Mebane council approves 83‑acre mixed‑use rezoning after tense public hearing; developers promise concessions

The Mebane City Council voted 4–1 on Dec. 2 to approve a conditional rezoning for roughly 83 acres along the Highway 119/I‑40 corridor after an extended public hearing that drew dozens of residents and sustained debate over buffers, open space and traffic.

The approved zoning ordinance authorizes a mixed‑use project by Corey Corporation that would include a primary shopping center of about 299,000 square feet with roughly 1,400 parking spaces and more than 1,400 proposed parking stalls (the applicant’s plan lists the parking shown), multiple outparcels and a residential planned unit development that staff described as about 645 apartment units and 38 townhomes. The applicant requested a mix of R‑6 Conditional District (residential) and B‑2 Conditional District (general business) zoning to realize the concept.

Why it matters: Neighbors pressed council to deny the request or require closer adherence to the city’s Unified Development Ordinance (UDO), arguing the developer sought too many waivers — notably reduced open‑space percentages and smaller perimeter buffers — that would put a heavy footprint next to existing neighborhoods. Supporters and the development team argued the site’s utilities, highway access and market interest make mixed‑use the best alternative to 24‑hour industrial uses.

Staff and applicant commitments: City staff and the developer outlined required infrastructure changes and voluntary conditions. Staff noted wastewater limitations at the existing GKN pump station and said the developer would design and construct an upgraded pump station sized to serve the project and future nearby growth, with city reimbursement over time for the portion serving broader needs. A traffic study and subsequent refinements led the applicant to add an internal “elbow” road, additional turn lanes, a traffic signal at a primary access and other measures intended to preserve level‑of‑service at key intersections. NCDOT has said it will allow a right‑in only at one entrance; the applicant will coordinate roadwork with DOT.

Neighborhood concerns and developer concessions: Residents from Copperstone and Governors Glen repeatedly objected to requests to count the stormwater pond as open space, to reduce required retail open space from 20% to about 7%, and to grant height and setback exceptions. Kathy Boone, a Copperstone resident, told council: “I would ask each one of you to reject this proposal tonight,” citing traffic, school crowding and the loss of neighborhood green space.

In response, the applicant offered two additional voluntary commitments after public comments and staff follow‑up: to limit the multifamily building closest to Copperstone to three stories, and to increase the buffer along the most sensitive lots from 50 feet to 60 feet where feasible. Attorney Mike Fox highlighted landscaping and the buffer change, saying the team “increased the buffer along those homes at Copperstone, significantly, to 50 feet” during revisions and that the 60‑foot offer followed engineer confirmation.

Open‑space tradeoffs and financing: The applicant asked to count an amenity‑styled stormwater pond toward open space, and proposed a payment‑in‑lieu of public recreation of $446,000, with a proposed credit against that amount for the cost of constructing a sidewalk connection along South 3rd Street if right‑of‑way could be secured; the developer said it would instead add an estimate of sidewalk cost to that payment if off‑site right‑of‑way could not be acquired. City staff recorded the fee‑in‑lieu calculation in the staff report.

Council decision: Council member Burkholder moved approval subject to the voluntary conditions offered by the developer and the additional commitments; the motion passed on a roll call vote, Burkholder, Hadley, Bradley and White voting to approve and Ewing voting no. The motion included the agreed changes limiting the nearest multifamily structure to three stories, increasing the specific buffer to 60 feet as engineered, and the sidewalk/fee‑in‑lieu arrangement (the council directed staff to confirm estimates and right‑of‑way feasibility).

Next steps: With rezoning approved, annexation and technical review steps remain for utility connections and site permits. The conditioned zoning calls for detailed technical review of driveways, landscaping, stormwater and construction phasing; staff and the applicant said the developer will return for final technical approvals through the city’s permitting process.