Lincoln County Board of Commissioner s Agenda Item Cover Sheet Board Meeting Date: Agenda Item Type: Consent Agenda: Public Hearing: Regular Agenda: Presentation Time (est): Submitting Person: Phone Number/Ext: Email: Presenter at Meeting: Phone Number/Ext: Email: Submitting Department: Department Head Approval: Description of Agenda Item: Background & Basis of Recommendations: Action/Recommendations: Time Sensitivity (none or explain): Budget Impact (if applicable): List of Attachments (if any):
LINCOLN COUNTY PLANNING & INSPECTIONS DEPARTMENT 302 NORTH ACADEMY STREET, SUITE A, LINCOLNTON, NORTH CAROLINA 28092 704-736-8440 OFFICE 704-736-8434 INSPECTION REQUEST LINE 704-732-9010 FAX To: Board of Commissioners From: Randy Hawkins, Zoning Administrator Date: March 10, 2016 Re: Rivercross phasing plan Rivercross is a 116-acre site that was rezoned in February 2015 to Planned Development Mixed Use (PD-MU) to permit up to 220 single-family homes, 200 apartments, 40 townhomes, and 100,000 square feet of commercial space. Following the rezoning, the property was subdivided into three tracts the single-family area, the apartment area, and the commercial and townhome area but no development has started. The single-family and apartment areas have been sold to different entities, which are planning to develop the areas independently of each other. A traffic impact analysis (TIA) was submitted as part of the rezoning application. It identified road improvements that are needed to mitigate the impact of the traffic generated by the overall development. Under the phasing plan that was approved as part of the master plan for the development, most of the road improvements were assigned to be completed as part of Phase 1 of the single-family area. Hawthorne Development Group is now proposing to start developing the apartment area prior to the start of development of the single-family and commercial areas. A TIA phasing analysis was recently conducted to determine the road improvements that are needed to handle the traffic generated by the apartments only. The Rivercross master plan calls for three ways to access the development: via a main boulevard off N.C. 16 Business, via a second new road off South Triangle Circle, and via a connection to a future phase of Airlie Business Park. (The master plan requires the developer to contribute $75,000 toward the cost of extending the main boulevard into the future phase by 2020 or prior to the issuance of permits for the commercial section, whichever comes first.) The plan also calls for a connector road between the access ways off South Triangle Circle and N.C. 16 Business to be
constructed at the beginning of the commercial or apartment phase, whichever comes first. Hawthorne Development Group is requesting the following modifications to the master plan: 1) That the road improvements identified in the TIA phasing plan dated Feb. 5, 2016, be completed as part of the apartment phase. (The remaining improvements identified in the original TIA would be completed as part of Phase I of the single-family area.) 2) That the construction of the connector road be deferred until the main boulevard is constructed, with Hawthorne Development Group providing a financial security to guarantee the construction of the connector road. The improvements identified in the apartment phasing plan involve the site entrance on South Triangle Circle and the Triangle Circle/Optimist Road intersection. The site entrance improvements are the same as those identified in the original TIA for the overall development. A table on the following page compares the improvements identified in the original TIA and the apartment phasing plan at the Triangle/Optimist intersection. Recommendation Staff recommends the Board of Commissioners approve the requested modifications to the Rivercross master plan to allow the development of the apartment area to start first. The apartments will provide a housing option that is in short supply in eastern Lincoln County. The TIA phasing plan dated Feb. 5, 2016, identifies the specific improvements that are needed to mitigate the impact of the traffic generated by the apartments. It is reasonable for the construction of the connector road to be deferred until the main boulevard is constructed. A bond will be provided to guarantee that funds will be available to construct the connector road. The remaining road improvements will be completed once development starts on the single-family area. Attached to this memo are: 1) A letter from Hawthorne Development Group requesting modifications to the master plan. 2) The approved site plan and phasing plan. 3) The TIA phasing plan for the apartments.
Optimist Club Road/Triangle Circle improvements TIA for overall development Construct an exclusive right-turn lane on eastbound Optimist Club Road with 350 feet of storage and appropriate taper. TIA phasing plan for apartments Construct an exclusive right-turn lane on eastbound Optimist Club Road with 125 feet of storage and appropriate taper. Construct an exclusive left-turn lane on northbound Triangle Circle with 250 feet of storage and appropriate taper. Install a traffic signal at this intersection with appropriate signal heads, controller and cabinet, poles, loop detectors, junction boxes, etc. Signal warrant analysis should be performed before signal installation.
Hawthorne Development Group 11220 Elm Lane, Suite 200, Charlotte, NC 28277 March 8, 2016 Lincoln County Board of Commissioners 115 North Academy Street Lincolnton, NC 28092 To Whom It May Concern: Hawthorne Development Group is submitting this request to develop the apartment portion of Rivercross separately from the other sections. We would like to start construction of the apartments prior to the construction on other sections of Rivercross. We will construct the road improvements identified in the phasing analysis dated Feb. 5. These road improvements were originally assigned to the single-family section of Rivercross. We would also like to defer construction of the connector road described in the master plan until the main boulevard is completed. If the connector road is constructed prior to the boulevard it would serve no purpose. We will provide a bond, letter of credit, or other financial security to guarantee the construction of the connector road. We respectfully request that the Board of Commissioners approve these arrangements as a modification to the Rivercross phasing plan. Sincerely, Steven L Bailey Hawthorne Development Group
To be co Fut m ure pl et Tr ed ia wi ngl th e S Co ou m th m C er o n ci ne al c D tor ev el op m en t PD #2014-2 site plan approved Feb. 23, 2015, by Board of Commissioners Townhome Area Exhibit E of Terms and Conditions Commercial Area Single Family Detached 50 lots 123 60 lots- 97 Total lots 220 Apartments 200 Units Townhomes 40 Units Commercial Uses 100,000 Heated Square Feet PD-MU REZONING PLAN Exhibit E of Terms and Conditions
A c c e l e r a t e E n g i n e e r i n g, P L L C 140 Preston Executive Drive, Suite 100 D, Cary, NC 27513 Tel: (919) 263-5678 (704) 666-5811 Fax: (919) 263-5687 www. AccelerateEng.com NC License No. P-1442 Memorandum To: Michael Poe, PE, NCDOT From: Zhaolong Gavin Teng, PE, PTOE CC: Andrew Bryant, AICP, and Randy Hawkins, Lincoln County Steve Baily, Hawthorne Development Group Date: 2-5-2016 Project Name: Rivercross Re: Rivercross Apartments (Phase 1) Traffic Analysis Memorandum Background and Introduction Rivercross is a proposed mixed-use development located on the west side NC 16 Business south of Triangle Cir South in Lincoln County, NC. A Traffic Impact and Access Study was completed by SRS Engineering in April 2014. Based on this study and additional traffic analyses performed by WSP, NCDOT required roadway improvements at the proposed site entrance intersections and two off-site intersections (with certain roadway alignment/connector assumptions, see Attachment A for details). The initial development phases were originally proposed to consist of exclusively the (up to 220) singlefamily lots. Based on the current development schedule, however, it is expected that the proposed 200 apartments, as shown in Figure 1 Site Plan (Attachment B), will be constructed first and will be completed in 2017 prior to the rest of the development on this site. The proposed site entrance on Triangle Circle South will be the only access point for this development phase. Traffic analyses were conducted to assess the roadway improvement needs for the proposed 200 apartments, the current Phase 1 development. Given the proposed single site access on Triangle Cir South and the roadway improvements previously required for the Rivercross development (buildout), the study area includes the site entrance intersection and two off-site locations, namely the Optimist Club Rd / Triangle Circle intersection and the NC 16 Business / Triangle Circle South intersection. The memorandum summarizes the traffic analysis results.
Rivercross Apartments (Phase 1) Traffic Analysis Memorandum Site Trip Generation The proposed apartments are estimated to generate 1,336 daily trips, including 102 trips in the AM peak hour and 128 trips in the PM peak hour. Rivercross Apartments Trip Generation Average Daily Trips (24 Hours) AM Peak Hour (one hour between 7and 9am) Source: ITE Trip Generation 9th Edition, ITE Trip Generation Handbook 2nd Edition, and NCDOT Congestion Management Capacity Analysis Guidelines. PM Peak Hour (one hour between 4 and 6pm) ITE CODE LAND USE SIZE Enter Exit Total Enter Exit Total Enter Exit Total 220 Apartment 200 DU 668 668 1,336 20 82 102 83 45 128 Future Apartment Phase 1 Build Condition Traffic Estimates After communication with NCDOT (see Attachment A for details), it was decided that the 2014 traffic volumes in the previous study could be used for (2016) Existing Condition analysis, and that a 2% annual growth rate would be used to estimate the background traffic volumes in the future analysis year 2018, or one year past the apartments buildout. No additional off-site developments or improvements were included in this study. Figure 2 and Figure 3 in Appendix B show the existing and projected 2018 No Build Condition peak hour traffic volumes, respectively. Following the same trip distribution assumptions in the original traffic study, the peak hour site trips (Figure 4) were distributed to the study network intersections. The 2018 apartment phase build traffic volumes (Figure 5) include both the 2018 No Build background traffic volumes (Figure 3) and the apartment site trips (Figure 4). Traffic Analysis and Roadway Improvements Evaluations To evaluate the roadway improvement needs for the proposed apartments, four study scenarios were analyzed, including Existing Conditions, 2018 No Build, 2018 Phase I Build (including both apartment trips and the No Build volumes), and 2018 Phase I Build with Improvements. The tables on the following page summarize traffic analysis results. The traffic analysis worksheets are included in Appendix C. At the NC 16 Business and Triangle Circle South intersection, the average peak hour delays on the stop sign controlled Triangle Circle South approach (mostly right-tur movements) are expected to increase by less than 5 seconds due to the addition of apartment trips. The moderate levels of delays (LOS C and D) suggest that a new traffic signal is unlikely warranted, especially during the off-peak hours. Accelerate Engineering, PLLC 2
Rivercross Apartments (Phase 1) Traffic Analysis Memorandum Intersection Capacity Analysis Results Intersection NC 16 Business @ Triangle Circle South Triangel Circle @ Optimist Club Rd Triangle Circle South @ Unsignalized Site Entrance unacceptable delay 2014 Existing 2018 No Build 2018 Phase 1 Build 2018 Phase 1 Build w/ Improvements Approach AM PM AM PM AM PM AM PM Delay LOS Delay LOS Delay LOS Delay LOS Delay LOS Delay LOS Delay LOS Delay (sec) (sec) (sec) (sec) (sec) (sec) (sec) (sec) LOS EB - T riangle Circle 20.5 C 18.5 C 22.0 C 19.6 C 26.6 D 21.3 C 26.6 D 21.3 C Unsignalized NB - NC 16 Business 0.7 A 2.0 A 0.7 A 2.0 A 0.8 A 2.5 A 0.8 A 2.5 A SB - NC 16 Business 0.0 A 0.0 A 0.0 A 0.0 A 0.0 A 0.0 A 0.0 A 0.0 A EB - Optimist Club 13.0 B 24.3 C 13.4 B 28.1 D 15.5 C 40.2 E 12.7 B 21.8 C Unsignalized NB - T riangle Circle 7.0 A 5.6 A 7.1 A 5.6 A 6.5 A 5.7 A 6.5 A 5.7 A SB - T riangle Circle 0.0 A 0.0 A 0.0 A 0.0 A 0.0 A 0.0 A 0.0 A 0.0 A EB - Site Entrance -- -- -- -- -- -- -- -- 9.6 A 10.6 B 9.3 A 10.3 B NB - T riangle Circle -- -- -- -- -- -- -- -- 1.7 A 1.7 A 1.6 A 1.5 A SB - T riangle Circle -- -- -- -- -- -- -- -- 0.0 A 0.0 A 0.0 A 0.0 A Queue Analysis Results Intersection Triangel Circle @ Optimist Club Rd Triangle Circle South @ Site Entrance Turn Lane unsignalized unsignalized Storage Length {Future Storage} (ft) 2018 Phase 1 Build w/ Improve. AM PM 95th% Queue (ft) Max Queue (ft) 95th% Queue (ft) Max Queue (ft) EBL N/A 52 113 161 172 EBR 125 0 49 0 92 NBL 100 1 11 3 36 SBR 50 0 0 0 0 EBL N/A 4 42 3 29 EBR 100 0 54 0 33 Turn lane improvements are recommended for the two other study intersections to mitigate congestion and improve safety performance. These recommendations take into account the NCDOT traffic analysis guidelines as well as the previous roadway improvement requirements for the full buildout conditions. Optimist Club Road and Triangle Circle Construct a right-turn lane on eastbound Optimist Club Road with 125 feet of storage and appropriate deceleration and taper lengths. Triangle Circle South and Site Entrance Construct a right-turn lane on southbound Triangle Circle with 50 feet of storage and appropriate deceleration and taper lengths. Construct a left-turn lane on northbound Triangle Circle with 100 feet of storage and appropriate deceleration and taper lengths. Construction two exit lanes on the Site Entrance approach with a minimum of 100 feet of storage and appropriate deceleration and taper lengths. Accelerate Engineering, PLLC 3
Rivercross Apartments (Phase 1) Traffic Analysis Memorandum Conclusions and Recommendations Traffic analyses were conducted to evaluate the roadway improvement needs for the proposed 200 apartments, the current Phase 1 development for Rivercross. This study estimated the 2018 Phase 1 Build Condition peak hour traffic demands based on traffic data in the 2014 traffic study, current development schedule, and growth projection. The following roadway improvements are proposed for the Phase 1 (200 apartments) development. Figure 6 in Appendix B illustrates the proposed improvements. Proposed Phase 1 Roadway Improvements Optimist Club Road and Triangle Circle Construct a right-turn lane on eastbound Optimist Club Road with 125 feet of storage and appropriate deceleration and taper lengths. Triangle Circle South and Site Entrance Construct a right-turn lane on southbound Triangle Circle with 50 feet of storage and appropriate deceleration and taper lengths. Construct a left-turn lane on northbound Triangle Circle with 100 feet of storage and appropriate deceleration and taper lengths. Construction two exit lanes on the Site Entrance approach with a minimum of 100 feet of storage and appropriate deceleration and taper lengths. The proposed improvements are expected to provide adequate capacity to mitigate the apartment site traffic, and maintain the No Build traffic performance. Please feel free to let me know if you have any questions or comments regarding this memo. Appendix A Appendix B Appendix C Correspondence Figures Traffic Analysis Output Files Accelerate Engineering, PLLC 4
N **Not to Scale Optimist Club Rd 125' Storage NC 16 Bus Rivercross Apartments NC 16 Bus TWLT Legend Existing Roadway Proposed Roadway Signalized Intersection Unsignalized Intersection Existing Lane Proposed Lane Accelerate Engineering, PLLC 140 Preston Executive Dr, Suite 100 D Cary, NC 27513 Tel: (704) 666-5811 Fax: (919) 263-5687 www.accelerateeng.com Rivercross Apartments (Phase 1) TIA Lincoln County, NC Figure 6 2018 Apartment Phase Proposed Improvements