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Mebane City Council
9/9/24
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CC September 9, 2024
69-Unit Townhomes | 211 Supper Club Rd | Approved
106-Unit SFR | 1317 Rock Quarry Rd | Approved
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Mebane Village Townes 211 Supper Club Rd
East Mebane | 9.96 Acres | 69 Units | Approved
The Mebane City Council approved a rezoning request from Supper Club Road LLC to develop 69 townhomes on a 9.96-acre site currently occupied by a manufactured home park. The proposal changes the zoning from R-20 and B-2 to R-8 Conditional District, with a density of 6.97 units per acre.
Chris Schiavone, representing the developer, positioned the project as affordable housing for first-time and young buyers. "We felt Mebane was a really good fit... where we could bring in a relatively affordable product for those buyers, people who work in the area as well as the triangle," Schiavone stated. The proposed three-story townhomes, each approximately 1,520 square feet with three bedrooms and a one-car garage, are expected to sell in the $300,000 to mid-$300,000 range.
The project's unique floor plan, a departure from typical local offerings, sparked council interest. One member inquired about rear amenities, to which Schiavone confirmed plans for first-floor patios and second-floor decks. Another praised the inclusion of front door coverings and the intention to use different colors for each unit.
Council Member Katie Burkholder inquired about rear amenities, asking about the design on all sides of the product.
“I wanted to hear about what you plan for the rear of the property. So decks, patios, any sort of...?
Schiavone confirmed plans for first-floor patios and second-floor decks.
Council Member Burkholder also noted the uniqueness of the floor plan.
“This is a unique floor plan that I haven't seen much of, at least here locally. So I wanted to hear kind of have you sold this or built this floor plan in other areas? How does it do?
Chris Schiavone responded by describing a similar project in Cary called Piney Place. The one-car garage units, which had a layout similar to the proposed Mebane townhomes, were particularly popular with first-time homebuyers and younger buyers. These units featured a flex space on the first floor, living area on the second, and bedrooms on the third. Jaone emphasized that they had no trouble selling these units, indicating strong market demand for this type of product. He noted, "Cary sells like crazy, no matter what," suggesting confidence in the appeal of this floor plan to their target demographic.
Council Member Sean Ewing sought clarification on the project's affordability, asking:
“You said roughly $300,000 for first-time home buyers. What makes this a unique... I feel like this is a very unique situation perhaps in Orange County... AMI situation?
This question led to a discussion about the changing definition of "first-time homebuyer" in the current market. Schiavone explained that the current average home price in Wake County, where they primarily build, has reached $430,000. This context framed the proposed $300,000 price point for the Mebane townhomes as relatively affordable for first-time buyers. Schiavone highlighted the influx of wealth to the area, noting that many young buyers from out of state are arriving with higher-paying jobs, thus increasing their purchasing power. To illustrate this trend, he referenced a current project in Fuquay where they're selling homes to first-time buyers at $475,000 to $480,000, with an average buyer age of 30. This example underscored how the traditional understanding of a first-time homebuyer's budget has evolved, with higher price points becoming more common for this demographic. The discussion emphasized the changing landscape of housing affordability and the challenges of providing "affordable" housing in a rapidly appreciating market.
The Council also focused on the potential for investor purchases. Council Member Jonathan White pointed out:
“You really have no way of enforcing that, right? An investor can buy if they want to. That's just your intention, right?
Regarding the street stub-out, a council member questioned its practicality: "I guess it didn't just look as practical because it's stubbing into a B2 District that's got a back door road to the business."
While the developers aim to sell to individual homeowners, they acknowledged the challenge of preventing investor purchases. Schiavone mentioned the possibility of including rental restrictions in HOA documents, though recognizing legal limitations on enforcement. He also noted they've already turned down approaches from investors wanting to buy units in bulk.
The proposal includes a payment in lieu of required public recreation area, totaling $95,680. This aligns with the city's Recreation and Parks director's preference for larger citywide parks over smaller neighborhood parks.
Community input was limited but significant. Gary Tufts, owner of adjacent property at 7719 Us Hwy 70, expressed concerns about the buffer between the proposed development and his land.
“I don't know by the city ordinances if they can use that as the buffer because it's all deciduous.
City Staff assured that if existing vegetation doesn't meet screening requirements, additional evergreens would be required.
The project requires annexation into city limits for utility connections, illustrating how development is driving city expansion. Additionally, a street stub-out to the southeast was included at the planning board's request, despite adjacent business zoning, to allow for potential future connectivity.
The Council unanimously approved the rezoning request, finding it consistent with the city's comprehensive plan. The motion noted that the request "is for property within the city's G4 secondary growth area and is generally residential in nature."
Developer: Gemstone Homes, Christopher Schiavone Phone: (919) 355-6549 Email: LinkedIn
Staff Report: Mebane Village Townes SR
Project Plans: Mebane Village Townes Plan
NACC Subdivision 1317 Rock Quarry Rd
Southeast Mebane | 52.32 Acres | 106 Units | Approved
The Nepalese American Cultural Center (NACC) Subdivision is a unique 106-lot single-family development aimed at creating a community for Nepalese Americans. Key features include:
Cultural focus: 6,000 sq ft cultural center and 6,000 sq ft worship center
Target demographic: Nepalese Americans, including accommodations for visiting parents and in-laws
Workforce housing: Priced $265,000 - $397,500
Density: 2.03 lots/acre, lower than 3.63 lots/acre allowed in R-12 zoning
Open space: 50% of site (26.37 acres)
Phased development: Amenities planned for phase 3
Community integration: Plans for cultural exchanges and local community involvement
The development's unique aspect is its focus on creating a community for Nepalese Americans, including amenities like a cultural center and worship center. Bal Krishna Sharma, representing NACC Investment Group, explained that the project aims to provide "a home away from home for Nepalese Americans and the visiting parents and in-laws."
Council members generally received the project positively, with some concerns about amenity phasing. Tim Bradley, Mayor Pro-Tem, expressed worry about the completion of amenities in later phases, stating:
“I guess I just have some concerns that, and we've had this happen, you finished the first two and there's no money to go to the third phase and put the rest of the amenities in.
This led to a discussion about bonding the amenities, which the developer agreed to for the pool and cultural center.
The project's density is lower than typically allowed in R-12 zoning, with 2.03 lots per acre compared to the 3.63 lots per acre permitted. The development also includes significant open space, with approximately 26 acres (50% of the site) dedicated to open areas.
Sean Ewing, Council Member, raised questions about future connectivity with the proposed stub road on the northeast side of the property. This led to a discussion about ensuring future connectivity while addressing potential resident concerns.
The Council showed interest in the project's potential for customization. Katie Burkholder, Council Member, asked about the possibility of homes having "a little bit more of a custom feel" to accommodate various family situations.
One point of contention arose from a neighboring property owner, Phil Young, who requested an easement for lake access through the development. This issue was ultimately determined to be a private matter between the parties and not part of the rezoning decision.
Despite these discussions, the overall reception was positive. Jonathan White, Council Member, stated:
“I just want to say there's a lot I like about this project and I think a lot of good thought has gone into it.
The Council unanimously approved both the annexation and conditional rezoning request, with conditions including bonding certain amenities and starting construction on amenities after 42 homes are built.
Developer: Bal Krishna Sharma
Staff Report: NACC Subdivision SR
Project Plans: NACC Subdivision Plan
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