Wilmington Planning Commission Meeting – August 6, 2025

The Wilmington Planning Commission met on Wednesday, August 6, 2025, at 6:00 PM in City Council Chambers, City Hall, 102 North 3rd Street, Wilmington, NC. The meeting was called to order by Chairman Pollock with five members present (Chairman Jack Pollock, Ace Cofer, Livian Jones, John Lennon, Ron Woodruff). Vice-Chair Danny Adams and Commissioner Richard Collier were excused. The commission considered two conditional rezoning requests and heard public testimony. One agenda item (street closure) was withdrawn by the applicant.

Consent Calendar

• The minutes of the July 16, 2025, regular meeting were approved 5-0 on a motion by Commissioner Woodruff, seconded by Commissioner Lennon.

Public Comments & Testimony

Item 2 – 5320 & 5322 Wrightsville Avenue (Rezoning to R‑5 CD) No public comments were made in favor or opposition. The public hearing was closed after no speakers came forward.

Item 3 – 2929 Market Street (Rezoning to MD‑17 CD)

• Natalie English (President/CEO, Wilmington Chamber of Commerce) spoke in support, emphasizing the critical need for workforce housing in the region and noting that corridors like Market Street are appropriate for multifamily projects near transit.
• Susanne Rogers (Vice-Chair, Cape Fear Housing Coalition) spoke in support, stating the project would create 120 affordable units that address a major gap in Wilmington’s housing stock and provide long-term affordability, stability, and access to services and transit.
• Logan Secord spoke in support, citing recent City Council discussions about a severe shortage of workforce housing and stressing the importance of infill development, transit access, and land reuse.
• Nancy Haddock (opposition) raised safety concerns about multiple pedestrian fatalities on Market Street, noted a lack of playground equipment for children, and expressed concerns about stormwater runoff affecting her neighborhood (downhill from the site).
• James Gannon (opposition) agreed the hotel site should be redeveloped but opposed this specific plan due to Market Street traffic, fear of congestion blocking neighborhood access for residents and emergency vehicles, and stormwater concerns.
• Lisa James (opposition) cited privacy concerns because her backyard directly abuts the project, traffic, property value impacts, and potential construction damage to surrounding homes. She noted the area is already saturated with affordable housing developments.

Discussion Items

Item 2 – Conditional Rezoning: 5320 & 5322 Wrightsville Avenue (R‑15 to R‑5 CD)

• Staff (Zac Smith, Planner I) summarized the request for a 0.77‑acre site to be rezoned from R‑15 (moderate density single-family) to R‑5 Conditional District (medium density residential) for a residential development of two duplexes (four units, 16 bedrooms). The site currently has two single‑dwelling units.
• The applicant’s representative, Cindy Wolf, emphasized that the project is well-suited for infill development, consistent with the Wrightsville Avenue 2030 Plan, and compatible with surrounding uses. She noted that the site plan includes preservation of an oak tree and installation of concrete sidewalks along Park Avenue and Wrightsville Avenue. The parking area would be gravel with a concrete apron.
• Commissioners asked about sidewalks, driveway access (no direct vehicle access to Wrightsville Avenue from Park Avenue), and architectural style. Commissioner Cofer noted that the development creates four lots from two existing lots.
• Staff confirmed that no landscape plan is required for single-family residential under one acre; trees can be removed without penalty.
• The commission voted 5-0 to approve the rezoning, citing consistency with the Create Wilmington Comprehensive Plan and the Wrightsville Avenue 2030 Plan.

Item 3 – Conditional Rezoning: 2929 Market Street (O&I to MD‑17 CD)

• Staff (Patrick O’Mahony, Planning Manager) presented the request to rezone 4.08 acres from O&I (Office and Institutional) to MD‑17(CD) (High Density Multiple Dwelling Conditional District) for 120 residential units. The site is currently occupied by a hotel (Azalea Inn).
• The project would consist of two multi‑dwelling buildings with a mix of one‑, two‑, and three‑bedroom units, all designated as workforce housing (affordable to households at 30–80% of area median income for a minimum of 30 years). The density proposed is 29.4 units per acre (allowed up to 36 units per acre with workforce housing).
• Staff noted that the site is within a suburban commercial retrofit area of opportunity and an urban mixed‑use center, supporting higher density infill near services and transit.
• Commissioners discussed building height (four stories vs. 96 feet allowed by right in O&I), stormwater management (existing hotel has no treatment; proposed development will meet or exceed current regulations with underground detention for a 25‑year storm event), and traffic.
• The applicant’s team (Amy Schaefer, Sam Weldon, traffic engineer Don Bennett, civil engineer Matt Ryan) presented project revisions after community feedback: rotating one building closer to Market Street, moving amenity space between buildings to buffer noise, and preserving large areas of existing trees. They emphasized 100% affordable workforce housing with rigorous tenant screening and full‑time on‑site management.
• Commissioner Woodruff expressed strong concerns about traffic on Market Street, the building’s scale, and compatibility with surrounding one‑story residential development. He noted that a similar project across the street (the Carolinian) had been denied by the commission.
• Commissioner Jones voiced support, stating redevelopment of the aging hotel is an improvement and the need for workforce housing outweighs objections.
• Commissioner Cofer noted the 100% workforce component “neutralizes” the lack of mixed‑use and supported the project, but requested the applicant study a marked pedestrian crossing across Market Street.
• The commission voted 4‑1 to approve the rezoning, with Commissioner Woodruff voting no. The motion stated the proposal is consistent with the Create Wilmington Comprehensive Plan and provides workforce housing along a major corridor near services and transit while minimizing impact on surrounding neighborhoods.

Key Outcomes

• Approval of Minutes (July 16, 2025) – Approved 5-0.
• Item 2 (Wrightsville Ave Rezoning) – Approved 5-0. The property at 5320 & 5322 Wrightsville Avenue will be rezoned from R‑15 to R‑5(CD) for a residential development of two duplexes (four units).
• Item 3 (Market Street Rezoning) – Approved 4‑1 (Commissioner Woodruff dissenting). The property at 2929 Market Street will be rezoned from O&I to MD‑17(CD) for a 120‑unit workforce housing development, subject to conditions including site plan approval, tree preservation, and stormwater management per city regulations. The applicant agreed to explore a marked pedestrian crossing with NCDOT.
• Staff Announcements: Planning Director Linda Painter reported that City Council approved the street closure of Aubrey Alley and a Land Development Code amendment reducing special use permit requirements. The draft Downtown Plan was released for review. A joint work session between the Planning Commission and City Council, originally scheduled for August 18, may be rescheduled. The September 10, 2025, meeting will be held in the new Council Chambers at Skyline Center; a ribbon‑cutting is tentatively scheduled for September 8.
• Next Meeting: Wednesday, September 10, 2025, at the Skyline Center.