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Orange County and Mebane seek coordinated land‑use plans as Mebane grows
Summary
At a March 19 joint meeting, Mebane and Orange County officials discussed aligning their future land‑use maps, tradeoffs of 'conservation subdivisions' versus conventional one‑acre lots, and ongoing coordination around the Buckhorn Economic Development District as rapid growth raises affordability and infrastructure questions.
MEBANE / HILLSBOROUGH, N.C. — At a March 19 joint meeting, Orange County and the City of Mebane discussed aligning approaches to future land use around Mebane as rapid growth reshapes regional planning.
Ashley Ownbey, Mebane’s development director, summarized the city’s adopted 2045 Comprehensive Plan, which was approved in December 2025 and established ten goals including downtown vitality and expanding housing choices. Ownbey said the plan’s Future Land Use Map (FLUM) is tied to the city’s long‑range utility plan and reflects where municipal water and sewer could be extended, not only where services now exist.
Cy Stober, Orange County planning and zoning director, outlined the county’s draft 2050 Land Use Plan, noting it is the county’s first comprehensive update since 2008 and that county staff have paused on several provocative topics—including community septic systems and watershed constraints—to provide additional information to commissioners. Stober said the county’s draft map includes rural activity nodes and a broader set of sites identified for economic development than Mebane’s map.
The two staffs discussed a planning technique described in the meeting as "conservation subdivisions," which would allow smaller lot sizes in exchange for larger, permanently protected open space. Stober called the proposal "a tough trade off," saying it preserves more open space while leaving the same net stormwater, density and school‑demand effects as traditional lot patterns.
Mebane officials described their experience with cluster developments that dedicate public amenities. Preston Mitchell, Mebane assistant city manager, cited the Saddle Club project, where a developer proposed donating about six acres for a public park with fields, trails and parking as part of a conditional zoning agreement. Mayor Ed Hooks noted that Mebane requires petitioned annexation before connecting properties to municipal water and sewer, a policy that channels newer development into the city’s zoning authority.
Commissioners and council members framed the discussion around affordability and capacity. Several speakers said Mebane has remained comparatively affordable but noted fast land‑value escalation and a shortage of rental units. Commissioner Earl McKee urged that planning choices help preserve housing diversity as the area grows.
Why it matters: roughly 30% of Mebane’s incorporated area and nearly half of Mebane’s planning area lie in Orange County, creating overlapping jurisdictions for zoning, permitting and utilities. Officials agreed continued, detailed conversations between the boards and staff are needed to align FLUMs and economic development outreach for sites such as the Buckhorn Economic Development District.
The meeting concluded with a commitment to continue collaboration; no policy votes or formal land‑use changes were taken at the session.
