City of Wilmington

Subdivision Review Board

Item #2
 CASE SUMMARY Preliminary Subdivision Plan
SUBDIVISION REVIEW BOARD July 19, 2017
SRB-2-717
Brian Chambers, Associate Planner, 910-342-2782, brian.chambers@wilmingtonnc.gov
Request
Address 4114 Echo Farms Boulevard (The Woodlands Tract 3C)
Acreage Approximately 11.69 acres
Request Preliminary Plan approval and the establishment of Vested Rights for a
residential townhome development. The Preliminary Plan includes the
construction of a public and private streets, utility extensions, stormwater
management facilities, and open space dedication. The site specific
development plans seek Vested Rights for 62 townhomes.
Property Owner Echo Farms, LLC / Joseph S. Taylor jtaylor@matrixcompanies.com
c/o Matrix Development Group (732) 521-2900
CN 4000 Forsgate Drive
Cranbury, NJ 00512
Applicant Norris & Tunstall Consulting Engineers jtunstall@ntengineers.com
c/o John Tunstall, P.E. (910) 343-9653
902 Market Street
Wilmington, NC 28401

Property Characteristics
Zoning MF-M
Land Use Private golf course

Planning Data
CAMA Land Use Urban & Conservation

Land uses
Existing North South East West
Golf Course Multi-family, Single-family, Private Right-of-way,
single-family open space recreation single-family,
private recreation

FINDINGS OF FACT

1. The site includes 11.69 acres of a 139.71 acre tract of land that is currently zoned MF-M, Multi-
family Medium-density Residential District.
2. The site is currently used as a private golf course.
3. The site has frontage on Echo Farms Boulevard and Appleton Way.
4. The applicant proposes to construct a residential townhome development with public and
private streets, utility extensions, stormwater management facilities, and open space
dedication.
SRB-2-717 4114 Echo Farms Boulevard

5. The site specific development plans seek Vested Rights for 62 townhome units.
6. The applicant proposes a new public cul-de-sac street connecting to Appleton Way. The
proposed public street includes a 50-foot right-of-way, 11-foot travel lanes, and on-street
parking. The public street will be constructed to meet the citys technical standards.
7. The applicant proposes two one-way private access drives (easements), one connecting to the
proposed public street and one connecting to the proposed cul-de-sac. The proposed private
drives include 8-foot travel lanes and angled parking.
8. The Land Development Code (LDC) requires all lots within a subdivision to abut or be adjacent
to an approved street or private access easement. Townhouse-type subdivisions may be
exempted from this requirement at the discretion of the Subdivision Review Board, provided
each lot is assured safe and reasonable vehicular access to and from an approved street.
9. The applicant proposes to extend water and sewer mains into the development within the
proposed public right-of-way.
10. The applicant proposes to construct stormwater management infrastructure to serve the
proposed development.
11. Sidewalks will be required along the proposed public street and along both Echo Farms
Boulevard and Appleton Way.
12. The Technical Standards and Specifications Manual stipulates that a cul-de-sac street be no
greater than 500-feet in length. The applicant proposes cul-de-sac streets that exceeds 500-
feet by approximately 100 feet (600 feet total) and a waiver is required.
13. The Technical Standards and Specifications Manual stipulates that the combination of a non-
thru street and a private driveway cannot exceed a length of 800 linear feet. The proposed
private driveway (easement) exceeds these limits by approximately 160 feet (960 feet total)
and a waiver is required.
14. The Technical Standards and Specifications Manual stipulates that the distance between
centerlines of intersections be no less than 400 feet. The applicant proposes distances
between intersections to be less than 400 feet and a waiver is required.

Figure 1. Proposed site plan

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SRB-2-717 4114 Echo Farms Boulevard

Figure 2. Proposed road cross-section (50-foot right-of-way) and cul-de-sac detail

Figure 3. Proposed road cross-section (One-way private drive)

TECHNICAL REVIEW

1.0 Technical Review Committee

The citys Technical Review Committee (TRC) reviewed the proposed preliminary plan and
site specific development plans at their 6/22/17 meeting.

2.0 Public services, Facilities, and Infrastructure

2.1 Traffic and Transportation

Access will be provided via a new public street connecting to Appleton Way.
The proposed public street includes a 50-foot right-of-way, 11-foot travel lanes, and on-
street parking. The public street will be constructed to meet the citys technical standards.
The applicant proposes two one-way private access drives (easement), one proposed drive
would connect to the proposed public street and one drive would connect to the proposed
cul-de-sac. The proposed private drives include 8-foot travel lanes and angled parking.
The project is included within scope of a Traffic Impact Analysis (TIA) that is currently under
review for the overall Woodlands development.
Sidewalks will be required along the proposed public street and along all road frontages.

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SRB-2-717 4114 Echo Farms Boulevard

2.2 Parking Requirements

A minimum of 140 parking spaces are required and a maximum of 155 are allowed. The
LDC requires a minimum of 2.25 spaces for each three-bedroom (or more) unit. The LDC
allows a maximum of 2.5 spaces per unit. The applicant proposes to construct a total of 168
parking spaces, 10 off-street, 34 angled parking spaces, and 124 spaces located within
individual driveways provided for each unit. The Land Development Code allows for a 25%
increase in parking when pervious materials are used and best practices are employed to
manage additional stormwater runoff.
A minimum of 10 bicycle parking spaces are required.

2.3 Public Utilities

The site has access to water and sewer mains located along Echo Farms Boulevard and
Appleton Way. The applicant proposes to extend water and sewer mains into the
development within the proposed public right-of-way.

Table 3.3.1 Cape Fear Public Utilities (CFPUA)

Type Ownership Size Location
Water Main (Existing) CFPUA 8-inch Echo Farms Boulevard, Appleton Way
Sewer Main (Existing) CFPUA 8-inch Echo Farms Boulevard, Appleton Way

2.4 Open Space, Buffers, Landscaping, & Trees

The LDC requires multi-family projects to set aside a minimum of 35% of the site as open
space. The applicant proposes a total of 3.71 (35%) acres be set aside as open space.
Bufferyards are required to screen any residential use or district from the proposed
development (Tract 3C). The applicant proposes a 25-foot buffer along the northern and
southern property boundaries, adjacent to the existing residential developments.
A landscaping plan that complies with city standards will be required prior to construction
release.
All regulated trees located outside of essential site improvements must be retained or
mitigated and all significant trees located outside of proposed building footprints (up to a
maximum of 25% lot coverage) must be retained or mitigated.

2.5 Stormwater
The proposal would create approximately 194,044 square feet of impervious area (38.1%).
A stormwater management permit is required. Designs for on-site stormwater management
would be reviewed for compliance with the citys stormwater management regulations. The
applicant proposes to manage stormwater with on-site detention ponds.

RECOMMENDATION

If the Subdivision Review Board elects to approve the proposed subdivision, staff recommends the
following conditions be applied:

1. The use and development of the subject property shall comply with all regulations and
requirements imposed by the Land Development Code, the City of Wilmington Technical
Standards and Specifications Manual and any other applicable federal, state or local law,
ordinance or regulation, as well as any condition stated below. In the event of a conflict, the
more stringent requirement or higher standard shall apply.

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Site Location Wilmington Subdivision Review Board Date: 6/28/17

SRB-2-717
4114 Echo Farms Boulevard

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SRB-2-717 4114 Echo Farms Boulevard

2. Approval of this preliminary plan does not constitute technical approval of a site plan. Final
approval by the Technical Review Committee and the issuance of all required permits must
occur prior to release of the project for construction.
3. If, for any reason, any condition for approval is found to be illegal or invalid or if the
applicant should fail to accept any condition following approval, the approval of the
preliminary plan shall be null and void.
4. The use and development of the subject property shall be in accordance with the approved
preliminary plan as submitted and approved.
5. Utilities shall be placed in appropriate locations relative to the public rights of way and co-
location of water and sewer utilities with the required street trees (per the City TSSM) shall
be pursued by the applicant and designer.
6. A tree preservation plan and tree removal permit shall be required for this project and city
staff shall issue these based on acceptable limits of clearing and tree preservation.
7. Trees designated to be preserved shall be properly protected during construction and tree
protection fencing shall be noted on the construction plans. Tree clearing will be limited to
essential site improvements within the project limits as shown on the approved site plan.
8. If necessary, resource areas, buffers and setbacks per requirements of the LDC shall be
shown and labeled on the Preliminary Plan.
9. All existing and proposed public and non-municipal easements shall be added as
necessary to the Preliminary Plan.
10. An acceptable Preliminary Plan which adequately addresses all TRC/SRB comments shall
be submitted for signature within thirty (30) calendar days of SRB approval.
11. The applicant shall obtain approval of the street names from the city addressing coordinator
and place the approved name on the Preliminary Plan. This is required prior to plat
recordation and/or site plan submission.
12. Exterior site lighting shall be installed so as not to shine directly onto adjacent residential
parcels.
13. The use of pine straw as ground cover shall be prohibited within ten (10) feet of any
combustible exterior construction.
14. Requirements of the approved Traffic Impact Analysis (TIA) must be completed prior to
issuance of a certificate of occupancy.
15. A public pedestrian easement shall be provided for the proposed trails and walkways.
16. Sidewalks shall be provided along the proposed access drives, which connects these units
to the public sidewalk located along the proposed public street.
17. All city, state and federal regulations shall be followed.

NEIGHBORHOOD CONTACT
Subdivision Review Board
Signs Posted 6/30/17
Property Owner Letters 7/3/17
Advertisement Date(s) 7/14/17
Other Contact(s) None

ATTACHMENTS

1. Location Map (Dated 6/28/17)

2. Waiver request (Dated 7/3/17)
3. Vested rights request (Dated 6/6/17)
4. Proposed Preliminary Plan (Dated 7/7/17)

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