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HomeMy WebLinkAboutTRC Response Letter 08-29-25 August 29, 2025 Robert Farrell New Hanover County Planning & Land Use 230 Government Center Drive, Suite 110 Wilmington, NC 28403 RE: Bayshore Townhomes - Preliminary Plan TRC Review Dear Mr. Farrell, We are submitting a response to the 1st TRC comments for Bayshore Townhomes. Please find the comments listed below with our response provided in bold. Planning, Robert Farrell 1. The project consists of three parcels zoned R-15, Residential. The project also includes two parcels zoned B-2 and a portion of a parcel zoned I-1. The commercial and industrial properties are not proposed for residential development and are not used to calculate total unit count. The commercial and industrial properties are used to provide access to Market Street. a. Yes. This is correct. The plan proposes a road connection running through the commercial and industrial properties to provide the R-15 parcels access to Market Street. 2. The project is a performance residential subdivision consisting of row-style single-family homes. The R-15 portion totals 30.31 acres with a 1.30-acre natural pond. No Class IV soils are identified on site. a. 30.31 – 1.30 = 29.01 x 2.5 dwelling units per acre = 72.5 dwelling units. Rounded up, the project is allowed to have a maximum of 73 dwelling units. b. Project proposes 72 dwelling units. i. Correct. 72 dwelling units proposed with a 2.48 dwelling units per acre density. 3. Staff recommend including the location of traffic calming devices on the preliminary plans. Installation of traffic calming devices is not required, but including potential locations on the plan ensures the future HOA or owners will have the opportunity to install them without conducting a traffic study. a. No traffic calming devices will be included on the plans as recommended by NHC Fire Services. 4. The project includes 54 two-bedroom units and 18 three-bedroom units. Table 5.1.2.A requires a minimum of 2 parking spaces per dwelling for row-style homes. a. 144 parking spaces are required. Plans show a total of 276 spaces. 218 paved spaces and 58 garages. b. A separate site plan review is required for the amenity area for compliance with parking standards. i. Noted. When designed, the amenity will be a separate submittal. 1 2 2 C I N E M A D R I V E, W I L M I N G T O N , N C 2 8 4 0 3 P H : ( 9 1 0 ) 7 9 1 - 6 7 0 7 F A X : ( 9 1 0 ) 7 9 1 - 6 7 6 0 5. Please note that no building permit for any structure shall be issued which requires NCDOT approval of a Driveway Permit until NCDOT has issued the permit approval. Evidence of approval shall accompany the application for building permit. a. Noted. 6. 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 Unified Development Ordinance to include prohibiting any development of the site for 3 to 5 years. a. Noted. Tree removal will begin only when a Tree removal permit has been issued. Tree removal permit applied for along with this resubmittal. 7. Table 5.4.3.B.1 requires a Type A: Opaque Buffer adjacent to single-family residential development. The plan indicates the project will retain existing vegetation to meet that requirement. a. Correct. Buffers will use existing vegetation where possible and if needed will augment the buffer with planted vegetation to meet NHC standards. Typical buffer section provided on landscape plans 8. Landscaping for the amenity area will be reviewed through a separate TRC review process. a. Understood. When designed, the amenity will be a separate submittal. 9. Please note under 5.5.2.A that a lighting plan is not required for single-family residential projects and the county does not require streetlights, however a lighting plan is required for any amenity areas. a. Noted. When the amenity is designed, the amenity lighting plan will be a separate submittal. 10. A lighting plan will need to be submitted for the outdoor the athletic fields. a. No lights provided for the outdoor athletic fields. 11. If there is going to be a community entrance sign on Market Street, we recommend designating an open space or easement area for the sign on the plans. a. The community entrance sign will be permitted separately, and the appropriate easements will be designated at that time. Location of proposed sign shown on Sheet C-2.1 12. The conservation resources map indicates a natural pond in the easternmost corner of the project. The pond is below the size required to trigger additional requirements in Section 5.7. a. Correct. COD Buffer around pond is provided and noted on plans. 13. A minimum of 20% open space is required for performance residential development. a. Noted. Minimum 20% open space is met and noted in site development noted on C-2.0. 14. Minimum open space requirement for the site is 6.04 acres. Plans state site will provide 6.04 acres of open space and the plan appears to show over 6.04 acres. a. Plan states that the site will provide 6.04 acres of open space minimum. Additional open space may be provided over and above minimum requirement. 15. What appears to be additional open space beyond the minimum required is proposed as athletic fields including a potential baseball field and soccer field. Documentation will need to be provided showing how the open space and fields will be used. Those 1 2 2 C I N E M A D R I V E, W I L M I N G T O N , N C 2 8 4 0 3 P H : ( 9 1 0 ) 7 9 1 - 6 7 0 7 F A X : ( 9 1 0 ) 7 9 1 - 6 7 6 0 areas cannot be used as an Outdoor Recreational Facility without obtaining a Special Use Permit in the R-15 district. a. Noted. Athletic fields are not intended as an outdoor recreational facility as defined by the land uses in the UDO. Field areas are for residents only and not for public use. 16. Outdoor Recreation Establishment is defined as “uses that provide commercial recreation of amusement outdoors (except adult entertainment), including but not limited to: Drive-in movie theater, amusement park or theme park, fairgrounds, miniature golf establishments, golf driving ranges, water slides, and batting cages. a. Noted. Athletic fields are not intended as an outdoor recreational facility. They are not commercial recreation. 17. All block lengths are below 1,000 feet long. a. Noted. 18. Section 6.2.2.A.7.e Access to Adjacent Properties and 6.2.2.A.7.g.2 Street Connectivity Standards requires a paved road stub to Brays Drive to meet required connectivity standards. The access may be gated. Any gates must comply with Emergency Management and Fire Code requirements for access. a. Paved road stub connection and gate added to Brays Drive. 19. Section 6.2.2.A.7.g requires a minimum link / node ratio of 1.40. The plan appears to show a link / node ratio of 18 links and 13 nodes which results in a link / node ratio of 1.38. The link / node ratio will need to be increased to meet ordinance requirements. a. Noted. Link / node ratio discussed with NHC planner and determined to meet requirements as designed. 20. Please clarify the location of the mailbox kiosk(s) for the project. Will they be located at the amenity center? a. Correct. The mailbox kiosk will be placed next to the amenity. The mailbox kiosk has been added to the key legend and labeled on page C-2.0. 21. Sidewalks are required on one side of the street in the R-15 district. Plans show proposed sidewalks meeting that requirement in the areas near the residential units. a. Correct. Sidewalks are designed to exceed minimum requirements. – see plans 22. Property is not located in a Special Flood Hazard Area. a. Noted. NHC Fire Services, David Stone 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. a. Noted. Civil plans will be submitted for review by Paramounte Engineering. Any building plans will be submitted by architect. 2. Per NCFC 507.1, Provide a 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. a. Noted. A fire flow analysis report shall be provided with engineered plans submitted for signature. 1 2 2 C I N E M A D R I V E, W I L M I N G T O N , N C 2 8 4 0 3 P H : ( 9 1 0 ) 7 9 1 - 6 7 0 7 F A X : ( 9 1 0 ) 7 9 1 - 6 7 6 0 3. 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). a. Street cross section coordinated with NHC Fire and sections provided on Sheet C-2.1. No design changes requested. No bridges proposed. 4. Street and road signs are required, temporary signs during construction are acceptable as long as they are legible and weather resistant. (Chapter 5). a. Traffic signs added to plan. Notes added to key legend. 5. 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). a. Noted. No traffic calming devices shown on plan. 6. 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) a. Noted. Fire hydrant system or other approved means will be present on site prior to beginning construction. 7. 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. a. Noted. All fire hydrants shall meet requirements. 8. 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. a. Noted. Fire hydrants will be installed to meet fire code standards. NHC Engineering, Galen Jamison 1. A land disturbing 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. a. Noted. Engineering plans will be submitted for review and approval. 2. A County stormwater permit issued by the County is required for this project. Please indicate in plan view the anticipated location and size of the stormwater control measure (SCM). Please digitally submit the permit applications documentation with 1 2 2 C I N E M A D R I V E, W I L M I N G T O N , N C 2 8 4 0 3 P H : ( 9 1 0 ) 7 9 1 - 6 7 0 7 F A X : ( 9 1 0 ) 7 9 1 - 6 7 6 0 requisite review fees to the COAST online permit portal (https://newhanovercountync- energovpub.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. a. Noted. Engineering plans will be submitted for review and approval. 3. Please contact the State DEQ office for the stormwater permit requirements. a. Noted. Engineering plans will be submitted for review and approval. 4. The offsite stormwater drainage coming from the north that is conveyed around the site will need to be placed in a public drainage easement sized in accordance with NHC Stormwater Manual. Construction in the 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. 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 a. Bypass swale is designed, and easement will be evaluated and altered if necessary once NHC Engineering reviews / approves full stormwater design 5. It appears the State required outfall piping from the outlet structure will be an aerial crossing of the swale providing overland relief of the existing pond. a. Stormwater Plans further detail this area and will be reviewed and discussed when submitted to NHC Engineering. 6. Reconfiguration of the storm sewer system for the parking lot serving building 1 is recommended to avoid a change flow path change of greater than 90 degrees. a. Noted, design will be further evaluated and addressed on NHC Engineering plan submittal NHC Environmental Health, Dustin Fenske 1. Site plan reflects connection to public water and sewer. Proposed infrastructure does not appear to violate any setbacks to surrounding properties well or septic systems. Records reflect an existing well head on the property of 8139 Market St. This well shall be identified, protected and properly abandoned by a Certified Well Driller. a. Well will be properly abandoned and certified. NHC Addressing, McCabe Watson 1. Please contact me with street name proposals prior to TRC approval. a. Noted. Street name proposals will be sent for NHC approval prior to final plans being submitted for signature. 2. Address assignments can begin following TRC approval. a. Noted. Cape Fear Public Utility Authority, Bernice Johnson 1. CFPUA TRC Comments provided are preliminary comments only. a. Noted. 2. Utility Plan review will be required by CFPUA. CFPUA is moving toward becoming paperless. When ready to submit plan review package, upload all documents to htps://www.cfpua.org/FormCenter/Engineering-3/Engineering-Plan-Review-103. a. Noted. Package will be submitted online. 1 2 2 C I N E M A D R I V E, W I L M I N G T O N , N C 2 8 4 0 3 P H : ( 9 1 0 ) 7 9 1 - 6 7 0 7 F A X : ( 9 1 0 ) 7 9 1 - 6 7 6 0 3. CFPUA water and sewer available via mainline extension. a. Noted. Water and sewer will be connected via mainline extension. 4. Capacity is dependent on the analysis of the pipe collection system (gravity and force mains). a. Noted. 5. 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. a. Understood 6. 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. a. Noted. Army Corps of Engineers, Brad Shaver 1. Bayshore townhomes will take Corps authorization. a. Noted. NC Division of Costal Management, Kelsey Beachman 1. These projects are not located within the CAMA AECs, however, the sites are located within a coastal county per the CAMA, so if an IP is required by the USACE the DCM would review it through a Federal Consistency Determination. a. Noted. Any USACE permits required will be obtained. NCDOT, Nick Drees 1. NCDOT Driveway Permits, and Encroachments are submitted through the NCDOT Online Portal.https://connect.ncdot.gov/municipalities/Utilities/Pages/help.aspx a. Noted. Driveway Permits and encroachment will be submitted through the online portal. 2. An NCDOT Driveway permit has been submitted to NCDOT for review. a. Permit # D033-065-XX-XXXXX. i. Noted. 3. 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. a. Refer to the NCDOT checklist (included) for required documents and site plan information. i. Noted. 4. An NCDOT Encroachment Agreement is required for any utility connections or installations within the NCDOT right-of-way (form 16.6). a. Refer to the NCDOT UAM Manual and the NCDOT encroachment checklist for required documents and site plan information. i. Noted. 5. An NCDOT Encroachment Agreement is required for any sidewalk or multi-use paths installed within the NCDOT right-of-way (form 16.6). 1 2 2 C I N E M A D R I V E, W I L M I N G T O N , N C 2 8 4 0 3 P H : ( 9 1 0 ) 7 9 1 - 6 7 0 7 F A X : ( 9 1 0 ) 7 9 1 - 6 7 6 0 a. Noted. No sidewalks or multi-use paths proposed within NCDOT right-of- way at this time. 6. Required Roadway Improvements: a. US 17 (Market Street) and Cypress Pond Way (Unsignalized left over): Install a traffic signal and provide necessary coordination. i. Noted. b. US 17 (Market Street) and Site Access 1 (Stop-controlled right-in/right-out intersection): Construct a continuous northbound thru-right turn lane on US 17 (Market Street) from ABC store driveway continuing up to the thru-right lane at the intersection of US 17 (Market Street) and Porters Neck Road. i. Noted. c. Construct site access (westbound approach) with one ingress lane and one egress lane, and an internal protected stem of 150 feet, measured from the right-of-way line. i. Noted. d. Provide stop control for westbound approach. i. Noted. 7. Additional right of way and/or drainage easements may be needed to accommodate the required roadway improvements. Keep in mind that this could impact the stem length design. a. Noted. 8. Include the NCDOT Standard Drawings (2024) that are applicable to the development. Sight Triangles and Sight Distance: a. Show and label the 10’ X 70’ NCDOT sight triangles. No obstructions shall be placed within the NCDOT sight triangles. b. Show and label the stopping sight distance. No obstructions shall be placed within the stopping sight distance. i. Sight triangles and the stopping sight distance added to sheet C-2.1 with labels. 9. Identification signing or landscape vegetation within the median and the sight distance triangle must not obstruct the driver’s line of sight. No landscaping or signing will be allowed to exceed 42 inches in height, measured from the Edge of Pavement (EOP) within the median or sight triangle. a. Noted. Driver’s line of sight will not be obstructed. 10. All pylon signs in the median or sight distance triangle must provide a vertical clear sight zone between 3 feet-6 inches and 10 feet-0 inches measured from the EOP. Signing located within a clear recovery area shall be of a “breakaway design.” a. Noted. No signs will be placed in sight triangles. 11. Only low growing shrubbery, consistent with the NCDOT’s landscaping policies, as contained in the publication “Guidelines for Planting Within Highway Right of Way,” will be allowed within a landscaped median and the sight distance triangle at the entranceway to a development, whether the street or driveway connection to the State Highway System is designated as a public facility or not. Landscaping within the right-of-way and sight distance triangles may require additional approval by the District Engineer. a. Noted. No large plantings proposed within the site distance triangle. 1 2 2 C I N E M A D R I V E, W I L M I N G T O N , N C 2 8 4 0 3 P H : ( 9 1 0 ) 7 9 1 - 6 7 0 7 F A X : ( 9 1 0 ) 7 9 1 - 6 7 6 0 12. Show and label all gates with distances to the right of way line. a. Brays Drive connection gate labeled and dimensioned on page C-2.0. 13. Label the radii for the driveway proposed driveway/driveways. a. A radius encroachment letter will be required if the radius of the proposed driveway crosses the adjoining property line. b. Make sure to accommodate the largest proposed vehicle. c. Provide auto turn templates for the largest proposed vehicles. i. Radii added to page C-2.0. 14. Label the internal protection stem length for the proposed driveway connection. a. Measured from the right-of-way line. i. This will be provided in detailed engineering plans for driveway design, if required on the site plans, we can provide it. WMPO, Greer Templer 1. NCDOT Projects: a. U-4902D construction occurring within a mile of the proposed site location. Per the project update information received by the WMPO in March 2025, the project is 77% complete with an anticipated completion date of August 2025. i. Noted. 2. WMPO 2045 MTP Projects: a. RW-99: Murrayville Road Widening and Extension from US 117/NC 132/College Road to US 17/Market Street. This project is proposed to connect with US 17/ Market Street via the existing Hays Lane within a quarter of a mile from the proposed site location. i. Noted. 3. New Hanover County Projects: a. N/A i. Noted. 4. TIA: Based on the 11th edition ITE Trip Generation Manual, a TIA is not required. a. Noted. Thank you for your attention to this matter. If you have any questions regarding any of this information or require additional material, please feel free to call. Thank you for your time and effort. Sincerely, Paramounte Engineering, Inc.