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Residents press council on sewer, traffic and odors as Surf City approves 417‑site RV campground rezoning
Summary
After extended public comment raising concerns about septic drain fields, stormwater, traffic and long-term occupancy, Surf City Council approved a conditional rezoning to allow a phased 417‑site recreational RV park on Highway 17 with conditions limiting uses and requiring buffers and a phasing plan.
Surf City Council approved a conditional rezoning that clears the way for a proposed 417‑site recreational RV campground on an ~82.56‑acre tract submitted by Jeff and Noni Morris, but the project drew sustained public scrutiny at Monday’s meeting over septic, stormwater and traffic impacts.
The rezoning request, presented by town planner Jeremy Smith, would reclassify the property from R‑10 residential to RM‑5 conditional and allow the county‑permitted RV campground to be developed in two phases: a 240‑site phase relying on town water and private septic, and a 177‑site phase that would use town sewer if and when it becomes available. The concept plan also includes a 20‑foot natural buffer around the site and a shared natural trail.
Residents at the hearing described technical and livability concerns. “My concern is that drain field is gonna come right around to our property line, and it will stink very badly for our future residences,” said Hunter Young, who asked how septic and stormwater would be handled. Young added that he was told by staff most technical issues will be addressed at site plan review and by Pender County Environmental Health.
Applicant representative Charles Riggs said soils had been evaluated and were suitable for septic and that the proposal intentionally limits density relative to what the ordinance allows. “We are placing 5 RV sites per acre versus the allowable 20 sites per acre,” Riggs said, noting engineers will design septic and stormwater systems during the site‑plan stage.
Planning staff and the applicant repeatedly emphasized enforcement and design details will be refined in subsequent technical reviews. “We will work with the property owner on an enforcement mechanism of maintaining an occupancy list,” Jeremy Smith said, adding that the proposal is for short‑term stays and would not create permanent residences under current ordinance language.
Council members pressed the applicants and staff on water and sewer capacity, traffic and whether infrastructure strain could be managed. Utilities director David Price noted the water plant’s production capacity but said a transmission line that crosses onto the island was being replaced to address delivery constraints.
Despite the concerns raised by speakers and council discussion about limiting long‑term occupancy and ensuring environmental protections, the council approved the conditional rezoning with the conditions presented and the applicant’s phasing plan. Staff and the applicant will return with technical details during site plan and TRC review, where sewer allocation, engineered septic layout and stormwater design will be evaluated.
The approval establishes the zoning and high‑level conditions; final engineering, occupancy restrictions and operational controls will be determined in later permitting and site‑plan proceedings.
