Engineering has reviewed the TRC submittal for the Middleburg Apartment project and offers the following attached comments.
Please address the following comments:
- Standpipe(s) will be required if the floor elevation is greater than 30' above the lowest level of fire department vehicle access
- Fire apparatus access road is greater than 150’. An approved fire apparatus turnaround must be provided. The dead end parking lot to the north of Building #2 is longer than 150’. Also the dead end parking lot north of Building #3 is longer than 150’.
- The type of Building Construction according to the International Building Code must be present on the plans.(Preferably in the site data table)
- A hydrant must be within 150' of the FDC (measured as the truck drives for practical use) It does not appear the eastern most FDC on building #4 has a Fire Hydrant which meets this criteria.
- Last, I’d like to have a discussion regarding prohibiting straw in any landscaping near the buildings or combustible construction. It will be at least 3 years, if not longer before the Riverlights Firehouse is completed and this community needs to make itself as “safe” as possible in the meantime.
Please add the following to the Fire Protection Notes:
- Contractor shall submit a Radio Signal Strength Study that demonstrates that existing emergency responder radio signal levels meet the requirements of Section 510 of the 2018 NC Fire Code for each commercial building
- Additional fire protection and/or accessibility requirements may be required due to any special circumstances concerning the project
- All isolation valves within the “Hot Box” must be electrically supervised.
Please contact Chris Walker at 343-3918 or email at chris.walker@wilmingtonnc.gov with any questions.
MIDDLEBURG APARTMENT COMMUNITY [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:
• Revise all sheets to accurately illustrate the existing conditions on and surrounding this parcel. Show all adjacent traffic signs, lane configurations, traffic control devices and pavement markings 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.
https://www.wilmingtonnc.gov/home/showdocument?id=1910
TECHNICAL STANDARDS – NEW ROADS:
1. Please verify the width of Watercraft Ferry Ave public ROW and reconcile with the details provided with the ‘Riverlights Watercraft Ferry Extension’ project.
TECHNICAL STANDARDS – DRIVEWAY ACCESS (Non-Major Thoroughfares):
2. Minimum distance between two driveways is 20’ as measured between driveway aprons/curb returns at curb line or edge of roadway. Please verify the distance between the driveways off Watercraft Ave for side A. [7-11 CofW Tech Stds]
TECHNICAL STANDARDS – ACCESS (driveway, sidewalk, and sight distance):
3. Proposed driveway shall be City-standard ramp-type. Show appropriate City standard detail(s) on plan. [SD 3-03.3 & 3-03.4 CofWTSSM]
4. Dimension driveway widths and tapers at the property boundary. [Sec.18-530 CofW LDC]
5. The minimum two-lane driveway width is 23’. [7-9 CofW Tech Stds]
6. The maximum two-lane driveway width is 30’. [7-9 CofW Tech Stds]
7. A pavement marking plan is required for all driveways greater than 30’ in width. [page 7-9 CofWTSSM]
8. Dimension the City’s 20’x70’ sight distance triangle at each driveway on the site plan and landscaping plan. [Sec.18-529(c) (3) CofW LDC] [Sec. 18-812 CofW LDC].
TECHNICAL STANDARDS – PARKING:
9. Please show all the traffic control devices and pavement marking showing the traffic flow for this project.
10. The backing stubs are to be 10’ deep. Please revise and dimension. [Chapter VII ,Detail SD 15-12 CofWTSSM]
11. The pavement marking for the crosswalks shall be in accordance with City SD 11-11/MUTCD standards. Please revise as necessary.
12. 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). [Chapter VII, Detail SD 15-13 CofWTSSM].
TECHNICAL STANDARDS – Barrier Free Design:
13. The 6’ sidewalk as proposed where adjacent to 90 degree parking spaces does not meet ADA requirements. An allowance for a 2.5’ vehicle overhang must be considered. 4' of the sidewalk must remain clear for pedestrian use [Chapter VII, Detail SD 3-07 & SD 15-13 CofWTSSM] [Page 7-20 of CofWTSSM]. Or wheel stops may be installed for these parking spaces.
14. Please show location of accessible ramps (if applicable) and location of parking signs.
15. Site plan shows couple of handicap spaces without accessible aisles. Show the accessible ramps (if applicable) and location of parking signs.
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]
17. Site plan shows multiple locations where private sidewalk connects to public sidewalk. Detectable warning domes are not required at the transition of private sidewalk to public sidewalk. And the connection shall be maintained in accordance with SD 3-10.
18. Detectable warning domes must be installed both the sides of the crosswalks and at the end of each sidewalk before entering drive aisle/pavement surface (regardless of flush surface or ramps). It provide a distinctive texture intended to alert persons to the approach to vehicular areas [City/ADA standards].
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.
MIDDLEBURG APARTMENTS COMMUNITY [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.
TRAFFIC IMPACT:
Please provide information on the estimated Trip Generation for this use. If this use was not a part of the original Riverlights TIA letter, please indicate this within the response.
Per the Institute of Transportation Engineers (ite) Trip Generation 9th Edition, 2012, Microtrans trip Generation Software; the estimated Trip Generation for the proposed LIST PROPOSED USE + INTENSITY(ite land use code xxx) is xx total driveway volume in the AM peak hours, xx total driveway volume in the PM peak hours and xx average weekday 2-way driveway volume.
TECHNICAL STANDARDS – NEW ROADS:
1. Provide a street name of Road A, within this subdivision.
2. All on street parking shall be at least 15’ from fire hydrants.
TECHNICAL STANDARDS – ACCESS (driveway, sidewalk, and sight distance):
3. Show driveways for adjacent lots and lots across the street.
4. Provide Pedestrian crossing signs and crosswalk markings for any proposed Mid-block crossings for this project.
5. Please provide a crossing (mid-block or Accessible crossing) from the Building 3 and Building 4 area to the Riverlights Lake. Currently, on street parking spaces appear to be partially blocking access from one area to the other area.
6. The landscaping plans shows many street trees and on site trees that are located within the Sight Distance Triangles for intersections of Water Craft Ferry Avenue and Old Town and Road A and Water Craft Ferry Avenue. Please revise.
7. Show proposed driveway centerline elevations at both the front and the back of each concrete driveway apron, at the curb line, property line & points at 26’ and 52’ behind the property line. [Chapter VII, C(1)(a)(2)12 CofWTSSM]
TECHNICAL STANDARDS – PARKING:
8. Provide dimensions for the garage parking spaces.
9. 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).[Chapter VII, Detail SD 15-13 CofWTSSM]
10. Portions of the proposed development do not appear to be in compliance with the 500’/800’ rule pertaining to the maximum length of a private drive/parking lot. [Chapter VII, C (4), pg 7-15 to 7-16 CofWTSSM]
11. Provide a turning movement analysis of a Fire Engine, and Trash Truck vehicle at each building, and dumpster location.
12. Provide bicycle parking in accordance with Section 18-528 of the City of Wilmington Land development Code. Add the number required and proposed to the site development data.[Sec.18-528 CofW LDC]
GENERAL NOTES TO ADD TO THE PLAN:
A. Install reflectors per City and NCDOT standards. Traffic Engineering must approve of pavement marking layout prior to actual striping.
B. It shall be the responsibility of the subdivider to erect official street name signs at all intersections associated with the subdivision in accordance with the Technical Standards and Specifications Manual. The subdivider may acquire and erect official street name signs or may choose to contract with the city to install the street signs and the subdivider shall pay the cost of such installation. Contact Traffic Engineering at 341-7888 to discuss installation of traffic and street name signs. Proposed street names must be approved prior to installation of street name signs.
MISCELLANEOUS:
Permitting of business identification signage is a separate process. NCDOT/ City of Wilmington will not allow obstructions within the right of way.
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.