12182013 Dec 18 2013 TRC Agenda PackagePage 1 of 3
TECHNICAL REVIEW COMMITTEE AGENDA
DECEMBER 18, 2013
New Hanover County’s Technical Review Committee (TRC) will meet on Wednesday,
December 18, 2013 at 2:00 p.m. in Conference Room 119 (behind the Aquarium), New
Hanover County Government Center, 230 Government Center Drive, to review the following
preliminary site plans:
2:00 p.m. Item 1: River Bluffs (PD) – Request by Norris & Tunstall Engineering for
Chair Road Associates to consider the installation of several gates along and
near Chair Road within the project located at the western terminus of Chair
Road (SR 1332) .
River Bluffs Site Plan History
In 2008 and 2010, two separate rezoning requests from R-20 to PD Planned Development were
approved by the Board of County Commissioners. The approval represented +/-329.49 acres and
761 units (408 single family, 103 multi-family, 250 retirement, 1.5 acres commercial space, and
10 acres of O&I Office and Institution space). At the 2010 County Commissioner meeting, the
gating issue for the project was debated by the Board - no consensus was reached. At that time,
the decision was made by the Board to have the issue decided by the TRC. A historical narrative
pertaining to the project is attached, along with a full size paper copy of the site plan as well as a
reduction displaying the proposed gate locations.
Planning Staff Observations
Staff has worked closely with the River Bluffs developer and engineer since the genesis of the
project several years ago. Since the 2010 rezoning approval of the PD Master Plan, infrastructure
improvements have been on-going and the 329 acre project is taking on a quality identity. No
clear consensus has been reached pertaining to gates and road inter-connectivity, specifically the
extension of Chair Road that bisects the project with a connection into the Sunset Reach
subdivision to the south. If unobstructed by gates, inter-connectivity would be achieved between
Rockhill and Chair Roads. Both projects have an approved private road network.
Staff has maintained since their initial report in September, 2010 to the Planning Board that road
inter-connectivity between both roads was vital to ensure and enhance public safety and service
delivery for both planned communities. The Planning Board embraced staff’s recommendation
as a condition to the plan with approval moving forward to the County Commissioners in
November of that year.
As stated, a great deal of discussion took place at the November, 2010 Board of Commissioners
meeting on whether gates should be allowed despite the Planning Board’s recommendation as a
condition that gates not be allowed. At the meeting, Staff acknowledged that there was no
specific ordinance language or provision of a plan to rely on other than the public safety issue.
One Commissioner was opposed to gating and questioned whether the County would be liable if
gates were allowed and emergency vehicles were not able to respond in a timely manner. In the
end, the Board felt comfortable with the gate/no gate issue being decided at the TRC level with
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the knowledge that if the TRC and applicant disagreed that the applicant could appeal to the
Planning Board and Board of County Commissioners.
In accordance with the Preamble and Sections 22(6) and 41-1(7) (f) of the County’s Subdivision
Ordinance, the public and future residents of both projects would be best served by having a
viable, unobstructed road connection between Chair and Rockhill Roads. A copy of the
Subdivision sections of the Ordinance is included.
2:45 p.m. Item 2: Hanover Reserve: 2 (Performance Plan) – Request by Hanover
Development Company for TRC to consider a 24 residential lot site plan
located near the 7300 block of Quail Woods Road.
Hanover Reserve Site Plan History
None on this phase; however, Phase 1 was preliminarily approved by the TRC in June, 2013 for
86 residential lots. A portion of Phase 1 has received final plat approval by the County.
Project Data
Zoning District: R-15 Residential
Water Service: Public (CFPUA)
Sewer Service: Public (CFPUA)
Road Designation: Public
Lots: 24
Acreage: 9.59
LOS: No available data nearby
Land Class: Wetland Resource Protection
Planning Staff Observations
The developer is requesting a TIA exemption for Phase 2. The developer agrees that the
next future phase of the project require a TIA (refer to letter).
The developer is requesting a sidewalk exemption along Hanover Reserve Way due to
the lack of sidewalk along Rabbit Hollow Drive (refer to letter).
Johnston soil (Class IV) has been identified near the southern entrance to Hanover
Reserve Way. All measures should be taken to minimize road construction impact to this
area. No class IV soils were subtracted from the gross acreage of the project.
All sidewalks this phase should be properly labeled.
3:15 p.m. Item 3: Hanover Lakes (Performance Re-approval) – Request by Paramount
Engineering for Bill Clark Homes for TRC to consider a 205 lot residential
site plan located near the 2000 block of Castle Hayne Road, west side.
Hanover Lakes Site Plan History
Hanover Lakes subdivision was preliminarily approved by the TRC in December, 2007. Roads
were re-designated from public to private by TRC in February, 2010. Preliminary site plan
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validity expired in June, 2013. No final plats have been approved to date. On behalf of the
developer, Paramount Engineering is requesting preliminary re-approval for two years.
Project Plan Data
Zoning District: R-15 Residential
Water Service: Public (CFPUA)
Sewer Service: Public (CFPUA)
Road Designation: Private
Lots: 205 (as shown on site plan – 261 permitted)
Acreage: 104.57
LOS: E -nearing capacity (Brentwood/Castle Hayne
Roads – May, 2012 data)
Land Class: Transition & Conservation
Planning Staff Observations
Road stubs displayed on the plan will need to be constructed prior to final plat approval
to meet road connectivity standards in accordance with Sections 41-1(7)(f) and 22 of the
Subdivision Ordinance. A waiver was granted by the TRC based on the 2007 site plan.
Water and sewer capacity concerns need to be completed prior to the issuance of a
building permit.
No gates, parking, or obstructions should be permitted along the road network.
The original TIA for the project (11/06) had a “built-out” year of 2009. It is the
Development Coordinate Committee’s (NCDOT, WMPO, County Planning/Inspections)
standard that the developer have a traffic engineer review the project and existing TIA
and provide documentation for the following:
- No significant changes have occurred with the proposed site plan,
- No significant changes have occurred in the existing/background/future traffic
counts and patterns in the nearby area (refer to enclosed letter)
Sidewalks need to be five (5) feet in width.
Active (3.08 ac) & Passive Rec (3.08 ac) area needs to be clarified on plan
ENACTMENT:
AN ORDINANCE OF THE BOARD OF
COMMISSIONERS OF NEW HANOVER COUNTY
PERTAINING TO THE SUBDIVISION OF
LAND WITHIN THE COUNTY
AN ORDINANCE ESTABLISHING SUBDIVISION REGULATIONS FOR THE COUNTY OF
NEW HANOVER, NORTH CAROLINA, AND PROVIDING FOR ADMINISTRATION,
ENFORCEMENT, AND AMENDMENT THEREOF, IN ACCORDANCE WITH THE PROVISIONS
OF NORTH CAROLINA GENERAL STATUTES CHAPTER 153A, ARTICLE 18.
PREAMBLE:
WHEREAS, in the opinion of the Board of Commissioners of New Hanover County, it is necessary
and advisable to provide for the orderly development of the county; for the coordination of streets within
proposed subdivisions with existing and planned streets and with other public facilities; for dedication or
reservation of rights-of-way or easements for streets and utility purposes; and for the distribution of population
and traffic which shall avoid conge!1tion and overcrowding, and which shall create conditions essential to public
health, safety, and general welfare, and
WHEREAS, the County Commission has given due public notice of hearings relating to the
Subdivision Regulations, and has held such public hearings, and
WHEREAS, all requirements of the General Statutes of North Carolina have been met;
NOW THEREFORE BE IT ORDAINED BY THE COUNTY COMMISSIONERS OF THE
COUNTY OF NEW HANOVER AS FOLLOWS:
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(3) Cul-de-sac -A street open at one end that is planned, constructed, and operated for the sole
purpose of property access. Cul-<ie-sacs shall include a turnaround at the closed end of the
street to permit reverse direction.
In the interest of public service delivery response, the
total length of a cul-<ie-sac shall be minimized. Example: Amelia Court (J 2110)
(4) Alley -Alleys provide side or rear access to individual parcels that front on a higher order
street. They are characterized by narrow right-of-way and travelway widths to
accommodate passenger vehicles and residential services at slow speeds. Alleys generally
connect at both ends to local or collector streets. In some instances, dead end alleys are
pennissible with a vehicle turnaround at the terminus of the travelway. No permanent
parking is allowed. Alley example: Loring Alley (12110)
(5) Local -Local streets provide access to parcels and may be planned, constructed, and
operated for the function of property access and limited through traffic. Traffic volumes are
largely short trips or a relatively small part of longer trips where local streets connect with
major streets or highways of higher classifications. Street example: Mallow Road (12110)
(6) Street Stubs -A dedicated right-of-way that abuts undeveloped property for the purpose of
allowing future access, connectivity, or to logically extend the street system into the
surrounding area. All street stubs designated as public or private shall be paved to the
property line in order to be counted toward the road connectivity requirements. Temporary
access bulbs to facilitate adequate turnaround consisting of an all weathered surface may be
required. Wings of bulb shall be removed when adjoining land is developed. No gates or
obstructions will be permitted. However, adequate signage installed by the developer to
warn motorists of dead end shall be requjred. (12110)
Sight Distance -Area at intersecting street that establishes a clear line of sight for a waiting
vehicle to see oncoming traffic and make turning movements into or out of street or driveway
safely or for traffic to see entering or waiting vehicles. (12110)
Plaza Area -An area adjacent to the roadway which serves as a physical barrier to direct the
flow of traffic and to separate highway traffic from the activity on private property. (12110)
Subdivision -A "subdivision" shall include all divisions of a tract or parcel of land into two or
more lots, building sites, or other divisions when anyone or more of those divisions are created
for the purpose, whether immediate or future, of sale or building development, and shall
include all divisions of land involving the dedication of a new street or a change in existing
streets; provided, however, that the following shall not be included within this definition nor be
subject to the regulations authorized by this ordinance: (2106)
(1) the combination or recombination of portions of previously subdivided and recorded
lots where the total number of lots is not increased and the resultant lots are equal to or
exceed the standards of the County as shown in its subdivision ordinance.
(2) the division of land into parcels greater than ten (10) acres where no street right-of-way
dedication is involved.
(3) the public acquisition by purchase of strips of land for the widening or opening of
streets or for public transportation system corridors; (2106)
(4) the division of a tract in single ownership whose entire area is no greater than two (2)
acres into not more than three (3) lots, where no street right-of-way dedication is
involved and where the resultant lots are equal to or exceed the standards of the County
as shown in its subdivision ordinance.
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Section 21
Section 22
Subdivision. Minor -A minor subdivision is a subdivision
(1) involving not more than five lots, all of which front on an existing approved street; and
(2) not involving any new streets or prospectively requiring any new street for access to
interior property; and
(3) not requiring drainage improvements or easements to serve the applicant's property or
interior properties.
Surface Drainage -A drainage system consisting of culverts and open ditches.
Technical Review Committee -A committee formed by the County Board of Commissioners
for the purpose of Subdivision Plan review as prescribed by this Ordinance. (8/02)
Tense and Number
(1) The present tense includes the future tense and the future tense includes the present
~~ .
(2) The singular number includes the plural number and the plural number includes the
singular number.
Word Interpretation
For the purpose of this ordinance, certain words shall be interpreted as follows:
(1) The word "may" is permissive.
(2) The words "shall" and "will" are mandatory.
(3) The word "building" includes the word "structure".
(4) The word "County" shall mean the "County of New Hanover", a county corporation of
the State of North Carolina.
(5) The words "Board of County Commissioners" or "County Commissioners" shall mean
the "New Hanover County Board of County Commissioners".
(6) The words "Register of Deeds" shall mean the "Recorder of Deeds for New Hanover
County, North Carolina".
(7) The words "ordinance" and "regulations" shall mean the "Subdivision Regulations of
the County of New Hanover, North Carolina.
(8) The word "street" includes the words "road" and "highway".
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(e) Access to Adjacent Properties
The arrangement of streets in proposed subdivisions shall make provisions for
the continuation of existing streets in adjoining areas or their proper projection
where adjoining land is not subdivided and where they may be deemed
necessary for public requirements. For large subdivisions adjacent to large
tracts of unsubdivided property, street projections shall be required into the
adjacent unsubdivided tracts at a maximum distance of every 1000 feet. The
street arrangement shall be such as not to cause a hardship to owners of
adjoining property when developed and when they seek to provide for
convenient access thereto. The use of residential strips of land in order to
prevent the extension of proposed or existing streets or access thereto is
prohibited. (3/03) .
(f) Street Connectivity Requirements
Interconnected street systems promote orderly and safe development by
ensuring that streets function in an independent manner, to provide adequate
access for emergency and service vehicles and enhance access by ensuring
continuous and connected transportation routes.
All proposed streets shall be continuous and connect to existing or platted
streets without offset with the exception of cul-de-sacs as permitted and except
as provided below.
The street network for any subdivision shall achieve a connectivity ratio of not
less than 1.40. The connectivity ratio shall be defined as the number of street
links divided by the number of nodes, including cul de sac heads or other
vehicle turnarounds. A "node" refers to the terminus of a street or the
intersection of two (2) or more. Any curve or bend of a street that has a
minimum centerline radius of 100 feet or more shall not be considered a node.
Roundabouts also shall not be counted as nodes. A divided entrance is one
node.
A link shall be any portion of a street, other than
an alley, defined by a node at either end. Street
projections to adjacent properties shall be
considered links. For the purpose of determining
the number of links in a development,
boulevards, median-divided roadways, and
divided entrances shall be treated the same as
conventional two-way roadways. Street links
and nodes along a collector or arterial street
providing access to a proposed subdivision shall
not be considered in computing the connectivity
ratio.
16links/11 nodes = 1.45 ratio
Residential streets shall be designed so as to minimize the block length of local
streets, to provide safe access to residences with minimal need for steep
driveways and to maintain connectivity between and through residential
neighborhoods for autos and pedestrians.
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Where necessary to provide access or to pennit the reasonable future
subdivision of adjacent land, rights-of-way and improvements shall be
extended to the boundary of the development. A temporary turnaround may be
required where the dead end exceeds 500 feet in length. The platting of partial
width rights-of-way shall be prohibited except where the remainder of the
necessary right-of-way has already been platted, dedicated or established by
other means.
New subdivisions may be exempt from the connectivity ratio standard as set
forth in this section, provided the appropriate reviewing agency determine there
is no option for providing stub streets or connectivity due to existing
documented environmental features such as wetlands or natural water bodies or
existing adjacent developed property (11107).
(g) Intersections -Street intersections shall be laid out as follows:
1. Streets shall intersect as nearly as possible at right angle and no street
shall intersect at less than seventy-five (75) degrees.
2. Intersections with a major street shall be at least eight hundred (1000)
feet apart measured from centerline to centerline. (3/03)
3. Where a public or private street intersects a U.S. or N.C. numbered
highway, or a N.C. secondary road, the intersection design shall be in
accordance with the standards of the N. C. Department of
Transportation, Division of Highways.
4. Street jogs with centerline offsets of less than two hundred (200) feet
shall be prohibited. (3/03)
(h) Cul-de-sacs (3/03) (7/03)
A street designed to be pennanently closed at one end shall have a pennanent
turnaround at the closed end, the right-of-way and pavement of which shall
meet the requirements specified by NCDOT. Cul-de-Sacs shall not be longer
than 500 ft. Longer Cul-de-sacs may be authorized provided the appropriate
reviewing agency detennines there is no option for providing stub streets or
connectivity due to existing documented environmental features such as
wetlands, natural water bodies, topographical features, environmental
conditions or physical conditions such as property shape, property
accessibility, or land use relationships. (3/03)
(i) Public Street Projections (3/03) (12/10)
Where there are lots fronting street projections to adjacent properties and
services are required, a temporary turnaround shall be constructed at the end of
the street at the property line, said turnaround to be constructed in accordance
with NCDOT Specifications
1. Where there are no lots fronting street projections to adjacent
properties frontage, the frontage being more or less one side lot length,
the street may be constructed to the property line and dead-ended with
no cul-de-sac required in accordance with NCDOT Specifications
2. In any and all cases, the developer shall be responsible for the cost of
and placement of all required dead-end barricades and signs.
3. Additional rights-of-way needed for a temporary turnaround at the end
of the street projections to adjacent properties shall be in the fonn of
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