Wilmington Design Adjustment Committee Meeting – July 19, 2023

The Design Adjustment Committee of Wilmington, NC, met on Wednesday, July 19, 2023, at 1:30 p.m. in City Council Chambers, Skyline Center. The meeting lasted until 2:31 p.m. and addressed two agenda items: design adjustments for a proposed residential subdivision (Ponderosa Cottages) and a parking lot expansion for Rooms to Go. The committee approved minutes, denied one waiver, granted several others, and conditionally approved a preliminary plan.

Consent Calendar

• Approved the minutes from the June 21, 2023, regular meeting unanimously (5-0).

Discussion Items

1. Ponderosa Cottages (DAC-1-723)

• Request: Design adjustments for a 6‑lot residential subdivision at 525 Ponderosa Lane, seeking R‑5(CD) zoning. The applicant proposed relief from street right‑of‑way, sidewalk, geometric, and cul‑de‑sac standards.
• Staff Presentation: Nicole Smith, Senior Planner, summarized the four requested adjustments:
  • (1a) No sidewalk on the western side of the proposed extension of Ponderosa Lane (sidewalk waiver).
  • (1b) An offset street cross‑section within a 50‑foot right‑of‑way instead of the standard 40‑foot centered alignment.
  • (2) Reduced minimum horizontal centerline radius from 100 feet to 80 feet to preserve existing trees.
  • (3) Increased maximum cul‑de‑sac length from 500 feet to 650 feet.
• Applicant Testimony: Cindee Wolf (Design Solutions) and property owner Tim Johnson explained that the design preserves a cemetery and mature trees, allows future connectivity to adjacent parcels, and that street stubs would be provided.
• Committee Deliberation:
  • On waiver (1a): Members expressed concern about eliminating the sidewalk. Chair Gordon noted insufficient justification, and a motion to deny the sidewalk waiver carried 5‑0.
  • On waiver (1b): The offset cross‑section was approved (5‑0) as the wider right‑of‑way aids tree preservation and transitions from the existing 60‑foot right‑of‑way.
  • On waiver (2): The reduced radius was approved (5‑0) for low‑volume local traffic and to protect natural amenities.
  • On waiver (3): The extended cul‑de‑sac was approved (5‑0) because future street connection is possible and site constraints justify the length.
• Preliminary Plan Vote: The committee conditionally approved the preliminary plan (5‑0) with the addition of the sidewalk on the west side (per the denial of waiver 1a) and staff’s recommendations.

2. Rooms to Go Parking Lot (DAC-2-723)

• Request: Design adjustments for a parking lot expansion at 460 S. College Road. The applicant sought four waivers related to driveway spacing, separation, corner clearance, and property line offsets.
• Staff Presentation: Brian Chambers, Assistant Planning Director, explained that the site is zoned RB and that the applicant proposes a new rear parking lot with access from Randall Parkway and reconfiguration of the front lot. The four requested adjustments were:
  • (1) Two driveways on Randall Parkway instead of one per 600 linear feet (site has less than 600 feet of frontage).
  • (2) Driveway separation less than the required 250 feet.
  • (3) Corner clearance less than 230 feet from intersections.
  • (4) Property line offset less than 75 feet.
• Applicant Testimony: Attorney Amy Schaefer, engineer Tyler Horn (Bohler Engineering), and Rooms to Go representative Will Martin explained that the building is being reconfigured from a warehouse to a showroom, increasing parking demand. The driveways are existing; eliminating one would hinder emergency vehicle access. NCDOT approved the College Road driveway. Delivery trucks will be box trucks, not tractor‑trailers, and no backing onto Randall Parkway will occur.
• Committee Deliberation:
  • Waiver (1) – Maximum number of driveways: Approved 5‑0 with a condition that the applicant provide auto‑turn analysis for the design delivery vehicle to the Technical Review Committee (TRC).
  • Waiver (2) – Minimum separation: Approved 5‑0 due to the limited frontage and existing building configuration.
  • Waiver (3) – Minimum corner clearance: Approved 5‑0 because the College Road driveway is as far from the intersection as possible and Randall Parkway is a divided road with a median.
  • Waiver (4) – Minimum property line offset: Approved 5‑0 with a condition that the TRC review turning movements into and out of the rear driveway to facilitate efficient right‑turn movements.
• No further action on a plan; the waivers enable the site plan to proceed through the TRC.

Key Outcomes

• Minutes: Approved unanimously (5‑0).
• Ponderosa Cottages: Sidewalk waiver denied (5‑0); all other waivers granted (each 5‑0); preliminary plan conditionally approved (5‑0) with the addition of the sidewalk.
• Rooms to Go Parking Lot: All four design adjustments approved (each 5‑0), with two conditions (auto‑turn analysis and TRC review of turning movements).
• Next Meeting: The next regular Design Adjustment Committee meeting is scheduled for August 16, 2023.