To: Blair M. Booth, President, Symphony Properties
From: Kathryn Thurston, Associate Planner; 910-341-3249
CC: File; Tamara Murphy, PE, Project Engineer
Date: 9/23/14
Re: Independence West Apartments – 1st Submittal Review
The following is a list of comments for review from planning regarding the project. Please provide your corrections as listed below. Additional review will be required once all the needed documents have been provided. Items or documents not provided on initial submission will be subject to further review. Please contact me for any further questions.
General Comments:
· Please update the cover page and all plan sheets with the assigned project address, 3950 Independence Boulevard.
· Independence Boulevard south of Carolina Beach Road is zoned R-15 along most of the project frontage, which requires a minimum 35’ setback. You may petition to rezone that portion of Independence Boulevard to allow an exemption to the front yard setback for this project.
· If building closer than 35’ from the right-of-way, elevations should be provided, when available, to determine compliance with Sec. 18-184 (12).
Site Plan Comments:
- Sec. 18-60 (c) (5): Additional information in the site data table as follows:
- Setbacks of Building (required and proposed) – please note required setbacks adjusted for additional requirements for buildings over 35’ in height (see related table in the MF requirements section of this memo)
- Building size with square footage – please show for each building
- Calculations for building lot coverage
- Building height – please show for each building
- Number of stories and square feet per floor
- Off street parking calculations, including required amount of parking and proposed amount of parking and the basis for determination – please provide a breakdown of the number of bedrooms per unit, as parking requirements are based on bedrooms.
- Sec. 18-60 (c) (8): Show location of on-site and proposed tie-in to existing public utilities (water, sewer, culverts, drains, etc.) showing size and direction flow, and soil erosion and sedimentation control measure. Please add size and direction of flow of water, sewer and storm water lines to the plans.
- Sec. 18-60 (c) (10): Show Location and dimension of on-site pedestrian and vehicular access ways, parking areas, loading and unloading facilities, designs of ingress and egress of vehicles to and from the site onto public streets and curb and sidewalk lines. Please show sidewalk or multi-use path along the frontage of the property and access into the site from the sidewalk.
- Sec. 18-60 (c) (12) (13): Show names of property owners of adjacent properties, zoning, land use, owner and deed book for properties adjacent to subject property including across the street. Please add property across Independence Boulevard and of the subject property and verify current land use. Also, correct zoning information for 3990 Independence Boulevard as noted below.
TITANIUM ROAD PARTNERS LLC
6601 SPRING GARDEN DR
WILMINGTON, NC 28411
R-15
Parcel ID: R06500-004-019-000
3801 Independence Boulevard
JOSHUA HOLDINGS LLC
PO BOX 1229
WILMINGTON, NC 28402
Parcel ID: R06519-001-002-000
3990 Independence Boulevard
NEW HAN CNTY IN TRUST FOR NHC ETAL
Zoned IND (labeled on the plans as HM)
- Sec. 18-60 (c) (14): Show current accurate topographical information based on mean sea level datum, with contour interval of 2.0 feet or less. Is the information NAVD or NGVD? Also, contours are very difficult to read on my plan sheets. Is there a way to clear up that layer so that it is more legible?
- Sec. 18-60 (c) (16): Site inventory map and tree survey. Please overlay a site plan with the tree survey and clearly indicate which trees are to be removed with an “X.” Also, provide a table of trees to be removed with their size.
- Sec. 18-462 (d) (3): Show approximate locations, species and critical root zones of all protected trees. Groves of protected trees that will not be disturbed may be labeled as such on the map, stating the approximate number of protected trees and species mix, without specifying data on each individual tree.
- Please provide a table of all regulated and significant trees, their species, size, whether they are to remain or be removed and the reason for the removal (i.e. essential site improvements/diseased, etc.).
- Significant and regulated trees within streetyards or bufferyards must be retained on site or mitigated.
- A tree preservation/removal permit is required
- Sec. 18-60 (c) (17): Show written statements by the applicant that shall consist of:
a. General summary of existing and proposed easements or other restrictions on the property or statement that none were found.
b. The applicant’s evaluation of the availability of off-site public facilities including sewer, water and streets.
c. A description of any problems of drainage or topography, or a representation that, in the opinion of the applicant there are none.
- Show bicycle parking compliance. Each new commercial or office development requiring 25 or more auto parking spaces shall make provisions for parking a minimum of 5 bicycles. Each additional 100 auto parking spaces above the minimum 25 spaces shall require provisions for parking of 5 additional bicycles up to a maximum of 25 bicycles. Bicycle parking facilities shall be provided within 200 feet of the primary entrance to the facility. Please either show location of the bicycle parking on the plans or add a note that bicycle parking will comply with this standard.
- All federal, state and local permits are required prior to full construction release. This includes, but is not limited to: state storm water, state utility extension permits, wetland disturbance permits, city storm water, tree protection permits, etc.
Multi Family Comments:
- Building height. The maximum height of any building shall be ninety-six (96) feet. Building heights above thirty-five (35) feet must provide additional side and rear yards in accordance with the standards in the table below. Please give height information for each building so that compliance with the required setbacks can be verified.
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Height of Building Above 35 Feet
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Additional Yard Requirements for Districts
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First 10 feet above 35 feet
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4 feet for each 10 foot increment, or portion thereof
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10.1 to 30 feet above 35 feet
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6 feet for each 10 foot increment
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30.1 or more above 35 feet
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8 feet for each 10 foot increment
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- All portions of every residential building will be located within five hundred (500) feet of a public street or private street, which provides direct access to a residential building. Portions of Building #1 appear to be located farther than 500’ from Independence Boulevard. Please verify.
· No building permit for construction of a multi-family or attached development that meets the definition of a subdivision as provided under this Chapter will be issued until a preliminary plan has been approved in accordance with the subdivision regulations. After the subdivision review board has approved the preliminary plan, the multi-family or attached development must proceed through the normal approval process to obtain a building permit. Developments that meet the definition of a minor subdivision as provided under this Chapter, may be approved as minor plans and may not require review by the Subdivision Review Board.
· All new multi-family developments shall provide open space that is equivalent to a minimum of thirty-five (35) percent of the size of the tract. In calculating the required amount of open space for the proposed multi-family development, the area of the property associated with natural ponds, stormwater ponds, lakes, ponds, rivers, streams and marshes shall first be subtracted from the gross area of land to be committed to the development. Half (17.5%) of the overall open space shall be either active or passive recreation areas. The remaining half (17.5%) may be active or passive recreation areas, or open space. The required open space and recreation space shall meet the standards as defined in Article 7 of this Chapter. Please indicate areas to be used to satisfy open space requirements on the plan and also specify whether the area is active or passive open space. Adding this information to the site data table would aid in review.
Landscape Plan to Include:
- Building wall areas over two hundred (200) square feet and facing the public right-of way shall require a minimum of one (1) large maturing tree per thirty (30) feet of linear wall or one (1) small maturing tree per twenty (20) feet of linear wall no closer than fifteen (15) feet to the wall. Please add required trees to the landscaping plan.
- All locations for recycling containers, solid waste handling areas, dumpsters and/or compactors and their serviced entrances as required shall be shown on site plans for their review and approval. Please add required living screening pursuant to LDC Sec. 18-504 to the landscaping plan.
- Sec. 18-483. Parking area screening.
- When a parking facility is within fifty (50) feet of a right-of- way, if the buffer yard provisions of this ordinance do not call for a planted buffer, a low buffer shall be incorporated into the street yard to provide protection from vehicle headlights within the parking lot. The buffer shall consist of shrubbery, a grade change or planted berm or any combination thereof that serves to shield traffic on the right-of-way from headlights within the parking lot. The buffer shall be a minimum of three (3) feet in height and five (5) feet in width and may be incorporated in a street yard, provided the street yard is fifteen (15) feet or more in width. Depressions and curb cuts shall be allowed for water quality protection.
- Proposed Buford holly and lorapetalum do not meet the minimum height requirement for the low buffer. Please provide additional planting material, a taller plant or a raised berm to satisfy this requirement. Low buffer plantings should be staggered to prevent vehicle headlights from distracting traffic in the right-of-way.
- Sec. 18-490. Foundation Plantings.
- Sec. 18-490 (a): For all portions of buildings which are adjacent to parking facilities or internal drive isles, foundation plantings shall be required and located between the building's facades and the parking or drive isle curb. The minimum standards are required; however, it is encouraged that sites exceed the minimum whenever possible. The following minimum standards shall apply:
- The area of the building face adjacent to the parking area or internal drive isle shall be computed and multiplied by a minimum of twelve (12) percent.
- Please add required foundation plantings around garages.
- Planting islands measuring twelve (12) feet by eighteen (18) feet or having the equivalent square footage shall have at least one (1) tree. All double planting islands measuring twelve (12) feet by thirty-six (36) feet or having the equivalent square footage shall have at least two (2) small mature shade trees or one canopy tree. All larger planting islands will have additional trees in increments of one (1) tree for each additional two hundred (200) square feet if installing small shade trees or one (1) tree for every four hundred (400) square feet if installing canopy trees. All planting islands shall have additional ground cover or shrubbery from the approved plantings list to cover the entire landscaped island, subject to the walkway allowance as indicated below.
- Sec. 18-462 (d) (7): Show all existing and proposed utilities and, if applicable, their associated elements. I think the transmission lines are located on the other side of the street. Will there be any OHP on this site?
- Sec. 18-462 (d) (12): Show locations of any Conservation Resources associated with the parcel including any Rare and Endangered species in accordance with the North Carolina Wildlife Resource Commission.
- Please provide a reference on the plans as to the professional who delineated the resource and the date and also send along written confirmation that the survey/plans accurately reflect the delineation.
- In addition to the limits of the resource, please add a line (it should roughly follow the limits of disturbance line) noting the non-encroachment area. This would be the area within 25’ of the resource, in which no disturbance is permitted, including grading.
- Please include total area of resource on site to the site data table and also include the amount of encroachment proposed.
- Please explain method of compliance for mitigating encroachments into the resource, as required by Sec. 18-341.
- A portion of the northernmost driveway appears to encroach beyond the allowable limits. Is the resource in that area different?
- Please correct sheet CL-101 under the “bufferyard requirements” section to reflect the required setbacks based on building height, based on the table in the MF section of this memo.
INDEPENDENCE WEST APARTMENTS [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:
* A Traffic Impact Analysis (TIA) is underway for this development. Please contact Amy Kimes, PE at (910)473-5130, amy.kimes@wilmingtonnc.gov to discuss the status of the project within the TIA review process.
NCDOT:
It is the Applicant’s responsibility to coordinate directly with NCDOT to determine if any driveway permits/ revisions/ review processes are required. Contact Allen Hancock, PE at 910. 251.2655. Please note additional comments may be forthcoming once coordination occurs.
TECHNICAL STANDARDS – ACCESS (driveway, sidewalk, sight distance):
1. Driveways shall be City-standard ramp-type driveways. Show appropriate City standard detail(s) on plan. [Chapter VII ,Detail SD 8-02 (curb) CofWTSSM]
2. 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]
3. Dimension driveway widths and tapers. [Sec.18-529 CofW LDC]
4. Building #2 and its parking area appears to be located within a wetland area; is there a plan to mitigate this area?
5. The minimum two-lane driveway width is 23’. [7-9 CofW Tech Stds]
6. Provide the required public sidewalk along the site frontage. If the project is providing other pedestrian facilities, such as multi-use trails, show them on the site plans and landscaping plans.
7. Provide a sidewalk connection between the site and the public sidewalk.
8. Distinguish between proposed and existing sidewalk(s) and provide dimensions
9. Provide sidewalk detail SD 8-15 on the plan.
10. Show all adjacent traffic signs and pavement markings on the plan. [Sec. 18-529(b)(2) CofW LDC]
11. Show any traffic signal facilities and equipment in front of the development. Contact Traffic Engineering at 341-7888 for help in identifying these.
12. All traffic signal facilities and city-owned streetlight equipment located along the site property lines and/or within the limits of construction shall be shown on the plans. Contact City of Wilmington Traffic Engineering at 910-341-7888 for help in locating these facilities.
13. Any traffic signal infrastructure adjustments, including overhead or underground signal system fiber communication lines, are the responsibility of the applicant/developer.
14. The City shall be notified immediately of any traffic signal facilities damaged during construction.
15. Damaged facilities shall be replaced, at contractor/developer expense.
16. All traffic signal plans and traffic signal plan revisions are to be included in the construction plans for release, approved and implemented prior to issuance of any certificate of occupancy.
17. The sight distance triangle on the landscaping plan is improperly applied. Trees in the center driveway are within the SDT.
18. Show and apply 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] Add a note indicating that all proposed vegetation within sight triangles shall not interfere with clear visual sight lines from 30"-10'. [Sec.18-566 CofW LDC]
TECHNICAL STANDARDS – PARKING:
19. Dimension parking stalls, radii and parking aisles. [Sec. 18-529(b)(2) CofW LDC]
20. The minimum standard vehicle parking space size is 8.5’ in width by 18’ in length.
21. The minimum small vehicle parking space size is 8’ in width by 16’ in length. Small vehicle parking spaces must not exceed 25% of the required parking and must be signed alerting drivers to the limited size. [Detail SD 15-13 CofW Tech Stds]
22. 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. [Chapter VII, Detail SD 15-13 CofWTSSM]
23. Provide details for the parking garages, including sidewalks near these locations and parking within the garages.
24. Twenty-four feet (24’) is the minimum drive aisle width behind perpendicular parking.
25. The backing stub is to be 10’ deep by 15’ wide. Please dimension. [Chapter VII ,Detail SD 15-12 CofWTSSM]
26. 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]
TECHNICAL STANDARDS – Barrier Free Design:
27. Please show location of handicap ramp(s) and signs on the site and landscaping plan.
28. The required van spaces are not properly labeled. The site data table mentions 4 van accessible spaces. Two spaces are shown with 8’ striped aisle; however, the other handicap accessible spaces appear to have 5’ striped aisles.
29. The handicap accessible space by the trash compactor cannot be counted as a standard HC parking space. Vehicles will use this space to drop off trash, not to be a regular parking space.
30. Show the accessible route and HC spaces for the parking garages.
REVISIONS TO NOTES ON THE PLAN:
31. Please revise notes #4, #6, #13 and 15 on sheet 2, and notes #4 and #6 on sheet 16 to reflect the following verbiage:
#4: 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.
#6: Any broken or missing sidewalk panels, driveway panels, and curbing will be replaced.
#13: All traffic control signs and markings off the right-of-way are to be maintained by the property owner in accordance with MUTCD standards.
#15: A utility cut permit is required for each open cut of a City street. Note this on the plan and contact 341-5888 for more details. In certain cases an entire resurfacing of the area being open cut may be required.
GENERAL NOTES TO ADD TO THE PLAN:
A. 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]
B. Contact Traffic Engineering at 910-341-7888 forty eight hours prior to any excavation in the right of way to ensure that all traffic signal facilities and equipment are properly located.
C. Immediately notify City of Wilmington Traffic Engineering at 910-341-7888 if any traffic signal facilities or City-Owned streetlight facilities are damaged.
D. Damaged facilities shall be replaced, by an approved contractor, according to standard NCDOT replacement schedules and current NCDOT design standards.
E. All repair/replacement of traffic signal infrastructure shall be coordinated with the City of Wilmington Traffic Engineering Division.
MISCELLANEOUS:
* Permitting of business identification signage is a separate process. NCDOT/ City of Wilmington will not allow obstructions within the right of way.
* Contact 341-7888 to discuss street lighting options.
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.