Large Croaker Development: A “New Town” or a Turning Point for James City County?

Apr 3 '26 April 16, 2026

There are developments… and then there are statements.

And what’s being proposed off Croaker Road isn’t just another subdivision—it’s something much bigger. One planning commissioner said it best: “This is a new town.”

That’s not hyperbole.

This is one of the most ambitious—and controversial—land use proposals I’ve seen in my 20+ years working in and around Williamsburg and James City County.

Let’s break it down.

The Big Picture: What’s Actually Being Proposed?

At its core, this is a 276-acre mixed-use development near the I-64 Croaker Road interchange—one of the last large undeveloped corridors in the county.

Here’s what’s currently on the table:

Residential Components

384 senior living units
- Assisted living + independent living
178 townhomes
- 30% designated as affordable housing (≤80% AMI)
142 single-family homes
- Again, 30% targeted as affordable

👉 That’s well over 700 total residential units depending on how you break it down.

Commercial + Community Components

24,500 sq ft retail / restaurant space
22,000 sq ft medical office space
Museum + visitor center (relocating Presidential Park busts)
Clubhouse + recreational amenities
Walking trails + pedestrian connectivity
Open space and preserved areas

Infrastructure + Transportation

New entrance off Croaker Road
Intersection upgrades and turn lanes
Potential roundabout improvements
Internal road network designed as a loop system

Why This Is Different

We’ve seen growth before. Plenty of it.

But this proposal is different in three key ways:

1. Scale

This isn’t filling in a gap. This is creating a destination.

2. Affordable Housing Component

30% set-aside is significant—and rare for our market.

One commissioner noted:

“For the first time you could live in James City County and be a teacher, a fireman, or a policeman.”

3. Location: The Croaker Corridor

This is one of the last areas in the county that still feels:

Rural
Transitional
Low density

A University of Virginia survey cited during discussion found:

93% of residents wanted to preserve the rural nature of the county

So the question becomes:

👉 Is this smart growth… or the beginning of something else?

The Planning Commission Vote: Deadlocked

The commission split 3–3, resulting in a neutral recommendation.

Some cited traffic and scale concerns
Others supported housing diversity and design intent

Now the decision moves to the Board of Supervisors.

Traffic: The Issue That Never Goes Away

Let’s be honest.

Croaker Road is already:

A commuter corridor
A pressure point near I-64
A connector feeding Lightfoot and Norge

The developer is proposing improvements—turn lanes, signals, possible roundabouts.

But here’s the reality:

👉 You can improve flow… but you can’t eliminate volume.

This will add cars. A lot of them.

The Economic Argument

The Optimistic View:

Brings services closer to Toano
Adds medical space for an aging population
Expands housing opportunities

The Skeptical View:

Retail overlaps with existing areas
Jobs may skew lower wage
Doesn’t necessarily create new economic demand

The Design: Credit Where It’s Due

The plan itself is thoughtful:

Walkability built in
Architectural standards
Landscaping and screening
“Live, Work, Play” concept

This isn’t thrown together.

Let’s Be Honest: Who Is Actually For This?

I’ll just say it.

I’m not really in favor of this project.

And I’d be willing to bet that if you knocked on doors anywhere near Croaker Road, Toano, or even parts of Norge and Lightfoot… you’re not going to find a groundswell of support.

That doesn’t make anyone anti-growth.

It makes them realistic.

🚗 Traffic Is Already a Problem

You don’t need a traffic study to tell you:

Croaker backs up
Lightfoot gets jammed
I-64 merges are already tight

Now layer this on top.

We can talk about improvements all day long…

But volume is volume.

🌳 This Isn’t Just Growth—It’s a Shift

Toano has always had:

Space
Breathing room
A different pace

This doesn’t blend into that.

It changes it.

🏘️ The Scale Feels Off

If this were a smaller project, it’s a different conversation.

But this feels like dropping a mini New Town into an area that was never designed for it.

🤔 The Part People Won’t Say Out Loud

There’s also hesitation around the affordable housing component—not necessarily opposition, but uncertainty.

And when people don’t fully understand something at this scale, they tend to step back and say:

👉 “This feels like too much, too fast.”

The Bigger Question: What Do We Want Toano To Be?

This project forces a conversation we’ve avoided for years:

Option 1:

Preserve rural character, slower growth, lower density

Option 2:

Concentrate growth into mixed-use hubs

This proposal clearly leans toward Option 2.

My Take

I see both sides.

I appreciate:

The design effort
The housing diversity
The idea of planning something cohesive

But I keep coming back to one word:

👉 Fit

And this doesn’t feel like the right fit.

Not at this scale.
Not in this location.
Not this fast.

The Truth Nobody Wants to Say

Growth is coming.

But the real question is:

👉 Where does it belong—and how should it happen?

Because if this gets approved…

👉 Toano won’t be the same again.

About Me

I’ve been listing and selling homes across Williamsburg, Toano, York County, New Kent, and beyond for over 20 years. I’ve seen firsthand how decisions like this shape not just neighborhoods—but entire communities.

I’m also an investor, renovator, and someone who’s spent years helping clients think through not just where they live—but why they live there. I’ve worked with buyers building from the ground up—helping with lot selection, house siting, plan design, and builder selection—and I’ve helped sellers position their homes to stand out in changing markets.

If you’re wondering how something like this could impact your home, your neighborhood, or your long-term plans, I’m always happy to talk it through.

📞 757-254-8136
📧 John@MrWilliamsburg.com
🌐 https://mrwilliamsburg.com

— John Womeldorf
A.K.A. Mr. Williamsburg