Show entire tree survey overlaid on proposed site plan.
Many tree symbols and lables appear to be doubled up. Please clarify.
One holly is listed as 200% mitigation. Clarify.
Emergency Vehicle access throughout the site looks good. I need to know a little more about buildings 2, 7, 9. My first instinct is these are apartment style buildings with one means of ingress and egress from each dwelling which requires a sprinkler system. If that is correct please, address the following:
• Show all FDC locations on final plan.
• FDC must be on the front of the building unless otherwise approved.
• Hydrant must be within 300’ of the building(s), measured as the truck drives (Commercial)
• Fire Hydrants to be installed per City of Wilmington ordinance and CFPUA Standards
• Water flow analysis may be required to determine the correct water main size to meet sprinkler system demand and fire flow requirements due to the size of the project.
• Please add the type of Building Construction according to the International Building Code to the plans.
Please add a Fire & Life Safety Notes section to the plans with the following:
• Contractor shall maintain an all-weather access for emergency vehicles at all times during construction
• New hydrants must be brought into service prior to combustible materials delivered to the job site
• Hydrant must be within 150' of the FDC (measured as the truck drives for practical use)
• FDC must be within 40' of fire apparatus placement
• Landscaping or parking cannot block or impede the FDC or fire hydrants. A 3-foot clear space shall be maintained around the circumference of the hydrant and FDC
• Additional fire protection and accessibility requirements may be required due to any special circumstances concerning the project.
• Private Underground Fire Lines require a separate underground fire line permit from the Wilmington Fire and Life Safety Division 910-343-0696
• All isolation valves within the “Hot Box” shall be electrically supervised. Please work closely with your fire sprinkler and alarm installer in regards to running wire for tamper switch.
Please contact Chris Walker at 343-3918 or email at chris.walker@wilmingtonnc.gov with any questions.
WOODLANDS AT ECHO FARMS TRACT 3A [TRC Plan Review]
Initial Review Note
All comments are based on adopted policy documents, specific City of Wilmington Land Development Code (CofW LDC) and City of Wilmington Technical Standards and Specifications Manual (CofWTSSM) requirements in effect at the time of this review. These have been noted after the comment as appropriate for your ease in further research.
The City Engineer may administratively approve dimensional variance requests per LDC Sec. 18-348. If the Applicant feels further interpretation is in order, please contact Transportation Planning directly to discuss in additional detail. Please apply for all administrative variances in writing, an email is acceptable or this may be included on the plan set. Please see Sec. 18-348 of the Land Development Code for the information required to process a variance request.
BASE INFORMATION:
• Accurately illustrate the existing conditions on and surrounding this parcel. Show all adjacent traffic signs, lane configurations, traffic control devices and pavement markings for the roundabout at the intersection of Belfairs Dr and Echo Farms Blv on the site inventory plan. Please refer to the Technical Standards and Specifications Manual (link is below) Ch. VII C.1.a.2.for specific information and distance requirements. Contact Traffic Engineering at 341-7888 if you need assistance locating these elements.
• The site is within 500’ of a signalized intersection. Accurately show all adjacent traffic signs, lane configurations, traffic control devices and pavement markings for the intersection Carolina Beach Rd and Echo Farms Blv on the site plan. Please refer to the Technical Standards and Specifications Manual (link is below) Ch. VII C.1.a.2.for specific information and distance requirements. Contact Traffic Engineering at 341-7888 if you need assistance locating these elements.
https://www.wilmingtonnc.gov/home/showdocument?id=1910
• Show the intersection details for the connection of Woodlands at Echo Farm Tract 3A with Tract 3B. The proposed standard street light plan may vary based on these details.
TECHNICAL STANDARDS – NEW ROADS:
1. Please revise the plans to show the proposed section of the roundabout and ROW design, traffic signs and pavement markings as per SD 11-14 CofWTSSM. Include SD 11-14 on the plans.
2. Proposed wheelchair ramp at the roundabout must be per NCDOT and/or City standards. Show the details SD 3-08 CofWTSSM.
3. 4.5’ wide sidewalk is shown for the on-street parking cross section. Minimum sidewalk width is to be 6’, if placed at back of curb. Please revise. [SD 3-10 CofWTTSM]
4. A pedestrian crossing is shown towards the southern end of public ROW. Since it is very close to the curve please assure that adequate sight distance is provided to the crossing, or move the crossing to where adequate sight distance is available.
5. A raised center median/pedestrian refuge with In-street Pedestrian Crossing Signs (R1-6) and Pedestrian Crossing (W11-2 and W16-7P) are recommended as per MUTCD.
6. If the crossing is to stay at the proposed location, an enhanced advanced warning of the crossing for southbound traffic, in addition to the standard MUTCD will be required.
7. If the developer cannot move the crossing, then sight distance easements and the landscaping plan will be required to provide AASHTO safe stopping distance to the crosswalk.
TECHNICAL STANDARDS – ACCESS (driveway, sidewalk, and sight distance):
8. Proposed driveway shall be City-standard ramp-type. Show appropriate City standard detail(s) on plan. [SD 3-03.1 & 3-03.2 CofWTSSM]
9. Dimension all driveway widths and tapers off the ROW. [Sec.18-530 CofW LDC]
10. The minimum two-lane driveway width is 23’. [7-9 CofW Tech Stds]
11. Driveways are to intersect the street at a 90 degree angle. Driveway accessing Clubhouse on the western side does not fulfill this requirement. [7-11 #3 CofW Tech Stds]
12. Provide sidewalk detail SD 3-10 on the plan.
13. Provide curbing detail SD 3-11 on the plan.
14. Show and apply the City’s 20’x70’ sight distance triangle at each driveway accessing parking facilities and the City’s 46’x46’ sight distance triangle at the roundabout street intersection. [Sec.18-529(c)(3)CofW LDC] Add a note indicating that all proposed vegetation within sight triangles shall not interfere with clear visual sight lines from 30"-10'. [Sec.18-556 CofW LDC]
TECHNICAL STANDARDS – PARKING:
15. Dimension the on-street parking spaces. The recommended minimum and standard on-street parking space measured from the face of curb shall be eight feet (8 ft.) wide and twenty-three feet (23 ft.), measured parallel with the edge of roadway. [Chapter VII (D) page 7-16 of CofWTSSM]
16. The minimum radius is 25’ for any portion of a parking lot adjacent to a travel way (i.e. islands at the end of a parking bay) for parking that is open to the public. If the travel way will not be used for emergency service vehicles or truck traffic, you may request a tighter radius, the minimum is 15’. This request must be made in writing (an email message is acceptable). Otherwise revise. [Chapter VII, Detail SD 15-13 CofWTSSM]
17. Please show all the traffic control devices and pavement marking showing the traffic flow for all the parking facilities within this development.
18. The backing stub is to be 10’ deep by 15’ wide. Please revise and dimension where applicable. [Chapter VII ,Detail SD 15-12 CofWTSSM]
19. The minimum vehicle parking space size must be 15.5’ in length before wheel stop or curb functioning as a wheel stop. Please verify and revise if required. [Page 7-20 of CofWTSSM]
TECHNICAL STANDARDS – Barrier Free Design:
20. Handicap parking signs are missing for few stalls. Please verify and amend.
21. Show the typical handicap sign detail on the plan as per ADA and City standards. [Sheets A1 of 5 and A2 of 5, CofW Sign Specification]
https://www.wilmingtonnc.gov/home/showdocument?id=3940
22. Please show the accessible ramp(s) for all the handicap parking spaces.
23. Install the handicap ramps at the end of the sidewalk and show the pavement marking for the crosswalk connecting these ADA ramps within the parking facility.
STREET LIGHTING [City of Wilmington Street Lighting Policy]:
1. The standard streetlight shall be a DEP enclosed cutoff (Cobra type), high pressure sodium vapor (HPSV) or DEP designated LED equivalent fixture installed within the recommended range of mounting heights for the specific fixture. The standard streetlight shall be installed on a wooden pole in areas served from overhead facilities and on a fiberglass pole in areas served from underground facilities.
2. A layout for the Standard street lighting has been provided with the review. Minimum of five street lights are required for this sub-division. Although, developers may choose to provide any extra lights or ornamental. Any installations above the criteria of Standard street lighting, will be considered as non-standard and has to conform to the City’s non-standard street lighting procedure as per the policy.
3. Developers shall bear any installation costs associated with streetlights, if applicable. In areas served from underground facilities, the developers shall pay the one-time underground contribution charge, if applicable.
4. The Planning, Development and Transportation Director or designee and the City Landscape Designer will coordinate plaza plantings and streetlight locations to minimize the obstruction of light by vegetation.
MISCELLANEOUS:
Contact Traffic Engineering at (910) 341-7888 to discuss street lighting options.
We will reserve comments on the parking lot, driveway geometry and other technical issues until a full construction drawing is submitted.
Please let me know if you have any questions or if I can be of further assistance as this development moves through the review process.
WOODLANDS AT ECHO TRACT 3A [TRC Plan Review]
Initial Review Note
All comments are based on adopted policy documents, specific City of Wilmington Land Development Code (CofW LDC) and City of Wilmington Technical Standards and Specifications Manual (CofWTSSM) requirements in effect at the time of this review. These have been noted after the comment as appropriate for your ease in further research.
The City Engineer may administratively approve dimensional variance requests per LDC Sec. 18-348. If the Applicant feels further interpretation is in order, please contact Transportation Planning directly to discuss in additional detail. Please apply for all administrative variances in writing, an email is acceptable or this may be included on the plan set. Please see Sec. 18-348 of the Land Development Code for the information required to process a variance request.
BASE INFORMATION:
• The project connects to the signalized intersection of Echo Farms Blvd and Carolina Beach Road. Show the signalized intersection and 250’ on each side of the signal.
TRAFFIC IMPACT:
A Traffic Impact Analysis (TIA) is underway for this development. Please contact Fred Royal, PE to discuss the TIA review process and begin the scoping discussion.
The development will be required to implement the traffic improvements identified in the TIA for this development prior to COA.
TECHNICAL STANDARDS – NEW ROADS:
1. The proposed Chastain Drive ROW does not match the approved ROW (‘previously called ‘Road M’) identified in the approval for the initial Woodlands Project. The approved ‘Road M’ ROW was for a 60’ ROW that connected from the Roundabout and from Tract 3B.
2. The proposed street cross-section detail does not meet city Technical Standards for a Residential Collector Street. Provide 5’ sidewalk and 6’ plaza sections on both sides of the street. [7-5 CofW Tech Stds] (Cond. # 16 and Cond. #22)
3. The SRB Conditions of the Woodlands at Echo project required the minimum horizontal centerline radius to be 200’ for Chastain Drive, (‘Road M’) Collector Street. (Cond. #18)
4. The proposed site is required to have an Emergency Access from Chastain Drive, (‘Road M’), to the driveway, which is adjacent to buildings #16 and Building #17. (Cond. # 17)
5. The minimum tangent length between reverse curves is 100’.
TECHNICAL STANDARDS – ACCESS (driveway, sidewalk, and sight distance):
6. Dimension driveway widths and tapers. [Sec.18-529 CofW LDC]
7. The site plans do not meet requirements for SRB Conditions for Woodlands at Echo Farms (Cond. #22), which stated “Sidewalk shall be provided along all road frontages, including both existing roundabouts.”
8. Provide a sidewalk connection between the site and proposed parkland and active recreation areas.
9. Provide an Auto Turns analysis for a Fire Engine, (C.O.W. Fire truck template is 48.1’ length) on the site, including the Clubhouse.
10. Provide a vehicle turn around for the compactor/ dumpster facility to prevent vehicles from backing into the ROW of Chastain Drive. All vehicle parking areas shall be arranged so that ingress and egress is by the forward motion of vehicles.
11. Provide connections from the proposed sidewalk to the proposed 5’ wide asphalt pedestrian trails.
TECHNICAL STANDARDS – PARKING:
12. Provide bicycle parking at the Clubhouse.
13. The frontage of Building #13 is located on a curved section of Chastain Drive. Please increase sight distance or arrange the building / parking areas to prevent vehicles from backing into Chastain Drive within this curve. All vehicle parking areas shall be arranged so that ingress and egress is by forward motion of vehicles. [Sec.18-526 CofW LDC]
TECHNICAL STANDARDS – Barrier Free Design:
14. The proposed site plan does not have handicap parking available at Building #3 and Building #10.
15. Building #12 and #13 do not appear to be accessible.
16. Note/label the plan with spot elevations that clearly indicate the accessible route from the HC space(s) to the building. [Sec. 18-529(b)(2) CofW LDC]
GENERAL NOTES TO ADD TO THE PLAN:
A. All pavement markings in public rights-of-way and for driveways are to be thermoplastic and meet City and/or NCDOT standards. [Detail SD-13 CofW Tech Stds]
B. All traffic control signs and markings off the right-of-way are to be maintained by the property owner in accordance with MUTCD standards.
C. All parking stall markings and lane arrows within the parking areas shall be white.
D. A landscaping plan indicating the location of required street trees shall be submitted to the City of Wilmington Traffic Engineering Division and Parks and Recreation Department for review and approval prior to the recording of the final plat. [SD 15-14 CofW Tech Stds]
MISCELLANEOUS:
Transportation Planning Staff will review the landscape plan once submitted for compliance with sight distance requirements.
Please let me know if you have any questions or if I can be of further assistance as this development moves through the review process.