Sample Letters

[DATE]

City Planning Commission
City of Wilmington
Louis L. Redding City/County Building
800 N. French Street
Wilmington, DE 19801

Submitted via email to: lejones@wilmingtonde.gov and dsnyder@wilmingtonde.gov.

Re: Opposition to Rezoning Application — Bancroft Parkway and W. 11th Street (C-1 to R-5-B and C-1 to C-2 respectively)

Dear Members of the City Planning Commission,

I am writing to formally oppose the application by Tsionas Management to rezone two parcels at the corner of Bancroft Parkway and West 11th Street from C-1 to C-2 and C-1 to R-5-B respectively. I am a resident of [YOUR NEIGHBORHOOD / ADDRESS] and have lived here for [X YEARS].

Bancroft Parkway is a residential greenway — a tree-lined, human-scale corridor of two- and three-story homes adjacent to the historic Wawaset Park neighborhood. The current C-1 zoning, which limits buildings to three stories and 47 feet, reflects the actual character of this street. There are no high-rise buildings on Bancroft Parkway. There is no precedent for the kind of development this rezoning would enable.

The rezoning being requested is not simply permission to build a tiered luxury apartment complex with a height of up to 12 stories. It is a permanent change to what the zoning code allows on this land — up to 15 stories and 180 feet, as a matter of right, for any owner, at any time. The developer’s renderings are not a binding commitment. Without a recorded height cap as a condition of approval, this rezoning is an open-ended entitlement that cannot be easily reversed.

I also want to note that [ADD YOUR PERSONAL CONCERN: traffic / notification gap / neighborhood scale / affordability / other].

I respectfully urge the Commission to deny this rezoning application. The location does not meet the intent of C-2 designation as described in Sec. 48-193(a) of the city’s zoning code, which describes C-2 districts as intended for “main highways” serving large segments of the city. Bancroft Parkway is not a main highway.

Thank you for your consideration.

Sincerely,

[YOUR NAME]
[YOUR ADDRESS]
[YOUR EMAIL / PHONE]

[DATE]

City Planning Commission
City of Wilmington
Louis L. Redding City/County Building
800 N. French Street
Wilmington, DE 19801

Submitted via email to: lejones@wilmingtonde.gov and dsnyder@wilmingtonde.gov, City Planning Department 

Re: Opposition to Rezoning Application — Bancroft Parkway and W. 11th Street (C-1 to R-5-B and C-1 to C-2 respectively) 

Dear Members of the City Planning Commission,

I am writing to formally oppose the application by Tsionas Management to rezone two parcels at the corner of Bancroft Parkway and West 11th Street from C-1 to C-2 and C-1 to R-5-B respectively. I am a resident of [YOUR NEIGHBORHOOD / ADDRESS] and have lived here for [X YEARS].

My objection is based on substantive concerns regarding inconsistency with established planning principles, incompatibility with the surrounding neighborhood, and adverse impacts on public health, safety, and welfare.

1. Inconsistency with the Comprehensive Plan

The proposed rezoning appears to be inconsistent with the City’s Comprehensive Plan and established land use policies governing this area. The Bancroft Parkway corridor has long been characterized by lower-density development patterns and a balance between residential use and open, park-oriented space. The introduction of a development of this magnitude represents a significant departure from those established planning objectives.

Absent a demonstrated change in neighborhood conditions or planning priorities, approval of this rezoning would constitute an arbitrary deviation from the City’s adopted framework.

2. Incompatibility with Neighborhood Character

The scale and intensity of the proposed nine-story, 320,100-square-foot development are fundamentally incompatible with the existing character of the surrounding neighborhood. The mass, density, and likely height of the structure far exceed that of nearby residential properties and will result in a substantial alteration of the visual and spatial character of the area.

Such over-intensification undermines the stability of the neighborhood and is inconsistent with sound zoning practice, which requires transitional compatibility between differing land uses.

3. Adverse Traffic and Safety Impacts

The intersection of Bancroft Parkway and West 11th Street already functions as a significant connector within the City. The addition of a high-density residential development will generate a substantial increase in vehicular traffic, exacerbating congestion and creating new safety risks for pedestrians, cyclists, and local residents.

Any traffic impact analysis provided by the applicant must be carefully scrutinized to ensure it reflects real-world conditions, including peak-hour congestion, school traffic, and park usage. Without clear and convincing evidence that these impacts can be mitigated, the rezoning should not be approved.

4. Parking and Spillover Effects

High-density residential developments frequently produce parking demand that exceeds on-site capacity. This results in overflow parking on surrounding residential streets, imposing a direct burden on existing residents. Given the established residential nature of the surrounding blocks, such spillover would significantly diminish quality of life and neighborhood functionality.

5. Impact on the Bancroft Parkway Corridor

Bancroft Parkway is a historically and environmentally significant corridor that contributes to the City’s identity and livability. Development along this parkway should be approached with heightened sensitivity to scale, open space, and visual character.

The proposed project introduces an intensity of use that is inconsistent with the preservation of this corridor and risks eroding its historic and environmental value.

6. Infrastructure and Environmental Concerns

A development of this size will place additional strain on existing infrastructure systems, including stormwater management, sewer capacity, and public services. Increased impervious surface area will contribute to runoff and potential drainage issues, particularly if existing systems are already operating near capacity.

7. Spot Zoning Concerns

The requested rezoning appears to constitute impermissible spot zoning, in that it singles out a specific parcel for substantially more intensive use than surrounding properties, primarily for the benefit of a private developer. Such action, without a broader planning justification, is inconsistent with established zoning principles and may be legally vulnerable.

8. Precedent and Cumulative Impact

Approval of this rezoning would establish a precedent for similar high-density developments within the Bancroft Parkway corridor and surrounding neighborhoods. Over time, this could fundamentally alter the character of the area.  

Thank you for your consideration of these concerns.

Sincerely,

[YOUR NAME]
[YOUR ADDRESS]
[YOUR EMAIL / PHONE]

[DATE]

Council Member [NAME]
City of Wilmington
[District] District 

Re: Please Vote No — Rezoning at Bancroft Parkway and W. 11th Street

Dear Council Member [NAME],

I am a resident of [YOUR NEIGHBORHOOD / ADDRESS] and I am writing to ask you to vote against the proposed rezoning of two parcels at Bancroft Parkway and West 11th Street from C-1 to R-5-B and C-1 to C-2 respectively.

Tsionas Management has applied to rezone this site to construct a building of up to 12-stories with 200 luxury apartments. But the rezoning being requested is not for a tiered complex going from 4 stories to 8 stories to 12 stories — it is for C-2 zoning, which allows buildings up to 15 stories and 180 feet. Without a binding height cap, this approval would be a permanent blank check on what can be built on this corner.

Bancroft Parkway is a residential greenway with no buildings over three stories. The city’s own zoning code describes C-2 districts as appropriate for “main highways” — which Bancroft Parkway is not. This rezoning is not consistent with the corridor’s character or its history. 

[ADD A PERSONAL LINE: how long have you lived here, what does this street mean to you, what specific impact concerns you most]

I urge you to listen to the residents of this neighborhood and vote no on this rezoning. We are not against development. We are against a permanent zoning change that would allow a scale of building that has never existed on this street and that the community does not support.

Thank you for your service and for your attention to this issue.

Sincerely,

[YOUR NAME]
[YOUR ADDRESS]
[YOUR EMAIL / PHONE]

[DATE]

Council Member [NAME]
City of Wilmington
[District] District 

Re: Please Vote No — Rezoning at Bancroft Parkway and W. 11th Street

Dear Council Member [NAME],

I am a resident of [YOUR NEIGHBORHOOD / ADDRESS] and I am writing to ask you to vote against the proposed rezoning of two parcels at Bancroft Parkway and West 11th Street  (C-1 to R-5-B and C-1 to C-2 respectively).

My objection is based on substantive concerns regarding inconsistency with established planning principles, incompatibility with the surrounding neighborhood, and adverse impacts on public health, safety, and welfare.

1. Inconsistency with the Comprehensive Plan

The proposed rezoning appears to be inconsistent with the City’s Comprehensive Plan and established land use policies governing this area. The Bancroft Parkway corridor has long been characterized by lower-density development patterns and a balance between residential use and open, park-oriented space. The introduction of a development of this magnitude represents a significant departure from those established planning objectives.

Absent a demonstrated change in neighborhood conditions or planning priorities, approval of this rezoning would constitute an arbitrary deviation from the City’s adopted framework.

2. Incompatibility with Neighborhood Character

The scale and intensity of the proposed nine-story, 320,100-square-foot development are fundamentally incompatible with the existing character of the surrounding neighborhood. The mass, density, and likely height of the structure far exceed that of nearby residential properties and will result in a substantial alteration of the visual and spatial character of the area.

Such over-intensification undermines the stability of the neighborhood and is inconsistent with sound zoning practice, which requires transitional compatibility between differing land uses.

3. Adverse Traffic and Safety Impacts

The intersection of Bancroft Parkway and West 11th Street already functions as a significant connector within the City. The addition of a high-density residential development will generate a substantial increase in vehicular traffic, exacerbating congestion and creating new safety risks for pedestrians, cyclists, and local residents.

Any traffic impact analysis provided by the applicant must be carefully scrutinized to ensure it reflects real-world conditions, including peak-hour congestion, school traffic, and park usage. Without clear and convincing evidence that these impacts can be mitigated, the rezoning should not be approved.

4. Parking and Spillover Effects

High-density residential developments frequently produce parking demand that exceeds on-site capacity. This results in overflow parking on surrounding residential streets, imposing a direct burden on existing residents. Given the established residential nature of the surrounding blocks, such spillover would significantly diminish quality of life and neighborhood functionality.

5. Impact on the Bancroft Parkway Corridor

Bancroft Parkway is a historically and environmentally significant corridor that contributes to the City’s identity and livability. Development along this parkway should be approached with heightened sensitivity to scale, open space, and visual character.

The proposed project introduces an intensity of use that is inconsistent with the preservation of this corridor and risks eroding its historic and environmental value.

6. Infrastructure and Environmental Concerns

A development of this size will place additional strain on existing infrastructure systems, including stormwater management, sewer capacity, and public services. Increased impervious surface area will contribute to runoff and potential drainage issues, particularly if existing systems are already operating near capacity.

7. Spot Zoning Concerns

The requested rezoning appears to constitute impermissible spot zoning, in that it singles out a specific parcel for substantially more intensive use than surrounding properties, primarily for the benefit of a private developer. Such action, without a broader planning justification, is inconsistent with established zoning principles and may be legally vulnerable.

8. Precedent and Cumulative Impact

Approval of this rezoning would establish a precedent for similar high-density developments within the Bancroft Parkway corridor and surrounding neighborhoods. Over time, this could fundamentally alter the character of the area.  

Conclusion

For the reasons stated above, I respectfully urge the City to deny the requested rezoning application.

Thank you for your consideration of these concerns.

Sincerely,

[YOUR NAME]
[YOUR ADDRESS]
[YOUR EMAIL / PHONE]

[DATE] 

Senator Dan Cruce / Representative Krista Griffith
[Address]

Dear Senator Cruce / Representative Griffith,

I am a constituent writing to make you aware of a zoning dispute in our community that has significant implications for Wilmington’s historic neighborhoods.

Developer Tsionas Management has applied to the City of Wilmington to rezone two parcels at Bancroft Parkway and West 11th Street from C-1 to R-5-B and C-1 to C-2 respectively , in order to construct a mulit-tiered complex (4, 8, and 12 stories) for a luxury apartment building. The rezoning, if approved, would allow buildings up to 15 stories and 180 feet on this corner in a neighborhood of two- and three-story homes adjacent to the nationally registered Wawaset Park historic district.

Our community is organized and engaged in this process. I am writing to ask that you stay informed about this issue and, where appropriate, make clear to city officials that Wilmington’s residents expect their concerns about neighborhood character, scale, and process transparency to be taken seriously. 

I am happy to provide more information or speak with you directly.

Sincerely,

[YOUR NAME]
[YOUR ADDRESS]
[YOUR EMAIL / PHONE]