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

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11 1 Ashley Ownbey explained that the comprehensive plan didn't specify income level details but 2 focused on expanding housing types to increase affordability options. A housing consultant study had 3 found that owned homes were generally affordable in Mebane compared to the region, but rental units 4 were lacking, leading to objectives about exploring rental options. 5 Going back to conservation subdivisions, Chair Hamilton asked about conservation subdivisions, 6 wanting to understand whether Mebane's single-family growth included more open space or just 7 smaller, denser units. 8 Mayor Hooks explained that Mebane requires certain percentages of open space and green 9 space, with developers creating R-6 and R-8 developments with multiple houses per acre plus, green 10 space, walking trails, and recreational amenities. He said there is more bang for the buck with housing in 11 Mebane. He again referenced a recent subdivision Mebane denied where neighbors on one- to three- 12 acre lots objected to dense development with greenways, illustrating the challenges they faced in 13 balancing different community preferences. 14 Chair Hamilton said it is interesting to hear about the pushback as well. She said there are 15 people in Orange County that want to maintain rural areas. She asked if the required open space is also 16 accessible to others. 17 Mayor Hooks said staff makes sure that there is connectivity built into the proposed plans. 18 Councilmember Katie Burkholder mentioned the Saddle Club development as an example, which 19 features cluster housing with soccer fields for the city's recreation program, sidewalk access, and entry- 20 level housing options that aligned with their bike and pedestrian master plan and recreation master 21 plan. 22 Commissioner Bedford asked if these developments have water and sewer. She said the cluster 23 subdivisions the county learned about was more of an option when those utilities were not available. 24 She appreciated Mebane's focus on economic development for water and sewer infrastructure, and 25 suggested that the potential elementary school location might provide opportunities for family housing, 26 whereas previously the county had requested focus on economic development due to precious water 27 and sewer resources. 28 Commissioner McKee asked about price escalation in Mebane, referencing his observations of 29 Chapel Hill, Carrboro, and Hillsborough becoming unaffordable for workforce residents over 50 years. 30 Mayor Hooks acknowledged that land prices were rising, citing an 80% average increase in the 31 last tax revaluation in Alamance County. He noted constraints from limited remaining land, multi- 32 generational families selling to developers, and requirements for developers to connect to water and 33 sewer at their expense. Despite rising costs, he maintained that Mebane remained more affordable than 34 Orange and Guilford counties. 35 Commissioner McKee confirmed his concern that Mebane was experiencing the same transition 36 he'd observed in other communities. 37 Mayor Hooks explained that Mebane limited certificates of occupancy to 400-450 houses per 38 year to manage growth,though they could potentially approve twice or three times that number. 39 Commissioner McKee predicted that by 2075, Hillsborough and Mebane might be adjoining 40 communities, prompting Mayor Hooks to joke about annexing Hillsborough. 41 Councilmember Sean Ewing observed the "missing middle" housing at $150,000-$350,000, 42 noting that land prices had increased from $10,000-$15,000 per acre a few years ago to $40,000- 43 $50,000 per acre on town edges. 44 Commissioner McKee provided additional context, noting that land he bought in the early 2000s 45 for$5,000 per acre for residential development had recently sold next door for$28,000 per acre. 46 Commissioner Greene responded to Commissioner McKee's 50-year projection by emphasizing 47 that growth patterns were within their control through planning, which was why they were meeting. She 48 asked about the Saddle Club development's public space arrangement.