HomeMy WebLinkAboutPierson's Pointe TRC Comments Compiled
Pierson’s Pointe – Major Subdivision – TRC Review
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To: John Smist, Wilmington Realtor’s Foundation
From: Zach Dickerson, Senior Planner
Date: December 3, 2025 TRC Review
PID#: R07900-003-010-000 & R07900-003-011-000
Egov# SUBPP-25-0034
Subject: Pierson’s Pointe- 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.
Pierson’s Pointe – Major Subdivision – TRC Review
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The following comments have been received for the December 3, 2025, TRC meeting. Additional
comments may be made upon further review of subsequent revisions.
Planning, Zach Dickerson 910-798-7450
Compliance with local zoning requirements
1. General Comments
a. This site is zoned (CZD) R-5, tied to rezoning case Z22-02, approved on 4/4/2022.
b. The type of housing proposed is duplexes and quadruplexes.
c. This project is a performance residential subdivision.
i. Acreage of the site is 6.13 acres. With 48 dwelling units proposed, the density
proposed is 7.8 dwelling units per acre.
ii. R-5 allows a maximum of 8 dwelling units per acre. Proposed density is in
compliance with the R-5 district.
iii. Need to show density calculations. Example:
1. Total site acreage = 6.13 acres
2. Zoning District allows maximum 8 dwelling units per acre under
performance residential subdivision.
3. (CZD) R-5, under rezoning case Z22-02 proposed 48 dwelling units.
Development is capped at 48 dwelling units.
d. Because this project is tied to a conditional rezoning, please include the rezoning
condition on the site plan. This can be in a notes section or elsewhere on the site
plan:
i. The project is proposed to meet the price criteria for workforce housing in
the 81-120% Area Median Income (AMI) range as defined by the US
Department of Housing and Urban Development, adjusted for household
size. Restrictive covenants will be created to assure owner occupancy and
restrict investment or short term rental.
e. Staff recommend including the location of traffic calming devices on the preliminary
plans. Installation of traffic calming devices are 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.
Pierson’s Pointe – Major Subdivision – TRC Review
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2. UDO Section 5.1, Parking and Loading
a. All types of housing on the site require 2 parking spaces per dwelling unit.
b. Please confirm each dwelling unit will have 2 parking spaces.
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. I don’t see that a Tree Removal Permit has been submitted for this development yet.
When you’re ready to move forward with that, please submit for a Tree Removal
Permit.
5. UDO Section 5.4, Landscaping and Buffering
a. Because these are not single-family structures, landscaping is required.
b. Please submit a landscape plan showing street yard and transitional buffer.
c. I noticed that transitional buffer area is shown on the site plan, but we’ll need a full
landscape plan noting plantings for this requirement.
d. The lift station will also need landscaping.
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. Please note that any signs are subject to Section 5.6 of the UDO.
b. If a sign is to be placed adjacent to Carolina Beach Road for this development, please
ensure it is outside of the 10x70’ sight triangle as required by NCDOT.
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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.
8. UDO Section 5.7, Conservation Resources
a. Per the New Hanover County Conservation Resource map, there are small amounts
of Pocosin Conservation resource on the far eastern portion of this site.
b. However, the area of Pocosin is not 5 acres in size, nor are there any Class IV soils on
this site, so the Conservation Resource requirements are not triggered.
c. The site plan does note a small amount of 404 Federally Regulated Wetlands on the
far eastern portion of the site.
9. UDO Section 5.8, Open Space Requirements
a. Open space requirements for performance residential developments is 20% of the
total site acreage.
b. 6.13 * 20% = 1.23 acres.
c. Site plan notes 2.04 acres of open space provided.
d. Please clearly delineate what areas on this site are intended for open space.
10. UDO Article 6, Subdivision Design and Improvements.
a. Sidewalks do appear to be on the northern side of the street, but not on the
southern side.
b. The R-5 zoning district requires sidewalk on both sides of the street.
c. Block length is OK.
d. It appears there is only 1 link and 1 note, but this is a dead end road right now
without much possibility for connection to anywhere nearby, so this is OK.
e. Please confirm the ROW width and travelway width of the internal road.
i. The New Hanover County Private Roadway Design Manual requires a
minimum 45’ width ROW and minimum 24’ width travelway.
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11. UDO Article 9, Flood Damage Prevention
a. No part of this development is in the floodplain.
NHC Fire Services, David Stone 910-798-7458
Compliance with the NC Fire Code
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. 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).
3. Street and road signs are required, temporary signs during construction are acceptable as
long as they are legible and weather resistant. (Chapter 5).
4. 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)
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. 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.
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Further information on the technical specifications is available from the fire code
official or Cape Fear Public Utility Authority.
b. 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.
NHC Engineering, Galen Jamison 910-798-7072
Stormwater management and land disturbance
1. A request for additional information has been provided to the applicant for County
stormwater permit and land disturbing permit. The stormwater and land disturbing review
fees must be paid prior to permit issuance.
2. Please contact the State for their stormwater permit requirements.
NHC Environmental Health, Dustin Fenske 910-798-6732
Septic tanks and wells
1. Site plan reflects connection to public sewer. Old dwellings on properties should have
existing septic systems. Abandon septic systems by pump, crush and fill any existing septic
tanks. Proposed infrastructure does not violate any setbacks to surrounding properties well
heads or septic systems.
2. Site plan reflects connection to public water. Environmental Health records reflect existing
wells at 6223 and 6229 Carolina Beach Rd. Other structures on these parcels may also have
existing wells. Due diligence must be preformed by the developer to locate, protect and
abandon all existing well heads from old residences. Wells must be abandoned by a
Certified Well Driller. Proposed infrastructure does not violate setbacks to any surrounding
properties well heads.
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NHC Addressing, McCabe Watson 910-798-7068
Street naming and property address
1. One street name is required. Please submit street name proposals with alternatives prior to
TRC approval.
2. Please contact me for address assignments following TRC approval.
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 water and sewer available via mainline extensions.
4. Project will also require a pump station and forcemain extension.
5. Please update easement to state Private Utility Easement
6. Capacity is dependent on the analysis of the pipe collection system (gravity and force mains).
7. 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.
8. 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. Comments forthcoming
WMPO, Luke Hutson 910-343-3915
New Hanover County contracted traffic engineering services comments:
1. See attached.
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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
Army Corps of Engineers
New Hanover County Sustainability Manager
New Hanover County Soil & Water Conservation
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 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
DATE: November 24, 2025 TO: New Hanover County Technical Review Committee SUBJECT: Pierson’s Pointe – 6221 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 has been submitted to NCDOT for review.
• Permit # D033-065-25-00169
This permit is being reviewed by:
• Greg Blair
NCDOT Encroachment Agreement:
An NCDOT Encroachment Agreement is required for any utility connections or
installations within the NCDOT right-of-way (form 16.6).
• Refer to the NCDOT UAM Manual and the NCDOT encroachment checklist for
required documents and site plan information.
An NCDOT Encroachment Agreement is required for any sidewalk or multi-use paths
installed within the NCDOT right-of-way (form 16.6).
Mailing Address: NC DEPARTMENT OF TRANSPORTATION DIVISION OF HIGHWAYS 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
Roadway Improvements:
• A right turn lane may be required: based on an AADT of 46,000 and 23/27 am/pm
peak hour trips.
Refer to the NCDOT Roadway Design Manual for help with the design of any required
roadway improvements.
Site Plan Comments:
Review comments will be sent through the NCDOT driveway permit portal.
MEMORANDUM
To: New Hanover County Technical Review Committee
Date: November 21, 2025
Subject: Pierson’s Pointe Townhomes
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
Single Family Attached
(215) 48 Dwelling
Units 315 23 27