HomeMy WebLinkAboutMonkey Junction Townhomes+Apartments TRC Comments Compiled
Monkey Junction Townhomes and Apartments, -5322 Carolina Beach Road – Preliminary Plan – TRC Review
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To: Adam G Sosne, MHMJ, LLC – adam@mcadamshomes.net
From: Zachary Dickerson – Development Review Senior Planner
Date: March 6th TRC Review
PID#: R07606-003-002-000, R07600-006-042-000
Egov# SUBPP-24-0002
Subject: Monkey Junction Townhomes and Apartments- Preliminary Site Plan Review
The following comments have been received for the March 6th, 2024, 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, Zachary Dickerson 910-798-7450
1. General Comments
a. This case is subject to the conditions agreed to by the applicant for case Z23-17.
b. Please add the following conditions to the site plan, these can be in the site data table or
off to the side on their own:
i. Buildings will have a maximum height of three stories.
c. Originally, the approved plans permitted 35 townhomes and 165 apartment units. Using
the administrative adjustments allowed in the UDO for a minor deviation from that
approved concept plan, a 10% shift in housing type is allowed. This development may
have up to a maximum of 55 townhomes and down to a maximum of 145 apartment
units.
d. The minor deviation meets the standards of Section 10.3.3.7.b, Minor Deviations. Final
written approval will be included in the TRC approval letter. Separate approval of the
minor deviation may be provided at applicant’s request.
2. UDO Section 5.1, Parking and Offstreet Loading
a. Row-style housing requires two parking spaces per unit.
b. Does each unit have its own driveway with two spaces or will these be garages
underneath?
Monkey Junction Townhomes and Apartments, -5322 Carolina Beach Road – Preliminary Plan – TRC Review
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c. Is there any visitor parking planned for the townhomes or apartments? If so, please note
that on the site plan.
d. Please show location of mailbox kiosk and pull-off area on site plan.
3. UDO Section 5.2, Traffic, Access and Connectivity
a. Please show sight triangles at point of entry on Carolina Beach Road.
b. Will there be any traffic calming devices in this development? If so, please show them on
the site plan.
c. Please consider including pedestrian crossings towards the area where residents will be
crossing to the trash/recycling area.
d. Will there be a pedestrian crossing congruent with the sidewalk for the stream onsite?
e. Does the sidewalk extend to the property line with the Townes at Park Place? It does not
appear so (see green), but with the intent for interconnectivity
4. UDO Section 5.3, Tree Retention
a. For the trees slated to be removed, please submit a tree removal permit.
b. Link to permit here: https://www.nhcgov.com/DocumentCenter/View/1239/Tree-
Removal-Permit-PDF
5. UDO Section 5.4, Landscaping and Buffering
a. A Type A: Opaque buffer is required where the site abuts residential uses.
b. Please submit a landscape plan for transitional buffers, parking lot interior landscaping,
foundation plantings for the apartment buildings, and street yard.
c. Please note that 15 trees are required to be planted per acre disturbed per UDO Section
5.4.2.B. Trees retained on site can count towards this requirement. 12.53 acres * 15 trees
= 188 trees. Per the tree retention table on page 3 of the site plan, 198 trees are being
retained. This requirement is met.
6. UDO Section 5.5, Lighting
a. Is any lighting proposed for this development?
b. Please note 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.
7. UDO Section 5.6, Signs
a. If there are any new signs proposed for this development, please apply for sign permits
prior to installation.
Monkey Junction Townhomes and Apartments, -5322 Carolina Beach Road – Preliminary Plan – TRC Review
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8. UDO Section 5.7, Conservation Resources
a. Per the New Hanover County Conservation Resource Overlay map, the rear/western
portion this site is located within the Pocosin Conservation Resource.
b. However, a Jurisdictional Determination from the Army Corps of Engineers Determined
that this site no longer contains wetlands.
9. UDO Section 5.8, Open Space Requirements
a. Are the below clouded areas intended as open space? If so, please label them as such.
b. I noted these are marked as such on sheet C-1 but it would be helpful for it to be marked
on all pages.
10. UDO Article 6: Subdivision Design and Improvements
a. It appears that the link to node ratio, outlined in UDO Section 6.2.2.7.g is not sufficient
for this development. Per this section, the link to node ratio shall not be less than 1.4.
Using the definitions of links and nodes as outlined in this section, I have shown the
number of each on this plan below:
b. Per my calculations, this shows 14 links and 12 nodes for a ratio of 1.17.
c. I think the issue here is the number of T-intersections and dead-ends. The roads in the
site will need to be reconfigured to achieve at least the minimum ratio.
Monkey Junction Townhomes and Apartments, -5322 Carolina Beach Road – Preliminary Plan – TRC Review
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NHC Fire Services, David Stone 910-798-7458
Please submit a civil plan showing locations of proposed fire hydrants prior to TRC.
1. 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 Building Safety. 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.
2. Per NCFC 507.1, Provide an Engineered fire flow analysis report in accordance with the fire code
and Appendix B to include pertinent information. Fire flow test shall be conducted in
accordance with NFPA 291 and NCFC 507.4
3. All new structures larger than 7,500 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 Building Safety 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).
4. 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. Fire apparatus
access roads are to be a minimum of 20 feet wide (Chapter 5), unless there are fire hydrants
installed along the roadway then minimum is 26 feet wide (Appendix D). The fire code official
may increase this width as necessary based on potential for fire apparatus response. Dead end
roads greater than 150 feet in length shall require an approved means for fire apparatus to turn
around (Chapter 5 and Appendix D). Fire apparatus access roads shall provide a clear vertical
clearance of 14 feet including trees, canopies, bridges, etc. (Chapter 5 requirement is 13 feet 6
inches, however AHJ requires 14 feet based on local apparatus).
5. Street and road signs are required, temporary signs during construction are acceptable as long
as they are legible and weather resistant. (Chapter 5).
6. 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.
7. 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)
8. 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.
9. Gates on fire apparatus access roads are discouraged due to the delay in response. If a 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).
Monkey Junction Townhomes and Apartments, -5322 Carolina Beach Road – Preliminary Plan – TRC Review
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10. Traffic calming devices are highly discouraged due to the delay in response. Speed
bumps/humps are prohibited. Requests for other traffic calming devices must be evaluated
during the Technical Review (TRC).
11. 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.
12. Key Boxes (KNOX Boxes)
a. Required if the structure is required to have a fire alarm system or automatic sprinkler
system.
b. Knox Box required at front (main) entrance, above eye level. Larger facilities may require
more than one.
c. The customer may order online from Knox.
13. 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.
14. 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).
15. Fire Command Centers are required for high rise occupancies (Chapters 5 and 9)
16. Generator and solar installations shall be in accordance with Chapter 6.
17. If facilities or buildings brought into or built within the jurisdiction are more than 400 feet from
a hydrant on a fire apparatus access road, as measured by an approved route around the
exterior of the facility or building, on-site fire hydrant and mains shall be provided.
18. 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.
19. Fire Hydrants
d. All fire hydrants shall have a 5 ¼ 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.
e. 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 be oriented with the large discharge facing the nearest
street. All discharges shall meet the NFPA requirements for distance above grade.
f. Fire hydrants in general residential areas shall be installed so that all insured properties
are within 500 feet of a hydrant (hydrant spacing approximately 1000 feet apart along a
fire apparatus access road, installed at intersections where possible). The first fire hydrant
should be installed at or near the entrance to the residential area.
Monkey Junction Townhomes and Apartments, -5322 Carolina Beach Road – Preliminary Plan – TRC Review
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g. 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).
h. 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.
i. 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)
j. Fire hydrants should be located 50 feet or more from the structure they protect.
20. Fire Department Connections (FDC)
k. Fire Department connections shall utilize 5-inch Storz connections with a 30 degree down
angle. Remote FDC’s are discouraged.
l. 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.
m. 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.
n. Fire department connections shall not be obstructed by fences, bushes, dumpsters,
utilities or vehicles.
o. Fire department connections are to be unobstructed with 36 inches clearance to both
sides and 78 inches vertically.
p. An audible/visual device indicating water flow or fire alarm activation shall be located
above the fire department connection.
q. 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.
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. The offsite drainage coming from the south that be routed through the site shall be placed in a
revised 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. Please add a plan
note to ensure county construction observation and a turnover meeting occurs. 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.
Monkey Junction Townhomes and Apartments, -5322 Carolina Beach Road – Preliminary Plan – TRC Review
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NHC Environmental Health, Dustin Fenske 910-798-6732
1. Site plan reflects connection to public water and sewer. Proposed infrastructure does not
violate setbacks to surrounding properties well or septic systems.
NHC Addressing, Katherine May 910-798-7443
1. Four new street names will be required. Please contact me with street name proposals prior to
TRC approval.
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 extensions.
4. Water and sewer within Townes at Park Place is private.
5. Capacity is 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.
NCDOT, Nick Drees 910-343-3915
1. See attached.
WMPO, Jamar Johnson 910-473-5130
1. See attached.
Army Corps of Engineers, Brad Shaver 910-251-4611
1. Has a JD and permitting is anticipated to cross the on-site stream.
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
STATE OF NORTH CAROLINA
DEPARTMENT OF TRANSPORTATION
ROY COOPER J.R. “JOEY” HOPKINS
GOVERNOR SECRETARY
Mailing Address:
NC DEPARTMENT OF TRANSPORTATION
DISTRICT 3 ENGINEER’S OFFICE
5911 OLEANDER DRIVE, SUITE 101
WILMINGTON, NC 28403
04-11-03 COURIER
Telephone: 910-398-9100
Customer Service: 1-877-368-4968
Website: ncdot.gov
Location:
5911 OLEANDER DRIVE, SUITE 101
WILMINGTON, NC 28403
Memorandum
To: New Hanover County Technical Review Committee
Date: February 28, 2024
Subject: Monkey Junction Townhomes_5322 Carolina Beach Road
________________________________________________________________________
These are preliminary comments and are based on the plans as submitted for the proposed
site. They are subject to further review upon receipt of any additional information.
Subsequently, additional comments and/or requirements may be necessary for this site.
General Comments:
The approved TIA allows for 35 townhomes and 165 apartment units (proposed change
to 54 townhomes and 146 apartment units), the request will need to be approved by
the WMPO.
Required Roadway Improvements per the approved TIA:
• US 421 (Carolina Beach Rd) at SR 1247 (Antoinette Dr)/Industrial Park Dr
(Signalized Intersection):
o Construct a northbound left turn lane on SR 1247 (Antoinette Dr) with 200
feet of storage, appropriate full-width deceleration and taper.
o Provide a four-section FYA for the northbound and southbound left turn
lanes.
o Modify the signal plan to accommodate the above improvements.
• SR1575 (Service Road) at Site Access 1 (Existing Unsignalized Intersection at
car wash exit):
o Construct Site Access 7 (northbound approach) with one ingress lane and
one egress lane, connecting to the existing car wash access.
• SR 1247 (Antionette Dr) at Site Access 2 (Proposed Unsignalized Intersection):
o Construct Site Access 2 (westbound approach) with an internal protected
stem of 50 feet, measured from the right-of-way line, and one ingress lane
and one egress lane.
o Provide stop control for the westbound approach.
A signal agreement is required due to the signal modifications.
NCDOT Driveway Permits, and Encroachments are submitted through the NCDOT
Online Portal.https://connect.ncdot.gov/municipalities/Utilities/Pages/help.aspx
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 for submittal requirements (Documents, details,
and plans).
• Refer to the NCDOT Roadway Design Manual for help with the design of any
required roadway improvements.
A NCDOT Encroachment Agreement is required for any utility connections or
installations within NCDOT right-of-way.
Site Plan Comments:
No plans were submitted that showed the design of the driveway or required roadway
improvements.
• Refer to the included NCDOT Checklist and the additional comments below.
Sight Triangles and Sight Distance:
o No obstructions shall be placed within the NCDOT sight triangles.
• Show and label the appropriate sight distances.
o No obstructions shall be placed within the stopping sight distance.
This development is located within the proposed TIP U-5863. With that in mind, any
accesses that conflict with the planned transportation infrastructure may be modified
and/or removed and there shall not be any compensation made by NCDOT.
You can coordinate with the district office with any questions 910-398-9100.
NCDOT | Division 3 | District 3 Project Name:_____________________________ Date:_______________
Applicant
Checklist NCDOT Checklist
Driveway Application Process and Site Plan Requirements
ALL APPLICATIONS SHALL BE ACCOMPANIED BY COMPLETE AND DETAILED SITE PLANS THAT ADHERE TO THE POLICIES LISTED IN THE POLICY ON STREET AND
DRIVEWAY ACCESS TO NORTH CAROLINA HIGHWAYS AND THIS DOCUMENT. FAILURE TO ADHERE TO THESE POLICIES WILL RESULT IN THE RETURN OF THE
APPLICATION TO THE APPLICANT FOR REVISION.
***THE NCDOT WILL NOT BEGIN THE REVIEW PROCESS ON INCOMPLETE APPLICATIONS***
Electronic Pre-Submittals
In an effort to save time and resources, we are happy to provide an initial assessment of a driveway permit submittal’s plans via email to
identify any major issues up front. This initial assessment can be followed up with a submittal of one digital copy of the plans along with all
other required documents.
All Permit applications shall be submitted through the online portal https://connect.ncdot.gov/site/Permits/Pages/default.aspx
In the notify email section of the portal application please include the District Office email (Div3Dist3@ncdot.gov). See the last pages for further instruction.
Online resources:
•NCDOT Policy on Street and Driveway Access to North Carolina Highways:
https://connect.ncdot.gov/projects/Roadway/RoadwayDesignAdministrativeDocuments/Policy%20on%20Street%20an
d%20Driveway%20Access.pdf
•NCDOT Policies and Procedures for Accommodating Utilities on Highway Rights of Way:
https://connect.ncdot.gov/municipalities/Utilities/Pages/UtilitiesManuals.aspx
•Electronic Forms Database:
https://connect.ncdot.gov/Pages/default.aspx
1)
a.Cover Letter
Include contact information for applicant and engineer, including email address, mailing address, and phone
number. Include the parcel number(s), description of all phases of the development and future land uses to be
served by the permit, and a description of the adjoining land owned or controlled by the applicant.
b.NCDOT Street and Driveway Access Permit Application (form downloadable via link below)
https://connect.ncdot.gov/resources/BusinessForms/TEB-65-04.doc
c.$50.00 Inspection Fee Per Access Point
Attach to Permit Application form (not applicable for municipalities, churches, and schools)
d.NPDES Stormwater Permit Compliance Certification (form downloadable via link below)
https://connect.ncdot.gov/municipalities/Utilities/EncroachmentForms/NPDESstatement.doc
e.Verification of Compliance with Environmental Regulations (form downloadable via link below)
https://connect.ncdot.gov/municipalities/Utilities/EncroachmentForms/VCER-1.pdf
f.Site Plans (to include the “Master Plan” of a tract even if only a small portion is being developed first) Additional
site plan requirement details can be found in section 2 of this document.
g.Design Plan Requirements for projects involving roadway improvements
If roadway improvements are required as part of the permit, then roadway plans, pavement marking plans,
signing plans, and traffic control plans will be required - See Section 6 for more information
Y N n/a
Engineering Studies
The applicant may be required by the District Engineer to submit studies based on, but not limited to, the parameters outlined
herein. If study requirements of the local government agency are more restrictive than the NCDOT requirements, then local
government requirements will govern. However, this does not imply that the NCDOT is obligated to approve entrance designs
that are too constrictive to allow smooth and safe traffic flow. All studies including, but not limited to, Traffic Impact Analyses
(TIA), traffic signal studies, and drainage studies, must be prepared under the direct charge of and sealed by a North Carolina
licensed Professional Engineer.
Section 1: Requi
red Documents
|Required documents to accompany all Initial Driveway Application Submittals
Please note that these are the minimum requirements of all driveway permit applications.
All required documentation shall be submitted through the online portal as PDF files, with the exception of the
Performance and Indemnity Bond and the $50 Inspection Fee(s), these should be mailed or delivered to 5501
Barbados Blvd, Castle Hayne, NC 28429.
If a Traffic Impact Analysis and/or roadway improvements are deemed necessary as a condition of the permit, there
may be additional submittal materials required.
State of North Carolina | Department of Transportation | Division 3 | District 3
5501 Barbados Blvd, Castle Hayne, NC 28429
Form Updated 10/15/2021 (910) 398-9100 T NCDOT Permit #___________________
Y N n/a
Section 1: Required Documents (continued)
2)Required documents to accompany all Driveway Applications PRIOR TO FINAL APPROVAL
a.Site Plans
One (1) digital copy (PDF) unless otherwise requested by the District Office. Additional site plan requirement
details can be found in section 2 of this document.
b.Performance and Indemnity Bond Information/Forms
See last page of document for bond information and forms
c.Performance and Indemnity Bond Amount
100% of the cost of the work within NCDOT Right-of-Way (R/W) based on the attached estimate determined by
the applicant's engineer and approved by the District Engineer. Bond hold letter required for for municipalities,
churches, and schools. See pages 101-105 in the Policies and Procedures for Accommodating Utilities on Highway
Rights of Way for acceptable bond types
d.Radius Encroachment Letter (if applicable)
If driveway radius encroaches on the frontage of an adjacent property, a Radius Encroachment will be required
e.Hold Harmless Letter (if applicable)
If the Permit is within the limits of an active NCDOT project, a Hold Harmless letter from the NCDOT contractor will
be required. If the project is in preconstruction, coordinate with the Department's Project Development Unit
Section 2: General Site Plan Requirements | All site plans shall include and show, at a minimum, the items listed below
Page numbers reference the NCDOT Policy on Street and Driveway Access to North Carolina Highways
1)Drawn to a scale of 20, 30, 40, or 50 feet per inch and the scale shall be shown
2)North arrow, vicinity map, date of plan, and date of most-recent revision if applicable
3)Contact information of applicant and engineer, including mailing address, phone number, and email address
4)Show R/W lines, highway control of access, and property lines
5)All existing utilities (including handholes) and easements
6)R/W width
7)Existing posted speed limit(s) and design speed limit(s)
8)Show all property lines, intersections, signals, signal loops, railroads, or crossovers within 500’ in all directions of
the property lines of the proposed development
9)Show location of sidewalks, crosswalks, greenways, multi-use paths, curb ramps, railroads, bus stops, and any
other relevant transportation facilities in the development area
10)Include a plan sheet showing full site build-out and land use
11)Buildings shown with “gross leasable area”
12)Width of property frontage
13)Distance from R/W to buildings and gasoline service islands
14)Distance from R/W to existing/proposed Edge of Pavement (EOP) (pages 32 & 34)
15)All streams, bridges, retaining walls, signs, or other fixed objects such as trees, utility poles, traffic signals, etc.
Section 3: Driveway Plan Requirements
|
All driveway plans shall include and show, at a minimum, the items listed below
1)Provide comprehensive survey within the existing R/W on both sides of the road for a distance of 500’ in all
directions from the development’s property lines. Provide additional hydraulic survey data to the nearest storm
water inlet/outlet including ditch lines and storm water pipes, if located outside of the 500' distance.
2)Lane configurations and widths of all existing and proposed driveways, roadways, and adjacent roadways
3)All driveway widths (2-way: 20’ minimum, 36’ maximum | 1-way: 12’ minimum, 24’ maximum | with island: 14'
ingress, 18' egress) (pages 50 & 77)
4)Driveway Profile - In shoulder sections, maintain minimum 2% fall from edge of travel way for required
shoulder width distance Primary: 8’ minimum | Secondary: 6’ minimum
5)All existing and/or proposed driveway radii (20’ minimum, 50’ maximum, 30’ typical) (pages 34 & 51)
In curb and gutter sections, use City of Wilmington flare (SD 3-03.3) - (see attached)
In shoulder sections, show grades at the EOP and centerline
6)No curbing is allowed within NCDOT R/W along shoulder sections except as part of a driveway island (page 31)
7)Driveway angles of approach to existing roadway (90° preferred, 75°-90° required for 2-way driveways, 45°-90°
allowed for right-in/right-out on a case-by-case basis) (page 51)
8)Driveway Profile (pages 42- 43)
Y N n/a Y N n/a
□□ □□ □ □
Y N n/a Y N n/a
Y N n/a Y N n/a
Section 3: Driveway Plan Requirements (continued)
9)Driveway Pavement Cross Section (to be in place from EOP to edge of R/W)
Asphalt: 8” ABC stone and 1.5” S9.5B
Concrete: 6” of concrete
10)Driveway Offset (driveway EOP to property line; page 75): Minimum: 20’
11)Corner Clearance (radius point to radius point; page 52)Minimum: 50’ Desirable: 100’ or Municipal std.
12)Minimum 10’x70’ sight triangles at driveways (measured from and along the R/W line) (page 31)
13)Sight Distance (length of sight-distance in both directions shown for each driveway; pages 27-29)
14)Driveways should be aligned with existing opposing driveways or correct offset should be provided (pages 40-41)
15)Distance between driveways being requested (if applicable; page 51)
16)Minimum internal storage areas with specified queues (pages 31-33)
17)Minimum protected driveway stem(s) provided and indicated (pages 33-34)
18)Indicate any gated entrances (100’ minimum setback from R/W required) - traffic queuing study may be required
|
Section 6: Roadway
Plan Requirements
If off-site improvements are required, roadway plans shall show, at a minimum, the items below
1)Full width typical sections must be shown (paved shoulders to match the typical section of the adjacent roadway)
2)Minimum Asphalt Typical Section (for turn lanes and/or paved shoulders)
Adjacent recently-completed or upcoming TIP projects w/ different typical sections may supersede those below
•Primary Routes (US & NC) and Secondary Routes with Annual Average Daily Traffic (AADT) ≥10,000
5.5” B25.0C, 3” I19.0C, 1.5” S9.5C; any overlay of existing pavement is to be a minimum of 1.5” S9.5C
•Secondary Routes with AADT<10,000
5.5” B25.0C, 1.5” S9.5B; any overlay of existing pavement is to be a minimum of 1.5” S9.5B
3)Pavement overlay is required if modification of existing pavement markings and/or lanes is necessary
The grinding of pavement markings will not be allowed
4)Shoulder Widths (Paved + Unpaved) Primary: 8’ minimum | Secondary: 6’ minimum
5)Ditch Slopes - front and back slopes - minimum 3:1 or flatter
6)Indicate existing roadway grade
7)All taper lengths and deceleration lengths should be appropriately designed for the given design speed (page 78)
8)All turn lanes should be designed according to the Driveway Manual and Roadway Standard Drawings (page 79)
See 1205.04 Sheets 1 & 2 and 1205.05 Sheet 1 of the Roadway Standard Drawings for details
9)Pavement marking and signing plans are required - plans must be approved by Division Traffic Services
10)Traffic control plans are required - Detailed phasing plans may be required based on project type and location
11)New and/or revised signal plans must be included for new installations and if signal modifications are required
All signal plans must be reviewed and approved by Division Traffic Services and the Signal Design Unit. A Traffic
Agreement must be completed to facilitate the review. Contact Division Traffic Services at (910) 341-2200.
|
Section 4: Drainag e Requirements
All drainage features on NCDOT Right-of-Way shall adhere to, at a minimum, the items listed below
Section 5: Internal Circ ulation Requirements
|All internal circulation details shall adhere to, at a minimum, the items listed below
1)Interior driveway channelization stems
Minimum 100’ from the ROW or at the discretion of the District Engineer
2)Traffic flow pattern
3)Traffic control devices
4)Pavement Markings
Y N n/a Y N n /a
Y N n/a Y N n/a
Y N n/a Y N n/a
Y N n/a Y N n/a
1)Pipe Cover Minimums (measured from top of pipe to subgrade)
High Density Polyethylene (HDPE): 24” | Corrugated Aluminum (CAP): 12” | Reinforced Concrete (RCP): 12”
2)Pipe End Treatment (see Roadway Design Manual 5-20, B-2)
Pipes ≤24" on multilane highways posted above 45mph require Parallel Pipe End Sections See 310.02 and
310.04 of the Roadway Standard Drawings for details
Pipes >30" on multilane highways posted above 45mph require guardrail
Pipes ≥36" require an endwall on the inlet end
3)All proposed Drainage is to be provided inside existing R/W. Otherwise, additional R/W or a permanently
dedicated drainage easement will be required to accommodate the proposed project drainage
4)All sizes, types, and invert elevations of existing/proposed pipes and drainage structures must be shown
(see Sec.3 #1 for survey requirements)
5)Provide spot elevations along frontage of driveway (at EOP and centerline)
6)Provide grades and spot elevations for existing and proposed ditches
7)Show how drainage will be accommodated along property frontage(District Engineer may require applicant to provide drainage calculations when warranted)
C/L
EOTEOP
P/L
R/WR/W
R/W
EOP
EOP
EOP
EOP
NTS
R/W
P/L
DRAINAGE FLOW
DRAINAGE FLOW
DRAINAGE FLOW
SHOULDER WIDTH
SHOULDER WIDTH
SHOULDER WIDTH
SHOULDER WIDTH
S IGH T T R IAN G LE
10 ' B Y 70 'S I GH T T R I AN G L E10' B Y 70'
DRIVEWAY
RR MIN. 30'MIN. 30'
NO ROADWAY IMPROVEMENT
COMMERCIAL DRIVEWAY WITH
NORMAL CROWN ROADWAY
6" LOWER THAN THE EDGE OF PAVEMENT
MIN 2% FALL AWAY or
20' AWAY FROM THE PROPERTY LINE
DRIVEWAY SHALL BE LOCATED AT LEAST
PIPE/TYPE/SIZE
WIDTH
CON
CR
ET
E
/ASP
HA
LT
LOCAL NAME ROAD POSTED SPEED ( ) MPH WIDTH WIDTHSR NUMBER
SITE ADDRESS:TAX PARCEL #
20191115
PARALLEL END S.D. 310.02
INVERT ELEVATION
PARALLEL END S.D. 310.02
INVERT ELEVATION
20' AWAY FROM THE PROPERTY LINE
DRIVEWAY SHALL BE LOCATED AT LEAST
OR 500' OF XYZ SURVEY DATA PAST THE PROPERT LINE
NEAREST OUTFALL ELEVATION
OR 500' OF XYZ SURVEY DATA PAST THE PROPERT LINE
NEAREST OUTFALL ELEVATION
Roadway Design Manual At Grade INTERSECTIONS
May 2023 Part I General Design Information | 8-22
Figure 8-10 Recommended Treatment for Turn Lanes
Note: Make every attempt possible to use the desirable deceleration length. It can be shortened as needed but shall not be le ss
than the minimum. Coordinate with NCDOT and get approval on anything less than the desirable deceleration length.
MEMORANDUM
To: New Hanover County Technical Review Committee
Date: 2/23/24
Subject: Monkey Junction Townhomes 5322 Carolina Beach Rd
Comments:
• Show ADA detectable warning pads at curb ramps at access aisles and crosswalks.
• Consider revising the intersection to have better pedestrian access instead of sending
pedestrians into the roadway. Those with a vision disability or use a wheelchair would not
be able to traverse the intersection safely.
• Label all radii on the plans.
• Label curve radius of the travel ways.
• Include plan sheets of required offsite improvements per the TIA approval with conditions
letter.
NCDOT Projects:
TIP Projects in the Area: N/A
WMPO 2045 Projects: N/A
2
New Hanover County CTP: N/A
TIA: Development has a TIA approval with conditions letter dated July 13, 2023. All
improvements listed are required of the development.