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6/30/2022 210291 Ironwood – TIA Executive Summary i
Ironwood – Transportation Impact Analysis
Hanover County, NC
Prepared for Hoosier Daddy, LLC.
June 30, 2022
Executive Summary
The proposed Ironwood development is to be located north of Shiloh Drive and east of
Rosa Parks Lane in New Hanover County, NC. The development proposes to utilize the
existing Shiloh Drive and two (2) proposed site access points off US 421.
Ironwood development will be analyzed for three (3) phases:
Phase 1A will consist of 125 dwelling units of single-family homes. Phase 1A will
utilize the existing Shiloh Drive as the site access. The build year for Phase 1A is
assumed to be 2023.
Phase 1B includes the addition of approximately 125 dwelling units of townhomes.
In addition to the existing Shiloh Drive, Phase 1B proposes a new right-in right-out
access connection on US 421 north of Rosa Parks Lane. The build year for Phase
1B is assumed to be 2024.
Phase 2 includes the addition of approximately 116 dwelling units of townhomes.
Phase 2 proposes an egress only access connection on US 421 north of Sanders
Road, south of the Tregembo Animal Park. The build year for Phase 2 is assumed
to be 2026.
Based on rates and equations in the ITE Trip Generation Manual, the site has a trip
generation potential of 204 trips in the AM peak, 255 trips in the PM peak and a total of
3,058 daily trips.
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 need for roadway improvements was reviewed based on the capacity analysis and
turn lane warrant analysis. In Phase 1A condition, no improvements are recommended
based upon the results.
In Phase 1B, based on the capacity analysis, NCDOT turn lane criteria and projected
volumes, a right turn lane on US 421 is warranted at Site Access 1.
At the intersection of US 421 and SB-NB U-turn south of Rosa Parks Lane, it is
recommended to extend the southbound U-turn lane from 450 feet to 500 feet of storage.
It is also recommended to optimize the signal timings at this intersection.
6/30/2022 210291 Ironwood – TIA Executive Summary ii
Based on the NCDOT nomograph for intersection signalization with two or three
approaches, a traffic signal is warranted at US 421 and Beau Rivage Driveway during
existing conditions whether the development is built or not. Due to the proximity of the
nearby signal, the installation of a signal is not recommended. The committed northbound
leftover/U-turn lane storage is expected to be adequate to contain the future queues. Also,
exiting traffic can reroute and use alternative accesses to reduce exit delays.
Based on the Phase 2 analysis, the recommendations from Phase 1B are expected to
remain adequate.
Please note that all site access points should be designed according to NCDOT and City
of Wilmington standards. The recommended improvements are illustrated in Exhibit A
and are summarized in Table A. In conclusion, this analysis has been conducted based
on the City of Wilmington and NCDOT guidelines and has identified roadway
improvements to mitigate this development’s impacts.
Farrell, Robert
From:James Yopp <james@rockfordpartners.net>
Sent:Wednesday, January 11, 2023 9:54 AM
To:Farrell, Robert; Doss, Amy
Subject:Ironwood/Tarin Woods Townes and McQuillan Pines
Attachments:2022-12-22 Tarin Woods_ Overall.pdf; 2022-12-22 McQuillan Pines.pdf; BASE_R5
_REZONING_REV14.pdf; Rezoning_Exhibit_REV2.pdf
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Robert and Amy,
Above are renderings of the site plan that provides the amenity area and stormwater ponds for Ironwood/Tarin Woods
Townes and McQuillan Pines. I apologize if this was not in the submittal. Also provided are the engineers back and white
exhibits reflecting labeled stormwater ponds, amenity areas for both rezonings and the access easement for the
McQuillan Pines submittal.
1) Ironwood/Tarin Woods Townes: The development area is primarily an open grass field. There are phases
of development that will impact small 6 to 16 inch short leaf pines and scrub brush. Significant trees will be
surveyed and mitigated to the best of the ability for the development while meeting NHC requirements and also
including water and sanitary sewer utilities, stormwater, and road connectivity. Transplanting of trees will be
performed where feasible.
2) McQuillan Pines: The development area is primarily an open grass field. Vegetation on
site includes small 6 to 16 inch short leaf pines, scrub brush, and small laurel oaks. Significant trees will be
surveyed and mitigated to the best of the ability for the development while meeting NHC requirements and also
including water and sanitary sewer utilities, stormwater, and road connectivity. Transplanting of trees will be
performed where feasible.
Please confirm that this information satisfies your email request for updated rezoning applications and we are on
schedule for February 2nd planning board. Let me know a day and time best to meet with you on the projects overall
scope and TIA’s performed for each.
Thank you,
James Yopp
910-443-3060
James@RockfordPartners.net