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Planning commission adopts revisions to pier ordinance to allow small shelter roofs on private noncommercial piers
Summary
The commission approved changes to Northumberland County's pier ordinance to allow open-sided shelter roofs (maximum 400 sq ft, 20 feet height measured from mean low water) on private noncommercial piers in most zoning districts, subject to state VMRC review where objections arise.
The Northumberland County Planning Commission voted to adopt revisions to the county zoning ordinance to permit open-sided shelter roofs on private noncommercial piers, with size and height limits and an exception for the R-1 district.
The ordinance revisions add “shelter roofs” as a by-right use on private noncommercial piers in all zoning districts except R-1 and allow shelter roofs with objections as a conditional use in other districts. The proposed text sets a maximum of 400 square feet and a 20-foot height limit; commissioners asked staff to clarify that the 20-foot measurement is from mean low water.
Why it matters: The changes codify a common request by waterfront property owners for small shaded structures over docked slips while aligning local language with the Virginia Marine Resources Commission (VMRC) permitting process.
Staff presented the ordinance language on the pier sections (noted in the record as revisions to sections 148–150 and additions to 148–151). Philip, the planning staff member, said the county’s language was intended to mirror VMRC rules where possible and that if neighbors object, the state VMRC would hold a public hearing after the local process. “We’re the first level but the state has their own rules as well,” Philip said.
Members discussed technical clarifications. One commissioner asked that the 20-foot height limit be explicitly tied to a datum; the commission agreed to specify mean low water as the reference for measuring the 20-foot height. A resident who has started the permitting process told the commission she supports the change, saying she wants a small shaded area on a covered slip and that surrounding counties allow similar structures.
The commission moved to adopt the modifications, including the clarified height measurement, and passed the motion by voice vote. Staff noted that if there are objections during the local process the conditional-use pathway and a subsequent VMRC public hearing would apply.
Votes at a glance: the planning commission voted to adopt the ordinance modifications adding shelter roofs with limits (400 sq ft; 20 feet from mean low water) and to add shelter roofs to the table of uses as described.
