HomeMy WebLinkAboutNHC_TRC_round_1_comment_responses_____________________________________________________________________________________________________________________________________ 3805 Cherry Avenue - Wilmington, NC 28403 - 910 791 4441 - www.csd-engineering.com – License # C-2710
March 7, 2025
Zach Dickerson
Senior Planner
New Hanover County Planning
230 Government Center, Suite 110
Wilmington, NC 28403
Re: Seabreeze Village Commercial Subdivision
TRC Comment Responses
New Hanover County
CSD Project No. 24-0684
Dear Zach:
We have addressed the first round of NHC TRC comments and are re-submitting the full TRC package. Comments and
responses are below. Enclosed please find the following items for the referenced project:
- One (1) set of revised Construction Drawings
- One (1) copy of Lighting Plan from Duke Energy
- One (1) copy of the revised Tree Removal Permit Application
Please let us know if you have any questions or require any additional information.
Sincerely,
Rodney Wright
Rodney Wright
CC: SOCOL, LLC
Seabreeze Village - TRC Comment Responses | 2
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_____________________________________________________________________________________________________________________________________ 3805 Cherry Avenue - Wilmington, NC 28403 - 910 791 4441 - www.csd-engineering.com – License # C-2710
Planning
Comment: General comments:
a. Zoning is (CZD) CB.
b. Please include note on the plat for recording: “All development on site must be in line with the
approved concept plan as part of rezoning case Z23-23”.
c. Please provide copy of covenants to be recorded as part of the commercial subdivision for tenants.
d. Are any portions of the infrastructure going to be bonded?
Response: a. Acknowledged.
b. Acknowledged.
c. Acknowledged.
d. No.
Comment: UDO Section 5.1, Parking and Loading:
a. Based on the conditional rezoning concept plan, it appeared that each tenant was to have their own
parking – is this still the case?
Response: a. Correct.
Comment: 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 the building permit.
b. Have you already started working with NCDOT to permit the driveway cuts on N & S Seabreeze Rd?
Response: a. Correct. b. Yes, the driveway permit plans and applications have been submitted to NCDOT.
Comment: 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 UDO to include prohibiting any
development of the site for 3 to 5 years.
b. There was already some tree removal on this site, the mitigation of which was bonded. I have
already been in contact with Cameron Zurbruegg about this.
c. Are any further trees to be removed? There was a Tree Removal Permit application attached to the
site plan submittal, but the inches slated for removal said “0” – is this a paperwork glitch?
Response: a. Acknowledged.
b. Acknowledged.
c. Tree Removal Permit Application has been revised to note the inches to be removed.
Comment: UDO Section 5.4, Landscaping and Buffering:
a. Please note that a landscaping plan will be required for the individual tenants prior to issuance of
construction approvals
Response: a. Acknowledged.
Comment: UDO Section 5.5, Lighting:
a. Please note that a lighting plan is not required for TRC approval but will be required prior to
issuance of construction plan approvals.
Response: a. Lighting Plan included with this submittal.
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_____________________________________________________________________________________________________________________________________ 3805 Cherry Avenue - Wilmington, NC 28403 - 910 791 4441 - www.csd-engineering.com – License # C-2710
Comment: UDO Section 5.6, Signs:
a. All signs are subject to Section 5.6 of the UDO.
b. Please note that signs fronting Carolina Beach Rd have additional standards as outlined in Section
5.6 of the UDO.
Response: a. Acknowledged.
b. Acknowledged.
Comment: UDO Section 5.7, Conservation Resources:
a. Per the New Hanover County Conservation Resource Map, there are no Conservation Resources on
this property.
Response: a. Acknowledged.
Comment: UDO Article 6, Subdivision Design and Improvements:
a. Please note that the concept plan for this project included sidewalks along the eastern side of the
internal road. Please show these on the plat to be recorded.
b. Please note that the conditions of approval required sidewalks along the frontage of S and N
Seabreeze Rd. These should be shown on this plat as well.
Response: a. Acknowledged.
b. Acknowledged.
Fire Services
Comment: The submitted site plans do not include information on the building/occupancy types that are planned
for this space. There will be additional requirements dependent upon the project details. Unable to
advise these additional requirements at this time. Follow-up with the Fire Marshal’s Office for further
information is required.
Response: Acknowledged.
Comment: Required for Plan Review Submittal: 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 Fire
Marshal’s Office. 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: Acknowledged.
Comment: Per NCFC 503.6, submit for review the details and manufacturer information for the gate across
the fire department access road.
Response: No gate is proposed.
Comment: Per NCFC 507.1, Provide an Engineered fire flow analysis report in accordance with the fire code
and Appendix B to include pertinent information. A fire flow test shall be conducted in accordance with
NFPA 291 and NCFC 507.4. This report shall be submitted by a P.E. and include the stamp of the
submitting individual on the report.
Response: Each tenant will submit their own fire flow analysis.
Comment: Accessibility. Response: ?
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Comment: All new structures larger than 12,000 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 New
Hanover County Fire Marshal’s Office 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: Acknowledged.
Comment: All new structures must comply with Appendix J of the NC Fire Code, Building Information Signs. An
example can be provided upon request.
Response: Acknowledged.
Comment: 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. During construction all parking for
contractors, and staging for dumpsters and building materials, shall be on one side of the road, the side
of the road opposite the fire hydrants. Fire apparatus access roads are to be a minimum of 26’ wide due
to fire hydrants installed along the roadway (Appendix D). The fire code official may increase this width
as necessary based on potential for fire apparatus response.
Response: Acknowledged.
Comment: Street and road signs are required, temporary signs during construction are acceptable as long as they
are legible and weather resistant. (Chapter 5).
Response: Acknowledged.
Comment: 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 all weather conditions.
Response: All road improvements exceed this width requirement.
Comment: 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: No street parking is proposed for the internal road.
Comment: 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: Each tenant will submit their individual site plans for this review.
Comment: Gates on fire apparatus access roads are discouraged due to the delay in response. If gated access is
deemed necessary it shall be either staffed with personnel 24 hours per day every day, 365 days of the
year or must include KNOX key bypass switch and siren activation (both). (Chapter 5).
Response: No gates are proposed.
Comment: 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: Acknowledged.
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Comment: Key Boxes (KNOX Boxes) - Required if structure is required to have a fire alarm system or automatic
sprinkler system. Knox Box required at/adjacent to the front (main) entrance, at an elevation of 5 ft, +/-
6 in. A KNOX box(es) is(are) required at the exterior access nearest the fire sprinkler riser(s). Larger
facilities may require additional key boxes. All key box locations must be shown on the building plans. All
key boxes are required to be installed prior to final inspection.
Response: No gates are proposed.
Comment: The customer may order online from Knox. Additional information for ordering is available through the
Fire Marshal’s Office.
Response: Acknowledged.
Comment: 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: Acknowledged.
Comment: 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: Acknowledged.
Comment: Generator and solar installations shall be in accordance with Chapter 6.
Response: Acknowledged.
Comment: Water Supply (Chapter 5 and Appendix C)
• 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)
• An engineered fire flow calculation indicating the available fire flow shall be submitted to the Fire
Marshal’s Office during plans review.
• If an approved water supply capable of supplying the required fire flow for fire protection is
available, fire hydrants shall be provided.
• 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: Each tenant will submit their individual site plans for this review.
Comment: Fire Hydrants
• All fire hydrants shall have a 5¼ 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 even if
the hydrants are being installed on the Aqua NC water system.
• The fire hydrant across from 834 South Seabreeze Road, hydrant number 126, shall be made
accessible from South Seabreeze Road.
• 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
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be oriented with the large discharge facing the nearest street. All discharges shall meet the NFPA
requirements for distance above grade.
• 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).
• 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.
• 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)
• Fire hydrants should be located 50 feet or more from the structure they protect.
Response: Acknowledged.
Comment: Fire Department Connections (FDC)
• Fire Department connections shall utilize 5-inch Storz connections with a 30 degree down angle.
Remote FDC’s are discouraged.
• 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.
• 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.
• Fire department connections shall not be obstructed by fences, bushes, dumpsters, utilities, or
vehicles.
• Fire department connections are to be unobstructed with 36 inches clearance to both sides and
78 inches vertically.
Response: Acknowledged.
Comment: An audible/visual device indicating water flow or fire alarm activation shall be located above the fire
department connection.
Response: Acknowledged.
Comment: 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: Acknowledged.
Comment: Construction and Demolition
All construction and demolition work must comply with Chapter 33.
Parking shall be limited to one side of the road—the side opposite fire hydrants.
Response: Acknowledged.
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NHC Engineering
Comment: A land-disturbing permit issued by the County is required for this project. 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: Land disturbing permit application has been submitted for review and approval.
Comment: 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://newhanovercountyncenergovpub.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: County stormwater permit application has been submitted for review and approval.
Comment: Please include all TIA required roadway improvements with the Engineering permits submission.
Response: Improvements are shown in plans.
Comment: Please confirm with the DOT that the re-routing of the northern drainage area to the south is
permissible as DOT may require 100-year storm attenuation for re-routing watershed drainage.
Response: Acknowledged, we are working with NCDOT on this issue.
Comment: Please align the SCM outfall in the direction of the flow and not perpendicular to the receiving channel.
Response: Outfall has been re-aligned.
Comment: Consideration should be given to removing what is assumed as a culvert in the ROW located in the SE
corner of the site.
Response: Culvert is scheduled for removal.
Comment: Has wetland delineation been completed?
Response: Yes, no wetlands are present on site.
Comment: Please contact the State for the stormwater permit requirements. It is assumed a high-density permit
will be obtained.
Response: We have an Express Stormwater submittal scheduled with NCDEQ for mid-March.
NHC Environmental Health
Comment: Site plan reflects connection to a public water supply. Any existing well heads must be located and
properly abandoned by a certified well driller.
Response: Acknowledged.
Comment: Site plan reflects connection to public sewer. Any existing septic tanks for old structures must be
pumped, crushed and filled for proper abandonment.
Response: Acknowledged.
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_____________________________________________________________________________________________________________________________________ 3805 Cherry Avenue - Wilmington, NC 28403 - 910 791 4441 - www.csd-engineering.com – License # C-2710
NHC Addressing
Comment: Please submit street name option with alternatives. The suffix options are listed below:
o Lane, Row, Run, Way
Response: NHC Addressing approved Barrel Run for the new internal road. Sheets have been updated to show
this road name.
Comment: Address comments will be provided after building layouts are submitted.
Response: Acknowledged.
Cape Fear Public Utility Authority
Comment: No CFPUA water or sewer available.
Response: Acknowledged, water and sewer service to be provided by NC AQUA.
NCDOT
Comment: General Comments:
NCDOT Driveway Permits and Encroachments are submitted through the NCDOT Online Portal.
Response: Acknowledged, to be submitted.
Comment: NCDOT Driveway Permit:
An NCDOT Driveway Permit is required. Submit plans in accordance with pages 14 & 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, to be submitted.
Comment: NCDOT Encroachment Agreement:
An NCDOT Encroachment Agreement is required for any utility connections or installations within the
NCDOT right-of-way (form 16.6).
• It is recommended that you reach out to the NCDOT District Office prior to submitting plans to avoid
a redesign of the proposed utilities.
• Refer to the NCDOT UAM Manual and the NCDOT Encroachment checklist for required documents
and site plan information.
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, to be submitted.
Comment: Required Roadway Improvements:
The following roadway improvements are required per the approved TIA:
• US 421 and SR 1531 (South Seabreeze Rd) (Signalized intersection):
Construct an exclusive westbound left turn lane on South Seabreeze Rd with 100 feet of full
width storage which continues as TWL TL.
Provide a Permitted + Overlap phasing for eastbound right turn lane.
Optimize the signal timings.
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_____________________________________________________________________________________________________________________________________ 3805 Cherry Avenue - Wilmington, NC 28403 - 910 791 4441 - www.csd-engineering.com – License # C-2710
• SR 1531 (South Seabreeze Rd) and Site Access 1 (Stop-controlled intersection):
Construct an exclusive eastbound left turn lane on South Seabreeze Rd with 50 feet of full
width storage which continues as a TWL TL.
Construct site access (southbound approach) with an internal protected stem of 100 feet,
measured from the right-of-way line and with one ingress and one egress lane.
Provide stop controls for the southbound approach.
• SR 1528 (North Seabreeze Rd) and Site Access 2 (Stop-controlled intersection):
Construct site access (northbound approach) with an internal protected stem of 100 feet,
measured from the right-of-way line and with one ingress and one egress lane.
Provide stop controls for the southbound approach.
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: All TIA improvements are shown on plans.
Comment: Site Plan Comments:
Hydraulic calculations and associated plan sheets will need to be submitted for the site:
• This will be reviewed by the NCDOT Hydraulics Unit.
Include/update the NCDOT Standard Drawings (2024) that are applicable to the project.
Sight Triangles and Sight Distance:
• Show and label the 10’ X 70’ NCDOT Sight Triangles.
No obstructions shall be placed within the NCDOT sight triangles.
• Show and label the stopping sight distance.
No obstructions shall be placed within the stopping sight distance.
Label the radii for the proposed driveway/driveways.
Label the internal protection stem length for the proposed driveway connection.
Measured from the right-of-way line.
Response: Sight triangles, sight stopping distances, driveway radii and internal stem length are shown on the
NCDOT Driveway Plan sheets, which are currently under review by NCDOT.
WMPO
Comment: No Comments.
USACE
Comment: Wetland verification request is in-house but has not been acted on to date.
Response: Acknowledged.