MSR Wilmington_Comment Response
10130 Perimeter Parkway, Suite 100, North Carolina 28216
980-446-3336
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April 29, 2024 New Hanover County Planning and Land Use 230 Government Center Drive, Suite 110 Wilmington, NC 28403 Re: Marriott StudioRes – Wilmington (Market Street), NC 6955 Market St – Marriott StudioRes TRC Comments Egov# SITECN-24-000005 Dear New Hanover County Reviewers: We are providing the following responses to departmental review comments dated March 28, 2024 (for the April 3rd TRC meeting) regarding the above-referenced project. Planning, Zachary Dickerson 910-798-7450: Comment 1: General Comments:
a. Please specify the height of the building on the site plan. i. The maximum height allowed for hotel structures in the B-2 zone is 100 ft.
ii. The height of the building will determine the required rear setback per table 3.1.3.C.2, Additional Standards for Taller Structures.
b. Please note that the side of the building that’s noted on the site plan as “side” is considered the rear. Regardless of which way the building is oriented, the “front” of the building is the side of the building that faces the road on which the building is addressed, in this case Market St. i. Please work with Katherine May in addressing to get a Cape Harbor Drive address – this would change the “front” of the parcel. Response: Building height added to site plan. Setbacks adjusted for front, side, and back. 30’ side setback for side adjacent with residential property. Dumpster moved with setback. Rear setback removed.
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Comment 2: Parking and Offstreet Loading: a. Please note that our parking standards for hotels are 1 per bedroom and 2/1,000 sf common indoor space. a. Please indicate whether there is any common indoor space. b. Aisle width is sufficient. Response: Common indoor space calculated and added into site plan. Required parking space value was changed but proposed was still sufficient so no change to the proposed parking spaces on the site plan. Comment 3: Traffic, Access and Connectivity: a. Cape Harbor Drive is a privately owned road. Please work with NCDOT on the driveway permit process. We understand this is already underway. b. Please provide documentation for access to Cape Harbor Drive, the private road. c. Is there a maintenance agreement in place for use of Cape Harbor Drive? Response: Comment acknowledged – we are in coordination with NCDOT. Comment 4: Tree Retention: a. For the trees planned to be removed, please submit a tree removal permit. b. Link to permit here: https://www.nhcgov.com/DocumentCenter/View/1239/Tree- Removal-Permit-PDF Response: Tree Survey is in the process of being completed and will be shared during the next round of comments.
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Comment 5: Landscaping and Buffering: a. A landscaping buffer is not required where multi-family dwellings abut commercial uses. Any trees planted in this area can be credit towards tree mitigation or the 15 trees per acre disturbed requirement. Please note that this does not include the parking lot perimeter landscaping. b. Per the landscape plan, it looks like much of the existing tree canopy near where the site abuts the Military Cutoff/Market St entry ramp is being retained. While the site does not front Market St, there would still be street yard required along that frontage on the ramp. Depending on the type and height of trees retained, existing canopy can be used to satisfy street yard requirements. Please indicate type of tree on site plan, a photo of the site would be helpful as well to see if what’s there is sufficient for street yard requirements. i. Trees retained in this area can also be credited towards either required tree mitigation or the 15 trees/acre requirement. c. Street yard is also required along the site’s frontage on Cape Harbor Drive. Because this is the primary access point for the site, this would be the primary street yard. d. Once we have the height of the building, we can calculate the foundation plantings required. i. Because all parts of the building face parking and interval drive aisles, foundation plantings will be required on all four sides. e. Parking Lot Perimeter landscaping: 1 tree is required for every 20’ of linear foot of part of parking lot that faces residential land. The calculations on the site plan show 392’ for this, but at a 1:20’ scale as indicated on the plan I calculated that at 190’. Response: 10’ Landscape buffer between the site and adjacent residential property removed on site plan. Primary front street yard on site plan pushed back to 37.3’ in width to match Landscape Plan and meet square footage requirement based of street frontage. Landscape areas shown meet the requirements for the foundation plantings. Height of first floor building face is 11.6’. Required (REQ) and provided (PROV) calculations are shown below. - Front = 78’*11.6’*0.12 = REQ 108.58 ft² / PROV 232 ft² - Side (Residential) = 232’*11.6’*0.12 = REQ 323 ft² / PROV 447 ft² - Side (Ramp) = 252’*11.6’*0.12 = REQ 350.78 ft² / PROV 1135 ft² - Rear = 63’*11.6’*0.12 = REQ 87.69 ft² / PROV 310 ft²
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Comment 6: Lighting: a. Is any lighting proposed for this development? b. Please note 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 sight that demonstrates compliance with the standards in this section shall be submitted in conjunction with an application for site plan 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: Understood. Lighting plan is provided on the last sheet of the sheet set. Comment 7: Signs: a. If there are any new signs proposed for this development, please apply for sign permits prior to installation. Response: Sign has been added to the plans. We understand a permit is required before installation. Comment 8: Conservation Resources a. Per the New Hanover Count Conservation Resource Overlay map, the rear/northwestern portion of this site is located within the Pocosin Conservation Resource. However, by acreage this would not trigger our conservation Resource requirements, which trip at 5 acres of that resource on a site. This site is 3.5 acres total. Response: Understood. NHC Fire Services, David Stone 910-798-7458: Comment 1: 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 Building Safety. 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: Understood. Comment 2: 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: Understood.
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Comment 3: Any plan involving an underground storage tank (UST) shall include an engineered plan complying with the NCFC Chapter 23, 57 and NFPA 30 for Underground Storage Tank Cover requirements. This plan shall also show all vent lines. Response: Understood. Comment 4: Per NCFC 503.6, submit for review the details and manufacturer information for the fate across the fire department access road. Include both the UL and ASTM Listing in the documentation attachments for approval. Response: Understood. Comment 5: Per NCFC 507.1, provide an engineered fire flow analysis report in accordance with the fire code and Appendix B to include pertinent information. Fire flow test shall be conducted in accordance with NFPA 291 and NCFC 507.4. Response: Fire flow test is submitted with this submittal. Comment 6: 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 Building Safety 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: Understood. Comment 7: All new structures must comply with Appendix J of the NC Fire Code, Building Information Signs. An example can be provided upon request. Response: Understood. Comment 8: 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). Response: Fire truck access path has been added to the plans.
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Comment 9: Street and road signs are required, temporary signs during construction are acceptable as long as they are legible and weather resistant. (Chapter 5). Response: Understood. Comment 10: 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 the weather conditions. Response: Fire truck access path has been added to the plans. Comment 11: 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: Understood. Comment 12: 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: Fire truck access path has been added to the plans. Comment 13: 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: Fire truck access path has been added to the plans. Comment 14: Key Boxes (KNOX Boxes) required if the structure is required to have a fire alarm system or automatic sprinkler system. Response: Understood. Comment 15: Knox Box required at front (main) entrance, above eye level. Larger facilities may require more than one. Response: Understood. Comment 16: The customer may order online from Knox. Response: Understood.
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Comment 17: 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 ¾ 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: Understood. Comment 18: 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: Understood. Comment 19: Fire Command Centers are required for high rise occupancies (Chapter 5 and 9). Response: Understood. Comment 20: Generator and solar installations shall be in accordance with Chapter 6. Response: Understood. Comment 21: 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 there is a fill site within range) Response: Understood. Comment 22: If facilities or buildings brought into or built within the jurisdiction are more than 400 feet from a hydrant on a fire apparatus access road, as measured by an approved route around the exterior of the facility or building, on-site fire hydrant and mains shall be provided. Response: Understood. Comment 23: If an approved water supply capable of supplying the required fire flow for fire protection is available, fire hydrants shall be provided. Response: Understood. Comment 24: 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: Understood.
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Comment 25: 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: Understood. CFPUA detail for fire hydrant has been used. Comment 26: 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: Understood. Comment 27: Fire hydrants in general residential areas shall be installed so that all insured properties are within 500 feet of a hydrant (hydrant spacing approximately 1000 feet apart along a fire apparatus access road, installed at intersections where possible). The first fire hydrant should be installed at or near the entrance to the residential area. Response: Understood. Comment 28: Fire hydrants in mixed use and commercial areas shall be installed so that all insured properties are within 250 feet of a hydrant (hydrant spacing approximately 500 feet apart along fire apparatus access roads and preferably located at intersections when possible). Response: Understood. Comment 29: 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: Understood. Comment 30: 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: Understood. Comment 31: Fire hydrants should be located 50 feet or more from the structure they protect. Response: Understood. Comment 32: Fire Department connections shall utilize 5-inch Storz connections with a 30 degree down angle. Remote FDC’s are discouraged. Response: FDC on the building has been added to C5.0.
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Comment 33: 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. Response: Understood. Fire hydrant is ~75 ft from FDC. See sheet C5.0. Comment 34: 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 do not obstruct access to the buildings for other fire apparatus. Response: Understood. Comment 35: Fire department connections shall not be obstructed by fences, bushes, dumpsters, utilities, or vehicles. Response: Understood. Comment 36: Fire department connections are to be unobstructed with 36 inches clearance to both sides and 78 inches vertically. Response: Understood. Comment 37: An audible/visual device indicating water flow or fire alarm activation shall be located above the fire department connection. Response: Understood. Comment 38: 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. Response: Understood. Comment 39: The requirements of NFPA 241 2013 edition shall be followed at all times during demolition and construction. Response: Understood. NHC Engineering, Galen Jamison 910-798-7072: Comment 1: A land disturbing and a stormwater permit issued by the county are required for this project in addition to the State stormwater permit. Please submit the permit applications documentation with requisite review fees for county issued permits directly to gjamison@nhcgov.com. Forms can be found at https://www.nhcgov.com/251/Stormwater and https://www.nhcgov.com/249/Sediment-Erosion-Control. Response: Understood. Project is going to be provided for stormwater and land disturbing permit as well.
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Comment 2: The offsite drainage coming from the north that will be routed through the site shall be placed in a revised public drainage easement sized in accordance with NHC Stormwater Manual. Construction within this offsite drainage conveyance measure that will be maintained by the county will need to be observed during construction by Stormwater Services and a turnover meeting scheduled once the system is ready to be conveyed to the county. Please add a plan note to ensure county construction observation measures themselves, the POA covenants shall indicate the operation and maintenance roles and responsibilities for the conveyance measure. Response: Easements on the two ditches on site, seen in C4.0, have been added to ensure that New Hanover County can maintain the offsite drainage. NHC Environmental Health, Dustin Fenske 910-798-6732: Comment 1: Site plans reflect connection to public water and sewer. However, 6955 and 6981 had well and septic systems on the properties at one time. These well and septic systems could have been properly abandoned during the DOT road expansion. Response: Understood. Comment 2: Owner must express due diligence in ensuring that these wells and septic systems have been abandoned. Response: Note added to C5.0 under General Utility Notes as #6. Comment 3: If existing well heads are found they must be protected then properly abandoned by a certified well driller. Response: Note added to C5.0 under General Utility Notes as #7. Comment 4: If existing septic tanks are found they must be pumped out, crushed then filled for proper abandonment. Response: Note added to C5.0 under General Utility Notes as #8. NHC Addressing, Katherine May 910-798-7443: Comment 1: Address must be changed to Cape Harbor Drive before permits can be issued. Please contact me following TRC approval for the address change. Response: Address changed on Sheet set to “6951 Cape Harbor Drive.” Cape Fear Public Utility Authority, Bernice Johnson 910-332-6620: Comment 1: CFPUA TRC Comments provided are preliminary comments only. Response: Understood. Comment 2: Utility Plan review required by CFPUA. CFPUA is becoming paperless. When ready to submit plan review package, upload all documents to https://www.cfpua.org/FormCenter/Engineering-3/Engineering-Plan-Review-103. Response: Understood.
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Comment 3: CFPUA water and sewer available through mainline extensions. Response: Understood. Comment 4: The project is currently in CFPUA Plan Review. Response: Understood. Comment 5: Capacity is dependent on the analysis of the pipe collection system (gravity and force mains). Response: Understood. Comment 6: A capacity determination can be provided upon submittal of the NC DWQ FTA/FTSE Application Form and a Preliminary Plan, this determination does not guarantee capacity. Response: Understood. Comment 7: Capacity is issued to projects on a first come, first serve basis, when capacity is available, the plans meet Authority requirements, and the NC DWQ FTA/FTSE forms are signed by the Authority. Response: Understood. NCDOT, Nick Drees 910-398-9114: Comment 1: Due to the STIP U-4751 it is taking additional time on obtaining information from different NCDOT departments and the private engineering firm. Response: Understood. Comment 2: Driveway permit submitted and is under review. Response: Understood. WMPO, Jamar Johnson 910-343-3915: Comment 1: Provide turning templates for the largest design vehicle to access the site. Response: Site plan sheet for Firetruck Vehicle Path added as C3.1. Site plan sheet for Garbage truck added as C3.2. Comment 2: Show ADA detectable warning pads at the access aisles. Response: 3 ADA detectable warning pads added at the access aisles. Comment 3: Label all traffic control devices. Response: Stop sign at entrance labeled.
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Comment 4: Label AASHTO sight distance triangles for driveway. Note: Cape Harbor Dr does not have a posted speed limit so it is recommended to assume 30 mph for the design speed. Response: Sight triangles are added to the Site plan. Design Speed of 30 mph used to find SSD. Sight triangles have dimensions. Comment 5: Based on the 11th edition ITE Trip Generation Manual, a TIA is not required. Response: Understood. Army Corps of Engineers, Brad Shaver 910-251-4611: Comment 1: The Corps has completed a JD on this site and has reviewed early plans that indicate a small impact for access. Based on what we have reviewed so far, the applicant could utilize one of nationwide permits without prior notice to the Corps. Response: No wetland impacts are found regarding the site according to the Survey and FEMA maps. Please do not hesitate to contact me directly if you have any questions. I can be reached at (980) 446-3336. Very respectfully, BOWMAN CONSULTING GROUP, LTD. Paul Lawler, P.E. Project Manager