OPENPUBLICA · PUBLIC MEETING RECORD
Record of Proceedings

Wilmington Planning Commission Meeting – September 2, 2026

City Council & Planning Commission — Wednesday, September 2, 2026
BodyWilmington, North Carolina
SessionCity Council & Planning Commission
DateWednesday, September 2, 2026
StatusFILED
Video Record
0:00 / 2:30:30

Transcript — Verbatim
0:49

I'd like to call the September 2nd 2026 Wilmington Planning Commission meeting to order and ask that everyone please rise for the Pledge of Allegiance.

1:19

Thank you.

1:20

I believe we have a full dais tonight.

1:23

Mr.

1:23

Turney, do we have a quorum?

1:25

Yes, Mr.

1:26

Chairman.

1:27

Thank you very much.

1:28

The Planning Commission advises city council on applications for rezoning, land development code amendments, street closures, and long-range plans and policies.

1:36

Commission holds legislative hearings, meaning that anyone wishing to speak on a request may do so.

1:42

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.

1:56

All matters requiring commission action shall be presented to the planning commission by the planning staff and the applicant.

2:02

In situations where planning staff is the applicant, there will only be one presentation.

2:07

City staff will make the first presentation.

2:12

To maintain an orderly meeting, all presentations shall proceed without interruption unless the commission desires to intervene with questions or comments.

2:20

The chair will open the public hearing for those physically present wishing to speak about an item.

2:25

Those in favor of an item shall be heard first, followed by those opposed to an item.

2:30

A ten minute time limit will be allowed for public comment in favor of an item, and a 10-minute time will be allowed for public comment in opposition to an item.

2:39

A staff member will track the 10-minute time periods and will notify the speaker at the five-minute, one and one minute mark and verbally call time when time expires.

2:50

The chair and their discretion may extend these time periods.

2:53

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.

3:06

The public has been encouraged to submit their comments in writing via a web-based form located on the city of Wilmington's website.

3:12

All comments received prior to 3 p.m.

3:15

today were forwarded on edited to the planning commission.

3:19

And all comments received will be delivered to the city council when the item advances.

3:27

Other than what you sent us today?

3:29

Nothing for since 3 p.m.

3:32

Thank you.

3:35

All votes will be roll call votes after the proper motions are made and consistency statements read into the record.

3:41

The chair will state the outcome of the vote and the action.

3:45

Rezoning requests that receive an unfavorable recommendation from the planning commission may be appealed by the applicant to the Wilmington City Council.

3:53

Appeal should be in the form of a letter submitted to the city clerk within 10 days of this hearing.

3:58

Any item that is appealed will be tentatively be heard by city council at its October 19th, 2026 meeting.

4:14

Do we have any comments or questions in regards to the minutes?

4:19

Do I hear a motion to approve?

4:21

I make a motion to approve the minutes.

4:25

Aye.

4:25

Any opposed?

4:27

Thank you.

4:29

For item number one, we have a conditional district rezoning for properties containing two point one seven six acres located at 120 and 124 Canal Street from R20L to resident sorry, R20 residential legacy district to R7 C D, medium density single dwelling conditional district for an eight-unit residential development.

4:54

We'll be presenting.

5:05

If you're reviewed tonight, I present a conditional district rezoning at 120 and 124 Canal Street.

5:13

A community meeting was held in July prior to the application being filed with the city.

5:18

Staff has reviewed and made the recommendation on this, and today's the first public hearing.

5:25

This site is zoned R20, uh low density residential legacy district.

5:30

Um the applicant is proposing to rezone this to an R7 moderate density residential conditional district.

5:40

Here is a vicinity map showing uh the site in a broader context near uh summer rest trail, the summer rest community, and uh near uh the right tool intersection between Eastwood Road and uh Wrightsville.

5:54

The existing land use is uh single dwell single family dwelling uh surrounded by mixed use, uh single family dwelling and commercial.

6:04

It's currently zoned R20, uh, like I mentioned to the south is O and I, to the west is community business conditional districts.

6:12

Here are photos of the subject property and views looking north, south, and west on Canal Street.

6:22

Uh as you can see to the north at uh dead ends.

6:25

There's a road terminus there.

6:27

Um to the south is uh Eastwood Road.

6:32

The applicant is proposing to uh construct eight town home units with uh associated driveways and parking.

6:42

Um, provided of the 22 maximum allowed.

6:47

Uh stormwater management permit will be required.

6:50

Um 12 regulated and nine significant trees are proposed for removal, while five specimen trees will be retained.

6:58

Here are concept elevations.

7:00

Uh this is from Canal Street looking onto the site, and here is a view from the rear from Mott's Creek.

7:15

The subject property is designated as an intercoastal tidewater area of opportunity on the city's growth strategy maps.

Discussion Breakdown — Share of Meeting
Engineering And Infrastructure██████████████████████████████████████████42%
Zoning And Land Use███████████████████████████████31%
Procedural███████████11%
Affordable Housing█████████9%
Public Engagement████4%
Community Engagement██2%
Transportation Safety█1%
Summary of Proceedings

Wilmington Planning Commission Meeting – September 2, 2026

The Wilmington Planning Commission convened on Wednesday, September 2, 2026 at 5:59 PM in City Council Chambers. The commission considered three rezoning requests – two conditional district rezonings and one general rezoning – all of which received unanimous recommendations for approval (7-0 each). The meeting also included adoption of previous minutes, public comments, and closing remarks recognizing outgoing commissioners.

Consent Calendar

  • Approval of Minutes (July 8, 2026): The commission voted 7-0 to approve the minutes from the previous meeting.

Public Comments & Testimony

Item 1 – Canal Street Rezoning (120 & 124 Canal Street)

  • One written comment was received in opposition, raising concerns about stormwater management, traffic, and tree preservation. No in-person speakers expressed support or opposition during the public hearing. A community meeting had been held in July with 15-20 attendees from the Summer Rest area.

Item 2 – Barclay West Rezoning (2225 Stonecrop Drive & 1124 Gallery Park Boulevard)

  • One written comment was submitted in opposition, citing traffic impacts and multimodal connectivity. No in-person speakers appeared.

Item 3 – Burnt Mill Drive Rezoning (3301 Burnt Mill Drive)

  • One written comment was received in support, noting that the rezoning would align the parcel with the business park’s existing character. No in-person speakers appeared.

Discussion Items

Item 1 – Conditional District Rezoning: 120 & 124 Canal Street (2.176 acres)

  • Proposal: Rezone from R-20 (Low-Density Residential Legacy) to R-7(CD) (Medium-Density Single-Dwelling Conditional District) to allow an eight-unit townhome development. The site is a dead-end street near Wrightsville Avenue and Eastwood Road.
  • Applicant Position: Cindy Wolf, representing the property owners, argued that the conditional district would provide greater environmental protection (stormwater management, tree preservation) than the by-right single-family redevelopment permitted under R-20, which could allow up to four units without those safeguards. Five specimen trees would be retained, and a 75-foot Conservation Overlay District setback protects Motts Creek.
  • Commission Discussion: Commissioners cited the appropriate transition between commercial and residential areas, compact development, and increased housing supply. Concerns about short-term rentals were addressed by noting a planned HOA covenant prohibiting them. The motion to approve passed 7-0.

Item 2 – Conditional District Rezoning Modification: 2225 Stonecrop Drive & 1124 Gallery Park Boulevard (12.26 acres)

  • Proposal: Rezone from an existing O&I(CD) to a new O&I(CD) with updated conditions, removing the 2013 density cap that limited residential units in the commercial areas of Barclay West to 116 total (44 remaining). The new conditions would allow up to 17 units per acre (208 units on the full site) via Commercial District Mixed-Use (CDMU), with no limit if 10% of units are workforce housing for 15 years. Architectural consistency, setback, and parking location conditions are included.
  • Applicant Position: Attorney Matt Nichols argued that the 2013 cap is outdated given current infrastructure, traffic capacity (all adjacent roads operate at LOS A), and housing demand. The site is signalized and well-connected to three major roadways. No specific site plan was presented; the request is to treat this parcel independently of the original master plan.
  • Commission Discussion: Several commissioners questioned the lack of a site plan and the process of removing a cap from the original 302-acre master plan. Staff clarified that the new conditional district would stand alone, so the original 1,375-unit cap for Barclay West would not apply. Commissioners noted the site’s ideal location for density and the high quality of existing development. The motion to approve passed 7-0.

Item 3 – General District Rezoning: 3301 Burnt Mill Drive (2.02 acres)

  • Proposal: Rezone from LI (Light Industry) to O&I (Office & Institutional) to align zoning with existing and anticipated tenant uses (e.g., dance studio, offices). The property is a single-story multi-tenant office building within Burnt Mill Business Park, which was largely rezoned to O&I in 2002. The owner had opted out at that time because the site housed an automotive oil and gas company (GoGas), which later sold.
  • Applicant Position: Attorney Andy Van Trite stated the rezoning is a logical correction to match the property’s current commercial function and the surrounding character, noting that the existing tenant mix already reflects O&I uses. No new construction or intensification is proposed.
  • Commission Discussion: Commissioners appreciated the transparency and saw the rezoning as appropriate and consistent with the comprehensive plan. Height limit remains 45 feet (with optional step-back to 96 feet), unchanged from LI. The motion to approve passed 7-0.

Key Outcomes

  • Item 1 (Canal Street): Motion to approve (7-0) – recommend City Council approval of rezoning to R-7(CD) for eight townhomes.
  • Item 2 (Barclay West): Motion to approve (7-0) – recommend City Council approval of new O&I(CD) with updated conditions, removing the 2013 density cap from the 12.26-acre parcel.
  • Item 3 (Burnt Mill Drive): Motion to approve (7-0) – recommend City Council approval of rezoning from LI to O&I.
  • Other Business: The commission adopted its FY 2026 Annual Report. Staff announced a new community planning and design manager starting September 8, 2026, and noted the Cape Fear Memorial Bridge Environmental Assessment public comment period (through October 15, 2026) with public hearings on September 14-15. The Tree Ordinance Subcommittee was formed to review proposed amendments.

Meeting Transcript

I'd like to call the September 2nd 2026 Wilmington Planning Commission meeting to order and ask that everyone please rise for the Pledge of Allegiance. Thank you. I believe we have a full dais tonight. Mr. Turney, do we have a quorum? Yes, Mr. Chairman. Thank you very much. The Planning Commission advises city council on applications for rezoning, land development code amendments, street closures, and long-range plans and policies. 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 planning staff and the applicant. In situations where planning staff is the applicant, there will only be one presentation. City staff will make the first presentation. To maintain an orderly meeting, all presentations shall proceed without interruption unless the commission desires to intervene with questions or comments. The chair will open the public hearing for those physically present wishing to speak about an item. Those in favor of an item shall be heard first, followed by those opposed to an item. A ten minute time limit will be allowed for public comment in favor of an item, and a 10-minute time will be allowed for public comment in opposition to an item. A staff member will track the 10-minute time periods and will notify the speaker at the five-minute, one and one minute mark and verbally call time when time expires. The chair and their discretion may extend these time periods. 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. The public has been encouraged to submit their comments in writing via a web-based form located on the city of Wilmington's website. All comments received prior to 3 p.m. today were forwarded on edited to the planning commission. And all comments received will be delivered to the city council when the item advances. Other than what you sent us today? Nothing for since 3 p.m. Thank you. All votes will be roll call votes after the proper motions are made and consistency statements read into the record. The chair will state the outcome of the vote and the action. Rezoning requests that receive an unfavorable recommendation from the planning commission may be appealed by the applicant to the Wilmington City Council. Appeal should be in the form of a letter submitted to the city clerk within 10 days of this hearing. Any item that is appealed will be tentatively be heard by city council at its October 19th, 2026 meeting. Do we have any comments or questions in regards to the minutes? Do I hear a motion to approve? I make a motion to approve the minutes. Aye. Any opposed? Thank you. For item number one, we have a conditional district rezoning for properties containing two point one seven six acres located at 120 and 124 Canal Street from R20L to resident sorry, R20 residential legacy district to R7 C D, medium density single dwelling conditional district for an eight-unit residential development. We'll be presenting. If you're reviewed tonight, I present a conditional district rezoning at 120 and 124 Canal Street. A community meeting was held in July prior to the application being filed with the city. Staff has reviewed and made the recommendation on this, and today's the first public hearing. This site is zoned R20, uh low density residential legacy district. Um the applicant is proposing to rezone this to an R7 moderate density residential conditional district. Here is a vicinity map showing uh the site in a broader context near uh summer rest trail, the summer rest community, and uh near uh the right tool intersection between Eastwood Road and uh Wrightsville. The existing land use is uh single dwell single family dwelling uh surrounded by mixed use, uh single family dwelling and commercial. It's currently zoned R20, uh, like I mentioned to the south is O and I, to the west is community business conditional districts. Here are photos of the subject property and views looking north, south, and west on Canal Street.

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