HomeMy WebLinkAboutThe Townes at Park Place- TRC Comments
The Townes at Park Place- CZD RMF-M– TRC Review
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To: Allison Engebretson, Paramounte Engineering (aengebretson@paramounte-eng.com)
Brad Schuler, Paramounte Engineering (bschuler@paramounte-eng.com)
From: Zach Dickerson
Current Planner
Date: November 2nd, 2022
Subject: The Townes at Park Place, CZD RMF-M
The following comments have been received for the November 2nd, 2022 TRC meeting. Additional
comments may be made upon further review of subsequent revisions.
Please note: following the TRC meeting, a revised preliminary plan addressing each of the below items
must be resubmitted prior to receiving plan approval.
Planning, Zach Dickerson 910-798-7450
1. Zoning: (CZD) RMF-M
a. Use: Multi-family residential
2. Building Height: Per the rezoning conditions, the townhomes shall be limited to 2 stories. No
townhome on this site plan is taller than 2 stories/35’. Site plan is in compliance with the condition.
3. Subdivision- Will these townhome parcels be subdivided out?
4. General Comments:
a. Will the sidewalks be ADA accessible? If so, please show access points to sidewalks.
b. Please show sight triangles for ingress/egress at all access points.
c. What is the timeline on the design for the right turn lane access point on Carolina Beach
Road?
d. Please label all open space.
e. Open space calculations- Please note that the open space calculations are performed using
a percentage of the total acreage rather than units per acre. Please confirm which
(conventional/performance/multi-family) of the outlined uses in UDO Section 5.8.2 will
apply to this site plan.
f. Please be sure to apply for a demolition permit prior to demolishing the existing structures
on the property.
g. Please note that this is not a requirement, but hatching of the driveways does help for
visual clarity.
h. Please show all proposed locations of signs.
5. Parking:
a. Please confirm that the required parking for the Oakdale model townhomes is located in
in-unit garages (that’s what it looks like on the site plan, just a doublecheck).
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b. Please add wheel stops to the parking for the Speedway units.
6. Tree Retention:
a. Please apply for a Tree Removal Permit.
b. Please be aware that a Tree Removal Permit is required prior to any land disturbance
activities. Please provide the specific species (Loblolly Pine, Long Leaf Pine, etc.) of the
trees to be removed or retained to determine required mitigation.
i. Clearly illustrate what trees are being preserved and what trees are proposed to
remain.
ii. Please see the chart below for an example of what Staff is looking for as a tree
inventory requirement.
c. All specimen trees located within subject tract are required to be illustrated as well. UDO
Section 5.3.5.C The removal of any specimen tree is prohibited on any parcel unless
exempt according to Section 10.3.11, Variance Zoning and Subdivision. If a specimen tree
is removed without a permit, the penalty for this violation shall be twice the mitigation
fee.
d. Please be aware that there are optional incentives for retaining trees on site, UDO Section
5.3.8.A.2.
e. Please see the chart below indicating the documented, significant, and specimen trees
regulated by the County.
f. Per UDO Section 5.3.4.C, of the UDO requires a minimum of 15 trees at least 2” DBH must
be retained or planted on the parcel where development occurs for each acre or
proportionate area disturbed. Please add a note to the Landscape Plan showing has this
requirement has been met.
i. Please note that required landscaping for the project can be credited to meet this
requirement, however, required landscaping does not count towards mitigation,
if applicable.
g. Per UDO Section 5.3.6.B, please be aware that prior to any construction activity protection
fencing is required around protected trees or tree stands. The fencing shall be a minimum
of four feet and shall remain in place through completion of construction activities.
h. When submitting for the Tree Removal Permit, please include a Tree Inventory Table.
7. Landscaping:
a. Landscaping plan looks good!
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8. 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 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.
b. The lighting plan should illustrate that street lighting, all exterior lighting, and indoor
lighting visible from outside shall be designed and located so that the maximum
illumination measured in foot candles at ground level at a residential lot line meet the UDO
Section 5.5. Please refer to Table 5.5.4.B of the UDO for additional standards.
9. Are any traffic calming devices proposed for the development?
10. FYI - The UDO was recently amended to allow more flexibility in the minimum parking standards.
Required parking can now be reduced with a parking demand study. See Section 5.1.3 for more
information.
Fire Services, David Stone 910-798-7458
1. All new structures larger than 7,500 square feet must comply with Section 510 of the NC Fire
code. Emergency Responder Radio Coverage (ERRC) survey must be conducted, and results
given to the Building Safety Fire Plan Reviewer. Regardless of square footage, 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). (May not be required based of designation
of the development).
2. 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).
3. Street and road signs are required, temporary signs during construction are acceptable as long
as they are legible and weather resistant. (Chapter 5).
4. 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)
5. 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.
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6. 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).
7. 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).
8. Fire Hydrants: Plan is showing proposed fire hydrants on the opposite side of the road from the
townhome. Proposed locations will require full shut down of the road in the event of a fire, is it
possible to relocate the hydrants to the same said of the road as the townhomes?
a. 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.
b. 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.
9. Fire Department Connections (FDC) (If the townhomes are to be sprinklered)
a. Fire Department connections shall utilize 5 inch Storz connections with a 30 degree
down angle.
b. A fire hydrant shall be located 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.
c. The fire department connection shall be located 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.
d. Fire department connections shall not be obstructed by fences, bushes, dumpster,
utilities or vehicles.
e. Fire department connections are to be unobstructed with 36 inches clearance to both
sides and 78 inches vertically.
f. An audible/visual device indicating water flow or fire alarm activation shall be located
above the fire department connection.
g. 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.
NHC Engineering, Galen Jamison 910-798-7072
1. A land disturbing and a stormwater permit issued by the County are required for this project.
Please submit for permits as the design is completed. Please check with NC DEQ for the
requirements of a state stormwater permit.
2. The location of the storm sewer piping and inlets are misaligned with the typical townhome
drive with parking cross section shown on C-2.0.
3. There appears to be offsite stormwater drainage coming from the south that qualifies for NHC
Stormwater Services maintenance. If this drainage will be routed through or around the site, a
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public drainage easement sized in accordance with NHC Stormwater Manual will be required.
Any construction of the offsite drainage conveyance measures 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 and a turnover meeting occurs. Note, should
the applicant elect to maintain the ditch themselves, the POA covenants shall indicate the
operation and maintenance roles and responsibilities.
4. The downstream stormwater analysis point of investigation shall be the culvert under
Antoinette Dr and should it not meet the culvert design requirements of the NCDOT, a
conceptual design for It’s improvement shall be included in the analysis during the stormwater
permitting phase of the project.
Cape Fear Public Utility Authority, Bernice Johnson 910-332-6620
1. CFPUA TRC Comments provided are preliminary comments only.
2. Utility Plan review required by CFPUA. CFPUA is moving toward becoming paperless. When
ready to submit plan review package, upload all documents to
https://www.cfpua.org/FormCenter/Engineering-3/Engineering-Plan-Review-103.
3. CFPUA water available.
4. CFPUA sewer available through a mainline extension.
NCDOT, Patrick Wurzel 910-398-9100
1. -An NCDOT Driveway Permit is required. Submit a plan in accordance with pages 14 and 15 of
the Policy on Street and Driveway Access to North Carolina Highways to include access locations
within 500’ of the proposed access on both sides of the State Road. Submit to the local NCDOT
District Engineer’s Office.
2. -An NCDOT Encroachment Agreement is required for any utility connections or installation
within NCDOT right-of-way.
3. -NCDOT Driveway Permits, and Encroachments are submitted through the NCDOT Portal.
Environmental Health, Dustin Fenske 910-798-7324
1. Site plans reflect the site will be on public water and sewer. Infrastructure developments such as
sewer mains, sewer manholes, stormwater ponds/devices must maintain setbacks to adjacent
properties well and septic systems. 4621, 4623 and 4641 Gordon Rd. are on septic systems and
wells
WMPO, Jamar Johnson 910-343-3915
1. Show all curb ramps on plan sheets
2. Please clarify which entity is requiring the right turn lane.
3. NCDOT Projects: TIP Projects in the area- N/A
4. WMPO 2045 Projects: N/A
5. New Hanover County CTP: N/A
6. Planned Roadway Improvements:
a. NHC Monkey Junction Pedestrian Improvements
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i. Pedestrian improvements to include sidewalk, multiuse path, and crosswalks
between Willoughby Park Rd and Antoinette Drive
ii. Please contact Rebekah Roth from NHC or Brian Harding from NCDOT for
further information
7. TIA: Based on the 11th edition ITE Trip Generation Manual, a TIA is not required.
Land Use
(ITE Code)
Intensity Unit 24 Hour
Volumes
AM Peak
Hour Trips
PM Peak
Hour Trips
Townhomes
(ITE Code
215)
88 DU 620 40 49
Planning (Addressing), Katherine May 910-798-7443
1. Please provide 2 preferred street names with 2 alternates, without suffixes.
2. Mark any utility meters that require a separate utility address (Entry signs, pool, etc.).
3. Address assignments can begin following TRC approval.
Comments not received at this time from: