HomeMy WebLinkAboutMurray Woods Site Plan TRC Comments 12.7.2022
Murray Woods – Performance Residential Preliminary Site Plan – TRC Review
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To: John S. Tunstall, P.E., Norris & Tunstall Consulting Engineers, P.C.
jtunstall@ntengineers.com
From: Amy Doss
Current Planner
Date: December 7th, 2022
Energov: SUBPP-22-0009
Subject: Murray Woods – Performance Residential – Preliminary Plan Major Subdivision – TRC
Review
The following comments have been received for the December 7th, 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.
Please update the plan with the following general corrections:
Planning, Amy Doss 910-798-7571
1. Zoning: R-15
a. Use: Performance Residential. It appears that the proposal generally meets the
requirements specified in UDO Sections 3.2.8 and 3.1.3.D, requiring performance
residential dwellings in the R-15 districts to comply with the following standards specified
in UDO.
2. General Comments:
a. As a recommendation please clearly show ADA accessible connections and warning strips
to the sidewalks in the required locations.
b. Please show sight triangles for ingress/egress at all access points.
c. Please list setbacks that apply to R-15 Performance Residential on Sheet C0, as noted in
UDO Section 3.1.3.D.1.
d. Please clearly indicate the location for any proposed signage, if applicable, UDO Section
5.6.
e. Please show the location of your mail kiosk and the paved area with ingress/egress and
parking as required by UDO Section 6.2.2.A.15.A paved area with ingress/egress to allow
vehicles to pull off , park, and re-enter the roadway safely shall be required for each kiosk
Murray Woods – Performance Residential Preliminary Site Plan – TRC Review
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area. Kiosks shall be located in areas that will best allow for vehicle parking, which shall be
designated so as not to create pedestrian or vehicle safety issues.
3. Please indicate if the streets will be public or private.
4. Open Space:
a. Please label and provide calculations for open space to comply with UDO Section 5.8.2.2.
5. Tree Retention:
a. Please apply for a Tree Removal Permit.
b. 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.
c. Please clearly illustrate what trees are being preserved and what trees are proposed to
remain.
d. All specimen trees located within subject tract 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.
e. Please be aware that there are optional incentives for retaining trees on site, UDO Section
5.3.8.A.2.
f. Please see the chart below indicating the documented, significant, and specimen trees
regulated by the County.
g. Per UDO Section 5.3.4.C, of the UDO requires a minimum of 15 trees at least 2” DBH must
be retained or planted on the parcel where development occurs for each acre or
proportionate area disturbed. Please add a note to the Landscape Plan showing has this
requirement has been met.
Please note that required landscaping for the project can be credited to meet this
requirement, however, required landscaping does not count towards mitigation, if
applicable.
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h. Per UDO Section 5.3.6.B, please be aware that prior to any construction activity protection
fencing is required around protected trees or tree stands. The fencing shall be a minimum
of four feet and shall remain in place through completion of construction activities.
i. Tree inventory plans are required to reflect the trees being retained and the trees being
removed clearly. Please see the example below, which illustrate the trees with the X’s
being removed and the trees and the trees being preserved showing the protection in the
correct placement.
j. Please include the tree data within a table as shown below.
6. Easements:
a. UDO Section 6.2.2, please ensure all Storm Sewer, Sanitary Sewer, and Water Main Utility
Easements are clearly labeled.
7. Lighting:
a. 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.
b. The lighting plan should illustrate that street lighting, all exterior lighting, and indoor
lighting visible from outside shall be designed and located so that the maximum
illumination measured in foot candles at ground level at a residential lot line meet the UDO
Section 5.5. Please refer to Table 5.5.4.B of the UDO for additional standards.
8. 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 approval. Evidence of approval shall
accompany the application for building permit.
9. Traffic:
a. County Staff concurs that no full analysis would have to be conducted due to the data
already being gathered meeting our ordinance requirements consistent with the
“standards, practices, and policies” of DOT and MPO and described in the ordinance.
Please see attached letter for more information.
b. Please show the location of any traffic calming devices.
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Fire Services, David Stone 910-798-7458
1. Roads and driveways:
a. All-weather, hard surface access is required during construction to accommodate fire
apparatus weighing at least 85,000 pounds. (NCFC D102.1)
b. Minimum road width with fire hydrants is 26 feet with no on-street parking. (NCFC
D103.1)
c. On-street parking on roads greater than 26 feet is only permitted on ONE side of the road,
on the side opposite the fire hydrants.
d. Vertical clearance of 13’ 6” is required over the full width of all roads. (NCFC 503.2.1)
e. Road grade shall not exceed 10%. (NCFC: D103.2)
f. Connectivity: requirements are based on project size and occupancy type. (NCFC D106
and D107)
g. Clarification needed: Is there connectivity to an adjacent development?
i. road appears to end at Lot 30 [> 150’]
ii. road appears to end between Lots 82 and 169/170 [=150’]
iii. road appears to end adjacent to Lot 1 [=150’]
h. Signage is required on the dead-end roads to prevent on-street parking. (NCFC D103.6)
i. Gates: If not continuously attended, electric gates must have a Knox key override switch
and a siren activated opener for emergency vehicle access. Manual gates must have a
Knox padlock to allow for Fire Department access. Gates must be able to be opened in
the event of a power outage.
j. Traffic Calming Devices: Highly discouraged as they delay emergency response of all
types and cause damage. Speed bumps or humps are prohibited. Other traffic calming
devices must be submitted and evaluated during the Technical Review process. (NCFC
503.4.1)
2. Other Considerations:
a. The NCFC requires a viable water supply at time of construction. Options: install water
mains and hydrants or use a nearby existing hydrant system. A temporary water tank is a
suggestion in the NCFC--but is discouraged.
1. Approved hydrant locations:
a. between lots 10/11
b. corner at lot 18
c. corner of lot 52
d. between lots 60/61
e. corner of lot 72
f. between lots 80/81
g. corner of lot 92
h. between lots 97/98
i. between lots 117/118
j. corner of lot 125
k. between lots 147/148
l. corner at lot 161
b. Hydrants must meet CFPUA standards and be free from obstructions within a 3’ radius
minimum. (Examples: streetlights, utility boxes or equipment, transformers, substantial
landscaping that could obscure they hydrant at maturity, etc.)
c. Street or road signs: Temporary signage is required at each intersection once construction
of roadways allow for passage of any vehicles and shall be maintained until they are
replaced with permanent signage.
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d. Address identification: premises identification is required with a minimum of 6 inches in height and
a ¾ inch brush stroke.
NHC Engineering, Galen Jamison 910-798-7072
1. A land disturbing and a stormwater permit issued by the County are required for this project in
addition to the State stormwater permit. Please submit for permits as the design is completed.
2. Please ensure via a lot grading plan or proposed contours the all impervious surfaces for the
perimeter lots are directed to the proposed stormwater control measures.
3. Please provide 10’ of access road for pond maintenance as the existing trees to remain appear to
impact the access requirement.
4. Will the filling of the existing ditch originating at lot 93 have impact any upstream drainage?
5. Note, the reconstruction of the outfall ditch along Springer Road is anticipated to be completed
in early 2023.
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 a mainline extension to serve the subdivision.
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.
Environmental Health, Dustin Fenske 910-798-6732
1. Subdivision plans state the site will be on public water and sewer. Lift station for subdivision must
maintain 100' setback from wells located at 6557, 6539 and 6551 Murrayville Rd. All other
infrastructure improvements appear to meet setbacks to surrounding properties well and septic
systems.
NCDOT, Nick Drees/Mike Frank, 910-398-9100
1. These preliminary comments and are based on the plans as submitted for the proposed site and
are subject to further review upon receipt of any additional information. Subsequently, additional
comments and/or requirements may be necessary for this site.
2. Are the proposed roads private? If yes label appropriately.
3. NCDOT Driveway Permits, and Encroachments are submitted through the NCDOT Online Portal.
4. A NCDOT Driveway Permit is required. Submit a plan 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.
5. Any construction inside public r/w will need to be built per NCDOT Standards and per the
approved preliminary plan approval for the appropriate subdivision.
6. An NCDOT Encroachment Agreement is required for any utility connections or installation within
NCDOT right-of-way.
a. The utilities will be reviewed once submitted in the NCDOT Encroachment Portal.
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US Army Corps of Engineers Brad Shaver
1. A wetland delineation has been approved by the Corps and the current plan appears to avoid
these resources.
Addressing, Katherine May 910-798-7443
1. Four street names are required. Please submit 4 street names (without suffixes) and 4 alternates
for approval. Murray Farms Road and Retriever Drive will be continued from the neighboring
subdivision.
2. Mark mail kiosk locations. New subdivisions do not get individual mailboxes.
3. Contact me following TRC approval to start the addressing process.
WMPO, Jamar Johnson 910-343-3915
1. No comments.
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