Chatham County, NC - File #: 25-0392

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Title

Vote to approve an ordinance and adopt a resolution approving the consistency statement for a rezoning and a conversion of an existing Conditional Use Permit by Kent Dickens dba Dickens RV Park, from R-1 with CUP, R-1, and Ind H to Conditional District Neighborhood Business (CD-NB) on portions of Parcels 5176, 5177, 5636 (9.73 ac), a portion of 5143 (2.009 ac) and conversion of Parcel 5749 (35.121 ac) of existing campground. Parcels are located at 0 Corinth Rd and 2501 Corinth Rd., Cape Fear Township

Abstract

Introduction & Background: A legislative public hearing was held June 16, 2025. Planning staff presented the request. No one signed up to speak and the applicant was available for questions.

Dicken’s RV Campground was originally approved as a Conditional Use Permit within an R-1 zoning district in August 2002 for 21 spaces. In August 2005, an application was approved for an additional 84 spaces. In October 2011, 98 additional spaces and a spray water park were approved by the Board of Commissioners, increasing the total number of approved RV spaces to 205. The campground has continued to operate as permitted. However, to construct the additional spaces, additional sewer capacity is needed.

The additional septic area is located on property outside of the approved special use permit boundary on the opposite side of Corinth Road and is zoned Industrial Heavy (IH). RV parks are not permitted in the IH zoning district, so a rezoning is needed for the applicant to use the property to serve the park. The build-out of the park also now requires additional stormwater management, which as shown on the site plan will be in the northwest corner of the park. This will require that portion of the property, currently zoned R-1 Residential, to be subdivided from its parent and added to the park.

In order to conform to the current zoning regulations and for ease of permitting and file management, all portions of the RV park are proposed to be under the same zoning district. This involves the rezoning of the stormwater area, the new septic area and lines, and a conversion from the legacy conditional suer permit of the existing approved campground.

Zoning Map

Discussion & Analysis: When determining whether a rezoning request should be approved under Section 5 Conditional Zoning Districts, the following findings must be supported.

1. The alleged error in the Ordinance, if any, that would be remedied by the proposed amendment with a detailed explanation of such error in the Ordinance and detailed reasons how the proposed amendment will correct the same. No errors are being made.

2. The changed or changing conditions, if any, of the area or in the County generally, which make the proposed amendment reasonably necessary to the promotion of public health, safety, and general welfare. Mr. Dicken’s has been waiting for the time to develop the additional area for RV spaces when the demand warranted. This requires an expansion of the septic system to handle the additional RV spaces and the suitable soils for the system are located on property owned by the applicant on the opposite side of Corinth Rd. The rezoning of these parcels is also necessary to have one zoning classification for project area for the campground.

In addition, to prepare the land for additional spaces, a new stormwater retention area is required, and additional property is needed to install that measure on the same property as the campground.

3. The manner in which the proposed amendment will carry out the intent and purpose of any adopted plans or part thereof. All parcels are located within the Rural node of the Land Use Plan as shown below and sits between an Employment Center node and a Crossroads Community node

Chapter 2 - Land Use Trends - although these parcels are located within a Rural node, this area is also located within the high sustainability for industrial uses (pg. 21). The campground is utilized for employees serving the various industrial uses in close proximity as well as the regular maintenance shutdown for the Harris Nuclear Plant.

Chapter 3 - Goals & Objectives (pg. 41)- the majority of the applicant’s properties are and will remain in agricultural use exemption therefore preserving the form and function of the rural area. Pg. 42, the campground will continue to provide an area for overnight stays for visitors to recreational areas in the area, such as Jordan and Harris Lakes. No new expansion of/or buildings are being proposed with this rezoning.

Chapter 4 - Strategy 4.4 encourages to permitting of existing commercial uses that are appropriately zoned to continue to operate, and allow for reasonable expansion, contingent upon meeting environmental and transportation requirements. The additional lands are to be used for the use of the expanded septic system and stormwater measures. The entire campground, the current and approved expansion area, will remain as it is. This rezoning is to provide uniformity with the zoning districts and have all of the properties under one zoning approval.

4. The requested amendment is either essential or desirable for the public convenience or welfare. Because the expansion of the campground was approved several years ago, it still shows the need for public convenience and welfare. No new spaces are being requested, and the applicant is receiving more requests for available spaces for rent. To meet the demand, the applicant has to expand the septic system and upgrade stormwater measures before the additional RV spaces can be developed.

5. All other circumstances, factors, and reasons which the applicant offers in support of the proposed amendment. The entire project will be under one zoning district, will be served by a private septic system, and served by the county water system.

No additional road improvements are required to fulfill the already approved campground.

The parcels are located within the WSIV-Protected Area watershed not within the Jordan Lake buffer rule area and is limited to 36% impervious surface. There are no floodable areas on the property.

How does this relate to the Comprehensive Plan:

Chapter 2 - Land Use Trends - although these parcels are located within a Rural node, this area is also located within the high sustainability for industrial uses (pg. 21). The campground is utilized for employees serving the various industrial uses in close proximity as well as the regular maintenance shutdown for the Harris Nuclear Plant.

Chapter 3 - Goals & Objectives (pg. 41)- the majority of the applicant’s properties are and will remain in agricultural use exemption therefore preserving the form and function of the rural area. Pg. 42, the campground will continue to provide an area for overnight stays for visitors to recreational areas in the area, such as Jordan and Harris Lakes. No new expansion of/or buildings are being proposed with this rezoning.

Chapter 4 - Strategy 4.4 encourages to permitting of existing commercial uses that are appropriately zoned to continue to operate, and allow for reasonable expansion, contingent upon meeting environmental and transportation requirements. The additional lands are to be used for the use of the expanded septic system and stormwater measures. The entire campground, the current and approved expansion area, will remain as it is. This rezoning is to provide uniformity with the zoning districts and have all of the properties under one zoning approval.

Budgetary Impact: N/A

The Planning Board reviewed the application during their regularly scheduled meeting on July 1, 2025. There was little discussion with a verification of the 12% reduction in the number of RV spaces. The owner commented that the number of lots needed to be reduced to accommodate stormwater measures.

Recommendation/Motion: The Planning Board recommends adoption of resolution approving the following consistency statement to the Board of Commissioners by unanimous vote of 11-0.

• The rezoning supports the land use plan by allowing existing commercial uses to continue and expand as necessary which are reasonable and continue to meet all environmental and transportation requirements.

The Planning Board recommends adoption of an ordinance approving a request for a rezoning and a conversion of an existing Conditional Use Permit by Kent Dickens dba Dicken’s RV Park, from R-1 with CUP, R-1, and Ind H to Conditional District Neighborhood Business (CD-NB) on portions of Parcels 5176, 5177, 5636 (9.73 ac), a portion of 5143 (2.009 ac) and conversion of Parcel 5749 (35.121 ac) of existing campground to the Board of Commissioners by unanimous vote of 11-0.

Site Specific Conditions

1. All previous conditions noted in the past approvals shall remain in effect at all times.

2. A building permit and/or septic permits shall be applied for and issued for construction within two years from the date of this approval or the use becomes null and void. Should an extension be needed, a timely revision to this approval must be filed with the Planning Department and go through the revision process.

Standard Site Conditions

3. The application, standards and adopted regulations of the applicable ordinances and policies, and the approved recommendations as provided for and/or conditioned, are considered to be the standards set forth and shall comply as stated. Changes to or variations to any requirements of this permit must be approved through the Planning Department or other approving board before any such changes can take place.

4. All required local, state, or federal permits (i.e. NCDOT commercial driveway permits, NCDWQ, Chatham County Land and Water Resources, and Environmental Health Division, etc.) shall be obtained, if required, and copies submitted to the Planning Department as part of the plating process.

Standard Administrative Conditions:

5. Fees - Applicant and/or landowner shall pay to the County all required fees and charges attributable to the development of its project in a timely manner, including, but not limited to, utility, subdivision, zoning, and building inspections.

6. Continued Validity - The continued validity and effectiveness of this approval was expressly conditioned upon the continued compliance with the plans and conditions listed above.

7. Non-Severability - If any of the above conditions is held to be invalid, this approval in its entirely shall be void.

8. Non-Waiver - Nothing contained herein shall be deemed to waive any discretion on the part of the County as to further development of the applicant’s property and this permit shall not give the applicant any vested right to develop its property in any other manner than as set forth herein.

Motion to approve an Ordinance and adopt a resolution approving the consistency statement for a rezoning and a conversion of an existing Conditional Use Permit by Kent Dickens dba Dickens RV Park, from R-1 with CUP, R-1, and Ind H to Conditional District Neighborhood Business (CD-NB) on portions of Parcels 5176, 5177, 5636 (9.73 ac), a portion of 5143 (2.009 ac) and conversion of Parcel 5749 (35.121 ac) of existing campground. Parcels are located at 0 Corinth Rd and 2501 Corinth Rd., Cape Fear Township.