Decision on 700-unit development near Toano & Norge deferred
Presidents’ Heads museum in limbo as part of mixed-use plan called The Bluffs at Kiskiack
A developer’s request to rezone roughly 276 acres on Croaker Road near the towns of Toano and Norge has been deferred. The proposal for a mixed-use community called The Bluffs at Kiskiack includes up to 704 homes, commercial and office space, and an open-air museum featuring the historic Presidents’ Heads sculptures with an accompanying visitor center. At the applicant’s request, the James City County Board of Supervisors voted to delay the application along with an associated Special Use Permit, to October.
The rezoning would shift the bulk of the property from industrial use to mixed use, with a smaller portion converted to agricultural use. Residential plans call for a mix of retirement community units, single-family attached homes, and single-family detached homes. The site would also include commercial and medical office space, a public assembly area, and a site set aside for future public use, along with protected natural areas and walking trails.
The museum would display the presidential busts formerly shown at Presidents Park, known as “The Presidents’ Heads,” on a parcel within the development. An existing historic home on the property would be relocated and restored to serve as the visitor center. The museum is slated for completion or guarantee in the first development phase. Staff have proposed conditions addressing lighting, operating hours, noise, and screening to limit potential impacts on surrounding areas.
Planning staff did not recommend approval, citing inconsistency with the 2045 Comprehensive Plan, which designates light manufacturing and office uses, not residential or commercial development, for this area. The Planning Commission issued a neutral 3-3 vote on the rezoning and special use permit, but voted 4-2 to find the utility extension in accordance with the Comprehensive Plan. If the Board approves the applications, staff recommend doing so with proposed conditions and proffers attached.
Staff identified several concerns, including the project’s inconsistency with comprehensive plan guidance for the area and traffic congestion at the Croaker Road and Rochambeau Drive intersection, which is projected to remain at failing levels during peak hours even with improvements. Staff also noted that the proposed affordability mechanism for income-restricted units may not guarantee long-term affordability under federal standards, and that the phasing plan lacks specific commitments linking residential permits to commercial construction.
Decision on Cardinal Ridge project near Eastern State deferred
The James City County Board of Supervisors met earlier this month and ultimately voted to defer action on the Cardinal Ridge rezoning application to September 8, 2026, at the applicant’s reques…
