FACTS & COMMENTS:

Many important issues have been raised about the Bluff Point approved By-Right plan and the Special Exception request for the Planned Unit Development (PUD). New issues will be added regularly.

Thank you for visiting our website and asking your questions.

Please contact us at info@bluffpointva.com with any questions or if you would like to discuss an issue in more detail.

How can Bluff Point be environmentally responsible?
The proposed PUD goes far beyond required environmental safeguards. An estimated 3.08 acres of new non-tidal wetlands will be created and existing wetlands will be enhanced. The PUD development at Bluff Point is committed to environmental stewardship, protection, enhancement of native species and education. It will be a community where residents and guests will experience, learn and appreciate nature becoming betters stewards themselves. Stringent deeded community regulations will require adherence to environmental standards and monitoring of issues, even before construction begins, will allow for enhancements during build-out.

How can the PUD be so much more environmental responsive than the By-Right plan?
It is simply a case of financial resources. The PUD not only brings substantially more revenue to the County, it also provides additional resources to undertake proactive environmental measures towards protective preservation and enhancement of Bluff Point’s natural resources. The By-Right plan does not provide for shoreline protection, wetland enhancement and clear cut timbering will continue which destroys animal habitat.

Will the proposed Bluff Point Planned Unit Development set precedence for future development in Northumberland County?
No, a Special Exception request and approval for a Planned Unit Development is not new to the County. Northumberland County records show that in 1990 the BOS granted a Special Exception for a PUD on the 213 acre Hughlett Point parcels zoned C-1. It included 45 residential dwellings, 75 room hotel, a swimming pool, 4 tennis courts and a 500 seat restaurant. Previously, in 1988 a similar PUD request was approved for a192 acre parcel at Tipers zoned R-2. It was approved for 240 residential units, a 100 room hotel, 18 hole golf course, 3 swimming pools, a restaurant/club, a health facility, 50,000 sq. ft. commercial retail, 6 tennis courts, 100 slip marina and a day fishing pier.

What impact will Bluff Point have on Traffic?
Both the proposed PUD and the approved By-Right Subdivision will create additional traffic on Routes 200 and 608. Since the By-Right subdivision is expected to include many more fulltime residents with families and the number of residences is different between the plans, it is believed (as substantiated by VDOT approved traffic calculation guidelines) the By-Right option will generate more traffic than the proposed PUD even though the PUD has more commercial facilities.

What is the projected impact of the By-Right plan compared to the Planned Unit Development?
The approved By-Right subdivision will likely cost the Northumberland County citizens if it is built, as property tax revenues will be less than the cost of government services. Your taxes pay for services such as education to the children of the County. The approximate County cost per child in the school system is $5,100. A 536 unit low-middle income subdivision will attract families with children. New real estate taxes generated by the approved By-Right subdivision will not pay the projected cost to educate the children living there.

Is Bluff Point in compliance with regulatory agencies?
Yes, Bluff Point Holdings, LLC is committed to be in full compliance with all regulatory agencies including the Virginia Department of Health, United States Army Corps of Engineers, Department of Game and Inland Fisheries and the Department of Environmental Quality. While an area citizen has made claim that Bluff Point Holdings, LLC is not in compliance, it is satisfying all regulatory requirements and remains in good standing. Click to review letter from DEQ.

Will the development of Bluff Point put Northumberland at risk to complete the development if not completed as projected?
No for the PUD and yes for the By-Right plan. Bluff Point Holdings has suggested the County require financial guarantees to ensure completion of infrastructure before starting any phase/section of the PUD. The County can place conditions on the PUD; however they cannot under the already approved By-Right plan. Thus, the risk to Northumberland is much greater under the By-Right plan.

What protection is there for the citizens of Northumberland from a failed development?
The proposed PUD will have conditions that protect the County and its citizens from economic risks that other localities have had to assume. Construction will take place in phases and each phase/section will have a financial guaranty (bond) in place to ensure completion of infrastructure if unforeseen events occur. The bonds will not be released until the work they are guaranteeing has been completed. The bonds will cover such items as roads, drinking water, wastewater, shoreline stabilization, marina construction and other items. Northumberland County cannot require bonding for the By-Right plan and thus there are economic risks to the County and her citizens under the By-Right plan.

What was the planning model for the Planned Unit Development?
Bluff Point Holdings, LLC conducted extensive research to identify successful model communities within the United States that represented best design practices for sustainable, environmentally responsible planned unit developments. One such unique project is Palmetto Bluff, located in Bluffton, SC. Although Palmetto Bluff is much larger than the proposed Bluff Point PUD, Palmetto Bluff is based on the same planning principals and standards as Bluff Point. While sales have slowed during the recession, 2010 was a year of very strong sales and it has been rated the #1 resort by Travel + Leisure Magazine.

What is a By-Right Plan?
A By-Right plan is a development that can be built which does not require Board of Supervisor approval. The Board of Supervisors cannot place any conditions on a By-Right plan to ensure protection for the County. A By-Right plan has already been approved for Bluff Point which has a few more residential housing units than the PUD and will likely have more traffic as most residents are projected to be fulltime.

Is there a Bluff Point By-Right Plan?
Yes, there is already an approved Bluff Point By-Right Plan. It is a 536 housing unit plan which will be a low-middle income subdivision with primarily fulltime residents, more traffic than the PUD and will likely be a drain on County financial and support resources.

Will the Bay front shoreline and adjacent conservation zoned lands be destroyed by the development?
No, in fact the PUD will allow the lands to be protected even though there will be development. Without such protection, erosion will continue damaging the Bay with additional sediment and resulting in the land lost forever, potentially including lands owned by others. As with all lands along rivers, bays and flowing water bodies there is erosion and changing shorelines. Early maps show a finger of land at Bluff Point extending into the Bay. This has been eroded along with some of the full frontage on the Bay. This erosion now threatens the salt marsh at the southern end of Bluff Point. Under the PUD, shoreline protection with offshore breakwaters and dunes planted with native grasses at the shoreline will protect both the shoreline including the salt marsh and adjacent lands. The PUD also calls for a voluntary 100’ additional setback for all but 315 feet of the 2,465 feet of upland Bay front. Research has shown nourished breakwaters with grass accrete sand which increases the shoreline stability.

Is there a transfer of development rights between parcels owned by Bluff Point Holdings, LLC?
There is no transfer of rights under the PUD Special Exception request. Under Northumberland County Zoning ordinances a PUD does not have any limitation on the number of development rights, regardless of zoning district, and thus there is no transfer. Some have perceived there is a transfer simply because the total units requested in the PUD is equal to the By-Right units on all of the property held by Bluff Point Holdings, LLC, when in fact, hundreds of additional residential units could have been requested and still be in compliance with County ordinances. The Northumberland County Planning Commission and staff have approved zoning compliance with the Northumberland County Zoning Ordinances and the County Attorney has stated verbally and in writing that there is no transfer of development rights.

Will there be habitat for wildlife with the PUD?
Absolutely, of the 898 acres, 583 acres (65% of all the lands of Bluff Point) will be left in a natural state and be undeveloped. New habitat areas will be created for non-tidal wetland species in the inland lakes and tidal wetlands shelves along the marina basin. There are mosaic non-tidal wetlands throughout the property due to compaction and rutting from prior forestry operations. The quality of these wetlands and wetland habitat can be enhanced. The forests will managed as a mature forest and not timbered which will preserve the forest habitat and protect all animals in those forests. Thus, the habitat will be better protected and preserved with the PUD versus the By-Right subdivision, as full timbering will likely be continued under the By-Right plan.

How can the Bluff Point PUD be good for Northumberland County?
There are many ways that the PUD can benefit the County and her citizens. The proposed PUD will create significant, meaningful long-term employment opportunities. Tax revenues will substantially exceed projected cost to the County providing funds to be spent on additional county services or even reduce taxes. The education center and the William and Mary led university consortium will provide a venue for county school children to experience various environmental habitats and hands on learning as well as teacher assistance. The village community and marina will provide amenities for local boaters and residents, along with cultural events in which local residents can participate. The shoreline protection will enhance the quality of nearby waters of the Bay and save the pristine and ecologically important 100 acre salt marsh.