Northampton residents seek delay of Town Edge Zoning changes as Officials cite housing needs

A proposed Northampton County zoning amendment intended to encourage new housing development near incorporated towns sparked significant debate Tuesday night, with residents and town officials calling for additional public outreach while county leaders defended the proposal as a response to the county’s housing shortage.

The Northampton County Board of Supervisors recently forwarded the proposed zoning text amendment to the Planning Commission for review. The amendment would modernize and simplify the county’s Town Edge zoning districts while promoting compact residential development in areas adjacent to towns.

Under the proposal, two largely unused districts,  Town Edge Residential and Town Edge Neighborhood Business, would be eliminated. Zoning Administrator Mike Starling previously told supervisors that no parcels are currently zoned under either district. The amendment would retain Town Edge 1 and Town Edge Commercial General districts while updating development standards and permitted uses.

A key component of the proposal would reduce minimum lot sizes in Town Edge 1 districts and encourage cluster development, allowing homes to be grouped on smaller lots while preserving at least 40 percent of a tract as open space. County officials have said the approach is designed to balance housing development with farmland preservation and protection of rural character.

The proposal also updates permitted uses within the districts and removes marine-related commercial uses that are not practical in town-edge areas.

Despite those goals, several speakers urged county officials to postpone the Planning Commission’s June 16 public hearing and conduct additional informational meetings.

Steve Lawson, owner of Lawson Builders LLC and a Jamesville resident, argued that Northampton County already has sufficient housing opportunities and questioned whether the proposal would result in affordable housing for local residents.

Lawson said the amendment would likely encourage higher-end residential development while placing additional demands on infrastructure, schools, emergency services, roads, and groundwater resources.

Pam Ward, Town Manager for Exmore, read a letter from Exmore’s Mayor and Town Council requesting that no action be taken until incorporated towns and their residents have had sufficient opportunity to review and comment on the proposal. The letter asked county officials to replace the June 16 public hearing with a public informational session.

Ken Dufty said he recently met with officials from Cheriton, Eastville, Nassawadox, and Exmore and found many were unaware of the details of the proposed amendment.

Dufty argued that the county’s Comprehensive Plan specifically directs Northampton County to work with towns regarding zoning changes affecting Town Edge districts.

“The county will work with the towns regarding zoning ordinances and changes to the town edge district,” Dufty said, citing language from the Comprehensive Plan. “That is a directive.”

He also contended that elements of the proposal resembled a planned unit development because of provisions involving higher-density housing, open space preservation, recreational amenities, and walkable community design.

The exchange became tense when Dufty responded to comments made earlier by Supervisor Betsy Mapp, who questioned why town officials had not attended county meetings if they wanted to remain informed about the proposal.

“When you ask the question, why aren’t the town residents involved? It’s on you,” Dufty told the board.

Supervisor Oliver Bennett responded by urging professionalism during public comment.

“I would ask that public speakers before us, we would appreciate the same professionalism that we give you in return,” Bennett said. “We can have conversations after the meeting. That’s fine, but we do respect these folks up here.”

Supervisor Jon Dempster offered a defense of the proposal and the ongoing review process, saying public concerns were valid but he argued that allowing the Planning Commission to continue its work would not limit future opportunities for public input.

“I don’t see the harm in seeing the Planning Commission move forward, as it will still end up coming our way and there will be other public hearings and we can still have information periods,” Dempster said.

Dempster said affordable housing remains one of the county’s most pressing challenges.

“I deal with a lot of people that need housing,” he said. “On a single lot without density, you’re never going to build affordable housing. So we’re trying to find solutions.”

County officials have previously argued that reducing minimum lot sizes and allowing clustered development could lower land costs and make new housing more affordable. During earlier discussions, supervisors cited a recent report estimating Northampton County needs approximately 1,000 additional housing units.

Dempster also pushed back against concerns regarding groundwater resources, noting that future developments would still be subject to review by the Virginia Department of Environmental Quality and other regulatory agencies.

Dempster further argued that additional residential development could help broaden Northampton County’s tax base and reduce future pressure on existing taxpayers. He noted that the county’s new $91 million school facility has substantial unused capacity and said attracting additional families could improve state funding formulas while making better use of existing infrastructure.

“Our rural history is moving off the Eastern Shore because there isn’t a place they can afford to live here,” Dempster said.

The Northampton County Planning Commission is scheduled to hold a public hearing on the proposed Town Edge zoning amendment June 16. Any recommendation approved by the commission would return to the Board of Supervisors for additional public hearings and final consideration.