Homestead Estates at River Oaks PP App Package3DJHRI
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SUBMISSION REQUIREMENTS
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Signature of Property Owner and/or Developer Print Name
Name of Applicant or Owner Date of Application
Address City, State, Zip
Email Address Telephone Number of Owner
Name of Surveyor (if different than Owner) Telephone Number of Surveyor (if different than Owner)
Address of Surveyor (if different than Owner) City, State, Zip
Email Address (if different than Owner) Parcel ID Number
Location of Property Square Feet/Acres on Plat
Project Name Land Classification
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DEVELOPMENT
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BillClarkHomesofWilmington,LLC April30,2019
230EastArlingtonBlvd.Greenville,NC27858
lweaver@billclarkhomes.com 2528141481
StroudEngineering,PA 9108150775
102DCinemaDrive Wilmington,NC28403
jfentress@stroudengineer.com R08100-006-239-000
EastofRiverRd,southofMcQuillanDr.atend 1,046,173SF/24.02AC.
HomesteadEstatesPhase3Transition
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Site Plan Requirements (Section 51.5-2of Zoning Ordinance)
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CHECKLIST & DENSITY CALCULATIONS
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DENSITY CALCULATIONS:
Gross Tract Acreage: _________________________
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Net Tract Acreage _________________________
Equal Number of units permitted on site Total Number Units
Permitted:_______________________(Net Acreage
times Applicable zone factor)
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24.03
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11.39
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Project: PW-103-8
Engineer: JHF
Date: 5/6/2019
Homestead Estates at River Oaks, Phase 3
Project Narrative
Introduction
Homestead Estates at River Oaks is a residential subdivision located in southern New Hanover County. Phase
3 of Homestead Estates at River Oaks is the remaining balance of the Burnett tract that has been developed
over the last thirty years mostly recognized as River Oaks. This remaining twenty-four acres lies just south of
the termini of McQuillan Drive and is bounded to the east by the original eastern tract boundary. This area
was identified as “Future Development” on the Homestead Estates Phase 1 Preliminary Plan. This present
phase of development proposes 26 single family lots developed under the Performance Residential zoning
criteria at a net density of 2.28 units per acre. Homestead Estates Phase 2A is complete and construction has
begun on Phase 2B. Phase 3 is intended to be a continuation of prior phases with respect to public
infrastructure design criteria and housing type
The site is bounded to the east by the Carolina Inlet Acres subdivision, River Oaks Section 7 Phase 3 to the
north, River Oaks Section 6 Phase 2 to the West, and Homestead Estates Phase 2A to the South. This last
phase of development is constrained to provide connection to prior phases by wetlands and adjacent
developments by lack of adequately dedicated rights of way. To this end, the project seeks relief from the
county’s specified maximum cul de sac length. The proposed cul de sac does comply with the State’s public
road standards in this same regard. The project proposes the public road right of way to be designed and built
compliant for public road acceptance standards.
Upland portions of the site are wooded with a thin stand of immature pines of 12 to 18 inches diameters.
These areas are mostly clear of underbrush due to persistent mowing. No significant trees, as defined by the
New Hanover Ccounty Zoning Ordinance, are located within the proposed Penny Royal Lane right of way.
The proposed lots will be selectively cleared at the time of home construction. Soils in upland areas are
typically Kureb and poorly drained Leon and Torhunta sands. Wetlands are dominated by a mix of sweetbays
and gums along with a dense evergreen underbrush. Soils in wetland areas are typically Pamlico muck and
poorly drained Leon and Torhunta sands.
Roadways
Phase 3 is afforded access via extension of Penny Royal Lane. The road extension of nearly 1300 lineal feet
will be dedicated as public, built to North Carolina Department of Transportation specifications, and offered
to the State for adoption upon satisfaction of residency requirements. The road will feature a forty feet wide
right of with curb and gutter and curb outlet swales. A single five feet wide sidewalk is proposed along the
west side of Penny Royal Lane extended to the proposed cul de sac. This sidewalk will be considered an
encroachment to the public road right of way and be the responsibility of the Homeowner’s Association
Utilities
The site is afforded water and sewer by Aqua, NC. Extension of the existing water and sewer mains will be
required to provide service to the 26 proposed residences. Phase 3 will drain to the pump station which was
constructed along Royal Fern Drive in Phase 1. Approximately 1,300 LF of gravity sewer main and water
main will be installed in Phase 3.
Two additional fire hydrants will be provided along the subdivision road and modeled to verify that adequate
flow and pressure are available. A Blow off will be provided at its dead end.
All directly related environmental permit or certification applications are being prepared, have been applied
for, or have been obtained.
Stormwater
The project drains generally from northeast to southwest via existing ditches and wetlands within the center of
the site to a culvert under River Road then ultimately on to the Cape Fear River. A North Carolina
Department of Environmental Quality, NCDEQ, low density curb and gutter stormwater permit will be
obtained for this last phase. Stormwater management practices utilized by prior phases will be maintained in
this phase. This phase will utilize prior reservation of Built Upon Area, BUA, to maintain its permitted low
density standard. Proposed development insures an overall impervious of 24% within Homestead Estates in
accordance with NCDEQ low density curb outlet regulations. Curb outlets will be routed through a minimum
of one hundred feet long vegetated swale with 5:1 side slopes. Outlet swales are designed with a minimum
0.3% longitudinal slope and will pass the 10 year storm with a velocity not to exceed 2 feet per second.
The scope of the existing New Hanover County stormwater permit issued on 6/29/17 was limited to Phase 2
due to the uncertainty of this future phase. This permit will be modified to incorporate Phase 3. Detention
will continue to be provided primarily by routing runoff through extensive wetland areas to increase the time
of concentration, providing outlets for undrained upland soils, and by disconnecting impervious surfaces on
lots from the collection and conveyance systems. The predeveloped site consists of hydrologic group C and
D soils. A significant portion of these group soils are undrained Leon sands located in uplands. These soils
offer little soil storage capacity, resulting in a high predevelopment curve number and runoff rate which
serves to minimize the effect of impervious surfaces on postdevelopment runoff rates. The installation of
swales will enable effective lateral drainage of the Leon soils, providing additional soil storage capacity that is
represented by larger areas of hydrologic group A soils in the postdevelopment curve number calculations.
The effective draining of these soils was limited to areas within fifty feet of swales. A postdevelopment
composite curve number was determined by using TR-55 Figure 2.4 with a 24% total impervious, 75% of
which is connected impervious. The classification of 25% of the proposed impervious area as unconnected is
predicated on approximately 1/3 of the runoff from lots not being directly connected to the roadway collection
system or the vegetated conveyance systems. Runoff directed to the road and, ultimately, the curb outlet
systems, is limited mostly to the R/W. These factors yield a postdevelopment drainage scenario that mimics
the predevelopment drainage conditions.
Erosion Control
Silt fence will be used to contain sediment around portions of the site which will drain towards adjoining
property or wetlands. The curb outlet swales will be used to direct drainage to temporary sediment traps at
the perimeter of the project. Hardware cloth and gravel type protection is proposed at each curb outlet. A
stone construction entrance will be used at the existing end of Penny Royal Lane to prevent transport of
sediment away from the jobsite.