Wilmington Planning Commission Meeting Summary - May 7, 2025
Wilmington Planning Commission Meeting Summary - May 7, 2025
The Wilmington Planning Commission met on Wednesday, May 7, 2025, at 6:00 p.m. in City Council Chambers (agenda listed 5:40 p.m.). The meeting covered a land development code amendment to eliminate special use permits, a conditional district rezoning for townhome development, and a street closure continuance.
Consent Calendar
- Approval of Minutes (April 2, 2025): Approved unanimously (7-0) with no changes.
Public Comments & Testimony
- LDC Amendment: Brad Schuler, a planner and local resident, spoke in opposition. He argued the amendment could violate state down-zoning statutes by reducing permitted uses, as conditional zoning ties property to specific conditions and eliminates future by-right uses. He suggested alternatives such as converting some special use permits to by-right uses or moving decisions to the Board of Adjustment.
Discussion Items
-
LDC Amendment to Replace Special Use Permits with Conditional Zoning
- Brian Chambers (Assistant Planning Director) presented the proposal, stating it removes barriers to public participation and simplifies the process. Staff and City Attorney Meredith Everhart confirmed legal research (including UNC School of Government) concluded it is not down-zoning but a procedural change.
- Commissioners debated impacts on property flexibility, expiration mechanisms, and public input. Concerns included that conditional zoning persists with land unlike special use permits, and that the change was motivated by a single lengthy hearing. Commissioner Cofer suggested adding expiration clauses. Commissioner Jones argued insufficient stakeholder input was gathered.
- Motion to approve by Commissioner Cofer, seconded by Vice-Chair Adams.
-
Conditional District Rezoning – 202, 310 & 314 Covil Avenue
- Zac Smith (Planner I) summarized the request to rezone 5.44 acres from R-15 to MD-17(CD) for 65 two-bedroom townhome units (130 bedrooms, 148 parking spaces). The site is vacant, with former Port South Village structures to be removed.
- Applicant representative Cindee Wolf presented site design, tree preservation, stormwater compliance, and a commitment to relocate and improve a WAVE Transit bus stop with a shelter, bench, and trash can. No public comments were made.
- Motion to approve by Commissioner Lennon, seconded by Vice-Chair Adams.
-
Street Closure – Seabreeze Boulevard (Continuance)
- Applicant Amy Schaefer requested a continuance to a date uncertain to work with staff on options. The commission granted the continuance (7-0).
Key Outcomes
- LDC Amendment (Old Business): Motion to approve carried 4-3. Voting in favor: Commissioners Cofer, Adams, Pollock (Chair), and Woodruff. Voting against: Commissioners Collier, Lennon, and Jones. The amendment will go to City Council on June 3, 2025. Staff was directed to communicate concerns about use expiration, property flexibility, and public input.
- Conditional District Rezoning: Approved (7-0). The project will provide infill housing near transit and commercial services. A crosswalk at Covil and Broad Street may be addressed at the Technical Review Committee stage.
- Street Closure: Continued indefinitely.
- Other Business: The commission discussed meeting date changes (July 16 and September 9), public participation, and the need for applicants to provide street-facing elevations to demonstrate design character. Staff noted City Council approved a 48-unit senior affordable housing development and presented a high-level overview of the Greater Downtown Plan; a joint planning commission/council meeting is anticipated.
Meeting Transcript
I don't know if I think it's more like more. Yeah, we just try to make it. Yeah. Oh, yeah. So I've got to play it. So we can do that while we are just not here. So it's pretty more. Oh there, we chose to talk about that. But I saw you drive by the second. You were in the chart. So they put it in there. I don't know if that was a call into one. Yeah, I think it was in your explanation. Like to call to order the uh May 7th meeting of the uh Wilmington Planning Commission. If I could ask you to I don't need to remove any military non-military hats, please stand and join for the Pledge of Allegiance. To the Republic for which it stands one nation indivisible with liberty justice for all. So having said that, um Mr. Attorney, do we have a quorum? Yes, Mr. Chairman. Thank you. Um so let's move on. Planning Commission advises city council on applications for rezoning 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. Uh as warranted, all groups, organizations, neighborhoods, or similar associations desiring to comment are asked to appoint one 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 located on the city's website. Okay, great. Uh first item of business is approval of the minutes from last meeting. I would ask the uh team to take a take a quick look real quick and do I have a motion to approve or any amendment, any additions, deletions made. So I moved. Okay. I have a motion to approve the uh minutes from last meeting. Do I have a second? Second. Motion have a first and a second. All in favor say aye. Aye. Opposed. The minutes are approved. Uh any procedural items and their timing in the meeting. I will just ask two things as we start through this meeting. If any agenda items tonight, if anybody feels they have any need to recuse themselves, you know, please be you know be forward with that now so we we can plan accordingly. Seeing no one, let's move forward. Um let's go to the uh old business. Actually, we're gonna make a an adjustment to the uh the meeting. We have um number item number three, which is the second item under new business. It is my understanding that we are looking at a request for a continuance, so instead of holding that to the end, I'll ask the applicant to come forward now so we can you know dispose of that and then move on. Good evening. Um Amy Schaefer on behalf of the applicant.
openpublica.com