The following was written and submitted by Richard Tankard.
Perhaps it has been a while (or never) since you visited the Bay Creek development in Cape Charles. Since most of it is gated and requires permission to visit, viewing the County’s GIS system can help you understand its magnitude, buildout status, and its effect on the town’s water use. Data below reflect permanent assignment of 911 addresses.
In other words, once a house is complete, a 911 address is assigned, and GIS reflects Northampton County appraised value for home and land.
The largest part of the development, south of the old railroad town, includes 18 + 9 holes of golf, and a 287-acre nature preserve converted from the area once occupied by another 9 holes. Centered around the golf courses, shorelines, and clubhouse complex are 668 lots of which 469 have been built upon– a 70% buildout of land platted for development. A thirty-eight-acre parcel can be seen on GIS that is being cleared and readied for development by BCDEV Land LLC. The same company also owns 18 acres of yet undeveloped land. A sister company, Bay Creek South LLC, owns 103 undeveloped acres, parts of which are visible adjacent to Old Cape Charles Road.
More visible is the development that has been occurring around the old Kings Creek Marina and former Northampton Country Club 9-hole golf course. There, 283 lots presently exist, with 110 having homes– a 39% buildout of land platted for development. Other parcels may yet be platted on smaller vacant parcels owned by Peacock Holdings VA LLC.
Taken together, these two areas adjoining the old town of Cape Charles are 61% built out. There are 372 homes that can yet be built and connected to the municipal water system managed by Camden, NJ, based Virginia American Water. If you assume that these 372 homes will use the moderate estimate of 4,000 gallons of potable water per month, then an additional 1.48 million gallons per month will be needed in addition to the 7.9 million gallons per month presently permitted (a 16% increase). These figures do not account for yet-to-be-platted and developed lands held by the aforementioned development companies.
Cape Charles has a permit for a withdrawal of 63.2 million gallons per year, which is presently in the renewal process. Cape Charles has requested that DEQ increase withdrawals to 107 million. The figures for the undeveloped lots within Bay Creek above can account for 17.8 million gallons of need. From where is the need for 26 million more gallons per year coming? Twenty-six million gallons would sustain another 540 homes.
Where are they going to be built?
Conceivably, the remaining 26 million gallons could be used on the 159 acres yet to be developed in Bay Creek on the south side of town if one assumes a similar density already there of 3 to 4 homes per acre. Yet, Cape Charles Town Council has voiced its support for Northampton County’s proposal to Amend Zoning in Town Edge to increase density adjacent to the town. The Council supports this density increase even though they actually will have neither permitted nor proposed permitted water to serve that area.
Town Edge acres proposed for revision on the west side of US 13 and along Stone Road constitute 500 +/- acres. If their allowed density takes a mid-range capability of 5 homes per acre, then another 120 million gallons per year will be required of the aquifer. Will Cape Charles go back to DEQ and request a more than 100% increase in their withdrawal permit?
That seems highly unlikely given that DEQ has hesitated to grant more water to Cape Charles because of strong evidence of saltwater intrusion. Recent chloride tests have shown a marked increase from 214 mg/l in 2023 to 900 mg/ in 2026.
Long-range planning documents released by the Planning Department in Cape Charles show that saltwater intrusion has been expected. Is their Town Council ignoring their own planning department? Why would the Town Council encourage growth that paves over the watershed that supplies water to their municipal wells?
Shouldn’t the Council be encouraging the County to protect that watershed?
Wouldn’t Bay Creek developers want the watershed protected so that their development can stay viable?
Clearly Northampton County Supervisors did not consider the effect on our sole source aquifer when they introduced this whole Town Edge amendment. Before departing on this amendment process, they must consider the total effects on our sole source aquifer, not just in the Cape Charles area, but also in the areas around the other 4 incorporated towns.
Our sole source aquifer demands protection; a significant increase in densities around Cape Charles and its sister towns is irresponsible and short-sighted. If Cape Charles is already experiencing saltwater intrusion, then surely this is not the best time to increase the amount of water demand in the Cape Charles area.
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