What’s This Now?
Town Council votes Wednesday, January 21 at 6 PM on an omnibus package of land use changes that would make it easier to build housing in Chapel Hill. And not just any housing – the package targets the sweet spot between single family homes and large apartment buildings. Otherwise known as missing middle housing.
These are practical, incremental fixes – not a massive overhaul. But practical fixes still need public support to pass.
The good news is we have a new Council that’s more pro-housing than the last one that inexplicably asked for this package but then didn’t pass it (despite its unanimous support from the Planning Commission). CHALT-y habits die hard, it seems.
While we are cautiously optimistic the current Council will pass the package, it’s a safer bet if they hear your support. We’re asking you to send a quick email encouraging the package’s passage to [email protected].
Below is a short primer to help you understand the package (or, all the details you could ever want are here), followed by sample email language you can use. The omnibus package supports:
More Housing Types
Bigger ADUs, Duplexes & Cottages (Amendment #5)
Increases size limits for accessory dwelling units (1,000 SF), cottages (1,500 SF), and duplexes (5,000 SF total for both units). Cottages are small detached homes – think starter homes or downsizer houses. Since Chapel Hill legalized duplexes in 2023, almost none have been built because the current size caps make the economics impossible. As staff put it: “The least affordable duplex is the one that is never built.”
Why we like it: More viable ADUs, cottages, and duplexes means more options for aging parents, adult kids, downsizers, and those priced out of buying a single family home.
More Land for Homes
Smaller Lots & Flag Lots (Amendment #8)
Reduces minimum lot sizes (e.g., R-1 goes from 17,000 SF to 10,000 SF) and allows “flag lots.” Flag lots are simply lots that are shaped like a flag, with the driveway playing the role of flagpole. They’ve been blocked for housing in Chapel Hill because…reasons.
No Sidewalk-to-Nowhere Requirements (Amendment #9)
New small subdivisions won’t be required to build sidewalks, curbs, or other infrastructure improvements unless new roads are being built. These requirements can add tens of thousands of dollars per lot and produce disconnected fragments.
Why we like it: Homeowners with large lots could subdivide and sell a piece. Smaller, more affordable parcels become possible. More homes on less land, without the costs that make small subdivisions uneconomical.
Faster, Simpler Approvals
Four changes would cut red tape from Chapel Hill’s notoriously slow development process:
Eliminate Concept Plan Review (Amendment #2) – Removes the requirement for developers to present early concepts at public hearings before submitting applications. Chapel Hill is the only comparable NC town that requires this.
Eliminate Site Plan Review (Amendment #1) – Projects go straight to staff for permit review instead of another Planning Commission hearing after zoning approval. Same standards get reviewed either way.
Streamlined Conditional Zoning (Amendment #3) – Council can approve major projects after one hearing instead of two, with less detailed engineering required upfront. Chapel Hill already uses this faster process for affordable housing projects – this makes it standard for everyone.
Staff Approves Subdivisions (Amendment #7) – Subdivision approval moves from the Planning Commission to staff. No public hearing required for what’s essentially a technical yes/no question.
Why we like it: Chapel Hill has a reputation for slow, unpredictable approvals that discourages builders – especially smaller ones who can’t afford uncertainty. These changes could cut months off project timelines without compromising standards.
Smarter Parking Rules
No Parking Minimums (Amendment #6)Eliminates required minimum parking spaces for all development. Developers decide what makes sense.
Why we like it: Parking minimums add costs and pave over land unnecessarily. Many parts of Chapel Hill have ample street parking – it’s more efficient to use existing infrastructure than mandate new impervious surface for every project. Let markets and residents figure out what they actually need.
Protection of Existing Housing Options
Unlock Properties with Old Special Use Permits (Amendment #4)
Properties with decades-old permits can add new uses (like housing) without going through another lengthy permit process.
Protect Manufactured Home Communities (Amendment #10)
Makes existing mobile home parks a “permitted use” instead of “non-conforming use,” which currently prevents park owners from making improvements.
Why we like it: Churches and older commercial properties are often frozen in time by permits from the 1970s or 80s. Mobile home parks can’t upgrade without risking their legal status. These changes let existing properties adapt and improve.
What You Can Do
Option 1: Email Council (takes 2 minutes)Send a quick note to [email protected] before January 21.
Option 2: Show Up Council meets Wednesday, January 21 at 6 PM at Town Hall. Public comment is open.
Sample Email Language
Pick one or two that resonate, personalize a bit, and send to [email protected].
General/short: “I support the LUMO text amendments on the January 21 agenda. These are practical changes that will help Chapel Hill build more housing and make our development process more predictable. Please vote yes.”
For ADUs/duplexes: “I support the LUMO text amendments. Allowing larger ADUs and duplexes would give families like mine more options – whether that’s building a small home for aging parents, creating rental income to afford our mortgage, or downsizing without leaving Chapel Hill.”
For smaller lots: “I support the subdivision changes in the LUMO amendments. Smaller lots and flag lots would let existing homeowners create new parcels – adding homes without sprawl and making homeownership possible for people priced out of today’s market.”
For streamlined process: “Chapel Hill’s development process has a reputation for being slow and unpredictable. I support eliminating concept plan review and site plan review – these changes would reduce barriers for smaller builders and get housing built faster.”
For parking: “I support eliminating parking minimums. Requiring off-street parking adds unnecessary impervious surface when many neighborhoods have plenty of street parking already. Let developers and residents decide what they need.”
For manufactured homes: “I support making manufactured home communities a permitted use. These communities provide affordable housing for our neighbors – they deserve the ability to make improvements without risking their legal status.”
The Bottom Line
None of these changes are revolutionary. They’re sensible fixes that other towns figured out years ago. Chapel Hill just needs to catch up. A quick email to Council helps them know the community supports moving forward.
