EXMORE, Va. β A dispute is emerging in Exmore over a proposed large-scale residential development and the process the Town is using to review it, with critics alleging potential violations of state code and local zoning procedures.
According to a letter circulated to Northampton County officials and zoning professionals, concerns center on a Planned Unit Development (PUD) application submitted by developer Chris Carbaugh of Atlantic Town Center. The proposal outlines an 870-home project on a 32-acre parcel located behind Food Lion, bordered by Broadwater Road and Occohannock Road. The first phase alone would include approximately 220 homes, at a density of roughly six units per acre, with some open space preserved.
The controversy intensified after the Town of Exmore published a notice stating it is now accepting PUD applications, followed shortly by scheduling a public hearing on the Carbaugh proposal for the April 1, 2026 Planning Commission meeting.
Critics argue the process is flawed. The letter claims the public hearing notice may not comply with Virginia Code Β§15.2-2204, which governs public notice requirements for zoning actions. Instead of initiating discussion through regular Planning Commission meetings with broader opportunities for public input, opponents say the Town moved too quickly to a formal hearing β the final step before a recommendation is made.
Further complicating the issue, the letter asserts that PUDs are not currently listed as an allowable zoning district in Exmoreβs zoning ordinance, raising questions about whether such applications can be legally considered at all without prior amendments to the code.
The situation has also drawn concern from members of the Planning Commission, who, according to the letter, were not fully briefed or involved in preliminary discussions. Critics describe the process as lacking transparency, with no work sessions or opportunities for due diligence before advancing the proposal.
This is not the first time similar concerns have surfaced. The letter references a prior proposal for a 150-home development that was reportedly withdrawn after similar notice issues were identified.
Residents and stakeholders fear the long-term impacts of large-scale development, including potential overdevelopment, rising property values, and unintended consequences for local tax rates and school funding tied to Virginiaβs Composite Index.
The letter concludes with a warning that the Town could face legal challenges β either from citizens contesting the process or from developers who may have been encouraged to submit plans that are not currently permissible under existing zoning laws.
As the April 1 public hearing approaches, the dispute highlights broader tensions over growth, governance, and adherence to planning regulations in Exmore and across Northampton County.
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Its interesting to think that they would have enough client base to purchase these houses since the average income is too low plus theres not a good job market in this area to promote individuals to relocate here. How about get your own town cleaned up get better employment opportunities instead of dollar stores and back to back auto supply stores or another fast food chain.