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York County’s electricity costs have surged 47% since 2022, climbing over $400,000 as Dominion Energy rate increases take effect. County Administrator Mark Bellamy cited public policy changes, capital programs, and extreme weather as drivers. The county budgeted $1.6 million for electric costs this fiscal year, expecting further increases.

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York County’s electricity costs have climbed sharply over the past several years as Dominion Energy has sought a series of rate increases from state regulators. According to a July 24, 2026 memorandum from County Administrator Mark L. Bellamy, Jr. to the York County Board of Supervisors, the county’s electric costs have risen by more than $400,000 since 2022, marking an increase of about 47 percent. Bellamy noted that the rise reflects a broader pattern of rate changes affecting both residential and government electricity customers across the region served by Dominion Energy.

“In recent years, Virginia electric users have seen various rate increases. Like residents, local governments are affected by rate changes from energy providers,” he wrote the Board. “Many of these increases result from public policy changes, Dominion Energy capital programs, and extreme weather events. The conflict in the Middle East, state-level changes that returned Virginia to the ‘Regional Greenhouse Gas Initiative’, and a blistering winter all have compounded Dominion’s requests to increase rate,” the memo states.

The county’s actual electric costs reached $1.4 million in fiscal year 2026, up from just under $1 million in fiscal year 2022, per the administrator’s communication. For fiscal year 2027, officials have budgeted approximately $1.6 million for electric costs, anticipating further increases. As an example, Bellamy pointed out that Dominion Energy has notified the county 17 separate times so far this calendar year about rate petitions or project updates.

To help offset rising costs, York County participates in the Virginia Energy Purchasing Governmental Association, a joint association with the York County School District that negotiates electricity rates on behalf of local governments and school districts. According to the memo, VEPGA anticipated a 24.9 percent rate increase effective July 1, 2026, with an additional increase of at least 12 percent expected to begin July 1, 2027. The memo states that despite this collective bargaining effort, the county ultimately has no control over increases approved by the State Corporation Commission.

The memo also outlines an option some localities use to manage utility costs going forward: localities may choose to hire utility-billing audit firms, which review historical bills, tariffs, and riders to identify potential overcharges. These firms typically work on a contingency basis, charging little or no upfront cost and collecting payment only if they successfully recover overcharges for the locality. The memo does not indicate whether York County has engaged or is considering engaging such a firm.

York County is not alone in confronting these rising costs. According to VPM News, Henrico County warned its agencies of a 25 percent electric rate increase this July, prompting conservation measures, while Richmond is weighing a solar power purchase agreement to curb its own Dominion bills. Both localities, like York County, are VEPGA members facing similarly steep increases tied to rising regional demand and infrastructure costs.

York board updated on state limits over developer impact fees

County Administrator Mark L. Bellamy, Jr. sent another memorandum to the York County Board of Supervisors on July 24, 2026, addressing the Board’s request to research developer impact fees for new single-family and high-density housing. The memo explains such fees could help offset county infrastructure costs tied to growth, including schools, public safety, and libraries, but confirms that Virginia counties generally have no legal authority to impose them under current state code.

The memo traces the issue back to 2008, when the Virginia General Assembly granted narrow authority for Stafford County alone to adopt impact fees, with a since-expired deadline and restrictions written specifically for larger localities that excluded York County then and now. It also notes that staff could add a request for permissive authority to this year’s legislative agenda if the Board chooses, and flags that two bills that would have expanded the ability to levy impact fees were introduced this past session but failed to pass.

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Government

NCSC’s Gavel to Gavel Turns 20 The National Center for State Courts (Williamsburg) is marking 20 years of its Gavel to Gavel initiative, a legislation-tracking resource launched in 2006 by analyst Bill Raftery after a South Dakota constitutional measure targeted the judiciary. It grew from spreadsheets into a weekly newsletter and searchable database, earning a spot in the ABA Journal’s Blawg 100 Hall of Fame and citations in 50+ academic publications. Current hot topics include judicial security, judicial selection, and specialty courts vs. dockets.

York County Courthouse Electronic Device Policy Since July 1, 2026, visitors to the York County Juvenile and Domestic Relations Court have been required to power off personal electronics (phones, laptops, tablets, smartwatches, e-readers) and lock them in provided pouches at security, accessible only to court staff unless a judge authorizes otherwise. Cameras and recording devices (including smart glasses) remain banned without advance written judicial permission. The courthouse is at 300 Ballard Street, Yorktown.

Public Safety

James City County Firearm Safety Classes JCC Police Department is taking registrations for free firearm safety classes Aug. 17 (6–9 PM) and Aug. 29 (9 AM–noon) at the Law Enforcement Center, 4600 Opportunity Way. The classroom-only course covers safe handling/storage and VA concealed-carry law, satisfies the state’s concealed carry training requirement, and includes a certificate and free gun lock. No live firearms are used or should be brought.

York County Disaster Volunteer Recruitment York County Emergency Management is recruiting volunteers ahead of future emergencies through groups like the American Red Cross (Virginia Peninsula), Community Animal Shelter Team, CERT, Medical Reserve Corps, RACES, and VOAD. The county stresses training/planning beforehand and urges residents to first prepare themselves and their households.

Recreation & Events

James City County Parks & Rec August Programs JCC Parks & Recreation released its August lineup: Dive-In Movie at Upper County Park Pool (Aug. 1, 8 PM), Pottery Date Night (Aug. 7), an Extruder Workshop (Aug. 21–22), and free Fitness Court Orientations at Warhill Sports Complex on Saturdays/Tuesdays. Youth camps include Virginia Legacy Soccer (Aug. 3–7), COPs Camp with JCC Police (Aug. 3–7), S.T.E.A.M. Cooking (Aug. 17–20), plus 4-H, basketball, rowing, and outdoor-adventure options. Before/After School Program registration for 2026–27 (ages 5–10) is first-come, first-served at eight WJCC schools; Clara Byrd Baker, Laurel Lane, and Stonehouse are full, and summer 2026 camps are waitlist-only. Register online or at 757-259-4200; brochure available at jamescitycountyva.gov/recreation.

Yorktown Sounds of Summer: Remaining Concert Lineup Yorktown’s free Sounds of Summer concert series continues on Thursdays from 6:30–9:00 PM through late August. Upcoming shows include The Nashville Nights Band on July 30, 10 Spot on August 6, Slapnation on August 13, Band of Oz on August 20, and The Deloreans closing out the series on August 27. All concerts are free and open to the public; event weather updates are available at 757-890-3520 or visityorktown.org.

Dark Star Orchestra to Perform at William & Mary W&M News reported that Grateful Dead cover band Dark Star Orchestra will perform at the schools’ Briggs Amphitheatre on September 26. The article also gives a detailed look at both bands’ history in Williamsburg.

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James City County transferred 8 residential lots on Clark Lane to a community land trust for Habitat for Humanity duplex construction. The unanimous July 14 Board approval separates home and land ownership to maintain affordability for qualified low- to moderate-income first-time buyers over time.

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The James City County Board of Supervisors voted to prohibit vape and smoke shops within 1,000 feet of schools or daycare centers. Existing businesses before July 1, 2024 are exempt. The ordinance also requires special use permits in certain districts. State law changes in April 2024 enabled these restrictions.

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The James City County Board of Supervisors unanimously approved a resolution authorizing an agreement with Habitat for Humanity for the Peninsula and Greater Williamsburg to provide affordable home ownership on the property on Clark Lane, dubbed The Moores subdivision.

The vote on July 14, 2026 will facilitate long-term affordable housing plans and cover the first phase of a larger 47-lot subdivision plan for the property, which the county acquired in June 2023 and rezoned in June 2024. Phase one calls for four duplex buildings on eight lots, which Habitat for Humanity will build. The homes will be sold to qualified low- to moderate-income first-time buyers, consistent with the approved Clark Tally residential rezoning master plan.

Takeaway: 8 lots on Clark Lane move to a community land trust as James City County partners with Habitat for Humanity on the first phase of a development with 47 planned homes.

Placing the lots in the community land trust ties the land’s long-term affordability to the homes Habitat builds, as the trust keeps ownership of the land while homeowners buy only the structures on it. Under the plan, the board will convey the eight residential lots by fee simple deed to the James City County Community Land Trust at no cost, with the trust structure designed to keep the homes affordable over time by separating land ownership from ownership of the homes built on it, so that qualified low- to moderate-income first-time homebuyers can purchase the structures while the trust retains the underlying land.

Utility easements that cover water, wastewater and stormwater lines and facilities on the property were also conveyed to the James City Service Authority. The easements let the service authority install, operate and maintain them. The plans indicate that a portion of the property will remain undeveloped, serving as a natural buffer and a stormwater management area.

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In other news:

The James City County Board of Supervisors recently approved a rule barring vape and smoke shops from opening within 1,000 feet of daycare centers or schools. Shops already open before July 1, 2024, and those holding a valid state tobacco retail license, are exempt from the new distance requirement.

Applying its usual property-value estimation method, the James City Countty forecasts that Cardinal Ridge would bring in roughly $20.9 million more in tax revenue than it consumes in service costs by 2050.

Bluffs of Kiskiack developer promises tax gains, fixed traffic, and affordable housing near Croaker's Presidents Heads site, but county not so sure about how much and related guarantees.

James City County's Bay and Wetlands Board approved exceptions for construction on Tadich Drive and John Wickham within protected buffer zones, requiring mitigation plantings, and adjusted its August meeting date.

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The James City County Board of Supervisors recently voted to prohibit vape and smoke shops from locating within 1,000 linear feet of a child day care center or other schools. The new distance rule exempts shops and lounges already operating before July 1, 2024 and those with a valid state retail tobacco license.

The Planning Commission had recommended denying the change by a 3-2 vote, with some commissioners arguing that zoning should regulate land use and physical compatibility rather than target a specific legal product. The county’s Community Development Director, Paul Holt, told the board that the ordinance also changes how vape and smoke shops and lounges will be classified in certain parts of the county, including certain residential and business districts. He noted that staff paired the location restriction with an update to the permitted-use list in each affected district, so the two changes take effect together as a single amendment to the county code’s special regulations section.

The ordinance now classifies vape and smoke shops and vape and smoke lounges in certain parts of the County as specially permitted uses, meaning a business opening in one of those districts must obtain a special use permit. Staff said the change updates a classification first adopted in 2023, when the county separated vape and smoke shops and lounges from general retail and service stores in the zoning code.

Revisions to state law passed by the Virginia General Assembly in April 2024 opened the door to local restrictions. Local governments can now regulate where retail businesses may sell tobacco or hemp products intended for smoking. That change allows localities to require such stores to locate at least 1,000 feet from child day care centers and from public, private, or parochial schools. Similar rules are already in place in Richmond and Henrico County.

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The James City County Board of Supervisors recently approved an ordinance amendment streamlining archaeological study requirements for development projects. The measure had previously received unanimous support from the County’s Policy Committee and the Planning Commission.

The board’s approval allows certain development projects to bypass a mandatory Phase I archaeological study under specific conditions. During discussion, board members sought clarification on how a required preliminary assessment would be conducted and by whom. Planning staff explained that a qualified archaeologist’s site review indicating a low likelihood of historical resources would make a developer eligible to apply for the waiver. Board members also asked whether basic written findings from a site visit would be sufficient documentation, and staff confirmed that such a write-up, prepared by a qualified professional, would meet the requirement.

James City County Archeological Sensitive Areas

The county’s archaeological assessment map designates certain areas as highly or ultra sensitive. Projects outside these zones may qualify for a waiver from mandatory Phase I archaeological studies with a qualifying preliminary assessment.

Granting a waiver remains at the planning director’s discretion, and that while no formal appeal process is specified for this section, related decisions are generally appealable under broader zoning provisions. Board members also raised questions about how often archaeological requirements had historically posed significant obstacles for developers, given the county’s extensive early historical settlement. Staff responded that while confirmed archaeological finds are relatively uncommon, the required study process itself can represent a costly and time-consuming step for developers.

Under the amendment, site plan submission requirements now include a waiver option from the mandatory Phase I archaeological study for projects located outside areas the county’s archaeological assessment map designates as highly or ultra sensitive. To qualify, applicants must complete a preliminary assessment evaluating the likelihood of archaeological resources on the site, and that assessment must show a very low probability of such findings before a waiver can be considered.

The ordinance similarly amends the county code governing subdivision preliminary plan submissions. Developers may now qualify for an exception from the Phase I Archaeological Study requirement if their project falls outside designated high-sensitivity and ultra-sensitivity zones. As with the site plan provision, this exemption requires a preliminary assessment, such as a Phase Ia study, confirming a very low likelihood of archaeological or historical resources on the property.

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James City County Opens Good Neighbor Grant Applications for Fall James City County’s Sustainability Division has released information about applications for the Good Neighbor Grant, offering neighborhood and community groups up to $500 in matching funds for beautification and sustainability projects. Volunteer labor can count toward the match, so cash isn’t required to apply. Applications are due September 15, 2026 by 4 p.m. The newsletter also covers free mosquito control dunks for residents, a glass recycling contest win that earned United Way a $1,000 donation, and upcoming Clean County Commission meetings this August and September.

James City County Seeks Bids for WATA Bus Stop Improvements James City County has opened bidding for Bus Stop Improvement Phase One, a project to install concrete bus stop pads at multiple locations throughout the county for the Williamsburg Area Transit Authority (WATA) bus stop system. The work includes labor, materials, equipment, site preparation, concrete placement, finishing and restoration needed to create safe, durable and accessible passenger boarding areas. The invitation for bid was published July 23, 2026, and the closing date and time for submissions is August 20, 2026 at 2 p.m.

York County Senior Center Announces August 2026 Special Events The Senior Center of York has announced its August 2026 calendar, featuring a new Immersive Wellness class, game night, Fire and Fall Prevention program, Senior Social, and an Art Show, along with an outing to the Mariners’ Museum & Park. The center encourages residents to check the calendar for daily activities and contact staff for details. The Senior Center is open Monday through Friday from 9 a.m. to 4:30 p.m. Activities are free unless noted, for ages 55 and up, with registration open until four days before each event.

William & Mary Announces $123.4 Million Raised in Fiscal Year 2026 William & Mary announced that it raised more than $123.4 million in gifts during fiscal year 2025-2026. The funds came from 31,522 donors, including alumni, students, families, faculty, staff, organizations and friends. Gifts of $250 or less totaled nearly $2.4 million. During One Tribe One Day, the school announced 14,221 donors contributed over $5.6 million to 1,010 funds, a record for the university. In an email to supporters, Matthew T. Lambert ‘99, Senior Vice President for University Advancement, wrote that the funding supported an enrollment initiative, the Mackesy Sports Performance Center, the Institute for Integrative Conservation, and the university’s first coastal and marine sciences majors cohort.

W&M Board of Visitors to Hold Summer Retreat in Wintergreen The William & Mary Board of Visitors will hold its annual summer retreat July 28-30, 2026, in Wintergreen, Va., serving as the Board’s annual planning and training session. Meetings begin Tuesday, July 28 at 3 p.m. in the Upper Crust Conference Room of Wintergreen Resort, followed by a dinner and an optional Fireside Gathering. The full Board will meet Wednesday, July 29 from 8:45 a.m. to about 4:45 p.m., with a reception, dinner, and optional social that evening. Meetings resume Thursday, July 30 at 8:30 a.m. and conclude around 12:15 p.m.

William & Mary Law School to Host National Trial Advocacy College William & Mary Law School announced a partnership with the Virginia Law Foundation (VLF) and Virginia CLE to host the National Trial Advocacy College August 8-12, 2026, in Williamsburg, Virginia. The five-day program, previously held at the University of Virginia Law School for 43 years, features daily lectures and hands-on training culminating in a mock trial. Registration is open at trialadcollege.org, with participants earning 38.5 hours of CLE credit, including 36.5 hours of live-interaction credit and 2.0 hours of Ethics credit.

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The City of Williamsburg is seeking bids to construct the African American Heritage Trail, a pedestrian route connecting historic sites through downtown. The trail highlights places, people and events that shaped the city’s African American history from the colonial era through the Civil Rights Movement, according to the City of Williamsburg.

Invitation for Bids (IFB) documents outline plans for the project, which would add new brick-paver sidewalks, landscaping and decorative lighting along the route, combining new brick paving with existing brick and concrete walkways. Colored brick will help guide visitors along the trail.

Path materials and features

Brick paving serves as the primary surface for new sections of the trail. Depending on location, pedestrians would travel across proposed brick paver sidewalks, existing brick paver sidewalks, existing concrete sidewalks and a proposed asphalt path near Lafayette Street. Near North Boundary Street, the route transitions from brick paving to concrete steps and a landing pad.

New sections would use brick pavers set over a concrete base and compacted aggregate subbase. Where the walkway crosses existing tree root zones, the paving switches to a geogrid-supported system with an open-graded stone base instead, to avoid damaging the roots. The plans also include new steps and handrails near North Boundary Street, along with truncated-dome detectable warning surfaces at pedestrian crossings.

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Landscaping the path

Landscape improvements would add a mix of native and ornamental trees, shrubs, grasses and flowering plants along the trail to create a greener, more cohesive pedestrian corridor. The planting palette includes canopy trees such as red maple, tulip poplar and willow oak, along with flowering dogwoods, serviceberries and American holly to provide seasonal color and shade.

Shrubs, ornamental grasses and perennial flowers would fill planting beds throughout the route, with species selected to provide year-round interest while complementing the surrounding streetscape. Plans also include tree-protection measures and grass buffers to help preserve existing vegetation during construction.

Lighting the way

The trail would be illuminated with decorative pedestrian lighting designed to complement the surrounding streetscape and improve visibility for visitors. Plans call for traditional-style post-top lanterns paired with shorter bollard lights along portions of the route. The fixtures use warm 3000K LED lighting with dark bronze and charcoal finishes designed to complement Williamsburg’s historic character.

A little bit of comfort

The project includes a new public comfort station intended to support visitors using the African American Heritage Trail by providing permanent restroom facilities along the route. The building is part of the broader streetscape improvements designed to make the trail more accessible and comfortable for pedestrians while encouraging longer visits to the downtown heritage corridor.

Rather than constructing a new building from the ground up, the project would renovate an existing pump station built around 1933 that is currently described in the plans as a non-functioning, abandoned facility. The renovation would convert the interior into a single-user restroom while making minor exterior repairs that preserve the building’s historic appearance. Plans also include accessible entrances, along with landscaping, bicycle parking, benches and waste receptacles that create a small gathering area for trail users.

In other news:

Williamsburg hotels post Virginia’s strongest June occupancy gains

Williamsburg hotels recorded the strongest year-over-year occupancy growth among Virginia’s major lodging markets in June, reflecting a sharp increase in visitor demand at the start of the summer travel season, according to information shared by the Virginia Restaurant, Lodging & Travel Association, via Visit Williamsburg. The figures show hotel occupancy in Williamsburg rose 15.4% compared with June 2025. Occupancy reached 70.3%, while the statewide increase was 2.6%. National occupancy rose 1.6%, and the South Atlantic region posted a 0.3% gain.

Williamsburg also led Virginia in growth of revenue per available room, or RevPAR, which combines occupancy and room rates to measure hotel performance. RevPAR increased 15.9% from a year earlier, compared with an 8.2% increase statewide, 8.4% nationally, and 4.5% across the South Atlantic.

Unlike many markets where higher room rates drove revenue growth, Williamsburg’s average daily room rate was largely unchanged. The market’s average daily rate, or ADR, increased 0.4% to $151.01, while Virginia’s ADR rose 5.4%, the U.S. average increased 6.7%, and the South Atlantic region gained 4.2%. Statewide, Virginia hotels reported occupancy of 72.8%, an average daily rate of $151.07, and RevPAR of $110.04 in June, with room revenue increasing 8.8% from the same month last year.

City of Williamsburg to Host Info Session on College Woods Circuit Phase 2

The City of Williamsburg invites the public to a session on Phase 2 of the College Woods Circuit, a proposed shared-use path along Strawberry Plains Road and John Tyler Lane, from Berkeley Middle School to Berkeley Lane. The session runs 6 to 7:30 p.m. Tuesday, July 28, 2026, in the community room of the Williamsburg Police Station, 615 Lafayette St. City staff and design firm Timmons Group will present the latest designs, now 60% complete, and collect feedback.

College Woods Circuit, an extension of the Virginia Capital Trail, would circumnavigate College Woods and connect to the proposed Trail757 at South Boundary Street. Phase 2, the subject of this session, covers the shared-use path from Berkeley Middle School to Berkeley Lane and is funded and currently in design. It’s the second of three planned phases: Phase 1, the Monticello Avenue Multiuse Trail, opened in 2020, while Phase 3, along Jamestown Road from John Tyler Lane to S. Boundary St., remains conceptual.

The Virginia Capital Trail Foundation welcomed the news. “This segment will improve safety and connectivity for people walking, biking and rolling, provide better access to schools and neighborhoods, and help build a more connected trail network for residents and visitors alike,” wrote Alexandra Brooks, Communications & Engagement Manager for the organization wrote in an email to the Williamsburg Independent. “We are excited to see this project continue moving forward and appreciate the City of Williamsburg’s leadership in advancing the Capital Trail Extension vision.”

A multiuse trail along Strawberry Plains Road has been under consideration since the 2017/2018 Goals, Initiatives & Outcomes document and has appeared in each version since, according to the city. The City gathered public input on preliminary Phase 2 designs in fall 2021, when Council passed a resolution supporting a VDOT Transportation Alternative Programs funding application. That funding came through in Fiscal Year 2025: $2,365,560 in TAP funds toward the project's estimated $3,227,597 total cost.

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James City County has several major developments, including Cardinal Ridge, Bluffs of Kiskiack, and Westwood Park, working their way through aspects of the approval process. As part of that, the county and each developer have produced its own estimate of how much tax revenue each project will generate. For each of the proposals, the developer’s number came in higher than the county’s, with differences ranging from a few hundred thousand dollars a year to well over a million. Typically, the variances hinged on disagreement over future property values.

Cardinal Ridge is a proposed 503-unit development on former Eastern State Hospital land, blending the old hospital campus with the adjacent New Town community. The Board of Supervisors has deferred the applications to its September 8, 2026 meeting at the developer’s request, leaving the public hearing open.

Bluffs of Kiskiack is a mixed-use proposal near the Interstate 64 interchange in Croaker, on the site that currently holds the Presidents Heads sculptures. At the applicant’s request, the Board of Supervisors voted to defer the applications to its October 13, 2026 meeting so the developer could meet with local residents, with the project still carrying promises of fixed traffic problems and affordable workforce housing.

Westwood Park, a 139-home project on Commonwealth-owned land tied to Eastern State Hospital, has already received rezoning approval from the Board of Supervisors, with two new conditions added at the meeting where it passed.

All three projects show the same basic pattern: the developer’s projected tax benefit to the county is larger than the county’s own standard estimate, though the size of that gap differs by project.

• For Cardinal Ridge, the county projects about $20.9 million in net tax benefit through 2050, or about $836,000 a year, while the developer’s figures put the total near $36.7 million, or about $1.5 million a year.

• For Bluffs of Kiskiack, the county’s estimate is about $7.3 million through 2050, or roughly $292,000 a year, compared to the developer’s estimate of about $55.8 million, or about $2.2 million a year.

• Westwood Park’s gap is smaller in scale: the county projects about $171,000 a year in net benefit, against the developer’s projection of about $449,000 a year.

Key Takeaways

Three James City County developments are moving through approval with developer tax estimates that all run higher than the county’s own numbers, largely due to differing property value assessments, with other issues still unresolved:

All three developers project more tax money than the county does

• Cardinal Ridge, Bluffs of Kiskiack, and Westwood Park all show the developer’s tax benefit estimate coming in higher than the county’s own estimate.

• The size of that difference varies a lot, from a modest gap at Westwood Park to a much wider one at Bluffs of Kiskiack.

The gap in each case comes down to how homes are valued, not costs

• In all three projects, the county says the difference in estimates comes entirely from which home values are used, not from any disagreement over what services will cost.

• The cost side of the county’s math stays basically the same either way; only the projected tax income changes.

Each project still has its own separate loose ends

• Cardinal Ridge’s developer hasn’t offered extra payment to help cover county costs, though it’s giving land, preserving forest, and funding stream work, and county staff still want a firm timeline on commercial construction.

• Bluffs of Kiskiack’s traffic fixes won’t bring its key intersection up to standard and its affordable housing price cap isn’t guaranteed to stay affordable, while Westwood Park faces sewer capacity concerns and stream funding that isn’t fully secured.

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Projects face different unresolved issues

Each project also has its own set of outstanding questions that could affect what it ultimately costs or delivers to the county, separate from the tax revenue debate. Check out the recent posts below for more information about each project.

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Cardinal Ridge is a residential and mixed-use development proposed for an approximately 365.6-acre property at a portion of 4601 Ironbound Road and 1001 Galt Lane in James City County. The land, owned by the Commonwealth of Virginia, has been the site of the Eastern State Hospital facility, with the project planned to blend the hospital campus with the adjacent New Town community. County staff have completed a review of the proposal’s financial impact, its affordable housing commitments, and dozens of conditions the developer has agreed to meet. At the applicant’s request, the Board of Supervisors voted to defer both applications to its September 8, 2026, meeting at 5 p.m., leaving the public hearing open to continue at that time.

County and developer arrive at different estimates of the project’s tax revenue

Using its standard method for estimating property values, the county projects Cardinal Ridge would generate about $20.9 million more in tax revenue than it costs in services through 2050, or about $836,000 a year on average. But when the same model is run using the developer’s own estimates of what the homes will be worth, that figure nearly doubles, to about $36.7 million total, or about $1.5 million a year.

The difference between the two estimates comes entirely from one source: how much the homes are assumed to be worth. There is no difference in what the project is expected to cost the county in services. Every expense the county counted, for schools, police and fire protection, general government, and capital projects, is identical in both versions. What changes is the tax money coming in:

• Property tax collections range from about $81.6 million under the county’s estimate to about $96.7 million under the developer’s.

• Other local taxes run from about $17 million to $17.5 million.

• Licensing and permit fees run from about $930,000 to $1.1 million.

• Added together, total general fund revenue is projected at about $104.1 million under the county’s numbers and about $119.9 million under the developer’s, pushing grand total revenue from about $133.9 million to about $149.7 million.

The developer has not offered a separate cash payment to help cover the cost of building and operating the development, though it has agreed to give the county about 40.6 acres of land for public use, a commitment described in more detail below.

Key Takeaways

Cardinal Ridge, a large housing and mixed use project awaiting county approval, comes with differing money estimates, housing set asides, and other unfinished commitments:

County and builder don’t agree on how much tax revenue the project brings in

• The county’s numbers show a smaller tax benefit for the county than the builder’s numbers do, with the difference drive by different assumptions about projected home values.

• Estimates for most costs the county expects to pay out, like schools and safety services, are the same.

The project sets aside homes for buyers and renters with lower incomes

• At least 200 homes will be priced for households making no more than 80 percent of the area’s typical income, meeting the county’s housing goal.

• A separate group of at least 120 rental homes is also set aside for those same income levels, though the builder’s own materials don’t list prices.

The builder has agreed to many other conditions, but one still lacks a firm deadline

• The builder will hand over land for public use, preserve a small forest, and pay toward fixing a nearby stream, among other commitments.

• County staff say a guarantee that the builder will keep commercial building on pace with new homes is needed.

Resources: Agenda link | Video link

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Cardinal Ridge sets aside units for lower income households

Cardinal Ridge includes a commitment to sell or rent at least 20 percent of its homes, up to 202 units, to households earning at or below 80 percent of the area’s median income, currently set at $106,500. For those units, rent could not exceed 30 percent of a household’s annual income. A separate commitment sets aside at least 120 rental units for households at that same income level. County staff say this meets a target in the county’s long range comprehensive plan, which calls for at least 20 percent of new homes in developments like this to be affordable to households at that income threshold.

The project also includes a smaller residential section called Hope Family Village, made up of 27 units, 12 single family homes and 15 townhomes, which the developer describes as a distinct part of the project. It is treated differently elsewhere in the proffers, including being excluded from a per unit fee described later in this article. The developer’s community impact statement, the document meant to explain the project to the public, does not include expected home prices or affordability details. Those specifics appear only in the legal proffer language itself.

Other proffers cover water, traffic and open space, but a construction timeline isn’t guaranteed

Beyond taxes and housing, the developer has agreed to a number of additional conditions. These include forming a homeowners association and design review board, getting water conservation standards approved before construction begins, and submitting nutrient management plans and a stormwater management plan aimed at protecting the Powhatan Creek watershed. The developer will also install traffic improvements recommended by the county’s traffic study, and building permits are capped at 503 homes until planned recreational facilities and trails are finished.

The developer will hand over the project’s commercial site to the county at no cost, and will pay $1,250,000 toward restoring a nearby stream channel, collected at a rate of $1,068.75 per home as each one is completed, not counting affordable units or the Hope Family Village homes mentioned earlier. Both figures will rise slightly each year starting in 2027, and any unpaid balance is due within five years of the county’s first approval of a site plan.

The developer is also dedicating about 40.6 acres to the county for public use and preserving about 10 acres of mature forest, which qualifies the project for a density bonus, along with a second bonus earned through design guidelines approved by the county’s planning director.

County staff, however, flagged one unresolved issue. County policy requires commercial construction to keep pace with residential building, capping home construction permits until set percentages of commercial space are completed. Staff say the developer’s current commitments include no guarantee that this phasing requirement will actually be met.

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The Bluffs of Kiskiack, a mixed-use development proposed for northern James City County near the Interstate 64 interchange in Croaker, roughly between Toano and Norge, currently the site of the massive presidential busts known as the Presidents Heads, is now before the Board of Supervisors carrying three big promises from its developer: a financial windfall for the county, fixed traffic problems, and affordable workforce housing. Each promise rests on numbers or mechanisms that the county notes are not guaranteed to hold.

The county's own fiscal model produces wildly different results depending on whose property values are used. The traffic fixes required of the developer do not bring the project's main intersection up to the county's own standard. And the price cap meant to keep new homes affordable is tied to an index that does not guarantee it will stay within federal affordability limits.

Using the county’s standard property assessment figures, the Bluffs of Kiskiack is projected to generate about $7.3 million in net tax benefit to James City County through 2050, or roughly $292,000 a year on average. Run the same model using the assessed values the developer itself submitted, and the number jumps to about $55.8 million through 2050, or about $2.2 million a year.

County documentation attributes the entire gap to that single choice: whether to use the county’s standard default values or the developer’s own higher figures. The gap shows up across every major line in revenue estimates, while expenses differ far less than revenue between the two estimates. :

• Property tax revenue: about $32.4 million under the county’s figures versus $79.1 million under the developer’s

• Total general fund revenue: about $43.1 million versus $91.8 million

• Grand total revenue: about $53.7 million versus $102.7 million

• Total operating costs: about $39.3 million versus $39.8 million

• Grand total expenditures: about $46.4 million versus $46.9 million

The developer’s higher revenue estimate is built on assessed values of $506,000 for a single-family detached home, $412,000 for a single-family attached home, $565,000 for an age-restricted multifamily unit, and $150,000 for a charitable-donation lot, along with commercial values ranging from $90 to $395 per square foot depending on use. The developer’s Community Impact Statement also points to job creation in senior healthcare, medicine, retail and the planned museum as a financial benefit to the county, though it does not attach a dollar figure to that claim.

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Key Takeaways

The Bluffs of Kiskiack development is under county review, with unclear tax benefits, unresolved traffic problems, and housing prices that may not stay affordable:

The tax benefit to the county depends heavily on whose numbers are used

• Using the county’s standard home values, the project’s tax benefit is much smaller than using the developer’s own higher values.

• The difference between the two estimates comes entirely from which property values are plugged into the county’s calculation.

Planned road fixes won’t bring the main intersection up to standard

• The busy intersection at Croaker Road and Rochambeau Drive already struggles with traffic today and is expected to still fall short of the county’s goal even after upgrades.

• Several turning movements at the intersection are expected to keep failing, and a fatal pedestrian crash nearby in 2023 was only mentioned at the public meeting, not in official reports.

The affordable housing price limit isn’t fixed in place

• The developer promises more affordable homes than the county requires, but the maximum price for those homes changes every year based on a building cost formula, not income limits.

• That formula doesn’t guarantee the homes will stay within the price and rent limits the county considers affordable.

Resources: Agenda link | Video link

The project concept includes an open-air museum and visitor center for the Presidents Heads, the large presidential bust sculptures stored on the property since the original Presidents Park attraction closed. Unlike potential homes in the development which can’t be occupied until road improvements are built, developers anticipate anticipate that the museum could open once those improvements are planned. The county’s tax model values the museum building at $395 per square foot, the highest of any use in the project. The developer’s Community Impact Statement also cites the museum as a source of local jobs, though it gives no dollar figure.

Road improvements and key intersection

The Croaker Road and Rochambeau Drive intersection, the project’s main access point, already operates at a failing grade today. County standards call for the intersection to reach a grade of A, B or C. Even after the developer completes its required road improvements, county traffic modeling projects it will still operate at a D grade in the morning rush and an E grade in the evening rush, in both 2030 and 2036. Several turning movements are projected to fail outright, including the eastbound, westbound, northbound and southbound left turns and the southbound through movement.

County staff note that the improvements do make the intersection better than it would be without them, and that a planned turn-restriction design and roundabout are meant to address crash patterns identified in the developer’s traffic study. Under the development agreement, those improvements must be built, or guaranteed, before homes can be occupied, with an exception for the museum and visitor center if guaranteed in advance. The road serving the county’s resource-recovery facility must close to the new development once that facility stops operating. All interior roads in the project will be private, maintained by the developer rather than the county.

The developer’s plan adds a turn lane and a flashing yellow arrow at Croaker and Rochambeau, retimes the traffic signal, adds a channelizing island at Fenton Mill Road, and builds a roundabout with a right-turn lane at Croaker Road, Club Drive and Cedar Point Lane. It also includes a private road, a separate emergency access road near a planned fire, rescue and police site, and points to ongoing highway construction on Interstate 64 as adding capacity for both the region and the project. At the Board meeting, county officials disclosed that a pedestrian was fatally struck on a nearby road in 2023, a detail that does not appear in the staff report or the developer’s own materials.

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Affordable housing price caps

The developer has proffered that at least 30 percent of single-family homes in two sections of the project will be priced for households earning up to 80 percent of the area median income, exceeding the county’s Comprehensive Plan target of 20 percent. But the maximum sales prices for those homes are set to adjust each year using a national construction cost index, a formula that does not guarantee the homes stay within the income limits set by federal housing rules.

Under the county’s current affordability guidelines, based on a median income of $106,500, homes would need to sell for no more than $107,250 to $421,500 depending on income tier, and rents would need to stay within ranges roughly from $559 to $3,195 a month depending on household size and income level. The project’s residential plan calls for 122 single-family detached homes, 178 attached homes, 384 age-restricted multifamily units and 20 charitable-donation lots, with the affordable share marketed toward teachers, healthcare workers, firefighters, police officers and county employees. Those price ceilings stand in sharp contrast to the assessed home values built into the developer’s own fiscal projections, discussed above.

At the Board meeting, officials also disclosed that two builders are each set to construct 25 homes in the project’s first phase, that the county’s existing housing stock includes 71 single-family homes and 61 townhomes already on the market, and that building a single townhouse costs an estimated $180,000 while preparing a lot costs about $100,000. The average home in the county’s existing housing stock is 23 years old.

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The James City County Board of Supervisors recently approved the rezoning for Westwood Park, which will bring up to 139 homes and about 24,000 square feet of commercial space to land owned by the Commonwealth of Virginia as part of its Eastern State Hospital holdings, with local ABVA Development, LP serving as the developer. The housing mix includes 82 single-family detached homes and 57 single-family attached and multifamily units. The property sits on roughly 80 acres that will be accessed through the current terminus of Discovery Park Boulevard. The approval came with two new conditions added at the meeting.

The county's own fiscal estimate and the developer's fiscal estimate for the project differ sharply, with the gap tied to differing assumptions about property values, since the developer's figures rely on its own projected values rather than the county's standard ones. Several other questions remain outstanding, including how the development could affect county costs, since the developer has not proffered payments to offset the county's own costs from building and running the project. It's also unclear whether nearby water and sewer systems have the capacity to serve it, as downstream sewer systems are already nearing capacity, and funding for stream restoration tied to the project depends on matching funds from another project and a state grant that has not yet been secured.

Key Takeaways

Westwood Park development near Eastern State Hospital approved; fiscal impact estimates vary; sewer capacity and stream funding remain unsettled:

County’s tax revenue projection is far lower than developer’s estimate

• County’s standard estimate projects about $171,000 a year; developer’s own figures project about $449,000 a year.

• The gap stems from the developer using its own higher property value projections instead of county standard values.

Development could add costs the county hasn’t secured funding to cover

• Developer has not proffered payments to offset the county’s own costs from building and running the project.

• Downstream sewer systems are already nearing capacity, and added flow could undercut recent pump station upgrades.

Stream cleanup funding relies on other projects and an uncertain grant

• Developer’s $225,000 stream restoration payment depends on additional funds from another project and a state grant.

• If any funding source fails, the county could need to find alternative plans to cover the shortfall.

Resources:

• July 14, 2026 James City County Board of Supervisors meeting agenda

• July 14, 2026 James City County Board of Supervisors meeting video

County and developer disagree on the project’s tax payoff

The county’s analysis of fiscal impact lays out two competing pictures of what Westwood Park will mean for county finances. Using the county’s standard assessed values, the analysis projects a cumulative net fiscal impact of about $4.3 million, or roughly $171,000 a year. Using assessed values supplied by the developer instead, the same analysis puts the cumulative impact at about $11.2 million, or roughly $449,000 a year. The gap comes down to how the homes and units are valued. The developer’s higher estimate also excludes any units sold or rented below market rate.

Unproffered costs and sewer capacity limits could affect the county’s bottom line

The county staff report notes that the applicants have not proffered cash contributions to cover the county’s own costs from developing and operating the property, a caveat attached to both of the county’s fiscal scenarios. A separate scenario in the report assumes only the minimum required 10,000 square feet of commercial space is built before the homes are finished and shows a lower but still positive net impact of about $3.4 million cumulatively, or about $135,000 a year. County planning staff also details per-unit capital costs to the county, ranging from roughly $12,200 for each single-family attached unit to roughly $21,400 for each single-family detached unit, covering roads, parks, fire and emergency services, schools, and other public facilities.

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Beyond the fiscal figures, staff comments flag capacity concerns downstream. The regional model used by HRSD shows existing sewer infrastructure lacks capacity during heavy storms without a greater risk of overflow, and added flow from the project could reduce the benefit of recent pump station upgrades at Ford’s Colony and Greensprings. The county also notes that the JCSA pump station serving New Town is nearing capacity and may need upgrades, and that service availability for the project is not guaranteed at this stage.

Stream restoration funding depends on other projects and a state grant

The rezoning includes proffers addressing damage to nearby stream channels within the Powhatan Creek watershed. The developer has agreed to pay $225,000 toward stream restoration, in installments of about $1,619 per home built, and to set aside 3.6 acres along streams bordering part of the property as a protected natural area. The developer’s impact statement notes their proposed payment was calculated from repair cost estimates in the county’s watershed management plan and reflects the project’s share of a larger area needing restoration.

Staff cautions that this funding plan depends on more than the developer’s contribution alone. The proffered money must be combined with funds from a separate, nearby development and paired with a state grant to fully cover the restoration. If any of those three funding sources falls through, the report states that costs for the full restoration project would exceed available funding, requiring the county to develop alternative plans. It also notes that while the new protected stream buffer bars direct stormwater discharges, reviewers have flagged that the proffer language may still allow runoff to reach the protected area as surface flow.

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