01_2022-03-10_Comments Response Letter
March 9, 2022 M&C 07921-0002 (40)
Julian Griffee, Planner
New Hanover County
Development Services
230 Government Center Drive, Suite 220
Wilmington, North Carolina 28403
RE: Canopy Pointe – Preliminary Site Plan - TRC Rev 1
Dear Julian:
In response to the TRC comments received regarding The Residence at Canopy Pointe, we
offer the following responses:
Julian Griffee –Planning
1. Please update the plan with the following general corrections:
a. Zoning is referenced as 'CD RMF-M', please correct to CZD RMF-M'.
b. Please show the site angles on the landscape plan
Response: Please refer to sheet C3.0 with the corrected zoning designation. Also, the site
distance triangles are shown and labelled on the landscape plan, see sheet C10.0.
2. Setback according to approved Concept Plan presented to BOC shows a rear
setback of the building to the property line as 73'. Submitted site plan indicates
the building will be setback 71.11'.
Response: Please refer to the updated building location seen on plan sheet C3.0.
3. Height
a. Building height is listed twice - 42' & 35'-4"; Please clarify.
Response: Please see sheet C3.0 with the corrected building height of 35’-4”
4. Please complete the application requirements below.
a. Please label the existing land use(s) of the adjacent parcels.
b. Please be sure to label all loading spaces, outdoor storage areas, and
ground level mechanical equipment; fences and walls used for
screening or decorative purposes (including height and material)
c. Please label the open space or common areas, and bufferyards.
d. Please label all existing wells and septic systems including repair area.
Please work with environmental health on the correct abandonment
procedures, if applicable.
e. Please label all other utilities within or adjacent to the property.
Response:
A. Please refer to plan sheet C2.0 to see existing land use for the adjacent parcels.
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B. Additional clarity on the limits of the fence types, including the height, has been
added to the plans. Also, ground level HVAC and the electrical transformer has
been added to the plans, please refer to sheet C3.0.
C. The opens space areas have been added to the Site Plan and the buffer yards have
been added to the Landscape Plan, please refer to sheet C3.0 and C10.0 respectively.
D. Please see further below comment response to Dustin Fenske’s comment for
information on this subject.
E. All utilities have been labelled, please see sheet C2.0.
5. Landscaping:
a. Section 5.3.4.C of the UDO requires a minimum of 15 trees at least 2"
DBH must be retained or planted on the parcel where development
occurs for each acre or proportionate area disturbed. Landscaping
required to comply with other sections of the ordinance (streetyard,
buffering, etc.) can be credited to meet this standard.
b. Screening:
i. Please include the type and height of the dumpster screening,
UDO Section 5.4.4.B.
c. Buffers
i. Please illustrate how the required buffers standards will be met.
Please be aware that proposed use must provide a type A
opaque transitional buffer to the existing single-family
detached or undeveloped land on the adjacent R-15. Please
show this buffering on the landscape plan. If existing trees will
be used, additional plantings may be required in order to meet
the opacity standards. Please include this as a note on the
Landscape plan.
ii. Please turn on the tree inventory layer on the Landscape Plan to
showcase existing trees within the buffer.
Response:
a. Noted. Refer to Sheet C10.0 for landscape requirements.
b. The dumpster enclosure is being detailed by the architect, please see attached the
dumpster enclosure detail.
c. i. Refer to sheet C10.0, Site Data table for all buffer requirements as well as notes on
corresponding buffer locations. Notes provided on the North and West buffers indicate that
existing vegetation shall be utilized to satisfy the Type A Opaque Buffer, Option 1
requirements. Notes have been added to the plans to indicate the contractor shall contact
the landscape architect after clearing has occurred to schedule a site visit with NHC
planning to determine if additional planted material is required. The Eastern buffer is
planted to satisfy the Type A opaque Buffer requirements, utilizing Options 1 and 3.
3. ii. The tree inventory layer has been darkened to be more clearly viewable on the
Landscape Plan, please see sheet C10.0. Additional trees, not surveyed, exist on site and
are utilized for landscape requirements.
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d. Interior landscaping
i. Please label all interior landscaped areas for verification of the
8% requirement.
ii. Please block or curb all parking spaces to prevent vehicles from
encroaching more than one foot into planting islands or
landscaped yards.
Response:
d. i. All interior landscape areas are labeled with square footage (sf) of planting area. The
total of these areas are found in the Site Data table, on sheet C10.0.
d. ii. All parking spaces have curb or wheel stop conditions, see site plan, sheet C3.0.
e. Foundations Plantings:
i. Please label the square footages on the plan for verification.
Response:
e. i. All foundation planting areas are labeled with square footage (sf). The total of these
areas is found in the Site Data table, on sheet C10.0.
f. Street Yard:
i. Please illustrate how the street yard requirement will be met.
The information in the site data table appears to be correct,
however, is not reflected on the plan. Street yard must be
compliant with Section 5.4.6. of the UDO. Utilizing existing
trees is acceptable.
ii. Please turn on the tree inventory layer on the Landscape Plan to
showcase existing trees within the street yard. Adjust sidewalk
location in open areas away from protected trees. Apply CRZ
setback and maximum disturbance within this area.
Response:
f. i. The note provided on the landscape plan indicates that existing vegetation (trees and
shrubs) shown and not shown, shall be utilized to satisfy Street Yard requirements, see
Sheet C10.0. The contractor shall contact the landscape architect after clearing has
occurred to schedule a site visit with NHC planning to determine if additional planted
material is required.
f. ii. The tree inventory layer is visible, see sheet C10.0 for all existing surveyed trees to
remain. Additional trees, not surveyed, exist on site and are utilized for landscape
requirements. The required sidewalk in question will be constructed over top of the root
system of existing trees. There will be no root disturbance or root pruning of the existing
trees in this area.
6. Tree Retention:
a. Please apply for a tree removal permit.
i. Please be aware that a Tree Removal Permit is required prior to
any land disturbance activities. Please provide the specific
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species (Loblolly Pine, Long Leaf Pine, etc.) of the trees to be
removed or retained to determine required mitigation.
b. Please be sure to include tree protection, UDO Section 5.3.6.
c. It appears that there are trees preserved, please refer to UDO section
5.3.8. Optional Incentives for Retaining Trees.
Response:
a. i. A tree removal permit was submitted at the same time as the TRC approval. Attached
are all the materials originally submitted. The Tree Removal and Tree Preservation charts
indicate the specific species of trees as necessary. These materials have been updated
to reflect 2 additional tree removals.
b. Please refer to sheet C12.0 for the typical tree protection detail. Please note, some portions
of some existing trees critical root zones indicate land disturbance and/or impervious
surface proposed within. An additional detail has been added to sheet C17.1 to provide
direction to the contractor regarding root pruning, installation of a root zone aeration
devices as well as drainage provisions for a proposed sump condition.
c. Understood. Some of these incentives are being leveraged as illustrated in our tree
mitigation calculations.
7. Easements:
a. UDO Section 6.2.2, please label all Storm Sewer, Sanitary Sewer, and
Water Main Utility easements.
Response: All proposed easements have been shown and labeled on the plans, please refer
to sheet C3.0. Easements have also been identified on their respective design discipline sheet
(i.e. public utilities easement on the Utilities Plan)
8. Please apply for the sign removal permit with Zoning, UDO Section 5.6.,
signage will be subject to section standards.
Response: At this time the sign design has not been determined. We understand a sign
permit is required prior to the construction of the site signage. A note has been added to
the plans indicating the sign design is per a separate permit drawing set, please see sheet
C3.0.
9. UDO Section 5.7.3.H, please indicate if there are any Historical and
Archaeological Sites located on the subject tract.
Response: There is no indication of archeological or historical sites located within the
property boundary of this project. A note has been added to the plans indicating such,
please, see sheet C2.0.
10. Illumination, please provide a light plan, light plans are required for all new
non-residential, mixed- use, and multi-family developments:
a. UDO Section 5.5.3.A, please submit a lighting plan, submittal of this
document is required in conjunction with an application for site plan
approval or zoning compliance approval or whichever comes first.
b. UDO Section 5.5.4, please submit a lighting plan to illustrate all exterior
lighting and indoor lighting visible from outside. Please be aware that
these lighting types must be designed and located so that the maximum
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illumination at a lot line is no greater than 0.5-foot candles adjacent to
the R-15 and 2.0-foot candles adjacent to all other uses.
c. UDO Section 5 .5.4, street lighting is exempt from the illumination
standards mentioned above, but please take into consideration the
placement of these lights as well.
Response:
a. Please see attached the Site Lighting Plan by Duke Energy. The plan includes the fixture
locations, specifications and photometics. Also attached are the exterior mounted light
fixture cutsheets.
b. Please see comment above. Light fixtures have been designed and located to achieve no
greater than 0.5-foot candles at the property line. Additionally, a note has been added to
the plans to indicate “all site lighting not to exceed 0.5-foot candles at the property line”
please see sheet C3.0.
c. Understood. There are no existing streetlights on Middle Sound Loop Road and no
streetlights are currently proposed.
11. It is recommended to show ADA accessible connections to the sidewalks in the
required locations.
Response: Please refer to plan sheet C3.0 to view the ADA accessible route.
12. Driveway permit, no building permit for any structure shall be issued which
requires NCDOT approval for a Driveway Permit until NCDOT has issued the
approval. Evidence of approval shall accompany the application for building
permit.
Response: Understood, an NCDOT Driveway Permit submittal is forthcoming.
13. TIA Improvements:
a. Please show the trip generation numbers and supply the exemption
documentation which the WMPO has mentioned in their comments.
Response: Please refer to the site information section of sheet C3.0 to view trip generation
numbers. Also, attached is the exemption document issued by the WMPO.
Ray Griswald– Fire Services
1. The Residence at Canopy Point - 205 - 215 Middle Sound Loop - 72 unit - 3 story
Multi Family development I have reviewed the updated comments and County
Fire approves this project. Raymond Griswold Deputy Fire Marshal 1-24-22
Response: Understood.
Galen Jamison – NHC Engineering
1. A land disturbing permit issued by the County will be required and are
currently under review. Any additional information necessary will be
requested from the engineer.
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Response: Understood
2. The stormwater permit application has been initially reviewed and request for
additional information was sent to the designer on February 1, 2022. Please
resubmit the additional information for permit issuance.
Response: Received. Please refer to stormwater resubmittal package for the additionally
requested information.
3. There appears to be offsite stormwater drainage coming from the east. If this
drainage will be routed through or around the site, a public drainage easement
sized in accordance with NHC Stormwater Manual will be required.
Construction of offsite drainage conveyance measures 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.
Response: Easements have been added to drainage conveyance measures conveying offsite
drainage, please refer to sheet C3.0 and C7.0.
4. Is the tree to remain near the raised garden (SE corner of building) intended to
be in the middle of the sidewalk?
Response: This tree is no longer indicated as remain due to the necessary increase in size
to the stormwater pond, please see sheets C2.0 and C7.0.
5. There are multiple locations of existing trees to remain that will have 2' of fill
placed adjacent the trunk. Is the intent to keep the tree in a sump/ponding area?
Will the area remain full of water until the tree and evaporation remove rain
water? What is the long term survivability of these existing trees?
Response: There are indeed multiple trees across the site with variable fill and/or cut
impacts within existing tree critical root zones. A detail has been added to the plans to
provide direction to the contractor regarding root pruning, installation of a root zone
aeration devices as well as drainage provisions for a proposed sump condition. Please see
detail 1/C17.1. The long-term survivability of each tree is dependent on many factors
including, the current health of the tree, the quality of the installation of the
aeration/drainage devices and execution of root pruning, the minimization of construction
activity with the critical root zone, the amount of impact, the type of tree and the long-
term maintenance of the tree. Detail 1/C17.1 outlines construction provisions to give
these trees the greatest percentage of success.
Bernice Johnson – Cape Fear Public Utility Authority
1. CFPUA TRC Comments provided are preliminary comments only.
Response: Understood. Further comments have since been received and addressed.
Complete revised submittal materials will be submitted shortly following the TRC
resubmittal.
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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: Understood. The package will be submitted as directed.
3. Project currently in CFPUA Plan Review.
Response: Understood. Further comments have since been received and addressed.
Complete revised submittal materials will be submitted shortly following the TRC
resubmittal.
4. CFPUA water and sewer available through mainline extension
Response: Understood.
5. At this time capacity is available; DWQ permit application will require a
Planning FTSE.
Response: Understood. A planning FTSE will be submitted shortly following the TRC
resubmittal.
6. Capacity is also dependent on the analysis of the pipe collection system
(gravity and force mains).
Response: Understood.
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.
Response: Understood. An FTSE and FTA will be submitted shortly following the TRC
resubmittal.
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.
Response: Understood. An FTSE and FTA will be submitted shortly following the TRC
resubmittal.
Dustin Fenske – NHC Environmental Health
1. Environmental Health records reflect both existing septic systems and wells
located at 205 and 217 Middle Sound Loop Rd. Developer must express due
diligence to locate, identify and protect the septic systems and well heads
during demolition. Both septic systems and wells must be properly
abandoned. Well abandonments/permits must be applied for through the
COAST online portal. Site must connect to public water and sewer or
individual well and septic system permits must be applied through the
COAST online portal. Any infrastructure for this project such as sewer mains
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and manholes along with storm water devices must maintain required setbacks
from adjacent properties well and septic systems.
Response: Thank you for sharing the records reflecting both existing septic systems and
wells located at 205 and 217 Middle Sound Loop Rd. We used historic aerial imagery and
these records to determine approximate location of these features. The environmental
consultant who conducted the Phase 1 Environmental Assessment for this site, revisited
the site in search of the septic systems and wells though was unable to locate. It is quite
possible these features no longer exist. We have added a note to sheet C2.0 to require the
contractor to conduct a site investigation and if these features are found, to inform the
project engineer to assess and offer further direction at that time. Additionally, we have
identified the rough proximity of these features on sheet C2.0 as well, based on the above-
mentioned evaluation of the county records and historical photos.
Jamar Johnson – WMPO
1. Waiver of a Traffic Impact Analysis issued on February 25, 2020.
Response: Correct. A copy of this waiver has been attached.
Patrick Wurzel – NCDOT
1. These preliminary comments and are based on the plans as submitted for the
proposed site and are subject to further review upon receipt of any additional
information. Subsequently, additional comments and/or requirements may be
necessary for this site.
Response: Understood. A driveway permit application is forthcoming.
2. -A NCDOT Driveway Permit is required. Submit a plan 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.
Response: Understood. A driveway permit application is forthcoming.
3. Verify that sight distance is met for design speed
Response: The speed limit on Middle Sound Loop Road adjacent to the project site is 35
MPH. I understand the required sight distance triangle to be 10’ x 70’. The 10’ is to be
measured along the face of curb and the 70’ is to be measured along Middle Sound Loop
right of way. This has been illustrated on the plans, please see sheet C3.0 and C10.0
4. A NCDOT Encroachment Agreement is required for any utility connections or
installation within NCDOT right-of-way.
Response: Understood, an NCDOT Encroachment Agreement submittal is forthcoming.
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5. NCDOT Driveway Permits are now submitted through the NCDOT
Drivewaywebsite.https://connect.ncdot.gov/municipalities/Utilities/Pages/hel
p.aspx
Response: Understood. The driveway permit application will be submitted as directed.
Katherine May – Planning
1. Please provide at least 2 street names, one preferred and one alternative.
Response: Street names will be provided shortly following this submittal.
2. Please provide the number of units for each level of each building, e.g.
Building 1 has 24 units with 8 on each floor.
Response: Please refer to the legend on plan sheet C3.0 to see this additional building
information.
3. Addresses will be assigned after TRC approval.
Response: Understood
Comments not received at this time from:
Emergency Services & E911, Steve Still
NCDEQ, Chad Coburn
New Hanover Soil & Water, Dru Harrison
USACE, Brad Shaver
NCDEMLR, Dan Sams
DCM, Tanya Pietila
New Hanover County Schools, Laura Sever
Response: Please let us know if these comments are forthcoming.
Sincerely,
McKIM & CREED, INC.
Tim Clark, PLA
Project Landscape Architect
Enclosures: Revised Plans dated 03.09.22