HomeMy WebLinkAboutSB Cottages TRC Compiled Comments
SB Cottages – Major Subdivision – TRC Review
Page | 1
To: Wes Reynolds, SB Cottages Investments, LLC, wreynolds@mc1.biz
From: Robert Farrell, Development Review Supervisor
Date: October 6, 2025
PID#: R08518-001-001-000, R08518-001-014-003, R08518-001-014-002,
R08518-001-014-001
Egov# SUBPP-25-0030
Subject: SB Cottages – Preliminary Plan TRC Review
Technical Review Committee (TRC) General Information
The TRC is a staff-level group of local government officials that reviews projects for compliance with
the local regulations administered by each respective review agency. Voluntarily participating state
agencies may also provide comments. And general information and non-binding recommendations
about the site may also be provided by government agencies.
The TRC meetings are considered staff meetings and are not public hearings. The TRC meeting is an
opportunity for applicants to speak with county staff and any voluntarily participating state or
federal agencies about the review comments they have been provided.
No voting is involved in the TRC process, and no final approvals or denials are made at the TRC
meetings. Following the TRC meeting, applicants are responsible for updating their plans to address
review comments. Those revised plans need to be resubmitted to the assigned case planner. The
case planner will facilitate additional reviews until all comments have been addressed, and the
necessary departments have stated the plans comply with the applicable minimum requirements
for development.
Following any future TRC approval, the project is required to obtain additional permits to include a
zoning compliance permit for the site. Applicants are also responsible for coordinating with state
and federal agencies for compliance with any additional requirements. Any activity on the property
that is not approved as part of the TRC review and zoning compliance permit will be considered a
violation of the UDO and subject to enforcement action under Article 12 Violations and
Enforcement.
The following comments have been received for the November 5, 2025, TRC meeting. Additional
comments may be made upon further review of subsequent revisions.
SB Cottages – Major Subdivision – TRC Review
Page | 2
Planning, Robert Farrell 910-798-7164
Compliance with local zoning requirements
1. General Comments
a. Property was rezoned to Conditional R-5 in 2023 as Z23-14. The rezoning was
approved with the following 5 conditions. Please include these conditions on one of
the preliminary plan pages:
i. The project as shown on the submitted site plan shall be developed with
water and sewer connections to a private wastewater system. Private wells
and septic systems are not allowed for residential development as
contemplated on the site plan.
ii. As identified on the site plan, certain existing trees onsite will not be
removed.
iii. The zoning approval and development contemplated therein shall not impact
the current and future lot owners of the following parcels, R08518-001-014-
004, R08518-001-015-000, and R08518-001-015-002, right to use the access
easement shown on the concept plan, nor shall the zoning approval and
development contemplated therein create any additional financial burden on
those lot owners to contribute to the cost of maintenance for the access
road.
iv. The northern terminus of the access easement shall be designated for public
use to allow potential future connection to and through adjoining parcels to
Seabreeze Road.
1. To meet condition 4, a public access easement will need to be shown
on the end of the road circled in red below. The pavement will also
need to be extended to the property boundary.
SB Cottages – Major Subdivision – TRC Review
Page | 3
v. All stormwater management areas shown on the concept plan shall be
required. Changes to the general shape of the basins as required by essential
site improvements may be accepted administratively by Planning staff.
b. Project proposes a performance residential development consisting of 47 dwelling
units in the form of 10 quadraplexes (40 units), two duplexes or dual unit attached
dwellings (4 units), and one triplex (3 units).
i. The application indicates the site is 7.39 acres with 1.63 acres identified as
marshes and 0.07 acres identified as Class IV soils that are not intended for
permanent conservation.
1. 7.39 – 1.63 – 0.07 = 5.69 acres that can be used to count towards the
density of the project.
2. The maximum density in the R-5 district is 8 dwelling units per acre.
3. 5.69 x 8 = 45.52 dwelling units. Fractional numbers 0.5 and above are
rounded up to the nearest whole number = 46 total units allowed for
the development. This matches the maximum number approved for
the conditional rezoning.
4. The proposed preliminary plan shows 47 dwelling units. 1
dwelling unit must be removed from the project
c. 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 / owners will have the opportunity to
install them without conducting a traffic study.
SB Cottages – Major Subdivision – TRC Review
Page | 4
d. While the Army Corps of Engineers has not provided comments on this version of
the project yet, they may send additional comments that will be forwarded at a later
date.
2. UDO Section 5.1, Parking and Loading
a. The plan will need to show the location, number, and size of all parking spaces in the
development.
i. The number of parking spaces for quadraplexes and triplexes is: 1.5 parking
spaces per dwelling unit for 1-bedroom units, or 2 parking spaces per
dwelling unit for 2-bedroom units.
ii. The number of parking spaces for duplexes or dual unit attached dwellings
is: 2 parking spaces per dwelling unit.
iii. Garages may count towards the number of parking spaces however, the plan
must indicate which units will have garages. However, if the plan indicates a
garage will be provided and the future building permit application does not
include a garage, the permit may be held until either the preliminary plan is
updated or the building plans are updated to ensure compliance.
3. UDO Section 5.2, Traffic, Access and Connectivity
a. 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 permit approval.
Evidence of approval shall accompany the application for building permit.
4. UDO Section 5.3, Tree Retention
a. 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.
b. The preliminary plan appears to indicate compliance with the condition to preserve
existing specimen and significant trees on site identified during the rezoning
process.
c. Several of the trees appear to be in the road right-of-way. While not prohibited, staff
cautions that roadway or utility work in the right-of-way may damage the roots of the
tree.
d. A separate tree removal permit application is required before any documented trees
may be removed from the site.
SB Cottages – Major Subdivision – TRC Review
Page | 5
5. UDO Section 5.4, Landscaping and Buffering
a. Landscaping and buffering are only required for the amenity areas in residential
developments. The site does not include an amenity area, therefore the landscaping
standards do not apply.
6. UDO Section 5.5, Lighting
a. 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 area.
7. UDO Section 5.6, Signs
a. Will the development have an entrance sign for the subdivision?
b. If so, the plan needs to include the location of the sign.
c. If the sign is along a DOT maintained road or near an intersection with a DOT road
(including the driveway access). The sign must be outside the DOT sight triangles.
d. For any signs on the site, a separate sign permit must be submitted and reviewed by
the county for compliance with Section 5.6 of the UDO for standards at or after the
submittal of the separate zoning compliance and construction permits for the
primary building or use.
8. UDO Section 5.7, Conservation Resources
a. Section 5.7 does not apply to the project.
b. The Conservation Resources map indicates portions of the site may have pocosin
conservation resources. However, the soil map indicates there are no Class IV soils
on site. Pocosin conservation resources must be underlaid by Class IV soils to trigger
additional ordinance requirements.
9. UDO Section 5.8, Open Space Requirements
a. Project is proposing a performance residential development which requires a
minimum 20% open space.
b. The draft preliminary plan shows areas for stormwater and land around the
proposed homes but does not specifically label or show the areas for open space.
c. The plan will need to include the open space acreage in the site notes and label the
open space areas on the preliminary plan.
SB Cottages – Major Subdivision – TRC Review
Page | 6
10. UDO Article 6, Subdivision Design and Improvements.
a. Section 6.3.3.J.1.d requires sidewalks on both sides of the street for residential
developments in the R-5 district. Preliminary plan does not show sidewalks as part of
the plan.
i. Prior discussions with the developer has indicated an intention to request an
exemption from the sidewalk requirement under Section 6.3.3.J.2 which
states “The TRC may exempt sidewalk installation in specific cases upon
finding that sidewalks are unnecessary for the protection of the public safety
or welfare due to conditions peculiar to the site.”
ii. Is it the intention to request an exemption from the sidewalk requirement?
And if so, please provide a statement regarding the specific conditions of the
site that may warrant the exemption.
b. The preliminary plan meets the block length requirement.
c. Section 6.2.2.A.6.g Street Connectivity Standards requires a minimum link to node
ratio of 1.40. The proposed project has 11 links and 7 nodes for a ratio of 1.57.
d. The pavement and right-of-way for the two roads terminating to the north of the site
need to be extended to the property line.
e. Make sure to specify whether the rights-of-way as public or private.
f. The plan shows the majority of the roads with a 40 foot right-of-way width. A portion
is as narrow as 33.15 feet. The minimum width for private local roads is 45 feet wide.
11. UDO Article 9, Flood Damage Prevention
a. A small portion of the site is in the floodplain. The site plan shows no development is
proposed in the floodplain area. A floodplain development permit is not required.
However, if any clearing, grading, fill, or other work is proposed in the floodplain, a
floodplain development permit is required.
b. Please confirm if any work is proposed in the floodplain?
NHC Fire Services, David Stone 910-798-77458
Compliance with the NC Fire Code
1. The access road serving units 1-8 is a dead end in excess of 150 feet. This road will require
an approved that complies with Appendix D103.4 and Table D103.4.
2. No gates or traffic calming devices unless approved by TRC.
SB Cottages – Major Subdivision – TRC Review
Page | 7
NHC Engineering, Galen Jamison 910-798-7072
Stormwater management and land disturbance
1. A County stormwater and land disturbing permit issued by the County is required for this
project. Please digitally submit the permit applications documentation with 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-Permitting and
https://www.nhcgov.com/249/Sediment-Erosion-Controlhowever.
2. Please contact the State for their stormwater permit requirements. It is anticipated a new
high density permit will be required.
NHC Environmental Health, Dustin Fenske 910-798-6732
Septic tanks and wells
1. Site plan shows connection to a public water supply. Proposed infrastructure maintains
setbacks to surrounding properties well heads. Environmental Health records indicate a
potential well at 7641 Carolina Beach Rd. Developer shall investigate this potential well and
protect the well head during demolition. Well head shall be properly abandoned by a
Certified Well Driller.
2. Site plan reflects connection to public sewer. Proposed infrastructure maintains setbacks to
surrounding properties septic systems. Environmental Health records reflect a possible
septic system at 7641 Carolina Beach Rd. Developer shall be mindful of this possibility and
investigate. Abandon the septic system by pump, crush and fill of septic tank.
NHC Addressing, McCabe Watson 910-798-7068
Street naming and property address
1. Each of the 5 streets will need to be assigned a name. Please submit street name proposals
with alternatives prior to TRC approval.
2. Please contact me for address assignment following TRC approval.
SB Cottages – Major Subdivision – TRC Review
Page | 8
Cape Fear Public Utility Authority, Bernice Johnson 910-332-6620
Public water and sewer
1. CFPUA TRC Comments provided are preliminary comments only.
2. CFPUA water and sewer not available.
NCDOT, Nick Drees 910-343-3915
Driveway access and state road improvements
1. See attached.
WMPO, Luke Hutson 910-343-3915
New Hanover County contracted traffic engineering services comments:
1. See attached.
Project information also provided to the following state agencies and non-regulatory local
agencies for their awareness:
New Hanover County Emergency Management
New Hanover County Sustainability Manager
New Hanover County Soil & Water Conservation
New Hanover County Schools
NC Department of Environmental Quality (DEQ)
NC DEQ Division of Coastal Management
NC DEQ Division of Energy, Mineral, and Land Resources
US Army Corps of Engineers
STATE OF NORTH CAROLINA
DEPARTMENT OF TRANSPORTATION
JOSH STEIN DANIEL H. JOHNSON
GOVERNOR SECRETARY
Mailing Address:
NC DEPARTMENT OF TRANSPORTATION
DIVISION OF HIGHWAYS 5911 OLEANDER DRIVE, SUITE 101
WILMINGTON, NC 28403
Telephone: 910-398-9100
Customer Service: 1-877-368-4968
Website: ncdot.gov
Location:
5911 OLEANDER DRIVE, SUIT 101
WILMINGTON, NC 28403
Memorandum
DATE: October 13, 2025
TO: New Hanover County Technical Review Committee
SUBJECT: SB Cottages – 7641/7645/7647 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:
NCDOT Driveway Permits, and Encroachments are submitted through the NCDOT
Online Portal.https://connect.ncdot.gov/municipalities/Utilities/Pages/help.aspx
You can coordinate with the District Office with any questions 910-398-9100.
NCDOT Driveway Permit:
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 (included) for required documents and site plan
information.
NCDOT Encroachment Agreement:
An NCDOT Encroachment Agreement is required for any utility connections or
installations within the NCDOT right-of-way (form 16.6).
• It is recommended that you reach out to the NCDOT District Office prior to
submitting plans to avoid a redesign of the proposed utilities.
• Refer to the NCDOT UAM Manual and the NCDOT encroachment checklist for
required documents and site plan information.
Mailing Address:
NC DEPARTMENT OF TRANSPORTATION
DISTRICT 3 ENGINEER’S OFFICE
5911 OLEANDER DRIVE, SUITE 101
WILMINGTON, NC 28403
Telephone: 910-398-9100
Customer Service: 1-877-368-4968
Website: ncdot.gov
Location:
5911 OLEANDER DRIVE, SUITE 101
WILMINGTON, NC 28403
An NCDOT Encroachment Agreement is required for any sidewalk or multi-use paths
installed within the NCDOT right-of-way (form 16.6).
Site Plan Comments:
Drainage/Stormwater Conveyance:
• If the drainage does not naturally flow to the NCDOT right of way the historic
drainage pattern should be maintained.
• Additional information is needed on the existing and proposed drainage in the
area.
Identification Signing and Landscaping:
• 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.
• 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.”
• 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.
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 IGHT T R IANG LE
10 ' BY 70 'S I GHT T R I ANGL 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 PAVEMENTMIN 2% FALL AWAY or
20' AWAY FROM THE PROPERTY LINEDRIVEWAY 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 LINEDRIVEWAY SHALL BE LOCATED AT LEAST
OR 500' OF XYZ SURVEY DATA PAST THE PROPERT LINENEAREST OUTFALL ELEVATION
OR 500' OF XYZ SURVEY DATA PAST THE PROPERT LINENEAREST OUTFALL ELEVATION
MEMORANDUM
To: New Hanover County Technical Review Committee
Date: October 9, 2025
Subject: Pandion Drive Subdivision
NCDOT Projects:
• N/A
WMPO 2045 MTP Projects:
• N/A
New Hanover County Projects:
• NHC_BikePedPriorities_2024 – Carolina Beach Road South. From Monkey Junction to
Snow Cut Bridge. 10’ paved MUP is being installed in close proximity to this site location.
TIA: Based on the 11th edition ITE Trip Generation Manual, a TIA is not required
Land Use (ITE Code) Intensity Unit 24 Hour
Volumes
AM Peak
Hour Trips
PM Peak
Hour Trips
Single Family Detached
Housing (210) 47 Dwelling
Units 308 19 24