- Mebane Ultraground
- Posts
- Mebane City Council
Mebane City Council
August 2023
Welcome to Ultraground. We find the harmony between zoning meetings.
August
320 Unit Mixed-use Overcomes Opposition | Approved
Vintage Thrift in SFR | Approved
You saved: 4h 22m
Evolve at Mebane Oaks RZ 23-05
Southern Mebane | 60.24 Acres | 320 Units | 96 SFR | Approved
Evolve’s rezoning request by for their planned mixed-use development on Mebane Oaks Road received both negative feedback and cautious praise from the Mebane City Council. But, the neighboring residents expressed strong reservations about the project.
The developers, represented by Amanda Hodierne, requested rezoning of over 60 acres from residential and commercial to residential conditional district for a large planned unit development featuring 95 single-family homes and 294 apartments with 13,000 square feet of commercial space.
Several council members including Mayor Ed Hooks expressed concerns about the density of the development and its impact on traffic, especially on the already struggling Mebane Oaks Road.
Council Member Jonathan White posed some concerns.
"Mebane Oaks, after this project is complete, can handle the additional traffic from this Evolve project and you said that you all have estimated that traffic on the pessimistic side for this development to make extra sure of that?
Evolve’s traffic consultant Ronald Stevenson defended the traffic impact analysis but admitted after improvements that Mebane Oaks Road is not going to be an “A" in terms of traffic flow.
The most significant objections came from neighboring homeowners in the Manorfield subdivision who would be impacted by a road connection from the new development to Longleaf Pine Place.
"I don't think that you putting apartments in the middle of single-family home neighborhoods is appropriate.
Multiple homeowners expressed concerns about additional traffic cutting through the neighborhood as a shortcut.
Amanda Hodierne, representing the developer, responded.
"Connectivity is provided in order to abide by your comprehensive planning documents, your ordinance, your Technical Review Committee (TRC) process that specifies and dictates that it be there."
But she also said
"If this process washes out that this is not the place for it, we will be amenable to y'all's discretion on that.
After extensive discussion, the council approved the rezoning 4-1, but added the condition that the new development would not connect to Longleaf Pine Place and would instead have a cul-de-sac.
Mayor Pro-Tem Tim Bradley weighed in.
"Interconnectivity seems to be the big sticking point with the development"
but the cul-de-sac option would
"take care of the majority of the distance."
The developers agreed to the condition, avoiding a direct link to the neighboring subdivision while still providing connectivity through other roads.
Planning Board July 2023 Denied 5-2
When it went through Planning, it received pushback about density, lack of amenities, traffic impacts, and whether more apartments are needed in Mebane. Board member Kurt Pearson had a very negative reaction to the proposed project to rezone properties on Mebane Oaks Road and connected streets to allow higher density development. Here are some key points about Pearson's perspective:
Pearson has been vocal about concerns over too many apartments being built in Mebane for years, wanting the city to conduct a study to determine how many apartments are appropriate.
He was strongly against the addition of 320 apartment units in this project, stating "I'm not sure that we need them" and "I hope the council agrees I don't think we need that many more apartments."
Pearson felt the project did not align with the surrounding residential areas, saying putting R8 zoning next to R20 and R12 zoning lacked harmony.
He argued the project offered no benefit to existing residents, only more traffic and crowding. Pearson stated: "What do we have? What's the benefit for the existing citizens? I would propose none or very few aside from the overcrowding exacerbated congestion or terrible traffic."
Pearson made the motion to deny the rezoning request specifically citing lack of harmony and already too many apartments as the reasons.
He was very firm that the city and board have full authority to decide what development is approved, pushing back on a "fatalistic attitude" that growth will occur no matter what.
Overall, Pearson staunchly opposed this project primarily based on concerns over too much apartment development and the lack of data to justify needing more. He felt strongly the board could shape growth in the city by denying this rezoning request.
The developers tried to highlight goals from the city's comprehensive plan that the project aligns with, like promoting compact and walkable development. But they received pushback that more analysis is needed on apartment needs before approving this density. Developer representative Amanda Hodierne concluded with the following.
“Mebane has a 96% occupancy rate in your multifamily product so you know the rent rents right now are are in keeping with that trend.
“If I was here at this microphone five years ago and I said $250,000 (for a SFR) people would gasp and then if I was here three years ago and I said $650,000 people would say that's a good deal and so you know we have seen the fluctuation of the single family Market go just really crazy, not only here in Mebane, but but all across North Carolina.
The Planning Board ultimately voted 5-2 to deny the rezoning request. Reasons cited were lack of harmony with surrounding residential areas and already having too high of a percentage of apartments in Mebane.
Planning Board July 2023 Denied 5-2
Developer: Evolve Companies, Frank Ford Linkedin
Vintage Thrift Store In SFR Neighborhood
East Mebane | Acres | Approved
The proposal to change the zoning of 600 E. Brown Street from R-12 residential to B-3 neighborhood business conditional district sailed through with little debate and received unanimous approval from the Mebane City Council.
Terry Hedgepeth, the owner of the property and the one who put forth the request, aims to repurpose the 15,000 square foot plot, which currently houses an unused bait and tackle shop. While the larger vicinity is dominantly residential, Hedgepeth intends to set up a vintage thrift store in the existing space without any expansion.
The sole public remark was from Kim O'Quinn, a resident from across the street. She raised concerns about the necessity of such a business in a predominantly residential zone, asking if any market research had been undertaken to validate the venture.
In her defense, Hedgepeth spoke of her deep-seated commitment to the endeavor and her aspiration to assist those in need. "I believe this is my purpose," she stated.
Developer: Terry Hedgspeth
Thank you for being a part of Ultraground.
How was this report? |