2023047.00- Whiskey Branch TRC Response
February 15, 2024
Robert Farrell
New Hanover County TRC
230 Government Center Drive, Suite 110
Wilmington, NC 28403
Response pursuant to TRC comments dated 12-6-23
Whiskey Branch – Apartments and Townhomes – TRC Review
Wilmington, North Carolina
BMG Project No.: 2023047.00
Mr. Farrell:
Please accept this resubmittal package for the above-referenced project.
The following documents are provided for your use in support of the submission:
• Site Plans (PDF)
• Vehicle Tracking Plan (PDF)
• Site Lighting Plan (PDF)*
o * Site Lighting Plan needs minor revisions per the latest layout changes
• NCDOT & WMPO Correspondence (PDF’s of emails)
• Hydrant Flow Test Results (PDF)
• Response letter (PDF)
This resubmission includes responses to all provided TRC and external comments dated December
6th, 2023.
If you have any questions or need any additional information, please do not hesitate to contact me.
Sincerely,
BECKER MORGAN GROUP, INC.
Mark Strickland, P.E.
Associate
Cell: 302-233-3071
MDS/
Planning, Zach Dickerson 910-798-7450
1. Zoning – PD
2. Use:
a. Residential-Single Family Attached, 50 units & Multi-Family Apartment Units
b. Please confirm the number of multi-family units proposed.
Response: Unit counts by type have been added to the site data table on sheet C-001.
3. General Comments
a. Please note PD rezoning condition 2D, “Sidewalks will be provided along both
sides of roads within the development at a width of five feet (5’), except for
portions of roads adjacent to the “Utility Easement” depicted on the MDP Master
Plan, where sidewalks will be limited to one side of the road.” -Per this
condition, it appears that sidewalks would be required at the areas indicated in
red bubble below (separate attachment).
Response: Sidewalk has been added where noted, except for the west side of Seaforth
Drive, as directed by Robert Farrell in email correspondence dated 12/4/2023 This
sidewalk would be provided with the next phase..
b. Please include total acreage of open space for this phase of the project in the site
data table
Response: Proposed acreages of open space by phase have been added to the site data
table along with required open space calculations per the Timbers at
Whiskey Branch single family project previously completed in the Planned
Development Master Plan (Timbers at Whiskey Branch notes 0.73 acres of
Open Space required for all future development).
c. Suggestion: Add a note to the plans specifying the areas labeled as Game and
Dog Park are included in the open space calculations. It may be good to just
leave them named as “Open Space” rather than stating on these plans that they’re
going to be a dog park/pickleball/bocce ball area.
Response: The open space amenities have been labeled as Open Space and included in
the open space calculations on the site data table on sheet C-001.
d. Please note that the approval of the preliminary plans must be given prior to
applying for Final Plat.
Response: Noted.
4. Parking
a. Do the townhome units have garages?
Response: Each townhome unit has a garage. Parking calculations have been revised to
account for the garage spaces on C-001.
b. It appears that parking for the multi-family portion is in excess of what is
required, but confirmation of number of multi-family/apartment units will help
determine exactly how much parking is in excess.
Response: Updated building units have been added to the site data. The parking count
has been updated on cover sheet (C-001) and site plan (C-201).
c. Suggestion: for parking that is in excess of what is required, please consider
using pervious pavement.
Response: Suggestion noted.
5. Tree Removal/Retention:
a. Tree Removal Permit TR-21-000027 has already been granted for this
development.
Response: Noted.
6. Lighting:
a. Please note that with the latest update to the UDO, a lighting plan is not required
at time of TRC approval. See below excerpt from Section 5.5.3:
i. Information about the exterior lighting for the site that demonstrates
compliance with the standards in this section shall be submitted in
conjunction with an application for site approval (Section 10.3.6, Site
Plan) or zoning compliance approval (Section 10.3.8, Zoning
Compliance Approval), whichever comes first, approved no later than at
time of construction plan approval.
Response: Noted. Site lighting will be coordinated with and designed by Duke Energy.
b. When lighting plan is submitted, please ensure that the foot candles from the
street lights at the lot lines do not exceed 0.5, as the adjacent land is residential.
Response: Preliminary Lighting Plan included for review. Revisions needed per final site
layout.
7. Landscaping:
a. Please confirm the 17.82 acreage disturbed for this portion of the development-
this would require 267 trees be planted or retained per UDO Section 5.4.2.B.
Response: The disturbed acreage has been revised to match the updated project
boundary and required planting calculations have been updated.
b. Please note that foundation plantings are required for all portions of a building
facing parking or internal drive aisles, only multi-family in this project. This all
looks like its being met with the exception of the west side of Building #6.
Response: Foundation plantings have been added to the west side of Building #6.
8. Signs:
a. Please note that all signs are subject to section 5.6 of the UDO.
Response: This provision has been added to the site data column on sheet C-001.
b. Please submit for sign permits prior to installation.
Response: Sign permits will be submitted prior to installation by the signage consultant
or owner, near the end of the site permitting process.
9. Please note that no building permit for any structure shall be issued which requires
NCDOT approval for a Driveway Permit until NCDOT has issued the approval. Evidence
of approval shall accompany the application for the building permit.
Response: No driveway permit update is required per correspondence with NCDOT
(email dated 1/16/24) and WMPO (emailed dated 12/21/23). The existing TIA
Documentation and Driveway permit will be provided by the architect with building
permit applications.
Fire Services, Sunnie Batson 910-798-7464
1. Apparatus access widths as shown on Truck-17 overlay are acceptable.
Response: Noted.
2. Hydrant placement will depend on FDC locations on the buildings. Hydrants must be
within 100’ of every FDC.
Response: Hydrants have been revised to be within 100’ of each FDC.
3. Please see appendix for other NHC Fire comments.
Required for Plan Review Submittal
➢ The complete TRC/Site plans comments from New Hanover County Fire staff
shall be submitted along with the building plans for review to New Hanover
County Fire Marshal’s Office. This shall include the complete set of civil plans.
Failure to submit the comments or complete set of civil plans will result in a
resubmittal for review for verification of compliance.
Response: Noted.
➢ Any building with a generator or aboveground storage tank (AST) shall include
an engineered plan complying with the NCFC Chapter 23, 57 and NFPA 30
showing all applicable distances as required from those specific requirements.
Response: N/A
➢ Any plan involving an underground storage tank (UST) shall include an
engineered plan complying with NCFC Chapter 23, 57, and NFPA 30 for
Underground Storage Tank Cover requirements. This plan shall also show vent
lines.
Response: A 250-gallon UST is shown by the pool area and will be noted to be
installed per all applicable Codes including NCFC Chapter 23, 57, and NFPA
30.
➢ Per NCFC 503.6, submit for review the details and manufacturer information for
the gate across the fire department access road. Include both the UL and ASTM
Listing in the documentation attachments for approval. This review shall include
the written approval of the Fire Chief or any New Hanover Deputy Fire Marshal
and any additional details of approval during this review process. (EMBEDDED
ON PLANS) (WRITTEN TRC APPROVAL)
Response: No road gates are proposed.
➢ Per NCFC 507.1, Provide an Engineered fire flow analysis report in accordance
with the fire code and Appendix B to include pertinent information. A fire flow
test shall be conducted in accordance with NFPA 291 and NCFC 507.4. This
report shall be submitted by a P.E. and include the stamp of the submitting
individual on the report.
Response: Hydrant flow test report completed by BFPE is provided with the
revised submittal.
Accessibility
➢ All new structures larger than 7,500 square feet must comply with section 510 of
the NC Fire code. An Emergency Responder Radio Coverage (ERRC) survey
must be conducted, and results given to the New Hanover County Fire Marshal’s
Office Fire Plan Reviewer. All buildings that are more than one story,
underground, windowless or buildings with a basement must complete an ERRC
survey. (It is highly recommended that a pre-construction survey be conducted,
however a pre-construction survey is not required).
Response: The ERRC Survey will be completed by the Owner.
➢ All new structures must comply with Appendix J of the NC Fire Code, Building
Information Signs. An example can be provided upon request.
Response: Noted.
➢ Fire apparatus access roads are required at time of construction. They are to be
capable of handling the weight of fire apparatus and be passable in all weather
conditions. Fire apparatus access roads are to be a minimum of 20 feet wide
(Chapter 5), unless there are fire hydrants installed along the roadway then
minimum is 26 feet wide (Appendix D). The fire code official may increase this
width as necessary based on potential for fire apparatus response. Dead end
roads greater than 150 feet in length shall require an approved means for fire
apparatus to turn around (Chapter 5 and Appendix D). Fire apparatus access
roads shall provide a clear vertical clearance of 14 feet including trees, canopies,
bridges, etc. (Chapter 5 requirement is 13 feet 6 inches, however AHJ requires
14 feet based on local apparatus).
o **Truck 17 overlay submitted for review and widths are acceptable.
Response: Noted
➢ Street and road signs are required, temporary signs during construction are
acceptable as long as they are legible and weather resistant. (Chapter 5).
Response: Noted
➢ Fire apparatus access roads that access commercial buildings greater than 30 feet
in height are to be a minimum of 26 feet wide, be capable of handling the weight
of aerial fire apparatus (100,000 lbs.) and be passable in all weather conditions.
Response: No commercial buildings are proposed for this site.
➢ Parking shall not be allowed on either side of the above-mentioned roadway. If
roadside parking is desired the minimum road width shall be increased, contact
the fire code official for further information. No Parking signs shall be a
minimum of 12 inches wide and 18 inches tall. Commercial buildings shall have
fire lanes marked (Chapter 5).
Response: No commercial buildings are proposed for this site.
➢ Fire apparatus access roads shall provide access to within 150 feet of each side
of the first-floor exterior walls unless the building is equipped throughout with
an approved automatic sprinkler system then the distance increases to 200 feet
(Chapter 5). If these options are not selected, please contact the fire code official
and fire department for guidance.
Response: All first-floor exterior walls are within 150’ (apartment buildings,
sprinklered) or 200’ (townhome buildings, not sprinklered) of fire apparatus
access roads.
➢ A secondary fire apparatus access road may be required based on the size of the
project 62,000 sqft, or 3 stories or 30ft in height) or if an impairment of a single
fire apparatus access road would limit access under emergency conditions.
Secondary access may also be required to facilitate evacuation during a natural
or man-made disaster (Chapter 5 and Appendix D)
Response: Noted.
➢ Gates on fire apparatus access roads are discouraged due to the delay in
response. If gated access is deemed necessary it shall be either staffed with
personnel 24 hours per day every day, 365 days of the year or must include
KNOX key bypass switch and siren activation (both). (Chapter 5).
Response: No road gates are proposed.
➢ Traffic calming devices are highly discouraged due to the delay in response.
Speed bumps/humps are prohibited. Requests for other traffic calming devices
must be evaluated during the Technical review (TRC).
Response: No traffic calming devices are proposed.
➢ Fire lanes shall be a minimum of 18 feet wide and 14 feet vertical clearance feet
including trees, canopies, bridges, etc. and must be marked.
Response: Noted
➢ Key boxes (KNOX Boxes)
o Required if structure is required to have a fire alarm system or automatic
sprinkler system.
o Knox Box required at/adjacent to the front (main) entrance, at an
elevation of 5 ft, ± 6 in. A KNOX box(es) is(are) required at the exterior
access nearest the fire sprinkler riser(s). Larger facilities may require
additional key boxes. All key box locations must be shown on the
building plans. All key boxes are required to be installed prior to final
inspection.
o The customer may order online from Knox.
Response: Owner will provide the Knox Boxes and locations will be indicated on
the architectural plans for the building permit process.
➢ Premises identification is required. Address and or unit numbers are required on
the street side as well as unit identification on rear access doors. Letters and
Numbers shall not be less than 6 inches tall and 3/4 inches wide; must be
weather resistant and contrasting in color to their background. (Chapter 5).
Buildings constructed under the 2018 code shall require additional signage per
Appendix J.
Response: Noted
➢ Rooms containing controls for HVAC, fire sprinkler risers, fire alarm control
panels, or other fire detection/protection equipment must be identified with
signage (Chapter 5).
Response: Noted
➢ Generator and solar installations shall be in accordance with Chapter 6.
Response: No generator or solar installations are proposed.
Water Supply (Chapter 5 and Appendix C)
➢ If a water supply is required for fire protection a fire hydrant system or other
means approved by the fire code official must be present prior to beginning
construction and be maintained operable during the construction period. (For
construction, fire dept. water shuttle counts as long as there is a fill site within
range).
Response: Noted
➢ An engineered fire low calculation indicating the available fire flow shall be
submitted to the Fire Marshal’s Office during plans review.
Response: Hydrant flow test report completed by BFPE is provided with the
revised submittal.
➢ If an approved water supply capable of supplying the required fire flow for fire
protection is available, fire hydrants shall be provided.
Response: Fire hydrants have been specified on the site plans.
➢ If the approved water supply is not capable of supplying the required fire flow
for fire protection is available, fire hydrants shall be provided.
Response: Fire hydrants have been specified on the site plans.
➢ If the approved water supply is not capable of supplying the required fire flow
for fire protection a private system shall be engineered to meet the required fire
flow for both automatic sprinkler systems and fire hydrants.
Response: Noted
➢ Fire Hydrants
o All fire hydrants shall have a 5 ¼ inch barrel, a 5 ¼ inch valve opening,
two 2 ½ inch NST side discharges and a 5-inch pumper nozzle with a 5-
inch STORZ connection. Further information on the technical
specifications is available from the fire code official or Cape Fear Public
Utility Authority.
Response: Detail W-9 from the CFPUA details has been included on the site
plans.
o All fire hydrants shall be installed so they are visible from the fire
apparatus access road with unobstructed access and a clear space no less
than 36 inches in all directions. They shall be protected from vehicle
impact by curbing, guard posts or other means approved by the fire code
official. They shall be oriented with the large discharge facing the
nearest street. All discharges shall meet the NFPA requirements for
distance above grade.
Response: The provided hydrant locations meet spacing requirements.
o Fire hydrants in mixed use and commercial areas shall be installed so
that all insured properties are withing 250 feet of a hydrant (hydrant
spacing approximately 500 feet apart along fire apparatus access roads
and preferable located at intersections when possible).
Response: No mixed use or commercial areas are proposed.
o Fire hydrants for industrial and manufacturing areas shall be installed so
that all structures are within 250 feet of a fire hydrant; distances may be
adjusted more or less based on approval of the fire code official and
based on the hazards present.
Response: No industrial or manufacturing areas are proposed.
o Additional fire hydrants may be required by the fire code official based
on the type of hazard or use of the protected structure. (Appendix C)
Response: Noted.
o Fire Hydrants should be located 50 feet or more from the structure they
protect.
**Submitted hydrant locations will be subject to FDC placement on the
buildings.
Response: Fire Hydrants have been placed following minimum/maximum
separation distances described above. Proposed FDC locations are shown on
this plan set.
➢ Fire Department Connections (FDC)
o Fire department connection shall utilize 5-inch Storz connections with a
30 degree down angle. Remote FDC’s are discouraged.
o A fire hydrant shall be located no less than 50 feet from the structure
and no greater than 100 feet from the fire department connection. For
buildings with multiple fire department connections, each one shall have
a dedicated fire hydrant.
o The fire department connection shall be located so that the fire apparatus
and the hoses connecting it to the fire hydrant and to the fire department
connection and do not obstruct access to the buildings for other fire
apparatus.
o Fire department connections shall not be obstructed by fences, bushes,
dumpsters, utilities, or vehicles.
o Fire department connections are to be unobstructed within 36 inches
clearance to both sides and 78 inches vertically.
o An audible/visual device indicating water flow or fire alarm activation
shall be located above the fire department connection.
o The fire department connection shall be labeled with code compliant
signage indicating the type of connection and where more than one fire
department connection exists additional signage is required to indicate
the area protected.
▪ Emergency Operations Staging Areas, 4 ft x 10 ft area out of
the travel path at each standpipe location. Must be marked with
signage “Fire Equipment Staging Area – Keep Clear at All
Times”.
▪ Details can be found in NC Fire Code Chapter 36.
Demolition
➢ All demolition work must comply with Chapter 33.
Response: Noted
NCDOT, Benjamin T. Hughes, P.E. District Engineer
1. Driveway Permit:
➢ A NCDOT Driveway Permit was approved for this site on September 16, 2022.
Cover Letter and plan sheet attached for your records.
2. Traffic Impact Analysis:
➢ Per the approved phased TIA (Revised August 14, 2020) roadway improvements
are required with this phase (phase 1B, includes phase 1A also).
➢ NC 132 (South College Road) at Site Drive 3 (proposed RIRO):
i. Construct the site access with one ingress and one egress lane.
ii. Restrict the westbound approach to right-in/right-out.
iii. Provide stop control for the westbound approach.
iv. Construct a northbound right turn lane with 400 feet of storage, 50 feet
of full-width deceleration and appropriate taper.
v. Provide a minimum of 400 feet of internal protected stem.
➢ The full buildout will require additional roadway improvements.
3. Site Plan Comments:
➢ Show the roadway improvements on the site plan.
Response: Adjacent roadway improvements are shown on the revised plans.
4. Sight Triangles and Sight Distance:
➢ Show and label the 10’ X 70’ NCDOT sight triangles.
i. No obstructions shall be placed within NCDOT sight triangles.
➢ Show and label appropriate sight distances.
o No obstructions shall be placed within the stopping sight distance.
o Reference table 3-1 below for design requirements.
➢ Label the internal protection stem length for the proposed driveway connection.
o Measured from the right-of-way line.
o Per the approved TIA this should be 400’.
Response: No NCDOT entrances are proposed, thus no sight distance triangles or
additional entrance details are provided with this submittal.
➢ This Development is located within TIP U-5702B. With that in mind, any
accesses that conflict with the planned transportation infrastructure may be
modified and/or removed and there shall not be any compensation made by
NCDOT. The current TIP U-5702B is proposed as a divided facility with three
thru lanes in each direction with intersection improvements and access
management.
Wilmington Urban Area Metropolitan Planning Organization (WMPO)
1. Please confirm which phase this development is associated with per the TIA approval
with conditions letter dated January 14, 2021, for Whiskey Branch Development.
Response: This is Phase 2 of the Jan 14, 2021 TIA approval. No update is required per
email correspondence dated 12/21/2023 and 1/16/2024 (attached with submittal).
2. Show all road improvements in plans associated with this phase of the Whiskey Branch
Development.
Response: Adjacent roadway improvements are shown on the revised plans.
3. Label ADA detectable warning pads at ADA access aisles, crosswalks, and curb ramps.
Response: ADA warning pads shown on the revised site plans at all access aisles,
crosswalks, and curb ramps.
4. Provide an appropriate number of ADA parking stalls and access aisles. Include
appropriate details in plans.
Response: ADA parking stalls and access aisles have been added to the site plans.
Details included with the site detail sheets.
5. Show all traffic control devices on plans. Include appropriate details in plans.
Response: Stop signs, stop bars, and crosswalks added.
6. Provide dimensions for sidewalks and crosswalks.
Response: Dimensions have been added to the site plan C-201.
TIA Conditions of approval dated Jan. 14, 2021, must be met. Conditional approval
letter included with comments dated Dec. 6th, 2023.