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Mebane Planning Board
2/12/24
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89-Unit Townhomes | 7515 Bowman Rd | Approved
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Bowman Townhomes 7515 Bowman Rd
Southeast Mebane | 12.01 Acres | 89 Units | Approved
Cliff Minsley/10 Federal’s 89-unit townhome rezoning caused debate over the definition of workforce housing.
One area of discussion was whether the townhomes qualified as "workforce housing" to meet the exception for residential development in the area designated for industrial growth. Amanda Hodierne, the land use attorney, explained that they are aiming for the townhomes to be priced affordably in the $300k-400k range to appeal to workers in nearby industrial developments.
The Board asked questions about the specifics of affordability thresholds and definitions of workforce housing. There was an extensive discussion with Amanda and the developer about the definition of workforce housing and how it aligns with the City's land use designation of the area for industrial growth.
Chair Edward Tulauskas raised questions, stating:
‟I have a question about the workforce housing...walk me through given that number which I have questions about the number but let's assume the number for the moment what what is the link between that number and therefore this qualifies as Workforce housing?
Amanda gave this explanation for the methodology behind the affordability targets.
‟I think it's all about targeting affordability guidance and how to help make sure that we're hitting achievable housing stock. So the way I look at this data and the HUD definition of workforce housing is to make sure that it's not just sort of an empty term that we put around.
They were talking about recently published data that outlines Mebane’s need for housing. But Edward pushed further to get a firm definition:
‟Where I'm going with it is this is obviously the G2 Industrial Area there is an exception for workforce housing...in order for this project to be consistent with the plan someone has to make the determination that this is in fact workforce housing. To my mind that has to be a falsifiable proposition. There has to be something that would not be workforce housing and something that would be, so how are we proposing to draw the line?
Ashley Ownbey from Planning Staff clarified:
‟I think it would be difficult to have an actual definition of workforce housing because workforce is going to be different in each area.
But Edward maintained his concerns:
‟What they're actually talking about is the workforce at ABB and Moraga and West Rock. It's that workforce that they're trying to find housing for.
While the Board had reservations about consistency with the industrial designation, the developer emphasized their intent to appeal to workers in nearby facilities. The motion ultimately passed unanimously in support of the rezoning.
Developer: 10 Federal, Cliff Minsley LinkedIn
Attorney: Isaacson Sheridan, Amanda Hodierne
Staff Report: RZ24-01 Staff Report
Project Plan: RZ24-01 Plan
In case you missed it, here is another recent report from Mebane.
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