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Speaker numbers apply only to this recording.
Speaker 1
16:06
Good evening, everyone.
16:08
Welcome to Chapel Hill Town Council's October 28th work session.
16:12
We are pleased to have you join us.
16:15
Tonight's meeting has been called specifically to allow council additional time to focus on the draft land use management ordinance or LUMO with specific focus on a set of recommendations from the Planning Commission.
16:28
Um before we before we begin, as I trip over my words, um, we want to remind our audience that the format of a work session is different than of our business meetings, even though we are not in the library, um, but we're still in a work session nonetheless.
16:44
Um work sessions are an opportunity for the council to dive more deeply into specific topics.
16:49
Um these meetings are more conversational and less formal.
16:53
Um finally, we value public input and we do want to hear from you.
16:56
Um there'll be opportunities for the public to speak at upcoming business meetings.
17:01
Um our next regular meeting is scheduled for Wednesday, November 18th at 6 p.m.
17:06
here.
17:07
Another way to give us your input is by emailing us at Mayor and Council at Chapel Hill NC dot gov.
17:14
Um before we get started, I have two quick announcements to share.
17:18
Um, first, we wanted to express our gratitude to Chief Leah and members of the Chapel Hill Police Department for their commitment and tireless work to bring justice for the Hedge Peth family.
17:32
Um this past week the trial concluded with a conviction.
17:35
Um while nothing can bring her back, we continue to think about her family and are thankful that they now have some accountability and answers after many, many weird years of waiting.
17:47
Um in addition, we want um to commend Chief Leahw along with the department, investigators and staff.
17:55
Um, we know this has been a long and really difficult process, and we commend them for their care and commitment it has taken to see it through.
Unassigned speaker
18:03
Um
Speaker 1
18:04
my next announcement is that early voting is underway and will continue through um October 31st.
18:12
So if you are like me, you haven't voted yet, but you will.
18:16
I know.
18:16
I have to my kids want to come, so I gotta find a time.
18:19
We can all go.
18:22
After that, the polls will be open from 6 30 a.m.
18:26
to 7 30 p.m.
18:27
on election day, which is Tuesday, November third.
18:30
Um there are four early voting sites in Chapel Hill and Carberough, uh, the Chapel Hill Public Library, the Seymour Center, Chapel of the Cross, and the Dregford Library Complex.
18:39
Uh this year there are several amendments on the ballot, which will impact our ability as a local government to serve our constituents.
18:46
So we encourage everyone to be informed about those before voting and please go vote.
18:53
Uh with that council members, anything to share.
Unassigned speaker
18:57
Okay.
Speaker 1
19:16
Um we'll then have an opportunity to ask questions and discuss.
19:20
We will not be changing the draft this evening.
19:23
Um, we'll be signaling our interest to staff in the direction we wish to take when the LUMO comes back on November 18th.
19:29
Um the types of input staff will be looking for for uh from us tonight are whether we want to stay with the draft language as is, um, adjust to reflect the planning commission's recommendations, make different adjustments, or have this come back at a later time as a text amendment or something else.
Unassigned speaker
19:49
Um before I hand things over to Taz, um, council members, I want to check in with everyone about how we move through the information and give direction as a board tonight in an efficient and effective way.
Speaker 1
20:06
Um, staff has provided us with a table of the planning commission's recommendations, which I believe Taz, you'll be working
Unassigned speaker
20:13
from.
Speaker 1
20:14
And for our purposes tonight, I think it makes most sense for us to go topic by topic with clarifying questions first, followed by discussion, an alignment check with our April 8th whys and what's goals, and a recap of the interest and next steps.
20:28
Um, does that work for you
Unassigned speaker
20:30
all?
Speaker 1
20:31
Okay.
20:32
Um thank you.
20:34
One other thing I'd like to touch on is the matter of additional amendments.
20:38
Um this is a um something that I'd like to get your feedback on.
20:43
Um the town manager and I um discussed this and would like to suggest it and hear whether council wants to use it.
20:51
So um
Unassigned speaker
20:52
I
Speaker 1
20:52
want to suggest we move forward with anything that comes out of tonight.
20:56
You know, I know that several of you are interested in proposing amendments.
21:00
Um, and Ted and I have talked about kind of how to do that in the most orderly and transparent way so that people can track what's going on.
21:08
You can kind of ask questions of each other or of staff as we go.
21:13
Um this would also mean we're not kind of working through new ideas on the fly on the 18th, and everyone has time to consider in advance.
21:22
So I would propose that by close of business on Wednesday, anyone interested in an amendment would send Sam and Ted a short statement of the interest behind
Unassigned speaker
21:32
it.
Speaker 1
21:32
Um they would sort what comes in and let everyone know what they received.
21:36
Staff would then draft amendment language council could use at the November 18th public hearing, and it would go out with the agenda packet the following week.
21:44
Um, some amendments might be really simple, some might need some policy framing, and some might come back as a choice between options.
21:53
Um, nothing about this would limit one's ability to still make amendments, uh, motions from the floor, including friendly amendments.
Chapel Hill Town Council Work Session on Updated Land Use Management Ordinance - October 28, 2026\n\nThe Chapel Hill Town Council held a work session on October 28, 2026, beginning at 6:00 PM, to discuss the draft Land Use Management Ordinance (LUMO) and recommendations from the Planning Commission. Mayor Jessica Anderson presided. The primary goal was to signal direction to staff on whether to adopt Planning Commission recommendations, keep the draft language as is, or seek adjustments for the upcoming November 18th business meeting. Taz Lagoo, Long-Range Planning Manager, presented staff's assessment of the Planning Commission's recommendations.\n\n### Announcements\n- Mayor Anderson expressed gratitude to the Chapel Hill Police Department for their work concluding a trial related to the Hedgepeth family.\n- Mayor Anderson reminded the public that early voting was underway through October 31st, with Election Day on November 3rd.\n\n### Discussion Items\n- Location-Based Density Bonuses: Staff recommended keeping all proposed bonuses, including those for proximity to schools and greenways, while the Planning Commission recommended removing the school and greenway bonuses. Council debated whether the criteria were limiting or helpful signals for housing density.\n- Hundred-Year Storm Standard: The Planning Commission recommended applying the hundred-year storm standard to most projects. Staff recommended keeping the tiered system where the standard applies to projects over 40,000 square feet of land disturbance but expressed openness to dialing thresholds.\n- Downstream Impact Analysis: The Planning Commission recommended codifying specific criteria for discretionary downstream impact analyses. Staff recommended keeping the existing flexible language. Council favored the staff recommendation, citing the need for discretion on a case-by-case basis.\n- Tree Canopy Baseline & Minimum Canopy Floor: The Planning Commission recommended a three-year lookback for measuring existing tree canopy and a minimum canopy floor that incentives could not drop below. Staff recommended against both, favoring the existing incentive system and clarifying the state forestry exemption.\n- Cluster Development: Staff presented a revision providing a one-to-one credit for land protected by regulatory requirements and a two-to-one credit for voluntarily protected land. Council supported this revised staff recommendation.\n- Native Trees: The Planning Commission recommended requiring 100% native species immediately. Staff recommended a three-year phase-in period for the 100% native requirement. Council supported the staff recommendation and expressed interest in an ecologically productive species list.\n- Stormwater Management Triggers: Council extensively discussed the Planning Commission's recommendation to use net new impervious surface as the primary trigger, removing land use and number of homes. Council did not finalize a decision, directing staff to analyze this alternative for future consideration.\n\n### Key Outcomes\n- Density Bonuses: Council directed staff to retain the draft language with all proposed location-based bonuses (staff recommendation) by a vote of 5 to 4.\n- Hundred-Year Storm Standard: Council adopted a modified staff recommendation, directing staff to lower the threshold for single-family homes from 40,000 to 20,000 square feet of land disturbance to require the hundred-year storm standard.\n- Downstream Impact Analysis, Tree Canopy Issues, Cluster Development, Native Trees: On these items, Council aligned with the staff recommendations over the Planning Commission's proposals.\n- Amendments Process: Council agreed to a formal process for council members to submit amendment interests for staff to draft ahead of the November 18th public hearing.\n- Future Work: Council directed staff to return with an analysis of alternative stormwater management triggers and a broader look at stormwater and tree canopy priorities for a future LUMO work resolution.
Meeting Transcript
Good evening, everyone. Welcome to Chapel Hill Town Council's October 28th work session. We are pleased to have you join us. Tonight's meeting has been called specifically to allow council additional time to focus on the draft land use management ordinance or LUMO with specific focus on a set of recommendations from the Planning Commission. Um before we before we begin, as I trip over my words, um, we want to remind our audience that the format of a work session is different than of our business meetings, even though we are not in the library, um, but we're still in a work session nonetheless. Um work sessions are an opportunity for the council to dive more deeply into specific topics. Um these meetings are more conversational and less formal. Um finally, we value public input and we do want to hear from you. Um there'll be opportunities for the public to speak at upcoming business meetings. Um our next regular meeting is scheduled for Wednesday, November 18th at 6 p.m. here. Another way to give us your input is by emailing us at Mayor and Council at Chapel Hill NC dot gov. Um before we get started, I have two quick announcements to share. Um, first, we wanted to express our gratitude to Chief Leah and members of the Chapel Hill Police Department for their commitment and tireless work to bring justice for the Hedge Peth family. Um this past week the trial concluded with a conviction. Um while nothing can bring her back, we continue to think about her family and are thankful that they now have some accountability and answers after many, many weird years of waiting. Um in addition, we want um to commend Chief Leahw along with the department, investigators and staff. Um, we know this has been a long and really difficult process, and we commend them for their care and commitment it has taken to see it through. Um my next announcement is that early voting is underway and will continue through um October 31st. So if you are like me, you haven't voted yet, but you will. I know. I have to my kids want to come, so I gotta find a time. We can all go. After that, the polls will be open from 6 30 a.m. to 7 30 p.m. on election day, which is Tuesday, November third. Um there are four early voting sites in Chapel Hill and Carberough, uh, the Chapel Hill Public Library, the Seymour Center, Chapel of the Cross, and the Dregford Library Complex. Uh this year there are several amendments on the ballot, which will impact our ability as a local government to serve our constituents. So we encourage everyone to be informed about those before voting and please go vote. Uh with that council members, anything to share. Okay. Um we'll then have an opportunity to ask questions and discuss. We will not be changing the draft this evening. Um, we'll be signaling our interest to staff in the direction we wish to take when the LUMO comes back on November 18th. Um the types of input staff will be looking for for uh from us tonight are whether we want to stay with the draft language as is, um, adjust to reflect the planning commission's recommendations, make different adjustments, or have this come back at a later time as a text amendment or something else. Um before I hand things over to Taz, um, council members, I want to check in with everyone about how we move through the information and give direction as a board tonight in an efficient and effective way. Um, staff has provided us with a table of the planning commission's recommendations, which I believe Taz, you'll be working from. And for our purposes tonight, I think it makes most sense for us to go topic by topic with clarifying questions first, followed by discussion, an alignment check with our April 8th whys and what's goals, and a recap of the interest and next steps. Um, does that work for you all? Okay. Um thank you. One other thing I'd like to touch on is the matter of additional amendments. Um this is a um something that I'd like to get your feedback on. Um the town manager and I um discussed this and would like to suggest it and hear whether council wants to use it. So um I want to suggest we move forward with anything that comes out of tonight.