HomeMy WebLinkAboutSunset Towns Performance Subdivision TRC Comments 5.3
Sunset Townes – Preliminary Plan – TRC Review
Page | 1
To: James Yopp – River Road Construction Company, LLC, PLLC
(james@rockfordpartners.net
Jack Carlisle – Rock Hill Road Investments, LLC (e85michelle@gmail.com)
Rodney Wright – CSD Engineering (rodney@csd-engineering.com)
From: Ron Meredith
Current Planner
Egov: SUBPP-21-0019
Date: January 14th, 2022
Re-review
Subject: Sunset Towns - Preliminary Plan – Performance Residential Development – TRC Review
The following comments have been received for the January 19, 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 preliminary plan approval.
Planning, Ron Meredith 910-798-7441
1. Please update the plan with the following general corrections:
a. Please label all Special Flood Hazard Area boundaries.
b. Please show the location of any signs and note any proposed sign is subject to Section 5.6.
of the UDO.
c. Please label what datum the elevations are tied to. Elevations must be tied to North
American Vertical Datum of 1988 (NAVD 88) and horizontal coordinates must be tied to
the North Carolina Grid System.
d. Please include the proposed street name.
e. Please label all setbacks, flood lines, and easements.
2. Flood requirements:
a. Site contains AE, CaZ, and VE Special Flood Hazard Areas and all applicable provisions of
Article 9 of the UDO will apply in SFHA’s. Applicable standards will need to be met for
structures in each respective flood zone.
b. Any proposed fill on site must meet specific requirements of Sections 9.8.2.E or 9.8.6.I
dependent on locations of fill. In general, fill greater than two feet must include an analysis
prepared by a qualified registered design professional demonstrating no harmful diversion
of floodwaters or wave run-up and wave reflection that would increase damage to
adjacent elevated buildings and structures.
Sunset Townes – Preliminary Plan – TRC Review
Page | 2
3. CAMA:
a. CAMA Minor permits will be required for development within the 75’ AEC (Area of
Environmental Concern) taken from NHW. Lot areas within the AEC will be limited to 30%
impervious. However, these lots will include a COD (Conservation Overlay District). The
conservation resource in this case is salt marsh, which carries a 75’ setback that is taken
from the edge of resource. Development is very limited within a Conservation Overlay
District and would not include structures.
b. Please clearly label the 75’ CAMA AEC as well as the 75’ COD line on the Preliminary Plan.
4. Conservation Resources it does appear that there is a COD on the subject site:
a. Please verify that e It appears that Donovan Class four soils on site and the Conservation
Resource on the site are Brackish Marsh and Pine Forest. 75
b. The conservation resource map classifies portions of the site as swamp forest wetlands.
Please note the approximate total acreage of the wetlands on the property. When there
a total aggregate area of 5 acres or greater of swamp forest, additional conservations space
requirements apply.
c. There will be a 75’ COD setback taken from edge of resource (salt marsh).
5. Tree Retention:
a. Please apply for a tree removal permit.
a. 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.
b. Please be aware that there are new tree retention requirements with the UDO that have
updated the classifications of regulated trees. Please see Section 5.3.4 for more specifics.
In addition, trees preserved on the site may be credited toward mitigation.
c. Regarding note number 26 on the proposed site plan:
i. Significant trees located in the open spaces are required to be indicated on the
tree inventory plan.
ii. All specimen trees located within proposed lots 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 sure to include tree protection, UDO Section 5.3.6.
e. It appears that there are trees preserved on site according to the aerial, UDO section 5.3.8.
Optional Incentives for Retaining Trees.
6. Please change the note in the site data table from apartments to condos.
7. Please show the proposed subdivisions lot lines, if applicable. If the townhome units are fee simple,
please indicated this by adding a note to the site data table or and additional sheet that shows the
subdivisions of land.
8. Easements:
a. Per Section 6.2.2, please label Storm Sewer, Sanitary Sewer, and Water Main Utility
Easements.
b. Please label the proposed 10 ft utility easement along the front of the lots.
9. Please show the required 20’ periphery setback.
10. Please be aware that if a community boating facility is proposed the following comments will be
applicable:
Sunset Townes – Preliminary Plan – TRC Review
Page | 3
a. Please note that a CAMA Major Permit will be required for the community boating facility
and kayak launches.
b. The community Boating Facility will require a Special Use Permit.
c. Boating Facility, Community boating facilities shall comply with the following standards:
i. The rights to use such facility must be conferred by an easement appurtenant to
the residential lot it is intended to serve.
ii. The applicant shall demonstrate that the project will have minimal impacts on
water quality, primary nursery areas, shellfish grounds, and conservation
resources.
iii. The number of boat slips may not exceed the number of residential lots or dwelling
units within the associated development.
iv. Commercial activities, including, but not limited to the sale of gasoline, oil, marine
supplies and food stuffs, shall be strictly prohibited.
11. Mailbox Kiosks:
a. Please show the locations of the required kiosks.
12. Parking:
a. Please specify the width of the proposed parking spaces.
13. Property Owners’ Association (POA):
a. Please be aware that the Property owners’ associations is responsible for continuing
upkeep and maintenance of all private infrastructure facilities and common areas within
the respective subdivision.
14. Is there any intention of installing signage? If so, please show the location and note any proposed
sign is subject to Section 5.6.
15. Are any traffic calming devices proposed?
16. Please provide all NCDOT approvals upon receipt.
17. Please provide a title opinion to show legal access.
18. General Considerations:
a. Please consider adding curb cuts for ADA accessibility to the island with the shelter and
the sidewalk.
19. Landscape Plan
a. Please indicate the location of the trees that were not planted in the parking islands
because of the location of the Sanitary sewer lines.
b. For the pump station, please include a street yard to meet the standards per Section
5.4.6.B of the UDO.
c. Please show the specific square footages for the foundation’s plantings and the interior
parking landscaping.
20. Please specify the density of the project. Please refer to UDO Section 3.1.3.D.2 for density
calculation with class IV soils on site.
Re-review
1. Please show a dimension between each building to verify that structure separation requirements
are met. Multi-family dwelling units shall be spaced a minimum of 20 feet from any part of another
dwelling unit. All other dwelling units shall be spaced a minimum of 10 feet from each other. [11 -
16-2020]
2. Please add a note stating that finish floors will be above flood elevations.
3. Has a wetland delineation been completed? Please show the 401/404 wetland lines. Has approval
been given for the encroachment of the structures into class 4 soils; if so please send
documentation?
4. Please provide a title opinion to show legal access.
Sunset Townes – Preliminary Plan – TRC Review
Page | 4
5. Please apply for the tree removal permit.
6. Check the density
7. How will the sidewalk tie back into the road in this location.
8. Please be sure to add these items into the HOA documents, this will be reviewed at the time of
the Final Plat submittal. Homeowners Association A homeowners association meeting the
following requirements shall be established:
a. When a plat or map is to be recorded, the maps or plat shall contain a Certificate indicating
the book and page number of the homeowner’s association covenants, conditions and
restrictions;
b. Responsibilities for maintenance of private streets, open space, recreation facilities, and
other common areas shall be specified;
c. Responsibilities for exterior maintenance of attached dwelling units shall be specified; and
d. The Association shall be authorized to rebuild damaged or destroyed portions of structures
containing attached dwelling units when the individual owner fails to do so.
9. Please add the density to the site data table. Please be sure to not pull density from the class 4
soils as mentioned in the UDO.
Fire Services, Ray Griswold 910-798-7448
1. Sunset Townes - Town Home & Condo Proposal - 1320, 1330 & 1340 Rock Hill Road This project
has been approved by County Fire with 2 requirements 1. The gate at the approach to the
original site needs to have the KNOX Override system install with siren activation. Remove the
bicycle pad lock and add a KNOX Padlock until the electric gate is installed. This is the second
means of egress for River Bluffs and has been approved for this. 2. There is a broken fire hydrant
at the entrance to this project. in the residential project. Between Mr. Yopp and CFPUA, it needs
to be repaired prior to building permits issued. I am not sure who owns the fire hydrant, but
both parties have been made aware of this over a year ago. Raymond Griswold Deputy Fire
Marshal 1-14-22
Re-review March
Sunset Town Homes - 1300 Block Rock Hill Road
1. I conducted a site visit here yesterday. The following observations were made:
a. The fire hydrants have been repaired.
b. The front gate key pad has been installed, still awaiting the KNOX Override system to be
installed, along with the siren activation portion of the county requirement.
c. Everything else appears in order for County Fire.
Sunset Townes – Preliminary Plan – TRC Review
Page | 5
NHC Engineering, Galen Jamison 910-798-7072
1. A land disturbing and stormwater permit issued by the County will be required. Please submit
for permits as the design is completed.
2. What is the intent of the storm piping in the south? Is it to drain the unpermitted pond? If so,
the contributing drainage area should be included in the calculations showing the post
development flowrates are less than or equal to the pre development flowrates for the 2, 10
and 25 year storm event.
3. There appears to be offsite stormwater drainage coming from the south along the existing fill
slope for I-40. If this drainage will be routed through or around the site, a public drainage
easement sized in accordance with NHC Stormwater Manual will be required. Construction of
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.
4. The parking lot perimeter landscaping should not be located on top of storm sewer piping.
5. What measures for roof drainage is proposed? Please provide details of roof drainage when
submitting for permits.
Re-review March
1. The outfall pipe for the existing borrow pit qualifies for county maintenance by Stormwater
Services. Should the applicant choice this option, a public drainage easement will be required
and the location of the dumpster will need to move. Should the applicant wish to not exercise
this option, a deed restriction for the operation and maintenance of this pipe must be recorded.
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 and sewer available through mainline extension.
4. At this time capacity is available; DWQ permit application will require a Planning FTSE.
5. Capacity is also dependent on the analysis of the pipe collection system (gravity and force
mains).
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.
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.
Re-review March Preliminary Utility Plan Review comments have been provided to the Engineer.
1. That hydrant was replaced on 03/14/2022; CFPUA Water Quality will have the branch valve
turned back on 03/15/2022.
2. Please confirm the project name. I have seen as Sunset Towns and Sunset Townes.
NCDOT, Patrick Wurzel 910-398-9100
1. We do not have any comments at this time.
Sunset Townes – Preliminary Plan – TRC Review
Page | 6
NC Division of Coastal Management Department of Environmental Quality Katharine Elks (910) 796-
7424
1. Regarding Sunset Townes: DCM needs the date that the MHWL was surveyed on the plans with
the signed surveyor’s stamp. If the MHWL is a year old or older we would want to have the line
verified again.
Project Manager, USACE Brad Shaver (brad.e.shaver@usace.army.mil)
1. Sunset Townes, an older Jurisdictional Determination (JD) has been processed but the Corps
never signed a survey. Not sure whether the line shown is the wetland line or just the mean high
water line? The wetland line originally flagged by Land Management Group should be visible on
the plans
Environmental Health, Dustin Fenske 910-798-7324
1. No comments needed. Site is being designed for public water and sewer connections. There are no
adjacent properties with wells or septic systems.
Re-review March
1. It appears site will be on CFPUA water and sewer. If not on public water and sewer then individual
septic and well permits must be applied through the COAST online portal.
WMPO, Scott James 910-341-7890
2. No Comments provided.
Planning (Addressing), Kathrine May 910-798-7443
1. Recommend using the street name “Alvernia Drive” as it is a continuation of the existing street.
2. Number of units per building and number of units per floor will be needed.
3. Include the locations of any clubhouses or leasing offices.
4. Contact Planning for addressing when project is approved by TRC
Comments not received at this time from:
Emergency Services & E911, Steve Still
NCDEQ, Chad Coburn
New Hanover Soil & Water, Dru Harrison
USACE, Rachel Capito
NCDEMLR, Dan Sams
DCM, Tanya Pietila
New Hanover County Schools, Laura Severt