NEW HANOVER COUNTY — Despite concerns raised five months ago from some residents living near a proposed RV park, the property owner eased their fears as commissioners signed off on the fourth RV park in the county.
READ MORE: Neighbors worried Sidbury Road RV park will create car accidents, bring in ‘migrants’
ALSO: ‘Chicken or the egg?’ Non-compliant RV park shut down by commissioners
Douglas Grant submitted a request for a special use permit from New Hanover County to build a 66-space RV park on 19 acres along the 8100 block of Sidbury Road. RV parks are allowed with a special use permit in low-to-moderate residential zoning districts, which is where Grant’s property is located.
Each spot in his park would offer 2,000 to 3,000 square feet of space. Grant’s plan includes construction of a maintenance building, an office with laundry services and a clubhouse with a pool and bathrooms.
In May, Grant held a community meeting — though not required — to garner neighbor feedback. The mostly wooded rural area is surrounded by six single-family residences and an equine therapy farm.
At the time, property owner Mary Phillips presumed users of the park could include “mostly men, construction workers, including migrants, possible illegals, drugs and very few families.” She was leery of allowing a short-term rental location nearby homes.
A few others worried about noise and light pollution and possible trespassers. Increased traffic and safety concerns over ingress and egress of large vehicles also were discussed.
However, at Monday’s board of commissioners meeting, the critics had a change of heart.
Russell’s Reach horse farm owner Kimberly Niggel spoke in support of Grant’s request. Also home to Coastal Therapeutic Riding Program, the horse farm shares roughly 1,000 feet of property line with the RV park. Niggel she has a handshake agreement with Grant to take necessary steps if trespassing becomes an issue.
While some fears, such as fireworks on site scaring her animals, still ring true, she said Grant has been a “great neighbor.” He also has agreed to enforce a strict noise ordinance and install a fence if visitors begin crossing into her property.
“He intends the property to remain quiet and peaceful,” she said to commissioners.
Homeowner Nancy Parrott, whose property abuts the RV park’s bounds, also supported the project and echoed Niggel’s sentiments.
“I have no problem with anything,” she confirmed.
One owner signed up to speak in opposition, though also stated he had a verbal agreement in place with Grant. Kevin Hudson’s property is adjacent to the entrance of the proposed Sidbury Road RV park. He wanted to state for the record that Grant will not impact access to his circular driveway and will post “no trespassing” signs near the entrance to discourage wanderers.
Grant lives on the proposed site for the park and plans to continue to reside there, confirming he would not tolerate trespassing.
“This will be cut and dry like I’ve expressed to [neighbors],” Grant said at the meeting. “In the rules, if anybody — there will be clearly marked bounds of the campground — if they exit that they are gone; no refunds.”
He also agreed to install an 8-foot privacy fence at the entrance to provide an additional buffer of Hudson’s home. Grant is already proposing a 50-foot buffer, double what is required.
“It’s awful nice to see neighbors being neighborly with one another,” commissioner Dane Scalise said at the meeting.
The vast buffer is just one of six conditions agreed upon by Grant. He also decided to include no cabins or park model homes, no RV storage on site, maximum stays limited to 30 consecutive days, one RV may be allowed to be used as an office or residence for management and all RV sites would have individual connections to water, electric and internal septic systems.
The county’s guidelines do not regulate the length of time a person can stay at an RV park, though Grant has offered to limit his space to one month. Neighbors were initially concerned his park would offer cheap long-term residences.
Commissioner Rob Zapple asked what would prevent someone from driving out after that 30th day, and come right back in for another 30-day stay.
Attorney Matt Nichols, representing Grant at the meeting, answered: “That would be violating the spirit and intent of the condition,” he said, adding he would straighten the provision if needed.
Nichols said, though the project intended for short-term stays, there would be no impact on county schools — an issue discussed earlier in the meeting per overcrowding. He added the RV park, with one entrance off Sidbury Road, would also support tourism and the local economy; though rental pricing was not discussed.
Certified appraiser Cal Morgan, hired by Grant, concluded the RV park would not substantially injure the value of any adjacent properties. He based his findings off comparable RV parks — KOA in Ogden, Topsail Sound Campground in Holly Ridge and Ocean Aire in Holden Beach. He reviewed the sales history and prices in the area, compared to similar homes not adjacent to an RV park.
Though a traffic impact analysis was not required, a traffic study showed there would be 26 fewer morning peak trips and 34 fewer evening trips than if the property were developed as single-family homes by-right.
Grant’s request comes three months after commissioners turned down another request to operate a boutique RV park on property in northern New Hanover. Michael Faulkner asked for a change in the county’s ordinances to reduce the minimum number of spaces required via county ordinance from 25 to eight. He was hoping to appeal to traveling nurses and people working remotely.
County planning director Rebekah Roth told PCD in July RVs are allowed to be parked on residential properties, but they cannot be lived in even on a temporary basis, except following major storm events due to home relocation. The only place RVs can be used as residence, including short-term rentals, is in an RV park.
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