Northampton says no to allowing boat houses with SUP

After an hour of public comment, the Northampton County Board of Supervisors voted to deny a proposed zoning text amendment that would have allowed boathouses in most zoning districts with a minor special use permit at Tuesday night’s Board Meeting.

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. 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.

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 and noted that state agencies such as the Virginia Marine Resources Commission (VMRC) and the U.S. Army Corps of Engineers already regulate these projects. The local special use permit, they argued, would ensure oversight and public input.

“I urge you to craft policy based on reality, not hypotheticals,” said Daniel Hooper of Occohannock Neck. “A special use permit provides the flexibility needed for case-by-case consideration without opening floodgates.”

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.

“There’s a fear that if this is approved, the number will explode. I don’t see that happening,” he said. “Economics will take care of that. They’re very expensive.”

But opponents voiced strong concerns about impacts on scenic views, community character, and shoreline ecology—especially in neighborhoods like Silver Beach. 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.

“Boathouses and gazebos are not essential to our residential neighborhoods,” said Silver Beach resident Debbie Campbell. “If we wanted those amenities, we would have chosen Accomack County where they’re allowed.”

Other residents criticized the proposed structure sizes and warned of long-term risks to tourism, public access, and environmental stewardship. “We’re not just talking about roofs,” said Janet Reese. “This could be the beginning of a fundamental shift in what the Eastern Shore looks like.”

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.

Ultimately, the Board of Supervisors voted unanimously to deny the amendment.

“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. Comments from board members suggested that issue could be put under the microscope next.