HomeMy WebLinkAboutMajor Subdivision Preliminary Plan TRC Compiled Comments
McQuillan Pines – Major Subdivision – TRC Review
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To: James Yopp, 7150 River Road, james@rockfordpartners.net
From: Ryan Beil, Development Review Planner
Date: September, 3rd, 2025 TRC Review
PID#: R08200-001-010-000, R08200-001-012-000
Egov# SUBPP- 25-0026
Subject: McQuillan Pines- Preliminary Plan TRC Review
Technical Review Committee (TRC) General Information
The TRC is a staff-level group of local government officials that reviews projects for compliance with
the local regulations administered by each respective review agency. Voluntarily participating state
agencies may also provide comments. And general information and non-binding recommendations
about the site may also be provided by government agencies.
The TRC meetings are considered staff meetings and are not public hearings. The TRC meeting is an
opportunity for applicants to speak with county staff and any voluntarily participating state or
federal agencies about the review comments they have been provided.
No voting is involved in the TRC process, and no final approvals or denials are made at the TRC
meetings. Following the TRC meeting, applicants are responsible for updating their plans to address
review comments. Those revised plans need to be resubmitted to the assigned case planner. The
case planner will facilitate additional reviews until all comments have been addressed, and the
necessary departments have stated the plans comply with the applicable minimum requirements
for development.
Following any future TRC approval, the project is required to obtain additional permits to include a
zoning compliance permit for the site. Applicants are also responsible for coordinating with state
and federal agencies for compliance with any additional requirements. Any activity on the property
that is not approved as part of the TRC review and zoning compliance permit will be considered a
violation of the UDO and subject to enforcement action under Article 12 Violations and
Enforcement.
McQuillan Pines – Major Subdivision – TRC Review
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The following comments have been received for the September 2nd, 2025, TRC meeting. Additional
comments may be made upon further review of subsequent revisions.
Planning, Ryan Beil 910-798-7444
Compliance with local zoning requirements
1. General Comments
a. The zoning is split between CZD B-2 and CZD RMF-L, and the housing type proposed
is row-style single-family attached.
b. This is a performance subdivision.
i. The RMF-L district allows a maximum density of 10 dwelling units per acre.
Density calculations:
1. Total site acreage = 13.87 acres
2. RMF-L Zoning District allows maximum of 10 dwelling units per acre
under performance residential subdivision standards.
3. Developable site acreage (13.96) x 10 units per acre= 140 units
maximum
a. Proposing 85 units.
c. This project was a part of a modification of a conditional rezoning, Z23-04M with the
following conditions:
i. Any RV and Boat storage must be located on the interior of the mini storage
and may not be visible from a public right-of-way.
ii. The access easement from Southern Charm to Carolina Beach Road shall be
public.
iii. The access easements from both Southern Charm Drive and Carolina Beach
Road shall not be gated.
iv. Single-family attached structures shall be limited to three stories. The mini
storage height will be limited to 3 stories or 50 feet.
v. The buffer yard between the new residential structures and the adjacent
residential structures shall be no less than 20 feet.
vi. The mini storage structure will be limited to a 12,000 square foot maximum
building footprint and a 36,000 gross square foot maximum.
McQuillan Pines – Major Subdivision – TRC Review
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vii. A minimum 20-foot-wide public access easement shall be provided along the
frontage parallel with Carolina Beach Road to accommodate future public
bicycle and pedestrian use.
d. Please include the updated conditions from Z23-04M on the site plan. I see the
existing conditions from Z23-04 on page 5 of the Site Plan, but not the most recent
conditions from the Modification of the rezoning.
e. If there are planned traffic calming devices please include them with the preliminary
plan. Installation of traffic calming devices are not required, but including potential
locations on the plan ensures the future HOA / owners will have the opportunity to
install them without conducting a traffic study.
2. UDO Section 5.1, Parking and Loading
a. 2 spaces required per 2 (+) bedrooms. 85 units with 3 bedrooms. 85 x 2 =170
required spaces.
b. For the CZD B-2 section, .5 spaces required per 1000 sq ft.
i. 36,000 square feet / 1000 = 36
ii. 36 x .5 =18 spots required, appears to be 19 spots provided in this section,
please confirm.
3. UDO Section 5.2, Traffic, Access and Connectivity
a. Please note that no building permit for any structure shall be issued which requires
NCDOT approval for a Driveway Permit until NCDOT has issued the permit approval.
Evidence of approval shall accompany the application for building permit.
4. UDO Section 5.3, Tree Retention
a. Tree removal permit has been received and approved.
5. UDO Section 5.4, Landscaping and Buffering
a. Landscaping and buffering is required for the amenity center. Additionally, as listed
in condition 5, the buffer yard between the new residential structures and the
adjacent residential structures shall be no less than 20 feet.
b. A transitional buffer is also required along the northern perimeter where the
property abuts single family residential housing.
c. B-2 zoning requires 25 square feet per linear foot of street frontage, with 1 canopy
tree and 5 shrubs per every 600 square feet of street yard area
i. 270.5 linear feet -26.5 = 244 linear feet. 244 x 25= 6101 square feet required.
McQuillan Pines – Major Subdivision – TRC Review
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ii. 6,181 square feet provided.
iii. 6,181sq ft / 600 sq ft = 10 canopy trees and 72 shrubs provided.
6. UDO Section 5.5, Lighting
a. Please note under 5.5.2.A that a lighting plan is not required for single-family
residential projects and the county does not require streetlights, however a lighting
plan is required for any amenity area.
7. UDO Section 5.6, Signs
a. I see the location of a freestanding sign at the Southern Charm Drive intersection
with Carolina Beach Road. If the sign is along a DOT maintained road or near an
intersection with a DOT road (including the driveway access). They need to show the
required DOT sight triangles on the plan and the sign location must be outside the
sight triangles.
b. For any signs on the site, a separate sign permit must be submitted and reviewed by
the county for compliance with Section 5.6 of the UDO for standards at or after the
submittal of the separate zoning compliance and construction permits for the
primary building or use.
8. UDO Section 5.7, Conservation Resources
a. Per the New Hanover County Planning Map there is Pocosin present, but Pocosin is
only regulated as a conservation resource if there are Class IV soils present, which
there are not.
9. UDO Section 5.8, Open Space Requirements
a. 20% of open space required, 5.99 acres of open space provided, meaning open
space requirement has been met.
10. UDO Article 6, Subdivision Design and Improvements.
a. Sidewalks are shown.
b. Block length meets our requirements.
c. There are 13 links and 7 nodes, yielding a ratio of 1.85 which meets the
requirements.
11. UDO Article 9, Flood Damage Prevention
a. Per the New Hanover County Flood Hazard map, no part of the property is in
floodplain.
McQuillan Pines – Major Subdivision – TRC Review
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NHC Fire Services, David Stone 910-798-7458
Compliance with the NC Fire Code
1. Roads with fire hydrants are required to be 26 feet exclusive of curbs. Submitted plans show
24-foot roads.
2. No parking on fire department access roads needs to be placed in the HOA covenant or
signs installed along the roadway.
3. No gates or traffic calming devices unless approved through TRC.
NHC Soil & Water Conservation, Reviewer 910-798-7138
General comments about existing soil conditions of the site:
1. Comments are attached
NHC Engineering, Galen Jamison 910-798-7072
Stormwater management and land disturbance
1. Please resubmit for permit revisions to County stormwater permit STMW-23-0039 and land
disturbance permit LNDP-23-00041. Please digitally submit the permit applications
documentation with requisite review fees to the COAST online permit portal
(https://newhanovercountync-energovpub.tylerhost.net/apps/selfservice#/home) using the
referenced permit numbers.
2. Please contact the State for their stormwater permit requirements. It is anticipated a high
density permit will be required.
NHC Environmental Health, Dustin Fenske 910-798-6732
Septic tanks and wells
1. Site Plan reflects connection to public water and sewer. Home at 6900 Carolina Beach Rd.
has an existing septic system and well on the property. Any septic tank must be properly
abandoned by Pumping, Crushing and Filling. Well Heads must be located, identified,
protected and properly abandoned by a Certified Well Driller. Proposed infrastructure does
not violate setbacks on any surrounding properties septic systems or wells.
McQuillan Pines – Major Subdivision – TRC Review
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NHC Addressing, McCabe Watson 910-798-7068
Street naming and property address
1. Each building and unit will need its own individual address.
2. Please contact me for address assignments following TRC approval.
Cape Fear Public Utility Authority, Bernice Johnson 910-332-6620
Public water and sewer
1. CFPUA TRC Comments provided are preliminary comments only.
2. Utility Plan Review required by CFPUA. CFPUA is moving toward becoming paperless. When
ready to submit plan review package, upload all documents to
https://www.cfpua.org/FormCenter/Engineering-3/Engineering-Plan-Review-103.
3. Per engineer, water will be provided by NC Aqua; CFPUA sewer would require a mainline
extension.
4. Capacity is dependent on the analysis of the pipe collection system (gravity and force mains).
5. A capacity determination can be provided upon submittal of the NC DWQ FTA/FTSE
Application Form and a Preliminary Plan, this determination does not guarantee capacity.
6. Capacity is issued to projects on a first come, first serve basis, when capacity is available, the
plans meet Authority requirements, and the NC DWQ FTA/FTSE forms are signed by the
Authority.
NCDOT, Nick Drees 910-343-3915
Driveway access and state road improvements
1. Comments attached
WMPO, Caitlin Cerza 910-473-5130
New Hanover County contracted traffic engineering services comments:
1. Comments are attached
Army Corps of Engineers, Brad Shaver 910-251-4611
Requirements if wetlands are impacted
1. No comments
McQuillan Pines – Major Subdivision – TRC Review
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Project information also provided to the following state agencies and non-regulatory local
agencies for their awareness:
New Hanover County Emergency Management
New Hanover County Schools
NC Department of Environmental Quality (DEQ)
NC DEQ Division of Coastal Management
NC DEQ Division of Energy, Mineral, and Land Resources
United States
Department of
Agriculture
A product of the National
Cooperative Soil Survey,
a joint effort of the United
States Department of
Agriculture and other
Federal agencies, State
agencies including the
Agricultural Experiment
Stations, and local
participants
Custom Soil Resource
Report for
New Hanover
County, North
Carolina
Natural
Resources
Conservation
Service
August 22, 2025
Custom Soil Resource Report
Soil Map (6900 Carolina Beach Rd (Ly, Wa))
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232450 232490 232530 232570 232610 232650 232690 232730 232770 232810
232450 232490 232530 232570 232610 232650 232690 232730 232770 232810
34° 5' 10'' N
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34° 5' 10'' N
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Map projection: Web Mercator Corner coordinates: WGS84 Edge tics: UTM Zone 18N WGS84
0 50 100 200 300Feet
0 25 50 100 150Meters
Map Scale: 1:1,800 if printed on A landscape (11" x 8.5") sheet.
Soil Map may not be valid at this scale.
MAP LEGEND MAP INFORMATION
Area of Interest (AOI)
Area of Interest (AOI)
Soils
Soil Map Unit Polygons
Soil Map Unit Lines
Soil Map Unit Points
Special Point Features
Blowout
Borrow Pit
Clay Spot
Closed Depression
Gravel Pit
Gravelly Spot
Landfill
Lava Flow
Marsh or swamp
Mine or Quarry
Miscellaneous Water
Perennial Water
Rock Outcrop
Saline Spot
Sandy Spot
Severely Eroded Spot
Sinkhole
Slide or Slip
Sodic Spot
Spoil Area
Stony Spot
Very Stony Spot
Wet Spot
Other
Special Line Features
Water Features
Streams and Canals
Transportation
Rails
Interstate Highways
US Routes
Major Roads
Local Roads
Background
Aerial Photography
The soil surveys that comprise your AOI were mapped at
1:15,800.
Warning: Soil Map may not be valid at this scale.
Enlargement of maps beyond the scale of mapping can cause
misunderstanding of the detail of mapping and accuracy of soil
line placement. The maps do not show the small areas of
contrasting soils that could have been shown at a more detailed
scale.
Please rely on the bar scale on each map sheet for map
measurements.
Source of Map: Natural Resources Conservation Service
Web Soil Survey URL:
Coordinate System: Web Mercator (EPSG:3857)
Maps from the Web Soil Survey are based on the Web Mercator
projection, which preserves direction and shape but distorts
distance and area. A projection that preserves area, such as the
Albers equal-area conic projection, should be used if more
accurate calculations of distance or area are required.
This product is generated from the USDA-NRCS certified data as
of the version date(s) listed below.
Soil Survey Area: New Hanover County, North Carolina
Survey Area Data: Version 26, Sep 9, 2024
Soil map units are labeled (as space allows) for map scales
1:50,000 or larger.
Date(s) aerial images were photographed: Nov 8, 2022—Dec 1,
2022
The orthophoto or other base map on which the soil lines were
compiled and digitized probably differs from the background
imagery displayed on these maps. As a result, some minor
shifting of map unit boundaries may be evident.
Custom Soil Resource Report
Map Unit Legend (6900 Carolina Beach Rd
(Ly, Wa))
Map Unit Symbol Map Unit Name Acres in AOI Percent of AOI
Ly Lynn Haven fine sand 4.7 61.7%
Wa Wakulla sand, 1 to 8 percent
slopes
2.9 38.3%
Totals for Area of Interest 7.6 100.0%
Custom Soil Resource Report
To: New Hanover County Planning Department
From: Dru Harrison, New Hanover County Soil & Water Conservation District Director
Date: 8/22/2025
RE: 6900 Carolina Beach Rd
I have reviewed this plan as requested and have these Comments: The Soils are
predominantly Lynn Haven fine sand (Ly) and Wakulla sand (Wa). According to USDA
Websoil Survey, “Wilmington/New Hanover Classification of soils for Septic Tank
Suitability”, Wakulla is a Cass I Soil and Lynn Haven is Class III soil.
The Soil Survey of New Hanover County lists Wakulla as somewhat excessively drained
and Lynn Haven as poorly drained.
Lynn Haven is on the New Hanover County Hydric Soils “A” list which means it is possibly
wetland areas and subject to regulation under the Clean Water Act.
The U.S. Army Corps of Engineers has federal jurisdiction over 404 Permits and the
NCDEHNR, Dept. of Water Quality, has state jurisdiction over 401 Permits under the Clean
Water Act. Before disturbing possible wetland areas, developers should contact these
agencies to stay in compliance with State and Federal regulations.
STATE OF NORTH CAROLINA
DEPARTMENT OF TRANSPORTATION
JOSH STEIN J.R. “JOEY” HOPKINS
GOVERNOR SECRETARY
Mailing Address:
NC DEPARTMENT OF TRANSPORTATION DISTRICT 3 ENGINEER’S OFFICE
5911 OLEANDER DRIVE, SUITE 101
WILMINGTON, NC 28403
04-11-03 COURIER
Telephone: 910-398-9100
Customer Service: 1-877-368-4968
Website: ncdot.gov
Location:
5911 OLEANDER DRIVE, SUITE 101 WILMINGTON, NC 28403
Memorandum
To: New Hanover County Technical Review Committee
Date: August 21, 2025
Subject: McQuillan Pines – 6900 Carolina Beach Road
________________________________________________________________________
These are preliminary comments and are based on the plans as submitted for the proposed
site. They are subject to further review upon receipt of any additional information.
Subsequently, additional comments and/or requirements may be necessary for this site.
General Comments:
NCDOT Driveway Permits, and Encroachments are submitted through the NCDOT
Online Portal.https://connect.ncdot.gov/municipalities/Utilities/Pages/help.aspx
You can coordinate with the district office with any questions 910-398-9100.
NCDOT Driveway Permit:
An NCDOT Driveway permit has been approved for this site.
• A revised driveway permit will be required.
NCDOT Encroachment Agreement:
An NCDOT Encroachment Agreement is required for any sidewalk or multi-use paths
installed within the NCDOT right-of-way (form 16.6).
EDGE OF PAVEMENT
SS FM SS FM
DO NOT ENT
E
R
ONE WAY
Final Design
Not For
Construction
SS
F
SS
F
M
SS
F
M
SS
F
M
SS
F
M
SS
F
M
SS FM SS FM SS FM SS FM SS FM SS FM SS FM SS FM
SS FM
DO N
O
T
E
N
T
E
R
ONE WAY Final Design
Not ForConstruction
MEMORANDUM
To: New Hanover County Technical Review Committee
Date: August 15, 2025
Subject: McQuillan Pines Townhomes
NCDOT Projects:
• N/A
WMPO 2045 MTP Projects:
• N/A
New Hanover County Projects:
• N/A
TIA: Based on the 11th edition ITE Trip Generation Manual, a TIA is not required
Land Use (ITE Code) Intensity Unit 24 Hour
Volumes
AM Peak
Hour Trips
PM Peak
Hour Trips
Multifamily Housing Low
Rise (215) 85 Dwelling
Units 612 39 47