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Record of Proceedings

Chapel Hill Planning Commission Meeting – April 21, 2026

Meeting Portal — Tuesday, April 21, 2026
BodyChapel Hill, North Carolina
SessionMeeting Portal
DateTuesday, April 21, 2026
StatusFILED
Video Record
0:00 / 29:11

Original source
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0:00

Okay, welcome to the April 21st, 2026.

0:07

Virtual Planning Commission meeting.

0:09

Planning Commission of Chapel Hill.

0:11

We'll start with roll call.

0:14

Libby.

0:20

Yes.

0:22

Jeff?

0:23

Eric.

0:23

Mike?

0:24

I'm here.

0:26

Um Liz uh let us know that she's uh out of town and unable to attend.

0:32

And I'm John Mitchell.

0:36

The agenda tonight has a couple items, both of which should be fairly quick, I think.

0:41

Uh one is a modification to the conditional rezoning for 11 White Oak Drive, and the other is um a discussion if we want to have it about applicants to the planning commission.

0:52

No interviews tonight that I'm aware of.

0:56

Uh would anybody like to comment on the agenda or um motion to approve it or modify it.

1:06

Do you need a motion to approve?

1:08

Yeah.

1:09

I'll move.

1:11

Okay.

1:11

Um just raise your hand or thumbs up, thumbs up if you're okay with the agenda.

1:16

Okay, that's everybody.

1:20

Any announcements or petitions either from planning commission members or from members of the public.

1:32

I'll say staff has not received any petitions.

1:35

Okay.

1:36

Not hearing any.

1:37

We'll go on to the next thing.

1:39

Uh Josh, are there minutes from the last meeting?

1:42

I don't see any attached to the agenda.

1:44

Yes.

1:45

Uh I'll be honest, it had been a while uh back.

1:48

So I wanted to make sure I watched that meeting and have my notes accurate.

1:51

So no minutes this time, we'll have nothing.

1:53

Yeah, it's the next meeting.

1:54

Okay, that's fine.

1:55

Um old business, so we'll go forward to new business, starting with uh 11 White Oak Drive.

2:03

This is one that I think we voted to recommend last year, and the council approved.

2:10

And as I understand it, there's a minor technical discrepancy in the way height is measured on buildings.

2:16

The methodology has to be one way, but it was another way.

2:19

And so it's actually something like 69 feet instead of 63 feet.

2:23

And um, we have to vote on that for procedural reasons.

2:26

So I'll turn it over to either the developer.

2:32

Um, I'm Sharnika, I'm the case planner for the modification.

2:37

I was also the case planner for the original conditional zoning application.

2:42

Um John, I think you summed it up perfectly.

2:46

So I don't have anything um else to add.

2:49

So I'll I will turn it over to to Ben Stevens.

2:53

Good evening.

2:54

And I'm actually gonna let Brian, who's uh lead designer of the project, uh give you the cliff notes version.

3:01

Yeah, sure.

3:02

Uh toss over to me.

3:03

Um good evening, everyone, chair and members of the planning commission.

3:08

Um good to meet you guys.

3:10

Thanks for your time tonight.

3:11

Um so yeah, I just wanted to kind of present the technical discrepancy that we've kind of run across.

3:15

Um I'm with Well Design Studio or the Architective Record.

3:19

Um, you know, I'm on here on behalf of the project team uh to just request a minor adjustment to the previously approved ordinance related to the building height.

3:28

Um just to clarify, yeah.

3:31

This requested not driven by a change in design intent, density or overall massing.

3:37

Uh just want to be pretty clear about that.

Discussion Breakdown — Share of Meeting
Zoning Regulations████████████████████████████████████████40%
Personnel Matters████████████████████████████████32%
Land Use Management██████████████14%
Procedural████████8%
Governance and Elections██████6%
Summary of Proceedings

Chapel Hill Planning Commission Meeting – April 21, 2026

The Chapel Hill Planning Commission met virtually on Tuesday, April 21, 2026, at 6:00 PM. The meeting primarily addressed a technical modification to a previously approved conditional zoning for 11 White Oak Drive and a discussion on pending Planning Commission applications. The board unanimously recommended approval of the modification and deferred action on applications to the May 19 meeting.

Consent Calendar

  • No consent calendar items were presented.

Public Comments & Testimony

  • No members of the public spoke during the public comment period.

Discussion Items

  • Conditional Zoning District Modification for 11 White Oak Drive [26-0116]: The applicant, represented by Brian (Well Design Studio) and Ben Stevens, requested a minor technical adjustment to the building height measurement. The original building design was approved in 2025, but a discrepancy arose because the town's method of calculating average grade plane differs from the International Building Code. The site's slopes caused the technical height to exceed the 62-foot limit in a few areas, even though the building's physical form and massing remained unchanged. The applicant emphasized no change in design intent, density, or massing. Staff planner Sharnika confirmed the summary. Commissioners asked clarifying questions about the grade changes and were satisfied. Vice-Chair Geoff Green noted it was a technical error in choosing the wrong measurement method, not a layman vs. code distinction. No public comments were received.
  • Planning Commission Applications [26-0117]: The board reviewed a 98-page packet of 14 distinct applications (some duplicates) for upcoming vacancies. The council had not requested a formal recommendation or interviews. Chair Jonathan Mitchell noted that past recommendations were often not heeded by council. The board discussed the need to first ask council if they want input, and to confirm applicants' continued interest. Commissioner Mike Zibaie suggested emailing applicants. Staff agreed to handle outreach. It was decided to defer substantive discussion to the May 19 meeting, which will also include a conditional rezoning case and a presentation from Taz on the LUMO (Land Use Management Ordinance) timeline and the commission's role.
  • LUMO Update: The commission requested information on the LUMO timeline and their engagement role. Staff noted a draft LUMO is expected in June, with public engagement over the summer. Taz is tentatively scheduled to present at the May 19 meeting.
  • Minutes Approval: Minutes from the prior meeting were not available; approval was deferred to the next meeting.

Key Outcomes

  • Vote on 11 White Oak Drive: A motion by Geoff Green, seconded by Mike Zibaie, to recommend that the Town Council approve Resolution A (consistency and reasonableness with the comprehensive plan) and Ordinance A (amending the conditional zoning district) passed unanimously, 5-0 (Chair Mitchell, Vice-Chair Green, Chuck Mills, Libby Thomas, Mike Zibaie aye; Elizabeth Losos excused).
  • Planning Commission Applications: No action taken. The board will ask the council whether a recommendation is desired and will have staff verify applicant interest. The matter will be revisited at the regular May 19 meeting.
  • May Meeting Schedule: The May 5 meeting was cancelled unless new business arises. The May 19 meeting will include the applications discussion, a conditional rezoning item, and a LUMO presentation by Taz.

Meeting Transcript

Okay, welcome to the April 21st, 2026. Virtual Planning Commission meeting. Planning Commission of Chapel Hill. We'll start with roll call. Libby. Yes. Jeff? Eric. Mike? I'm here. Um Liz uh let us know that she's uh out of town and unable to attend. And I'm John Mitchell. The agenda tonight has a couple items, both of which should be fairly quick, I think. Uh one is a modification to the conditional rezoning for 11 White Oak Drive, and the other is um a discussion if we want to have it about applicants to the planning commission. No interviews tonight that I'm aware of. Uh would anybody like to comment on the agenda or um motion to approve it or modify it. Do you need a motion to approve? Yeah. I'll move. Okay. Um just raise your hand or thumbs up, thumbs up if you're okay with the agenda. Okay, that's everybody. Any announcements or petitions either from planning commission members or from members of the public. I'll say staff has not received any petitions. Okay. Not hearing any. We'll go on to the next thing. Uh Josh, are there minutes from the last meeting? I don't see any attached to the agenda. Yes. Uh I'll be honest, it had been a while uh back. So I wanted to make sure I watched that meeting and have my notes accurate. So no minutes this time, we'll have nothing. Yeah, it's the next meeting. Okay, that's fine. Um old business, so we'll go forward to new business, starting with uh 11 White Oak Drive. This is one that I think we voted to recommend last year, and the council approved. And as I understand it, there's a minor technical discrepancy in the way height is measured on buildings. The methodology has to be one way, but it was another way. And so it's actually something like 69 feet instead of 63 feet. And um, we have to vote on that for procedural reasons. So I'll turn it over to either the developer. Um, I'm Sharnika, I'm the case planner for the modification. I was also the case planner for the original conditional zoning application. Um John, I think you summed it up perfectly. So I don't have anything um else to add. So I'll I will turn it over to to Ben Stevens. Good evening. And I'm actually gonna let Brian, who's uh lead designer of the project, uh give you the cliff notes version. Yeah, sure.

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