HomeMy WebLinkAboutBlue Bay Townhomes TRC Comment Response Letter
CIVIL ENGINEERING | ENVIRONMENTAL | SURVEYING | GIS | LANDSCAPE ARCHITECTURE | CONSTRUCTION SERVICES
430 Eastwood Road
Suite 100
Wilmington, NC 28409
P 910.746.1174
www.timmons.com
November 6, 2024
230 Government Center Drive, Suite 110
Wilmington, NC 28403
RE: Blue Bank Townhomes Preliminary Plan TRC Review – SUBPP-24-0005
Please see the following responses to the 1st TRC comments for Blue Blank Townhomes issued via email
on 6/19/2024.
Planning, Zachary Dickerson 910-798-7450
1. General Comments
a. Zoning is RMF-L- this is a proposed Performance Residential Development.
i. Concept plan approved up to 278 townhomes, please note this TRC site plan proposes
only 263.
RESPONSE: Acknowledged
ii. The site proposes 25.94 acres of open space.
RESPONSE: Acknowledged
b. Please note whether this is a Performance Residential Development or a Conventional
Residential Development. Staff’s understanding from the original proposal for townhomes
put this as a Performance Residential Development, which only requires a 20’ peripheral
setback around the boundary of the property.
i. In a performance residential development, the standard RMF-L district setbacks do not
apply.
RESPONSE: Acknowledged. This is a performance residential development and has
been noted as such on the cover sheet.
c. Please note that the amenity center is considered a separate use from the townhomes and
will require its own site plan review when that site is ready to move forward.
RESPONSE: Acknowledged. Amenity Area noted as “Design under separate cover”.
d. Thank you for noting the conditions of the rezoning on the site plan!
RESPONSE: Acknowledged
2. UDO Section 5.1, Parking and Loading
a. Just noting for paperwork purposes: townhomes require 2 parking spaces per dwelling unit.
RESPONSE: Acknowledged, note 11 on sheet C2.0 notes that “each driveway will have a min. of
2 driveway parking spaces per lot outside of the R/W”.
b. Is parking planned to be in garages in/under the townhomes or in driveways out front?
RESPONSE: Each driveway will have a minimum of 2 driveway parking spaces per lot outside of
the right-of-way.
3. UDO Section 5.2, Traffic, Access and Connectivity
a. Please detail if this is the intended bike/ped connection to the multifamily side of this
development, as outlined in the conditions of the rezoning.
RESPONSE: Yes this is the intended bike/ped connection to the multifamily side of this
development, as outlined in the conditions of the rezoning. This has been noted on the plans, see
sheet C2.1.
b. Will the internal roads be public or private?
RESPONSE: The internal roads will be private. Notation revised to reflect private roads.
4. UDO Section 5.3, Tree Retention
a. The tree survey is a little confusing. For example, it looks like trees are noted for removal in
the example below but are not elsewhere on the site.
RESPONSE: Tree mitigation plan has been revised. Additional tree data was retrieved from
the field and incorporated into plans.
b. Trees planned for removal for the townhome sites and the stormwater ponds will be
required to be shown on the tree survey and for the tree removal permit.
RESPONSE: Acknowledged. These trees are being shown on the tree removal permit
submittal.
5. UDO Section 5.4, Landscaping and Buffering
a. A Type A: Opaque Transitional Buffer is required along the southern boundary of the site
where the site abuts the R-15 zoning.
RESPONSE: Acknowledged. Type A:Opaque Transitional Buffer called out on series C2.0
and C11.0 sheets. Plantings for transitional buffer shown on series C11.0.
b. Foundation plantings are not required for the townhome buildings, but they will be for the
amenity center.
RESPONSE: Acknowledged.
c. Please detail landscaping for the parking lots throughout the development. Please note that
parking lot landscaping calculations can be found in UDO Section 5.4.5.
RESPONSE: Landscaping can be found on sheet series C11.0.
d. Street yard is not required for residential development unless built to the commercial
building code.
RESPONSE: Acknowledged. The street yards were removed.
e. Please note that the landscaping standards require 15 trees per acre to be planted or
retained for all development. This can likely be ironed out during the tree removal permit
process, since trees retained for that permit can be counted towards this requirement.
RESPONSE: Acknowledged. The tree removal permit submittal is currently in review.
6. UDO Section 5.5, Lighting
a. Is any new lighting proposed for this development?
RESPONSE: Preliminary light pole locations are now being shown on the C2.0 sheets.
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 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.
RESPONSE: Acknowledged.
7. UDO Section 5.6, Signs
a. If there are any new signs proposed for this development, please apply for sign permits prior
to installation.
RESPONSE: Acknowledged.
8. UDO Section 5.7, Conservation Resources
a. Per the New Hanover County Conservation Resource Overlay map, there is pocosin present
on the site. However, there are no Class IV soils on the site, so the Conservation Resource
Standards do not apply on this site.
RESPONSE: Acknowledged.
9. UDO Article 6, Subdivision Design and Improvements.
a. Per Article 6’s Section on Street Connectivity Standards, the street network for any
subdivision shall achieve a connectivity ratio of not less than 1.4.
RESPONSE: Acknowledged.
b. There are 19 links on this site and 13 nodes, for a link:node ratio of 1.46. This requirement is
met.
RESPONSE: Acknowledged.
NHC Fire Services, Ray Griswold 910-798-7448
1. Fire finals required
RESPONSE: Acknowledged.
2. Move fire hydrant at lot #61 to lot #57
RESPONSE: Acknowledged. The hydrant at lot #61 was moved to lot #57.
3. Move fire hydrant at lot #31 to area of lot #19
RESPONSE: Per email on 7/2/2024 from Ray Griswold, this is not needed.
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 the permit applications documentation with requisite review fees for County
issued permit directly to gjamison@nhcgov.com. Application and forms can be found at
https://www.nhcgov.com/251/Stormwater and https://www.nhcgov.com/249/Sediment-
Erosion-Control.
RESPONSE: Acknowledged.
2. The offsite drainage coming from the north and west that will be routed through the site via
culverts and ditches shall be placed in a 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 and a turnover meeting
occurs. Note, should the applicant elect to maintain the conveyance measures themselves, the
POA covenants shall indicate the operation and maintenance roles and responsibilities for the
conveyance measure.
RESPONSE: Bypass Swale 1, and bypass culverts 1, 2, and 3 were placed
within a public drainage easement and labeled within sheet series C4.0. The
above notes were also added on the plans on sheet C4.0
3. Please include the offsite roadway plans for the work identified in the TIA with the permit
submission.
RESPONSE: Offsite roadway improvements will be provided under a separate cover.
4. Please contact the State for their stormwater permitting requirements. It is anticipated a high
density permit will be necessary.
RESPONSE: Acknowledged. An express review with state stormwater has been requested,
NCDEQ permit will be provided once obtained.
NHC Environmental Health, Dustin Fenske 910-798-6732
1. Site plan reflects connection to public sewer. Proposed infrastructure does not violate setbacks
to surrounding properties’ well and septic systems.
RESPONSE: Acknowledged.
NHC Addressing, Katherine May 910-798-7443
1. Seven street names are required. Please contact me with the street name suggestions prior to
TRC approval.
RESPONSE: The street names have been incorporated into the plans after discussion with
Katherine May via email on 7/2/2024.
2. Addresses will be assigned following TRC approval.
RESPONSE: Acknowledged.
Cape Fear Public Utility Authority, Bernice Johnson 910-332-6620
1. CFPUA TRC Comments provided are preliminary comments only.
RESPONSE: Acknowledged.
2. Utility Plan review required by CFPUA.
RESPONSE: Acknowledged. Utility plan review initiated with CFPUA.
3. 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.
RESPONSE: Acknowledged.
4. CFPUA water available.
RESPONSE: Acknowledged.
5. CFPUA sewer will be available through mainline extension and installation of pump station.
RESPONSE: Acknowledged.
6. Capacity is dependent on the analysis of the pipe collection system (gravity and force mains).
RESPONSE: Acknowledged.
7. 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: Acknowledged.
8. 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: Acknowledged.
NCDOT, Nick Drees 910-343-3915
1. Please see attached PDF.
RESPONSE: Acknowledged.
WMPO, Scott James 910-473-5130
1. See attachment.
RESPONSE: Acknowledged.
Army Corps of Engineers, Brad Shaver 910-251-4611
1. Jurisdictional determination completed and is reflected on site plan and permit expected.
RESPONSE: Acknowledged.
ILM International Airport, Granseur Dick 910-341-4333 x 1016
1. Development is adjacent to an active FAA-owned Navigational Aid to Aviation Facility. Please
submit an air case study for FAA review. More information can be found at
https://oeaaa.faa.gov/oeaaa/external/portal.jsp and expect to use the following form:
https://www.faa.gov/forms/index.cfm/go/document.information/documentID/186273Re
RESPONSE: Acknowledged. Air case study is being prepared to be submitted.
Comments not received at this time from:
Emergency Services &
E911, Steve Still
NCDEQ, Chad Coburn
New Hanover Soil &
Water, Dru Harrison
NCDEMLR, Dan Sams
DCM, Tanya Pietila
NCDOT Comments:
General Comments:
NCDOT Driveway Permits, and Encroachments are submitted through the NCDOT Online
Portal.https://connect.ncdot.gov/municipalities/Utilities/Pages/help.aspx
RESPONSE: Acknowledged.
NCDOT Driveway Permit:
An NCDOT Driveway Permit is required. Submit plans 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. Refer to the NCDOT checklist (included) for required documents and
site plan information.
RESPONSE: Acknowledged.
NCDOT Encroachment Agreement:
An NCDOT Encroachment Agreement is required for any utility connections or installations
within the NCDOT right-of-way (form 16.6).
RESPONSE: Acknowledged. An EA will be submitted following CFPUA approval.
An NCDOT Encroachment Agreement is required for any sidewalk or multi-use paths installed
within the NCDOT right-of-way (form 16.6).
RESPONSE: Acknowledged. An EA will be submitted following CFPUA approval.
Required Roadway Improvements:
Per the approved TIA (included) onsite and offsite roadway improvements are required. The
approved TIA was not done in phases so all improvements will need to be installed with the
initial phase. Refer to the NCDOT Roadway Design Manual for help with the design of any
required roadway improvements. Figure 8-10 Recommended Treatment for Turn Lanes
(Included).
RESPONSE: Acknowledged. Offsite roadway improvements will be provided under a separate
cover.
Site Plan Comments:
Add to the plan sheets that the proposed subdivision is private and will not be eligible to be
added to the State Highway System for maintenance per General Statute: 136-102.6
RESPONSE: Acknowledged. This was added to sheet C2.0.
Submit plans showing the required roadway improvements.
RESPONSE: Offsite roadway improvements will be provided under a separate cover.
Hydraulic calculations and associated plan sheets will need to be submitted for the site due to
the proposed discharge within the NCDOT right of way. This will be reviewed by the NCDOT
Hydraulics Unit.
RESPONSE: Acknowledged.
Show and label the 10’ X 70’ NCDOT sight triangles.
RESPONSE: Acknowledged. The 10’X70’ SDT’s are now being shown and labeled.
No obstructions shall be placed within the NCDOT sight triangles.
RESPONSE: Acknowledged. No obstructions are proposed within the SDT’s.
Show and label the stopping sight distance.
RESPONSE: Acknowledged. The stopping sight distance is now being shown and labeled.
No obstructions shall be placed within the stopping sight distance.
RESPONSE: Acknowledged. No obstructions are being proposed within the SSD.
Reference table 3-1 below for design requirements.
RESPONSE: Acknowledged.
Show and label all gates with distances to the right of way line. No gates allowed within
100’ from the r/w line.
RESPONSE: There are no known gates on the subject property.
Label the internal protection stem length for the proposed driveway connection.
Measured from the right-of-way line.
RESPONSE: Acknowledged. The internal protection stem length is now being labeled from the
right-of-way line on sheets C2.1 and C2.3.
If you have any questions or comments, please do not hesitate to reach out by email
(john.wall@timmons.com) or phone (910.746.1174).
Thank you,
John Wall