WILMINGTON — Multiple parcels less than half-a-mile from the South Front District can now be developed into residences, restaurants and retail, adding another extension of downtown to its southern outskirts.
READ MORE: Popular ‘One Tree Hill’ filming location, historic structure considered for urban mixed use
The warehouse at 1121 S. Front St., where the popular TV show “One Tree Hill” was filmed for years, is owned by Patrick Carroll. Surrounding the property are 10 parcels, also owned by Carroll, made up of vacant land, a detached single-dwelling unit and two commercial buildings along Marstellar Street. It comprises roughly 2.8 acres, previously zoned light industrial and R3, medium high density mixed residential, with surrounding properties zoned similarly.
Council unanimously agreed to rezone the area to urban mixed use after a years-long battle to see it through.
For the second time in four years, Carroll sought the UMX rezoning, with the goal of creating a desirable district for the nearby residences in multiple single-family homes, which are surrounded by a park and church in the vicinity. Carroll’s property rezoning was last in front of council in 2020; city planning staff then had recommended approval, but some council members took umbrage with the fact Carroll hadn’t put a conservation easement on the warehouse.
The warehouse was constructed in 1913 as a manufacturing plant for the Sol Bear Winery and contributes to the National Register Historic District. Concerns have been Carroll could demolish it at his whim.
Because of that feedback, last week city staff recommended denying the requested straight rezoning in favor of a conditional rezoning, despite the planning board voting 6-1 in September this year for it to pass muster.
“Is there anything in the current light industrial zoning right now, as it stands, that prohibits you from being able to demolish the building tomorrow morning if you wanted to?” council member Luke Waddell asked.
“Nothing,” Carroll said.
“Then I don’t understand what the issue is,” Waddell added.
Carroll purchased the building in 1991, at a time he said banks wouldn’t even give him a mortgage on the property because it was in such disrepair. It didn’t have a roof, windows weren’t installed, and no one else was looking to buy and save it. His family spent two years renovating it in order to get the mortgage.
“We’ve had this property for 35 years,” Carroll told council. “We’ve never once put it on the market. It’s a family thing; it’s not going anywhere.”
Four years ago council members expressed a desire to see historic preservation guardrails put on the building to ensure it wouldn’t be torn down. So Carroll asked for the 2020 straight rezoning to go back to the planning board for a conditional rezoning request; this means site plans are shared with the board to see the degrees of development, and boards and staff can then put conditions on it.
One floated was to put a historic easement on the property. It’s something Carroll said last week at council’s Nov. 19 meeting he thought was “an overreach.”
“I tried to work in some dialogue to say: ‘Yeah, we’re not interested in tearing down the building, but it never got to be where it was acceptable language,’” he reiterated.
He withdrew the application the following fall.
Carroll maintained he is still not interested in demolishing the warehouse, though if the property ever sold, it could pave the way for someone else to do whatever they want with it without protections.
“We’re trying to do something for the betterment of the neighborhood,” Carroll told council last week.
A letter was submitted by Terry Espy of Momentum Properties, who said she knew Carroll’s commitment to the property to be unwavering. She also said the family was ahead of its time in renovating the warehouse and has been committed to keeping it intact for three decades.
“In 1991, when Patrick Carroll and his father purchased the property, there was no evidence of redevelopment in that area of downtown,” she said, adding their renovations and making it the local filming landmark it’s become can be attributed to their financial upkeep and dedication.
Aside from being a “One Tree Hill” set, the building has housed offices in the past. Right now, it only has one tenant occupying it, who gives tours and allows visitors to see where the CW show was filmed for years in Wilmington.
Also speaking out in Carroll’s favor was former councilman Ronald Sparks, who once lived in the area years ago.
“I’m fully familiar with this building in its previous condition: It sucked,” Sparks said. “You had vagrants, you had varmints. It was terrible.”
Sparks said when South Front District, located a bit further south, was erected, it added a “whole different character to the neighborhood.” No longer was it anchored by only industrial fuel tanks and dilapidated buildings.
“People started making money,” Sparks said. “People had good places to live — clean, safe. That can happen here. … Whether or not he plans to tear down that building is none of our business. I don’t think he will. He has too much blood and sweat in it.”
Council members were in lock step this time around to allow the rezoning, many in support of seeing the area revitalized. However, planning staff recommended to deny Carroll’s straight rezoning.
City Planning Manager Patrick O’Mahoney explained to council, while the request falls in line with the city’s comprehensive plan when it comes to revitalizing industrial areas and connecting to communities, it doesn’t guarantee conservation of the warehouse.
“Staff does support the requested rezoning of UMX for the site because it’s consistent with the area and allows for compatible infill development,” he said. “However … to ensure the building preservation, which we cannot guarantee in a general rezoning, staff has maintained a denial recommendation before you tonight.”
“So I’m a little confused,” Mayor Saffo said. “You’re telling me, in one sense, that you’re OK with the redevelopment, but because there’s not a preservation of the historic structure … you’re saying that you’re going to deny it?”
O’Mahoney clarified staff based its decision around the conditional rezoning versus straight rezoning, which falls in line with council’s opinion from four years ago.
Matt Nichols, attorney for Carroll, pointed out a multitude of policy points previous city staff favored — such as infill development — but today thought it was odd staff went in the opposite direction on some of those policies. Carroll added he thought staff was acting cautiously after being “berated” four years ago for recommending the rezoning.
Nichols also rebutted that light industrial would bring in business not in alignment with the neighborhood and the nearby renovated South Front District. It could include heavy equipment sales or rentals, a commercial kennel and metal coating services.
One neighbor agreed. Jonathan Hill’s property backs up to an alley Carroll now owns, also proposed to the city to be closed as redevelopment plans proceed. Hill wrote to council that the businesses allowed in UMX versus light industrial would give nearby residents options to dine out and shop.
“Therefore, I support approval,” Hill wrote.
Nichols told council they “respectfully contend” the voluntary downzoning proposed, at the owner’s request, aligns with city goals. Light industrial has 20,000 square foot minimal lot areas, while UMX can include a 4,000 square-foot minimum lot with 15 units per acre, or 10,000-square-foot lot for single-use buildings, with 25 allowed per acre.
“Your long range plans, your city plans, your policies, they all favor it,” Nichols said.
Waddell agreed.
“Anytime somebody brings the less intensive zoning, that piques my interest,” he said, “and I think it’s probably good for the community.”
Nichols also noted since 2020 the housing market has vastly changed and more residences could be of value to Wilmington.
Council member Kevin Spears asked Carroll if he could be more forthcoming about his plans. He asked if condominiums were considered for the warehouse. The property owner didn’t answer in absolutes but said that’s “one option,” as are local businesses.
Carroll envisions the area to be a complementary environment to its South Front District neighbor when it comes to housing, dining and entertainment. That area is already home to South Front Apartments, as well as Benny’s Big Time Pizzeria, ArtWorks and Satellite Bar and Lounge.
“If you’re looking for a formal plan in front of you, I don’t have it today,” Carroll told Spears. “I don’t have one for light industrial [zoning] either. So instead of spending the time and the money to put that together, I want to know which direction I’m going in.”
Fellow councilor Charlie Rivenbark chimed in that he supports the project and re-clarified no plans have to be submitted for a straight rezoning request. He admitted the property owner’s historic warehouse was “the sticking point,” and if he did decide to demolish it, the community would “come after [him] with pitch forks.”
Council member David Joyner asked if the Cape Fear Memorial Bridge replacement project would impede the development, to which Carroll said years ago it may have. Yet, North Carolina Department of Transportation’s current renderings of three bridge options are designed to impact areas north of the site.
“They’re actually widening it on the other side, so they’ll be losing a couple of the oil tanks there,” Carroll said.
Waddell said he was looking forward to seeing the development come to life.
“I have full faith that that building will stay and it’ll probably look a lot better when you finish,” he told Carroll.
In addition to passing the rezoning request, the city also voted to close an alley as part of Carroll’s properties. The alley remains accessible to area neighbors.
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