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11 <br /> found that owned homes were generally affordable in Mebane compared to the region, but rental units <br /> were lacking, leading to objectives about exploring rental options. <br /> Going back to conservation subdivisions, Chair Hamilton asked about conservation subdivisions, <br /> wanting to understand whether Mebane's single-family growth included more open space or just smaller, <br /> denser units. <br /> Mayor Hooks explained that Mebane requires certain percentages of open space and green space, <br /> with developers creating R-6 and R-8 developments with multiple houses per acre plus, green space, <br /> walking trails,and recreational amenities. He said there is more bang for the buck with housing in Mebane. <br /> He again referenced a recent subdivision Mebane denied where neighbors on one- to three-acre lots <br /> objected to dense development with greenways, illustrating the challenges they faced in balancing <br /> different community preferences. <br /> Chair Hamilton said it is interesting to hear about the pushback as well. She said there are people <br /> in Orange County that want to maintain rural areas.She asked if the required open space is also accessible <br /> to others. <br /> Mayor Hooks said staff makes sure that there is connectivity built into the proposed plans. <br /> Councilmember Katie Burkholder mentioned the Saddle Club development as an example, which <br /> features cluster housing with soccer fields for the city's recreation program, sidewalk access, and entry- <br /> level housing options that aligned with their bike and pedestrian master plan and recreation master plan. <br /> Commissioner Bedford asked if these developments have water and sewer. She said the cluster <br /> subdivisions the county learned about was more of an option when those utilities were not available. She <br /> appreciated Mebane's focus on economic development for water and sewer infrastructure,and suggested <br /> that the potential elementary school location might provide opportunities for family housing, whereas <br /> previously the county had requested focus on economic development due to precious water and sewer <br /> resources. <br /> Commissioner McKee asked about price escalation in Mebane, referencing his observations of <br /> Chapel Hill, Carrboro, and Hillsborough becoming unaffordable for workforce residents over 50 years. <br /> Mayor Hooks acknowledged that land prices were rising,citing an 80%average increase in the last <br /> tax revaluation in Alamance County. He noted constraints from limited remaining land, multi-generational <br /> families selling to developers, and requirements for developers to connect to water and sewer at their <br /> expense. Despite rising costs, he maintained that Mebane remained more affordable than Orange and <br /> Guilford counties. <br /> Commissioner McKee confirmed his concern that Mebane was experiencing the same transition <br /> he'd observed in other communities. <br /> Mayor Hooks explained that Mebane limited certificates of occupancy to 400-450 houses per year <br /> to manage growth,though they could potentially approve twice or three times that number. <br /> Commissioner McKee predicted that by 2075, Hillsborough and Mebane might be adjoining <br /> communities, prompting Mayor Hooks to joke about annexing Hillsborough. <br /> Councilmember Sean Ewing observed the"missing middle" housing at$150,000-$350,000, noting <br /> that land prices had increased from $10,000-$15,000 per acre a few years ago to $40,000-$50,000 per <br /> acre on town edges. <br /> Commissioner McKee provided additional context, noting that land he bought in the early 2000s <br /> for$5,000 per acre for residential development had recently sold next door for$28,000 per acre. <br /> Commissioner Greene responded to Commissioner McKee's 50-year projection by emphasizing <br /> that growth patterns were within their control through planning, which was why they were meeting. She <br /> asked about the Saddle Club development's public space arrangement. <br /> Preston Mitchell explained that through conditional district zoning, the developer proposed <br /> donating six acres for a public park instead of traditional private clubhouse amenities. The developer <br /> agreed to construct the park at project completion, including soccer field,playground, bathrooms, parking, <br />