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HomeMy WebLinkAbout2025-04-04_SeaGlassHarbour_TRC_Response_Letter 243 North Front Street, Wilmington, NC 28401 910.343.1048 Fax: 910.251.8282 www.mckimcreed.com April 4, 2025 M&C 10195-0001 (10) Zach Dickerson, Senior Planner New Hanover County Planning & Land Use 230 Government Center Drive, Suite 110 Wilmington, NC 28403 RE: Sea Glass Harbour Project – Preliminary Plan TRC Review Comments / Response Dear Zach, Thank you for your time to date regarding the subject project. The project owners are hopeful that any remaining minor comments could be included in a conditional approval should the revised plan be deemed suitable to the TRC review comments below. In response to your 03/19/2025 Letter regarding Sea Glass Harbour Project Preliminary Plan TRC Reivew Comment, we offer the following responses: Planning, Zach Dickerson: 1. General Comments a. Zoning is R-15, Single-Family Housing proposed. Response: Agreed b. This is a proposed performance subdivision. i. Density for Performance Residential: 2.5 dwelling units per acre maximum. Response: Agreed c. What is the easement for on the northeastern side of the development? Response: This easement is in consideration of maintaining pedestrian access to the shore for the neighbors. 2. UDO Section 5.1, Parking and Loading a. Single-family homes require 2 parking spaces each. It appears this requirement will be met. Response: Yes, the homes (driveways and garages) will provide the minimum required parking. Zach Dickerson, Senior Planner Sea Glass Harbour April 4, 2025 Page 2 of 9 3. UDO Section 5.2, Traffic, Access and Connectivity a. 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 permit approval. Evidence of approval shall accompany the application for building permit. Response: Acknowledged, thank you. 4. UDO Section 5.3, Tree Retention a. Note: Land disturbance permits can be issued by county Engineering before a Tree Removal Permit is approved by Planning. However, any trees removed before the Tree Removal Permit is issued may result in enforcement action under Section 5.3.2 of the Unified Development Ordinance to include prohibiting any development of the site for 3 to 5 years. Response: Acknowledged, thank you. b. Tree Removal Sheet received with application- as discussed, given that this survey was conducted in 2021, staff will await a more recent tree survey before reviewing for the Tree Removal Permit. Response: Acknowledged, thank you. c. Please note that Tree Removal Permits are required only for the roads and other required infrastructure improvements (stormwater, etc.) for single-family residential developments. Response: Acknowledged, thank you. 5. UDO Section 5.4, Landscaping and Buffering a. Landscaping is not required for single-family residential developments. Response: Acknowledged, thank you. b. Landscaping will be required for the amenity area, to be reviewed during a later TRC. Response: Acknowledged, thank you. 6. UDO Section 5.5, Lighting a. Please note under 5.5.2.A that a lighting plan is not required for single-family residential projects and the county does not require street lights however a lighting plan is required for any amenity area. Response: Acknowledged, thank you. 7. UDO Section 5.6, Signs a. Is any sign planned for the entrance for this development? If so, please note a sign easement on the preliminary plan so it can follow to final plat to be recorded. Response: Please see revised plan. Yes, we also plan to submit a more detailed plan for the amenity area later in time, including lighting and landscaping. 8. UDO Section 5.7, Conservation Resources a. The New Hanover County Conservation Resource Map notes some areas of the Swamp Forest Conservation Resource in this area. Response: Acknowledged, thank you. Zach Dickerson, Senior Planner Sea Glass Harbour April 4, 2025 Page 3 of 9 b. It does not appear that the swamp forest reaches the 5-acre minimum area requirement for Conservation Resource controls. However, it is close at 4.84 acres per staff’s measurements. Response: Agreed c. Existing conditions page notes a total of 0.63 acres of 404 wetlands, .18 acres of potential jurisdictional wetlands, and 0.34 of coastal wetlands. Response: Agreed 9. UDO Section 5.8, Open Space Requirements a. 27.56 acres of open space @ 20% required open space for performance residential developments = 5.51 acres of open space required. Response: Agreed. b. Site plan notes 5.8 acres of open space provided. Response: Please see revised plan for updated area. 10. UDO Article 6, Subdivision Design and Improvements. a. Sidewalks required on one side of all roads in R-15 developments. It appears this site plan meets that requirement. Response: Agreed b. It appears that some of the private streets and alleys do not meet the minimum ROW/Travelway requirement. Please see below excerpt from the NCDOT Matrix Table for Private Road ROW Specifications. Response: Updated plan provides dimensions to all Travelways on private streets and alleys consistent with the table above and other projects within the County. i. Specifically, is the travelway for Alleys B & C 13’? The ROW at 22’ appears fine. Response: Alleys B & C have been revised to have 18’ of travelway. ii. Sections of Road C’s travelway appear to be 23’. Response: Road C has been revised to consistently have 24’ of travelway. Zach Dickerson, Senior Planner Sea Glass Harbour April 4, 2025 Page 4 of 9 iii. Alleys E & F appear to have a travelway of 15’. Response: Original Alleys E & F have been deleted from the plan. See next response. iv. Roads D & E, if they are to be designed as roads, need to meet the minimum requirements for travelway width and ROW. Response: Roads D & E are now Alleys E & F and they have been revised to have a travelway of 18’. c. Block length is good, thanks! Response: Acknowledged, thank you. d. Thank you for providing the link:node ratio layout. Looks good. Response: Acknowledged, thank you. 11. UDO Article 9, Flood Damage Prevention a. Portions of this property are within the 500 year floodplain, the AE floodplain and the VE Coastal High Hazard Area. Response: Acknowledged, thank you. b. FRIS Panel #3132 & Map number 3720313200K Response: Acknowledged, thank you. c. If in the AE or VE flood zones, each house when built must comply with floodplain regulation standards. Response: Acknowledged, thank you. NHC Fire Services, David Stone: 1. No additional comments. Response: Acknowledged, thank you. NHC Soil & Water Conservation, Dru Harrison: 1. Comments forthcoming. Response: Understood NHC Engineering, Galen Jamison: 1. A land disturbing permit issued by the County is required for this project since the anticipated limits of disturbance is greater than 1 acre. Please digitally submit the permit application 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/249/Sediment-Erosion-Control. Response: Acknowledged, thank you. Zach Dickerson, Senior Planner Sea Glass Harbour April 4, 2025 Page 5 of 9 2. A County stormwater permit issued by the County is required for this project. Please digitally submit the permit applications documentation with requisite review fees to the COAST online permit portal (https://newhanovercountync- energovpub.tylerhost.net/apps/selfservice#/home). Applicable forms can be found at https://www.nhcgov.com/251/Stormwater however the application form is not required as the information will be gathered by the COAST portal. Response: Acknowledged, thank you. 3. There appears to be offsite drainage from the north and west that may need to be routed through the site which appears to discharge offsite via a 18” driveway culvert offsite. Please ensure the drainage design incorporates this offsite flow and will have no impacts to adjacent parcels. Response: Agreed. The onsite stormwater conveyance design will account for any offsite drainage entering the site. 4. Should the offsite drainage coming from the north and west be routed through the site, it 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. 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: Acknowledged, thank you. 5. Please contact the State for their stormwater permit requirements. A high density permit is anticipated. Response: Acknowledged, thank you. NHC Environmental Health, Dustin Fenske: 1. ComSite Plan reflects connection to public water. Developer must locate, protect and properly abandon (via a Certified Well Driller) the water wells for the dwellings at 7171, 7167, 7127 Carolina Beach Rd. and 1104 Bozeman Rd. Response: Acknowledged, thank you. 2. Site Plan reflects connection to public sewer. Developer must properly abandon the septic tanks for the dwellings at 7171, 7167, 7127 Carolina Beach Rd. and 1104 Bozeman Rd. Proposed infrastructure such as the pump station and storm water pond do not appear to violate setbacks to any surrounding properties septic systems or wells. Infrastructure such as sewer force mains and manholes must maintain setbacks to 7175 and 7173 Carolina Beach Rd. water wells. 50 feet from force mains and 100 feet from manholes. Response: Acknowledged, thank you. NHC Addressing, McCabe Watson: 1. Please contact me with street name proposals prior to TRC approval. Response: Development team will reach out with this list independently as well. Road A - Gulfstream Road B - One If By Land (South) & Two If By Sea (North) Zach Dickerson, Senior Planner Sea Glass Harbour April 4, 2025 Page 6 of 9 Road C - Gulfstream & Jetstream (Road C North Extension) Alley E - The Sound Alley F - Runaway Sail Alley A, B, C & D, as well as Additional/Back-Ups: Fuselage, Propeller Place, Breitling, Compass Circle, Control Tower, Navigation Nook, Hawker Heights, Bombadier, Challenger, Cessna, Cirrus, Avanti, Praetor, Sovereign, Embraer 2. Please contact me for address assignments following TRC approval. Response: Acknowledged, thank you. Cape Fear Public Utility Authority, Bernice Johnson: 1. CFPUA TRC Comments provided are preliminary comments only. Response: Acknowledged, thank you. 2. Utility Plan review will be 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. Response: Acknowledged, thank you. 3. Water and sewer TBD. Per the Engineer, “the project is exploring potential of water through either CFPUA or Aqua; sewer is anticipated to be through Aqua”. Response: Acknowledged, thank you. 4. Currently the is no CFPUA water or sewer adjacent to the parcel. Response: Acknowledged, thank you. 5. Capacity is dependent on the analysis of the pipe collection system (gravity and force mains). Response: Acknowledged, thank you. 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: Acknowledged, thank you. 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: Acknowledged, thank you. NCDOT, Nick Drees: 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, thank you. NCDOT Driveway Permit: Zach Dickerson, Senior Planner Sea Glass Harbour April 4, 2025 Page 7 of 9 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. Response: Acknowledged, thank you.  Refer to the NCDOT checklist (included) for required documents and site plan information. Response: Acknowledged, thank you. 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, thank you.  Refer to the NCDOT UAM Manual and the NCDOT encroachment checklist for required documents and site plan information. Response: Acknowledged, thank you. 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, thank you. Site Plan Comments: Refer to the NCDOT Roadway Design Manual for help with the design of any required roadway improvements. Response: Acknowledged, thank you.  Include plan sheets for the proposed roadway improvements the include detailed information on the design and drainage information. Response: Included  Include a pavement marking plan sheet. Response: Included on site plan sheets Include/update the NCDOT Standard Drawings (2024) that are applicable to the development. Response: Acknowledged, thank you. Sight Triangles and Sight Distance:  Show and label the 10’ X 70’ NCDOT sight triangles. o No obstructions shall be placed within the NCDOT sight triangles. Response:  Show and label the stopping sight distance. o No obstructions shall be placed within the stopping sight distance. Response: Zach Dickerson, Senior Planner Sea Glass Harbour April 4, 2025 Page 8 of 9 Identification Signing and Landscaping:  Identification signing or landscape vegetation within the median and the sight distance triangle must not obstruct the driver’s line of sight. No landscaping or signing will be allowed to exceed 42 inches in height, measured from the Edge of Pavement (EOP) within the median or sight triangle. Response: Acknowledged, thank you.  All pylon signs in the median or sight distance triangle must provide a vertical clear sight zone between 3 feet-6 inches and 10 feet-0 inches measured from the EOP. Signing located within a clear recovery area shall be of a “breakaway design.” Response: Acknowledged, thank you.  Only low growing shrubbery, consistent with the NCDOT’s landscaping policies, as contained in the publication “Guidelines for Planting Within Highway Right of Way,” will be allowed within a landscaped median and the sight distance triangle at the entranceway to a development, whether the street or driveway connection to the State Highway System is designated as a public facility or not. Landscaping within the right- of-way and sight distance triangles may require additional approval by the District Engineer. Response: Acknowledged, thank you. Show and label all gates with distances to the right of way line. Response: Included in revised plan Label the radii for the proposed driveway. Response: Radii label has been added to the plan.  Make sure to accommodate the largest proposed vehicle. Response: Acknowledged, thank you. Label the internal protection stem length for the proposed driveway connection. Response: Label has been added to the plans.  Measured from the right-of-way line. Response: Included in revised plan. WMPO, Greer Temple: NCDOT Projects:  N/A WMPO 2045 MTP Projects:  N/A New Hanover County Projects: Zach Dickerson, Senior Planner Sea Glass Harbour April 4, 2025 Page 9 of 9  2024 Bicycle & Pedestrian Priorities Plan Amendment proposed project: Carolina Beach Road South 10’ paved multi-use path from Monkey Junction to Snows Cut Bridge. Response: Acknowledged, thank you. TIA: Based on the 11th edition ITE Trip Generation Manual, a TIA is not required. Response: Acknowledged, thank you. Army Corps of Engineers, Brad Shaver: 1. There appears to be some level of permitting from the Corps for this project as jurisdictional tributaries appear to be impacted. The applicant will need to make sure necessary permits are secured before construction is underway. One comment regarding the preliminary plan would be the Corps would prefer any lot lines to be laid out absent of wetlands on individual properties. These layouts tend to result in indirect effects to wetlands once the lots are sold and homes constructed. Response: Final Plat will remove lot lines from surveyed wetlands. NCDEQ, Kelsey Beachman: 1. I do not believe that DCM has received an application for this project at this time. From what I can see it looks like they will need to apply for a CAMA Major Permit for the potential docking facility and they would need to include any development activity that is located within the 75’ Area of Environmental Concern (from NHW), the 30’ Coastal Shoreline Buffer (from NHW), and any impacts to 404 Jurisdictional Wetlands (in the AEC) or Coastal Wetlands. Response: All upland construction will be permitted separately outside of the 75’ Area of Environmental Concern. A CAMA Major Permit is being prepared for any proposed improvements within the 75’ Area of Environmental Concern (from NHW), the 30’ Coastal Shoreline Buffer (from NHW), and any impacts to 404 Jurisdictional Wetlands (in the AEC) or Coastal Wetlands. Sincerely, McKIM & CREED, INC. Matthew Hourihan, P.E. Senior Project Manager cc: Project File 10195-0001 (10)