Northampton County weighs zoning changes that would permit waterfront structures with special permits
EASTVILLE, Va. — After decades of prohibition, Northampton County is poised to allow boathouses on its waterfront properties, a move that has divided residents between those seeking expanded recreational opportunities and neighbors concerned about environmental impacts and property values.
The Northampton County Board of Supervisors will review on Tuesday a zoning text amendment that would permit boathouses county-wide through a minor special use permit process. The proposal represents a significant shift for the Eastern Shore county, which has maintained a blanket ban on the structures since at least 2000.
Under the proposed changes, boathouses would be defined as single-story, open-sided structures not exceeding 700 square feet and reaching a maximum height of 22 feet above mean high water. The buildings would be limited to storing watercraft and related equipment and must be constructed over water.
The initiative emerged from a recommendation by Zoning Administrator Michael Starling, who proposed revisions to both the 2016 and 2000 zoning ordinances during a March meeting of the Board of Supervisors. The board unanimously agreed to send the proposal to the Planning Commission for public review.
“There was seemingly little to no objection from citizens” initially, according to meeting records, though public sentiment became more divided as the process advanced.
The Planning Commission held a public hearing in June that drew passionate testimony from both sides. Waterfront property owners submitted letters opposing the changes, citing concerns about blocked views, reduced property values, and the loss of natural shorelines. One resident from the Silver Beach area presented research on negative environmental impacts from artificial waterfront structures.
Critics also questioned whether there was genuine public demand for boathouses.
Supporters included prospective boathouse builders and at least one business owner who said he needed the structure for his aquaculture operation to keep his catch cool. However, a Planning Commission member noted that the zoning amendment was intended for private recreational use, prompting the county attorney to research whether commercial aquaculture businesses would be permitted to build boathouses by right.
After extensive deliberation, the Planning Commission voted 3-2 with one abstention to recommend approval of the zoning changes, but added several performance standards. The requirements include shielded lighting, roofs with 50 percent reflection or less, marine-safe materials, no equipment above the roofline, and a limit of one boathouse and one dock gazebo per property.
The proposal also addresses gazebos built on docks, which Starling believed were already permitted. Under the new rules, gazebos would be defined as detached, covered, open-air structures not exceeding 400 square feet with a maximum height of 15 feet, designed for recreational use only.
Both boathouses and gazebos would be prohibited in Existing Industrial and Working Waterfront districts under the proposed changes.
The Board of Supervisors will consider the Planning Commission’s recommendation at their meeting Tuesday at 6 p.m. in the Board Chambers on the second floor of 16404 Courthouse Road in Eastville. Citizens may address the board for up to three minutes each, and written comments can be submitted to the County Administration Office or via email to jwilliams@co.northampton.va.us.
The decision will mark a significant policy shift for Northampton County, which includes portions of the Chesapeake Bay waterfront. The outcome could influence similar debates in other coastal Virginia communities grappling with balancing waterfront development pressures against environmental and aesthetic concerns.
This isn’t just about boathouses/gazebos.
This is about the process our County is supposed to follow when it changes the rules that affect our land, our environment, and our future.
We have a Comprehensive Plan that was created with public input and long-term goals in mind. That plan is supposed to guide zoning decisions, not be ignored or bent to fit one amendment.
When the County makes changes like this, the law requires them to explain why:
Why this change is needed
What facts support it
How it benefits the community as a whole
That hasn’t happened here. There’s no study, no clear planning rationale, and no explanation for the size or height limits being proposed. The definitions are vague. The process feels rushed. And it doesn’t follow the standards set out in Virginia law.
Whether or not someone likes the idea of a boathouse is a distraction.
The real question is:
Are we following our own rules?
Are we making decisions that are transparent, legal, and fair?
That’s what matters and that’s why I’m asking the Board to vote no or send this amendment back for proper review.
This isn’t about boathouses. It’s about accountability.
It’s about whether our local government is following its own rules.
I encourage every citizen to attend the meeting tomorrow night at 6 PM.
Even if you don’t know every detail, just being present makes a difference. Too many decisions have been made behind thin attendance and that silence is sometimes mistaken for agreement.
Let’s change that. More eyes on this process may be exactly what’s needed to help our leaders do the right thing.