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HomeMy WebLinkAboutTRC Response Letter February 18, 2026 Katherine May & Zach Disckerson New Hanover County Planning & Land Use 230 Government Center Drive, Suite 110 Wilmington, NC 28403 RE: Grissom Road Subdivision (Grays Harbor) – Preliminary Plan We are submitting a response to the TRC comments dated May 7, 2025 for the Grays Harbor (formally Grissom Road Subdivision) Preliminary Plan application. Please find the comments listed below with our response provided in bold. Planning, Kather 910-798-7443 1. General Comments a. Zoning District: R-15 b. The project is a performance residential subdivision consisting of 16 single family detached homes. The maximum allowed residential units allowed on the site is 16 units. i. Total site acreage: 3.36 ii. Zoning district, R-15 allows a maximum of 2.5 dwelling units / acre in a performance residential subdivision. iii. X acres * 2.5 du/acre = 15.9 iv. To get a whole number, round up etc. c. Submit subdivision name to me for approval. Once chosen, update the site plan with the subdivision name. i. Proposed subdivision name is Grays Harbor and has been added to the plans. d. I do not see a community mailbox on the site. There must be a pull-off or parking space for USPS to safely unload packages and deliver mail. The mailbox must be within 1 block of the residence and cannot be in a cul-de-sac. This information comes directly from the USPS National Delivery Planning Standards for Builders and Developers. Contact the USPS Growth Manager in the area to notify them of the upcoming development and for additional information. i. Plans revised to include a mail kiosk and pull-off. e. Setbacks are minimum of 20 feet from neighboring parcels in performance subdivisions. i. Setbacks are included on the plans. 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 2. UDO Section 5.1, Parking and Loading a. The required parking is 2 spaces per dwelling unit. Please confirm that is provided. i. Noted. Parking compliance will be provided during the building permit application. b. EV parking is not required for single family developments. 3. UDO Section 5.2, Traffic, Access and Connectivity a. Because the main entrance is on a curve, please take extra care in verifying there is plenty of visibility at the intersection. i. Noted. We will verify during driveway permitting process but have included AASHTO sight distance triangles on the plans. b. 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. i. Noted. 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. i. Noted. b. The tree removal plan shows there are trees to remain in the footprint of buildings. Please clarify why this is and update tree removal plan accordingly. Please show the mitigation method on the plan. You will need to apply for a tree removal permit. i. Tree removal plans have been revised with the modified layout and in accordance with County Standards. A tree removal permit application is included in the resubmittal. c. A minimum of 15 trees per disturbed acre shall be retained or planted. Replacement trees must be of similar species as the removed trees. 6.46 x 15 = 96.6 -> 97 trees. i. As discussed, this standard has historically not been applied to subdivisions. 5. UDO Section 5.4, Landscaping and Buffering a. A landscape plan was not submitted. Please submit that as soon as possible. i. No landscaping is required for the subdivision. 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. i. No lighting standards apply to the subdivision. b. Is any lighting proposed for the site? i. Yes, the applicant will work with Duke for streetlights to be installed. 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 7. UDO Section 5.6, Signs a. For any signs on the site, please submit for a sign permit, referencing Section 5.6 of the UDO for standards. i. Noted on plans. All sign permits to be permitted separately. 8. UDO Section 5.7, Conservation Resources a. Much of the property is covered by Lynn Haven soil which is class III soil. Class III soil is defined as having severe limitations; requires extensive modification and intensive maintenance. i. Noted. Site to be served by CFPUA for sewer. 9. UDO Section 5.8, Open Space Requirements a. I see open space labeled on the eastern part of the parcel. Is that the only open space available to occupants, or will other areas be included? b. For performance residential subdivisions 20% of the land must be set aside as open space. c. If the stormwater facility is being counted towards open space it must be designed in a way to support passive recreation, and vegetative landscaping must be accessible to the development’s occupants. d. All open space must be accessible by the occupants by means of dedicated streets or walkways. e. Open space set-asides shall be integrated and contiguous. i. Open space areas illustrated on the plans. 10. UDO Article 9, Flood Damage Prevention a. The property is not in a flood plain. i. 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. 2. Per NCFC 507.1, Provide an Engineered 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. 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. Noted. Road layout has been revised with no dead ends. 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 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. Noted. 5. 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) a. Noted. 6. Gates on fire apparatus access roads are discouraged due to the delay in response. If gated access is deemed necessary it shall be either staffed with personnel 24 hours per day every day, 365 days of the year or must include KNOX key bypass switch and siren activation (both). (Chapter 5). a. No gates proposed at this time. 7. 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. No traffic calming devices proposed at this time. 8. Fire Hydrants 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. 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. c. Fire hydrants in general residential areas shall be installed so that all insured properties are within 500 feet of a hydrant (hydrant spacing approximately 1000 feet apart along a fire apparatus access road, installed at intersections where possible). The first fire hydrant should be installed at or near the entrance to the residential area. i. Noted. Fire hydrant locations included on the plans. NHC Soil & Water Conservation, Dru Harrison 910-798-7138 1. No comments. NHC Engineering, Galen Jamison 1. A land disturbing permit issued by the County is required for this project since the anticipated limits of disturbance is greater than 1 acre. 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. 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 2. A County stormwater 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). a. Noted. 3. Please contact the State for their stormwater permit requirements. A high density permit is anticipated. a. Noted. NHC Environmental Health, Dustin Fenske 1. Septic Review: Site Plan reflects connection to public sewer. Must properly abandon the septic tank located on this site for the existing dwelling. Pump, crush and fill the septic tank. Proposed infrastructure does not violate setbacks to any surrounding properties septic systems. a. Noted. 2. Site Plan reflects connection to public water. Must identify and protect the existing well head located at 1035 Grissom Rd during demolition. Must abandon the old well head properly with a Certified Well Driller. Proposed infrastructure does not violate setbacks to any surrounding properties drinking water wells. 3. Site is on public water and sewer. a. Noted NHC Sustainability Manager, Madelyn Wampler 1. No comments. NHC Addressing, McCabe Watson 1. Please contact me with street name proposals prior to TRC approval. a. Proposed street names included on the plans. 2. Please contact me for address assignments 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 required by CFPUA. 3. 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. a. Noted 4. CFPUA water available. a. Noted 5. Sewer: Sewer would be by a low-pressure pumping system discharged at the manhole on Sharp Acorn Court. a. Noted 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 6. Capacity is dependent on the analysis of the pipe collection system (gravity and force mains). a. Noted 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. a. Noted 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. a. Noted 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. 2. 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 (attached) for submittal requirements (Documents, details, and plans). i. Noted. 3. An NCDOT Encroachment Agreement is required for any utility connections or installations within the NCDOT right-of-way (form 16.6). a. It is recommended that you reach out to the NCDOT District Office prior to submitting plans to avoid a redesign of the proposed utilities. b. Refer to the NCDOT UAM Manual and the NCDOT encroachment checklist for required documents and site plan information. c. An NCDOT Encroachment Agreement is required for any sidewalk or multi-use paths installed within the NCDOT right-of-way (form 16.6). i. Noted. 4. Hydraulic calculations and associated plan sheets will need to be submitted for the site. a. Noted. 5. Include/update the NCDOT Standard Drawings (2024) that are applicable to the development. a. Noted. Will be provided with the driveway permit application. 6. Sight Triangles and Sight Distance: a. Show and label the 10’ X 70’ NCDOT sight triangles. i. No obstructions shall be placed within the NCDOT sight triangles. 1. Noted, included the larger AASTHO sight triangles on the plans. b. Show and label the stopping sight distance. i. No obstructions shall be placed within the stopping sight distance. 1. Included the AASTHO sight triangles on the plans. 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 7. Due to the driveway location and the layout of Grissom Road the owner/HOA/property owners will be responsible to perform routine maintenance within this sight easement. a. Noted. 8. The available sight distance at street and driveway connections to the State Highway System shall not be restricted by landscaping, permanent or temporary signing, or in any other manner. a. Noted. 9. A recorded sight easement may be required to be recorded and included in the driveway permit prior to issuance. a. Noted. 10. Identification Signing and Landscaping: a. 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. b. 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.” c. 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. i. It is recommended that some type of planting are installed at the hammerhead stub closest to Grissom Road to clearly separate the two so it is not mistaken for a connection point. 1. Noted, please see revised plans. d. Label the radii for the proposed driveway. i. Make sure to accommodate the largest proposed vehicle. 1. Radii labeled (30’). e. Label the internal protection stem length for the proposed driveway connection. i. Measured from the right-of-way line. 1. Dimension line added to plans. WMPO, Caitlin Cerza 910-473-5130 1. Comments are attached. a. Noted comments. Army Corps of Engineers, Brad Shaver 910-251-4611 1. Not aware of any records from this site. a. Noted. 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 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.