HomeMy WebLinkAboutTIA Approval Letter - 8-27-2025
July 27, 2022 REVISED August 27, 2025
Mr. Chase T. Smith, PE
RFK Engineers, PLLC
5808 Faringdon Place, Box 9
Raleigh, North Carolina 27609
RE: Revised Approval with conditions letter for the Traffic Impact Analysis (TIA) associated with the
proposed Ironwood Residential development in New Hanover County, NC (adjacent to Tarin Woods II)
Dear Mr. Smith,
The WMPO, NCDOT, and New Hanover County staffs have reviewed the Ironwood Residential development TIA
(sealed June 30, 2022). This approval letter with conditions has been revised to reflect changes to the
proposed land uses and intensities. Based on the information provided and conversations held to date, it is
our understanding that the proposed development will consist of:
PHASE 1A – Build year of 2023
ITE Land Use Code 210 – Single Family Detached Housing – 125 DU
PHASE 1B – Build year of 2024
ITE Land Use Code 220 – Townhomes – 125 DU
PHASE 2 – Build year of 2026
ITE Land Use Code 220 – Townhomes housing – 116 DU
FULL BUILD – Build year of 2026
ITE Land Use Code 215 – Single Family Attached Housing – 291 DU
Based upon a review of the analysis, the following improvements are required by the developer:
US 421 and SB-NB U-turn south of Rosa Parks Lane (Signalized)
Phase 1A
No improvements are required
Revised Approval with Conditions for Ironwood Residential
Traffic Impact Analysis – New Hanover County
Page 2 of 4
Phase 1B
Extend southbound U-turn Lane on US 421 to provide 500 feet of storage and 50 feet of full width
deceleration and 100 feet of taper
Optimize signal timings
Phase 2
No additional improvements are required
US 421 and NB-SB U-turn south of Rosa Parks Lane (Unsignalized)
Phase 1A, 1B & 2
No improvements are required
US 421 and Sanders Road/Storage Driveway (Signalized)
Phase 1A, 1B & 2
No improvements are recommended.
US 421 and Beau Rivage Marketplace Driveway (Unsignalized)
Phase 1A, 1B & 2
No improvements are required.
US 421 and Manassas Drive (Signalized)
Phase 1A, 1B & 2
No improvements are required.
US 421 and Sharks Eye Lane (Signalized)
Phase 1A, 1B & 2
No improvements are recommended.
Manassas Drive and Shiloh Drive (Unsignalized)
Phase 1A, 1B & 2
No improvements are required.
Myrtle Grove Road and Lieutenant Conglenton Road (Unsignalized)
Phase 1A, 1B & 2
No improvements are required.
US 421 and Site Access 1 (Proposed unsignalized right-in/right-out intersection)
Phase 1A
No improvements are required.
Revised Approval with Conditions for Ironwood Residential
Traffic Impact Analysis – New Hanover County
Page 3 of 4
Phase 1B
Construct site access with an internal protected stem of 175 feet measured from the right-of-way line
and with one ingress lane and one egress lane (right-in/right-out only) and stop controls on the
westbound approach.
Construct a northbound right turn lane on US 421 from the U-turn bulb to the south of this access
Phase 2
No additional improvements are required
US 421 and Site Access 2 (Proposed unsignalized right-out only intersection)
Phases 1A & 1B
No improvements are required.
Phase 2
Construct site access with an internal protected stem of 100 feet measured from the right-of-way line
and one egress lane (right-out only) with stop controls on the westbound approach
If changes are made to the proposed site driveways and/or use, the current trip distribution may need to be
modified and would require a revised Traffic Impact Analysis to be submitted for review by the NCDOT, WMPO,
and New Hanover County, in which instance this approval would become null and void.
The applicant is required to obtain all applicable New Hanover County and NCDOT permits for access to the road
network. A copy of this TIA approval shall be included with any NCDOT driveway permit application. All applicable
NCDOT and New Hanover County technical standards and policies shall apply.
Please contact me at (910) 473 – 5130 if you have any questions regarding this approval.
Sincerely,
Caitlin M. Cerza
Transportation Planning Engineer
Wilmington Urban Area MPO
Revised Approval with Conditions for Ironwood Residential
Traffic Impact Analysis – New Hanover County
Page 4 of 4
Ec: Ben Hughes, PE, District Engineer, NCDOT
Jon Roan, Deputy District Engineer, NCDOT
Michael Bass, Assistant District Engineer, NCDOT
Frank Mike, Assistant District Engineer, NCDOT
Madi Lee, PE, Development Review Engineer, NCDOT
Stonewall Mathis, PE, Division Traffic Engineer, NCDOT
Bryce Cox, Senior Assistant Traffic Engineer, NCDOT
Nick Drees, Engineering Specialist, NCDOT
Abby Lorenzo, MPA, Deputy Director, WMPO
Luke Hutson, Engineering Associate, WMPO
Robert Farrell, Development Review Supervisor, New Hanover County
Amy Doss, Development Review Planner, New Hanover County
Zach Dickerson, Senior Development Review Planner, New Hanover County