HomeMy WebLinkAbout20260408_Alexander Station Coffee Shop_TRC Comment Responses
April 8, 2026
Zach Dickerson
Senior Planner
Planning and Land Use
New Hanover County, North Carolina
RE: 7440 Alexander Road – Alexander Station Townhomes – TRC Review
PID#: R03600-004-002-000, R03600-004-001-000 and R03600-004-022-000
Egov#: SITECN-25-000120
Riverview Engineering Project No: 1023.02
Mr. Dickerson,
In response to your letter regarding the TRC Review for the Alexander Road – Coffee Shop project, we offer the
following responses:
Planning - Zach Dickerson (910-798-7450)
1. General Comments
a. The zoning is (CZD) B-2, tied to rezoning case Z25-11.
b. There were eight conditions placed on this rezoning. Please list the following conditions on the
site plan documents. This can be in a table or in a notes page:
i. Existing trees that do not impact the proposed development, including changes to the
site plan that constitute minor deviations, shall be preserved.
ii. Emergency vehicle access shall be provided between the residential portion of the
project and the convenience store. The location of the emergency vehicle access may
be modified during the TRC process administratively.
iii. A 10-foot-wide public bicycle and pedestrian easement shall be reserved from
Alexander Road through the (CZD) R-5 portion of the site to the (CZD) B-2 portion of
the site. Maintenance of the access easement shall be the responsibility of the
residential portion of the project, the commercial portions of the project, or a
combination thereof. Provisions for future maintenance shall be included in a
maintenance agreement approved by New Hanover County and recorded with the
Register of Deeds prior to signature and recordation of the final plat of the residential
portion.
iv. A bicycle and pedestrian path shall be provided between the residential units and the
dedicated open space for the residential development. The path shall be reserved as a
private access easement for the residents and owners of the residential units if the
parcels are subdivided.
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v. There shall be a maximum of twelve (12) dwelling units on the site’s residential
portion, for a maximum density of eight (8) dwelling units per acre. The concept plan
shows the dwelling unit type as row-style dwellings. The following attached dwelling
types are authorized for development in the R-5 zoning district and may be utilized so
long as the overall approved density is not exceeded: Row-Style, Quadraplexes,
Triplexes, Duplexes, and Dual-Unit Attached.
vi. All outdoor speakers, other than those used for the drive-throughs on the site, shall
be oriented away from the R-5 portion of the site and the R-15 parcel to the north.
vii. Drive-throughs appearing on the site plan may be administratively removed or
adjusted on the same side of the buildings as shown on the concept plan. Changes to
drive-through locations to other sides of the buildings would constitute a major
deviation and require approval through the conditional rezoning process.
viii. A stormwater maintenance agreement between property owners or a maintenance
easement for the stormwater pond will be recorded with the New Hanover County
Register of Deeds prior to TRC approval.
c. Site is also located in the Special Highway Overlay District (SHOD)
i. Site plan is in compliance with the SHOD.
Response: Noted.
d. As stated in the application the intended use is Coffee Shop. The Unified Development
Ordinance (UDO) defines the use as.
i. Restaurant: Establishments where food and beverages are prepared and sold on a
retail basis for consumption on or off premises as its principal business.
Response: Noted.
ii. The site plan notes this having a drive-thru as well.
Response: Noted.
iii. As a note, coffee shop is not listed as a separate use in our UDO. The fall under the
definition of restaurants.
Response: Noted.
e. 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.
f. It does appear that there may be a Duke Utility Easement across the Market Street frontage.
Please confirm.
Response: Yes, Duke is in the process of relocating the line.
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2. UDO Section 5.1, Parking and Loading
a. Restaurants require 6 parking spaces per 1,000 sq ft of seating area.
Response: Noted.
b. The building is 984 sq ft, with 18 parking spaces provided.
Response: Noted.
c. Parking provided is sufficient.
Response: Noted.
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.
Response: Noted.
b. There is a TIA required for the master development, with required improvements.
Those will need to be completed prior to driveway permit issuance.
Response: Noted.
c. See WMPO and NCDOT comments below for further explanation on this.
Response: Noted.
4. UDO Section 5.3, Tree Retention
a. For the trees needed for removal on site, please submit for a Tree Removal Permit.
Response: Tree removal permit has been submitted.
b. It may be easiest to submit a Tree Removal Permit for the master site.
Response: Noted.
c. I noted it up above, but please be reminded of the required rezoning condition: Existing trees
that do not impact the proposed development, including changes to the site plan that constitute
minor deviations, shall be preserved.
Response: Noted.
d. 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.
Response: LD Permit has been issued by NHC.
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5. UDO Section 5.4, Landscaping and Buffering
a. Street Yard Landscaping:
i. It appears that street yards are provided on the site, but the calculations are not
shown like they are for foundation plantings.
Response: Streetyard calculations added to Landscape Data table.
b. Foundation plantings:
i. Calculations look good, just need to show locations of the plantings.
Response: Noted.
c. Transitional Buffer:
i. The transitional buffer area is detailed on the plan, but please demonstrate through
planting materials how the required opacity will be achieved.
Response:
d. 15 trees per acre disturbed are required to be planted or retained on this site. Based on street
yard and transitional buffer requirements, this requirement will likely be met but please detail
this number and how it is being achieved in a table on the landscape plan.
Response: Buffer calculations added to Landscape Data Table.
e. All planting materials must comply with the approved planting materials listed in the New
Hanover County Tree & Landscaping Manual. The species and size must be listed in the final
landscape plan indicating compliance with the manual. Or evidence the proposed plant species
are acceptable from the county Agricultural Extension office
Response: Noted.
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.
Response: Noted.
b. Is any lighting proposed for the site?
Response: Yes, Lighting Plan to be provided when received from Duke.
7. UDO Section 5.6, Signs
a. It does look like a sign is shown for this portion of the development and is outside the site
triangle, just make sure that when you apply for a sign permit it is compliant with the SHOD sign
requirements. These can be found in UDO Section 3.5.3.
Response: Noted.
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b. 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.
Response: Noted.
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.”
Response: Noted.
9. UDO Article 9, Flood Damage Prevention
a. No part of this site is in the floodplain.
Response: Noted.
NHC Fire Services – David Stone (910-798-7458)
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 Fire Marshal’s Office. This shall include the
complete set of civil plans and site plans. Failure to submit the comments or complete set of civil plans
and site plans will result in a resubmittal for review for verification of compliance.
Response: Comments addressed in Townhouse response letter.
2. Street and road signs are required, temporary signs during construction are acceptable as long as they
are legible and weather resistant. (Chapter 5).
Response: Comments addressed in Townhouse response letter.
3. 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.
Response: Comments addressed in Townhouse response letter.
4. 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.
Response: Comments addressed in Townhouse response letter.
NHC Engineering – Galen Jamison (910-798-7072)
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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
Response: NHC stormwater permit has been obtained.
2. It is unclear how the offsite drainage area to SCM#2 eastern portion will be directed to the
SCM. The proposed fill appears to result ponding on adjacent parcels.
Response: Resolved.
3. There appears to be a vertical conflict between the sanitary sewer and the 72” bypass storm
sewer pipe.
Response: Resolved.
4. The offsite stormwater drainage along the western boundary of the site may require a public
drainage easement sized in accordance with NHC Stormwater Manual. If any construction in the offsite
drainage conveyance measures easements 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 72” storm
pipe themselves, the POA covenants shall indicate the operation and maintenance roles and
responsibilities of the existing ditch.
Response: Resolved.
5. Please contact the State for their stormwater permit requirements. It is anticipated a new high density
permit will be required.
Response: Resolved.
NHC Environmental Health – Dustin Fenske (910-798-6732)
1. Site plan reflects connection to public sewer. Septic tank located at 7718 Alexander Pl. must be located
and properly abandoned by Pumping, Crushing and Filling. Proposed infrastructure appear to meet
setbacks to surrounding properties well and septic systems.
Response: Noted.
2. Site plan reflects connection to public water. Existing well located at 7718 Alexander Pl. must be located
and properly abandoned by a Certified Well Driller. Proposed infrastructure appear to meet setbacks to
surrounding properties wells and septic systems.
Response: Noted.
3. Coffee Shop may need Food Service plan review depending on processes. Review may be done by NHC
Environmental Health or the NC Environmental Health Plan Review Unit. If review is needed then
approvals will be required prior to building permit issuance.
Response: Noted.
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NHC Addressing – McCabe Watson (910-798-7068)
1. Please contact me for address assignments following TRC approval.
Response: Noted.
Cape Fear Public Utility Authority – Bernice Johnson (910-332-6620)
1. CFPUA TRC Comments provided are preliminary comments only.
Response: Permitting with CFPUA in process.
2. Utility Plan Review required by CFPUA. 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.
Response: Permitting with CFPUA in process.
3. CFPUA water and sewer (forcemain-to-forcemain connection) available.
Response: Permitting with CFPUA in process.
4. Please note, separation domestic, irrigation, and fire line taps of the watermain will be required. Cannot
tee of one line.
Response: Permitting with CFPUA in process.
5. Capacity is dependent on the analysis of the pipe collection system (gravity and force mains).
Response: Permitting with CFPUA in process.
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.
Response: Permitting with CFPUA in process.
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.
Response: Permitting with CFPUA in process.
NCDOT – Nick Drees (910-343-3915)
General Comments:
1. 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
Response: NCDOT Driveway permitting in process.
NCDOT Driveway Permit:
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1. 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.
Response: NCDOT Driveway permitting in process.
NCDOT Encroachment Agreement:
1. 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.
Response: NCDOT Driveway permitting in process.
2. An NCDOT Encroachment Agreement is required for any sidewalk or multi-use paths installed within the
NCDOT right-of-way (form 16.6).
Response: NCDOT Driveway permitting in process.
Required Roadway Improvements:
1. US 17 (Market Street) at Site Access 1 (proposed unsignalized right-in/right-out intersection):
a. Construct Site Access 1 (eastbound approach) as a right-in/right-out intersection with one
ingress lane and one egress lane.
Response: NCDOT Driveway permitting in process.
b. Provide stop control for the eastbound approach.
Response: NCDOT Driveway permitting in process.
c. Provide an internal protected stem of 100 feet, as measured from the right-of-way line.
Response: NCDOT Driveway permitting in process.
d. Construct a southbound right turn lane on Market Street with 125 feet of full width storage and
appropriate deceleration and taper lengths.
Response: NCDOT Driveway permitting in process.
2. SR 1345 (Alexander Road) at Site Access 2 (proposed unsignalized full movement intersection):
a. Construct Site Access 2 (southbound approach) with one ingress lane and one egress lane.
Response: NCDOT Driveway permitting in process.
b. Provide stop control for the southbound approach.
Response: NCDOT Driveway permitting in process.
c. Provide an internal protected stem of 50 feet, as measured from the right-of-way line.
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Response: NCDOT Driveway permitting in process.
Site Plan Comments:
No internal site plans associated with Alexander Road Retail Development should be approved until NCDOT has
reviewed and approved the master site plan (grading, drainage, roadway improvements, etc.).:
1. Handled through the driveway permit review process.
Response: NCDOT Driveway permitting in process.
Drainage/Stormwater Conveyance:
1. If the drainage does not naturally flow to the NCDOT right of way the historic drainage pattern should be
maintained.
Response: NCDOT Driveway permitting in process.
NCDOT Standard Drawings:
1. Include/update the NCDOT Standard Drawings (2024) that are applicable to the development.
Response: NCDOT Driveway permitting in process.
Sight Triangles and Sight Distance:
1. Show and label the 10’ X 70’ NCDOT sight triangles.
a. No obstructions shall be placed within the NCDOT sight triangles.
Response: NCDOT Driveway permitting in process.
2. Show and label the stopping sight distance.
1. No obstructions shall be placed within the stopping sight distance.
Response: NCDOT Driveway permitting in process.
Identification Signing and Landscaping:
1. 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.
Response: NCDOT Driveway permitting in process.
2. 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.”
Response: NCDOT Driveway permitting in process.
3. 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
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not. Landscaping within the right-of-way and sight distance triangles may require additional
approval by the District Engineer.
Response: NCDOT Driveway permitting in process.
Pavement Markings (general comments):
1. Show proper callouts for all pavement markings within NCDOT R/W.
a. Refer to the “Pavement Marking Legend Document” (included).
Response: NCDOT Driveway permitting in process.
2. Add the following Notes:
a. All pavement markings shall be thermoplastic and installed to the most current NCDOT
standards.
Response: NCDOT Driveway permitting in process.
b. All pavement markers shall be snowplowable/raised, permanent markers and installed to
the most current NCDOT standards.
Response: NCDOT Driveway permitting in process.
NCDOT Projects (STIP):
1. This development is located within an active project (STIP U-4902D).
Response: Noted.
2. A hold harmless letter from the contractor (Sealand) will be required prior to the issuance of this
permit that would allow work to take place within the active STIP Project.
Response: Noted.
Wilmington Urban Area Metropolitan Planning Organization (WMPO) – Luke Hutson (910-343-3915)
(New Hanover County contracted traffic engineering services comments:
NCDOT Projects
1. U-4902D US 17 BUS (Market Street) – access management improvements from SR 1403 (Middle
Sound Loop Road) to SR 2290 (Mendenhall Drive). This project is in direct proximity to the proposed
site location and is currently under construction. The project is estimated to be approximately 85%
complete as of November 2025 with an estimated date of completion as December 30, 2025.
Response: Noted.
WMPO 2025 MTP Projects:
1. U-4902D – Is also in the 2050 WMPO MTP.
Response: Noted.
New Hanover County Projects:
1. N/A
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TIA: A TIA for Alexander Road Retail was approved by the WMPO on June 4, 2025. All improvements outlined in
the approved TIA are required. Please reach out to Caitlin Cerza (Caitlin.Cerza@wilmingtonnc.gov), the WMPO’s
Transportation Planning Engineer, if any questions arise related to the TIA. The TIA approval with conditions
letter will be attached to these comments.
TIA Approval Letter with Conditions – Caitlin M. Cerza, WMPO (910-473-5130): Based upon the review of the
analysis provided, the following improvements are required of this development.
US 17 BUS (Market Street) at SR 1345 (Alexander Road) (existing unsignalized intersection; future
signalized leftover).
1. No improvements are required.
Response: NCDOT Driveway permitting in process.
US 17 (Market Street) at Site Access 1 (proposed unsignalized right-in/right-out intersection)
1. Construct Site Access 1 (eastbound approach) as a right-in/right-out intersection with one ingress lane
and one egress lane.
Response: NCDOT Driveway permitting in process.
2. Provide stop control for the eastbound approach.
Response: NCDOT Driveway permitting in process.
3. Provide an internal protected stem of 100 feet, as measured from the right-of-way line.
Response: NCDOT Driveway permitting in process.
4. Construct a southbound right turn lane on Market Street with 125 feet of full width storage and
appropriate deceleration and taper lengths.
Response: NCDOT Driveway permitting in process.
SR 1345 (Alexander Road) at Site Access 2 (proposed unsignalized full movement intersection)
1. Construct Site Access 2 (southbound approach) with one ingress lane and one egress lane.
Response: NCDOT Driveway permitting in process.
2. Provide stop control for the southbound approach.
Response: NCDOT Driveway permitting in process.
3. Provide an internal protected stem of 50 feet, as measured from the right-of-way line.
Response: NCDOT Driveway permitting in process.
4. Construct a westbound right deceleration lane on Alexander Road with 50 feet of full width storage and
appropriate taper length
Response: NCDOT Driveway permitting in process.
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SR 1345 (Alexander Road) at Site Access 3 (proposed unsignalized full movement intersection)
1. Construct Site Access 3 (westbound approach) with one ingress lane and one egress lane.
Response: NCDOT Driveway permitting in process.
2. Provide stop control for the westbound approach.
Response: NCDOT Driveway permitting in process.
3. Provide an internal protected stem of 50 feet, as measured from the right-of-way line.
Response: NCDOT Driveway permitting in process.
SR 1345 (Alexander Road) at Site Access 4 (proposed unsignalized full movement intersection)
1. Construct Site Access 4 (westbound approach) with one ingress lane and one egress lane.
Response: NCDOT Driveway permitting in process.
2. Provide stop control for the westbound approach.
Response: NCDOT Driveway permitting in process.
3. Provide an internal protected stem of 50 feet, as measured from the right-of-way line.
Response: NCDOT Driveway permitting in process.
* If changes are made to the proposed site driveways and/or land uses, the current trip distribution may
need to be modified and would require a revised Traffic Impact Analysis to be submitted to the WMPO
for review by NCDOT and New Hanover County, in which instance this approval would become null and
void.
*The applicant is required to obtain all applicable New Hanover County and NCDOT permits for access to
the road network. A copy of this TIA approval shall be included with any NCDOT driveway permit
application. All applicable NCDOT and New Hanover County technical standards and policies shall apply.
Army Corps of Engineers – Brad Shaver (910-251-4611)
1. No issues, a JD has been completed on the site and there are no jurisdictional features on the site.
Response: Noted.
Sincerely,
Nick Lauretta, P.E., LEED AP
cc: Project File 1023.02