Adjacent neighborhoods had opposed mixed-use subdivision in 2023; didn’t want traffic going through their areas
Mebane’s city council reaffirmed Monday a 2023 decision to provide a “stub out” to separate a new subdivision, Evolve, from two existing adjacent subdivisions, Manorfield and Arbor Creek.
Discussion at this week’s Mebane city council meeting focused on whether the council’s August 2023 action approving the rezoning for the subdivision which is now under construction envisioned a stub out or a cul-de-sac.
Neighbors in Manorfield and Arbor Creek had vigorously protested a proposed road that the Evolve developers had included in the original, 2023 plans. The residents feared the connection between the subdivisions would end up with traffic coming from the apartments and single-family homes in the new Evolve subdivision, “cutting through” their subdivisions to reach Old Hillsborough Road.
In an effort to satisfy the neighbors’ concerns, the council in 2023 decided, 4-1, to place a stub out on what had been the planned connection road from Evolve to the other subdivisions.
The developers had already stipulated that they would not open the connection until after the last phase of construction so that no construction equipment could come through the adjacent neighborhoods, an earlier-expressed fear of residents there.
But the idea of simply ending the new roadway without connecting to the existing street was raised by councilman Tim Bradley who questioned whether it would be “critical” to connect the street, or a “deal stopper” to end the new road without connecting to the Manorfield and Arbor Creek subdivisions.
Historically, most cities, including Mebane, have often insisted that “connectivity” be a central feature of new developments, with “stub outs” included for connections for future developments. When those new developments come along, they are expected to “tie in” with existing roadways.
Bradley’s 2023 suggestion to just end the new road so that the neighborhoods would be separated from each other ultimately won approval that year, 4-1.
Voting in favor that year were Katie Burkholder, Sean Ewing, Bradley, and Montrena Hadley; voting against was councilman Jonathan White, who voiced concerns about the overall traffic situation aside from the “cut through” issues that especially drew the ire of adjacent neighbors.
After the meeting, White elaborated on his dissent. “I’m still concerned about the traffic on that side of town,” he said. “I felt it would be better to be more circumspect” than to approve the project even after eliminating any connection to the adjacent subdivisions.
Heavy traffic, particularly along Mebane Oaks Road – which was variously termed “a challenge, “a headache,” “a disaster,” and “rather chaotic” – drew much of the attention throughout the council’s public hearing and discussion three years ago.
This week’s discussion focused on whether the council’s 2023 revision had envisioned imposing a stub out or a cul-de-sac to separate Evolve from the other subdivisions.
Resident Stan Kessler insisted during public comments at this week’s meeting that the 2023 intention had been for a cul-de-sac, and he objected to the council’s planned adoption of the plat approval on the consent agenda, which is a list of ostensibly noncontroversial items typically handled en bloc.
Kessler’s interpretation was supported by council member Montrena Hadley who insisted that her intention in 2023 had been for a cul-de-sac.
But city attorney Lawson Brown and development director Ashley Ownbey told the council that from their review of the video recording from 2023, as well as the minutes from the August 7, 2023 meeting, they had concluded that the council had voted on a stub out, not a cul-de-sac.
“Based on our review of the record, we are of the opinion that it was a stub out road and not a cul-de-sac, even though there was discussion of both ways.”
– Mebane city attorney Lawson Brown
Said Brown, “Based on our review of the record, we are of the opinion that it was a stub out road and not a cul-de-sac, even though there was discussion of both ways.”
Brown also noted, “There are two concrete barriers there that they have installed during construction that prevent construction traffic from entering or exiting Manorfield.”
While Hadley and Kessler stressed that the developer had offered a cul-de-sac in 2023, the city officials’ review concluded that the final action approving the motion, offered by Burkholder, was for a stub out. Burkholder confirmed during this week’s meeting that a stub out was what she had intended by her motion that year.
Is the concrete barrier adequate?
This week’s discussion then veered into whether the existing barriers between the subdivisions was sufficient to keep cars from “squeezing,” in Hadley’s words, through the barriers into the Manorfield/Arbor Creek areas.
Hadley also wanted language added to the face of the approved plat that would state, categorically, that signs would be erected saying that there was to be no connection of the Evolve Road (known as Shady Park Drive) from Long Leaf Pine Place.
Ownbey read language to be added to the plat: “Development of the site is subject to conditions of the zoning district detailed in the letter from the City of Mebane dated April 4th, 2024 and the construction plan stamped approved by the City of Mebane in September 2025.
“. . . Shady Park Drive is to remain disconnected from Longleaf Pine Place with appropriate signage placed between the two streets.”
– Mebane development director Ashley Ownbey
“Specifically, Shady Park Drive is to remain disconnected from Longleaf Pine Place with appropriate signage placed between the two streets,” Ownbey concluded.
Hadley – who is herself a former planner for the city – said she wanted to “see it on there [on the plat itself],” and suggested that the council’s consideration of the final plat be postponed until next month’s city council meeting so that the language could be added.
While saying she wasn’t challenging staff’s willingness or truthfulness to add the language, she said she didn’t want the council to act until it was actually stated on the final plat document. But her call for delay was not supported by others.
How permanent is the separation of the subdivisions?
Another issue, which was also addressed this week, was how permanent would be the separation of the neighborhoods. Neighbors in Manorfield and Arbor Creek have long wanted to provide some sort of permanent separation, even though city policy normally requires “connectivity.”
Bradley requested confirmation of his understanding that “since we have determined that the road is not to be connected, in order for that to ever change that have to be a public hearing.”
“Someone would have to come back to [the council] and ask for connection of those two roads, and it would have to be considered by you because you voted in our opinion for [a] stub out.
“So there should be no connection without y’all’s approval or a future council’s approval after a public hearing, since it is a matter of real estate.”
– Mebane city attorney Lawson Brown
Attorney Brown confirmed, “Someone would have to come back to [the council] and ask for connection of those two roads, and it would have to be considered by you because you voted in our opinion for [a] stub out.
“So there should be no connection without y’all’s approval or a future council’s approval after a public hearing, since it is a matter of real estate,” Brown said.
White, who had been the lone opponent of the 2023 approval, made the motion this week to approve the plat with the statements added that Ownbey had read to the council. That motion passed, 4-1. White, Bradley, Ewing, and Burkholder voted for; Hadley voted against.
