ApplicationLegal Description for Rezoning of
3013 & 3079 Blue Clay Road
Beginning at a point along the western boundary of Blue Clay Road, a 60’ public right-of-way;
said point being located South 16047’38” West, 332.94 feet from the southernmost corner of
Section One, Ivy Wood at Runnymeade, a subdivision recorded among the land records of the
New Hanover County Registry in Map Book 29, at Page 64; and running thence from the point
of beginning with the Blue Clay Road right-of-way,
South 16050’17” West, 61.58 feet to a point; thence,
Along a curve to the right, having a Radius of 1914.17 feet and Length of 322.78’, a Chord of
South 21039’21” West, 322.40 feet to a point; thence,
South 26029’12” West, 890.91feet to a point; thence,
Along a curve to the right, having a Radius of 3970.00 feet and Length of 104.23 feet, a Chord
of South 26046’02” West, 104.23 feet to a point; thence leaving the right-of-way,
North 68040’19” West, 872.63 feet to a point; thence,
North 18048’10” East, 242.24 feet to a point; thence,
North 69056’13” West, 228.84 feet to a point; thence,
North 69002’47” West, 226.16 feet to a point in the eastern boundary of Holland Drive, a 60’
public right-of-way; thence with that right-of-way,
Along a curve to the right, having a Radius of 552.25 feet and Length of 26.37 feet, a Chord of
N 00006’05” West, 26.36 feet to a point; thence,
North 01002’46” East, 979.24 feet to a point; thence leaving that right-of-way,
South 57032’55” East, 554.79 feet to a point; thence,
North 17017’35” East, 460.34 feet to a point; thence,
North 25046’36” East, 29.31 feet to a point; thence,
South 68040’19” East, 872.63 feet to the point and place of beginning, containing 46.56 acres,
more or less.
REPORT OF COMMUNITY MEETING REQUIRED BY NEW HANOVER COUNTY ZONING ORIDINANCE
FOR CONDITIONAL DISTRICT REZONINGS
Location: 3013 & 3079 Blue Clay Road
Proposed Zoning: Conditional Zoning District R-10 / Rachel’s Place Subdivision
The undersigned hereby certifies that written notice of a community meeting on the above zoning
application was given to the adjacent property owners set forth on the attached list by first class
mail on __October 21, 2015_______, and emailed to all parties registered on the County’s
“Sunshine List” on October 22, 2015 . A copy of the written notice is also attached.
The meeting was held at the following time and place: Thursday, October 29, 2015;
6:00 p.m.; Wrightsboro Fire Station, 3515 N. Kerr Ave., Wilmington
The persons in attendance at the meeting were: Reference Attached Sign-in List
The following issues were discussed at the meeting:
** A project introduction was given with an overview of Conditional Zoning Districts and of the
site layout.
** Questions about drainage & stormwater management were answered by a professional
engineer.
** The primary concerns were over traffic circulation & trip generation. The residents of
Wrightsboro Acres believe that this development will add to issues already experienced on
Long Leaf Dr. due to the elementary school traffic. The results of the Traffic Impact Analysis
were shared. The County’s regulations for mandatory inter-connectivity were stated.
Developer agreed to discuss the possibility of no access to Holland Dr. with the County
planners.
As a result of the meeting, the following changes were made to the rezoning petition: A street
intersection with Holland Dr. would appear to be a requirement of the Subdivision Regulations
and for improvement of emergency services provision, so that access was not removed. An
additional access to Blue Clay Road was also not added. The inter-connection to the TF
Holdings property , to the South, was relocated for more central access.
Date: November 2, 2015
Applicant: Design Solutions
By: Cindee Wolf
OwnerOwner AddressOwner City
ANDERS ERIN LANE145 LONGLEAF DR WILMINGTON NC, 28401
BARROW ELIZABETH ETAL 82 HOLLAND DR CASTLE HAYNE NC, 28429
BJT INC 2233 CAPITAL BLVD RALEIGH NC, 27604
BLE PROPERTIES LLC 102 FOREST LN WILMINGTON NC, 28401
BONHAM ROBERT O SARAH B2216 TERESA DR CASTLE HAYNE NC, 28429
BRINSON PROPERTY HOLDINGS LLC 3108 KITTY HAWK RD WILMINGTON NC, 28405
BUCK SANDY RAY 2208 TERESA DR CASTLE HAYNE NC, 28429
BUCK SANDY RAY 2208 TERESA DR CASTLE HAYNE NC, 28429
BUCK SANDY RAY 2208 TERESA DR CASTLE HAYNE NC, 28429
BUCK WILLIAM ARNOLD JR LINDA C 2804 MODAWG LN CASTLE HAYNE NC, 28429
CANNON RUTH M95 HOLLAND DR WILMINGTON NC, 28401
CARTRETTE BILLY PATRICIA G64 HOLLAND DR CASTLE HAYNE NC, 28429
CARTRETTE BILLY RAY PATRICIA G 64 HOLLAND DR CASTLE HAYNE NC, 28429
CHAVIS FLOYD R RUTH REBECCA 1805 MISSION HILL DR WILMINGTON NC, 28405
CHAVIS FLOYD R RUTH REBECCA 1805 MISSION HILL DR WILMINGTON NC, 28405
COSTIN VALERIE A DELTON C 51 HOLLAND DR CASTLE HAYNE NC, 28429
DAMATTA LIZNETH M89 HOLLAND DR CASTLE HAYNE NC, 28429
DAVIS PETER R CATHERINE R 2 RALEIGH ST WRIGHTSVILLE BEACH NC, 28480
DJOSEY EDWARD A138 WHITMAN AVE WILMINGTON NC, 28429
DOYLE JASON LEE52 HOLLAND DR CASTLE HAYNE NC, 28429
DOYLE NANNIE S50 HOLLAND DR CASTLE HAYNE NC, 28429
EASON MICHAEL E2217 TERESA DR CASTLE HAYNE NC, 28429
EASON MICHAEL ELLIS 2217 TERESA DR CASTLE HAYNE NC, 28429
ENGLISH DONALD R423 SHENANDOAH DR BURLESON TX, 76028
FAISON JAMES H III ANGELA W 3204 GALWAY RD CASTLE HAYNE NC, 28429
FOWLER R C MYRTLE C 42 PELICAN POINT RD WILMINGTON NC, 28409
GLOVER ADAM S ETAL3202 SKY CT CASTLE HAYNE NC, 28429
GONSALVES STEPHEN A 831 LUMINA AVE S WRIGHTSVILLE BEACH NC, 28480
GONSALVES STEPHEN A 831 LUMINA AVE S WRIGHTSVILLE BEACH NC, 28480
GONSALVES STEPHEN A 831 LUMINA AVE S WRIGHTSVILLE BEACH NC, 28480
GOSPEL FELLOWSHIP HOLINESS PO BOX 6LELAND NC, 28451
GRACE INVESTMENTS OF WILMINGTON LLC 5109 EVERETTE CT WILMINGTON NC, 28412
GRAHAM ELEANOR J72 HOLLAND DR CASTLE HAYNE NC, 28429
GRAHAM ELEANOR J72 HOLLAND DR CASTLE HAYNE NC, 28429
GRANT LEE M SOMMER H2024 MONTROSE LN WILMINGTON NC, 28405
HATCHER ERIC RICHARD JENNIFER 3205 SKY CT CASTLE HAYNE NC, 28429
HOLLIDAY DAVID DEMETRIA 610 LATTICE CT CASTLE HAYNE NC, 28429
INMAN DANIEL SHANE2813 MODAWG LN CASTLE HAYNE NC, 28429
JOHNSON GRETA 149 LONG LEAF DR WILMINGTON NC, 28401
KING CHARLES B54 HOLLAND DR CASTLE HAYNE NC, 28429
KING CHARLES B54 HOLLAND DR CASTLE HAYNE NC, 28429
KUUSE ROBERT C ETAL 151 LONGLEAF DR WILMINGTON NC, 28401
LEA ISLAND INVESTMENTS LLC PO BOX 205WRIGHTSVILLE BEACH NC, 28480
LEGWIN DAVID PAMELA3206 WOOLWITCH CT S CASTLE HAYNE NC, 28429
LEWIS JAMES KENNETH CATHY HILL 3200 WOOLWITCH CT S CASTLE HAYNE NC, 28429
MCDOUGALL CHELSEA 154 LONG LEAF DR WILMINGTON NC, 28401
MCLEAN RUTH J HRS 60 HOLLAND DR CASTLE HAYNE NC, 28429
MERCER SUSAN LESLEY 147 LONG LEAF DR WILMINGTON NC, 28401
MERRITT EDWIN D3201 WOOLWITCH CT CASTLE HAYNE NC, 28429
MOORE TRANSPORTATION INC 2929 BLUE CLAY RD CASTLE HAYNE NC, 28429
NEW BEGINNING CHRISTIAN CHURCH 401 7TH ST S WILMINGTON NC, 28401
NEW BEGINNING CHRISTIAN CHURCH INC 3120 ALEX TRASK DR CASTLE HAYNE NC, 28429
NORTH KERR OWNERS ASSOC INC 3517 WRIGHTSVILLE AVE WILMINGTON NC, 28403
NORTON TABITHA 3201 GALWAY RD CASTLE HAYNE NC, 28429
OKEEFE KATHLEEN611 LATTICE CT CASTLE HAYNE NC, 28429
ON TIME LLC 311 BUNCOMBE ST RALEIGH NC, 27609
PENA DAVID E TRACY M134 WHITMAN AVE CASTLE HAYNE NC, 28429
PIERCE CHRISTOPHER A 74 HOLLAND DR CASTLE HAYNE NC, 28429
PRICE MARVIN E JR NANCY C 2201 TERESA DR CASTLE HAYNE NC, 28429
PRIVETTE JACOB A 3201 WHITEWOOD WAY CASTLE HAYNE NC, 28429
REESE CECIL LAVERN BETTY C 85 HOLLAND DR CASTLE HAYNE NC, 28429
RIFFLE GREGORY ETAL 3206 SKY CT CASTLE HAYNE NC, 28429
RUSS ROBERT EARL 87 HOLLAND DR CASTLE HAYNE NC, 28429
SAMULIK KEVIN G MARY G93 HOLLAND DR WILMINGTON NC, 28401
SIMPKINS JOSEPH Q RACHELL R 62 HOLLAND DR CASTLE HAYNE NC, 28429
SKIPPER MORRIS R SR CAROLYN C 109 FAIRVIEW RD LELAND NC, 28451
SMITH RICHARD K 3200 SKY CT CASTLE HAYNE NC, 28429
SOFIELD JOHN E4310 BRIDGEPORT DR WILMINGTON NC, 28405
TF HOLDINGS LIMITED PTNRP 1202 EASTWOOD RD WILMINGTON NC, 28403
THOMPSON CONNIE KAREN3202 WHITEWOOD WAY S CASTLE HAYNE NC, 28429
TINGA EELCO HENRY ETAL 2918 CASTLE HAYNE RD CASTLE HAYNE NC, 28429
TODD GWENDOLYN AVERY IRR TRST 46 HOLLAND DR CASTLE HAYNE NC, 28429
TRASCO INC1202 EASTWOOD RD WILMINGTON NC, 28403
WATTERS ROBERT DEAN71 ARLENE DR CASTLE HAYNE NC, 28429
WHITFIELD JAMES N53 HOLLAND DR CASTLE HAYNE NC, 28429
WILLIAMS ANTHONY 3200 WHITEWOOD WAY CASTLE HAYNE NC, 28429
WRIGHTSBORO BAPTIST CHURCH642 CASTLE HAYNE RD WILMINGTON NC, 28401
WRIGHTSBORO BAPTIST CHURCH2736 CASTLE HAYNE RD WILMINGTON NC, 28401
WRIGHTSBORO BAPTIST CHURCH642 CASTLE HAYNE RD WILMINGTON NC, 28401
,
P.O. Box 7221, Wilmington, NC 28406 * Telephone: 910-620-2374 * Email: cwolf@lobodemar.biz
Transmittal
October 21, 2015
To: Adjacent Property Owners
From: Cindee Wolf
Re: Rachel’s Place – A Performance Residential Development
The property owner is interested in developing a 154-lot residential subdivision on lands
within the proximity of your property. This proposal would require a Conditional Zoning
District approval from New Hanover County.
A Conditional Zoning District allows particular uses to be established only in accordance
with specific standards and conditions pertaining to each individual development project.
Essentially, this means that only that use, structures and layout of an approved proposal can
be developed. A plan of the project layout is enclosed.
The County requires that the developer hold a meeting for all property owners within 500
feet of the tract boundary, and any and all other interested parties. This provides neighbors
with an opportunity for explanation of the proposal and for questions to be answered
concerning project improvements, benefits and impacts.
A meeting will be held on Thursday, October 29th, at the Wrightsboro Fire Station, 3515 N.
Kerr Avenue, 6:00 - 7:00 p.m. If you cannot attend, you are also welcome to contact me at
telephone # 620-2374, or email cwolf@lobodemar.biz with comments and/or questions.
We appreciate your interest in the project and look forward to being a good neighbor and
an asset to the community.
Rachel’s Place Subdivision
Wrightsboro, New Hanover County, NC
TRANSPORTATION IMPACT ANALYSIS
Prepared for Sunny Lane, LLC
Project Number: 15-241
9/15/15
This report is printed on recycled paper with 30%
post-consumer content.
All paper is FSC Certified. The entire document,
including binding, is 100% recyclable.
9/15/15 15-241 Rachel’s Place Subdivision – Executive Summary i
Rachel’s Place Subdivision – Transportation Impact Analysis
Wrightsboro, New Hanover County, NC Prepared for Sunny Lane, LLC September 15, 2015
Executive Summary
The proposed Rachel’s Place Subdivision is located off of Blue Clay Road in
Wrightsboro, New Hanover County, North Carolina. As currently planned, this
development will consist of 154 single family detached homes. Two accesses to the
development will be provided by one on Blue Clay Road and one on Holland Drive.
Figure 1 show the sketch plan in the report.
DAVENPORT was retained to determine the potential traffic impacts of this
development and to identify transportation improvements that may be required to
accommodate the impacts of both background traffic and new development traffic. The
following intersections were included in the study:
• SR 1310 (Blue Clay Road) at SR 1322 (North Kerr Avenue)
• Blue Clay Road at Site Access 1
• Holland Drive at Site Access 2
The intersections were analyzed during the AM (7-9 am) and PM (4-6 pm) peaks for the
following conditions:
• 2015 Existing Conditions
• 2018 Future No Build Conditions
• 2018 Build Conditions
• 2018 Build Condition with Mitigation (if necessary)
The planned build-out year for this development is 2018.
This Transportation Impact Analysis (TIA) was carried out based on NCDOT typical
standards. Information regarding the property was provided by Sunny Lane, LLC.
9/15/15 15-241 Rachel’s Place Subdivision – Executive Summary ii
Discussion of Results
The following section discusses 2018 level of service for each intersection.
Blue Clay Road at North Kerr Avenue
This signalized intersection currently operates at LOS B during the AM and PM peaks.
In 2016 future no build conditions and build conditions, the level of service is expected
to remain the same. No improvements are recommended.
Blue Clay Road at Site Access 1
In 2018 with site traffic, this intersection is expected to operate at LOS B in the AM and
PM peaks. It is recommended to provide 100 feet of storage with appropriate taper for a
northbound left turn lane on Blue Clay Road to accommodate vehicles entering the
development.
Holland Drive at Site Access 2
In 2018 with site traffic, this intersection is expected to operate at LOS A in the AM and
PM peaks. No improvements are recommended.
Level of Service Summary
Table A summarizes the level of service analysis at the study intersections:
Table A - Level of Service Summary
AM Peak 2015 Existing 2018 Future No
Build 2018 Build
2018 Build
plus
Improvements
Blue Clay Road at North Kerr
Avenue B (13.6) B (16.3) B (16.5)
Blue Clay Road at Site Access 1 B (13.1)
EB Approach
B (13.1)
EB Approach
Holland Drive at Site Access 2 A (8.6)
WB Approach
PM Peak 2015 Existing 2018 Future No
Build 2018 Build
2018 Build
plus
Improvements
Blue Clay Road at North Kerr
Avenue B (12.8) B (14.8) B (14.8)
Blue Clay Road at Site Access 1 B (11.3)
EB Approach
B (11.3)
EB Approach
Holland Drive at Site Access 2 A (8.7)
WB Approach
LOS (delay in seconds)
Note for unsignalized conditions, LOS and delay indicates only minor street approach with longest delay
9/15/15 15-241 Rachel’s Place Subdivision – Executive Summary iii
Summary and Conclusion
The proposed Rachel’s Place Subdivision is located off of Blue Clay Road in
Wrightsboro, New Hanover County, North Carolina. As currently planned, this
development will consist of 154 single family detached homes. Two accesses to the
development will be provided by one on Blue Clay Road and one on Holland Drive.
Based on trip generation rates and equations published in Trip Generation (Institute of
Transportation Engineers, 9th Edition), this development has a trip generation potential
of 117 net trips in the AM peak and 155 net trips in the PM peak.
Based on the analysis all study intersections are expected to operate at LOS B or better
during the AM and PM peaks. It is recommended to provide a northbound left turn lane
at Blue Clay Road and Site Access 1 of 100 feet storage with appropriate taper to
accommodate the vehicles entering the development.
In conclusion, this study has reviewed the impacts of both background traffic and this
development traffic, and has determined that with the recommended improvements in
place, there will be adequate capacity to accommodate future traffic. The final design of
these improvements will need to be coordinated during the site plan approval process.
Please note that all accesses to the site are required to be constructed to NCDOT
standards.
9/15/15 15-241 Rachel’s Place Subdivision – Transportation Impact Analysis 1
Rachel’s Place Subdivision – Transportation Impact Analysis
Wrightsboro, New Hanover County, NC Prepared for Sunny Lane, LLC September 15, 2015
Table of Contents
1.0 Introduction ............................................................................................................. 2
Figure 1 – Sketch Plan ................................................................................................ 3
Figure 2A – Site Location Map .................................................................................... 4
Figure 2B – Vicinity Map .............................................................................................. 5
2.0 Existing Conditions ................................................................................................ 6
2.1 Inventory ................................................................................................................ 6
2.2 Existing Traffic Volumes ........................................................................................ 6
Figure 3 – Existing Lane Geometry ............................................................................. 7
Figure 4 – 2015 Existing Traffic Volumes .................................................................... 8 3.0 Approved Developments and Committed Improvements ................................... 9
3.1 Approved Developments ........................................................................................ 9
3.2 Committed Improvements ...................................................................................... 9
4.0 Methodology ......................................................................................................... 10
4.1 Base Assumptions and Standards ....................................................................... 10
4.2 Trip Generation .................................................................................................... 10
4.3 Trip Distribution .................................................................................................... 11
4.4 2018 Future No Build Traffic ................................................................................ 11
4.5 2018 Build Total Traffic ........................................................................................ 11
Figure 5 – Trip Distribution ........................................................................................ 12
Figure 6 – 2018 Future No Build Volumes ................................................................. 13
Figure 7 – Site Trips .................................................................................................. 14
Figure 8 – 2018 Build Volumes .................................................................................. 15
5.0 Capacity Analysis ................................................................................................. 16
5.1 Level of Service Evaluation Criteria ..................................................................... 16
5.2 Discussion of Results ........................................................................................... 17
5.3 Level of Service Summary ................................................................................... 17
Figure 9 – Recommended Improvements .................................................................. 18
6.0 Summary and Conclusion ................................................................................... 19
Appendix ...................................................................................................................... 20
Trip Generation .......................................................................................................... 21
Level of Service Analysis ........................................................................................... 22
Traffic Volume Data ................................................................................................... 26
Supporting Documentation ........................................................................................ 27
Approved Development ............................................................................................. 28
9/15/15 15-241 Rachel’s Place Subdivision – Transportation Impact Analysis 2
Rachel’s Place Subdivision – Transportation Impact Analysis
Wrightsboro, New Hanover County, NC Prepared for Sunny Lane, LLC September 15, 2015
1.0 Introduction
The proposed Rachel’s Place Subdivision is located off of Blue Clay Road in
Wrightsboro, New Hanover County, North Carolina. As currently planned, this
development will consist of 154 single family detached homes. Two accesses to the
development will be provided by one on Blue Clay Road and one on Holland Drive.
Figure 1 show the sketch plan. The site location and vicinity map are illustrated in
Figures 2A and 2B, respectively.
DAVENPORT was retained to determine the potential traffic impacts of this
development and to identify transportation improvements that may be required to
accommodate the impacts of both background traffic and new development traffic. The
following intersections were included in the study:
SR 1310 (Blue Clay Road) at SR 1322 (North Kerr Avenue)
Blue Clay Road at Site Access 1
Holland Drive at Site Access 2
The intersections were analyzed during the AM (7-9 am) and PM (4-6 pm) peaks for the
following conditions:
2015 Existing Conditions
2018 Future No Build Conditions
2018 Build Conditions
2018 Build Condition with Mitigation (if necessary)
The planned build-out year for this development is 2018.
This Transportation Impact Analysis (TIA) was carried out based on NCDOT typical
standards. Information regarding the property was provided by Sunny Lane, LLC.
FIGURE 1
SKETCH PLAN
SITE ACCESSES
FIGURE 2A
SITE LOCATION MAP
SITE INDICATOR
FIGURE 2B
VICINITY MAP
STUDY INTERSECTIONS
EXISTING
PROPOSED
9/15/15 15-241 Rachel’s Place Subdivision – Transportation Impact Analysis 6
2.0 Existing Conditions
2.1 Inventory
A field investigation was conducted by DAVENPORT staff to determine the existing
roadway conditions in the study area. Table 2.1 contains the results of this effort.
Figure 3 illustrates the existing lane geometry.
Table 2.1 - Street Inventory
Facility Name Route # Typical Cross
Section
Pavement
Width
Speed
Limit
Maintained
By
North Kerr
Avenue SR 1322 2 lane
undivided Approx. 22’ 45 MPH NCDOT
Blue Clay Road SR 1310 2 lane
undivided Approx. 22’ 55 MPH NCDOT
Holland Drive SR 1358 2 lane
undivided Approx. 20’ 35 MPH NCDOT
2.2 Existing Traffic Volumes
Existing traffic volumes for this project were collected by DAVENPORT staff. Table 2.2
contains the dates these counts were conducted. Traffic volumes were balanced
between the study intersections by using the greater of adjacent volumes. School was
in session at the time of traffic counts. Figure 4 shows existing AM and PM peak hour
volumes. More information can be found in the Traffic Volume Data section of the
appendix.
Table 2.2 - Traffic Volume Data
Count Location: Date Taken: By:
Blue Clay Road at North Kerr Avenue 5/14/2015 DAVENPORT
Holland Drive near proposed site 9/3/2015 DAVENPORT
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27
5
/
2
7
0
26
/
1
3
137 / 236
117 / 240
17 / 35
SR 1310
(Blue Clay Road)
9/15/15 15-241 Rachel’s Place Subdivision – Transportation Impact Analysis 9
3.0 Approved Developments and Committed Improvements
3.1 Approved Developments
Approved developments are developments that have been recently approved in the
area, but not yet constructed. Per the WMPO staff, there are two developments seeking
approval in the vicinity of the project that will be incorporated into the analysis.
River Bluffs is a multi-development consisting of single family homes, condominiums,
small retirement community and a country store located off of Chair Road whose TIA
was completed by Ramey Kemp & Associates in 2008. This development is estimated
to generate 4,555 daily site trips (251 trips in the AM peak and 393 trips in the PM
peak).
Trasco Distribution Center is a 205,000 square foot building located on North Kerr
Avenue between Blue Clay Road and North Kerr Avenue whose TIA was completed by
Ramey Kemp & Associates in 2014. This development is estimated to generate 1,776
daily site trips (360 trips in the AM peak and 340 trips in the PM peak).
Riverside Development is a multi-family consisting of 165 single family detached homes
and 72 apartments located off of North Kerr Avenue whose TIA was completed by
DAVENPORT in May 2015. This development was analyzed for two (2) phases. Phase 1 (2016) will consist of 100 single family homes. Full Build (2019) will consist of 165
single family homes and 72 apartments. Since Riverside Development will be phase
constructed before and after the Rachel’s Place Subdivision, the Phase 1 trips were
used in the analysis. The Phase 1 development is estimated to generate 1,050 daily site
trips (80 trips in the AM peak and 105 trips in the PM peak).
The site trips for each development were incorporated into all future build conditions.
More information can be found in the Supporting Documents section of the Appendix.
3.2 Committed Improvements
Committed Improvements are improvements that are planned by NCDOT or a
developer in the area, but not yet constructed. Per WMPO, there are recommended
committed improvements in the study area due to the two approved developments.
These improvements are at the intersection of Castle Hayne Road and North Kerr
Avenue, which is outside of the study area.
9/15/15 15-241 Rachel’s Place Subdivision – Transportation Impact Analysis 10
4.0 Methodology
4.1 Base Assumptions and Standards
In general, the analysis for this project was conducted utilizing commonly accepted
NCDOT standards. The following table contains a summary of the base assumptions:
Table 4.1 - Assumptions
Peak Hour Factor 0.90
Background Traffic Annual Growth Rate 1.0% per year for all roadways
Analysis Software Synchro/SimTraffic Version 8.0
Base Signal Timing/Phasing NCDOT
Lane widths 12-feet unless measured otherwise
Truck percentages 2%
4.2 Trip Generation
Trips for this development were projecting using TripGen 2013 software, based on the
9th edition of ITE Trip Generation Manual. Table 4.2 presents the results.
Table 4.2 - ITE Trip Generation
Rachel’s Place Subdivision
Average Weekday Driveway Volumes 24 Hour AM Peak
Hour PM Peak Hour Two-Way
Land Use
ITE
Land
Code
Size Volume Enter Exit Enter Exit
Single Family
Homes 210 154 Dwelling
Units 1,562 29 88 98 57
Total Trips 1,562 29 88 98 57
9/15/15 15-241 Rachel’s Place Subdivision – Transportation Impact Analysis 11
4.3 Trip Distribution
Site trips for this proposed development were distributed based on the existing traffic
patterns and engineering judgment. The trip distribution model is shown in Figure 5, and
the directional distributions for site trips are as follows:
• 40% to and from the south on Blue Clay Road
• 20% to and from the east on North Kerr Avenue
• 15% to and from the north on Blue Clay Road
• 15% to and from the west on Holland Drive
• 10% to and from the west on North Kerr Avenue
4.4 2018 Future No Build Traffic
The 2018 future no build traffic volumes were computed by applying a 1.0%
compounded annual growth rate to the 2015 existing traffic volumes and adding
approved development trips. Figure 6 shows 2018 future no build traffic volumes for AM
and PM peaks.
4.5 2018 Build Total Traffic
The 2018 build-out traffic volume was obtained by summing the 2018 future no build
volumes and site trips due to the proposed development. Site trips are shown in Figure
7. The 2018 future build volumes are shown for AM and PM peaks in Figure 8. More
information can be found in the Traffic Volume Data section of the appendix.
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SR 1310
(Blue Clay Road)
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PRO
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15
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4
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1
3
2
2
(
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SR 1310
(Blue Clay Road)
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433 / 215
4 / 15
204 / 36
20 / 69
13
/
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(Blue Clay Road)
69
9/15/15 15-241 Rachel’s Place Subdivision – Transportation Impact Analysis 16
5.0 Capacity Analysis
5.1 Level of Service Evaluation Criteria
The Transportation Research Board’s Highway Capacity Manual (HCM) utilizes a term
“level of service” to measure how traffic operates in intersections and on roadway
segments. There are currently six levels of service ranging from A to F. Level of
service “A” represents the best conditions and Level of Service “F” represents the worst.
Synchro Traffic Modeling software was used to determine the level of service for studied
intersections. Note for unsignalized intersection analysis, the level of service noted is
for the worst approach of the intersection. This is typically the left turn movement for
the side street approach, due to the number of opposing movements. All worksheet
reports from the analyses can be found in the Appendix.
Table 5.1 – Highway Capacity Manual
Levels of Service and Control Delay Criteria
Signalized Intersection Unsignalized Intersection
Level of Service Control Delay Per
vehicle (sec) Level of Service Delay Range
(sec)
A ≤ 10 A ≤ 10
B > 10 and ≤ 20 B > 10 and ≤ 15
C > 20 and ≤ 35 C > 15 and ≤ 25
D > 35 and ≤ 55 D > 25 and ≤ 35
E > 55 and ≤ 80 E > 35 and ≤ 50
F > 80 F > 50
9/15/15 15-241 Rachel’s Place Subdivision – Transportation Impact Analysis 17
5.2 Discussion of Results
The following section discusses 2018 level of service for each intersection.
Blue Clay Road at North Kerr Avenue
This signalized intersection currently operates at LOS B during the AM and PM peaks.
In 2016 future no build conditions and build conditions, the level of service is expected
to remain the same. No improvements are recommended.
Blue Clay Road at Site Access 1
In 2018 with site traffic, this intersection is expected to operate at LOS B in the AM and
PM peaks. It is recommended to provide 100 feet of storage with appropriate taper for a
northbound left turn lane on Blue Clay Road to accommodate vehicles entering the
development.
Holland Drive at Site Access 2
In 2018 with site traffic, this intersection is expected to operate at LOS A in the AM and
PM peaks. No improvements are recommended.
5.3 Level of Service Summary
Table 5.2 summarizes the level of service analysis at the study intersections:
Table 5.2 - Level of Service Summary
AM Peak 2015 Existing 2018 Future No
Build 2018 Build
2018 Build
plus
Improvements
Blue Clay Road at North Kerr
Avenue B (13.6) B (16.3) B (16.5)
Blue Clay Road at Site Access 1 B (13.1)
EB Approach
B (13.1)
EB Approach
Holland Drive at Site Access 2 A (8.6)
WB Approach
PM Peak 2015 Existing 2018 Future No
Build 2018 Build
2018 Build
plus
Improvements
Blue Clay Road at North Kerr
Avenue B (12.8) B (14.8) B (14.8)
Blue Clay Road at Site Access 1 B (11.3)
EB Approach
B (11.3)
EB Approach
Holland Drive at Site Access 2 A (8.7)
WB Approach
LOS (delay in seconds)
Note for unsignalized conditions, LOS and delay indicates only minor street approach with longest delay
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9/15/15 15-241 Rachel’s Place Subdivision – Transportation Impact Analysis 19
6.0 Summary and Conclusion
The proposed Rachel’s Place Subdivision is located off of Blue Clay Road in
Wrightsboro, New Hanover County, North Carolina. As currently planned, this
development will consist of 154 single family detached homes. Two accesses to the
development will be provided by one on Blue Clay Road and one on Holland Drive.
Based on trip generation rates and equations published in Trip Generation (Institute of
Transportation Engineers, 9th Edition), this development has a trip generation potential
of 117 net trips in the AM peak and 155 net trips in the PM peak.
Based on the analysis all study intersections are expected to operate at LOS B or better
during the AM and PM peaks. It is recommended to provide a northbound left turn lane
at Blue Clay Road and Site Access 1 of 100 feet storage with appropriate taper to
accommodate the vehicles entering the development.
In conclusion, this study has reviewed the impacts of both background traffic and this
development traffic, and has determined that with the recommended improvements in
place, there will be adequate capacity to accommodate future traffic. The final design of
these improvements will need to be coordinated during the site plan approval process.
Please note that all accesses to the site are required to be constructed to NCDOT
standards.