New Hanover County commissioners will vote Tuesday on a special-use permit for a proposed 89-pad RV park development that would transform 27.32 acres of vacant land in the Scotts Hill area into a commercial destination for RV travelers. The property, located in the 8600 block of Stephens Church Road near its intersection with Market Street, is owned by Burke and Dorothy Freedland, who are associated with HBD Partners and Market Street Partners respectively. Applicant Jonathan Washburn submitted the permit request, designated as Case S25-05, which commissioners will consider during their regular meeting at 4 p.m. at the New Hanover County Courthouse in downtown Wilmington, according to Port City Daily’s coverage of the upcoming hearing.
The property currently carries an R-15 zoning designation intended for very low to low density residential development, which would permit the construction of 108 single-family homes by right. However, New Hanover County regulations allow RV parks within this district through special-use permit approval via quasi-judicial hearing. The commissioners’ decision will determine whether the Freedlands can pursue their commercial venture or remain limited to the residential development rights already inherent to the property.
To secure approval, the development must satisfy four specific criteria that commissioners are required to evaluate under county regulations. First, the use must not materially endanger public health or safety as proposed and developed according to the submitted plan. Second, the use must meet all required conditions and specifications in the Unified Development Ordinance. Third, the use will not substantially injure the value of adjoining or abutting property, or the use is a public necessity. Fourth, the location and character of the use must be in harmony with the area and in general conformity with the Comprehensive Land Use Plan. The application states “the proposed use will be a high quality, well-maintained and managed RV park.”
The site plan calls for 89 RV pads at approximately 2,000 square feet each, supported by an office building, amenity center, swimming pool, and parking facilities. Developers have designed the road and RV spaces to avoid wetlands while retaining a 50-foot tree buffer separating the park from all surrounding properties. A single entrance and exit off Stephens Church Road would provide access to the site.
The proposed 2,000-square-foot pads accommodate the dimensions of modern recreational vehicles, as many newer Class A motorhomes and fifth wheels now exceed 40 feet in length.
Environmental considerations figure prominently in the application materials. The site contains 5.64 acres of wetlands, though developers noted only 0.11 acres will be disturbed by the park. Approximately 2.5 acres of savannah conservation land exists on the property, encompassing wet pine savannas and longleaf pine ecosystems that frequent the Cape Fear region. The site does not meet the 5-acre threshold that would trigger additional ordinance requirements for clearing restrictions, drainage alterations, and setbacks. Notably, the property is not located within a special flood hazard area or non-regulated advisory flood hazard area.
Traffic impact represents a key concern for any commercial development in this corridor. The site would be accessible via Stephens Church Road, described in the staff summary as an arterial road with little traffic. However, Stephens Church Road connects to Market Street, which currently operates over capacity according to North Carolina Department of Transportation data. Most visitors are expected to arrive from the north, with cars diverted to Stephens Church Road, and those exiting can turn left or right at the signal light onto Market Street. An official traffic impact analysis was not required because anticipated trips do not meet the 100-trip threshold. Staff estimates indicate 19 to 24 peak-hour trips for the RV park, which is less than what would be generated by a single-family home build-out under existing zoning.
County staff, who cannot recommend approval or denial for special-use permit applications unlike rezonings, characterized the proposal as an “appropriate transition” from the busy Market Street corridor to low-density housing west of the development. The staff summary provides consistencies with the 2016 Comprehensive Land Use Plan, which designates the site under the “community mixed-use” placetype. That plan describes this designation as promoting “small-scale, compact, mixed-use development patterns that serve all modes of travel and act as an attractor for county residents and visitors.” Recreational uses are listed as appropriate for this designation.
The surrounding area consists largely of wooded land, with one abutting parcel also zoned R-15 but underdeveloped. Stephens Pointe Apartments are located to the east. Staff materials indicate the adjacent property is not likely to be developed due to wetlands permeating the area. No evidence has been submitted to staff suggesting neighboring properties would be harmed by the park, and no public comments have been received to date.
The hearing will include a testimony portion, though only those with standing—meaning those who would be directly and specially impacted by the development—will be allowed to speak. The commissioners’ decision will determine whether this property transitions from potential permanent residential housing to transient tourism accommodations, establishing whether the Freedlands can proceed with their commercial RV park venture or remain restricted to the residential development rights currently permitted under existing zoning.