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OPENPUBLICA · PUBLIC MEETING RECORD

Record of Proceedings

Wilmington Planning Commission Meeting - July 16, 2025

City Council & Planning Commission — Wednesday, July 16, 2025

BodyWilmington, North Carolina

SessionCity Council & Planning Commission

DateWednesday, July 16, 2025

StatusFILED

Video Record

0:00 / 1:16:13

Transcript — VerbatimClick a timed line to jump · ⧉ to share it

0:04

I'd like to call to order the uh Wednesday, July 16th meeting of the Wilmington Planning Commission.

0:10

I would ask if we could all please rise, remove any non-military caps, and join me in the Pledge of Allegiance.

0:24

For which it stands.

0:25

One commission on the individual liberty and justice for all.

0:40

Mr.

0:40

Attorney, do we have a quorum?

0:42

Yes, Mr.

0:43

Chairman.

0:43

Thank you.

0:46

And I'm gonna read an abbreviated procedure statement tonight because we are kind of on an abbreviated you know agenda tonight.

0:55

So commission uh planning commission advises city council on applications for rezoning, land developments, code amendments, uh street closures and long range plans and policies.

1:06

The commission holds legislative hearings, meaning that anyone wishing to speak can do so.

1:11

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.

1:27

Presentation of items, all matters requiring commission action shall be presented to the commission by the staff and the applicant.

1:35

However, tonight we do not have any legislative items on the agenda that will require a staff presentation.

1:42

At that point, I'm gonna move on and uh to the approval of the minutes from last last week.

1:48

Has everybody had a chance to look at the uh the minutes, and I would ask for any any corrections, adjustments.

1:58

Mr.

1:58

Chairman, I'll make a motion to approve the minutes.

2:00

Okay, I have a motion to approve.

2:02

Do I have a second?

2:03

Have a second second from Commissioner Jones.

2:06

All in favor of approving them the minutes.

2:08

Aye.

2:09

Aye.

2:10

Opposed.

2:11

Minutes are approved.

2:14

Um procedural any procedural items.

2:16

We're going to uh take we have one item of new business.

2:22

Actually, it's old business.

2:24

And uh it's my understanding that the applicant is requested to continue this item.

2:29

So if the applicant would come forward and and you know, state the reason for the you know for their request, and then we'll take care of that.

2:38

Good afternoon, thank you.

2:40

Uh my name is Amy Schaefer on behalf of the applicant um for the street closure of a portion of C Breeze in Benton.

2:46

As you know, um last month we were here, and um we have been working with staff since that time, hoping to come to some kind of agreement or resolution or or obtain staff support.

2:59

Um, I think we're close, but we just need a little bit more time.

3:03

So we would ask that this be continued to the um August 6th to August 6th.

3:08

And I did verify with my client we do think that we can have everything wrapped up by that meeting date.

3:13

Okay.

3:14

Any questions of the applicant before we rule Commissioner Kofer?

3:17

Thank you, Ms.

3:18

Schaefer.

3:19

One thing since this has been continued twice, and we were we understood it was gonna be driving out on that property and down those roads.

3:25

That's that's okay to do site visit.

3:28

Yes, it's all residential back there.

3:30

Yes, it's all residential, and right now it's public.

3:32

It's not really anywhere to turn around and it's a dirt road.

3:35

Um, but is it you know, people as far as coming coming out there just to look and see what we're talking about?

3:41

Oh, yeah, that's not a problem.

3:43

Absolutely fine.

3:44

Okay, thank you.

3:45

Yeah, anybody else?

3:47

Okay, I need a motion to uh address the applicant's request to uh move to August.

3:56

I make a motion to accept the request for continuance to August meeting.

4:00

Do I have a second?

4:01

Second.

4:01

I have a second.

4:02

All in favor?

4:03

Aye, opposed.

4:06

Thank you, Ms.

Discussion Breakdown — Share of Meeting

Zoning And Land Use█████████████████████████████████████████████58%

Public Engagement████████████████████26%

Community Engagement█████6%

Procedural███4%

Parks and Recreation███4%

Downtown Planning██2%

Summary of Proceedings

Wilmington Planning Commission Meeting - July 16, 2025

The Wilmington Planning Commission held a regular meeting on Wednesday, July 16, 2025, at 6:00 PM in City Council Chambers. The meeting was called to order by Chairman Jack Pollock, with seven members present and a quorum confirmed. The primary agenda items included approval of minutes, a street closure continuance, and a detailed staff update on proposed changes to Special Use Permits (SUPs), followed by commission discussion. The meeting adjourned at 7:16 PM.

Consent Calendar

Approval of Minutes – June 4, 2025: Commissioner Lennon moved, seconded by Commissioner Jones, to approve the minutes as presented. The motion carried 7-0.

Old Business

Street Closure (SC-3-525): Closure of a portion of Seabreeze Boulevard and Benton Avenue (approx. 517.03 ft, 0.477 acres). Applicant representative Amy Schaefer requested a continuance to the August 6 meeting, stating they were close to an agreement with staff. Commissioner Cofer noted the item had already been continued twice. Commissioner Woodruff moved to continue, seconded by Vice-Chair Adams. Motion carried 7-0.

Other Business – Staff Update on Special Use Permits (SUPs)

Mr. Brian Chambers provided a status update on the proposed land development code amendments. The initial proposal sought to eliminate SUPs and replace them with Conditional Zoning (CZ). City Council feedback included: (1) keep SUPs as an option, (2) retain critical community support uses (e.g., The Healing Place), (3) reduce SUP-required uses to the fewest possible, and (4) identify uses that could be by-right with prescribed conditions. Staff updated the proposal accordingly, maintaining SUPs in commercial/industrial districts and recommending several uses shift from CZ to by-right. The next step is a City Council public hearing on August 5, 2025.

Commissioner Cofer expressed concern that the original assignment was a procedural/mechanics change (SUP to CZ), not substantive use changes. He highlighted that shifting courtyard developments in R-15 zoning from SUP to by-right with conditions was a significant detour that could impact residential neighborhoods without adequate public input. He asked whether conditions were newly drafted; staff confirmed they were existing prescription conditions.
Commissioner Collier explained the working group discussion but conceded courtyard developments might be better as CZ rather than SUP.
Commissioner Jones advocated adopting a process similar to New Hanover County, where the Planning Commission hosts public forums and provides advisory feedback without voting.
Chairman Pollock reiterated that the proposal goes to City Council on August 5 and encouraged commissioners to attend as citizens. He noted council has three options: accept the proposal, modify it, or reject it and keep the current code.
Commissioner Lennon emphasized the importance of public education and transparency, referencing misinformation about the Galleria project on social media. Staff noted they met with the Galleria Watch group and remain open to discussions.
Commissioner Cofer raised three points: (1) Wilmington has a statutory definition of standing for SUP hearings, but City Council has ultimate discretion; (2) existing SUPs would be grandfathered with permit choice if code changes; (3) he questioned whether prescribed conditions for by-right uses (e.g., assisted living, wireless facilities) are adequate without a quasi-judicial hearing. Staff defended the conditions as consistent with other districts.
Commissioner Woodruff stated the commission had done its job and it was time for council to decide.
Chairman Pollock summarized feedback: there was disagreement on courtyard development in R-15, with a suggestion to keep it as CZ. Mr. Chambers agreed to present courtyard as CZ based on discussion.

Items from Commission

Commissioner Lennon asked about the Galleria project's Traffic Impact Analysis (TIA) and tree removal. Staff clarified that TIAs follow WMPO procedures, include growth projections, and are not managed by planning staff. On trees, pre-construction meetings are held for every project; at Galleria, several trees not on the survey were discovered and a stop-work order was issued; trees were removed under compliance with the old code.
Commissioner Collier praised the new “Wilmington 101” public education initiative, spearheaded by Councilwoman Salette Andrews, which graduated its first class. Applications are temporarily closed due to high demand.
Vice-Chair Adams announced he would be unable to attend the August meeting due to surgery.

Key Outcomes

Minutes from June 4, 2025, approved 7-0.
Street closure continuance granted 7-0 to August 6, 2025.
The SUP revision proposal will be presented to City Council on August 5, 2025; the commission provided feedback but took no formal vote.
A joint workshop with City Council on the Greater Downtown Plan is scheduled for August 18, 2025 (morning, after council briefing), potentially lasting four hours.
Staff will convey commission positions, including the recommendation to keep courtyard developments in R-15 as Conditional Zoning (CZ).
The next regular Planning Commission meeting is August 6, 2025.

Meeting Transcript

I'd like to call to order the uh Wednesday, July 16th meeting of the Wilmington Planning Commission. I would ask if we could all please rise, remove any non-military caps, and join me in the Pledge of Allegiance. For which it stands. One commission on the individual liberty and justice for all. Mr. Attorney, do we have a quorum? Yes, Mr. Chairman. Thank you. And I'm gonna read an abbreviated procedure statement tonight because we are kind of on an abbreviated you know agenda tonight. So commission uh planning commission advises city council on applications for rezoning, land developments, code amendments, uh street closures and long range plans and policies. The commission holds legislative hearings, meaning that anyone wishing to speak can 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. Presentation of items, all matters requiring commission action shall be presented to the commission by the staff and the applicant. However, tonight we do not have any legislative items on the agenda that will require a staff presentation. At that point, I'm gonna move on and uh to the approval of the minutes from last last week. Has everybody had a chance to look at the uh the minutes, and I would ask for any any corrections, adjustments. Mr. Chairman, I'll make a motion to approve the minutes. Okay, I have a motion to approve. Do I have a second? Have a second second from Commissioner Jones. All in favor of approving them the minutes. Aye. Aye. Opposed. Minutes are approved. Um procedural any procedural items. We're going to uh take we have one item of new business. Actually, it's old business. And uh it's my understanding that the applicant is requested to continue this item. So if the applicant would come forward and and you know, state the reason for the you know for their request, and then we'll take care of that. Good afternoon, thank you. Uh my name is Amy Schaefer on behalf of the applicant um for the street closure of a portion of C Breeze in Benton. As you know, um last month we were here, and um we have been working with staff since that time, hoping to come to some kind of agreement or resolution or or obtain staff support. Um, I think we're close, but we just need a little bit more time. So we would ask that this be continued to the um August 6th to August 6th. And I did verify with my client we do think that we can have everything wrapped up by that meeting date. Okay. Any questions of the applicant before we rule Commissioner Kofer? Thank you, Ms. Schaefer. One thing since this has been continued twice, and we were we understood it was gonna be driving out on that property and down those roads. That's that's okay to do site visit. Yes, it's all residential back there. Yes, it's all residential, and right now it's public. It's not really anywhere to turn around and it's a dirt road. Um, but is it you know, people as far as coming coming out there just to look and see what we're talking about? Oh, yeah, that's not a problem. Absolutely fine.

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