Dragas Expands Grayson Commons Amid Growing Housing Demand in Chesapeake

By Eric S. Cavallo, Editor-in-Chief | Hampton Roads Construction News Network

Chesapeake’s steady population growth continues to place pressure on housing supply, transportation networks, and neighborhood compatibility. Along Elbow Road in the Greenbrier area, those competing priorities are now converging at Grayson Commons, a multi-phase residential project by The Dragas Companies that illustrates how growth in Chesapeake is increasingly shaped not by density alone, but by negotiated conditions and public accountability.

The latest milestone came in mid-2025, when Chesapeake City Council unanimously approved the rezoning of approximately 39 to 40 acres at 1504 Elbow Road—commonly referred to in city materials as the Hugo Property—authorizing up to 137 residential units. Rather than a blanket approval, the action represented a conditional expansion governed by detailed proffers addressing unit limits, site layout, public access, and long-term maintenance responsibilities.

That approval did not occur in isolation. It followed an earlier Grayson Commons entitlement granted in 2022 at the northwest corner of Elbow Road and Centerville Turnpike North. That rezoning encompassed roughly 26 acres and capped development at no more than 268 residential units, combining multifamily residential zoning with limited commercial components and a height exception tied to architectural design. Together, the two rezonings frame Grayson Commons as a coordinated residential district built incrementally through Chesapeake’s entitlement process.

The middle of the story lies in how those entitlements were structured. Chesapeake’s use of conditional rezoning played a central role in shaping the project. The approved proffers restrict development to the submitted concept plan, impose firm unit caps, and require architectural consistency through elevation controls—mechanisms designed to ensure that what is constructed mirrors what was presented during public hearings.

Transportation and public access proved to be among the most closely scrutinized issues. Residents expressed concerns about traffic along Elbow Road, a corridor already experiencing development pressure. In response, the approved conditions require dedication of a 20-foot public access easement and construction of a 10-foot-wide multi-use trail along the roadway, reinforcing the city’s emphasis on frontage improvements and alternative transportation connections as part of new residential growth.

Long-term governance was also embedded directly into the rezoning framework. The proffers mandate the creation of a property owners’ association responsible for maintaining common areas, enforcing architectural standards, and managing recreational amenities. Additional conditions addressing fencing heights and buffering were included to mitigate adjacency concerns where residential lots interface with natural features or neighboring properties.

Beyond zoning and planning, Grayson Commons also reflects the permitting realities of southeastern Chesapeake. Portions of the project area required federal review related to waters and wetlands, introducing another layer of coordination that can influence design refinement and construction sequencing. While such reviews are common in the region, they add complexity that must be navigated alongside local approvals.

From a market perspective, the project is designed to deliver housing types that remain in short supply: townhomes and flats offering lower-maintenance living while maintaining access to green space and proximity to employment centers. The project’s phased approach allows new units to enter the market gradually, aligning supply with absorption rather than overwhelming existing infrastructure.

For Dragas, Grayson Commons represents a continuation of a long-standing development philosophy rooted in neighborhood integration and regulatory discipline. Decades of experience navigating Chesapeake’s zoning framework are evident in the project’s structure, which balances housing delivery with infrastructure constraints and community expectations.

As Chesapeake continues to grow, Grayson Commons offers a clear example of how the city is managing that growth—not by avoiding development, but by shaping it through enforceable conditions, public improvements, and negotiated limits that reflect both market realities and civic priorities.

About HRCNN: The Hampton Roads Construction News Network is an independent regional publication covering construction, infrastructure, zoning, and development across Coastal Virginia, providing clear, fact-driven reporting on the decisions and projects shaping how Hampton Roads grows.

Iverson Landing: A New Housing Vision Takes Shape in Newport News

By Eric S. Cavallo
Editor-in-Chief, Hampton Roads Construction News Network (HRCNN)

Newport News is entering a new chapter in its housing growth, and few projects illustrate that shift more clearly than Iverson Landing, the 120-unit apartment community planned for Old Fort Eustis Boulevard. What started as a routine rezoning request has grown into one of the city’s most anticipated developments—powered by thoughtful design, strong local investment, and the involvement of Newport News’ own Allen Iverson. In a year marked by rising demand for workforce housing, the project stands out as a symbol of progress and hometown partnership.

The proposal calls for four three-story buildings, a clubhouse, modern amenities, and new landscaping across a 6.29-acre site just off Jefferson Avenue. Its placement is strategic: close to Fort Eustis, within commuting distance of shipyard employers, and aligned with the city’s long-range plans for medium-density growth along this important corridor. While the land currently holds a single-family designation, Newport News has long signaled the need for more diverse housing types in precisely this area—making Iverson Landing both timely and consistent with the city’s vision.

At the heart of the project is the development team led by Iverson and longtime business partner Alvin Keels Jr. Their investment is not symbolic. It represents a deliberate effort to reinvest in the community where Iverson was raised, creating new housing options while demonstrating that local, minority-led development can play a leading role in shaping the city’s future. For many residents, the project carries an uplifting message: successful Newport News natives are choosing to build in Newport News again.

Financially, Iverson Landing is structured as a privately funded, market-rate project, distinct from subsidized or tax-credit housing. This approach gives the development team freedom to target the workforce segment—residents who earn too much for income-restricted programs yet struggle to find modern, reasonably priced apartments near major employers. Importantly, the City of Newport News did not provide direct financial incentives. Instead, the public contribution came through a clear and collaborative zoning process designed to support responsible growth.

Traffic improvements became a key part of that collaboration. After early discussions, the developers revised their plans to include a widened roadway section, a dedicated turn lane, optimized signal timing, and a commitment to fund a new traffic signal if warranted after the community is built. These enhancements not only address neighborhood concerns—they represent a tangible infrastructure upgrade for the entire corridor. The Planning Commission and City Council ultimately embraced the updated plan, recognizing both the design improvements and the project’s long-term economic value.

Neighborhood feedback was an essential part of shaping the final proposal. Residents voiced concerns about traffic, drainage, and the transition from single-family homes to multifamily buildings. Their input helped refine the plan’s buffering, building placement, and stormwater layout. The result is a more thoughtful design—one that respects the character of nearby homes while introducing a needed housing option to the area. The process demonstrated that growth and neighborhood preservation do not have to sit in opposition; they can inform each other.

With rezoning complete, the project now enters its next stage: detailed engineering, contractor selection, and preparation for construction. The development team’s emphasis on quality and transparency will be pivotal as Iverson Landing moves from concept to reality. Strong coordination among engineers, architects, and the eventual general contractor will determine how effectively the project delivers on its commitments to both residents and the city.

In many ways, Iverson Landing represents the best of what local development can be—a partnership between hometown investors, city leadership, and community voices working toward a shared outcome. If executed well, the project will add modern housing, support key job centers, and reinforce Newport News’ momentum as a city ready to grow with intention. It stands as a reminder that when opportunity, planning, and community engagement align, progress becomes possible.

About HRCNN

The Hampton Roads Construction News Network (HRCNN) provides independent, in-depth coverage of construction, zoning, infrastructure, and development across Coastal Virginia. With a commitment to clarity and industry expertise, HRCNN delivers the trustworthy reporting that residents, builders, and policymakers rely on to understand the projects shaping our region’s future.

Rising Together: The Projects That Redefined Hampton Roads in 2025

By Eric S. Cavallo, Editor-in-Chief, HRCNN

Hampton Roads entered 2025 with expectations tempered by years of deferred projects, uneven investment cycles, and a regional economy often caught between aspiration and reality. Yet by the close of the year, the region presented a very different landscape—one marked by active construction, visible reinvestment, and a newfound alignment among its major cities. Virginia Beach, Norfolk, and Portsmouth each advanced projects of unusual scale and consequence, signaling that the region had moved past hesitancy and into a period of genuine economic confidence. The result was not a series of isolated developments but a portrait of a metropolitan area rediscovering its momentum.

Nowhere was this more apparent than at the Virginia Beach Oceanfront, where the long-anticipated Atlantic Park project finally moved decisively into construction. For years, the former Dome site stood as both a reminder of missed opportunity and a symbol of the city’s desire to create a modern entertainment district. That changed through the partnership between Venture Realty Group, the Virginia Beach Development Authority, Mayor Bobby Dyer, and key city leaders including Deputy City Manager Taylor Adams, who helped steer negotiations to final approval. The City of Virginia Beach committed more than $150 million toward the public backbone of the district: approximately $9.2 million for land acquisition and site preparation, $55 million for a new 3,500-seat entertainment venue, nearly $46 million for structured parking, about $36.6 million for off-site infrastructure, and an additional $6 million for streetscape improvements. Private capital is funding the remainder of a mixed-use program expected to total between $325 million and $350 million when fully built out. As 2025 progressed, foundations were poured, structural steel rose, and the once-vacant site transformed into a promising multi-venue district designed to reposition the Oceanfront as a year-round destination.

A few miles west, another Virginia Beach landmark continued its own transformation. The redevelopment of the former Pembroke Mall into Pembroke Square advanced throughout 2025 under the direction of Pembroke Realty Group and its president, Ramsay Smith. The $200 million plan represents one of the region’s most ambitious examples of adaptive reuse, replacing an aging enclosed mall with a walkable, integrated district of multifamily housing, senior living, hotel development, retail, dining, and entertainment. The city’s participation—particularly through public parking infrastructure—helped enable higher density and a more contemporary urban form. Aviva Pembroke, the senior living component, opened its doors; the Beamers residential building continued to stabilize with strong demand; and construction began on a seven-story Tempo by Hilton hotel, set to deliver in 2027. What emerged in 2025 was not merely the reinvention of a single parcel but a demonstration of how older commercial corridors can evolve into resilient, mixed-use urban centers capable of driving sustained economic activity.

Across the Elizabeth River in Norfolk, progress accelerated on a project of even greater scale. The Norfolk Casino Resort—led by the Pamunkey Indian Tribe in partnership with Boyd Gaming—advanced a $750 million entertainment and hospitality complex designed to reshape the city’s riverfront. Supported by Mayor Kenny Alexander and successive City Council actions, the resort is planned to include a hotel tower, gaming floor, dining and retail options, meeting and convention space, and direct integration with the waterfront. For decades, the land adjacent to Harbor Park remained underutilized despite its strategic location along transit, riverfront access, and the city’s sports district. In 2025, pile driving, site preparation, and foundation systems signaled that Norfolk had moved beyond conceptual renderings into tangible execution. The opening of a temporary casino later in the year provided further evidence that the long-term resort is not just aspirational but underway, with the potential to anchor a new era of downtown revitalization and tourism-oriented development.

Portsmouth, too, marked 2025 as a turning point. With the success of Rivers Casino Portsmouth already established, city leadership—including Mayor Shannon Glover, the City Manager’s Office, and partners at Rush Street Gaming—advanced The Landing Hotel, an eight-story, $65 million lodging development directly connected to the casino. Designed to include 106 guest rooms, 32 suites, and high-end amenities such as executive meeting spaces, upscale hospitality offerings, and indoor access to the casino’s entertainment and dining venues, The Landing stands to become one of the most consequential hospitality investments in Portsmouth’s modern history. Groundbreaking activity, early-stage structural work, and contractor mobilization reflected a project that had moved definitively from planning to execution. In a city constrained by its limited taxable land base—where federal and military holdings dominate large acreage—privately funded investments of this magnitude carry an outsized impact. The Landing is expected to generate hundreds of construction jobs, dozens of permanent hospitality positions, and sustained revenue streams that strengthen the city’s fiscal position.

Taken together, the progress made in 2025 represents more than concurrent construction activity. It reflects a strategic reorientation in how Hampton Roads cities evaluate, pursue, and execute large-scale development. Each project differs in purpose and design: Atlantic Park modernizes the region’s tourism identity; Pembroke Square demonstrates the power of urban reinvention; Norfolk’s casino resort reclaims underused waterfront; and The Landing elevates Portsmouth’s hospitality and entertainment capacity. Yet in their differences, they reveal a shared regional trajectory. Local governments made difficult but forward-looking financial commitments. Developers invested capital at a scale that signals faith in the metropolitan economy. And planners, architects, and contractors worked in alignment to bring long-discussed ideas into physical form.

As 2026 approaches, the question confronting Hampton Roads is no longer whether the region can attract major development, but how effectively it can integrate these investments into a cohesive, resilient, and prosperous future. The groundwork laid in 2025 suggests a region capable not only of competing with its peers but of defining itself through bold, coordinated action. With major projects rising in three core cities, Hampton Roads enters the next year not with speculation but with momentum—and with a construction landscape that stands as visible proof of its renewed confidence.

About HRCNN

The Hampton Roads Construction News Network provides independent, industry-focused reporting on infrastructure, development, zoning, and the built environment across southeastern Virginia. Our mission is to inform public understanding, elevate professional insight, and chronicle the projects that shape the region’s economic and civic future. Through analytical coverage and clear editorial standards, HRCNN documents not only what is being built, but why it matters—and how it defines the communities we call home.

Courting the Big Leagues: Can Virginia Finally Land an NBA Team?

By Eric S. Cavallo, Editor-in-Chief, Hampton Roads Construction News Network (HRCNN)

For half a century, Virginia has lived in a kind of basketball limbo: talent-rich, fan-crazy, and home to one of the country’s largest metro areas without a major league franchise—yet still standing just outside the big-league doorway. From Norfolk to Virginia Beach to Northern Virginia, the Commonwealth has repeatedly convinced itself that this time the NBA is within reach. Each wave of optimism leaves behind feasibility studies, political drama, and ambitious renderings, but no NBA tip-off on Virginia soil.

The modern quest begins with a ghost: the Virginia Squires. From 1970 to 1976, the Squires barnstormed the American Basketball Association (ABA) through the Norfolk Scope, Hampton Coliseum, Richmond Coliseum, and other mid-Atlantic arenas. They showcased Julius Erving and a young George Gervin, only to fold weeks before the ABA–NBA merger. When the NBA absorbed four ABA teams, Virginia wasn’t one of them—and the moment cemented a hard lesson for the region’s future arenas: unless financing, market alignment, and political support are airtight, the league simply moves on.

By the mid-1990s, Hampton Roads leaders tried to correct that mistake. Norfolk coordinated a full-scale regional campaign for NBA expansion, backed by the Hampton Roads Partnership—a coalition of more than 50 civic, business, and military leaders presenting the region as unified and growth-ready. Editorials of the time were blunt: every city wanted the prestige of an NBA team, but none wanted to share the cost. That early disconnect foreshadowed the structural challenge that continues to haunt every major-league effort in Hampton Roads: fragmented regional governance.

In the early 2010s, Virginia Beach became the next epicenter. An NBA-ready arena was proposed for the Oceanfront, and national outlets began listing Hampton Roads as one of the largest U.S. markets without a major league team—a potential sleeper for NBA expansion. Renderings circulated, financing models surfaced, and speculation grew that the league might take Virginia Beach seriously if the building came first. It didn’t. Political hesitation and financial complexity doomed the project, leaving the region again with ambition but no venue.

Northern Virginia mounted the most recent, and arguably most serious, effort—this time for relocation rather than expansion. In 2023–24, Governor Glenn Youngkin and Monumental Sports & Entertainment pursued a $2 billion sports and entertainment district in Alexandria to move the Washington Wizards and Capitals out of D.C. The plan included state-backed bonds, city investment, and a new arena at Potomac Yard. But labor concerns, public-financing backlash, and Senate skepticism derailed the deal in Richmond. By spring 2024, the relocation collapsed, and Monumental accepted more than $500 million in public funding to remain in the District.

In 2025, a new name entered the conversation: Coleman Ferguson, a Virginia Beach entrepreneur spearheading a privately driven arena concept called “Neptune’s Pinnacle.” His 20,000-seat proposal, marketed as NBA- and NHL-ready, includes a mock franchise dubbed the Virginia Beach Frogmen—a nod to the Navy SEALs and the region’s military identity. Still conceptual, Ferguson’s approach signals something different: a bottom-up, resident-energized push rather than a government-led initiative.

Market analysts periodically reinforce the instinct behind these efforts. Some national studies place Hampton Roads among the top mid-tier U.S. metros capable of supporting an NBA franchise, citing population size, military stability, tourism strength, and the absence of competing major-league teams. Others list Virginia Beach as a “dark horse” expansion market with natural rivalry potential against the Washington Wizards. But structural hurdles remain: modest corporate density, lower average household incomes compared to existing NBA markets, and an NBA expansion priority list historically topped by Seattle and Las Vegas.

All of this leaves Virginia in a persistent “almost” zone. Residents remember that Hampton Roads surfaced as a candidate when MLB relocated the Montreal Expos—and that Virginia ultimately served more as leverage than a true contender. Today the pattern continues: the Commonwealth is attractive enough to mention, but internal political divisions and the absence of a shovel-ready arena keep Virginia on the periphery of major-league sports.

About the Hampton Roads Construction News Network (HRCNN):
HRCNN is an independent, Virginia-based news platform covering construction, infrastructure, zoning, and major development across Hampton Roads and the Commonwealth. Led by Editor-in-Chief Eric S. Cavallo, HRCNN delivers accurate, deeply reported coverage that connects residents, builders, policymakers, and stakeholders to the decisions shaping how—and where—Virginia grows.

Blueprints of the Heart: How Frosty and the Grinch Rebuilt the Spirit of Christmas

By Eric S. Cavallo, Editor-in-Chief, Hampton Roads Construction News Network

High above the Arctic permitting district—where frost lines double as zoning setbacks and every hard hat comes with earmuffs—a rivalry had taken hold. Two of the North Pole’s most formidable builders, Frosty Construction and the Grinch Development Group, had been locked in an icy feud that turned the winter build season into a snow-covered standoff. Watching from City Hall was Mayor Santa Claus, trying to keep the Christmas capital on schedule while his top contractors froze each other out.

The rift began after the Great Reindeer Garage bid of ’22, when Frosty Construction edged out the Grinch Group by offering free cocoa to subcontractors and promising to “build with heart.” The Grinch filed a grievance, calling the gesture “emotional interference.” The claim melted under review, but the resentment didn’t. From that day forward, the two firms sparred over everything from sleigh-route paving contracts to candy-cane zoning overlays.

This year, Santa announced what he hoped would unify the community: the North Pole Transit Hub Redevelopment, a public-private partnership meant to modernize sleigh logistics and provide hundreds of new elf-scale jobs. Instead, it reignited the rivalry.

Frosty’s design emphasized open courtyards, snow-angel parks, and gingerbread-trimmed façades. The Grinch countered with a sleek, fully automated hub powered by peppermint-turbine energy. Each insisted their plan alone could “save Christmas.”

What began as a disagreement over design soon escalated into a full-scale frostbite of public relations. Frosty accused the Grinch of stealing his signature hat-shaped dome design; the Grinch alleged Frosty’s snow-mortar mix violated the Frost Load Reduction Ordinance. Even the elves took sides. By early December, city hearings had devolved into snowball arguments, and the season’s spirit was buried under red tape.

Then came the crisis no one anticipated—a sudden heatwave that melted the supply roads and flooded the toy depots. With Christmas Eve deliveries at risk, the North Pole’s economy and morale teetered on collapse. There was no time for bidding or politics, only action. And for the first time in years, Frosty and the Grinch both stepped forward—not as competitors, but as neighbors.

Frosty rallied volunteers to redirect runoff and fortify the permafrost. Hours later, the Grinch Group arrived unannounced, deploying mobile chillers and candy-cane drones to stabilize the site. The two didn’t speak at first; they just worked—shoulder to shoulder, shovel to shovel—each realizing the community they built for mattered more than the contracts they fought over. As night fell over the frozen skyline, a quiet truth settled in: saving Christmas would require both of them.

For days they labored together under the northern lights. Frosty marveled at the Grinch’s precision and innovation; the Grinch was moved by Frosty’s warmth and selflessness. Somewhere between steel and snow, the wall between them began to thaw. Without instruction or oversight, the two builders merged crews, pooled resources, and shared credit. The rivalry that once defined them gave way to the partnership that would define their legacy.

By December 23rd, the Transit Hub was operational. Sleighs rolled down refrozen lanes, elves returned to their workshops, and toy deliveries resumed. When Santa arrived for inspection, he found both companies standing side by side beneath freshly fallen snow, their new plaque reading: “Built Together, in the Spirit of Christmas.” No decree had ordered it, no award demanded it—they had simply remembered what they were building for.

As the first sleigh bells rang across the horizon, Frosty extended a gloved hand. The Grinch accepted. In that moment, the North Pole saw something far greater than a completed project—it saw the rebuilding of faith, friendship, and purpose. Sometimes, it turns out, the strongest foundation isn’t poured or mixed; it’s felt.

About HRCNN:
The Hampton Roads Construction News Network provides accurate, balanced coverage of construction, zoning, and infrastructure throughout Virginia. From city hall to job site, HRCNN tells the stories behind the structures—connecting builders, policymakers, and communities from the Bay to the Blue Ridge.

Framework for Efficiency: The Construction Strategy Powering Amazon’s Coastal Virginia Expansion

By Eric S. Cavallo, Editor-in-Chief
Hampton Roads Construction News Network

Across Coastal Virginia, few companies have altered the industrial landscape as rapidly—or as deliberately—as Amazon. From Suffolk’s fulfillment complex to Chesapeake’s last-mile delivery hubs and Virginia Beach’s expanding distribution corridors, the company’s methodical approach to construction has become a defining force in the region’s modern economy. What began as a handful of logistics centers is now a coordinated network designed around one goal: to move goods with greater speed, scale, and precision than any competitor in the field.

Amazon’s Virginia buildout reflects an engineering philosophy rooted in repetition and refinement. Each project begins with a nationally standardized design that is then customized for local codes, topography, and infrastructure requirements. The company partners with national design-build leaders—firms such as Ryan Companies, Clayco, and Gray Construction—while engaging local contractors to navigate the Commonwealth’s stormwater regulations, permitting processes, and site-plan reviews. The result is a sequence as predictable as it is efficient: site grading, tilt-up concrete panels, prefabricated steel framing, and just-in-time material delivery that keeps each schedule on track despite tight labor markets and supply-chain variability.

Behind that rhythm lies a clear construction strategy. Amazon’s architects and engineers rely on data-driven modeling to optimize interior flow and automation. Trade crews work in overlapping phases, compressing timelines without sacrificing safety or compliance. What appears outwardly routine is, in reality, an advanced logistical exercise—an orchestration of people, materials, and machines that mirrors the efficiency of the company’s own fulfillment system.

In Hampton Roads, that precision translates into tangible local impact. The Suffolk fulfillment center alone encompasses more than three million square feet of racked inventory space and represents one of the largest industrial investments in the region’s history. Delivery stations in Chesapeake, Norfolk, and Newport News have introduced upgraded stormwater controls, improved road access, and hundreds of construction and permanent jobs. Each project extends opportunity to regional subcontractors in grading, electrical, fire suppression, and mechanical systems—building capacity within the local trades that will outlast the projects themselves.

City planners have followed closely as Amazon’s facilities test the limits of existing zoning and transportation frameworks. Industrial corridors once defined by shipbuilding and warehousing now accommodate a new generation of logistics architecture. Municipal boards have fielded questions about truck circulation, noise mitigation, and impervious surface area, prompting a broader conversation about how to balance regional growth with neighborhood livability. The dialogue has elevated expectations for buffering, drainage, and multimodal access across every new industrial rezoning.

At the same time, Amazon’s expansion signals a shift in the economic identity of Coastal Virginia. The region’s traditional reliance on defense contracts and port operations is being supplemented by e-commerce logistics, renewable-energy supply chains, and advanced manufacturing. By situating major distribution nodes near the Port of Virginia’s maritime infrastructure and the Interstate 64–58 corridor, Amazon has positioned Hampton Roads as a strategic junction in its East Coast network—a geography where maritime trade meets next-day delivery.

For builders, the lessons are immediate. Design-build firms that once specialized in retail or office construction are now refining workflows to meet the precision standards demanded by modern logistics facilities. Prefabrication, modular assembly, and data-driven scheduling have become industry norms, transforming not just how these projects are built but how local contractors think about efficiency itself. Many view Amazon’s job sites as practical laboratories for the future of industrial construction.

As technology continues to evolve—from robotics and AI-assisted inventory systems to net-zero building targets—Amazon’s construction strategy in Coastal Virginia offers a window into what comes next. The company’s ability to integrate automation with environmental compliance will shape both the form and the function of future facilities. For the region, it represents a chance to capture long-term economic value while setting higher standards for sustainable, code-compliant industrial growth.

About Hampton Roads Construction News Network (HRCNN)

The Hampton Roads Construction News Network delivers accurate, in-depth coverage of construction, infrastructure, zoning, and development throughout Coastal Virginia. Through balanced reporting and technical insight, HRCNN serves as a trusted source for builders, policymakers, and residents seeking a clear view of how the region grows—and the people and projects shaping its future

The Builders’ Table: A Thanksgiving Story of Work, Gratitude, and Community

By Eric S. Cavallo, Editor-in-Chief
Hampton Roads Construction News Network (HRCNN)

As the chill of late November settles across Hampton Roads, the hum of machinery grows softer. Worksites that have echoed all year with the rhythm of progress take a rare pause. In the stillness before Thanksgiving Day, there’s a quiet reminder that every foundation poured, every beam raised, and every street paved has been a shared act of purpose. This is the season when the region’s builders, engineers, and inspectors finally step back to recognize what they’ve helped create—not just structures, but community.

The “Builders’ Table” isn’t a single place. It’s wherever men and women in hard hats gather for coffee before dawn, where project managers review drawings under the glow of a job-trailer light, and where city inspectors shake hands with contractors after another safe, code-compliant completion. It’s a table built on mutual respect and endurance—a place where gratitude is measured not in words, but in the day’s honest work.

Across the construction landscape of Hampton Roads, that spirit of thankfulness runs deep. The crews who build our schools, hospitals, and homes know the weight of the work they carry and the trust the community places in them. The surveyors, engineers, and planners who guide each project understand that their precision shapes the safety of our neighborhoods. Together they represent an ecosystem of effort—one that seldom pauses long enough to celebrate itself, yet deserves recognition from every citizen who drives the roads, crosses the bridges, and lives in the homes they’ve made possible.

This Thanksgiving, we honor that entire community. From the field teams battling the elements to the public-sector partners who review, inspect, and approve each milestone, their collective commitment forms the backbone of progress. They remind us that infrastructure isn’t only concrete and steel—it’s integrity, collaboration, and the quiet pride of knowing you’ve built something that will outlast you.

There is gratitude, too, in the resilience of this industry. Through economic shifts, supply shortages, and storms, Hampton Roads’ builders have kept the region moving. Their work doesn’t stop when the headlines fade; it continues before sunrise, after deadlines, and through every challenge. Theirs is the kind of perseverance that binds a community together—the steady belief that tomorrow’s stability is worth today’s effort.

And behind every project are the mentors, apprentices, and families who give this industry its heart. Thanksgiving is as much for them as it is for those on the jobsite—the spouses who hold things together when the hours run long, the children who look up to parents who build the world around them, and the teachers and trades programs that light the spark for the next generation. The Builders’ Table extends to all of them.

In that sense, Thanksgiving is more than a meal. It’s a moment of collective recognition—a table wide enough for every trade, every craft, and every dream built with purpose. Whether gathered around a dinner table or standing shoulder to shoulder on a project site, the people of Hampton Roads’ construction community share something profound: the satisfaction of knowing that their work matters, and that gratitude is built one beam, one plan, and one day at a time.

From all of us at Earthly Infrastructure® and the Hampton Roads Construction News Network, thank you to the men and women who build, inspect, design, and plan the places we call home. May your Thanksgiving be filled with rest, reflection, and the pride of knowing that the communities you’ve helped raise stand as lasting testaments to your craft.

The Rise of Industrial Condominiums: A New Chapter in American Manufacturing Space

By Eric S. Cavallo, Editor-in-Chief

Hampton Roads Construction News Network

In markets once dominated by sprawling single-tenant warehouses, a new model of industrial ownership is quietly reshaping America’s commercial landscape: the industrial condominium. From California’s Antelope Valley to Virginia’s port corridor, developers and small manufacturers alike are rediscovering the economic logic of ownership over perpetual leasing—a shift that signals both entrepreneurial confidence and structural change in how the nation builds and distributes.

The premise is simple but revolutionary. Industrial condominiums divide large warehouse or flex-industrial buildings into smaller, deeded units—spaces that can be owned rather than rented. For local contractors, machinists, fabricators, and logistics companies, that means a predictable mortgage instead of escalating rents—an appreciating asset instead of a sunk cost. What began as a post-recession niche in western states has become a nationwide trend, driven by e-commerce demand, post-COVID reshoring, and the chronic scarcity of light-industrial inventory in metro markets.

Developers such as Cypress Palmdale L.P. in California and regional players in Virginia’s Tidewater corridor have shown that these projects can thrive when planned with precision. The model favors flexibility: shared infrastructure, modern loading docks, and utility specifications that accommodate diverse tenants. In many cases, design teams are merging Class A standards—tilt-wall concrete, 28-foot clear heights, and advanced fire protection—with the scale of ownership previously reserved for small business parks. The result is a product that feels custom-built for a new generation of owner-operators.

In Hampton Roads, where maritime logistics, defense manufacturing, and green-tech fabrication converge, industrial condos could become a defining asset class of the next decade. As land values rise and vacancy rates tighten, the ability for small enterprises to purchase their own workspace near major corridors—Interstate 64, Route 58, or the Port of Virginia—offers a tangible path to economic permanence. Local builders note that every square foot sold becomes a foothold for long-term reinvestment, not just a line item in someone else’s portfolio.

Yet the model’s expansion is not without hurdles. Industrial condominium developments must navigate complex zoning overlays, shared-use easements, and evolving interpretations of subdivision law. Municipalities accustomed to single-owner sites are learning to regulate multi-title industrial projects—an adjustment that requires coordination between planning departments, building officials, and legal counsel. Financing, too, demands a tailored approach: lenders must underwrite not only construction costs but also the unique association structures that govern maintenance and insurance.

Still, the macroeconomic drivers are difficult to ignore. The shift toward near-shoring and regional manufacturing has reignited demand for smaller, technologically adaptable spaces. At the same time, federal investment in infrastructure and supply-chain resilience is creating downstream demand for fabrication and logistics staging sites. Industrial condominiums answer both needs—offering equity ownership for the small-scale fabricator and stable, diversified absorption for the developer. The model is being quietly tested in Norfolk, Suffolk, and Chesapeake, where port-proximate zoning and shovel-ready tracts make the economics viable.

Critics contend that the condominium form complicates future redevelopment, locking land into fragmented ownership that can stymie consolidation. Supporters counter that local ownership promotes accountability, upkeep, and community continuity—qualities often missing from absentee-held industrial parks. In an age when regional economies crave resilience, the ability of local business owners to control their physical footprint may outweigh the potential drawbacks of long-term parcelization.

The broader narrative is unmistakable: industrial condominiums are transforming the relationship between small business and industrial real estate. As national builders eye the Hampton Roads market, local planners will need to decide how to integrate this hybrid asset into comprehensive plans that balance growth, mobility, and environmental stewardship. Done right, industrial condos could anchor a new era of distributed manufacturing—one that keeps ownership, opportunity, and prosperity rooted at home.

About HRCNN

The Hampton Roads Construction News Network (HRCNN) is a regional publication dedicated to delivering accurate, timely, and in-depth reporting on the people, projects, and policies shaping Virginia’s built environment. From zoning and infrastructure to code reform and commercial development, HRCNN provides trusted, independent coverage for builders, planners, and civic leaders across Hampton Roads and the Commonwealth.

The Cost of Delay: Inside Virginia’s Push to Reinvest in Public Infrastructure

By Staff Writer | Hampton Roads Construction News Network (HRCNN)

Virginia’s infrastructure is standing at a crossroads. Across the Commonwealth, the pipes, pavements, and public systems that quietly sustain daily life are aging faster than they’re being replaced. From stormwater networks in Hampton Roads to transportation corridors linking Richmond and Northern Virginia, the need for reinvestment has become both an engineering and fiscal imperative. State and local leaders now face a defining question: will Virginia build ahead of the curve—or fall behind it?

In Hampton Roads, the urgency is visible with every storm. Tidal surges and seasonal flooding routinely test public drainage systems that were never designed for today’s rainfall intensity or sea-level rise. As these systems approach the limits of their capacity, cities such as Virginia Beach, Norfolk, and Chesapeake are accelerating long-term capital improvement programs, realigning priorities to protect homes, businesses, and infrastructure from chronic inundation.

Municipal budgets now reflect a growing recognition that infrastructure investment is no longer discretionary—it is essential. Capital Improvement Plans across Virginia emphasize proactive renewal: relining pipes before they rupture, rehabilitating roadways before they crumble, and upgrading pump stations before failure. This shift from reactive to preventive spending marks a fundamental change in how public infrastructure is managed and financed, driven by the understanding that every year of delay compounds the eventual cost of repair.

Private contractors are playing an increasingly vital role in this new era of reinvestment. Skanska USA—one of the nation’s leading heavy-civil and infrastructure firms—continues to advance the $1 billion Long Bridge rail corridor connecting Arlington to Washington, D.C., a federally supported project critical to Virginia’s freight and commuter mobility. Granite Construction, a national leader in transportation and water infrastructure, is expanding its work across the Commonwealth, reinforcing flood-prone drainage systems and upgrading transportation corridors. Together, these firms demonstrate how public-private partnerships can deliver complex projects faster, more efficiently, and with lasting economic value.

Progress, however, comes with challenges. Inflationary pressures, skilled-labor shortages, and supply-chain constraints continue to affect project schedules and budgets. Deferred maintenance compounds the problem: aging underground utilities and corroded pipelines can derail new construction or add millions in unforeseen costs. For local governments trying to balance fiscal restraint with public demand, the difference between “deferred” and “delivered” often determines whether critical services hold steady—or fail when they’re needed most.

Federal legislation has given Virginia an unprecedented opportunity to act. The Infrastructure Investment and Jobs Act (IIJA) and the American Rescue Plan Act (ARPA) have unlocked billions of dollars for communities ready to move projects from design to construction. Agencies such as the Virginia Department of Transportation (VDOT), the Department of Environmental Quality (DEQ), and the Virginia Passenger Rail Authority (VPRA) have expanded funding pipelines for localities demonstrating readiness, compliance, and accountability. As many engineers note, the challenge is not the availability of capital—but the administrative capacity to deliver projects efficiently before inflation erodes their value.

That urgency is not lost on state lawmakers. Senator Schuyler VanValkenburg has urged modernization of local approval processes, warning that “Virginia is on the precipice of an energy and housing crisis. Restrictive local processes and delayed approvals keep us from meeting the scale of what’s required—whether that’s housing, clean energy, or infrastructure. We need solutions that streamline progress without compromising public accountability.” His message captures a broader truth: when policy and permitting lag behind practical need, communities pay the price—in both dollars and lost opportunity.

The true cost of delay is not abstract. It is measured in flooded roadways, lost productivity, and diminished public trust. Investing in infrastructure is more than an exercise in engineering—it is an act of foresight and stewardship. Virginia’s economy, safety, and resilience depend on the willingness of leaders at every level to act before the next crisis forces their hand. The time for planning has passed; the time for building is now.

About HRCNN

The Hampton Roads Construction News Network (HRCNN) provides verified reporting and professional commentary on construction, infrastructure, zoning, and development across Virginia. HRCNN connects industry practitioners, policymakers, and the public with accurate, timely insights into how the built environment shapes the Commonwealth’s future.

Readers are invited to contribute editorials, commentary, and coverage ideas that promote informed dialogue about Virginia’s growth and infrastructure. To submit an article or propose a story, visit earthlyinfrastructure.com/hrcnn/submit-an-article and join the conversation shaping the future of the Commonwealth’s built environment.

Master-Planned Momentum: Regent’s Build Powers the Centerville Strategic Growth Area

By Eric S. Cavallo, Editor-in-Chief
Hampton Roads Construction News Network

VIRGINIA BEACH — Regent University has broken ground on a new Athletic & Fitness Center, marking a defining moment in both campus expansion and the broader evolution of Virginia Beach’s Centerville Strategic Growth Area. The October 10 ceremony, attended by city and university leaders, underscored more than institutional pride—it reflected a deliberate convergence between private investment and public planning, between a university’s mission and a city’s long-term vision.

For Regent, the project is the fruit of what officials call “years of prayer, vision, and dedication.” It symbolizes the university’s effort to link physical well-being and spiritual development within a single architectural statement. The facility will house multi-sport courts, strength and conditioning spaces, and training areas adaptable for intramurals—an environment designed to serve both competitive athletics and the broader student body. Its value, administrators say, lies as much in what it represents as in what it contains.

The City of Virginia Beach’s 2040 Comprehensive Plan envisions Centerville as an education-oriented growth district anchored by Regent University and the Christian Broadcasting Network. Within that framework, the new complex advances a clear civic goal: channeling development into designated nodes where infrastructure, employment, and academic life can reinforce one another. By building inward—within an existing Strategic Growth Area—rather than outward into rural tracts, Regent is giving physical shape to the city’s principle of planned, compact growth.

City planners have long described Centerville as a corridor where faith-based education, technology, and community services could coexist in a master-planned setting. Regent’s 31-acre athletics expansion, part of its larger “Royals Rise” initiative, turns that concept into practice. The investment creates an activity hub that will generate daily foot traffic, support nearby businesses, and encourage complementary public improvements along Centerville Turnpike—precisely the self-sustaining ecosystem the plan seeks to cultivate.

Beyond its planning alignment, the project carries economic weight. Each construction phase adds local jobs and contracts in a sector now defined by cautious optimism and supply-chain volatility. For Virginia Beach, the expansion reaffirms confidence in the inland portion of the city as a growth engine, balancing the resort area’s tourism economy with year-round institutional stability. The synergy of education and enterprise offers a counterweight to cyclical industries and helps retain graduates who might otherwise leave Hampton Roads.

The university has pledged careful stewardship during construction—attention to stormwater management, pedestrian safety, and environmental design. Those commitments mirror the city’s emphasis on sustainability within SGAs, where new development must protect surrounding neighborhoods and watershed systems. Each permit, grading plan, and inspection sequence will test how effectively private builders can align with public performance standards while maintaining schedule and scope.

What distinguishes this project is not its scale but its symbolism. In an era when higher-education institutions face enrollment pressures and fiscal strain, Regent’s investment signals confidence—in its mission, its students, and its city. The Athletic & Fitness Center stands as both a tangible asset and a civic statement: that disciplined planning and shared vision still have a place in how Virginia builds.

With site work underway and completion targeted within two years, the structure will soon rise as a visible marker of Centerville’s transformation from concept to community. When the doors open, Virginia Beach will not simply gain a new facility; it will gain a proof point that its comprehensive plan can, in fact, guide real projects from blueprint to reality.

About HRCNN

The Hampton Roads Construction News Network (HRCNN) delivers fact-checked, professionally edited coverage of construction, infrastructure, zoning, and development across the Commonwealth. Founded under Earthly Infrastructure®, HRCNN serves as Virginia’s independent source for insight into how policy, planning, and private enterprise shape the built environment—keeping the region informed, prepared, and committed to building safe, building strong, and building smart.

Blueprint for Change: How Three Code Reforms Will Reshape the Way Virginia Builds

By Staff Writer
Hampton Roads Construction News Network

RICHMOND, Va. — Virginia’s construction and regulatory landscape is entering a defining era. With the 2021 Uniform Statewide Building Code (USBC) now the single enforceable standard for all new permits, the Commonwealth’s builders, architects, and inspectors have crossed a clear threshold. Gone are the days of mixing provisions from older editions; in their place stands a uniform framework demanding both technical precision and code literacy—the ability to interpret and apply the evolving rules that shape the built environment.

This shift is more than procedural. It marks a cultural moment for Virginia’s building community—one that calls for fluency, coordination, and an understanding of why regulation matters as much as how it’s written. Three major reform efforts now underway will test those very skills, redefining how projects are designed, approved, and delivered statewide.

The first centers on Virginia’s single-stair debate, a discussion reshaping how cities balance safety and housing density. Under current code, multifamily buildings in the R-2 occupancy classification may use a single internal stairway only up to three stories. Legislation passed in 2024—Senate Bill 195 and House Bill 368—has directed the Department of Housing and Community Development (DHCD) to study whether that height limit could safely expand to as many as six stories under enhanced safety measures.

The advisory group assigned to the study includes building officials, fire marshals, architects, and code professionals. Among them is Eric S. Cavallo, founder and chief executive officer of Earthly Infrastructure®, and parent company of HRCNN. As a licensed commercial building contractor and ICC member, Cavallo offers practical perspective on how such a change could influence design logistics, construction sequencing, and emergency response.

Supporters argue that allowing taller single-stair buildings could unlock new housing types, reduce costs, and promote walkable, space-efficient infill—particularly in urban areas constrained by lot size. Opponents caution that any increase must come with expanded fire protection, smoke-control systems, and stricter material requirements to preserve life safety. The deliberations now unfolding will determine whether Virginia joins other jurisdictions experimenting with this model, or holds firm to its existing limit.

While that debate continues, the 2021 USBC is already reshaping the technical backbone of every project. The updated code raises the bar on performance: attic insulation requirements have climbed from R-49 to R-60, most interior lighting must now include dimmers or occupancy sensors, and exterior fixtures require automatic shut-off and moisture protection. For mechanical systems, the rules are just as demanding—all ductwork must undergo verified leakage testing, and ventilation systems must pass performance evaluation before occupancy is granted.

These aren’t optional upgrades; they are built-in expectations. The result is a construction environment that rewards early planning, documentation, and cross-disciplinary coordination. Compliance can no longer wait for the final inspection—it must be embedded from the first drawing to the last punch-list item.

Meanwhile, DHCD is also looking inward—examining how the building process itself can be made more efficient. A second reform initiative is focused on streamlining permits and inspections. Proposals under discussion include concurrent plan reviews, standardized inspection sequences, and clearer documentation requirements for Certificates of Occupancy.

The aim is to reduce administrative lag and bring consistency across Virginia’s jurisdictions without diluting oversight. For contractors and developers alike, those improvements could prove as impactful as any technical code amendment, cutting delays that often stall projects for weeks or months.

Together, these three efforts—egress reform, performance enhancement, and process modernization—form a convergence of change that demands close attention from every corner of the industry. The grace period for the 2018 USBC has expired, and the 2021 edition now governs every permit, review, and inspection. In this environment, code literacy is more than a professional credential; it is a business necessity. Those who understand the intent and application of each provision will be the ones who keep schedules intact, control costs, and ensure public safety in the process.

The message is clear: the rules are evolving, and Virginia’s builders must evolve with them. The industry’s future belongs to those who adapt early, advocate responsibly, and build with both precision and purpose.

About HRCNN

The Hampton Roads Construction News Network (HRCNN) is Virginia’s independent source for news and analysis on construction, zoning, infrastructure, and regulatory development. Founded under Earthly Infrastructure®, HRCNN provides clear, fact-based coverage for contractors, developers, inspectors, and policymakers across the Commonwealth. By tracking DHCD advisory activity, code-cycle reforms, and enforcement trends, HRCNN helps ensure that the region’s building community stays informed, prepared, and committed to a safer, smarter built environment—one that keeps Virginia built safe and built strong.

Honored to Serve: My Term on the Virginia Beach BZA

By Eric S. Cavallo, Editor-in-Chief, Hampton Roads Construction News Network (HRCNN)

In December 2024, I was appointed by City Council to serve on the Virginia Beach Board of Zoning Appeals. Over the past year, it has been my privilege to contribute to a body entrusted with upholding the integrity of our city’s zoning ordinances and ensuring that land use decisions are made fairly, transparently, and in accordance with Virginia law.

The Board’s authority, established under Virginia Code §15.2-2309, includes hearing requests for variances, deciding appeals, and interpreting the zoning ordinance when questions arise. Each matter brought before us carried weight: a homeowner seeking reasonable use of their property, a business pursuing investment, or a neighborhood voicing concerns about community character and safety. No case was ever abstract—each represented people, places, and outcomes that would leave a lasting impact on Virginia Beach.

During my service, I came to appreciate how deeply zoning decisions shape the life of a coastal city. Waterfront properties, setbacks, accessory structures, and redevelopment proposals all underscored the delicate balance between growth, resilience, and preserving the qualities that make Virginia Beach unique. The process required not only technical understanding but also a steady commitment to fairness, consistency, and respect for the law.

As my term concludes, it is with both gratitude and bittersweetness. My service on the Board of Zoning Appeals comes to an end not by choice, but by necessity, as my family and I relocate to Chesapeake. While it is difficult to step away from a role that has been meaningful and rewarding, I am proud of the work accomplished during my tenure and humbled to have had the opportunity to serve.

I extend my sincere thanks to City Council for entrusting me with this appointment, to my fellow Board members for their professionalism, and to the citizens of Virginia Beach for their engagement in the public process. Though this chapter of service in Virginia Beach closes, my commitment to building safe, resilient, and well-planned communities across Hampton Roads continues into the next chapter of my civic and professional journey.

About Eric S. Cavallo
Eric S. Cavallo is the founder and chief executive officer of Earthly Infrastructure® Building and Infrastructure Development Inc., a Virginia Licensed Contractor with a specialty in Commercial Building, and a member of the International Code Council. From December 2024 to November 2025, he served on the Virginia Beach Board of Zoning Appeals, helping to review and decide zoning variance requests under Virginia Code §15.2-2309. Cavallo also serves as an advisor to the Virginia Department of Housing and Community Development, contributing to statewide stakeholder discussions on building code reform, including SB195 and the use of single-stair exits in R-2 occupancy structures.

About HRCNN
The Hampton Roads Construction News Network (HRCNN) is a regional platform dedicated to providing accurate, timely, and builder-informed coverage of construction, infrastructure, zoning, and development across Coastal Virginia. Free, funded, and focused, HRCNN delivers reporting and commentary that supports transparent decision-making, resilient infrastructure, and responsible growth in Hampton Roads.

The Landing Hotel: Rivers Casino Portsmouth Expands Its Footprint

By HRCNN Staff Writer, Hampton Roads Construction News Network (HRCNN)

PORTSMOUTH, Va. — Rivers Casino Portsmouth is moving forward with its most ambitious expansion yet: The Landing Hotel, an eight-story addition set to redefine the city’s entertainment and hospitality landscape.

Announced in May 2025 and backed by parent company Rush Street Gaming, the $65 million project is more than a hotel. It is the next stage in Portsmouth’s plan to anchor Victory Boulevard with a world-class entertainment district.

The Landing Hotel will feature 106 guest rooms, including 32 suites and two “super suites” offering more than 800 square feet. Plans also include a lobby reception, a ground-floor bar, and multiple executive boardrooms. Each element is designed to connect directly to the casino’s restaurants, gaming floor, and 25,000-square-foot Event Center.

Construction began in summer 2025, with completion expected in early 2027. In July, Rush Street Gaming selected Norfolk-based S.B. Ballard Construction Company as general contractor, ensuring the project would be led by a Hampton Roads firm with a record of managing complex commercial builds.

The project reflects years of groundwork. In 2020, Virginia’s General Assembly approved casino gaming in five cities. Portsmouth voters backed the measure that November, and Rivers Casino Portsmouth opened in January 2023 as the Commonwealth’s first permanent casino facility.

The Landing Hotel is the logical sequel. It will provide the overnight capacity needed to attract tourism dollars and strengthen Portsmouth’s competitive edge. That competition is pressing, as Norfolk advances its own permanent casino project and operates temporary facilities.

Rivers executives have said The Landing Hotel is both a hospitality upgrade and a strategic defense to maintain market share. Private financing underscores Rush Street Gaming’s confidence in Portsmouth’s entertainment economy, while avoiding public subsidy.

The hotel’s expanded meeting space and suites are designed to keep revenue on site, hosting concerts, conventions, and executive gatherings without losing visitors to hotels elsewhere in the region.

On November 29, 2025, the casino will showcase that vision when country music rising star Chase Matthew performs live at 8 p.m. in the Event Center. For guests, it will be a night of music. For developers, it will be proof of concept—the kind of programming The Landing Hotel is built to support when it opens in 2027.

About HRCNN
The Hampton Roads Construction News Network (HRCNN) provides accurate, builder-informed coverage of construction, zoning, and infrastructure across Coastal Virginia. Founded under Earthly Infrastructure®, HRCNN supports transparent decision-making, resilient infrastructure, and responsible growth.

Rivers Casino’s Big Night: Country Music, Construction, and the Coming Landing Hotel

By Eric S. Cavallo, Editor-in-Chief, Hampton Roads Construction News Network (HRCNN)

PORTSMOUTH, Va. — On November 29, 2025, Rivers Casino Portsmouth will host two storylines in one evening. Country artist Chase Matthew performs at 8 p.m. in the Event Center, while Earthly Infrastructure® and HRCNN document the site where the property’s first on-site hotel—The Landing Hotel Portsmouth—is planned.

The hotel advanced publicly on May 2, 2025, when Rivers Casino Portsmouth and parent company Rush Street Gaming announced plans to break ground in the summer. The project is framed as the next phase of the city’s entertainment district anchored along Victory Boulevard.

Plans call for an eight-story, privately funded build with a projected budget of about $65 million. The program includes 106 guest rooms—32 of them suites—with two larger “super suites,” and suites generally ranging from roughly 400 to 800+ square feet.

Concept materials emphasize a lobby-level reception area and bar, executive boardrooms, and direct connectivity to the casino’s existing restaurants, gaming floor, and event center, positioning the hotel to capture meeting and entertainment demand already on site.

Developers are targeting an opening in early 2027, consistent with a two-year delivery window for a mid-rise hotel adjacent to an active venue. The companies have cited construction mobilization beginning in summer 2025 and a privately financed approach to ownership and operations.

In July 2025, Rush Street Gaming selected Norfolk-based S.B. Ballard Construction Company as general contractor, moving the hotel from announcement toward execution with a Hampton Roads builder attached to the job.

The hotel follows years of groundwork: General Assembly authorization and local referendums in 2020 enabling casinos in five Virginia cities, voter approval in Portsmouth that November, and the January 23, 2023 opening of Rivers Casino Portsmouth as the Commonwealth’s first permanent casino facility.

Regional dynamics add urgency. With a competing project advancing in Norfolk—including interim facilities before a permanent casino—Rivers executives have positioned The Landing Hotel as a competitive necessity to grow overnight visitation and defend market share.

About HRCNN
The Hampton Roads Construction News Network (HRCNN) is a regional news platform dedicated to delivering accurate, builder-informed reporting on construction, zoning, and infrastructure across Coastal Virginia. Founded under Earthly Infrastructure®, HRCNN provides timely coverage that supports transparent decision-making, resilient infrastructure, and responsible growth in Hampton Roads and beyond.

Lennar Homes’ Arrival Could Shift Housing Dynamics in Virginia Beach and Chesapeake

By HRCNN Staff Writer

In Virginia’s ever-evolving housing market, few names carry the national weight of Lennar Homes. The company’s potential entry into Virginia Beach and Chesapeake signals more than just another development cycle—it suggests a realignment of how Hampton Roads approaches growth, affordability, and neighborhood planning.

Lennar, one of the largest homebuilders in the United States, has built a reputation for creating expansive communities with a focus on efficiency, accessibility, and scale. Should their presence expand locally, residents and policymakers alike will face questions about the balance between supply and demand, zoning discipline, and infrastructure capacity.

Virginia Beach and Chesapeake are already grappling with significant housing pressures, including affordability concerns, shifting demographics, and the need to diversify housing stock. A Lennar-driven community, with its signature blend of suburban design and packaged amenities, could provide much-needed relief. Yet, as with any large-scale development, the impact on schools, traffic, and public utilities will need to be carefully assessed.

Contractors and subcontractors in the region stand to benefit from Lennar’s arrival. Local firms accustomed to delivering mid-scale residential work could see opportunities expand, as Lennar typically engages a broad network of trade partners. For Hampton Roads builders, the challenge will be to maintain quality and community integration at the pace Lennar is known for nationwide.

Equally important is how municipalities respond. Chesapeake, with its abundance of developable land, and Virginia Beach, with its careful land-use planning, will likely approach Lennar projects through different regulatory lenses. Planning commissions and zoning boards will be tasked with ensuring that Lennar’s footprint aligns with long-term comprehensive plans and neighborhood character.

For residents, the trade-offs will be tangible. On the one hand, new housing supply could stabilize prices and open doors for younger families eager to put down roots. On the other hand, rapid suburbanization carries risks for open space preservation, traffic congestion, and stormwater management—issues already pressing for coastal communities.

What makes Lennar’s potential entry most significant is scale. While local builders have sustained Hampton Roads’ housing market for decades, Lennar’s size and efficiency could accelerate growth beyond current expectations. Whether that growth strengthens the region’s resilience or strains its systems will depend on how city leaders, contractors, and residents manage the next chapter.

About HRCNN

The Hampton Roads Construction News Network (HRCNN) is a regional news platform dedicated to providing timely, accurate, and in-depth coverage of construction, infrastructure, zoning, and development across Hampton Roads and Virginia. HRCNN serves as a trusted source for industry professionals and the public, ensuring transparency and insight into the forces shaping our built environment.

The Franklin Group: Setting the Standard for AMI Housing in Hampton Roads

By HRCNN Staff Writer

In Hampton Roads, the conversation around affordability and growth often circles back to one developer: The Franklin Group. Headquartered in Virginia Beach, the company has become a cornerstone in the region’s effort to deliver housing aligned with Area Median Income (AMI) benchmarks. By prioritizing communities that meet the needs of working families, seniors, and essential workers, The Franklin Group has redefined what leadership in housing looks like.

Since its founding in 2013, the company has rapidly scaled its development footprint, building thousands of units across Virginia and beyond. Yet it is in Hampton Roads where its impact is felt most deeply. The Franklin Group has pursued a deliberate strategy of tying rents to AMI levels, ensuring that the housing stock reflects the financial realities of the region’s workforce rather than pricing them out.

By HRCNN’s best projections, The Franklin Group has been directly responsible for creating at least 392 dedicated affordable units in Virginia Beach alone over the past decade. This figure includes landmark projects such as Price Street I and II, which collectively delivered more than 260 LIHTC-supported apartments, and the 925 Apartments I development, which added 128 homes serving households between 40 and 80 percent of AMI. Each of these projects has offered a lifeline to families navigating the widening gap between wages and housing costs.

Other developments, such as the Renaissance Apartments and potential additional phases of the 925 Military Highway community, suggest the actual total of affordable units may be higher. While full affordability breakdowns are not yet public, city approvals and financing structures point to hundreds more units in the pipeline, underscoring The Franklin Group’s continuing commitment to housing access in Hampton Roads.

What distinguishes the company’s work is not only the volume of units delivered but also the quality of community design. The Franklin Group consistently integrates green spaces, sustainable building standards, and thoughtful amenities into its projects, ensuring that affordability does not come at the expense of livability. This balance strengthens neighborhoods and supports long-term stability for residents.

In stark contrast, nonprofit housing organizations in the region—some of which have operated for three to four decades—have not produced even a fraction of these results. Despite receiving millions in taxpayer support, these groups often appear mired in a culture of bureaucracy and self-preservation. Too much emphasis has been placed on titles, organizational hierarchies, and maintaining grant pipelines rather than on measurable housing outcomes. For many critics, the internal culture of these nonprofits has shifted toward safeguarding prestige and administrative control, leaving responsible stewardship of taxpayer dollars as a secondary concern.

The cultural differences between the two models are hard to miss. The Franklin Group operates with the urgency and accountability of a private developer, where success is measured in units delivered, communities stabilized, and families housed. Nonprofit developers, by contrast, too often measure success in press releases, board appointments, or the size of the next funding award. This divergence explains why, after decades of effort, nonprofits have yet to demonstrate the scale or efficiency of The Franklin Group.

As Hampton Roads continues to face rising housing costs and pressing questions of equity, The Franklin Group’s leadership provides a clear example of solutions in action. With hundreds of affordable units already delivered and more on the horizon, the company stands as a regional leader ensuring that housing in Hampton Roads remains accessible, stable, and resilient.

About HRCNN

The Hampton Roads Construction News Network (HRCNN) delivers timely, accurate, and in-depth coverage of construction, zoning, infrastructure, and housing across Virginia. By spotlighting the builders and policymakers shaping our communities, HRCNN serves as a trusted resource for industry professionals and the public alike.

Saltwater Intrusion Spurs Regional Action to Protect Virginia Beach’s Water Supply

By HRCNN Staff Writer, Eric S. Cavallo

Saltwater intrusion, long regarded as a quiet threat beneath the Coastal Plain, has moved to the forefront of public concern in Hampton Roads. For decades, heavy withdrawals have lowered groundwater levels across the region, allowing salty water from the coast to slowly press inland. The result is a creeping risk of contamination in aquifers that once provided reliable fresh water. Today, officials and contractors alike are treating the issue as an urgent challenge with long-term consequences.

Although Virginia Beach households receive most of their drinking water from Lake Gaston through a regional pipeline, the health of the aquifers beneath the city still matters greatly. Those underground reserves remain essential for private wells, agriculture, and industry. State officials caution that even if tap water is secure today, the resilience of the region tomorrow depends on keeping saltwater at bay. Protecting the aquifer, they say, is central to ensuring Hampton Roads can sustain growth without sacrificing its water security.

The most ambitious response so far has come from the Hampton Roads Sanitation District. Its Sustainable Water Initiative for Tomorrow, widely known as SWIFT, is designed to restore balance underground by taking highly treated wastewater, purifying it further to meet drinking water standards, and then returning it to the Potomac Aquifer. The process helps replenish pressure in the system, keeping saltwater from advancing and even slowing land subsidence that threatens roads, buildings, and utilities in low-lying communities.

Construction has been at the heart of the program. Firms including Garney Construction, MEB, Hazen & Sawyer, Tetra Tech, Carollo Engineers, and Crowder Construction have been responsible for everything from design to delivery. Their combined efforts represent one of the nation’s largest managed aquifer recharge programs. The scale is considerable: injection wells, advanced treatment trains, and continuous monitoring systems must all work in tandem to ensure that the project delivers safe water while stabilizing the aquifer.

At HRSD’s Nansemond Treatment Plant, Garney is leading the design-build team constructing a full-scale SWIFT facility. Hazen & Sawyer serves as overall program manager, guiding the multi-phase effort. Tetra Tech and Carollo Engineers are handling advanced treatment design, while MEB is engaged in critical construction roles. Crowder Construction, for its part, built the demonstration facility that proved the approach was viable. Each of these firms has contributed expertise that makes the program possible, and their work highlights the close partnership between public utilities and the private construction sector.

Meanwhile, state regulators continue to track conditions underground. The Virginia Department of Environmental Quality, working alongside the U.S. Geological Survey, monitors aquifer levels and saltwater movement to inform future permitting and planning. These data points shape the pace and scale of projects like SWIFT and provide policymakers with the evidence needed to justify major infrastructure investments.

For now, Virginia Beach residents can turn on their taps without worry. But the experts leading this effort agree that security depends on staying ahead of the threat. The SWIFT program, which is expanding across multiple facilities in Hampton Roads, is widely regarded as the region’s best defense against the slow but steady march of saltwater into fresh groundwater. It is a defense built not only on science, but also on the skill of the contractors and engineers who are turning plans into lasting infrastructure.

About HRCNN
The Hampton Roads Construction News Network (HRCNN), powered by Earthly Infrastructure®, delivers accurate, timely, and in-depth coverage of construction, infrastructure, zoning, and development across Virginia. Serving both industry professionals and the public, HRCNN provides trusted reporting on the projects and policies that shape the future of our communities.

The Zoning Crossroads: How Virginia’s Growth is Testing the Boundaries of Local Power

By Earthly Infrastructure® HRCNN Staff Writer | September 2025

Zoning has long served as the gatekeeper of land use across Virginia—a mechanism through which communities shape growth, preserve identity, and define development priorities. Traditionally administered at the local level, zoning has reflected each locality’s goals, constraints, and planning philosophies.

But that autonomy is now being tested.

As the Commonwealth faces increasing pressure to expand housing access, accelerate clean energy deployment, and support high-capacity infrastructure, zoning decisions—once largely insulated from broader state policy—are drawing sharp scrutiny. Conflicts are emerging between local land use authority and statewide mandates, raising fundamental questions about how much discretion localities should retain when the stakes are regional, economic, and environmental.

Few elected officials have engaged these questions more directly than Senator Schuyler VanValkenburg, D-Henrico, one of the General Assembly’s most active voices in land use reform. Over the past two sessions, VanValkenburg has introduced legislation aimed at rebalancing Virginia’s traditional zoning structure with modern demands—from utility-scale solar siting to housing affordability and adaptive reuse of commercial property.

While many of these measures were met with resistance or tabled in committee, they represent a pivotal shift in the statewide conversation: Is local zoning authority sufficient to meet the moment?

To better understand that question, HRCNN reached out to Senator VanValkenburg’s office for comment on the growing tension between state policy goals and local land use control. His response underscores both the urgency of the issue and the complexity of navigating it within Virginia’s existing zoning framework:

“Virginia is on the precipice of an energy and housing crisis that will drastically impact the bottom line for middle and working class people. While monthly housing costs and demand have skyrocketed, our supply of available units has stagnated, pricing families out of their communities or forcing them to spend over half of their paycheck on housing alone. Likewise, the dramatic increase in data centers comes with increased energy usage and rising costs, putting a strain on our existing energy infrastructure.

There is a place for regulations and for public input in both sectors, however, restrictive local zoning ordinances and lengthy approval processes prevent us from expanding access to affordable housing and from advancing clean energy projects. We need solutions that will streamline local approval processes and reform restrictive zoning ordinances for energy and housing. Right now, we have gridlock and only those with the most connections and resources can navigate those processes successfully. The average Virginian can no longer afford to wait for localities to act.”

The Senator’s perspective reflects a broader debate now playing out across Virginia. Local governments rightly seek to protect quality of life, preserve open space, and manage growth in accordance with their comprehensive plans. But when zoning decisions—especially those involving renewable energy, infill housing, or accessory dwelling units—are used to block or delay progress, they can place the state’s environmental and economic goals at risk.

The case of solar development is particularly illustrative. Under the Virginia Clean Economy Act, the state is legally committed to achieving 100% carbon-free electricity by 2050. Yet in counties such as Pittsylvania, Page, and others, local officials have used zoning authority to deny or restrict utility-scale solar installations. While these decisions may reflect legitimate local preferences, their cumulative impact could compromise the Commonwealth’s ability to meet its statutory energy targets.

The housing conversation follows a similar pattern. Many local zoning ordinances remain anchored in low-density, single-use zoning that discourages infill development or mixed-use conversions. Proposals to legalize accessory dwelling units (ADUs), streamline subdivision approvals, or allow by-right multifamily housing in commercial corridors often face strong political resistance—even as regional housing needs go unmet.

Senator VanValkenburg’s legislative proposals have attempted to thread a difficult needle: maintaining local flexibility while introducing state-level incentives or expectations. From nonbinding housing targets to legislation permitting by-right residential use in commercially zoned areas, his approach reflects a belief that zoning reform need not eliminate local discretion—but must guide it toward broader statewide outcomes.

Opposition has been sharp. Many local officials and civic organizations view these reforms as precursors to preemption. And in a Dillon Rule state like Virginia—where localities only have powers expressly granted by the General Assembly—the conversation around zoning reform is inherently shaped by constitutional limits, statutory authority, and intergovernmental trust.

Yet the stakes are clear. Inaction has consequences. A patchwork of local policies that restrict energy generation, prevent housing diversification, or limit infrastructure growth could jeopardize Virginia’s economic competitiveness, environmental goals, and long-term resilience.

Zoning boards and planning commissions now sit at the front lines of this policy shift. Their decisions—once confined to neighborhood compatibility and traffic impacts—are increasingly influencing state-level goals tied to emissions reduction, economic development, and housing access. As those decisions grow in consequence, so too must the frameworks that support them.

Whether Virginia chooses to modernize its zoning system or preserve its existing structure, one thing is certain: zoning is no longer a background process. It is a core policy tool that will shape the future of the Commonwealth—for better or for worse.

We Want Your Voice at the Table
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About HRCNN
The Hampton Roads Construction News Network (HRCNN) is a Virginia-based policy and infrastructure media initiative powered by Earthly Infrastructure®. Our mission is to provide informed, professional coverage of land use decisions, stormwater policy, code reform, and public infrastructure challenges across the Commonwealth. HRCNN features original reporting, commentary, and interviews with civic leaders, planners, contractors, and policymakers shaping the future of Virginia’s built environment.

Legal Disclaimer
This article is intended for informational purposes only and does not constitute legal advice. Zoning authority in Virginia is governed by Virginia Code § 15.2-2280 et seq., which outlines the powers granted to localities regarding land use regulation. Readers are encouraged to consult with legal counsel or municipal officials when interpreting or applying zoning laws to specific situations. The views expressed herein do not necessarily reflect those of Earthly Infrastructure®, HRCNN, or any affiliated organizations.

Pembroke Mall Transforms into Pembroke Square: A New Chapter for Virginia Beach

By HRCNN – Hampton Roads Construction News Network Managing Editor

The redevelopment of Pembroke Mall into Pembroke Square marks one of the most ambitious urban renewal projects Virginia Beach has seen in decades. Long known as a central retail hub, the site is now being reshaped into a mixed-use destination that combines housing, office, hospitality, and community amenities—all designed to meet the needs of a growing and evolving city.

At the heart of this transformation is Core 22 Design Build, the Virginia Beach–based firm entrusted with bringing the vision to life. Founded with a commitment to delivering high-quality, locally grounded projects, Core 22 has steadily built a reputation for combining innovative design with deep knowledge of regional development patterns. The firm’s role at Pembroke Square underscores its growing importance in shaping the urban fabric of Hampton Roads.

The project will introduce a blend of uses that go well beyond retail. Plans call for new residential units, modern office space, dining, and a hotel component—creating a 24/7 environment that supports both economic vitality and community engagement. For Virginia Beach, Pembroke Square is intended not only to replace the aging mall but also to anchor the broader Town Center district as the city’s signature urban core.

City leaders have framed the project as a model for future redevelopment efforts. By transitioning from single-purpose retail toward a mixed-use framework, Pembroke Square reflects national trends in commercial real estate while responding to local demand for housing, walkability, and sustainable infrastructure. The shift also signals how municipalities are rethinking suburban commercial corridors to meet 21st-century needs.

Core 22’s involvement ensures that the project is not simply about construction, but about long-term community integration. With a track record in residential and commercial development, the firm brings expertise in both vertical building and local site considerations—from zoning compliance to stormwater management. Their approach positions Pembroke Square as more than a redevelopment; it’s an investment in a resilient, livable future for Virginia Beach.

The economic impact of Pembroke Square is expected to be significant. Beyond the immediate construction jobs, the project will generate ongoing employment through retail, office, and hospitality operations. It also promises to expand the city’s tax base, contributing to infrastructure and services that benefit residents across Virginia Beach.

As Pembroke Square takes shape, it embodies a larger story unfolding in Hampton Roads: the reinvention of aging spaces into mixed-use anchors that support both growth and sustainability. With Core 22 Design Build at the helm, this redevelopment represents not just a new chapter for Town Center but a blueprint for how cities across Virginia can navigate the challenges—and seize the opportunities—of modern urban development.

About HRCNN The Hampton Roads Construction News Network (HRCNN) provides independent coverage of infrastructure, housing, zoning, and environmental policy across Virginia. By highlighting the intersection of local development and national trends, HRCNN delivers fact-driven reporting for industry professionals, policymakers, and the communities they serve.

EPA Suspends 2025 WaterSense® Awards, Raising Questions for Industry

By HRCNN – Hampton Roads Construction News Network Staff Writer

The U.S. Environmental Protection Agency (EPA) has quietly suspended its annual WaterSense Awards for 2025, leaving water efficiency advocates and industry partners without one of the nation’s most visible platforms for recognizing leadership in conservation. The decision, confirmed in an email from Acting WaterSense Program Manager Veronica Blette, has sparked uncertainty about the future of the program’s recognition initiatives.

For more than a decade, the WaterSense Awards have been a cornerstone of EPA’s efforts to highlight best practices in water efficiency. Utilities, builders, manufacturers, and nonprofits competed annually for recognition, with winners often leveraging the award to strengthen partnerships, market products, or demonstrate compliance with sustainability standards. The pause in 2025 raises concerns that the momentum built around conservation recognition may be losing ground at a critical moment.

In her communication, Blette explained that the decision stemmed from “program resource constraints” and the need to reassess priorities. She emphasized that the WaterSense label itself remains unchanged, and that EPA continues to view water efficiency as a national priority. Still, the suspension of awards creates a vacuum in industry acknowledgment, at a time when communities face mounting challenges from drought, flooding, and climate-driven water stress.

The WaterSense program, established in 2006, has long served as a voluntary but highly influential label for plumbing fixtures, appliances, and homes that meet strict efficiency standards. Over the years, award recognition extended beyond products, showcasing the leadership of local governments and builders in advancing water-smart development. By putting the awards on hold, EPA is signaling that recognition may take a back seat to maintaining core labeling and verification functions.

Industry response has been cautious but concerned. Builders and manufacturers note that awards offered more than prestige—they provided a competitive edge in demonstrating commitment to conservation. For utilities and municipalities, WaterSense Awards were often used to highlight partnerships and validate public investments in efficiency programs. Without this recognition, stakeholders may struggle to maintain visibility for initiatives that save both water and money.

For Hampton Roads, where sea-level rise and stormwater management remain pressing concerns, the suspension lands at an awkward time. Regional utilities and builders have increasingly turned to WaterSense specifications as part of their strategy for resilience. The loss of a high-profile award program reduces opportunities to showcase local innovation in water stewardship, even as demand for such solutions continues to grow.

EPA has not announced whether the WaterSense Awards will return in 2026. For now, industry professionals are left to navigate without the recognition program that, for nearly two decades, helped set benchmarks for leadership. Whether the pause proves temporary or permanent, the change underscores a broader truth: as water challenges mount nationwide, the need for innovation and accountability in conservation is greater than ever.

About HRCNN
The Hampton Roads Construction News Network (HRCNN) provides independent coverage of infrastructure, housing, zoning, and environmental policy across Virginia. By highlighting the intersection of local development and national regulatory shifts, HRCNN delivers fact-driven reporting for industry professionals, policymakers, and the communities they serve.