Design Adjustment Committee Meeting – May 21, 2025
Design Adjustment Committee Meeting – May 21, 2025
The Design Adjustment Committee of the City of Wilmington met on Wednesday, May 21, 2025, at 1:32 p.m. at Thalian Hall to consider two agenda items: a design adjustment request for the Vista Verde residential courtyard neighborhood and a request for payment in lieu of open space for the North 17th Street Shopping Center redevelopment. Both items were approved with conditions.
Consent Calendar
- Approval of Minutes (April 16, 2025): Approved 5-0 without changes.
Public Comments & Testimony
- No public comments were made on either agenda item.
Discussion Items
Item 1: 5651 Greenville Loop Rd (Vista Verde)
Applicant Chauncey Archer requested design adjustments to reduce the standard 50-foot right-of-way to 44 feet and pavement width from 24 feet to 18 feet for a new 25-unit single-family courtyard development. The project is the first of its kind in Wilmington, featuring homes clustered around common green spaces with detached garages. The applicant revised the plan after a February hearing to add sidewalks and plazas on both sides.
Committee members raised concerns about fire access (minimum 24 feet for two-way roads per Fire Management), future connectivity to the 24.25-acre parcel behind the site, and pedestrian safety with valley curbs. After discussion, Chairman Gordon motioned to conditionally approve the waiver with modifications: increase pavement width to 21 feet (to meet fire code), require vertical curb instead of valley curb, and expand right-of-way to 47 feet. The motion passed 5-0. A second motion to approve the preliminary plan subject to those conditions also passed 5-0.
Item 2: North 17th Street Shopping Center
Applicant Sam Franck, representing Quantum Real Estate, requested a payment in lieu (PIL) of open space for redeveloping 4302-4308 Market Street into a five-story mixed-use building with 53 residential units and ground-floor commercial. The 1.59-acre site is currently nearly 100% impervious. City code requires 20% open space (13,922 sq ft). The applicant proposed 2,168 sq ft of open space and over 10,000 sq ft of landscaping, but landscaping cannot count toward open space per LDC §18-664. Staff calculated a PIL of $54,656.10 based on $4.65/sq ft for the 11,754 sq ft shortfall. The applicant proposed a reduced PIL of $6,240.91, arguing that the committee has discretion to consider site constraints and that the redevelopment provides significant green space and recreational amenities (including a rooftop terrace).
Committee members acknowledged the project's consistency with comprehensive plan goals but debated legal authority to reduce the PIL amount. Mr. Henley noted the DAC cannot redefine open space; such variance authority lies with the Board of Adjustment. Mr. Coleman considered the proposed reduction more than minor. After discussion, the committee supported granting the PIL but at the full staff-calculated amount. Mr. Henley motioned to approve the PIL at $4.65/sq ft with conditions from the staff report. The motion passed 5-0.
Key Outcomes
- Vista Verde (DAC-17-525): Approved conditional waiver for right-of-way (47 feet), pavement width (21 feet), and vertical curb; preliminary plan approved subject to conditions. (Vote: 5-0)
- North 17th Street Shopping Center (DAC-16-425): Approved payment in lieu of open space at $4.65 per square foot (total $54,656.10) with staff conditions; denied request for reduced amount. (Vote: 5-0)
- Meeting adjourned at 2:55 p.m.
Meeting Transcript
Call the meeting of the design adjustment committee to order. Um before we get started, I have to read an introduction. The design adjustment committee's purpose is to establish clear and measurable review criteria for the consideration of major deviations from the city's technical standards and specifications manual, building design and material standards and subdivision standards. The committee does not consider housing type, cost of the proposed unit, occupants, building material, unit size, number of bedrooms, or the architectural design of the structures. These hearings are quasi-judicial evidentiary hearings. That means they are like court hearing, and the committee's decisions are constrained by the standards in the ordinance and based upon the facts presented. All variance requests require a four-fifths vote of the committee to grant the variants. Appeals of committee decisions are to Superior Court. The parties in these cases are entitled to an impartial board. If a board member has a fixed opinion on the matter, a financial interest in the outcome, a close relationship with the affected person, or has had any ex parte communication about the matter. Please disclose that information to determine if a recusal is necessary. Because witnesses are to provide sworn testimony. Please focus on the facts and the standards, not personal preference or opinion. When a witness comes forward to give testimony, please come to the podium, state your name and address for the record, and speak clearly. At this time, staff will administer the oath for all individuals who intend to provide witness testimony. If I could please have all staff applicants, members of the public, anyone who wishes to speak this afternoon must stand up and be sworn in. Okay. Aye. Aye. Any opposed motion. Passes first item on the agenda is um 5651 Greenville Loop Road or Vista Verde. The site includes five acres and is located within R 15 moderate density single dwelling district. The project will require the approval of a special use permit, which is currently scheduled to go before the town uh city council on June 17th, 2025. At the February 19th, 2025 DAC, the board approved a waiver to the length of a cul de sac, as well as conditional approval of a temporary turnaround at the end of the call de sact to be built per city standards. That move the technical standards and specifications manual specifies a minimum standards for non-arterial streets in residential areas and subdivisions. The applicant proposes the construction of a new right-of-way as part of their proposed development. The applicant proposes to reduce the width of the right-of-way to 44 feet from the required 50 feet, as well as proposing to reduce the width of the pavement required from 24 feet to 18 feet. This street cross section is limited to a maximum of 15 dwelling units. Excuse me. The applicant has provided justification for the request on attachment three of your package. This concludes staff's presentation, and I'd like to have my case summary be entered into the record. And the applicant and representatives are here as well for any questions you may have. Any questions for staff? Todd, do you know is this uh 50 foot right-of-way, just I guess for clarification, I believe that is noted as a residential collector street. Is that correct? That's correct. Okay. Any questions? Thank you. Is the applicant here or do they wish to speak? Good afternoon. Just give me a moment to. Oh, there we go. Let me pull this up for you guys. Okay. All right. So good afternoon. I'm John C. Archer. I'm the applicant for the Vista Verde project.
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