HomeMy WebLinkAboutComment Response Letterv� MCKIM&CREED
August 1, 2024
Amy Doss
Development Review Associate Planner
New Hanover County Planning & Land Use
230 Government Center Drive, Suite 110
Wilmington, NC 28403
RE: Sidbury 187 Project — TRC Review Comments / Response
Dear Ms. Doss,
M&C 04245-0063 (10)
In response to your 6/5/2024 Letter regarding TRC Review Comments for the Sidbury 187 Project, we
offer the following responses:
Planning, Amy Doss Love Ott & Wendell Biddle:
1. General Comments:
a. Please note that prior to final plat of this development or phasing, the HOA Covenants
must be on record with the New Hanover County Register of Deeds.
Response: Noted.
b. Density is confirmed at 2.5 dwelling units an acre.
Response: Noted.
c. Please detail Performance setbacks and make a note detailing the minimum distance
between structures.
i. Please note that Performance setback requirements are for lots on the periphery
of the development and require a 20' rear setback
Response: The setback is provided and noted "Periphery performance buffer 20'
setback (TYP)".
d. Total Area- 700.95 Acres.
Response: Area acreage has been reported as 700.95 AC on C2.4 legend.
e. Wetlands 124.10 Acres (Preliminary) - Pending USACE permit action.
Response: Wetland acreage has been reported as 124.10 AC on C2.4 legend.
f. Please mark the location of community mailboxes- refer to UDO Section 6.2.2.
Response: General mailbox kiosk locations have been provided at the proposed amenity
centers.
Amy Doss, New Hanover County
August 1, 2024
Page 2 of 12
g. Please note that the amenity center/clubhouse is classified as an accessory commercial
use to the subdivision, it will need to come through site plan review separately to show
parking and landscaping. There are comments below that address what will need to be
shown on that site plan when it comes back in for review.
Response: Understood,
2. UDO Section 5.1 Parking and Loading.
a. Please detail all parking and loading areas for all community centers, amenities, and or
open space areas.
Response: This will be provided in the site -specific plan submittal for the clubhouse.
b. Please indicate the square footage and parking count for the clubhouse.
Response: This will be provided in the site -specific plan submittal for the clubhouse.
c. Please detail all traffic calming devices to include gate for Emergency Access Only point
of entry/exit.
Response: This will be provided in the site -specific plan submittal for the clubhouse.
d. Please verify if streets will be NCDOT dedicated or private?
Response: All roads within the Sidbury 187, Gore and Casitas neighborhoods are
private.
e. Please include parking counts.
Response: All Single-family homes and Townhomes have garages and driveways on
their parcel. Casitas parking lot will be submitted with Casitas TRC.
3. UDO Section 5.2. Traffic, Access, & Connectivity.
a. 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 the building permit.
Response: Noted
b. Please make note of all sight triangle dimensions.
Response: Completed in 3.0 Series.
4. UDO Section 5.3 Tree Retention.
a. Please submit a Tree Removal Permit to the COAST permitting portal.
Response: Tree removal permits will be submitted for approval as the construction
documents for each phase are developed and submitted for construction permits. The
tree removal sheet is meant to be informational in both that it is understood one is
required and the manner in which we are approaching the plot sampling method.
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Amy Doss, New Hanover County
August 1, 2024
Page 3of12
b. Please detail on a site plan the location of all regulated trees to be removed. In a table,
stipulate the species, diameter at breast height (DBH), and regulation type of each tree
to be removed and provide the total sum of regulated DBH removed for mitigation
calculation.
Response: See response to Item 4a.
c. For tree retention and credit towards tree mitigation, please detail the species and DBH
of all documented trees to remain on site.
Response: See response to Item 4a.
d. Please detail the proposed method of mitigation for the accumulated DBH removed.
Response: See response to Item 4a.
e. Noted that the site is undergoing tree survey utilizing the plot sampling methodology.
Response: Noted.
S. UDO Section 5.4 Landscaping and Buffering.
a. Please provide a detailed landscape and buffering plan detailing the requirements in
accordance with UDO Section 5.4.
Response: See revised sheet C4.0.
b. Landscaping is only required for the clubhouse.
Response: Noted.
6. UDO Section 5.5 Exterior Lighting.
a. Is any lighting proposed for the development?
Response: We are in coordination with Duke Energy to propose a lighting plan for the
development.
b. 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.
Response: Noted.
c. When the lighting plan is submitted, please ensure that the foot candles from the
streetlights at the lot lines do not exceed 0.5, as the adjacent land is residential. Please
note that this only applies to adjacent properties, not lots within the subdivision
Response: Noted.
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Amy Doss, New Hanover County
August 1, 2024
Page 4of12
7. UDO Section 5.6 Signs.
a. Please note that all signs are subject to Section 5.6 of the UDO.
Response: Noted.
b. Please submit for sign permits prior to installation.
Response: Noted.
S. UDO Section 5.7 Conservation Resources.
a. New Hanover GIS records indicate a Leon and Pocosin Conservation Overlay on site.
Please delineate on the site plan the aggregate acreage of Leon and Pocosin.
Response: Not applicable, Leon soils are not Class IV.
b. Please refer to UDO Section 5.7.3 for Conservation Space General Performance
Controls.
Response: See response to Item 8A.
c. Please refer to UDO Table 5.7.3.A.5: Worktable for Determining Required Conservation
Space Developable Land.
Response: See response to Item 8A.
d. Please note UDO Section 5.7.3.E Methods for Conservation.
Response: See response to Item 8A.
9. UDO Section 5.8 Open Space Requirements.
a. The required open space for total development is 140.19-acres and a total of 262.31
acres are proposed.
Response: The proposed Passive and Open Space total 180.31 AC.
b. Please detail each section of open space and the corresponding acreage on site plan.
Response: Details of active and passive open space (in AC) have been labeled on site
enlargements.
c. Please reference Section 5.8.4 Design Standards regarding accessibility and
configuration.
Response: Noted on sheet C1.1 under design notes
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Amy Doss, New Hanover County
August 1, 2024
Page 5of12
10. UDO Section 6.2.
a. Please verify all streets meet the block length requirement in 6.2.2.A.2.b. in the UDO.
Response: Noted on sheet C1.1 under design notes.
b. Submitted plans indicate 88 nodes, however there were 16 additional nodes with a total
of 104 nodes counted. Please refer to street connectivity standards in the UDO Section
6.2.2.1.7.g.
Response: Sheet C2.5 shows 104 nodes and 125 links to produce a connectivity ratio of
1.2, less than the 1.4 requirement.
c. Section 6.2.2.A.3.a - please detail the any existing or proposed easements:
i. Is the non -municipal easement intended for utilities?
Response: The non -municipal easement is for wet and dry utilities. Other
specific drainage and/or utility easements have been noted on the site plans.
d. Please note that Performance setback requirements are for lots on the periphery of the
development and require a 20' rear setback only.
Response: Performance setback buffer was added to the periphery of the development
and no lots encroach on the buffer.
NHC Fire Services Ray Griswold:
1. Please review TRC comments sent via email to Rick Moore.
Response: Neither Mr. Griswold nor I could find record of an email. We addressed the notes
provided to us.
2. Fire hydrant plan required. Need additional fire hydrants/better defined on clear plans.
Response: Fire hydrants have been shown such that all insurable structures are within 500' of
a fire hydrant. Their symbols have been enlarged so they can be seen at the scale of our
drawings.
NHC Engineerincl, Galen Jamison:
1. SCM access appears to be difficult for several of the proposed ponds. Garages, roadside
landscaping, and lot layout appear to limit access. Please provide private drainage easements
to each SCM with a minimum width of 10'. If the pathway is going over a proposed pipe, it is
recommended, the drainage easement be sized in accordance with Section 2.6.4 of the NHC
Stormwater Design Manual.
Response: All access for SCM ponds has been shown in the site enlargement sheets.
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Amy Doss, New Hanover County
August 1, 2024
Page 6of12
2. The existing site appears to be in the Prince George and Island Creek watershed. An overall
pre and post drainage area map to each SCM's outfall is requested to ensure the macro
drainage in the area is reviewed prior to Engineering's approval for TRC. The overall drainage
area map should also indicate the intended path for overall land relief should the primary
outfall become obstructed.
Response: Pre- and Post -Development Drainage Area maps are included at the end of the
plan set.
3. The mapping east of the site appears to be outdated and doesn't show adequate conveyance
to Island Creek. Therefore, a downstream analysis for adequate conveyance to Island Creek
may be required during permitting. If documentation/mapping/surveying is available, then a
downstream analysis may not be required.
Response: Noted. Field recon was recently completed to observe and measure (to the extent
practical) the Island Creek discharges. There are significant drainageways on this property.
We will work on the survey and/or drainage analysis prior to submittal of the construction
drawings.
4. 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
httas:/Iwww.nhcgov.con-i/_251/Stormwater and httr)s://www.nhcLov.com/249/Sedim
Control.
Response: Noted.
5. Please contact the State for their stormwater permit requirements.
Response: Will do.
NHC Environmental Health Dustin Fenske:
1. Site Plan reflects connections to public water and sewer.
Response: Correct.
2. Proposed infrastructure does not violate setbacks to any surrounding wells or septic systems.
Response: Noted.
3. If site has a community pool(s) then application(s) for this pool must be submitted to NHC
Environmental Health for review and approval.
Response: Noted.
NHC Addressing, Katherine Ma
1. Please label each road with a unique ID.
Response: This has been completed on the C3.0 series.
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Amy Doss, New Hanover County
August 1, 2024
Page 7of12
2. Please submit a list of road names to me for vetting prior to TRC approval.
Response: A list of road names will be submitted with construction documents. Unique road
identifiers have been added to the plans.
3. Addresses will be assigned following TRC approval.
Response: Noted.
Cape Fear Public Utility Authority, Bernice Johnson:
1. CFPUA TRC Comments provided are primarily comments only.
Response: Noted.
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..
Response: Noted.
3. CFPUA water available via mainline extension.
Response: Noted.
4. CFPUA sewer will be available through mainline extension and installation of pump station.
Response: Noted.
5. Capacity is dependent on the analysis of the pipe collection system (gravity and force mains).
Response: Site specific design is currently underway; we will address capacity with submittal
of the service application and construction drawings.
6. A capacity determination can be provided upon submittal of the NC DWQ FTA/FTSE
Application Form and Preliminary Plan, this determination does not guarantee capacity.
Response: The FTA/FTSE forms will be submitted with our construction drawings.
7. Capacity is issued on 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.
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Amy Doss, New Hanover County
August 1, 2024
Page 8of12
NCDOT Nick Dre s.
General Comments:
1. NCDOT Driveway Permits, and Encroachments are submitted through the NCDOT Online
Portal. httos://connect ncdot.gov/ municipal ities/Uti lities/Pages/hel o.aspx-
Response: Noted.
NCDOT Drivewa Permit:
1. An NCDOT Driveway permit for temporary access has been submitted to NCDOT for review.
• Permit # D033-065-24-00078.
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: These will be designed/submitted by others.
NCDOT Encroachment A regiment:
1. An NCDOT Encroachment Agreement is required for any utility connections or installations
within the NCDOT right-of-way (form 16.6).
Response: Noted.
2. An NCDOT Encroachment Agreement is required for any sidewalk or multi -use paths installed
within the NCDOT right-of-way (form 16.6).
Response: Noted.
Required Roadway Improvements,:
The following roadway improvements are required per the approved TIA:
US 117 (N College Road) and SR 1318 (Blue Clay Road) (Signalized intersection):
• Phase 1
o Construct an eastbound right turn lane on SR 1318 (Blue Clay Road) with 200 feet
of storage, appropriate full width deceleration and taper.
o Extend the existing northbound right turn lane on US 117 (N College Road) to
provide 550 feet of storage, appropriate full width deceleration, and taper.
o Restripe the northbound left turn lane on US 117 (N College Road) to provide 100
feet of storage and a two way left turn lane (TWLTL) of 150 feet.
o Provide overlap phasing for eastbound right turn lane and optimize the signal cycle
length and timings.
o Modify the signal plan to accommodate the above improvements.
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Amy Doss, New Hanover County
August 1, 2024
Page 9 of 12
Response: Noted.
SR 1336 (Sidbury Road) and SR 2181 (Dairy Farm Road) (Stop -controlled intersection):
• Phase 1
o Install a traffic signal.
o Restripe the gore area on the eastbound approach to extend the eastbound left
turn storage on SR 1336 (Sidbury Road) to 300 feet and appropriate taper.
Response: Noted.
SR 1336 (Sidbury Road) and SR 2202 (Edna Buck Road) Sidbury Station Access 2:
• Phase 1
o Install a traffic signal and provide necessary equipment for coordination.
o Restripe the gore area on the eastbound approach to provide an exclusive
eastbound left turn lane on SR 1336 (Sidbury Road) with 50 feet of storage,
appropriate full width deceleration and taper.
Response: Noted.
SR 1336 (Sidbury Road) and Sidbury Station Access 3 (Stop -controlled intersection):
• Phase 1
o Construct an exclusive northbound right turn lane on Site Access with 100 feet of
storage, appropriate full width deceleration and taper.
• Full Build
o Extend the eastbound right turn lane on SR 1336 (Sidbury Road) to provide 375
feet of storage, appropriate full width deceleration and taper.
o Extend the westbound left turn lane on SR 1336 (Sidbury Road) to provide 100
feet of storage, appropriate full width deceleration and taper
Response: Noted.
SR 1336 (Sidbury Road) and Site Access 1 (Proposed stop -controlled intersection):
• Phase 1 (Option 1)
o Install a traffic signal and provide necessary equipment for coordination.
o Construct an eastbound right turn lane on SR 1336 (Sidbury Road) with 200 feet
of storage, appropriate full width deceleration and taper.
o Construct a westbound left turn lane on SR 1336 (Sidbury Road) with 250 feet of
storage, appropriate full width deceleration and taper.
o Construct site access (northbound approach) with an internal protected stem of
200 feet, measured from the right-of-way line. The approach shall have one
ingress lane and two egress lanes, configured as an exclusive left turn lane and
exclusive right turn lane each with 200 feet of storage.
■ Phase 1 (Option 2)
o Construct a single lane roundabout.
o Construct northbound approach (site access) with an internal protected stem of
200 feet measured from the right-of-way, configured with one ingress and one
egress lane.
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August 1, 2024
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o Provide yield control for all approaches.
Response: Noted.
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: Noted.
Site Plan Comments:
If additional right of way is needed along Sidbury Road for the required roadway improvements this
could impact the current design in relation to the required setbacks.
Label the right of way on the plan sheets to show public or private right of way.
• If the proposed development is intended to be public, you will need to go through the
NCDOT Subdivision review process prior to any approvals for site development.
Response: Noted.
Include roadway plans that show the required roadway improvements.
Refer to the pavement marking legend for pavement marking plans (included).
Include the NCDOT Standard Drawings (2024. that are applicable to the development.
Refer to the NCDOT Subdivision Manual for design requirements on the proposed island.
Response: Noted.
• Figure 9 Recommended Road Connection with Interior Island (Included).
Response: Noted.
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: Sight triangles have been added and labeled.
• Show and label the stopping sight distance.
o No obstructions shall be placed within the stopping sight distance.
• Reference table 3-1 below for design requirements.
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Amy Doss, New Hanover County
August 1, 2024
Page 11 of 12
Table 3-1 Stopping Sight Distance on Grades
Design
Stopping Sight Distance (fq
-
Level owngrades Upgrades
0% 3% 1 6% 1 9% 3% 6% 9%
Speed
(Mph)
15
80
80
82
85
75
74
73
20
115
116
120
126
109
107
104
25
155
158
165
173
147
143
140
30
200
205
215
227
200
184
179
35
250
257
271
287
237
229
222
40
305
315
333
354
289
278
269
45
360
378
400
427
344
331
320
50
425
446
474
507
405
388
375
55
495
520
553
593
469
450
433
60
570
598
638
686
538
515
495
65
645
682
728
785
612
584
561
70
730
771
825
891
690
658
631
75
B20
866
927
1003
772
736
704
80
910
965
1035
1121
859
817
782
85
1010
1070
1149
1246
1 949
902
1 862
Source: GB Chapter 3 Section 3 2 2 Tables 3-1 and 3-2 (nfonnatlon combined Into one table)
Response: Stopping sight distance has been shown at the tie-in location to Sidbury Road.
Show and label all gates with distances to the right of way line,
No gates allowed within 100' from the r/w line.
Response: Noted; there are not any planned gates.
Label the radii for the driveway proposed driveway/driveways.
Response: Labeled.
Label the internal protection stem length for the proposed driveway connection.
Measured from the right-of-way line.
Response: Labeled.
W M PO Scott James:
1. See attached appendix.
Response: Noted.
Army Corps of Engineers, Brad Shaver:
1. A jurisdictional determination (JD) has been completed if any impacts into waters of the US a permit will
be required.
Response: Noted.
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MclCM&CREED
Amy Doss, New Hanover County
August 1, 2024
Page 12 of 12
Sincerely,
McKIM & CREED, INC.
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025503
Richard A. Moore, PE
Regional Manager
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cc: Project File 04245-0063
`v MgM4&CREED