At the Monday, February 10 meeting of the Mebane City Council, the local elected board unanimously approved a conditional rezoning that is three decades in the making - a massive expansion of the Mill Creek community.
The proposed community, which will be called “Preserve at Mill Creek,” will add 565 homes across approximately 229 acres of area land. The approval of Preserve at Mill Creek will complete a planning process that was initially planned by area developers and approved by Mebane town leaders back in 1993.
“More than 30 years ago, the city council did approve the Mill Creek development, which originally indicated that all of the land you see today would have had homes on it,” stated Mebane Development Director Ashley Ownbey. “The site is largely within the Mebane city limits. There is a small portion that has not been annexed and would require annexation before connecting to any city utilities. This portion is in our extraterritorial jurisdiction. The site is in both Alamance County and Orange county, and city utilities are available to serve the development. As it currently exists. It is a largely vacant and forested site.”
Amanda Hodierne, an attorney with Greensboro-based Isaacson Sheridan, made a two-plus hour presentation for the project on behalf of Lennar Carolinas. She addressed multiple concerns on the part of local residents, several of which spoke during the public comments portion of the January Planning Board meeting. Mebane’s Planning Board recommended the project to be approved back in January via a 7-1 affirmative vote.
“We’ve been through a long process to get here, which I hope you’ll agree, is presenting a plan that we feel is a product of that process, and is better now than when we started all those months ago. We’ve enjoyed that process,” Hodierne explained to town leaders. “it is a total acreage of 229.31 acres that’s comprised of four different parcels, sort of divided up and meandering amongst what you know as the existing Mill Creek Golf Course. That’s the result of a community that started a long time ago, and got developed part of the way. The whole golf course got developed, and then the rest of it has laid in wait to finish completion, which we’re excited to hopefully embark upon.”
The project is considered an ‘infill’ project - intended to cover a specific space that is rapidly being surrounded by growth and development in all directions. While over 180 acres of the proposed community lies in Alamance County, approximately 64 acres of the project sits in western Orange County.
Hodierne has referred to the project as a ‘puzzle piece,’ intended to complete the local roadway and infrastructure tapestry north of downtown Mebane, while also filling in the 229-plus acres with new housing. With the approval by the council, all of Preserve at Mill Creek has been annexed into the Mebane city limits, and will utilize Mebane’s water and sewer system.
Lennar Carolinas, LLC indicated that it is planning to install an internal public street network, which would include 5-feet wide sidewalks on one side of the street, along with private amenities such as a clubhouse and athletic courts. Plans also call for a public multi-use path network, which will include an off-site path that will run along N. First Street to connect to the entrance of nearby Cates Farm Park.
Only two residents spoke about the project on February 10 - one local neighbor who expressed support for the project, and another who noted concerns about the neighborhood’s proposed multi-use path’s proximity to the Mill Creek golf course.
“After working with Amanda and Ashley, many of our concerns have been addressed,” said Steve Beckner, an area resident who owns a large tract of land to the immediate east of the proposed Mill Creek expansion. “For instance, Lennar agreed to build a fence wrapping around our southwest corner. And I’m very appreciative of their efforts, although I have to say I would like to see that fence extended further east past the Tupelo (Junction) property line, going east along our southern property line. But on the whole, as I said, I’m very happy within the these people. These lovely ladies have worked with us, and so I’m not opposed (to this development).”
“My understanding is that currently the only persons allowed to be on the golf course, are registered golfers,” said Jonathan Warren, a resident of 1514 St. Andrews Drive within the existing Mill Creek community. “So if the (proposed multi-use) greenway is going to cross over the golf course, has the golf course operator granted an exemption for that? I play that course, and I’m a terrible, terrible golfer. I’m sure Lennar is going to find many of my balls in the woods there when they clear the trees to build homes. So I’m just questioning, does it make sense to locate a pedestrian pathway that close to the golf course?”
As is the case with most developers bringing projects before the City of Mebane in recent years, the developer requested and received permission for a wide range of variances to the town’s Unified Development Ordinance (UDO), also known as Mebane by Design.
Specifically, Lennar received approval for a minimum lot width of just 46 feet for lots zoned R-8 (the UDO calls for a minimum of 50 feet), and a minimum of 57 feet for lots zoned R-10 (the UDO calls for a minimum of 65 feet). Plans call for 335 of the 565 total housing units to be zoned R-8, with an additional 107 housing lots zoned R-10. Another 123 housing units will be zoned R-12.
Lennar received unanimous permission from the Mebane City Council for minimum side setbacks of 7.5 feet per lot (the UDO calls for a minimum of 10 feet), minimum street side setbacks of 13 feet (the UDO calls for a minimum of 18 feet), a maximum building height of 40 feet for R-12 zoning (the UDO calls for a maximum building height of 35 feet for lots zoned R-12), and private storm drainage easements in rear yards with a minimum of 10 feet (the UDO calls for a minimum width of 15 feet for drainage easements).
Lennar also received permission from the City of Mebane to count the proposed multi-use path - which has an estimated cost of $2,574,942 - to meet the town’s public recreation requirements instead of a payment in lieu of provided public recreation infrastructure of just over $100,000.
“They (Lennar) have provided an estimate that shows this (multi-use path) construction will exceed $2.5 million,” Hodierne explained. “If they were to do a payment in lieu, it would just be approximately $116,000, I believe. So there’s definitely a difference there.”
A traffic impact analysis (TIA) was conducted as part of the Technical Review Committee (TRC) process, indicating a wide range of required street enhancements and improvements around town. The TIA, which was conducted by DRMP, incorporated surrounding neighborhoods including Havenstone, Retreat at Lake Michael, Stagecoach Corner, Landing at Lake Michael, Tupelo Junction, and Saddle Club.
Traffic improvements specifically related to Preserve at Mill Creek include an exclusive westbound left turn lane on Saint Andrews Extension at the intersection with N. First Street, along with the construction of exclusive eastbound and westbound left turn lanes on East Stagecoach Road with a minimum of 100 feet of full storage and appropriate transfers according to North Carolina Department of Transportation specifications.
The East Stagecoach Road improvements are required to be completed prior to the Certificate of Occupancy (COA) for the 50th housing unit constructed in the southern portion of the development.