A decision on a developer’s request to remove a residential density cap was postponed a second time Oct. 20 as the Wilmington City Council repeatedly pressed for the inclusion of workforce housing.
The request would amend zoning for a 12.26-acre portion of Barclay West at 2225 Stonecrop Drive and 1124 Gallery Park Blvd. It would replace an existing office and institutional conditional district with a new office and institutional conditional district that removes a residential density limitation established when the mixed-use development was approved in 2013.
The Barclay West master plan currently caps residential development at 1,375 units, with only 44 units remaining under that limit.
The proposed change would allow up to 208 units by right.
If a workforce housing component is included, the density limitation could be removed altogether, Wilmington Assistant Planning and Development Director Brian Chambers said.
City staff and the Wilmington Planning Commission recommended approval. The request had also been continued from the council’s Oct. 6 meeting.
The housing picture has changed
Representing property owner and applicant Cameron Properties Land Company, attorney Matt Nichols argued the density restriction no longer reflects Wilmington’s housing needs.
“We’re asking you to update a 13-year-old condition that to us serves no purpose at this point,” Nichols said.
Nichols said the area has experienced significant commercial and industrial growth since the original approval and that housing demand has increased dramatically during that time.
“There was not the population growth and the demand for housing that we’ve seen,” he said.
Nichols said removing the cap would allow the property to be developed under the same standards that apply elsewhere in the city. He emphasized, however, that no development plan currently exists for the site.
Focusing on workforce housing
That uncertainty became an issue for council members, who wanted to focus on workforce housing.
Council member Cassidy Santaguida asked whether the developer planned to include workforce housing.
“My client is completely open to the workforce housing component on this site,” Nichols said. “We’re just not in a position now to commit to that. ... We don’t have a plan there at this point.”
Council member JC Lyle said she supports increased density on the property but wants workforce housing to be part of the project.
“I agree that density belongs there,” Lyle said. “I just want to see workforce housing included. When you say it’s the last remaining portion (of Barclay West to develop), that’s our last chance to make this a true live, work, play community.”
Council member Chakema Clinton-Quintana encouraged the applicant to reserve a percentage of units for affordable housing, saying opportunities for new residential development are becoming increasingly limited in the city.
Approving the request without a development plan would be premature, Mayor Pro Tem Kevin Spears said.
“You don’t have a plan, right?” Spears said. “So I think it would be foolish of us to remove this cap and we don’t have a plan.”
Council member Salette Andrews urged the developer to commit to setting aside 10% of future units for workforce housing.
“I think it would be a really good-faith effort for you to commit to 10 percent right now,” she said. “You may not have the design right now, but you could build to that if you have that commitment.”
Exerting negotiating leverage
Council member David Joyner said the council could support the request if the developer returned with more specifics on workforce and affordable housing.
“Unless you have something extremely appetizing on workforce housing and affordable housing planned, we’re in a position where we don’t have to give you approval,” Joyner said. “And I think there’s a bit of leverage in negotiation here that we’re wanting to engage with.”
Mayor Bill Saffo said housing affordability remains one of the city’s most pressing challenges and indicated council members were generally supportive of greater density if it helped address that need.
“Every little bit helps because there is no cavalry coming over the horizon as far as affordability,” he said.
Following a five-minute recess to consult with his client, Nichols requested another continuance.
“I want to make clear we’re not arguing with any of the points made by any of the council members on affordable housing, the need for it,” Nichols said. “We would like the opportunity to continue the matter to further the discussions.”
After nearly an hour of discussion, the council unanimously voted to continue the rezoning request at its Nov. 17 meeting, giving the developer additional time to consider workforce housing options for the site.
Bob Liepa is the city of Wilmington and public safety reporter for the StarNews. You can reach him at RLiepa@usatodayco.com.
This article originally appeared on Wilmington StarNews: Workforce housing a sticking point in Wilmington rezoning request
