Northampton County Board Rejects Boathouse Proposal Amid Community Concerns

Supervisors vote down amendment that would have allowed covered waterfront structures on Chesapeake Bay

EASTVILLE, Va. — The Northampton County Board of Supervisors on Tuesday, July 8, voted unanimously to deny a proposed zoning text amendment that would have allowed boathouses in most zoning districts with a minor special use permit. The decision effectively maintains the county’s decades-long prohibition on covered waterfront structures over the Chesapeake Bay and its tributaries.

The amendment, approved by the Planning Commission in a 4–2 vote at their June 17 meeting, proposed updates to the county’s 2000 and 2016 zoning ordinances. It would have redefined “boathouse” and “gazebo” and permitted both structures in nearly all zoning districts, except existing industrial (EI) and working waterfront (WW) zones, under marine and recreational use categories.

The Proposal

Height and size limits were included: boathouses capped at 700 square feet and 22 feet in height above mean high water, and gazebos at 400 square feet and 15 feet in height. The structures would have been required to be open-sided by Virginia code, making them more like covered pavilions than enclosed buildings.

The proposal sparked heated debate among residents, with Silver Beach emerging as a focal point of opposition. Silver Beach is an unincorporated community in Northampton County, Virginia, and is nicknamed for the sparkling waters with diamond-like reflections shimmering along the shallows of the Chesapeake Bay where it meets this long stretch of shoreline. The area features little upscale neighborhoods with names like Peaceful Beach and Peaceful Shores where homes are clustered closely together.

Approximately a dozen speakers cited erosion, storm vulnerability, and the potential for disputes between neighbors as reasons to reject the amendment. Some feared the structures would lead to increased noise and visual blight if used for entertainment or recreation.

Supporters argued the structures would be practical and non-intrusive. Bim Mears of Eastville noted that in his 40 years building docks, fewer than ten boathouses had ever been constructed in Northampton—despite being technically prohibited.

Supporters of the amendment argued that the structures, which are required to be open-sided by Virginia code, are practical, non-intrusive, and commonly allowed in other Chesapeake Bay localities. They said the structures would benefit the watermen community by offering shade for shellfish handling.

Environmental Concerns

Donna Bozza of Citizens for a Better Eastern Shore (CBES) urged caution, citing a lack of clarity on maintenance and enforcement and warning that even permitted structures could threaten the county’s fragile marine ecosystems. These concerns carry particular weight given Northampton County’s unique environmental position.

Historical and Cultural Context

The decision reflects broader tensions between development and preservation on Virginia’s Eastern Shore, a region steeped in maritime tradition. Working the water is an ancient way of life on the Eastern Shore, and the area has historically been home to generations of watermen who have harvested oysters, crabs, and finfish from the Chesapeake Bay.

In the middle of the 20th century, the bay supported 9,000 full-time watermen, according to one account. Today, the body of water is less productive than it used to be because of runoff from urban areas (mostly on the Western Shore) and farms (especially on the Eastern Shore and in the Susquehanna River watershed), over-harvesting, and invasion of foreign species.

The Eastern Shore’s watermen culture represents one of the last vestiges of a traditional Chesapeake Bay lifestyle. The Chesapeake Bay region is one of the top producing seafood hubs in Virginia and the Eastern Shore is certainly no exception. However, the industry faces significant challenges from competition, regulation, and environmental changes.

Environmental Protection Framework

Northampton County operates under strict environmental protections as part of the Chesapeake Bay Preservation Act. The entirety of Northampton County is recognized as either a Resource Protection Area or Resource Management Area (RMA). These designations require careful consideration of any waterfront development to protect the bay’s water quality and marine ecosystems.

Shellfish aquaculture also provides strong ecological benefits. Under natural conditions, oysters form large reef structures that support more than 300 other species, making it a keystone species in the Chesapeake Bay. Unfortunately, oyster populations and their reefs have been reduced to a small fraction of their historical abundance.

Regional Comparison

The debate highlights differences in waterfront development policies across the Chesapeake region. In Anne Arundel County, Maryland, new boathouses at private docks are generally prohibited, with existing ones grandfathered in, though temporary structures and certain covers may be permitted under specific circumstances. This patchwork of regulations reflects varying approaches to balancing waterfront access with environmental protection.

“I think the whole notion of having a boathouse is about ridiculous,” said Supervisor Betsy Mapp. “Boats are made to be out in the hot sun and salty water with no damage done to them. To argue that you need to keep over the water is stupid. People can just put their boat back on the trailer.”

With the vote, current zoning regulations remain in effect. Boathouses over water are still prohibited, while boat lifts and docks remain permitted under VMRC and local guidelines. Although gazebos are allowed as accessory structures, their placement over water remains a gray area that may prompt future legal clarification or ordinance revisions.

The decision underscores the ongoing tension between preserving the Eastern Shore’s traditional character and accommodating modern waterfront development pressures. As the region continues to attract new residents drawn to its coastal beauty and relative affordability compared to other Chesapeake Bay communities, questions about appropriate development will likely continue to surface.

The rejection also reflects the community’s desire to maintain the area’s distinctive character as development pressure increases. Baby Boomer locals reminisce about slow dancing under the stars out on the veranda of the old Silver Beach Hotel, the music infused with the romance of waves lapping along the beach. Although the hotel is long gone, the enchantments of the beach and the waves are still appreciated by the folks who have bought beautiful beachfront and beach access lots.

For now, Northampton County’s waterfront will remain free of new covered structures, preserving views across the Chesapeake Bay that have defined the Eastern Shore’s character for generations.

About the Author

Wayne Creed

Administrator

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