Wilmington Planning Commission Meeting - April 2, 2025
Wilmington Planning Commission Meeting - April 2, 2025
The Wilmington Planning Commission held a regular meeting on Wednesday, April 2, 2025, at 6:00 PM in the City Council Chambers. All seven commissioners were present. The meeting included public hearings on two conditional district rezoning requests and a discussion on amending the Land Development Code to eliminate special use permits. All matters were voted on unanimously 7-0, with the LDC amendment being continued to the May 7 meeting for further staff research.
Consent Calendar
- Approval of Minutes – March 5, 2025: Approved 7-0.
Public Comments & Testimony
Item 1 (710 N. Kerr Ave – Senior Housing)
- Drake Joyce spoke in support but expressed concern about construction traffic on Marjoram Way and asked for clean roads.
- Logan Secord spoke in support due to the need for workforce housing but noted that age-restriction excludes younger populations who are in greater need.
- A letter of support from the Cape Fear Housing Coalition was submitted.
Item 2 (818–1000 N. Kerr Ave – Townhome Development)
- Drake Joyce (HOA VP) spoke in support, citing problems with homeless encampments on the vacant site and requesting sidewalks and streetlights.
- Steve Culbreth, attorney for the property sellers, described ongoing issues with trespassing and illegal encamments and confirmed community support.
Item 3 (LDC Amendment – Eliminate Special Use Permits)
- Dan Bailey spoke in support of eliminating special use permits, arguing the current system discourages citizen involvement and favors those who can afford legal representation.
Discussion Items
1. Conditional District Rezoning – 710 N. Kerr Ave (48-unit senior housing) Staff presented the request to rezone 2.11 acres from R-10 to MD-17(CD) for a four-story, 48-unit senior affordable housing project (68 bedrooms). The development targets households earning 30%–80% AMI ($20,000–$55,000) and was consistent with the comprehensive plan. The applicant, Jake Gill from Wallick Communities, highlighted their experience and commitment to affordable housing. Commissioners discussed parking adequacy (48 spaces for 68 bedrooms), building height, elevator service, tree protection, and the need for a Board of Adjustment variance for a Class C buffer. Public comments raised construction access and age-restriction concerns. The commission voted 7-0 to approve.
2. Conditional District Rezoning – 818–1000 N. Kerr Ave (79-unit townhomes) Staff presented the request to rezone 11.23 acres from R-10 to MD-10(CD) for 13 townhome buildings (79 units, 3-4 bedrooms each). The site is partly under annexation. The project includes 210 parking spaces, 2.98 acres of open space, and connectivity to Azalea Landing Drive. The applicant, Matt Nichols, emphasized the central location and benefits to the neighborhood. Discussion covered rear elevation aesthetics along N. Kerr Avenue, wetland impacts needing Army Corps approval, a proposed lift station, and tree preservation. Public comments supported the project and sought sidewalk and lighting improvements. The commission voted 7-0 to approve.
3. LDC Amendment – Eliminate Special Use Permits Assistant Director Brian Chambers presented a proposal to eliminate the 22 uses requiring special use permits (SUPs) and replace them with conditional zoning, which would use legislative hearings and allow broader public participation. The proposal stemmed from a contentious City Council meeting on a SUP case. Commissioners debated the merits: some supported the increased transparency and public input, while others expressed concern about losing the fact-based quasi-judicial process and potential downzoning risks. Commissioner Lennon moved to continue the item to the May 7 meeting with specific direction for staff to: (1) evaluate the legality of the amendment, (2) provide background on Charlotte's transition from SUPs to conditional zoning, (3) review processes in other local jurisdictions, and (4) provide use standards for all SUP uses. The motion was seconded and passed 7-0.
Key Outcomes
- Approval of Minutes: Approved 7-0.
- CD-11-425 (710 N. Kerr Ave): Motion to approve passed 7-0. The rezoning will allow a 48-unit senior affordable housing development.
- CD-12-425 (818–1000 N. Kerr Ave): Motion to approve passed 7-0. The rezoning will allow a 79-unit townhome development.
- LDC-7-425 (Eliminate Special Use Permits): Motion to continue to May 7, 2025, with specific staff directives, passed 7-0.
- Meeting Calendar Update: The commission approved the adjusted calendar, moving the July meeting to July 16 and the September meeting to September 10, to accommodate the move to 929 North Front Street. Approved 7-0.
Meeting Transcript
I'd like to call to order the uh April 2nd Planning Commission meeting for the city of Wilmington. Uh, if you'd all please remove all military caps and join me for the Pledge of Allegiance. The United States of America to the remote for which we stand one nation under God in the visible liberty and justice for all. Mr. Attorney, do we have a quorum? Yes, Mr. Chairman. Okay, thank you. Um I read the preamble. I would just ask my peers and myself that as we go through this agenda tonight or any, you know, uh subsequent agenda. If we have any, as we have had in the past, if there's anybody thinks they have a conflict of interest, call it out now and we'll deal with it. So, you know, assuming none, we'll we'll move forward. Um have to read the preamble. The planning commission advises city council on applications for rezoning uh land development code amendments, street closures, and long-range plans and policies. The commission holds legislative hearings, meaning that anyone wishing to speak on a request may do so. The commission issues a recommendation based on consistency of the request with the intent and purpose of the land development code and consistency of a request with the Create Wilmington Comprehensive Plan and other relevant adopted plans and policies. All matters requiring commission action shall be presented to the planning commission by the staff and the applicant. In a situation where the staff is the applicant, there will only be one presentation. City staff will make the first presentation, the applicant will make the second. Both presentations are five minutes in length. To maintain order, all presentations shall proceed without interruption unless the commission desires to ask questions of either the city staff or the applicant. From a public hearing perspective, we will open a public hearing for those physically present wishing to speak on an out on an item. Those in favor of an item shall be heard first, followed by those opposed by an item. Both parties will be allowed 10-minute uh time limits too to express their views. Payne, are you the timekeeper? Thank you. Um I can actually go to the next one. All groups, organizations, neighborhoods, or or similar associations desiring to comment are re are asked to appoint a spokesperson to present their concerns or point of view to the commission on each agenda item. Public has been encouraged to submit their comments in writing via a web-based form to the uh city of Wilmington's website. All comments received prior to 3 p.m. were forwarded unedited to the planning commission. And Amy, my understanding is we just had one comment. Okay. All comments received will be delivered to City Council when the item advances. All comments received will be made available to the public if requested. Voting. All votes will be voice votes after proper motions are made. Uh and the chair will determine the outcome of the vote and the action moving forward. From an appeals perspective, any any appeals that receive any items that receive an unfavorable recommendation from the commission may be appealed by the applicant to the city council. Any appeal should be in the form of a letter submitted to the city clerk within 10 days of tonight's hearing. Any item that is appealed will tentatively be heard by city council at their May 20th meeting. Having said all that, let's move on. Um business is approval of the minutes from March 5th. Um I'll wait a second and ask if any of the uh anybody has any adjustments they want to make. Everybody looking good. Okay. Do I have a motion to approve? Mr. Chairman, I'm move to approve the minutes for March 5th. Second.
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