Agenda 04-21-2026; 8-a - Minutes for March 19, 2026, March 21, 2026, and March 23, 2026

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10 1 Cy Stober clarified that yellow areas on the map represented conventional subdivision patterns 2 (one-acre lots) but acknowledged these were areas that could potentially see different development 3 patterns with city services through annexation. 4 Mayor Hooks asked the Mebane City Manager to comment on the industrial goals for Buckhorn. 5 Preston Mitchell, Mebane Assistant City Manager, started by thanking Travis Myren and Orange 6 County's Economic Development staff for their efforts and work in recruiting business. He reported 7 significant activity in the Buckhorn Economic Development Zone, including announced projects and 8 substantial spec industrial building development. Some developers are taking a "paper spec" approach, 9 obtaining approvals but waiting for tenants before construction. Recent expansions included ABB and 10 AKG, while Medline had expanded to use all their facility space, possibly relocating another North 11 Carolina facility there without additional incentives. Over approximately five years, Preston Mitchell 12 reported about 7 million square feet of industrial construction was approved, with the majority currently 13 under construction in the Buckhorn Economic Development District. He said having existing buildings 14 made a real difference on landing an industry that brings jobs and investment. 15 Commissioner Fowler asked about data centers, noting that the county is working on data center 16 moratorium. 17 Preston Mitchell responded that no one has contacted Mebane about data centers in their 18 jurisdiction. He emphasized that Mebane preferred industries that produced jobs and investment 19 without significantly impacting utility infrastructure, noting that the Buckhorn zone, specifically, is 20 geared toward lower utility users. 21 Ashley Ownbey explained that Mebane's Unified Development Ordinance has two industrial 22 zoning districts: light manufacturing (where data centers required special use permits) and heavy 23 manufacturing (where they were permitted by right). Most Buckhorn zoning is light manufacturing, often 24 with conditional zoning requiring public processes and site-specific conditions. 25 Mayor Pro Tern asked about Orange County's perspective on the one-acre versus smaller lots 26 concept, and whether the county supported Chapel Hill's multifamily development approach. 27 Cy Stober said from a county planning perspective, he didn't have strong opinions on municipal 28 matters, but noted the county's affordability concerns. He explained that Orange County faced both 29 price point issues and volume shortages across all price ranges, resulting from design choices like the 30 rural buffer and poor soils in Northern Orange County limiting septic capacity. He noted that multifamily 31 development brought retirees and young adults to the community, adding vibrancy and sales tax base 32 benefits. 33 Councilmember Tim Bradley asked for more information on the activity node on Efland-Cedar 34 Grove Rd. 35 Cy Stober said the activity node is right at McAdams Farm, but that the map is a draft and 36 subject to change as needed. He expressed preference for sharing visions with municipalities on such 37 issues. 38 Commissioner McKee emphasized the importance of detailed conversations between the 39 boards, predicting that Mebane would no longer be Orange County's smallest municipality within a few 40 years as it approached Hillsborough and Carrboro in size and population. He advocated for maintaining 41 diversity in housing types rather than focusing on one or two options. He expressed appreciation for 42 Mebane's assistance with economic development, stating that without Mebane, nothing would be 43 happening on 1-85 in that area. 44 Commissioner Portie-Ascott asked about Mebane's definition of "abundant and affordable 45 housing choices." 46 Preston Mitchell acknowledged that definitions were relative to individual situations and would 47 differ between Mebane and Chapel Hill.