NEWS

Several weeks ago News of Davidson asked all the candidates running for Davidson elected office several specific questions. These questions were sent in addition to our initial open-ended offer for the candidates to introduce themselves to our readers. Those introductions can be found here.

This is what we sent to the candidates:

"Your word limit in answering each of these questions is 250 words. That is 250 words per answer for a potential total of 1250 words. Note for the first question, the words on your list will not be counted – just your answer about your top concern.

1. List your Top Three Concerns for Davidson that can be addressed locally. You have 250 words to describe how you would address the top one of them.
2. How should the town add more affordable housing, both rented and owned, in Davidson?
3. How would you balance the tension between development and open space?
4. Do you support the 1-cent sales tax that is on the November ballot? Why or why not?
5. How do we maintain and nurture community in light of the way our town continues to grow?"

This compilation of their responses is LONG, but we believe our readers want to know what these candidates think about issues important in our community. In the coming days we are also going to present these same responses in multiple formats in other articles to make it easier for our readers to either compare the candidates side-by-side or look at each candidate individually and see both the initial response and then the answers to these specific questions.

The responses from the candidates are as follows (Note: the candidates for Town Commissioner are listed in the order provided by the Board of Elections.)

 Rusty Knox - unopposed candidate for Mayor

List your Top Three Concerns for Davidson that can be addressed locally. 

1. Affordable Housing
2. Managed Growth
3. Pedestrian/Bike Safety

How should the town add more affordable housing, both rented and owned, in Davidson?

Davidson has continued its path of being a place that so many want to call home. Our growth rate is kept in check largely because of the lack of available land for development. That’s not a bad thing. The paradox of this is that the dirt to build on keeps getting more expensive, which means homes keep getting more expensive as well. I have said many times that “Corporate American moves you to Charlotte, you choose to move to Davidson”. I am a firm believer in finding a path of providing affordable solutions to housing for those that choose Davidson. Our Town has taken several steps to help with this. Our ordinance requires that 12.5% of all new housing be affordable. Some developers step up and do this, many choose to “pay in lieu” a fee that goes towards other AH options, such as down payment assistance and emergency home repairs. The Town added a 1¢ tax increase dedicated specifically to AH. Our AH needs assessment showed our Town needs almost 600 affordable units, both for sale and for rent. Davidson is now moving towards developing affordable units on Town-owned land. Taking the high price of dirt out of the equation clears a path for more attainability and affordability.

How would you balance the tension between development and open space?

Davidson currently has roughly 65% of our 37,000+/- acres undeveloped. The larger owners of this land are Davidson College, the Town of Davidson, and Mecklenburg County. The remaining undeveloped land is privately held. Our ordinance requires roughly 50% open space in all development. As we move towards future development, working in concert with developers on how new neighborhoods will be designed will be most important. One idea is to incentivize what our requirements are with what the developers want. Getting AH units on the ground could be accomplished by adding density. Keeping large portions of developments open and accessible can be a win for the Town, developers, and for residents. Understanding that with such a small footprint, you get one chance to get it right should always be the focus.

Do you support the 1-cent sales tax that is on the November ballot? Why or why not?

I totally support the 1¢ sales tax for transportation. When the 1/2¢ sales tax was implemented in 1998, for the Red Line, no one invited Norfolk Southern to the party. Five years ago, that changed when NS said they would sell the corridor. Although the original plan that the Mayors and Managers crafted was changed by the legislature, we are still looking at a generational moment for all of Mecklenburg County. Besides the fulfillment of the Red Line promise, expanding other rail projects will provide connectivity for health care, education, employment, and economic development. For those of us in the north end of the County, this will be the largest economic development project to happen since Lake Norman was built. Enhanced bus services, accompanied by the new MicroTransit, will be expanding throughout the County, providing better services for those that choose and need to ride the bus, which is the backbone of public transit.

How do we maintain and nurture community in light of the way our town continues to grow?"

When I hear folks say “Davidson isn’t what it used to be” or “We have too much development,” it’s disheartening. What if Davidson said “no more” in 1970, 1980, 1990? There would be no McConnell, River Run, Davidson Landing, and many other great neighborhoods filled with great neighbors. The Davidson I grew up in was 1,500+ the students at Davidson College. We were larger than Cornelius and Huntersville, which have populations of 34,000 and 64,000, respectively, today. Guess what? Davidson is still here. Sometimes you have to look a little harder, but it’s still here. The Main Street we have today is the same Main Street I experienced as a child. Additionally, it is the same Main Street my father experienced as a child, and it is the same Main Street that my grandchildren experience now. We have grown by design. The forethought and focus of those that came before me is part of what makes Davidson special. Our Town offers so many great programs and opportunities for residents to participate in. Our Town is a welcoming place. I had someone come up to me recently and tell me how lucky they felt to have chosen to move here. We are a small town, even with 15,000 residents. We are a College town, always a “Great Day to be a Wildcat”. Providing the best quality of life for ALL of our residents is most important. Seeing the importance of family, the desire to belong, the willingness to jump in, and the pride of being able to say “I’m from Davidson” when asked where you live will keep OUR DAVIDSON the special place it’s always been.

Ryan Fay - candidate for Town Commissioner

List your Top Three Concerns for Davidson that can be addressed locally. You have 250 words to describe how you would address the top one of them.

1. Affordable Housing
2. Increasing Commercial Tax Base
3. Infrastructure

Affordable Housing, and our use of town owned land to add rental units for those making 80% or less of AMI, is probably the top issue that our town must address. But since I have had an opportunity to discuss that topic further down the page, I wanted to highlight another item that I think is equally important, infrastructure. As our community has grown, our need to move people through town safely and efficiently has become even more important. There are several initiatives that we have undertaken as a board during my tenure that I am very proud of. Pedestrian Safety programs, Vision Zero and additional greenway miles are all important. But we simply can’t stop. There are so many projects that we must continue to focus on and allocate the funds to finish. Potts-Sloan Beatty Connector is a prime example. The realignment of Pine and Grey Road will make for a much safer intersection. A safer entrance from the Town into the College. Additional HAWK and Flashing Beacon crosswalks are just a few examples. If the Red Line Referendum passes, the town will get over $3 million for road and transportation improvements in just the first year, and that will grow. How we allocate those dollars for roads, greenways and sidewalks will also allow us to free up money in our budget for projects on our Capital Improvement Plan that have continued to be delayed or pushed further down the list as other more pressing issues have arisen.

How should the town add more affordable housing, both rented and owned, in Davidson?

During my four-year tenure on the board, we have focused a great deal of time on Affordable Housing. We completed our Affordable Housing Needs Assessment Implementation Plan. We contracted with the UNC School of Government Development Finance Initiative to explore opportunities for affordable housing on town owned land. We have contracted for two site explorations, but have, to date, only identified one. That location at Ada Jenkins, in particular, would help us focus on rentals for those making 80% or below of AMI (Area Median Income). We are still in the exploration phase for the second site and that decision is critically important. The current board’s creation of programs like the Essential Home Improvement, Urgent Home Repair, Rental Subsidy and Tax Assistance Programs allow existing homeowners to remain in their homes and ease the financial burden of homeownership.  Affordable housing must remain a focal point of the town. We have put a lot of effort into our Affordable Housing Plan and review of our Town-Owned land. But the work has just begun, and it is my goal to continue to help flesh out these opportunities. Davidson has long been the thought leader in this category, and I look forward to helping us remain in that position.

How would you balance the tension between development and open space?

North Carolina is a Dillion’s Rule state, so our ability to prevent development is somewhat limited by the state legislature. However, our staff and elected officials spent a lot of time working on our Utility Services and Annexation Criteria (USAC). In my opinion, this is a fair and equitable process to determine development on the periphery of our town. In essence, this policy allows the town to limit water and sewer service extensions and annexation requests to property located within our town limits or extra-territorial jurisdiction based on a series of predetermined criteria that the town has established for growing thoughtfully and intentionally. As stated in our 2020 Comprehensive Plan, new growth will enhance the Town’s livability and occur using a tiered and incremental approach to meet the needs of a growing community. Through the USAC, we are able to provide a consistent tool to developers and our planning staff to evaluate proposed developments. If developers adhere to at least 65% or better of our USCA framework, including strict design standards, sustainability standards and community benefit, then their project can continue on the simpler administrative pathway. Should the project score less than 65%, the developer has an opportunity to revise the plan to meet the minimum threshold or may choose a legislative pathway which will include going through the Planning Board and Board of Commissioners for consideration. This tool allows our town to ensure that development adheres to the requirements of our DPO and current adopted plans.

Do you support the 1-cent sales tax that is on the November ballot? Why or why not?

This is a very personal decision for residents of Mecklenburg County, and I strongly encourage voters to educate themselves, ask questions and attend public awareness events. For me personally, I will be voting in favor of the referendum. Not only am I a proponent of public transportation, but the dollars allocated to Davidson for roads (over $3 million in the first year) is a game changer for our small town. These monies will allow us to greatly enhance our vehicle and pedestrian networks while also allowing us to free up financial resources to put toward our Capital Improvement Plan. Davidson is a wonderful place to work and visit, but not everyone has the means to get here. We have so many special restaurants, family-owned shops and small businesses and, with limited parking, the Red Line will provide another option for people to visit our local businesses without the hassle of driving I-77 or the headache of finding parking. The Red Line will provide an efficient, safe and affordable mode of transportation within our Lake Norman communities and all the way to Charlotte. For many Davidson College students who do not have vehicles on campus, the Red Line will open a whole new world for them to explore the Charlotte metro and attend cultural events they might not otherwise have had access to.

How do we maintain and nurture community in light of the way our town continues to grow?

As a current board member, I think we have done a good job of trying to reach out to every corner of Davidson to interact with residents, but that effort cannot stop. Within the last year, we have brought back Commissioner Chats and have made it a priority to host these listening sessions all over Davidson, from Davidson Pointe to Davidson East and many places in between. When we were hosting Red Line information sessions, we held events in West Davidson, East Davidson (Hopewell Church), Town Hall and more. We have had events on the soccer fields at River Run and at Ada Jenkins Center. We have hosted Community Dinner events throughout the town to promote camaraderie and community. As a commissioner, you represent all of Davidson and it is critical that each neighborhood and resident feels ownership in our government and town.

Steve Justus - candidate for Town Commissioner

List your Top Three Concerns for Davidson that can be addressed locally. You have 250 words to describe how you would address the top one of them.

1. Sustaining long term well-being of a small college town
2. Ongoing growth pressure
3. Maintaining high quality core town services

To sustain our community’s well-being, we should take long-term approaches increasing self-reliance. Three examples:

1. At some point, we will reach the end of our capacity to grow, bound by areas outside our jurisdictional control. By then we need to diversify our sources of revenue. In 2017 the local Kalamazoo government formed an affiliated 501c3 called the Kalamazoo Foundation for Excellence which in their words, “A municipality like Kalamazoo would traditionally navigate financial challenges by increasing taxes or cutting services. FFE was founded in 2017 as an innovative solution that will serve as a model for others.” Kalamazoo also has a community foundation and these nonprofits work together, not at cross purposes.
2. Our community policing and our Co-Responder program contribute to our current community resiliency. Our Fire Chief is developing a plan to form a Community Emergency Response Team. As an emergency medicine trained physician actively engaged in community health, I will be a strong proponent of the chief and others’ efforts to get a CERT team established.
3. Long term well-being is fostered by a healthy connection to the natural world. And we have made great strides here with our Town Arborist and Sustainability Manager implementing a Climate Action plan. But we could incorporate more green spaces downtown and preserve more open space.  Chattanooga, TN is an example in that the National Parks City Foundation designated Chattanooga as a national park city years after it was once recognized as one of the most polluted cities of its size.

How should the town add more affordable housing, both rented and owned, in Davidson?

Firstly, it’s important to recognize that preserving existing affordable housing is important in addressing the supply of affordable housing in Davidson. Creating more housing is not the only option. That said, adding more affordable housing requires collaborative approaches. One example of a collaboration is a recent action taken by the town to commit $500,000 to fill a gap in funding for a Low Income Housing Tax Credit project expanding Oak Hill Apartments by 42 units. These funds came from our Affordable Housing Fund generated by payments in lieu from developers resulting from our inclusionary zoning policy in the Davidson Planning Ordinance (DPO). I am in favor of this approach when regulatory frameworks permit it. We are legally limited with this option to projects targeting residents at 80% of area median income or lower. The more challenging dilemma is dealing with the supply of housing for households just above this level. In Davidson’s housing market households well above 80% of AMI still struggle affording to rent or own a home. Our staff is actively reviewing our DPO to ascertain if more incentives to develop affordable housing above the 80% AMI threshold can be incorporated. At the same time, we are looking at undeveloped areas likely to be privately developed so that we can proactively approach private developers to encourage collaboration in addressing the need for more affordable housing.

How would you balance the tension between development and open space?

It is difficult if not impossible to recover open space once lost. For that reason, preservation of open space takes precedence. However, not all undeveloped, open spaces are equal. Woodlands, wetlands, prime agricultural soil and wildlife corridors are all valuable characteristics which should be taken into account when identifying tracts of land for preservation. It is imperative for the town to work with the Davidson Lands Conservancy, other nonprofits and the county to understand where these tracts of land are in our jurisdiction and collaborate to preserve them. Other tracts of land with proximity to major thoroughfares, services and amenities may be better suited for development. Our DPO is currently configured to incorporate open space preservation within developments and working with developers to achieve a mutually satisfactory solution is required.

Do you support the 1-cent sales tax that is on the November ballot? Why or why not?

I support the 1-cent sales tax on the November ballot. All of us have driven on I-77 and some of us must commute to work on this stretch of road. Mecklenburg County’s population continues to grow and traffic pressure on this roadway and others will increase. Building more lanes just leads to wider congested roads. Adding transportation options for the journey south of Davidson will relieve traffic pressure. Reducing the number of combustion engines in use every day will maintain or improve our air quality. I have heard the concerns about the regressive nature of a sales tax and I agree that it is regressive. I have also heard the objections to the federal and state government’s abdication of their responsibility in addressing this challenge. And I agree that those levels of government should step up. Local options to generate funding are limited. I wish we had a local option to generate funds that was not regressive but we don’t. And just because the federal and state governments are abdicating their responsibility to address this public good is no excuse for local government to do the same.

How do we maintain and nurture community in light of the way our town continues to grow?

Maintaining and nurturing community lies in the hands of each of us as individuals and the institutions of our local civil society including our faith communities, educational institutions, nonprofits, businesses and our local government. Specific to local government actions, any actions taken that increase connections between individuals and institutions, provide information to people, recognize our most vulnerable or isolated or bring people together contribute to enhancing community well-being.  Here’s a partial list: Civics 101, community chats, advisory boards, town of Davidson website,

Co-Responder Program, Community Navigator, non-profit grants, concerts on the green and at the circle and Christmas in Davidson. I am excited for the possibility of adding some new government activity that will contribute to nurturing community. One I mentioned in my first answer is the development of a Community Emergency Response Team and the second is a tool that will incorporate some of our current communication with the public and add some new alert mechanisms for people who opt in to these alerts. This tool will be called MyDavidson.

In addition to actions that a local government takes, it is important for nurturing community to consider how the government takes action. Open communication with individuals and nonprofit and business partners is important. Communication is enhanced by listening for how to improve what we’re doing and for new ways to communicate

David Lusk - candidate for Town Commissioner

List your Top Three Concerns for Davidson that can be addressed locally.

1. ensuring affordability
2. promoting responsible and environmentally friendly development
3. maintaining public safety.

Questions 1 & 2 Addressed Here:
I believe Davidson’s greatest shared challenge is managing growth in a way that preserves both affordability and the small-town character we treasure. Affordability must extend beyond housing costs to the overall cost of living, ensuring that all who wish to call Davidson home may do so. Having attended many Town meetings over the past two years, I support continuing Town Hall’s current path toward practical, workable solutions.

Davidson’s affordable housing needs assessment identified a shortfall of 600 units. With limited land for development, we must embrace thoughtful density increases—through mixed-use projects, strategic infill, and responsible use of Town-owned property. Policies should prioritize the actual creation of affordable units rather than relying primarily on developer fees, which too often delay or dilute tangible progress.

My perspective is shaped by lived experience. In Northern Virginia, I saw firsthand how rapid, poorly planned growth strained infrastructure, eroded affordability, and diminished quality of life. Conversely, in the community where I was raised, I witnessed the opposite: an economy that collapsed in the 1980s, leaving lasting hardship that exists to this day. Both experiences underscore the importance of deliberate, balanced growth that avoids the pitfalls of unchecked expansion while fostering opportunity.

Davidson must pursue a course that strengthens our community and safeguards affordability for generations to come. By learning from others’ missteps and successes, we can ensure Davidson remains not only a desirable place to live, but also an attainable one.

How would you balance the tension between development and open space?

Because our town ordinance requires new developments to preserve roughly 50% open space, increasing density, including through vertical construction, is often the most practical way to balance growth with preservation. This approach can protect open land while helping address affordability. The reality, however, is that denser, taller buildings must be located somewhere and this means certain neighborhoods will inevitably experience

Compact development also carries benefits beyond housing. By allowing more people to live within walkable, mixed-use areas, it encourages car-free living that reduces congestion, lowers emissions, and supports healthier lifestyles. Done well, these projects can enhance both affordability and quality of life.

Equally important is how the Town partners with developers. Efforts such as the collaboration with Summit Farms General Partners show that when the Town holds firm to its priorities while still working constructively, it is possible to achieve solutions that serve both community needs and long-term goals. Maintaining a principled yet pragmatic balance will be critical as we shape the future of Davidson.

Do you support the 1-cent sales tax that is on the November ballot? Why or why not?

I support the proposed sales tax increase for transit because expanding mobility options across Charlotte and the surrounding communities is essential. As our region continues to grow, so must our investments in reliable rail, one of the most efficient ways to move people. Current agreements already limit our options for meeting rising demand, and countless studies show that pouring more pavement only leads to more traffic.

Cities both large and small, from Washington, DC, to Providence, RI, demonstrate the benefits of strong rail connections, including direct access to airports. I’ve personally experienced those advantages in both cities. Just as important as building the system is ensuring a dedicated funding source. DC’s Metro, once world-class, has suffered serious decline in part because it lacks stable, long-term funding.

This proposal provides exactly that. As a sales tax, it affects only what people choose to spend, rather than imposing a mandatory levy on income or property. With around 30% of Mecklenburg County’s sales tax revenue derived from people who live outside the county, the cost would be shared by visitors and commuters rather than by residents alone.

Charlotte has a choice: follow the mistakes of other regions, or learn from them and commit to a reliable, lasting transit system. A strong rail network is vital to our future and this referendum is a first step toward making it possible.

How do we maintain and nurture community in light of the way our town continues to grow?

Change is inevitable. The real question is not whether growth happens, but how we guide it in a way that strengthens, rather than erodes, the sense of community that makes Davidson unique as a college town, lake town and our town.

Maintaining and nurturing community begins with intentional choices. Thoughtful planning can ensure that new development complements rather than overwhelms existing neighborhoods. Preserving open space, protecting affordability, and encouraging walkable, mixed-use areas all help maintain the character that draws people here in the first place. Growth should not simply mean more buildings but should mean more opportunities for neighbors to connect.

Equally important is engagement. A strong community is built when residents feel heard and invested in the town’s direction. By encouraging public dialogue, welcoming diverse perspectives, and involving residents in shaping policy, values which I believe Town Hall has consistently upheld, we strengthen the civic ties that hold us together.

Balancing growth with community is not about resisting change but managing it wisely. If we commit to planning with care, preserving what makes our town special, and engaging residents at every step, growth can be more than something we endure. It can be something that enriches our shared future.

Tracy Mattison Brandon - candidate for Town Commissioner

 List your Top Three Concerns for Davidson that can be addressed locally.  

1. Affordable Housing
2. Mobility and traffic congestion
3. Growth and Development Management

Based on the 2023 U.S. Census American Community Survey, GoBankingRates’ study found the Town of Davidson to be Charlotte’s wealthiest suburb. This sends a message that only the wealthy can live here. Well, I live here and am not among the wealthy. I want to continue working toward providing Affordable Housing for those of all levels of socio-economic status. Affordable housing is my top concern and yet probably the most difficult to address.  My approach to addressing affordable housing concerns is through policy reform, innovative development, and community-based solutions that balance equity, sustainability, and growth. I advocate for ADUs (Accessory Dwelling Unit) where a smaller, separate residential unit (garage apartment) on the same property as a main house. It will take implementing measures to safeguard existing affordable homes inclusive of funding critical home-repairs specifically for the elderly, disabled, or veterans to enable them to age in place. Addressing affordable housing concerns include efforts to promote fair rental practices, eviction prevention and expansion of rental assistance programs. It also includes the opportunity to partner with faith-based and civic institutions to repurpose land for affordable housing.

How should the town add more affordable housing, both rented and owned, in Davidson?

First of all, the approach to adding more affordable housing should be done with thoughtful consideration. Let’s face it, the identified ten-year goal of creating close to 600 units is a daunting challenge. There are limited resources and land available limited. There is no one solution and not every idea is right for every neighborhood. The Town should pursue engagement with stakeholders such as bordering towns, housing authorities, developers, nonprofits, advocacy groups and community members as it moves toward creating more affordable housing options across the town. The Town should continue to pursue community land trusts, mixed use development, expansion of down payment and rental assistance programs. It is critical that the Town leverage and continue to build public and private partnerships to finance affordable projects like with Community Partners for the Oakhill Phase II development. The Town should pursue collaborations with neighboring towns and seek best approaches and creative ideas from other towns, cities, civic organizations.

How would you balance the tension between development and open space?

While development brings housing, jobs, and infrastructure that our community relies on and open space preserves ecosystems, community well-being, and long-term resilience, I believe that smart growth, mixed-use zoning, land trusts and conservation easements and green infrastructure must be considered in preserving our town’s character. It is important to focus on development that enables people to live, shop, and work without needing cars. Mixed-use zoning allows for multiple purposes such as housing above shops, play areas and open gathering spaces to be woven in with the possibility to revitalize spaces. Land trusts and conservation easements are needed to protect key open spaces while channeling growth. Incorporating natural systems such as tree canopies and rain gardens into developed areas benefits our overall health and wellbeing.

Do you support the 1-cent sales tax that is on the November ballot? Why or why not?

Yes, I support implementing a local sales tax to fund transit improvements. I believe it will provide equitable transportation for disabled individuals and the most vulnerable, help to address traffic congestion, reduce environmental impact, provide improved regional mobility, road project improvements and much needed improvements to CATS.

How do we maintain and nurture community in light of the way our town continues to grow?

In the face of growth, maintaining and nurturing our community is imperative. The challenge is making sure the social fabric stretches without tearing. I believe that creating activities and programs encourage us to gather in spaces such as parks, our community centers, libraries, and the farmers market anchor belonging.

I am a big fan of local storytelling. We can preserve history through murals, oral histories, or festivals so new residents connect to the town’s identity.

Inclusive planning helps with growth decisions that are shaped by town halls, listening sessions, Commissioner Chats, task force committees, engagement with Davidson College students and creating opportunities for youth voices—not just developers.

I believe in collaboration. It brings ideas and people together. But also, opportunities to connect in unique ways. Faith and civic partnerships such as congregations, nonprofits, and local government pooling resources to create spaces where neighbors serve and celebrate together help nurture community.

Autumn Rierson Michael - candidate for Town Commissioner

1. Transit/Development/Community Character: As you all know, the one-cent sales tax for transit will be on the November ballot for voters to decide on. The sales tax would support road and infrastructure projects, as well as potential transit from Charlotte to the Lake Norman area. It will be very important for our Town leadership to be involved stakeholders at every single step as this project potentially moves forward, including the placement of a potential station in the Town of Davidson, in a place and manner that is in keeping with our historic community and planning values.
2. Affordable Housing/Living: (see below for more detail)
3. Sustainability/Conservation: (see below for more detail)

How should the town add more affordable housing, both rented and owned, in Davidson?

We must continue to work hard to maintain our commitment to moving forward with our Affordable Housing Framework and 2022 Needs Assessment. I am proud of our ability in the last few years to leverage our Affordable Housing programs (and dollars) to maximize our impact.  I have always believed that the causes of unaffordable housing are varied, and thus the solutions are equally disparate. The Town’s AH Framework clearly illustrates this, with the focus on both creating new construction as well as preserving existing naturally occurring historic and nonhistoric properties. This means that (notably within the “Create” pillar) in addition to waiting for the development community to generate units of affordable housing or payments-in-lieu as required by our Inclusionary Zoning, we should also continue to look for partnerships with the development community, nonprofit organizations (Davidson Housing Coalition, Habitat for Humanity, and area churches) and Davidson College to identify opportunities for lowering the costs of building affordable housing.  We have also identified prime parcels of town-owned lands that we have targeted for possible Affordable Housing through our partnership with DFI, and it is critical that we continue that important work in the next term. Further (and integral to the “Preserve” pillar in the AH Framework), the preservation and rehab of naturally occurring affordable housing (NOAH) is such an important part of our affordable housing strategy as well as our community preservation policies.

How would you balance the tension between development and open space?

While I have always considered the tension between development and open space an unnecessary binary choice, I certainly see the relationship between the two, as development pressures from Charlotte continue to affect us here in the Lake Norman region. Davidson has proudly tried to maintain that balancing act between community identity and preservation, economic growth, and long-term sustainability, with the hope that we can do all these things in an intentional way that meets the needs of Davidsonians. We have to continue to do our work together–sometimes with surgical precision–with community visioning, available conservation tools, and growth management techniques, and always with our local and regional nonprofit and government partners.

Do you support the 1-cent sales tax that is on the November ballot? Why or why not?

I am in full support of the sales tax increase ballot referendum for transit. I do believe this is a “once in a lifetime opportunity” for regional transit, and we must act now. I am not naïve, however, and recognize that it is possible that there can be unintended consequences on our small, unique community, be it gentrification and displacement, threats to lower density historic properties, and overall development pressures. I do think moving forward with transit, however, is the right decision for this time and place in our community’s history. Consistent with my message when I first ran for office eight years ago, however, we must ensure that our community maintains its unique character, sense of place, and affordability while also allowing access to public transit for all the economic and public amenities that Charlotte has to offer.

How do we maintain and nurture community in light of the way our town continues to grow?

As mentioned above, it takes a delicate, delicate balance between growth and maintaining both community character and actual community of people. We have been able to do that in Davidson through intentionality–intentional ordinances, intentional social events that bridge community barriers, intentional non-profits that address Davidson-specific issues or community concerns, and intentional relationships with citizens and community organizations, institutions, businesses, and leaders. The presence of the College also continues to help nurture community by its very presence, because it gives us a rallying point that brings the entire community together in support of one shared institution (#Gowildcats). We also are a community that has traditionally looked out for our neighbors, whether as a town of 5,000 or 15,000 people, which is a testament to our commitment to what makes us unique, no matter our size.

Connie Wessner - candidate for Town Commissioner

List your Top Three Concerns for Davidson that can be addressed locally.

1. Need for affordable housing—both homeownership options for people in workforce categories with moderate to low incomes, including police, firefighters, teachers, healthcare professions, and rental options for low- to very low-income people, including retirees and service workers at the lowest end of the wage spectrum
2. Road safety for pedestrians and cyclists and drivers
3. Civic engagement

Because Question 2 addresses my #1 concern, I’ll take on my #2 here.

There’s room to intensify and sharpen our focus to make Davidson roads safer. VisionZero initiatives, which trace their origins back to recommendations from the Pedestrian Safety Task Force I co-chaired, are a terrific start. They include much-needed infrastructure changes that had to originate in Town Hall.

Successful outcomes, though, depend on keeping the issue front of mind for everyone, because the infrastructure only works if everyone traveling in and through Davidson engages actively in safe behaviors. Changes in behavior take time and lots of reinforcement.

To that end, the Town should look for ways to harness the energy of the entire community. We could start by opening more opportunities for community service organizations, local nonprofits, and neighborhood leaders to step out in front on this issue. It’s in the civic arena where the case for change is made. By inviting more people to the table and giving them reasons to plug in and stay engaged, we ultimately get more traction for our infrastructure investments.

Davidson has always punched above its weight when Town Hall mobilizes and empowers citizens to elevate issues beyond the administrative realm and firmly seat them in the civic arena. Keeping citizens in the game for the long run is at least as important. We get the most from Town Hall resources when they spark and champion citizen action.

How should the town add more affordable housing, both rented and owned, in Davidson?

We need to start first with a plan to keep what we build. So much of the focus is on building new—and that’s understandable, given how big the housing gap is. Still we’re looking past a critical lesson about affordability: it is extraordinarily difficult to maintain these builds 10-15 years in when home systems, appliances, and interiors begin to fail.

Funding for affordable housing tends to skip right over the question of how to keep it. Private investment, when it agrees to come to the table is temporary—typically 10-15 years before it demands market-rate returns, especially in a community as attractive as Davidson. Constrained public resources, in contrast, prioritize efficiency, rewarding volume over offering residents design and functionality the rest of us expect, including small dignities like private entrances, in-home washers and dryers, and the porches and stoops that connect us as neighbors.

Town-owned land is our citizens’ asset. We should use it to create affordable housing that we would choose as home for ourselves, our parents, or our children. We know affordable housing can be safe and attractive, but the job for Town resources doesn’t end there. We must commit to reinvesting public resources in it for the long haul. If it were sustainable through canny management of the meager cash flow generated by discounted rents or with homeowners’ incomes that barely keep pace with the cost of living, the market would have already closed the affordable housing gap.

How would you balance the tension between development and open space?

We have an advantage in Davidson because our planning philosophy has centered on finding a balance between open space and development for decades. We’ve made tree canopy a priority. We’ve insisted that development plans preserve open spaces. We owe that framework to the foresight and resolve of past Town Boards. They knew that the closer our Town moved to build-out, the more pressure we’d face from competing claims on land use.

We’re extremely fortunate that engaged, forward-thinking citizens stepped up back then to launch the Davidson Lands Conservancy (DLC). They created an independent voice for open space and claimed a seat at the table on its behalf. Decades later, the expertise DLC offers our Town is invaluable for protecting the balance our ordinances try to strike between development and open space.

Just as importantly, DLC is helping Davidson raise a new generation of citizens who understand the broader value of open, natural spaces and the contribution green space makes to the quality of life we enjoy. DLC events, summer camps, and volunteer opportunities help land conservation come alive as a relevant issue.

My DLC Board service helped shape my understanding of the issue and informed the choices I made later as a planning board member and as Town Commissioner. Finding balance between the built environment and green space is a task that changes with the possibilities and constraints in every plan seeking approval. What doesn’t change is that the land needs a voice at the development table.

Do you support the 1-cent sales tax that is on the November ballot? Why or why not?

I will vote for the 1-cent sales tax because Mecklenburg County residents desperately need an adequate and sustainable public transportation system that puts fewer cars on the road, improves pedestrian safety, and encourages the use of alternate transportation, including bicycles, buses, and trains. Still, it bothers me that as a state we seem to want to build critical infrastructure through regressive taxes and privatization only. Shifting costs to the people who can least afford it is a short-term solution that in the end takes a toll on all of us.

Until we solve that inherent inequity, I think the Town should do all it can to acknowledge and respond to the impact of the sales tax burden on people with very low incomes. That’s where stronger partnership and collaboration with our local nonprofits can make a difference. We don’t need more programs. We need to use public resources to amplify existing services and make sure we’re reaching as many people in need as we can.

How do we maintain and nurture community in light of the way our town continues to grow?

We need to remain committed to policies that fuel a vital community, even as the Town’s population grows. Design standards that connect neighborhoods and preserve open space promote growth that brings neighbors together, rather than isolating us. Town budgets that provide resources for public parks, arts, and programming give us reasons to come together. Community-based safety initiatives encourage and equip us to look out for one another. Well-managed growth lays a solid foundation on which to build community.

But the job of nurturing community doesn’t end there.

Our elected leaders must be just as adept at connecting people with diverse interests and viewpoints as our policies are at creating common space that draws us together. It’s the job of the Board to facilitate a dynamic community conversation that helps us articulate and pursue a shared civic vision. Where divisions emerge in that dialogue, our Board’s response must serve as a model for building consensus. When the dialogue inspires citizen to act in pursuit of the common good, our Board’s goal should be to remove obstacles to that action. Where questions arise in the conversation, our Board’s first instinct should be to widen the array of local talent, perspective, and experience at the table. When no clear answer emerges in the conversation, our Board’s responsibility is to step forward, weigh the options, commit to a direction, and give the community reason to follow.

Strong relationships are key. Servant leaders never stoke conflict; they double back and find a path to resolution.