90 townhouses, gas & fast food proposed for Croaker/Rochambeau intersection in James City
Developers plan for units to be affordable for people making up to 80% of area median income
A development group has submitted a conceptual plan to James City County for a mixed-use project at the intersection of Croaker Road and Rochambeau Drive. Documents obtained by the Williamsburg Independent in response to a Freedom of Information Act (FOIA) request indicate that the project’s residential component calls for up to 90 townhouses on nearly 15 acres in the interior of the property. The developers describe the residential community as featuring communal areas in a walkable layout, centered around an open space for residents. They also note that the units are intended to be affordable for households earning up to 80% of the area median income.
The proposed commercial aspect of the project totals just over four acres and calls for a national convenience store with fuel service and a quick-service restaurant, both of which will be positioned for maximum visibility from the roadway. As the property is currently zoned Agricultural, and the conceptual plan anticipates either a unified Mixed Use rezoning for the entire property or a split approach, with commercial zoning applied to the frontage parcels and Planned Unit Development-Residential zoning applied to the residential component.
Since the project is still in the preliminary stages, the developers are seeking additional feedback from county staff about several aspects of the project. These included whether the proposed residential density and internal street layout are consistent with county expectations for a townhouse-oriented development, and what buffering or screening measures would be expected between the commercial and residential portions.
County staff and state agencies have weighed in on the conceptual plan across several review areas. VDOT flagged entrance spacing and traffic projection requirements, the James City County Stormwater and Resource Protection Division outlined permitting thresholds tied to the site’s watershed location, and the Fire Marshal’s Office offered conditional approval while noting the development would add to the area’s service call volume.
Traffic and Access
In its review, the Virginia Department of Transportation asked developers to submit traffic projections to determine whether the scale of the project triggers additional state review requirements. VDOT also identified specific entrance spacing standards the plan must satisfy: 360 feet from crossovers on Croaker Road and a 225-foot separation for the nearest Rochambeau Drive entrance. Reviewers noted they are assuming internal roads will be privately maintained, and asked developers to flag any roads intended for public dedication.
Environmental and Stormwater Concerns
The project narrative calls for a shared stormwater management facility on the southern end of the property to serve both the commercial and residential portions of the development. In a February 2026 review, the James City County Stormwater and Resource Protection Division found that because the site sits within the Skimino Creek and Ware Creek watersheds, it falls under the county’s Special Stormwater Criteria, triggering multiple layers of permitting.
The fuel station drew particular scrutiny, as reviewers noted that gas station pollutant “hot spot” issues must be addressed at the rezoning stage, well before formal site plan submission. A wetland delineation and Resource Protection Area determination will also be required, and any grading on slopes above 25 percent will need a waiver.
Fire and Safety
The James City County Fire Marshal’s Office approved the conceptual plan without objection under the 2021 Virginia Statewide Fire Prevention Code. The nearest fire station sits 2.7 road miles from the site, with an estimated six-minute response time. Based on comparable developments with fuel stations and townhouses elsewhere in the county, the Fire Marshal estimated the project could add approximately 14 service calls per year. Coordination with the James City Service Authority on water and sewer infrastructure will be required at the site plan stage.
The project remains in the conceptual review phase, with no formal rezoning application yet submitted. The development group has indicated it welcomes county feedback before moving forward, particularly on zoning structure, density, and site design. If approved, the project could provide new housing options for moderate-income households in the county.
The writer used AI tools and information provided by James City County in response to a Freedom of Information Act (FOIA) request.
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