Chapel Hill hires Austin-based firm to review land use

The document that governs development in Chapel Hill came under fire this summer for not fitting the town’s vision — and now the Town Council is looking to fix it.

Lee Einsweiler, principal at Code Studio, presented suggestions for revisions to the Land Use Management Ordinance to the council Wednesday.

Code Studio, an Austin-based firm, was hired by the council to analyze the document. It said the ordinance’s “ambiguous and potentially arbitrary case-by-case approval process” can hinder development.

The ordinance is being revised alongside the Chapel Hill 2020 plan to better fit the town’s goals.

“When the 2020 plan is done, you’ll have a to-do list that includes work on LUMO,” Einsweiler said.

Student Housing

Code Studio’s proposal included suggestions on how to manage student housing in single-family residential areas.

“If you pen all the students in one place, you’ll get something that you can’t manage,” Einsweiler said.

The group’s suggestions included allowing more diverse housing options, revising the requirements for residential parking and revisiting the rental property licensing program to make property owners more accountable.

Sustainability

Einsweiler also presented solutions on how to remove barriers that are keeping the town from reaching true sustainability.

“We do firmly believe in adding green features,” he said.

But those aren’t sustainable unless implemented in a cohesive way, according to the report.

The town’s ordinance does not do enough to encourage turbines, cisterns, bicycle facilities and non-ornamental agriculture, Einsweiler said.

Some suggestions included promoting compact development, encouraging mixed-use development and incorporating standards that improve walkability.

Retail Development

Ian Colgan, a principal of Development Concepts Inc., said Chapel Hill should plan strategically to harness its retail potential. The discussion was separate from the land use conversation.

Colgan said population is likely to increase in Chapel Hill and nearby Chatham County, but the town needs to be prepared.

“Chapel Hill is set to capture some retail demand but must move pro-actively to capture it,” Colgan said.

But council members worry the ordinance and retail development proposals aren’t comprehensive enough.

Councilwoman Laurin Easthom said she was worried growth in Alamance County was not being taken into account and it would take away from growth in Chapel Hill.

And Councilwoman Donna Bell said the proposed regulations must further the council’s vision for the town.

Einsweiler suggested that the town begin community discussions on proposed changes to the ordinance and trying to implement smaller projects before expanding them to the town.

“Great design doesn’t come from simple regulation,” Einsweiler said.

“If you get them right in those pilot projects then you can try to do them communitywide.”

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