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Home My WebLink About7031 Market St TRC Comments Compiled Mihaly Office – 7031 Market St – TRC Review Page | 1 To: Josh Mihaly, Mihaly Land Design (josh@mihalyland.net) From: Zach Dickerson, Senior Planner Date: December 3, 2025 Technical Review Committee (TRC) PID#: R04400-002-015-000 Egov# SITECN-25-000118 Subject: 7031 Market St – Mihaly Office - 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 December 3, 2025, TRC meeting. Additional comments may be made upon further review of subsequent revisions. Mihaly Office – 7031 Market St – TRC Review Page | 2 Planning, Zach Dickerson 910-798-7450 Compliance with local UDO requirements 1. General Comments a. Zoning is (CZD) B-2 b. This project is tied to rezoning case Z19-13. There was one condition included with the approval of this conditional zoning district. i. The 6 (six) significant live oak trees on the site will be retained. c. As stated in the application the intended use is “Office” The Unified Development Ordinance (UDO) defines the use as i. Offices for Private Business and Professional Activities: Establishments primarily engaged in the day-to-day administrative or clerical services for businesses or other organizations that provide professional or other services to the general public on a walk-in or appointment basis in an office setting. d. The Planning and Land Use Department’s review of the site is for compliance with the UDO and use specific requirements of the specified land use. Any other activity that might occur on the property beyond the definition above should be noted on the application and site plan for additional review and comment. e. Does the utility easement noted on the site plan include Duke Energy? It appears so given that there are power lines on this property. 2. UDO Section 5.1, Parking and Loading a. Site plan notes 2.5 parking spaces required per 1,000 sq ft of use. The proposed building is 2,160 sq ft. b. This would require 5 parking space. Site plan provides 12 spaces total including one ADA parking space. Parking requirements met. Thanks! 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. b. A TIA is not required for this project. c. Please see notes from NCDOT about the Nixon Apartments driveway permit needing to be amended for this project. Mihaly Office – 7031 Market St – TRC Review Page | 3 4. UDO Section 5.3, Tree Retention a. Site plan notes that all six live oaks are being retained on the property. Thanks! b. Please confirm no other trees are being removed for this project. It does not appear so. c. 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. 5. UDO Section 5.4, Landscaping and Buffering a. Parking lot landscaping is required at 8% of the total area used for parking lot internal drive aisle and parking spaces. These calculations are provided in the table, but I’m not super clear on what areas are being used for this as they don’t look like typical islands. Are these the areas intended for parking lot landscaping? If so, that is okay, especially given the condition to retain the six live oak trees on the site, but these areas will need shrubs. b. There is a note that calls out parking lot plantings, but it doesn’t seem to be really in the parking lot area. c. Street yard plantings look good, thanks! Mihaly Office – 7031 Market St – TRC Review Page | 4 d. Foundation plantings look good, thanks! e. The UDO requires 15 trees to be planted or retained on the site for each acre disturbed. With the six live oaks being retained on site as part of the rezoning conditions, this requirement is met. 6. UDO Section 5.5, Lighting a. Please note that a lighting plan is not required for TRC approval but will be required prior to issuance of construction plan approvals. b. Is any lighting proposed for the site? 7. UDO Section 5.6, Signs a. Sign location is shown outside the NCDOT sight triangles, thanks! b. Please refer to Table 5.6.2.J.4.a in the UDO for maximum sign size on this site. c. 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. Any approvals granted by the TRC for the site design is not an approval for the ultimate size or placement of the sign. 8. UDO Section 5.7, Conservation Resources a. The conservation resources map does not indicate any conservation resources impacting the property, this section does not apply.” 9. UDO Article 9, Flood Damage Prevention a. This site is not in a floodplain. NHC Fire Services 910-798-77420 Compliance with NC Fire Code 1. Comments forthcoming Mihaly Office – 7031 Market St – TRC Review Page | 5 NHC Engineering, Galen Jamison 910-798-7072 Stormwater management and land disturbance 1. Should redevelopment result in more than 1 acre of disturbance, a land disturbance permit will be required. 2. Should development result in more than 13,000 SF of additional impervious, County storm attenuation requirements will be required. A stormwater permit will be required for the conveyance system. 3. The current design appears to pond water in the parking lot. A seasonal high water table elevation determination is recommended, as the perimeter drainage trench may result in a groundwater trench. Consideration should be given to a conveyance system which outfalls into the existing ROW drop inlet in the SE corner of the site. 4. Please contact the State Department of Environmental Quality for State stormwater requirements. Since the total impervious area is below 10,000 SF, an exemption letter from DEQ is anticipated. NHC Environmental Health, Dustin Fenske 910-798-6732 Septic tanks and wells 1. Site plan reflects connection to a existing well head. Environmental Health has no records of a well drilled on this site. The well could have been drilled prior to records being kept on drilled wells (~1990). With no records this well may not meet current drilling/construction standards. The well may have been drilled or jetted for irrigation or other purposes other than a potable water supply. Building foundations or structures must maintain 25' to the existing well head or any surrounding well heads. It is highly suggested this well be tested for potable water standards set forth by the EPA. 2. Site plan reflects connection to public sewer. NHC Addressing, McCabe Watson 910-798-7068 Street naming and property address 1. Comments forthcoming. Mihaly Office – 7031 Market St – TRC Review Page | 6 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 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 sewer is available. 4. There is no CFPUA water currently available at this lot. A watermain extension would be required along Market St from the existing CFPUA 16” water main located approximately 750-LF southwest of this parcel in vicinity of the access ramp to Military Cutoff Rd. 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 Driveway access and state road improvements 1. The driveway permit for the Nixon Apartments would need to be revised to include the proposed development. WMPO, Luke Hutson 910-343-3915 New Hanover County contracted traffic engineering services comments: 1. See attached. Mihaly Office – 7031 Market St – TRC Review Page | 7 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 Schools NC Department of Environmental Quality (DEQ) NC DEQ Division of Coastal Management NC DEQ Division of Energy, Mineral, and Land Resources New Hanover County Sustainability Manager MEMORANDUM To: New Hanover County Technical Review Committee Date: November 25, 2025 Subject: 7031 Market St. NCDOT Projects: • N/A WMPO 2050 MTP Projects: • N/A New Hanover County Projects: • N/A 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 General Office Building (710) 1,200 SF 25 4 4