and construction techniques or examples of
craftsmanship that characterize a property shall be preserved.
6. Deteriorated historic features shall be repaired rather than replaced. Where the
severity of deterioration requires replacement of a distinctive feature, the new feature
shall match the old in design, color, texture, and other visual qualities and, where
possible, materials. Replacement of missing features shall be substantiated by
documentary, physical, or pictoral evidence.
7. Chemical or physical treatments, such as sandblasting, that cause damage to historic
materials shall not be used. The surface cleaning of structures, if appropriate, shall be
undertaken using the gentlest means possible.
8. Significant archeological resources affected by a project shall be protected and
preserved. If such resources must be disturbed, mitigation measures shall be
undertaken.
9. New additions, exterior alterations, or related new construction shall not destroy
historic materials that characterize the property. The new work shall be differentiated
from the old and shall be compatible with the massing, size, scale, and architectural
features to protect the historic integrity of the property and its environment.
HD-02-26 DAHR Door Replacement February 2026 HDC 7 of 12
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[PAGE 14]
10. New additions and adjacent or related new construction shall be undertaken in such
a manner that if removed in the future, the essential form and integrity of the historic
property and its environment would be unimpaired.
Staff find the proposal to be consistent with the Standards in that the historic storefront
opening is retained, and the replacement doors match the historic appearance in scale and
proportion.
C. Prior to approving the application, the Commission shall make the following
findings:
1) Work is compatible and appropriate in preserving, retaining, repairing, or restoring the
defining historic character of a property and the district. Specifically, the work is
considered compatible and appropriate in terms of material, design, dimensions, mass,
scale, orientation, color and other applicable considerations;
The proposed doors are compatible in material appearance, design, and proportion.
2) Work does not damage or remove significant character defining features of the building
and will not adversely affect its contribution to the larger historic district; and
No historic masonry or openings will be altered.
3) Work is consistent with the adopted design guidelines for the historic district.
The project meets the Town’s Historic District Design Guidelines for storefront rehabilitation and
replacement of architectural features.
4. Additional Town Comments
Any required building permits shall be obtained prior to installation.
IV. AGENCY COMMENTS
Staff did not request agency comments, citing the scope of the project.
V. STAFF RECOMMENDATION
Planning staff recommend approval of the Certificate of Appropriateness – Major Work for
replacement of the main entrance doors and sidelites at 168 NW Broad Street. Staff find the
proposed doors to be compatible with the special character of the local historic district.
VI. ATTACHMENTS
1. Draft Findings of Fact
2. Application and Narrative
3. Entryway Renderings and Hardware Specifications
HD-02-26 DAHR Door Replacement February 2026 HDC 8 of 12
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[PAGE 15]
VII. HISTORIC DISTRICT COMMISSION ACTION
UDO Section 2.28.4(A) states that the Historic District Commission shall approve, approve with
conditions, or deny an application for a COA Major Works based on the criteria established in UDO
Section 2.28.20. To either approve or deny a Certificate of Appropriateness – Major Work application,
the Historic District Commission must make findings of fact and conclusions to the applicable
standards. The Historic District Commission shall first vote on whether the application is complete
and the facts submitted are relevant to the case. The Historic District Commission shall then vote
on whether the application complies with the Criteria for a Certificate of Appropriateness, including
the Principles and Guidelines of the Historic District. Staff has prepared Draft Findings of Fact for
the Commission’s consideration which can be found below. The Commission may discuss, amend
and/or adopt these Findings of Fact.
I move to:
1) Adopt Attachment One of the staff report, as drafted, as Findings of Fact.
-OR-
2) Adopt Attachment One of the staff report as Findings of Fact, with the following changes:
______________________________________________________________________
______________________________________________________________________
______________________________________________________________________
Therefore, I move to:
1) Approve HD-02-26
- OR -
2) Approve HD-02-26 with the following conditions of approval:
______________________________________________________________________
______________________________________________________________________
______________________________________________________________________
I, the undersigned, acknowledge that I have reviewed, understand, and agree to comply with all
conditions of approval associated with HD-02-26.
Name(print):_________________________________________________
Signature:____________________________________________________
Date:_______________________________________________________
HD-02-26 DAHR Door Replacement February 2026 HDC 9 of 12
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[PAGE 16]
-OR-
3) Continue HD-02-26 to the next public meeting, to allow submission of additional materials:
______________________________________________________________________
______________________________________________________________________
______________________________________________________________________
-OR-
4) Deny HD-02-26, based on the following:
______________________________________________________________________
______________________________________________________________________
______________________________________________________________________
HD-02-26 DAHR Door Replacement February 2026 HDC 10 of 12
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[PAGE 17]
“ATTACHMENT ONE”
FINDINGS OF FACT
Case Number: HD-02-26
1. The Historic District Commission finds that the application is complete and that the facts submitted
are relevant to the case because the request for a Certificate of Appropriateness (COA) Major Work
approval has met the specified submittal requirements as outlined in the Town of Southern Pines
Unified Development Ordinance (UDO) Appendices. The applicants have submitted adequate
evidence addressing the criteria for a COA Major Work, including images, and relevant
documentation. The evidence provided includes sworn testimony by qualified experts and
substantiated materials.
2. The Historic District Commission finds that the application complies with UDO §2.28.10(A)-(C), the
Town of Southern Pines Historic District Design Guidelines, as well as the standards provided by the
Department of the Interior, for the following reasons:
A. The Commission finds that the replacement of the existing main entrance double doors and
sidelites with new wood-appearance doors and sidelites will not adversely affect the historic
character of the contributing commercial building or the Southern Pines Historic District.
The Design Guidelines recommend that storefronts use wood doors with appropriately
scaled glazing and that replacement features be compatible in size, scale, material, and color
with historic storefronts (Design Guidelines, pp. 43-44). Modern substitute materials are
permitted when they match the original configuration in design, profile, size, pattern, texture,
and durability (Design Guidelines p. 67).
B. The Commission finds that the proposed doors and sidelites maintain the existing opening
size, configuration, and storefront rhythm. The Design Guidelines state that storefront
openings should be appropriately sized and discourage enlarging, filling in, or replacing historic
doors with doors that do not match the size of the opening (Design Guidelines, pp. 44, 68).
C. The Commission finds that no character-defining historic features, including masonry,
storefront openings, or architectural detailing, will be removed, damaged, or obscured. The
Design Guidelines identify storefront doors, decorative hardware, glazing patterns, and trim
as character-defining entrance features that should be retained and preserved (Design
Guidelines, p. 43).
D. D. The Commission further finds that the proposed work is consistent with the Secretary of
the Interior’s Standards for Rehabilitation, which are referenced in the Design Guidelines
(Design Guidelines, p. 18), because the historic storefront opening is retained and the
replacement doors are compatible in scale, proportion, and appearance.
3. Therefore, based on the evidence presented, the Commission finds that the proposed work meets
the applicable standards. The Certificate of Appropriateness, as drafted, is incorporated herein and
approved as the scope of work.
HD-02-26 DAHR Door Replacement February 2026 HDC 11 of 12
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[PAGE 18]
DRAFT CERTIFICATE OF APPROPRIATENESS – MAJOR WORK
Case Number: HD-02-26
Addresses of proposed work: 168 NW Broad Street, Southern Pines, NC 28387
The Town of Southern Pines Historic District Commission has reviewed the application submitted and
approved a request for a Certificate of Appropriateness – Major Work, for Sara Jackson for the
following scope of work:
1. Replacement of the existing main entrance double doors and sidelites with new wood-appearance
doors and sidelites:
• The doors and sidelites shall maintain the existing opening size and configuration.
• Door hardware shall be dark-finished and consistent with traditional storefront hardware
as depicted with application materials.
• Doors shall swing outward in the direction of egress and comply with applicable building
code and ADA requirements.
• No other modifications or character-defining architectural features are authorized under
this Certificate.
All work shall be completed in accordance with the submitted application and supporting materials as
submitted for the February 12, 2026 evidentiary hearing, all of which are incorporated into this
Certificate by reference.
Please reference project file for project specifics and associated documentation.
This certificate is valid pursuant to the development approval timeframes described in UDO §2.8.1 (24
months from the date of approval). Please notify the Town of Southern Pines Planning Office when the work
is complete OR IF THE SCOPE OF WORK CHANGES IN ANY MANNER FROM WHAT IS STATED IN
THIS CERTIFICATE. If you are unable to complete the above-approved project within the development
approval timelines, please contact the Town of Southern Pines Planning Office at (910) 692-4003 regarding
extension of the development approval timeline pursuant to UDO §2.8.2.
HD-02-26 DAHR Door Replacement February 2026 HDC 12 of 12
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[PAGE 19]
Certificate of Appropriateness – Major Work
Date Received: Fee Paid: Case No.: HD- -
Project Information:
Street Address: 168 NW Broad St, Southern Pines
00033219
PIN: Parcel ID: _
Central Business
Site Size: 0.13 Acres Zoning:
Applicant:
Name(s): Sara Jackson
254-715-3427
Email: hello@dahrinterior.com Phone:
Mailing Address: 168 NW Broad St. Southern Pines, NC 28387
Authorized Agent, if different from Applicant: Name(s): Sanna Nassar
Email: dahrsp168@gmail.com
168 NW Broad St. (252)327-6948
Mailing Address: Phone:
Southern Pines, NC 28387
Legal Property Owner(s), if different from Applicant: Name(s): Steve Trythall
Email: strythall@cfsmithpg.com
Mailing Address:
720-375-1167
Phone:
12.4.25
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[PAGE 20]
TO THE TOWN OF SOUTHERN PINES HISTORIC DISTRICT COMMISSION:
I submit this application for a Certificate of Appropriateness – Major Work to make the following change(s)
which may alter the exterior appearance of property within the Town of Southern Pines Historic District:
Replace the main entrance doors and side lites from glass/metal to a wood-look weather resistant
material. The attached documents will show our desire to move more toward a historic look with
a wood-look door rather than an metal door. The design has been carefully considered to mimic
doors of adjacent buildings. The current doors are very heavy and have proven unsafe for patrons,
with frequent incidents of the door almost slamming shut on people. The reason for our change
is primarily for safety, but secondly as an opportunity to change design to a more historically
appropriate look.
01/05/2026
Date:
Applicant
Note: The attached Appointment of Agent form must be submitted if the Applicant is not the
property owner.
PLANNING DEPARTMENT
TOWN OF SOUTHERN PINES
801 SE Service Road, Southern Pines, NC 28387
plan@southernpines.net (910) 692-4003 www.southernpines.net
12.4.25
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[PAGE 21]
APPOINTMENT OF AGENT
Steve Trythall
The undersigned owner(s), , hereby appoint(s) Sanna Nassar
as the exclusive agent for the purpose of making an application to the Town of Southern Pines for a
Certificate of Appropriateness – Major Work on the property described in the attached application. The
owner(s) hereby agrees that this agent has the authority to act for and on behalf of the owner(s) as
follows:
1. to submit an application and required supplemental materials;
2. to appear at public meetings and give representation and comments on behalf of the owner(s);
3. to accept conditions or recommendations made by the Town of Southern Pines Historic District
Commission for the issuance of a Certificate of Appropriateness – Major Work on the subject
property; and
4. to act on behalf of the owner(s) without limitations with regard to any and all things directly or
indirectly connected with or arising out of any application for a Certificate of Appropriateness –
Major Work under the Southern Pines Unified Development Ordinance.
This Appointment of Agent shall remain in effect until final resolution of the attached application.
6th
Signed this day of ______________, _______.
Signature of Property Owner
Please Print Name
12.4.25
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[PAGE 22]
UDO §2.28.10. Criteria for a Certificate of Appropriateness – Major Work
(A) In considering an application for a Certificate of Appropriateness, the Commission shall take into
account the historical and/or architectural significance under consideration and the exterior form and
appearance of any proposed additions or modifications to that structure that are visible from a public
right-of-way. The Commission shall not consider interior arrangement or use.
(B) The Commission shall consider the following factors when determining whether the application is or
is not congruous with the historic aspects of the Historic District:
1. The height of the building in relation to the average height of the nearest adjacent and opposite
buildings.
2. The setback and placement on a Lot of the building in relation to the average setback and
placement of the nearest adjacent and opposite buildings.
3. Exterior construction materials, including texture and pattern.
4. Architectural detailing, such as lintels, cornices, brick bond and foundation materials.
5. Roof shapes, forms and materials.
6. Proportion, shape, positioning and location, pattern and size of any elements of fenestration.
7. General form and proportions of buildings and structures.
8. Appurtenant fixtures and other features such as lighting.
9. Structural conditions and soundness.
10. Architectural scale.
11. Secretary of the Interior Guidelines.
(C) Prior to approving the application, the Commission shall make the following findings:
1. Work is compatible and appropriate in preserving, retaining, repairing, or restoring the defining
historic character of a property and the district. Specifically, the work is considered compatible and
appropriate in terms of material, design, dimensions, mass, scale, orientation, color and other
applicable considerations;
2. Work does not damage or remove significant character defining features of the building and will
not adversely affect its contribution to the larger historic district; and
3. Work is consistent with the adopted design guidelines for the historic district.
12.4.25
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[PAGE 23]
Sign_Cert Of Appropriateness
Final Audit Report 2026-01-06
Created: 2026-01-05
By: Sara Jackson (sarajacksonmitchell@gmail.com)
Status: Signed
Transaction ID: CBJCHBCAABAApq-yY7evBcDrAAPMbtIuT0JJVt88mpUZ
"Sign_Cert Of Appropriateness" History
Document created by Sara Jackson (sarajacksonmitchell@gmail.com)
2026-01-05 - 2:38:08 PM GMT
Document emailed to Steve Trythall (strythall@cfsmithpg.com) for signature
2026-01-05 - 2:40:19 PM GMT
Email viewed by Steve Trythall (strythall@cfsmithpg.com)
2026-01-05 - 5:15:26 PM GMT
Email viewed by Steve Trythall (strythall@cfsmithpg.com)
2026-01-06 - 10:10:49 PM GMT
Document e-signed by Steve Trythall (strythall@cfsmithpg.com)
Signature Date: 2026-01-06 - 10:11:13 PM GMT - Time Source: server
Agreement completed.
2026-01-06 - 10:11:13 PM GMT
Page 23 of 84

[PAGE 24]
168 NW Broad St. Dahr Lifestyle Boutique
Door Comparison
Mock-Up of Proposed Doors
Existing Doors (Metal and Glass)
(Close Approximation of Finish Color)
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[PAGE 25]
168 NW Broad St. Dahr Lifestyle Boutique
Door Handles
Interior (Pushes out)
Exterior (Pull)
Final Selections Specifications
Page 25 of 84

[PAGE 26]
168 NW Broad St. Dahr Lifestyle Boutique
Door Elevation
Door Style Close-Up of Material
(images not representative of
finish color - finish color shown
on first page)
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[PAGE 27]
168 NW Broad St. Dahr Lifestyle Boutique
Historic District Considerations
We desire to stay in-line with the style of
existing adjacent buildings such as the
example here.
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[PAGE 28]
Planning Staff Report
To: Historic District Commission
From: Mason Mattox, Planner II
Date: February 12, 2026
Re: HD-32-25 – New Construction at 310 NW Broad Street
I. SUMMARY OF APPLICATION REQUEST:
Andy Bleggi of PTAH, LLC, requests a Certificate of Appropriateness – Major Work for the
following:
1. Demolition of two (2) existing single-story commercial service/garage buildings
constructed circa 1975.
2. Construction of one (1) single-story commercial building fronting NW Broad Street,
approximately 9,476–9,826 square feet, containing four tenant spaces, with approximately
2,600 square feet of outdoor patio area.
3. Construction of eight to nine (8–9) townhome units located toward the rear of the site
and accessed from W. Connecticut Avenue, with a height limitation of 45’ (forty-five feet).
4. Associated site improvements, including parking, access drives, landscaping, lighting,
utilities, and stormwater infrastructure.
II. SITE INFORMATION:
A. Property Address
310 NW Broad Street, Southern Pines, NC (Parcel ID 00035341) and 115 W.
Connecticut Ave. (Parcel ID 00031673)
B. Applicant
Andy Bleggi, PTAH, LLC
C. Property Owners
PTAH, LLC
D. Historic Background
The subject properties are not located within the Southern Pines National Register
Historic District, but are within the locally designated Historic District and are therefore
subject to Historic District Commission review.
HD-32-25 310 NW Broad St. February 2026 HDC 1 of 13
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[PAGE 29]
The site contains two existing single-story commercial/service garage buildings
constructed circa 1975. Based on available documentation, these buildings are not
presently designated as historically significant and do not contribute to the historic
character of the district.
The applicant indicates the proposed redevelopment is intended to be compatible with
the surrounding downtown historic context through building placement, scale, massing,
and use of traditional materials such as brick masonry.
Figure 1: Historic District Map (Subject Property is Circled in Blue)
HD-32-25 310 NW Broad St. February 2026 HDC 2 of 13
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[PAGE 30]
Figure 2: Existing Conditions viewed from NW Broad Street
Photo submitted by Planning staff; January 2026.
Figure 3: Existing Conditions viewed from W Connecticut Avenue
Photo submitted by Planning staff; January 2026.
HD-32-25 310 NW Broad St. February 2026 HDC 3 of 13
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[PAGE 31]
Figure 4: Conceptual Building Elevation as viewed from Broad Street.
Figure 5: Conceptual Building Elevation as viewed from Broad Street, alternative
view.
HD-32-25 310 NW Broad St. February 2026 HDC 4 of 13
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[PAGE 32]
Figure 6: Savannah Grey Brick Color
Figure 7: Georgetowne Brick Color
Figure 8: Seabrook Brick Color
HD-32-25 310 NW Broad St. February 2026 HDC 5 of 13
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[PAGE 33]
III. STAFF REVIEW:
1. Application Processing and Public Notice
1. Application submitted: December 19, 2025
2. Application Deemed Complete: December 31, 2025
3. Notice of February 12, 2026 HDC Evidentiary Public Hearing:
• Posted On-site: January 23, 2026
• Mailed: January 23, 2026
• Internet: January 22, 2026
2. Application Materials
A complete application has been submitted including:
• Application form and narrative
• Conceptual site plan
• Conceptual architectural elevations and renderings
• Photographs of existing conditions
• Supporting documentation
Additional materials required at later stages include, but are not limited to: dimensioned
elevations, final material schedules, lighting plans, landscape and tree protection plans, and final
demolition details.
3. Criteria for Review – UDO 2.28 Certificate of Appropriateness – Major Work
Each criterion is listed below in bold, followed by italicized staff comments.
A. In considering an application for a Certificate of Appropriateness, the Commission shall take
into account the historical and/or architectural Significance under consideration and the
exterior form and appearance of any proposed additions or modifications to that structure
that are visible from a public Right-of-Way. The Commission shall not consider interior
arrangement or use.
The proposal involves demolition of two non-historic buildings and construction of new buildings visible
from NW Broad Street and W. Connecticut Avenue. Staff evaluated the proposal in relation to
surrounding contributing resources, established streetscape patterns, and the Historic District Design
Guidelines (Design Guidelines, p. 52).
B. The Commission shall consider the following factors when determining whether
the application is or is not congruous with the historic aspects of the Historic
District:
1) The height of the building in relation to the average height of the nearest adjacent and
opposite buildings.
(Design Guidelines, p. 52)
The commercial building is proposed as one story. Townhomes are anticipated to be up 45 feet
in height. Staff finds the height ranges of both the single-story commercial building and the multi-
HD-32-25 310 NW Broad St. February 2026 HDC 6 of 13
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[PAGE 34]
story Townhome building to be conceptually compatible with surrounding downtown development
patterns, subject to confirmation through dimensioned elevations. Staff will verify that the building
is at or below the height threshold, if approved, during review of a building permit.
2) The setback and placement on lot of the building in relation to the average setback and
placement of the nearest adjacent and opposite buildings.
(Design Guidelines, pp. 52–53)
The proposed commercial building would be street-oriented along NW Broad Street and W.
Connecticut Avenue, with portions set close to the sidewalk and limited setbacks to accommodate
outdoor patio areas. The applicant has proposed a setback range of 8-12’ (feet) adjacent to both
NW Broad Street and W. Connecticut Avenue to accommodate this request. The setback in
Central Business zoning is instead a build-to line of 5’ by default per the Unified Development
Ordinance. Staff find the necessity of modifying the build-to line to be consistent with the
traditional development pattern of the district because some other properties have courtyards
and some buildings appear to be setback beyond the 5’ build-to line. Staff note that all other
sides of the property will be subject to the Unified Development Ordinance’s standards unless
explicitly modified by request of the applicant during this Certificate of Appropriateness process.
Staff will verify that the building footprint is compliant with this setback, if granted by the HDC,
during site plan review.
3) Exterior construction materials, including texture and pattern.
(Design Guidelines, p. 54)
Brick masonry is proposed on all publicly visible elevations, with limited use of secondary materials
in less prominent areas. The applicant has provided multiple brick samples for the Commission’s
consideration (See Figures 6-8) and staff find any of the colors to be compatible with the district.
4) Architectural detailing, such as lintels, cornices, brick bond and foundation materials.
(Design Guidelines, p. 55)
Conceptual renderings suggest traditional detailing, articulated façades, and brick patterns
inspired by nearby historic buildings. Staff can support the proposed designs as illustrated, but
recommend that the applicant shall provide more detailed, dimensioned architectural elevations
and material specifications for review and approval by the Commission prior to proceeding.
5) Roof shapes, forms and materials.
(Design Guidelines, p. 56)
Flat roofs with parapets are proposed for the commercial building, consistent with downtown
commercial building patterns. Townhomes are proposed with traditional residential roof forms.
Mechanical equipment is to be fully screened from public view.
HD-32-25 310 NW Broad St. February 2026 HDC 7 of 13
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[PAGE 35]
6) Proportion, shape, positioning and location, pattern and size of any
elements of fenestration.
(Design Guidelines, p. 55)
Fenestration appears vertically oriented and rhythmically spaced. Ground-floor commercial
façades are intended to maintain a high degree of transparency consistent with historic storefront
character. However, detailed dimensioned architectural elevations that staff could verify at the
time of building permit review have not been provided by the applicant. Staff can support the
proposed fenestration as conceptually presented in the submitted renderings with the
understanding that the applicant shall provide more detailed, dimensioned architectural elevations
for review and approval by the Commission prior to proceeding.
7) General form and proportions of buildings and structures.
(Design Guidelines, p. 52)
The proposed development is broken into smaller massing components rather than a single
monolithic structure. Staff finds this approach consistent with traditional development patterns.
8) Appurtenant fixtures and other features such as lighting.
(Design Guidelines, p. 57)
Exterior lighting is proposed to be traditional in character with dark metal finishes. Fixtures appear
to either be sconces or goose-neck lights. Detailed specification sheets that staff could use to
verify compliance with the approved COA Major Works prior to issuance of a Certificate of
Occupancy have not been provided by the applicant. Staff can support the proposed fixtures as
conceptually presented in the submitted renderings with the understanding that the applicant
shall provide more detailed, dimensioned architectural elevations for review and approval by the
Commission prior to proceeding.
9) Structural conditions and soundness.
Not applicable; existing buildings are proposed for demolition.
10) Architectural scale.
(Design Guidelines, p. 51)
Architectural scale concerns how a new building relates in size and composition to the existing
historic buildings on the street. The applicant has not expressly addressed scale in the narrative.
Staff find that the massing and scale is consistent
Staff find that the building appears similar in size to neighboring structures, particularly the one-
story train
HD-32-25 310 NW Broad St. February 2026 HDC 8 of 13
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[PAGE 36]
11) Secretary of the Interior Guidelines.
The Standards (Department of the Interior regulations, 36, CFR 67) pertain to historic
buildings of all materials, construction types, sizes, and occupancy and encompass the
exterior and the interior, related landscape features and the building’s site and
environment as well as attached, adjacent, or related new construction. The Standards
are to be applied to specific rehabilitation projects in a reasonable manner, taking into
consideration economic and technical feasibility.
1. A property shall be used for its historic purpose or be placed in a new use that
requires minimal change to the defining characteristics of the building and its site and
environment.
2. The historic character of a property shall be retained and preserved. The removal of
historic materials or alteration of features and spaces that characterize a property
shall be avoided.
3. Each property shall be recognized as a physical record of its time, place, and use.
Changes that create a false sense of historical development, such as adding conjectural
features or architectural elements from other buildings, shall not be undertaken.
4. Most properties change over time; those changes that have acquired historic
significance in their own right shall be retained and preserved.
5. Distinctive features, finishes, and construction techniques or examples of
craftsmanship that characterize a property shall be preserved.
6. Deteriorated historic features shall be repaired rather than replaced. Where the
severity of deterioration requires replacement of a distinctive feature, the new feature
shall match the old in design, color, texture, and other visual qualities and, where
possible, materials. Replacement of missing features shall be substantiated by
documentary, physical, or pictoral evidence.
7. Chemical or physical treatments, such as sandblasting, that cause damage to historic
materials shall not be used. The surface cleaning of structures, if appropriate, shall be
undertaken using the gentlest means possible.
8. Significant archeological resources affected by a project shall be protected and
preserved. If such resources must be disturbed, mitigation measures shall be
undertaken.
9. New additions, exterior alterations, or related new construction shall not destroy
historic materials that characterize the property. The new work shall be differentiated
from the old and shall be compatible with the massing, size, scale, and architectural
features to protect the historic integrity of the property and its environment.
10. New additions and adjacent or related new construction shall be undertaken in such
a manner that if removed in the future, the essential form and integrity of the historic
property and its environment would be unimpaired.
Staff finds the proposal conceptually consistent with the Secretary of the Interior’s Standards
for Rehabilitation, particularly Standards 2, 3, and 9, in that new construction is differentiated
from historic resources while remaining compatible in massing, scale, and character.
HD-32-25 310 NW Broad St. February 2026 HDC 9 of 13
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[PAGE 37]
C. Prior to approving the application, the Commission shall make the following
findings:
1) Work is compatible and appropriate in preserving, retaining, repairing, or restoring the
defining historic character of a property and the district. Specifically, the work is
considered compatible and appropriate in terms of material, design, dimensions, mass,
scale, orientation, color and other applicable considerations;
2) Work does not damage or remove significant character defining features of the building
and will not adversely affect its contribution to the larger historic district; and
3) Work is consistent with the adopted design guidelines for the historic district.
Staff finds the scope of the proposed work to be compatible with the defining historic character
of the district, and that the work will not adversely affect the district’s character or integrity, and
is consistent with the adopted design guidelines, in concept.
4. Additional Staff Comments
1) Staff notes NCGS 160D-949, which states that an application for a certificate of
appropriateness authorizing demolition may not be denied, but the effective date of such a
certificate may be delayed for a period of up to 365 days in an effort to find a means of
preserving the building or site.
2) Staff note that NCGS 160D-947(d) allows local preservation commissions to formally request
non-binding technical guidance from the State Historic Preservation Office (HPO) on
Certificate of Appropriateness (COA) applications by tabling the case, voting to invoke the
statute, and submitting a written request through staff to the HPO’s Local Government
Coordinator, who then has thirty days to respond in writing.
3) Staff note that once a Certificate of Appropriateness is approved, all development remains
subject to applicable codes, ordinances, and permitting requirements. Any modifications are
subject to Minor or Major classification and appropriate review; and that any conflicts
impacting public safety shall be resolved in favor of the more stringent standard. See the Draft
Certificate of Appropriateness – Major Works for more details.
IV. AGENCY COMMENTS
A request for comments was emailed to agencies on January 23, 2026. Agencies notified include
Town of Southern Pines Streets, Utilities, Fire, Recreation and Parks, and Engineering departments,
the Regional Land Use Advisory Commission (RLUAC), U.S. Fish and Wildlife Service, Moore County
Airport (when applicable), the Moore County Economic Development Partnership, and the North
Carolina Department of Transportation. “No comment” was formally received from the Moore
County Economic Development Partnership and RLUAC. The NCDOT responded that they will
become involved if there will be new utility connections within their ROW, or if lane configurations
are needed on NW Broad Street to accommodate the proposed parking spaces.
HD-32-25 310 NW Broad St. February 2026 HDC 10 of 13
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[PAGE 38]
The Town’s Engineering Department noted the following:
a. How will stormwater requirements be met?
b. What are the calculations for added impervious surface area?
i. This calculation is required for Water Supply Watershed regulations, and:
ii. These areas must meet pre-/post-development requirements.
c. Utilities are generally a non-issue, and Townhome development will require separate
utility tap connections for each unit.
d. What is the location of dumpsters, if applicable?
V. STAFF RECOMMENDATION
Planning staff can support the proposed project and eventual approval of Certificate of
Appropriateness – Major Work for HD-32-25. However, the Historic District Commission may wish
to continue consideration of the application with guidance to the applicant regarding what additional
details must be provided in order to ensure and verify consistency with the character of the Historic
District. Final approval may be granted at a future meeting upon submission of, and Historic District
Commission approval of, more detailed architectural and material documentation enhancing the
conceptual plans submitted as part of this application.
VI. ATTACHMENTS
1. Application
2. Narrative
3. Conceptual Renderings
4. Brick Details
5. Supplementary Materials
Additional documents related to this application including, but not limited to: application, property deeds,
Authorization of Agent forms, email correspondence, meeting minutes, and adjacent property notification
records are on file in the Town of Southern Pines Planning Office and available for public inspections during
normal business hours.
VII. HISTORIC DISTRICT COMMISSION ACTION
UDO Section 2.28.4(A) states that the Historic District Commission shall approve, approve with
conditions, or deny an application for a COA Major Works based on the criteria established in UDO
Section 2.28.20. To either approve or deny a Certificate of Appropriateness – Major Work application,
the Historic District Commission must make findings of fact and conclusions to the applicable
standards. The Historic District Commission shall first vote on whether the application is complete
and the facts submitted are relevant to the case. The Historic District Commission shall then vote
on whether the application complies with the Criteria for a Certificate of Appropriateness, including
the Principles and Guidelines of the Historic District. Staff has prepared Draft Findings of Fact for
the Commission’s consideration which can be found below. The Commission may discuss, amend
and/or adopt these Findings of Fact.
HD-32-25 310 NW Broad St. February 2026 HDC 11 of 13
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[PAGE 39]
I move to:
1) Adopt Attachment One of the staff report, as drafted, as Findings of Fact.
-OR-
2) Adopt Attachment One of the staff report as Findings of Fact, with the following changes:
______________________________________________________________________
______________________________________________________________________
______________________________________________________________________
Therefore, I move to:
1) Approve HD-32-25
- OR -
2) Approve HD-32-25 with the following conditions of approval:
______________________________________________________________________
______________________________________________________________________
______________________________________________________________________
I, the undersigned, acknowledge that I have reviewed, understand, and agree to comply with all
conditions of approval associated with HD-32-25.
Name(print):__________________________________________________
Signature:____________________________________________________
Date:_______________________________________________________
-OR-
1) Continue HD-32-25 to the next public meeting, to allow submission of additional
materials:
______________________________________________________________________
______________________________________________________________________
______________________________________________________________________
HD-32-25 310 NW Broad St. February 2026 HDC 12 of 13
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[PAGE 40]
-OR-
2) Deny HD-32-25, based on the following:
______________________________________________________________________
______________________________________________________________________
_____________________________________________________________________
HD-32-25 310 NW Broad St. February 2026 HDC 13 of 13
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[PAGE 41]
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[PAGE 42]
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[PAGE 43]
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[PAGE 44]
December 18, 2025 –Project Description/Written Narrative
To: Historic – Town of Southern Pines- For Certificate of Appropriateness
From: PTAH, LLC
RE: Certificate of Appropriateness - 310 NW Broad Street & 115 W Connecticut Av.
Parcel ID #s 00031673, 00035341 (“The Property”)
Background and Future Plans:
The Property although it is in the historic district (HD) of Southern Pines neither one of
the buildings on the site are of historical significance (See Historic District Evaluation
Attached) and do not contribute to the significance of the district. That being said, we do
plan to build a structure on the site that is consistent with the downtown historical district
that will contribute to the over-all historic district and downtown commercial business
district (CB).
Our plan is to build a 1 story commercial building with 4 commercial tenants’ spaces,
plus 8-9 townhouses behind it entering from Connecticut Avenue. We will be adding
approximately 7-8 parallel parking spaces on Broad Street and approximately 7-8
diagonal parking spaces on Connecticut Avenue. Each of the town house units will have
a 2 car garage for an additional 16-18 private parking space. The initial design
anticipated a commercial building 1 story with 4 commercial spaces, 2 of which are for
café/restaurant, one for retail, and one for a beauty salon. The commercial spaces will
range from approximately 1,200 sq feet to 4,500 sq feet. The total building will be
approximately 9,826 sq feet. In addition there will be approximately 2,600 sq feet of
outside patio areas. (See attached plans.)
We plan to use an exterior brick that is similar in type and color to other bricks used in
down town Southern Pines (a sample picture has been sent in with the application). The
pattern used to lay the brick will be a very similar pattern to several other buildings in
downtown Southern Pines (See example of brick pattern). It is anticipated that all sides
of the buildings and townhomes will be in brick.
Items for Note:
1)The property is Zoned CB within the HD. Plus it is one street off from being in the
area where “No off-street parking shall be required in the area bounded by Connecticut
Ave, Massachusetts Ave, Bennett St, and Ashe Street.” (UDO 4.5.3) The property sets on
the corner of Connecticut and NW Broad Street known as “Doug’s Auto”. As a point of
interest, “Doug’s Auto” is in the process of building a new larger facility off Hwy 5 in
Aberdeen, which they hope will be ready in the early summer of 2026. We are
coordinating our construction so that is starts as soon as they are move out. We plan to
complete the site work first, including the sidewalks, then the commercial building on
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[PAGE 45]
NW Broad Street. After the Commercial building is finished, we will start the
townhomes, as long the current market conditions remain stable.
We have also noted the following items of interest related to this property in the UDO:
1) 2.28.11- Parking Wavier Can be recommend by the “Historic District
Commission” to the Planning Board, who “may authorize a lesser number of off-
street parking space, provided that” based on condition (A) and (B). We will be
requesting the number parking spaces shown, so as to keep the property
consistent with historic appearance of down town Southern Pines. Note: There
are no “public” parking spaces currently around the site now. We will be
providing approximately 14-15 commercial parking spaces and approximately
16-18 private parking residential spaces.
2) Restaurants are 1 space per 100 square feet. (Chapter 4-20 of UDO) The
redevelopment is anticipated two units or approximately 6,748 sq feet would fall
under restaurant classification. In this case it would normal be required that
about 67 off street parking spaces would be required in the CB district and zero -
0- parking spaces would be required in the Down Town Over-Lay district and the
Historic District. This property classified as “Down Town Over-Lay district”
and hence has a zero -0- parking requirement, we request it to be recommened by
the committee in its Certificate of Appropriateness. This parking as proposed will
allow us to maintain the consistency of appearance in relation to the Historic
Distric in accordance with UDO 2-28.11. (It should be noted that there is over
180-210+/- public parking spaces within 1 city block of the surround area of the
site. Note: This site currently provides no parking, so we will be adding
approximately 14-15 commercial spaces to that number currently available bring
the total number of parking spaces within a 1 block radius to approximately
215+/- .
3) 4-5-4 A of UDO states: “The Planning Director may reduce the required number
of spaces when:” item (2) A business is primarily oriented to walk-in trade.” Or
“(3) The site is a reuse of a constrained site in a CB…””and the Planning Director
finds that at least (90) percent of the required parking can be provided on-site, off-
site, or through a shared parking agreement;”: A) The property will be designed
and be oriented to “walk-in” trade. B) The site is a reuse of a constrained site in
the CB district, C) The site reuse design would be in conformity and consistent
with the Historic district and the Down Town Southern Pines district in
appearance with less street parking on the site. D) The parking we plan to have
on site is anticipated to provide more parking than is currently available to the
site plus 2 private garage parking spaces for each residential unit.
4) Exhibit 4-6: 1 space for each guest room. We anticipate being able to provide this
off street parking in a private unit garage on the site. We plan to design for
approximately 8-9 units; hence, each unit would have their own 2 unit parking
space located on the property in an enclosed secured garage.
5) Exhibit 4-1; CB district in the HOD overlay district The minimum of 1,500 sq
feet per dwelling units does not apply in the HOD district overlay of the CB
district. Per 3.62 HDO C-2. The anticipated design is for approximately 8-9
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[PAGE 46]
townhouse units between 2,000 sq feet to 4,000 sq feet.. The buildings are
anticipated to be 1 story on the front that faces NW Broad Street and 3 stories on
the units that side on Connecticut (One floor below Broad Street Grade, one floor
at Broad Street grade, and one floor above broad street grade. It is possible that
we maybe able to place “green space roofing patio areas” on top of the
commercial building on Broad Street for the use of some or all of the townhouse
units. If this is done, the parapet screening wall on the front and sides of the
commercial building will hide this “green space roofing patio” from street view.
In addition all mechanical and HVAC units will be screened on the roof areas and
will not be seen from the street level. The overall building will comply with the
current building height of the downtown and historic district of 45’, plus it will be
in conformity with all building within a 1 block radius.
6) Per UDO exhibit 3-8 it states that Maximum Front Set back is 5’ from right of
way, how does this apply when doing reuse of existing building(s) and buildings
within in the Historic District. We anticipate designing the building to be closer
to the side walk area on one section and having the building be setback of 8-12’
from the side walk on both NW Broad Street and Connecticut for outside seating
and also making it more attractive and conducive to walk-in traffic and retail.
(See site plans.) We also propose matching the current historic district NW Broad
Street parallel parking, street lighting, brick areas, landscaping, and side walks
on this site, so that it completely fits into the current historic district layout.
(Note: Street lighting would be requested from Duke Energy to match the current
Down Town and Historic district street lighting and would be turned over to the
Town for maintenance along with, the side walks, landscaping, parking, and any
other improvements that are made to public areas.)
7) 4.5.12 Special Provisions for Parking for Existing Buildings. “The Planning
Director may authorize the reuse of a Building in on reasonably available on-site,
on street and satellite parking when: (A) there exists a Lot with one or more
structures on it constructed before the effective date of this chapter.” We believe
we will be requesting this authorization and/or exception for off street parking as
noted above.
8) Per 4.5.13 Loading and Unloading Areas (A) Expect within the Historic Overlay
District. “Where designated loading and unloading areas are not required”. Even
though Loading an Unloading and Trash Areas are not required in the Historic
Overlay district, we anticipate providing an area for all of these items. We also
anticipate that this area will be enclosed inside the building and behind a
screening door so that the building fits into the Downtown and History District.
(See site plan).
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[PAGE 47]
Compliance with All of the Criteria Listed in UDO 2.28.10 Criteria for a
Certificate of Appropriateness-Major Work
2.28.10 Criteria: (See plan drawings and site plan)
(A) The buildings (Both Commercial and Residential) will be appropriate with
the appearance, brick layout, size, brick types, of other buildings in Southern
Pines downtown historic district. See plan designs, examples, and selections.
The building will be brick on all visual sides from streets, the awnings and
windows frames will all be “black/bronze” metal, copper metal accents, and
patios will all be brick pavers with concrete highlights.
(B) (1) The height of the building will not exceed 45’ per current UDO code. The
commercial building height facing Broad Street is 1 story this is same as the
railroad depot building across the street on Broad and the Corner building
that is across the street on Broad and Connecticut.
(2) Setback and placement on Lot of Commercial building is consistent with
the building both adjacent and opposite buildings. Our building has patios,
that are similar in set backs and sides with both buildings.
(3) Exterior of building is going to be Brick that is similar in color and
patterns to the Railroad Depot building and other buildings in the downtown
Historic district. We will be using limited stucco on the building, but it will
be done in similarity to stucco on the building across on the corner of
Connecticut and Broad.
(4) All Architectural detailing will be similar to existing building is the
historic district, we will be following the brick pattern that is on the Ice
Cream Pallor building (1 block away) and the Train Depot building (Across
the Street) that are both in the Historic District and Down Town District of
Southern Pines. You will see elements of both building incorporated in the
design.
(5) Roof Shapes, forms, and materials. This will a flat roof with all
mechanical on the roof screened from public view. In addition all guttering,
down spouts, awnings, will be in black bronze metal consistent with other
downtown buildings. Lighting will fixtures too will be in a black bronze
metal with copper accents.
(6-11) Proportion can be seen on building design that they will be consistent
with building is the Historic and Downtown districts. Lighting both street
and building will be consistent and the same for street light of other buildings
in the Historic and Downtown districts. We will be requesting from Duke
Energy and the Town of Southern Pines to be putting in the same lighting
and side walk design as the existing Historic District and Downtown district.
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[PAGE 48]
Compliance with All of the Criteria Listed in UDO 2.28.10 Criteria for a
Certificate of Appropriateness-Major Work
Additional Information as Requested by email dated 12-31-2025 from
Planning Department – Updated 1-2-2026
2.28.10 Criteria: (See plan drawings and site plan)
(A)The buildings (Both Commercial and Residential) will be appropriate with
the appearance, brick layout, size, brick types, of other buildings in Southern
Pines downtown historic district. See plan designs, examples, and selections.
The building will be brick on all visual sides from streets, the awnings and
windows frames will all be “black/bronze” metal, copper metal accents, and
patios will all be brick pavers with concrete highlights. Brick pattern will be a
running bond brick pattern similar to the Railroad Depot with brick accents
added inside the running brick pattern on the upper brick section similar to the
brick accents on the SP Ice Cream Parlor.
(B) (1) The height of the building will not exceed 45’ per current UDO code. The
commercial building height facing Broad Street is 1 story this is same as the
railroad depot building across the street on Broad and the Corner building
that is across the street on Broad and Connecticut. Height (Ceiling) of the
interior of the building is anticipated to be 12-14’ clear, with anticipated
additional 2-4’ needed for structural beams, trusses, mechanical
requirements and roofing requirements. Then there will be an anticipated
need of a 4-5’ parameter façade for screening and required safety
compliance. This would mean that the anticipated 1 story height of the
commercial building would between 18’ to 23’ with some potential accent
sections rising to up an additional 8-12’ putting the anticipated maximum
height of the building anticipated at 35’ for the front building and 45’ feet for
the back building from the Broad Street Side. Note that final height will be
determined by engineering, screening, decretive chimney pots (if used), and
safety requirements, but will be at or under the 45’ current UDO
requirement.
(2) Setback and placement on Lot of Commercial building is consistent with
the building both adjacent and opposite buildings. Our building has patios,
that are similar in set backs and sides with both buildings. It is anticipated
that there will be a brick separation wall at the edge of the public sidewalk
and the brick and/or paver patio of the building. It is anticipated that the
patio will be 12’ wide along the front and side of the front commercial
building on Broad and Connecticut except in front of the last two units going
away from the Connecticut Ave side. Those two units will be set only 1’-3’
from the side walk depending on the requirement for entry into the units for
handicap access and drainage.
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[PAGE 49]
(3) Exterior of building is going to be Brick that is similar in color and
patterns to the Railroad Depot building and other buildings in the downtown
Historic district. We will be using limited stucco on the building, but it will
be done in similarity to stucco on the building across on the corner of
Connecticut and Broad. (Stucco and potential paint, if used, will be used in
areas that are not normally visible from the street. These areas would
include interior of Trash Area, Interior back hall ways (Back and non-
Connecticut or Broad Street side of building. Potential areas of uses are:
Back facing of upper façade wall, back of walls not visible from the public
street areas. Color will be same shade range of the brick to both complement
and to create off set from the brick coloration range.
(4) All Architectural detailing will be similar to existing building is the
historic district, we will be following the brick pattern that is on the Ice
Cream Pallor building (1 block away) and the Train Depot building (Across
the Street) that are both in the Historic District and Down Town District of
Southern Pines. You will see elements of both building incorporated in the
design. (Specific features anticipated to be incorporated is the upper façade
areas and the herringbone patterns in the upper areas of the brick areas.
Exact location of these areas will be determined by final layout and
separation of the individual units and structural elements required. )
(5) Roof Shapes, forms, and materials. This will a flat roof with all
mechanical on the roof screened from public view. In addition all guttering,
down spouts, awnings, will be in black bronze metal consistent with other
downtown buildings. Lighting will fixtures too will be in a black bronze
metal with copper accents. These materials will be consistent and enhance
existing accents in the historic district. All lighting will be in black or copper,
all down spouts will be in black or copper, brick paving patterns will be the
same as the other brick paving patterns in downtown Southern Pines (i.e.
Both Herringbone and running bond. )
(6-11) Proportion can be seen on building design that they will be consistent
with building is the Historic and Downtown districts. Lighting both street
and building will be consistent and the same for street light of other buildings
in the Historic and Downtown districts. We will be requesting from Duke
Energy and the Town of Southern Pines to be putting in the same lighting
and side walk design as the existing Historic District and Downtown district.
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