Cape Charles Planning Commission to Review County’s Proposed Town Edge Zoning Changes Oct. 7

CAPE CHARLES — The Cape Charles Planning Commission is scheduled to review Northampton County’s proposed zoning changes affecting the Town Edge District during its regular meeting on Monday, October 7, at 8 a.m.

The discussion follows the Northampton County Board of Supervisors’ September 23 meeting, where county officials began considering a Zoning Text Amendment aimed at increasing residential density in areas bordering the town.

The proposed amendment would allow townhouses and duplexes as by-right uses within the Town Edge Zoning Districts, while apartments and mixed-use buildings — combining residential and limited commercial uses — would be permitted through a Special Use Permit (SUP). Mixed-use structures could include up to four residential or commercial units.

County staff described the proposal as a step toward addressing Northampton County’s ongoing housing shortage by encouraging more diverse and attainable housing types in designated growth areas near incorporated towns.

A memo prepared for the Board by Deputy Director of Community Development Kate Jones and Planner II Anna Cherry underscores that any zoning amendments should align with the goals of Your Northampton Comprehensive Plan 2040, particularly the need to balance growth with preservation.

According to the memo, cluster development is a key component of that balance. The approach encourages compact, well-designed neighborhoods that preserve at least 40 percent of the tract as open space, maintaining rural character while allowing smaller, more affordable housing lots. The memo emphasizes that open space preservation is not only a design feature but also an incentive for permitting reduced lot sizes.

The County’s planning staff outlined several guiding principles from the Comprehensive Plan that could influence updates to the Town Edge (TE-1) district standards, including:

• Promoting compact, mixed-use, and pedestrian-oriented development within designated growth areas.
• Ensuring new development complements the scale and character of adjacent towns.
• Encouraging adaptive reuse of existing structures.
• Integrating open spaces as community features defined by surrounding streets and buildings.

The memo also highlights the importance of cooperation between the County and its towns to encourage “compatible and creative development” that strengthens both economic and community vitality.

Cape Charles Planning Commission members are expected to review the proposal and discuss its potential impacts on town planning, infrastructure, and housing policy. Any comments or recommendations from the commission may be shared with county officials as the amendment moves through the public review process.

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Wayne Creed

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