One of the hottest topics in Cape Charles is the fate of the now-abandoned rail yard and the undeveloped areas around the harbor. The Planning Commission discussed issues affecting that area at Tuesday’s Regular Meeting.
With developers drooling like hungry dogs, and the dubious Northampton County Board of Supervisors breathing down the Town’s neck to hurry up and send more tax money their way, now is the time to ensure development within this area is going to be appropriate, and not detrimental.
On March 13, 2019, the Mayor, Planning Commission Chair, and Harbor Area Review Board Chair, met to discuss to next steps concerning the Cape Charles Harbor District. The Mayor requested a committee be formed, comprised of two Planning Commissioners, two Town Councilmembers, two Harbor Area Review Board members, and the Town Planner. The “Harbor Committee” was formed to assess the current zoning regulations.
The Harbor Committee reviewed the Harbor District (Section 3.9), the Planned Unit Development District (Section 3.12), the Subdivision Ordinance (Appendix A), the Harbor District Overlay, and the Village District section of the Accawmacke Plantation Planned Unit Development. A set of definitions was also put in place.
There was some contention over which town entity took precedence. In some cases, such as with the old Tavi property, there is an overlap of the Historic District and the Harbor District. Currently, the Historic District takes precedence for control of that area.
The Commission also voiced concerns about the Chesapeake Bay Act, and how much control the Town should have in its enforcement. Planner Zach Ponds said that the DEQ was the ultimate authority in the approval of any plans submitted by developers, and those plans would have to meet State and Federal guidelines for water retention, runoff, erosion, and sedimentation.
The following are the proposed uses that are permitted by right:
1. Accessory uses customarily associated and clearly incidental and subordinate to a principal use.
2. Food service relatedservice-related uses of the following types:
a. Bakeries, confectionaries, delicatessens, and catering services
b. Cafes and coffee shops
c. Delicatessens
d. Eating and drinking establishments
e. Ice cream parlors
f. Restaurants
3. Marine- related uses of the following types:
a. Bait and tackle shops
b. Boat rentals
c. Marinas, docks and wharves if contiguous to harbor
a. Sail and canvas making and repair
e. Ship stores and chandleries
4. Office and institutional uses of the following types:
a. Business studios
b. Civic and government facilities
c. Educational facilities
d. Financial institutions
b. Medical clinics
c. Medical, dental and other laboratories
d. Offices
e. Office supply stores
f. Real estate sales and rentals
5. Recreational, cultural, and entertainment uses of the following types:
a. Art galleries and art studios
b. Athletic clubs
c. Conference centers
d. Health and fitness facilities
e. Libraries and galleries
f. Museums and cultural centers
g. Outdoor recreational uses
h. Parks
6. Retail goods establishments of the following types with 2,500 square feet or less of gross floor area:
a. Antique shops
b. Bookstores, new and used
c. Camera shops
d. Candy stores
e. Clothing stores
f. Dry goods stores
g. Florists, gift shops, card shops, and stationery shops
h. Grocery stores
i. Music stores
j. Newsstands
k. Tobacco stores
l. Upholstering shops and fabric stores
m. Video stores
n. Watch and jewelry stores
7. Retail service establishments of the following types with 2,500 square feet or less of gross floor area:
a. Beauty and barbershops
b. Bicycle, moped, and street legal golf cart sales and rentals
c. Blueprinting shops
d. Dressmaking, tailoring, millinery, dry cleaning
8. Public Utility Facility
Conditional Uses. The following uses may also be permitted, subject to securing a conditional use permit as provided for in this ordinance:
Marine- related uses of the following types:
a. Boat and marine engine repair shops
b. Boatels
c. Marine and sports equipment consignment stores
2. Markets of the following types:
a. Crafts markets b. Farmers’ markets
c. Watermen’s markets
3. Recreational, cultural, and entertainment uses of the following types:
a. Assembly halls
b. Auditoriums
c. Commercial recreational uses
d. Entertainment establishments
e. Theaters
4. Retail goods establishments of the following types with more than 2,500 square feet of gross floor area:
a. Antique shops
b. Bookstores, new and used
c. Camera shops
d. Candy stores
e. Clothing stores
f. Dry goods stores
g. Florists, gift shops, card shops, and stationery shops
h. Grocery stores
i. Music stores
j. Newsstands
k. Tobacco stores
l. Upholstering shops and fabric stores
m. Video stores
n. Watch and jewelry stores
5. Retail service establishments of the following types with more than 2,500 square feet of gross floor area:
a. Beauty and barbershops
b. Bicycle moped, and golf cart sales and rentals
c. Blueprinting shops
d. Dressmaking, tailoring, millinery, dry cleaning
6. Single-family and multi-family dwellings provided the following requirements are met:
a. All dwelling units shall have direct access to the street level. Means of access may be shared with other dwelling units, but not commercial uses. Access through a commercial establishment on the first level is not permitted. b. Dwelling units shall occupy no more than 50 percent of the first floor of any building. c. The first floor of all building facades adjacent to a public street shall have a commercial appearance and shall not have a residential appearance.
7. Other miscellaneous uses of the following types: a. Bed and breakfasts and tourist homes, provided the following requirements are met: (1.) The owner and family must occupy the residence. The owner and his/her appointed agent is responsible for supervising guests. (2.) The single-family dwelling appearance must be maintained. (3.) Parking should be considered on a case-by-case basis as part of the conditional use application, ensuring adherence to Section 4.8.E.2 (Table of Parking Standards) using both on and off-street parking areas. (4.) A sign no larger than four square feet shall be permitted. (5.) The number of room accommodations shall be subject to recommendation by the Planning Commission and approved by the Town Council. (6.) The dwelling must meet all of the requirements of Section 3.9.D.6. b. Child care and child care education centers c. Hotels and motels d. Laundromats Town of Cape Charles Zoning Ordinance Article III – District Regulations Revised 04-2018 Article III, Page 5 e. Liquor and package stores f. Off-site parking 8. Any other use which is compatible in nature with the foregoing permitted and conditional uses and which the Zoning Administrator determines to be compatible with the intent of the District and is concurred with by the Planning Commission.
This article only captured just a few of the major points. The Mirror recommends the reader go to the town website and view the staff report to get the full flavor of just what is involved in the development of that property.
You can download the staff report here.
The Planning Commission will continue to refine the Harbor District in coming meetings.
About the Author
Traffic management and parking are becoming increasingly important. Now is the time for the Planning Commission to develop a plan to present to the citizens for public hearing before the developers create a patchwork of inconsistent projects that we are stuck with for years. Why didn’t the Town purchase the 23 acres that was just auctioned off last week? It went for less than 100k? It would have made a great Government Complex with a Community Center, Police Station, Town Hall, Swim Center, Library and Basketball Courts. And it cost less than 1/3 of the current Library Building.